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HomeMy WebLinkAbout05-18-2017 Planning and Zoning Commissioni 4 Iowa City Planning & Zoning Commission Formal Meeting t Thursday, May 18, 2017 7:00 PM Emma Harvat Hall - City Hall G�,tiry141M � yyLL �jy1 � � : 14111 ■ aAM1�41�. �f' 1 IIIIWIIlNI 'j =q1 �■ WINIIlIHi � 1 pM Bill is ' Il a � sa, Erg!,_101111111111 , -ANC P Department of Neighborhood and Development Services CITY OFIOWACITY UNESCO CITY OF LITERATURE PLANNING AND ZONING COMMISSION Thursday, May 18, 2017 - 7:00 PM Formal Meeting Emma Harvat Hall Iowa City City Hall 410 E. Washington Street AGENDA: A. Call to Order C. Public Discussion of Any Item Not on the Agenda D. Comprehensive Plan Item Consider a motion setting a public hearing for June 1, 2017 on an application for a Comprehensive Plan amendment to amend the North District Plan for approximately 70 acres west of Dubuque Street, south of Interstate 80, and north and east of Mission Point Road and Mackinaw Drive, to modify the land use map, adopt a sensitive areas survey, and add certain housing, transportation and design goals. (CPA16-00005) E. Rezoning Item Discussion of an application submitted by 513 Riverside, LLC for a rezoning of approximately .62-acres from Community Commercial (CC-2) zone to Riverfront Crossings -West Riverfront (RFC-WR) zonefor property located at 513 S. Riverside Drive. (REZ17-00005) F. Consideration of Meeting Minutes: May 4, 2017 G. Planning & Zoning Information H. Adjournment If you will need disability -related accommodations in order to participate in this meeting, please contact Bob Miklo, Urban Planning, at 319-356-5240 or at bob-miklo@iowa-city.org. Early requests are strongly encouraged to allow sufficient time to meet your access needs. Upcoming Planning & Zoning Commission Meetings Formal: June 1/June 15/July 6 Informal: Scheduled as needed. To: Planning and Zoning Commission Item: CPA16-00005 North District Plan amendment GENERAL INFORMATION: Applicants: Contact: STAFF REPORT Prepared by: John Yapp Date: May 12, 2017 North Dubuque, LLC 130 E. 3" Street, Suite 400 Des Moines, Iowa 50309 Forest View Tenants Association 1205 Laura Drive Lot #63 Iowa City, IA 52245 Steve Long HBK Engineering 509 S. Gilbert Street Iowa City, IA 52240 319-338-7557 Requested Action: Amend the North District Plan (an element of the Comprehensive Plan) for approximately 70 acres west of Dubuque St, south of Interstate 80, and north and east of the Mackinaw Village neighborhood to modify the map, adopt a sensitive areas survey, and add certain housing, transportation and design goals. Existing Land Use and Zoning: Surrounding Land Use and Zoning Comprehensive Plan: To allow commercial and office zoning west of Dubuque St, south of Interstate 80; and to allow residential and residential planned development north and east of the Mackinaw Village neighborhood Generally west of Dubuque St, south of Interstate 80 Single Family (RS-5) Mobile Home Park (OPD/RS-12) Vacant (ID-RS) North: Interstate 80 East: Dubuque St South: Residential (ID-RS) Multi -Family (RM-20) Residential (OPD-5) West: Residential (OPD-5) North District Plan File Date: December 15, 2016 FA BACKGROUND INFORMATION: North Dubuque, LLC owns approximately 70 acres of property west of Dubuque St, south of Interstate 80 and north and east of the Mackinaw Village neighborhood. The western portion of the property includes 1 single family home and undeveloped land; the central portion includes Forest View Mobile Home Park, and the eastern portion includes three single family homes. The majority of the 70 acres is undeveloped woodlands. The applicants, North Dubuque LLC and the Forest View Tenants Association, are requesting the adoption of a land use map and certain housing, transportation and design goals for the 70 acres controlled by North Dubuque LLC. The existing North District Plan (adopted in 2001) land use map identifies the Forest View Mobile Home Park as 'multi -family residential,' and most of the remainder of the area as 'conservation design' and 'single-family / duplex residential.' The frontage along the west side of Dubuque St is identified as 'Large lot / Rural Residential.' The North District Plan land use map is attached. The most significant changes proposed are the redevelopment of Forest View Mobile Home Park, the creation of a new Forest View community near the central portion of the property, the introduction of commercial land uses west of Dubuque St and south of Interstate 80, the introduction of multi -family housing north and east of Mackinaw Village, and a new access to Dubuque St (more detail in the analysis). The North District Plan contains a page devoted to Future Development along Foster Road/Laura Drive (attached). In referring to this area, the plan states: As infrastructure improvements open up this area for new development, protection of environmentally sensitive areas will become more of a concern. This area can continue to accommodate existing affordable housing options and provide opportunities for new single family homes, apartments, townhouses and condominiums if they are clustered along the extension of Laura Drive and Foster Road. Promoting conservation design by clustering development away from heavily wooded areas and ravines will protect wildlife corridors, preserve the tree canopy in the area, prevent the erosion of steep slopes, and reduce stormwater runoff. The Plan map illustrates one possible neighborhood design that would be appropriate in this area. The scenario shows development clustered away from the wooded ravines with a connected street system in the flatter areas that exist just west of Am Lane and the extended Laura Drive. ANALYSIS: The Commission is tasked with determining whether the Applicants' request satisfies the following criteria: 1. Circumstances have changed and/or additional information or factors have come to light such that the proposed amendment is in the public interest. 2. The proposed amendment will be compatible with other policies or provisions of the Comprehensive Plan, including any District Plans or other amendments thereto. Kl I. Amend the North District Plan Map: The applicants have submitted a proposed land use map (attached): Central and southwest: For the central and southwest portions of the property, the Applicants have proposed amending the Map from 'conservation design' and 'single-family duplex residential' to Low -Medium Mixed Residential (8-13 units per acre) densities. The south central portion of the property is proposed as the new neighborhood for residents of Forest View. The applicants' concept plan and Sensitive Areas Inventory reflect a large area of woodlands and wetlands being preserved, from which density would be transferred to the new Forest View neighborhood and proposed residential development to the west. The southwestern portion of the property is reflected as townhomes on the concept plan, consistent with the townhomes to the south in Mackinaw Village. The applicant's narrative describes this area in more detail. Northwest: For the northwest portion of the property, the applicants have proposed amending the Map from 'single-family duplex residential' to Multi -Family Residential (8-13 units per acre). The concept plan shows several large buildings, including a retirement village, multi -family apartments, and multi -family condominiums. While the proposed density (8-13 units per acre) is consistent with the other residential portions of the proposed land use map, the designation as 'multi -family' reflects the intent to construct multi -family buildings. North: For the northern part of the property, the applicants have proposed amending the map from Multi -family residential (existing Forest View Mobile Home Park) to Highway/Neighborhood Commercial. The concept plan reflects office and mixed -use development on the south side of Interstate 80. East: For the eastern portion of the property, along the Dubuque St frontage, the applicants have proposed amending the map from 'Large Lot Rural Residential' to Highway/Neighborhood Commercial. The concept plan reflects hotels and a small market along the Dubuque St frontage, and new access to Dubuque St. The applicants' concept plan illustrates the intent of future rezoning and development proposals. Implementation of this concept plan would require several rezonings that would not be consistent with the current Plan Map, even if it is broadly considered as a general guideline for development of this property. Thus the developer has requested modifications to the Plan Map. A. Current Land Use Map: The existing North District Plan (adopted in 2001) land use map identifies the Forest View Mobile Home Park as 'multi -family residential,' and most of the remainder of the area as 'conservation design' and 'single-family / duplex residential.' The frontage along the west side of Dubuque St is identified as 'Large Lot t Rural Residential.' The North District Plan land use map is attached. i. Change in circumstances: The applicants state in their application that since the North District Plan was adopted in 2001, over 500 new homes have been constructed in the 4 Peninsula, Elk Run condominiums and Mackinaw Village including a mix of single-family and multi -family housing. The Thornberry Dog Park has been established and commercial and office uses have been introduced in the Peninsula neighborhood. Staff notes that there are significant infrastructure improvements that have occurred (Interstate 80 / Dubuque Street interchange improvements) and are underway (Dubuque Street elevation and Park Road bridge replacement). These changes in circumstances have led to the property owned by North Dubuque becoming more ripe for development than in 2001. With the build -out of the Peninsula neighborhood, there is more population on a single means of access that is prone to flooding during maior flood events. The proposed development would provide a second means of access to and from the larger neighborhood. ii. Public interest: The applicants state in their application that the proposed development will provide secondary access to residents of the Peninsula and Mackinaw Village neighborhoods, who have been forced to evacuate during the 2008 flood due to Foster Road (the only access into the Peninsula) being flooded. The applicants further state the majority of the homes in Forest View Mobile Home Park were constructed in the 1960s and 1970s, prior to the National Manufacturing Housing Construction and Safety Standards Act of 1974. The proposed development seeks to improve housing quality by providing permanent, affordable homes; and to provide a mix of housing types in the larger development area. iii. Compatible with other policies and provisions: The North District Plan (starting on page 10) contains several principles that are consistent with the applicants' goals: • Housing Goal: Maintain and enhance existing housing while providing opportunities for new housing development that complements existing neighborhoods, protects environmentally sensitive areas, and is affordable to people of all incomes and ages. • Commercial and Institutional Uses goals: Enhance commercial diversity and activity by encouraging a business mix that provides goods and services to satisfy neighborhood needs; Focus commercial activity in existing nodes along major arterial streets; Discourage strip commercial development. [I. Sensitive Areas Inventory: The applicants have submitted a Sensitive Areas inventory map that shows anticipated areas of development/disturbance and areas of preservation. The map was prepared by Earthview Environmental, who conducted surveys of the property and delineated the wetlands. The surveys and delineation reports have been submitted to the Corps of Engineers and Iowa DNR to determine if the wetlands are jurisdictional. Compliance with the City Sensitive Lands and Features Ordinance is required as a part of any development applications, such as a rezoning, planned development, and subdivision. At the development application stage, the City will review more detailed sensitive areas information such as slopes, woodlands, wetlands, etc. This Sensitive Areas Inventory should be considered a broad, general map of anticipated impacts. A. Current North District Plan: The current plan includes a Parks and Open Space Goal: Provide for new parks, trails and open space to meet present and future needs of area residents with an emphasis on protecting and enhancing the District's unique natural areas; Protect sensitive environmental features; Retain and enhance the open space buffer between Interstate 80 and residential development (page 11). B. Analysis: 1. Change in circumstances: The applicants' Sensitive Areas Inventory is more detailed than information in the current North District Plan. This more detailed information, based on investigations by Earthview Environmental, is a change in circumstance. The other change in circumstance is that the property owner is now proposing development activity. ii. Public interest: The Sensitive Areas Ordinance represents the public interest in terms of how sensitive areas are regulated in Iowa City. The Sensitive Areas Inventory prepared by the applicant is generally consistent with the Sensitive Areas Ordinance. N. Compatible with other policies and provisions: The applicants' Sensitive Areas Inventory is generally consistent with the Sensitive Areas Ordinance. The current North District Plan emphasizes providing for parks, trails and open space, and also emphasizes conservation design in the residential areas proposed by the applicant. Conservation design is defined as "arranging residential density on a site so that only half or a smaller portion of the property is developed or built on — leaving the balance to be protected as a nature preserve or open space" (page 13 North District Plan). III. Housing Goals: The applicants have submitted a narrative (attached) that describes how the south central portion of the property will become a new neighborhood for residents of Forest View Mobile Home Park. The applicants state that the new neighborhood will be less dense than the existing Forest View Mobile Home Park with larger lots, additional open space with soccer fields and playgrounds, and a community building with a tornado shelter. The applicants further state that the western portion of the proposed development will transition from the Mackinaw Village neighborhood, with townhomes transitioning to higher densities further north from Mackinaw Village. North of Flint Drive, the applicants state that senior living and other multi -family buildings are proposed. The applicants state that it is a desire of the developers to have a diversity of housing options, including inter -generational living. A. Current North District Plan: The North District Plan states If the mobile home park redevelops in the future, consideration should be given to securing relocation assistance for the current residents of the park" (page 27). The North District Plan includes a Housing Goal to "Maintain and enhance existing housing while providing opportunities for new housing development that complements existing neighborhoods, protects environmentally sensitive areas, and is affordable to people of all incomes and ages" (page 10). B. Analysis: i. Change in circumstances: The applicants state that Forest View Mobile Home Park was developed in the 1940s and the majority of the existing homes were constructed in the r; 1960s and 1970s, prior to the National Manufacturing Housing Construction and Safety Standards Act of 1974. The age, and ongoing maintenance needs of the mobile homes is becoming more of an issue. The other change in circumstances is the near -build -out of the Peninsula neighborhood, and nearby infrastructure improvements (Interstate 80 / Dubuque St Interchange, and Dubuque St elevation project). These factors make the property more ripe for development than in the past. /i. Public interest: Recreating an affordable community as outlined in the proposed relocation plan is consistent with North District Plan and affordable housing goals and is in the public interest. The applicants have submitted a housing relocation plan (Forest View Mobile Home Park Relocation Plan, attached) in conjunction with their application for a comprehensive plan amendment. The relocation plan states that the primary goal is to support the continuation of the strong community that exists and to provide high quality, decent, and safe housing for residents. The relocation plan is modeled on a low income tax credit (LIHTC) program in Cleveland and guided by the federal Uniform Relocation Act and contains the following provisions: 1. All residents of Forest View Mobile Home Park on the date the CZA is signed will receive relocation assistance regardless of whether they own a mobile home or rent it and regardless whether they have a written lease. The assistance is three -fold, replacement housing, advisory, and moving. 2. Two types of replacement housing assistance will be available. One type is single-family homes that the owner intends to construct on separate lots near Forest View Mobile Home Park financed through LIHTC. All residents who are income eligible (below 60% AMI, which today for a household of 4 is $51,840) may move into one of these homes. The resident will be a tenant for 15 years. Rent will be $310/month (the current lot rent) and will increase 2% per year. During the 15 years, tenants will accumulate equity based on the principal component of a loan amortized over 25 years at 4.75% (the amortization table is attached to the plan). After 15 years, the tenant will have the opportunity to purchase the house for an estimated sale price of approximately $66,000 less the equity of approximately $24,000. The tenant will need to provide the difference of approximately $42,000 to purchase the house, and the owner will assist the tenant in obtaining financing. The tenant will also have the option of continuing to lease the house and "cash out" the equity. Similarly, a tenant can move out at any time and "cash out' the equity. 3. The second type of replacement housing is cash assistance up to $7,200. This will be available to residents who are not income eligible to move to the LIHTC project and income - eligible residents who choose for whatever reason not to move to the LIHTC project. 4. In addition, the owner will provide all residents with advisory services which include aid in gathering paperwork, preparing to be homeowners, moving/selling a mobile home and finding a new place to live off site, and moving assistance, which is help in moving furniture and personal belongings. Staff contemplates the material items from the Relocation Plan being incorporated into future conditional zoning agreements. The diversity of housing proposed by the applicants in the larger development area is consistent with the North District Plan goal of "providing opportunities for new housing development that complements existing neighborhoods, protects environmentally sensitive areas, and is affordable to people of all incomes and ages." ili. Compatible with other policies and provisions? The proposed land use map outlines residential land uses and densities. Residential land uses are proposed at higher densities than the current North District Plan. The North District Plan goal of "providing opportunities for new housing development that complements existing neighborhoods ..." is important in terms of how the proposed development transitions from the existing Mackinaw Village neighborhood. As such, staff recommends a goal of incorporating design standards into any multi -family residential development adjacent to the Mackinaw Village neighborhood that include setbacks, woodland buffers, low-level lighting, and other methods to maintain the livability of the Mackinaw Village neighborhood. As part of an amendment to the North District Plan, staff recommends the following Housing goals: a) Upon redevelopment of Forest View Mobile Home Park, the developer/owner should provide relocation assistance to the residents that includes replacement housing, preferably in the immediate area, advisory services and moving expenses. Said relocation assistance must be offered and made available prior to any demolition of existing homes as part of any first phase of development. A relocation plan must be made available to residents. c) Any development of multi -family residential adjacent to the Mackinaw Village neighborhood must incorporate design standards, setbacks, woodland buffers, low-level lighting, and other methods to maintain the livability of the Mackinaw Village neighborhood. IV. Neighborhood/Highway Commercial: The applicants, in the submitted narrative, state that "in order to serve the growing population in the neighborhoods to the west of the property, the residents of the proposed development and the surrounding community, it is necessary that commercial development occur at this location. This commercial site offers an opportunity for small to medium sized offices, neighborhood retail, hotel options and potentially a marketplace for nearby residents who currently drive to Coralville for basic provisions." The applicants note the policy of creating and maintaining attractive entrances to Iowa City, and state that any redevelopment of property along Dubuque St will be subject to a Conditional Zoning Agreement addressing the Dubuque St entranceway through building fagade standards, sign placement, setbacks, building materials and screening and tree preservation. The applicants have submitted illustrative graphics showing their intent to preserve the scenic quality of the Dubuque St entranceway. A.Current North District Plan: The current North District Plan states: It is a policy in the Comprehensive Plan to create and maintain attractive entrances to Iowa City. Dubuque St has long been recognized for its scenic character, views of the Iowa River, and woodlands and open space transitioning into the Northside neighborhood and e downtown Iowa City. Discouraging changes in land use that might result in the degradation of the scenic qualities of the corridor will also protect the Dubuque St corridor (pages 18-19). B. Analysis: i. Change in circumstances: The main change in circumstance is the growing population in the larger Peninsula neighborhood, and the professed need for neighborhood commercial development to serve this population. There are also highway commercial uses proposed (hotels, marketplace) that would serve the larger community and visitors. Staff notes that the other change in circumstance which makes commercial development more feasible is the recent upgrades to the Dubuque St / Interstate 80 Interchange. ii. Public interest. The North District Plan includes a goal to "focus commercial activity in existing nodes along major arterial streets" (page 10). The City Council has adopted a Strategic Plan goal to "Proactively seek opportunities to facilitate development of our interstate entryways in a manner consistent with this strategic plan" (page 5, 2017 Strategic Plan Update). N. Compatible with other policies and provisions: The North District Plan discourages changes in land use that would result in the degradation of the scenic qualities of the Dubuque St corridor. The applicants have stated that any redevelopment/rezoning of property along the Dubuque St corridor would be subject to a Conditional Zoning Agreement addressing building fagade, sign placement, setbacks, building materials and screening and tree preservation. Staff recommends that any Comprehensive Plan amendment include as a goal the need for a Conditional Zoning Agreement to address maintaining the scenic qualities of the Dubuque St entranceway. V. Transportation: The largest piece of public infrastructure shown on the Applicants' proposed Land Use Map is Forest View Drive, a new public street that would connect Dubuque St to Algonquin Rd as well as Laura Drive. The proposed alignment would provide a secondary access / egress from the Peninsula area, which was evacuated during the Flood of 2008 because the single access road, Foster Road, was flooded. This secondary access will serve a public benefit, in that it provides access, including for emergency vehicles, during flood events, and will also eliminate the need to evacuate the larger Peninsula neighborhood. Forest View Drive is proposed to connect to Dubuque St with a new intersection, turn lanes and traffic signal. The applicant has submitted a preliminary traffic study which demonstrates a need for a traffic signal and turn lanes at the proposed intersection. The traffic study also supports the access to Dubuque St given the proposed development, primarily due tc the need to reduce traffic volumes at the Foster Rd / Dubuque St intersection and the need to distribute traffic. The traffic study will be refined with specific development proposals and will help inform the specific design of the intersection. A. Current North District Plan: The current North District Plan contemplates upgrading and extending Laura Drive to the west, and then south along Am Lane to reconnect to Foster Road. The applicants' proposal to create a new street, Forest View Drive, is in lieu of upgrading Laura Drive but accomplishes the same goal of creating a new east -west F7 connection north of Foster Road. The North District Plan states "Development of this area has been limited due to the lack of adequate streets, water and sewer service" (page 27). Regarding pedestrian and bicycle connections, the current North District Plan has a goal to "Install sidewalk and connecting trails that will enhance the pedestrian/bicycle network within the district" (page 11). The applicants' concept plan reflects sidewalks; specific sidewalk and trail connections will be evaluated with specific development proposals. B. Analysis: i. Change in circumstances: The North District Plan contemplates a future east -west road serving the area north of Foster Rd, which, along with accompanying utilities, will open up the area for development/redevelopment. The circumstance which has changed is a property owner willing to install necessary infrastructure. fi. Public interest: Creation of new east -west road is identified in the current North District Plan. Creation of a signalized intersection for a new Forest View Drive / Dubuque St intersection is supported by the applicants' preliminary traffic study. The new street will provide a secondary access and relieve the necessity to evacuate the larger Peninsula area during major flood events. K. Compatible with other policies and provisions: In general, the proposed Forest View Drive is compatible with the North District Plan, as noted above. The creation of a new signalized intersection with Dubuque St is consistent with general goals for safe, efficient intersections where traffic volumes support the need for signalization. E_11Yr1 T_V1W The proposed North District Comprehensive Plan amendments meet several public goals, including: The creation of replacement affordable housing and a commitment to the Forest View Relocation Plan; • Provision of a secondary access to the larger Peninsula neighborhood; • Creation of diverse housing types for a variety of households; • Providing commercial and office development opportunities at an existing arterial street interchange: and • A commitment to maintain the scenic qualities of the Dubuque St entranceway through a conditional zoning agreement. Besides the 'new' Forest View community, the most significant changes to the current North District Plan include the introduction of commercial land uses west of the Dubuque St and south of Interstate 80, and the introduction of multi -family housing north and east of Mackinaw Village. Regarding commercial land uses, the North District Plan emphasizes focusing commercial activity at existing nodes — while there are no commercial uses at the Dubuque St / Interstate 10 80 interchange currently, it is an existing arterial street node. Preservation of the scenic qualities of the Dubuque St entranceway has been a long-standing policy — the applicants have proposed maintaining the scenic qualities through a conditional zoning agreement at the time of any subsequent rezoning applications. Regarding the proposed multi -family uses north and east of Mackinaw Village, the proposed land use map and concept plan represents an increase in density from the current North District Plan. While the applicants have noted they intend to meet the provisions of the Sensitive Areas Ordinance, clustering density at 8-13 units per acre can result in the construction of significant multi -family buildings at the northwest portion of the development. Staff notes that while any projects utilizing the ability to cluster density will necessitate a planned development to be reviewed and approved by the Planning and Zoning Commission and City Council, the proposed Comprehensive Plan amendment should acknowledge the concern with the change in density adjacent to the existing Mackinaw Village neighborhood. On balance, staff finds that meeting the goals of providing affordable housing, diverse housing, a secondary access to the larger Peninsula neighborhood, and creating opportunity for commercial development at an existing interchange more than mitigate against concerns about the appearance of commercial development (which can be controlled through a conditional zoning agreement) and the density of development in the western portion of the property. Concerns about the density at the western portion of the project can be mitigated by the use of setbacks, preservation of woodland buffers, control on lighting and other factors which will be addressed when planned developments are reviewed. STAFF RECOMMENDATION: Staff recommends approval of CPA16-00005 an addendum to the North District Plan. to: A. Adopt the land use map dated April 12, 2017 B. Adopt the Sensitive Areas Inventory dated April 5, 2017 C. Adopt the following goals: a. Housing Goal: Upon redevelopment of Forest View Mobile Home Park, the developer/owner should provide relocation assistance to the residents that includes replacement housing, preferably in the immediate area, advisory services and moving expenses. Said relocation assistance must be offered and made available prior to any demolition of existing homes as part of any first phase of development. A relocation plan must be made available to residents. b. Housing Goal: Any development of multi -family residential adjacent to the Mackinaw Village neighborhood must incorporate design standards, setbacks, woodland buffers, low-level lighting, and other methods to maintain the livability of the Mackinaw Village neighborhood. c. Commercial and Institutional Uses Goal: To preserve the scenic character of this primary entrance to the City, any redevelopment of property along Dubuque St must adhere to strict design guidelines imposed through a Conditional Zoning ill Agreement (CZA). Such design guidelines will address building fagade and materials, sign placement, setbacks from the street, screening and tree preservation. d. Transportation Goal: Upon redevelopment of property west of Dubuque St and south of Interstate 80, access to Dubuque Street for south -bound traffic north of Foster Road may be allowed provided that the access point/ intersection is designed to accommodate anticipated traffic volumes from the developing area west of Dubuque St, south of Interstate 80. ATTACHMENTS: 1. Location map 2. Applicants' statement (English and Spanish) 3. Applicants' proposed land use map (English and Spanish) 4. Applicants' forest view sensitive areas inventory 5. Applicants' concept plan (English and Spanish) 6, Forest View Mobile Home Park Relocation Plan 7. Applicants' concept images of Dubuque St frontage 8. Good neighbor meeting notes 9. Statement regarding co -applicants (English and Spanish) Approved by: Doug Boothroy, irector Y ment Departof eighborhood and De elopment Services Forest View March 2017 Applicant's Statement for Comprehensive Plan Amendment A. Circumstances have changed and/or additional information or factors have come to light such that the proposed amendment is in the public interest. a. Since the Comprehensive Plan was originally completed in 2001, over 500 new homes have been constructed in the Peninsula, Elk Run condominiums, and Mackinaw Village. These new neighborhoods have significantly altered the character of the area, such the creation of Thornberry Dog Park, commercial property, multi -family and single-family residential housing, and medical offices. b. During the 2008 and recent floods, these residents were forced to evacuate due to the Iowa River exceeding its banks and covering Foster Rd. This proposed development will provide secondary roadway access to those residents during such an event and they will be able to remain in their homes. c. Forest View Mobile Home Park was developed in the 1940s and the majority of the existing homes were constructed in the 1960s and 1970s, prior to the National Manufactured Housing Construction and Safety Standards Act of 1974. This proposed development seeks to improve the housing quality by providing permanent, affordable homes a few hundred feet to the south. B. The proposed amendment will be compatible with other policies or provisions of the Comprehensive Plan, including any District Plan or other amendments thereto. a. The North District Planning Principles (p.10)— i. Housing Goal- states that future development should, "Maintain and enhance existing housing while providing opportunities for new housing development that complements existing neighborhoods, protects environmentally sensitive areas, and is affordable to people of all incomes and ages." ii. Commercial and Institutional Uses — states that future development should, " Focus commercial activity in existing nodes along major arterial streets... Discourage strip commercial development" iii. Retain and enhance the open space buffer between Interstate 80 and residential development."- "Provide for new parks, trails, and open space to meet the present and future needs of area residents with an emphasis on protecting and enhancing the District's unique natural areas.... Protect sensitive environmental features... Retain and enhance the open space buffer between Interstate 80 and residential development." b. The South District Plan Map Designations (p.52) i. The 'Low to Medium Mixed Residential' map designation in the South District Plan has been applied to this Comprehensive Plan amendment. This map designation aligns with the principles of the proposed site development, because "clustering is desirable to protect sensitive Forest View March 2017 environmental features." This map designation indicates 8-13 dwelling units/acre. C. The North District Planning Principles - Housing development that complements existing neighborhoods.., and is affordable to people of all incomes and ages: As noted in the North District Plan, "Consideration should be given to securing relocation assistance for the current residents of Forest View Park (p. 27),° a relocation plan has been created and will be implemented once development proceeds. IA, new neighborhood will be created that is permanent and affordable. d. The North District Planning Principles - Environmental Sensitive Areas: As stated in the North District Plan (p. 27), "Promoting conservation design by clustering development away from wooded areas and ravines [that] will protect wildlife corridors, preserve the tree canopy in the area, prevent erosion of steep slopes, and reduce stormwater run-off." North Dubuque, LLC is proposing to develop the site using low -impact design techniques that will cluster development and protect environmental features throughout the area. In addition, North Dubuque, LLC has a goal of retaining as much stormwater run-off as possible on site. This goal exceeds current City stormwater standards. e. The North District Planning Principles -Parks and Open Space that retain and enhance the open space buffer between Interstate 80 and residential development i. The majority of the proposed development along 1-80 is proposed to be used for office and retail/community commercial; however, the western portion of the site is residential. North Dubuque, LLC is aware of City Code requirements for residential uses within 300' of 1-80. By preserving the existing tree canopy and using appropriate building materials, any residential uses will be buffered from the sound of Interstate 80, f. The North District Planning Principles - Commercial and institutional Uses that focus commercial activity in existing nodes along major arterial streets... Discourage strip commercial development I. The proposed development includes well -designed and environmentally sensitive commercial uses along Dubuque Street. g. The Comprehensive Plan stresses the importance of creating and maintaining attractive entrances to Iowa City. Any redevelopment of the property along Dubuque Street will have a goal of maintaining the scenic character by incorporating strict design guidelines through a Conditional Zoning Agreement (CZA). Project Green has a 40 year history of maintaining and protecting the Dubuque Street entryway into Iowa City. Representatives from Project Green met with North Dubuque, LLC representatives to discuss the proposed development and receive input and suggestions to ensure that the goals of the Comprehensive Plan are met. This partnership will continue throughout the development. The goal of the development is to preserve as much of the natural features of the site as possible. The proposed commercial area along Dubuque Street will be unique in that the main feature will be the natural vegetation and not the commercial buildings. Forest View March 2017 Applicant's Statement for Comprehensive Plan Amendment Narrative Background North Dubuque, LLC owns approximately 70 acres all of which fall under the North District Plan. The western portion of the property includes one single-family home; the central portion includes Forest View Mobile Home Park and the eastern portion of the property includes three single-family homes. The majority of the approximately 70 acres is vacant. The current North District Plan shows the anticipated uses for the property as Multi -Family Residential, Single-Family/Duplex Residential, Large Lot/Rural Residential, Public/Private Open Space and Conservation Areas. The plan being proposed will incorporate a mix of uses, such as Office/Commercial, Highway/Neighborhood Commercial, Open Space and a mix of Residential. The proposed plan will torus heavily on land conservation and will provide secondary road access to the neighborhoods to the west, including the Mackinaw and the Peninsula neighborhoods. Protection of environmentally sensitive areas is very important to the Applicants. As stated in the North District plan (p. 27), "Promoting conservation design by clustering development away from wooded areas and ravines [that] will protect wildlife corridors, preserve the tree canopy in the area, prevent erosion of steep slopes, and reduce stormwater run-off." North Dubuque, LLC worked with Earthview Environmental to prepare a sensitive areas plan to show the sensitive features of the site and to highlight the woodland, steep slopes and wetland areas to be protected. In addition, they are proposing to develop the site using low -impact design techniques in order to minimize the impact of stormwater run-off. Estimates on the amount of storage required for stormwater have been provided using the Van Te Chow design method. It is likely that a combination of low -impact design using pervious pavers, bioretention cells, or other similar methods will be combined with more traditional practices, such as underground detention. The south central portion of the property will become a new neighborhood for residents of Forest View Mobile Home Park. The area where Forest View Mobile Home Park is currently located is shown as Multi -Family Residential. The area for the new neighborhood is currently Multi -Family Residential on the north end and Residential Conservation on the southern end. The new area is proposed to be Medium Density Mixed Residential (8-13 units per acre). This designation is meant to retain as many current Forest View residents as possible. Additionally, this designation complements the development's desire to protect environmentally sensitive areas while maintaining a lower scale residential neighborhood feel. Forest View Mobile Home Park was developed in the 1940s and the majority of the existing homes were constructed in the 1960s and 1970s, prior to the National Manufactured Housing Construction and Safety Standards Act of 1974. North Dubuque, LLC is proposing to relocate residents from Forest View Mobile Home Park to a proposed neighborhood of permanent, affordable homes a few hundred feet to the south. The new neighborhood will be less dense than the existing Forest View Mobile Home Park with larger lots, additional open space with soccer fields and playgrounds, and a community building with a tornado shelter. The western portion of the proposed development transitions from the Mackinaw Village OPD5/Conservation Design zone to a proposed OPD/ Medium Density Mixed Residential (8-13 units per acre), which will emulate the town homes along Mission Point Road. Potential uses within the OPD/ Medium Density Mixed Residential (8-13 units per acre) zone include mixed- Forest View March 2017 use development, apartments, and town homes aimed at increasing the density while providing a range of housing options and protecting sensitive areas. A few examples of potential uses are as follows: • The south side of Flint Dr. includes 2-story duplexes and triplexes • The east side of Algonquin Rd. has 2-story duplexes and triplexes • The new Forest View neighborhood is all 1-story single family homes • Between the duplexes and triplexes of the new Forest View neighborhood there will be higher density, possibly 3, 4 and 6-story condominiums. In addition, the area north of Flint Drive, includes Multi -Family Residential (12-24 dwelling units/acre) to encapsulate the proposed Senior Living Residences and adjacent buildings. Due to the preservation of woodlands along Interstate 80 and in the area between Mackinaw Village and the Multi -Family Residential area, a higher density is requested. It is a desire of the developers to have a diversity of housing options, including inter -generational living. This area will be designed to provide senior living options that provide residents with an active lifestyle and the option to start in the duplexes to the south and as the need for care increases, they can move into the higher density units in the north. This increased density preserves sensitive areas and meets the design elements of the Conservation Design zone expressed in the North District Plan. While this change in use and density is a departure from the North District Plan, the increase in housing within The Peninsula and Mackinaw Village has also dramatically altered the neighborhood. This proposed development will add additional housing options, much like those successfully attracting different income -levels in nearby neighborhoods, while providing access to commercial offices and a marketplace. The closest commercial areas to the proposed Forest View development are located in The Peninsula neighborhood, which includes a few offices and minimal retail spaces. While the proposed Office Commercial and Highway/Neighborhood Commercial zoning on the eastern side of the development is different than uses outlined in the North District Plan, they are meant to serve the growing number of residences within the neighborhood. These offices and commercial uses would adhere to any design criteria outlined in a Conditional Zoning Amendment. The Highway/Neighborhood Commercial zone could potentially include a marketplace that would also serve the surrounding community. The northern portion of the development site is adjacent to 1-80. The majority of the proposed development along 1-80 is proposed to be used for office and retail/community commercial; however, the western portion of the site is residential. The Applicants are aware of City Code requirements for residential uses within 300' of 1-80. By preserving the existing tree canopy and using appropriate building materials, any residential uses will be buffered from the sound of Interstate 80. During the floods of 2008, a portion of Foster Road was under water forcing the evacuation of 500+ residents in the neighborhoods to the west of this area, including the Peninsula and Mackinaw neighborhoods. The proposed road alignment would eliminate the need to raise Foster Road and will provide direct access for residents to N. Dubuque Street in the event that another major flood should occur. Forest View March 2017 Dubuque Street Commercial Area The Comprehensive Plan stresses the importance of creating and maintaining attractive entrances to Iowa City. Any redevelopment of the property along Dubuque Street will have a goal of maintaining the scenic character by incorporating strict design guidelines through a Conditional Zoning Agreement (CZA). The CZA will cover items such as building fagade, sign placement, setbacks from the street, building materials, screening and tree preservation. The commercial uses will support the proposed neighboring offices and also the surrounding residential neighborhoods. In addition, the area between Laura Drive and Dubuque Street is currently designated in the Comprehensive Plan as Large Lot Rural Residential and contains slopes, woodlands and wetlands. Earthview Environmental was hired to survey the area, create a sensitive areas map and to designate areas to be preserved. A large buffer of trees will be preserved between the commercial area and the homes to the south along Knollwood Drive, in addition to preserving trees in the area between Dubuque Street and the commercial area. The new Forest View Drive will connect with Dubuque Street and complete the secondary access options for the neighbors to the west. To make the connection and to provide access to the new commercial area, a portion of the wetlands may be disturbed. Earthview Environmental has been in contact with and has given a tour of the area to representatives of the US Army Corps of Engineers. The wetland delineation reports and the joint permit application to the US Army Corps of Engineers and the Iowa DNR have been submitted for preliminary review. In order to serve the growing population in the neighborhoods to the west of the property, the residents of the proposed development and the surrounding community, it is necessary that commercial development occur at this location. This commercial site offers an opportunity for small to medium sized offices, neighborhood retail, hotel options and potentially a marketplace for nearby residents who currently drive to Coralville for basic provisions. The Applicants intend to not only abide by the Iowa City Sensitive Areas Ordinance, but also intend to make the wetlands and woodlands an asset to the commercial development. Neighborhood Input Three Good Neighbor meetings were held on Sunday, November 13, 2016 at the Iowa City Elks Lodge. Approximately 112 people attended the meetings, including residents from Mackinaw Village, Oak Grove Condominiums, Haywood Drive, Foster Road, Knollwood Lane, Idyllwild and Forest View Mobile Home Park. Meetings were held in June 2016 and in August 2016 at Parkview Church for residents of Forest View Mobile Home Park to discuss the Comprehensive Plan process and the proposed development with around 70 people at each meeting. Also, regular monthly meetings are held at the Center for Worker Justice with the Forest View Tenants Association and representatives of North Dubuque, LLC to discuss the proposed development and the Comprehensive Plan amendment process. Comments are also accepted at www.forestviewic.com. In addition, individual meetings were held with representatives from Environmental Advocates, Project Green and the Iowa City Downtown District to discuss the project and to receive input and suggestions for the proposed development. Representatives of all three entities were supportive of the general principles of the proposed development. Forest View March 2017 Relocation Plan Several development considerations align with the North District Planning principals, such as Housing, Commercial and Institutional Uses and Parks and Open Space. As noted in the North District Plan, "Consideration should be given to securing relocation assistance for the current residents of Forest View Park (p. 27)," a relocation plan has been developed and will be finalized and implemented once the rezoning process begins. Regularly scheduled monthly meetings with the Forest View Tenants Association, the Center for Worker Justice and representatives of North Dubuque, LLC are being held to discuss the Relocation Plan, comprehensive plan amendment, rezoning process and the timeline of the proposed project. Also, two large neighborhood meetings with Forest View Mobile Home Park residents were held at Parkview Church in June 2016 and in August 2016 to discuss the overall plan for the property, the comprehensive plan amendment process, rezoning process and the Relocation Plan. In order to engage residents, each of these events has been promoted with Spanish translated documents and had translators present. Representatives of North Dubuque, LLC worked with the Forest View Tenants Association, the Center for Worker Justice and HBK Engineering to develop a Relocation Plan in both Spanish and English. The Relocation Plan has been discussed and ideas generated at the monthly meetings and at a workshop promoted by the Center for Worker Justice. In addition, the Plan is on the Forest View website created by North Dubuque, LLC (www.forestviewic.com}, copies have been distributed to residents in both English and in Spanish by the Forest View Tenants Association, and the Relocation Plan was discussed during the door-to-door resident survey undertaken by HBK Engineering. The Applicants have worked to ensure that every Forest View Mobile Home resident is aware of the proposed development, the proposed changes to their neighborhood and the details of the Relocation Plan. Due to the above listed changes to the surrounding land use and compatibility with the City of Iowa City's Comprehensive Plan, we are confident that the proposed amendment meets the approval criteria. Forest View March 2017 Declaraci6n del Solicitante Sobre la Modificacion al Plan Integral A. Han cambiado las circunstancias o tambien han salido a luz factores a informaci6n adicionales tales que la modificaci6n que se propone es para el bien publico. a. Desde que se complet6 el Plan Comprehensivo original en el 2001, mas de 500 casas nuevas se han construido en la Peninsula, condominios de Elk Run, y el vecindario de Mackinaw Village. Estos vecindarios nuevos han cambiado significativamente of caracter del area, tales is instaiaci6n del Parque de Perros Thornberry, propiedad comercial, vivienda residencial para familias unicas y multi -familiar, y oficinas medicas. b. Durante las inundaciones del 2008 y mas recientes, residentes fueron obiigados a desalojar sus viviendas por cauaa de desbordarse el Iowa River y cubrir la carretera de Foster Road. El desarrollo propuesto brindaria una segunda via de acceso a los residentes en caso de una situaci6n semejante, to que les permitira permanecer en sus viviendas. c. El Forest View Mobile Home Park se insta16 en los anos 1940 y la mayoria de las viviendas existentes fueron construidas en los anos 60 y 70, anterior a la Ley Nacional de Normas de Seguridad y Construcci6n de Vivienda Prefabricada de 1974, Esta propuesta de desarrollo busca mejorar la calidad de vivienda al proveer casas permanentes y econ6micamente asequibles a pocos cientos de pies al sur de la ubicaci6n actual. B. La modificaci6n propuesta es compatible con las otras reglas y disposiciones del Plan Integral, inclusive con cualquier Plan de Distrito u otras enmendaciones al mismo. a. Principios Rectores del Distrito Norte para la Planificaci6n (p.10)— i. Meta sobre /a Vivienda — especifica que todo desarrollo futuro debe "Mantener y mejorar la vivienda existente al tiempo que provee nuevas oportunidades de vivienda que complementen los vecindarios existentes, protejan areas ecol6gicas sensibles, y seen asequibles a personas de todos los ingresos y todas las edades." ii. Usos para Comercio a /nstitaciones - especifica que todo desarrollo futuro debe enfocar las actividades comerciales an nucleos ya existentes a to largo de arteries principales de trafico ... Disuadir el desarrollo de tipo plaza comercial en recta (strip mall)." Ili. Conserver y ampliar el espacio abierto entre la carretera Interstate 80 y el proyecto residencial. — "Proveer nuevos parques, caminos y espacios abiertos para satisfacer las necesidades presentes y futuras de los habitantes del area, con 6nfasis en la protecci6n y revaloraci6n de areas de naturaleza Onicas ... Proteger elementos ambientales sensibles ... Conservar y mejorar el area intermedia entre el area residencial y Is via I- 80." Forest View March 2017 b. Denominaciones de Maps del Plan del Distrito Sur (p.52) i. Se le ha aplicado a esta modificaci6n del Plan Comprehensivo la denominaci6n de "Vivienda Residencial Mixta de Baja y Media Densidad" del plan del Distrito Sur para la Planificaci6n. Esta denominaci6n esta de acuerdo con los principios del plan de desarrollo propuesto an to que "la agrupaci6n as deseable pare proteger elementos ambientales sensibles." Esta denominaci6n propone entre 8 y 13 unidades de vivienda por acre (un acre = aproximadamente 4046 metros cuadrados). c. Principios Rectores del Distrito Norte para la Planificaci6n — Desarrollo residencial que complemente vecindarios existentes ... y sea asequible a personas de todas /as edades y todas los ingresos: Como se indica en el Plan de Planificaci6n del Distrito Norte, "Se debe dar atenci6n a obtener recursos de asistencia de reubicaci6n a los residentes del Forest View Park (p.27)". Se he diseAado un plan de reubicaci6n y 6ste se ponds en marcha una vez que comience el desarrollo. Se cream un barrio nuevo que sea permanente y econ6micamente asequible. d. Principios Rectores del Distrito Norte para la Planificaci6n — Areas Ambientales Sensibles: Como se indica en el Plan de Planificaci6n del Distrito Norte (p.27), "Promoviendo un diseno ambiental por medio de agrupar el desarrollo lejos de las areas de bosque y despenaderos, proteger corredores de los animales silvestres, conserver la enramada y copas de los arboles en el area, prevenir la erosi6n de despenaderos empinados, y reducir corrientes de aqua durante las tormentas." La North Dubuque, LLC se propone desarrollar el area utilizando t6cnicas de desarrollo de bajo impacto que agruparan el desarrollo y protegeran las caracteristicas ambientales a traves de toda el area. Ademas, la North Dubuque, LLC se ha hecho la meta de retener sobre el terreno la mayor cantidad posible de desagUe. Esto supera las actuates norrnas municipales de desagiie. e. Principios Rectores del Distrito Norte para la Planificaci6n — Parques y Espacios Abiertos que conserven y mejoren e/ area intermedia entre el area residencial y la via 1-80. i. La mayor parte del desarrollo propuesto a to largo de la 1-80 esta dispuesto pars use de oficinas y de comercio al detalle y comunitario; mas sin embargo, la porci6n oeste del sitio as residencial. La North Dubuque, LLC as consciente de los requisitos del C6digo Municipal resoecto a use residencial a distancias dentro de los 300 pies de la 1-80. Con la conservaci6n de la cope de arboies existentes y el use de materiales de construcci6n adecuados se protegeran las areas residenciales del ruido de la carretera. Principios Rectores del Distrito Norte pare la Planificaci6n — Usos Comerciales e Institucionales que enfoquen la actividad comercial en nacleos ya existentes a /o largo de cailes arteriales ... Disuadir of desarrollo de plazas comerciales en Linea Forest View March 2017 !. El plan de desarrollo propuesto incluye usos comerciales bien disenados y de sensibilidad ambiental a to largo de la calle Dubuque. g. El Plan Integral de Desarrollo enfatiza la importancia de crear y mantener entradas atractivas a Iowa City. Todo nuevo desarrollo de la propiedad a to largo de Dubuque Street tendr6 como meta mantener el caracter pintoresco de via Verde incorporando pautas estrictas de diseno mediante un Acuerdo de Zonificaci6n Condicional (Conditional Zoning Agreement, CZA). La organizaci6n de Project Green Ileva 40 anos manteniendo y protegiendo la entrada de Dubuque Street a Iowa City. Representantes de Project Green y de la North Dubuque Street se han reunido pare discutir el desarrollo propuesto y aceptar ideas y sugerencias para asegurarse de que se cumplan las metas del Plan Integral. Esta colaboraci6n continuara a to largo de! desarrollo. El plan aspire preserver to m6s que se pueda Isis caracteristicas naturales de la zone. El area comercial propuesta a to largo de Dubuque Street es Gnica en to que su caracterlstica principal sera la vegetaci6n natural y no los edificios comerciales. Relato Narrativo sobre la Modificaci6n del Solicitante al Plan Integral Antecedentes La North Dubuque, LLC as propietaria de 70 acres aproximadamente los que en sus totalidad caen bajo del Plan del Distrito Norte. La parte occidental de la propiedad incluye una vivienda residencial de familia unica; la parte central incluye el Forest View Mobile Home Park; y la parte oriental incluye tres viviendas residenciales de familia unica. En su mayor parte los 70 acres estan vacios. Actualmente el Plan del Distrito Norte anticipa el use del terreno pare Viviendas Multi-familiares, Viviendas de Familia Unica/Casa Tipo Duplex, Residencies Rurales/de Lote Grande, Espacios Publicos/Espacios Abiertos, y Areas de Protecci6n Ambiental. El plan propuesto incorpora variedad de usos, tales como Oficinas/Comercios, Comercios de Barrio/de Autovia, Espacios Abiertos, y Residencial Mixto. El plan propuesto se enfoca fuertemente en la conservaci6n del terreno y adem6s proveera una via de acceso secundaria pare vecindarios al oeste inclusive los barrios de Mackinaw Village y de la Peninsula. La protecci6n de areas ambientales sensibles es de mayor importancia pare los Solicitantes. Como to indica el Plan del Distrito Norte (p. 27), "Promover un diseno ambiental por medio de agrupar el desarrollo lejos de las areas de bosque y despehaderos, proteger corredores de los animales silvestres, conserver !a enramada y copes de los arboles en el area, prevenir la erosi6n de desoehaderos empinados, y reducir corrientes de aqua durante las tormentas." La North Dubuque, LLC trabaj6 con la Earthview Environmental pare disenar un piano que mostrara los elementos sensibles del terreno y que pusiera de relieve las areas de bosque, despenaderos empinados y humedales a ser protegidos. Ademas se propone desarrol!ar el terreno usando t6cnicas de bajo impacto para minimizar el impacto del desague durante las tormentas. Usando el metodo Ven Te Cho, se proporcionaron estimaciones del volumen necesario para el almacenamiento de aguas durante una tormenta. Es probable que se usen m6todos de bajo impacto con ladrillos permeables, panales biol6gicos retentivos u otros Forest View March 2017 materiales semejantes en combinacion con practicas mas tradicionales como retenciones subterraneas. La parte centro sur del terreno se convertira en el nuevo barrio pare los residentes del Forest View Mobile Home Park. El area donde se encuentra actualmente el Forest View Mobile Home Park aparece bajo la clasificacion de Residencial Familias Multiples. Lo que es el area pare el nuevo barrio actualmente se clasifica Residencial Familias Multiples al norte y Preservacidn Ambiental al sur. Se propone para el area la nueva clasificacion de Vivienda Residencial Mixta de Baja y Media Densidad (8 a 13 unidades por acre.) Este designacion busca retener el mayor numero de residentes posibles del Forest View actual. Ademas, esta clasificacion compagina bien con el deseo de proteger areas ambientales sensibles al mismo tiempo cue retiene un caracter de barrio residencial de manor escala. El Forest View Mobile Home Park se instalo en los anos 1940 y la mayorla de las viviendas existentes fueron construidas en los adios 60 y 70, anterior a la Ley Nacional de Normas de Seguridad y Construccion de Vivienda Prefabricada de 1974. La propuesta de la North Dubuque, LLC reubicarla a los residentes del Forest View Mobile Home Park en un barrio de cases permanentes y economicamente asequibles a unos cientos de pies al sur del sitio actual El nuevo barrio sera de menor densidad que el Forest View Mobile Home Park existente, con lotes mas grandes, con mayor espacio abierto que incluye parque de juegos infantiles y canchas de futbol, y ademas un edificio comunitario con albergue contra tornados. La parte occidental del desarrollo propuesto es transicion entre la Zone de Diseno de Conservaci6n/OPD5 del vecindario de Mackinaw Village y el OPD/Residencial Mixta de Media Densidad (8 a 13 unidades por acre) de la propuesta la cual imita las viviendas adosadas a to largo de Mission Point Road. Posibles usos dentro de la zona OPD/Residencial Mixta de Media Densidad (8 a 13 unidades por acre) incluye desarrollo de usos mixtos, viviendas de apartamento, y cases adosadas, cuyo propusito es aumentar la densidad al mismo tiempo que se provee una gama de opciones de vivienda y se protegen areas sensibles. Otros ejemplos de posibles usos son Jos siguientes: • El costado sur de Flint Drive incluye viviendas duplex y triplex de 2 pisos • El costado este de Algonquin Road tiene viviendas duplex y triplex de 2 pisos • El Nuevo barrio de Forest View consta completamente de viviendas de una plants para families unicas • Entre las viviendas duplex y triplex en el nuevo barrio de Forest View habria condominios de mayor densidad, posiblemente de 3, 4 o 6 pisos. Ademas, el area al norte de Flint Drive incluye Residencies Multi-Familiares (12 a 24 unidades de vivienda por acre) pare reunir las propuestas Residencias Para Personas de la Tercera Edad y los edificios colindantes. A causa de la conservacion de areas de bosque a to largo de la vfa 1-80 y en el area entre Mackinaw Village y la zona Residencial Multi -familiar, se pide una densidad mayor. Es el deseo de la North Dubuque, LLC incluir opciones de vivienda diversas inclusive multigeneracional. Este area esta pensada como vivienda pare personas de la tercera edad proporcionandole a estos residentes un estilo de Vida fisicamente activo con la opcion de empezar en las viviendas adosadas del sur y trasladarse a las unidades de mayor densidad al norte cuando necesiten mayores cuidados. Este mayor densidad conserva areas sensibles y esta de acuerdo con los elementos de diseno pare zonas de Diseno de Conservacion del Plan del Distrito Norte. Mientras que este cambio de Forest View March 2017 use y densidad se sale del Plan del Distrito Norte, ya el aumento de viviendas en los barrios de la Peninsula y el Mackinaw Village han alterado dramaticamente el vecindario. El desarrollo propuesto aqui aumentara las opciones de vivienda, muy semejantes a las que atraen vecinos de diferentes niveles econ6micos a los barrios vecinos, al mismo tiempo que proveen acceso a oficinas comerciales y a un mercado. Las areas comerciales m6s cercanas al desarrollo propuesto pare Forest View se encuentran en el barrio de la Peninsula, el cual tiene pocas oficinas y un minimo de espacios pare mercado al por manor. Mientras que las zonificaciones de Oficinas Comerciales y de Comercio Vecinal y de Autovia propuestas pare el lado oriental del desarrollo son diferentes a los usos detallados an el Plan del Distrito Norte, est6n pensadas para servir al creciente mamero de viviendas en el vecindario. Estes oficinas y usos comerciales se acoplarian a cualquieras criterios que se expongan an un Acuerdo de Zonificaci6n Condicional. La zona de Comercio Vecinal y de Autovia pudiera incluir un mercado que tambien sirviera a la comunidad circundante. La parte norte del sitio esta contigua a la via 1-80. La mayor parte del desarrollo propuesto a Io largo de la 1-80 es pare use de oficina y de comercio comunitario/al por menor; sin embargo, la parte oeste del terreno as residencial. Los Solicitantes est6n conscientes de los requisitos del C6digo Municipal respecto a use residencial a distancias dentro de los 300 pies de la 1-80. Con la conservaci6n de la cope de arboles existentes y el use de materiales de construcci6n adecuados se protegeran las 6reas residenciales del ruido de la carretera. Durante las inundaciones del 2008, una parte de Foster Road qued6 bajo agua obligando el desplazamiento de mas de 500 residentes en los barrios al oeste de esta area, entre 6stos los vecindarios de la Peninsula y Mackinaw. El alineamiento de vies propuesto eliminaria la necesidad de levantar la Foster Road y provee a los residentes un acceso directo a la N. Dubuque Street en caso de que ocurdera otra gran inundaci6n. Area Comercial de Dubuque Street El Plan Integral enfatiza la importancia de crear y mantener entradas atractivas a Iowa City. Todo nuevo desarrollo de la propiedad a to largo de Dubuque Street tendra como meta mantener el caracter pintoresco de via Verde incorporando pautas estrictas de diseno mediante un Acuerdo de Zonificaci6n Condicional (Conditional Zoning Agreement, CZA). El acuerdo CZA cubrir6 elementos tales como fachadas, coiocaci6n de avisos, situaci6n a distancia de la calle, materiales de construcci6n, filtros y barreras, y conservaci6n de 6rboles. Los usos comerciales seran de apoyo a las oficinas vecinas propuestas y tambi6n a los barrios residenciales circundantes. Ademas, el 6rea entre Laura Drive y Dubuque Street se marca actualmente en el Plan Integral como Vivienda Rural de Lote Grande y contiene vertientes, bosques y humedales. Se contrat6 a la Earthview Environmental para hater una evaluaci6n del terreno, crear un mapa de 6reas sensibles y anotar 6reas a ser preservadas. Se conservar6 una gran franja de arboles de barrera entre el Area comercial y las viviendas al sur de Knollwood Drive, y se proteger6n ademas los arboles de la parte entre Dubuque Street y el 6rea comercial. La nueva via de Forest View Drive conectar6 con Dubuque Street y agregar6 opciones de acceso secundario pare los residentes al caste. Para hater la conexi6n y dar acceso a la nueva area comercial, se perturbarfa parte de los humedales. La Earthview Environmental he estado an comunicaci6n con representantes del Cuerpo National de Ingenieros (US Army Corps of Engineers) y se les ha dado un recorrido del area. Se han entregado Ios reportes de la delineaci6n de los humedales y la solicited de permiso conjuntamente al US Army Corps of Engineers y al DNR/Departamento de Recursos Nacionales de Iowa pare un analisis preliminar. Forest View March 2017 Para servir a la creciente poblaci6n de los vecindarios al oeste de la propiedad, a los residentes del propuesto desarrollo y a la comunidad circundante as necesario que hays desarrollo comercial an este sitio. Este lugar comercial ofrece la oportunidad para oficinas de tamano pequefio y mediano, comercio vecinal al por menor, hoteles y posiblemente un mercado pare residentes cercanos que hoy en dia conducen hasta Coralville pare comprar alimentos basicos. Los Solicitantes tienen el prop6sito no solo de cumplir con la Ordenanza de Areas Sensibles de Iowa City, sino tambien convertir los humedales y bosques en algo de valor dentro del desarrollo comercial. Aportes de los Vecinos Se hicieron tres reuniones de Buenos Vecinos (Good Neighbor meetings) el domingo 13 de noviembre de 2016 en el Elks Lodge de Iowa City. Asistieron aproximadamente 112 personas, con residentes de Mackinaw Village, los Condominios de Oak Grove, vecinos de Haywood Drive, Foster Road, Knollwood Lane, Idyllwild y del Forest View Mobile Home Park. Reuniones se hicieron en junio de 2016 y agosto de 2016 an la iglesia Parkview Church para residentes del Forest View Mobile Home Park pare discutir el proceso del Plan Integral y el desarrollo propuesto, con aproximadamente 70 personas presentes an cada una de las reuniones. Tambien se hacen reuniones mensuales en el Centro de Justicia Laboral con la Asociaci6n de Vecinos de Forest View y representantes de la North Dubuque, LLC para discutir la propuesta de desarrollo y el proceso de modificaciones al Plan Integral. Tambien se reciben sugerencias en la www.forestviewic.com. Ademes, se tuvieron reuniones individuales con representantes de los grupos Environmental Advocates, Project Green y del Distrito Centro de Iowa City (Iowa City Downtown District) para discutir el proyecto y recibir comentarios y sugerencias sobre la propuesta de desarrollo. Los representantes de las tres entidades expresaron su apoyo general a los principios del proyecto de desarrollo propuesto. Plan de Reubicaci6n Vedas consideraciones tomadas en cuenta an el desarrollo se adaptan a los principios del Plan del Distrito Norte, tales Como Vivienda, Usos Comerciales a Institucionales, y Parques y Espacios Abiertos. De acuerdo con el apunte del Plan del Distrito Norte de que ""Se debe dar atenci6n a obtener recursos de asistencia de reubicaci6n a los residentes del Forest View Park (p.27)", se ha elaborado un plan de reubicaci6n el cual se finaiizar6 y se pondra en marcha una vez que se comience el proceso de rezonificaci6n. Reuniones mensuales programadas regularmente con la Asociaci6n de Vecinos de Forest View, el Centro de Justicia Laboral y representantes del North Dubuque, LLC se lievan a Cabo para discutir el Plan de Reubicaci6n, la modificaci6n al plan integral, el proceso de rezonificaci6n y el cronograma para el proyecto propuesto. Tambien se hicieron dos reuniones grandes con residentes del Forest View Mobile Home Park en la iglesia Parkview Church an junio de 2016 y agosto de 2016 para discutir el proyecto del sitio en general, el proceso para modificaciones al plan integral, los procesos de rezonificaci6n y el Plan de Reubicaci6n. Para inviter la participaci6n de los residentes, se ha hecho publicidad en espahol sobre todas las reuniones y traductores han estado presentes. Representantes de la North Dubuque, LLC trabajaron con la Asociacien de Vecinos de Forest View, el Centro de Justicia Laboral y la HBK Forest View March 2017 Engineering pare desarrollar un Plan de Reubicacion tanto en ingles como en espanol. Se ha discutido el Plan de Reubicacion y se han generado ideas durante las reuniones mensuales y en un taller promovido por el Centro de Justicia Laboral. Ademas el Plan aparece en una pagina web de Forest View creada por el North Dubuque, LLC (www.forestviewic.corn , copies en ingles y en espanol se les han distribuido a Ios residentes por la Asociacion de Vecinos de Forest View, y se ha presentado el plan durante [as visitas individuates para las encuestas Ilevadas a cabo por HBK Engineering. Los Solicitantes se han esmerado an asegurarse de que cada residente este enterado del desarrolto propuesto y de las modificaciones propuestas y de los detalles del Plan de Reubicacion. Debido a Ios cambios al use de las tierras circundantes apuntados anteriormente y a la compatibilidad con el Plan Integral Para el Municipio de Iowa City, estamos seguros que la modificacion propuesta se acopla a Ios criterios pare su aprobacion. Proposed Amendment to the Iowa City Comprehensive Plan (North District Plan) From Residential Conservation Design To Mul&Famlly Residential (3-13 Dwelling Units/Acre) From Single-Family/Duplex Residential To Mufti -Family Residential (3.13 Dwelling Units/Acre) I ryANtOa From Multi -Family Residential To Highway/Neighborhood Commercial From Mufti -Family Residential To Low -Medium Mixed Reside (3-13 Dwelling Units/Acre) From Residential Conservation De To Low -Medium Mixed Residential -reft""'Aw From Mufti -Family Residential To Highway/Neighborhood Commercial rNrvrt'OPO'Pli J tiJ From Large Lot/ Rural Residential To Highway/Neighborhood Commercial T'. VOW y � doe Y� FOREST VIEW North Dubuque LLC Apd112, 2017 Legend - Commercial ® Low to Medium Mixed Residential Mufti-Famly .... i ROW O Project Limits � Pipeline Easement 0 le 1W M ®Fw hbk ENGINEERING Modification Propuesta al Plan Integral de Iowa City (Plan del Distrito Norte) De Edificlos con Multiples VlWendas a Comercios De Wanda de Diseno de Conservad6n Ambtental a Yvienda Residental MIMa de baja y media Dens De Viviende Individual/Casa ttpo Duplex a Edlfidos Can Mutiples Viviendas De Edlfielos con Muliples VWter a Vivienda Residerx:iai Mixta de FINrtaR- -.. De Vivenda Individual/Cosa tipo D Oplex a Vivlenda Residual M&ta de baja y media Densidad 4'aroW Gpw U 'ii,, ONE A De Edlfidos con Multiples VWlendas a Comerdos De Wanda Rural an Lute Grande a Comereios De Vivienda de MEOW de Conservad6n Ambiental a Wanda Residential Mbaa de bale v media Densidad w� S1 fo ��z. . FOREST VIEW North Dubuque LLC Iowa City, Iowa 12 de Abdl, 2017 Clave = Comercio Vivenda Residential Mixta do baja y media Densidad Multi -Familiar Via de Acceso 17-1 Urnites del Proyecto Derecho Aaesodo de Tuberla 0 75 150 WE ®Pool hbk ENGINEERING T7 Exhibit A: Forest View Sensitive I- ...i Kam• -' '�_. n',.i�'C1�-'�..'iii.� Y • '.east wetlands wetlands fg'•�, a:Be ac 064 ac i \rS.. .) Ie I I� I/ `I/ `". Notes: concept plan based approximately . I � 50% residential woodland preservation I„ i The woodland border was defoneated using a GeoXH 6000 GPS unit with sub -meter accuracy, based on surveyed tree trunks. Although parts of the woodlands overlap the pipeline easement, those portions were not included in acreage calculations. —� 1,000 s+;, m Feet e Prgect Boundary Potential woodland Development N Ppellne Easement commercial, preservation (1.8 ac) _�— Wetlands (1.82 se) Commercial, propoeetl snpect (8.8 x) w E Protected Slope Buller (Sm) Residential, preservation (15.6 ac) Fw '� Residential, proposed Impact (14.6 ac) S jWoodland Barter 250 500 I I R.etemr, EeniNlewEmmemmennl lnc:n9rzm� I. Forest View by North Dubuque I.I.C. wssdMzw rvmxtmn roaeu u.ac 0 xw 0 trwi 0 • a� 0 me. ® w.aaaxw.wxzNoux=oe ® waur.n,ewroeremm� tD marramRuaevnne.�n Q ma�aa.+xv�e l� raxomrec � saawramry xoa� a ft Mft,9gq.Rax rvav�.e R.acxmxa+ fto . w ftW mli Scale: Forest View by North Dubuque I.I.C. weuu an uuan n.xrz 1levs ® x.0 g uoram � omxn. ® w...uawma. �enx.nw. ® c® LayenM c.ran was uam. �+�wm m mwn a. nmm wn waa.� Am•ma.cwnwn uefu.. I .3�� si ll�liF.it'•-1 /J.3�7'���ts.. � 'ram � �\ � "� o 1 N r c a,1 BACKGROUND North Dubuque, LLC is committed to building stronger neighborhoods by providing quality housing options for the residents of Forest View Mobile Home Park as the development surrounding it progresses. North Dubuque, LLC shares a vision for building a neighborhood of new homes matching the needs of the residents. The residents, North Dubuque, LLC, Centerfor WorkerJustice, and the City of Iowa City staff have met many times to discuss the development process and to create a vision for a new neighborhood just south of Forest View Mobile Home Park. This relocation plan has been prepared for Forest View Mobile Home Park residents and will be funded by North Dubuque, LLC. The plan is guided by the principles of the Uniform Relocation Assistance and Real Property Acquisition Policies Act of 1970 (URA) and the pertinent federal regulations under 49 CFR Part 24. The primary goal of the proposed new Forest View neighborhood is to support the continuation of the strong community that exists and to provide high quality, decent, and safe housing for residents. There are several important considerations that underlie this relocation plan: 1. It is the goal of North Dubuque, LLC that the replacement housing will be comparable to what residents currently have in Forest View Mobile Home Park. z. Even though all residents in the Forest View Mobile Home Park will be required to move from their current home, each resident will have options for replacement housing, either in the new Forest View Neighborhood or elsewhere. 3. North Dubuque, LLC remains committed to the concept of home ownership opportunities for the residents of Forest View Mobile Home Park. 4. Regardless of the chosen housing replacement option, North Dubuque, LLC is committed to minimizing the impact of permanent displacement and hardship for all current Forest View Mobile Home Park residents by offering move -related advisory services and covering expenses related to the move. This plan uses the following criteria to accomplish these goals: • Minimize the impact of permanent displacement and hardship. • The new neighborhood will be constructed and completed prior to relocation. • Provide a 4% Low -Income Housing Tax Credit (LIHTC), state tax-exempt housing bond or a similar program to provide a home ownership opportunity for the residents. • Residents will have options to move to a home other than Forest View. Characteristics of Current Forest View Mobile Home Park Forest Viev✓Mobile Home Park was originally built in the late 194os and is located on Laura Drlve, just south of I-8o, on the north side of Iowa City. The majority of the homes were constructed prior to 1974. There is on -site management, including leasing and maintenance staff. There is also an onsite play area, a soccer field, and laundry facilities. It is managed by North Dubuque, LLC and contains 155 lots formobile homes (approximately 12o homes are occupied, 25 homes are vacant and io lots are vacant). Currently, it is unknown exactly how many of the 12o homes are owner -occupied or owned by a third party and rented to the occupant. However, members of North Dubuque, LLC are currently cross-referencing property records from Johnson County with leases to determine ownership. SUMMARY OF THE RELOCATION PLAN It is the goal of North Dubuque, LLC to minimize the impact of permanent displacement and hardship for all current residents of Forest View Mobile Home Park. For the purposes of this relocation plan, the term resident means any person occupying a housing unit. This Relocation Plan is effective as of the date that the Conditional Zoning Agreement (CZA) is signed by North Dubuque, LLC and the City of Iowa City. All persons who are residents on the day the CZA is signed are eligible for provisions outlined in this plan. For the purposes of this relocation plan: • "Eligible" means any resident that is in good standing with the property and is abiding by current lease agreements (if there is a lease agreement). • "Income -eligible" means that a resident is income eligible to move to the new Forest View neighborhood (see "Pathway to Home Ownership" section below). • "Good standing" means that the resident has not committed serious lease violations (if there is a lease agreement), such as rent or utility delinquencies. North Dubuque, LLC is committed to providing quality housing options for residents and it is their intention to relocate residents just once to comparable replacement housing (see Comparable Replacement Housing section below). The new Forest View Neighborhood will be built just to the south of the current neighborhood (Forest View Mobile Home Park) and it is anticipated that approximately go new homes will be built based on the number of income -eligible residents and their desire to remain in the community. There are currently 12o homes at Forest View Mobile Home Park. As noted, approximately go new homes (each on their own lot) will be constructed in the new Forest View neighborhood and additional opportunities for replacement homes will be made available in Johnson County. In addition, North Dubuque, LLC is committed to including in the definition of the provision of "quality housing": • Incorporating green and environmentally friendly elements into the new home design and construction process of this project, • Providing the opportunity for income -eligible residents to participate in a lease -to -purchase pathway to home ownership. North Dubuque, LLC has contracted with HBK Engineering, Independent Consultant, to write the relocation plan and help with the initial information -gathering and relocation efforts. To determine resident relocation preferences, a proposed number of new homes to be constructed and to communicate information directly to residents about the relocation process, North Dubuque, LLC directed HBK staff to go door-to-door with a Spanish translator. The communication with the residents during this one-on-one interview process includes: 1. An explanation of the proposed new development and the relocation process. 2. Gathering the necessary information from the resident about the size of the household, names and ages of each person In the home, number of bedrooms, and the gross income of the household. Each resident will receive notification at least one (i) year in advance of the date they must move from Forest View Mobile Home Park. While many communication and information -gathering activities are currently ongoing, the relocation process activities (See Relocation Expenses and Process) will ramp up after the residents receive this notification. All of the relocation activities under this plan will be implemented by a Relocation Coordinator who will be retained by North Dubuque, LLC. Comparable Replacement Housing As defined for this project, comparable replacement housing is, at a minimum, a dwelling that is similar in size, function, and location to the dwelling the resident is leaving. Comparable replacement housing for displaced residents will meet decent, safe, and sanitary standards. The Relocation Coordinator will work with residents to find comparable housing that, whenever possible, will: • Be similar in size as they generally will have the same amount of space as the original home and will have similar improvements and amenities. The homes constructed in the new Forest View Neighborhood will have three bedrooms and 80o to i,000 SF and will, in most cases, be larger than their current homes; Contain the same principle features with regard to function. For example, if the original home has a separate dining and living room and the replacement home combines the dining and living rooms to accommodate the same activities, the replacement home is functionally equivalent to the original home; • Be located in an equal or better area as pertains to utilities and public and commercial facilities. Be decent, safe, and sanitary which means the dwelling is: 0 Structurally sound and in good repair 0 Weather tight 0 Walls must not leak 0 Utilities must not leak 0 Plumbing must work properly 0 Hot and Cold water must be provided 0 Heating systems must work properly and be adequate for size of housing unit 0 Lighting and wiring must work and be safe for use 0 Floors, stairways and railings must be safe 0 Rental units must be free from trash, rodents or pests 0 Sewer must be working properly 0 Adequate bins for trash 0 Units must meet compliance with lead -based paint, if applicable 0 Units must meet local city housing codes and standards Replacement Housing Options There are two categories of replacement housing in this plan: A) moving to the new Forest View Neighborhood if income eligible or B) relocating to replacement housing outside of the Forest View Neighborhood. The options within each of these categories are described below. In order to provide a smooth transition for all residents, the Relocation Coordinator will be the contact person for the entire moving process, including assistance with selling or moving the existing home, acquiring new housing whether rental or purchase, moving expenses, utility disconnections and connections, and other issues related to ownership or unpaid taxes on the home. 3 A. Moving to a home in the new Forest View Neighborhood For those who choose and are income -eligible to move to the new Forest View Neighborhood, the proposed path forward is modeled around the Cleveland Housing Network system where they utilize a federal low-income housing tax credit (LIHTC) to provide homeownership opportunities to low- income families. Pathway to Home Ownership in the new Forest View Neighborhood The following circumstance is applicable: Resident owns the mobile home or rents and wants to move to the new Forest View neighborhood Each income -eligible resident that chooses to move to the new Forest View Neighborhood will enter into a lease -to -purchase contract for the home, For 15 years the relationship between the property owner/North Dubuque, LLC and the resident is one of a landlord and tenant. The resident will not be responsible for taxes or maintenance during those 15 years. In order to qualify for the lease -to - purchase program; at the date of move -in, a household income must be below 60% of the Area Median Income (AMI ) for Iowa City, as defined by the US Department of Housing and Urban Development. As of June 6, 2016, 60% AMI for a household of four is $51,840. The leasing period is for 15 years and during that time, financial education will be provided to prepare residents for homeownership. Each resident begins by leasing the home at the initial rent of $3101 month (the current lot rent) for a 1 year term. For each additional year lease period, there will be a 2% annual rent increase. During the 15 years of the compliance period for the LIHTC program, the resident accumulates equity in the home equal to the principal component of a 25 year mortgage. The equity funds will be located in a bank account and residents will be sent annual statements to update them on their accumulated equity. (See example below and attached amortization table). At the end of 15 years, North Dubuque, LLC will work with the resident to help arrange financing to purchase of the home. There are three possible scenarios available to the resident during and after the 15 year leasing period: 1. Purchase at end of 15 years — Resident rents the home for 15 years under the conditions stated above. At the end of 15 years, Resident will have the option to purchase the home and use the accumulated equity to purchase the home for the amount of the remaining principal left on the loan. Example The sale price of the home is not necessarily the same as the cost to build the home. For example, a home may cost $202,000 to build, I but because of the tax credits the home may I sell for $66,340. After 15 years the funds in the bank account may be $24,103. In this case, the remaining balance to be financed is $42,237• ?rice of Home Construction Price $202,000 Sale price at beginning of lease $66,340 Subtract funds in bank account -$24,103 Final Sale Price at 15 Years $42,237 I I a 2. Decides not to purchase or does not qualify for a loan (due to credit issues or other factors) to purchase at end of 15 years — Resident(s ) receive the equity accumulated over the 15 years as a cash payment. Resident(s) can continue to rent the property from North Dubuque, LLC under the same rental formula as previously established with the same household as described above. 3. Moves from home prior to 15 years (not including eviction)— Resident receives the equity accumulated as a cash payment. North Dubuque, LLC will lease out the home to another household using rental requirements for 60% area median income (AMI) limits. In Case of Eviction While North Dubuque, LLC is committed to providing affordable and quality housing for income - eligible residents, in the event of an eviction while renting at the new Forest View neighborhood there are two potential scenarios: t. If eviction is occurring for non-payment of rent then the equity accumulated will be decreased by the rent due, and the resident receives the balance as a cash payment. 2. If eviction is for other cause, the equity accumulated will be decreased by the cost to repair damages caused to the unit during the occupancy of the resident. The resident receives the balance as a cash payment. B. Moving to a home outside of the new Forest View Neighborhood The following circumstances are applicable: • Resident owns the mobile home, but wants to move mobile home to another park • Resident owns the mobile home, cannot move the mobile home, and wants to buy another mobile home • Resident rents mobile home, wants to rent a mobile home, apt, duplex, single family home, etc. • Resident is neither an owner of a mobile home nor signatory to a written lease • Residents who are not income -eligible or who choose not to move to the new Forest View Neighborhood will also have options under this relocation plan. Two possible scenarios apply: 1. Mobile Home Relocation, if possible — For residents who currently own their mobile home and move it out of Forest View, if the new location is within 50 miles of Forest View, expenses will be covered or reimbursed by North Dubuque, LLC as described in detail below in the Relocation Expenses section. 2. Moving to a different location and/or living situation — The relocation coordinator will work with residents who fit this scenario to determine comparable housing options. Replacement housing payments, not to exceed $7,200 per household, will be covered by North Dubuque, LLC as described in detail below in the Relocation Expenses section. Replacement Housing Option Scenarios • Income -eligible Resident owns mobile home wants to move to new Forest View neighborhood. Sell mcbiiti enter into during 15 years, At end of 15 home rental/lease equity In home years, residents have option to agreement eticumulates purchase home • Resident owns mobile home wants to move home to another mobile home park. Relocation If within 50 Move mobile coordinator will miles, up to home work with $7,200will be resident covered • Resident owns mobile home, cannot move mobile home, wants to buy another mobile home Relocation if within 50 Sell mobile coordinator will miles, up to home work with $7,200 will be resident covered • Income -eligible Resident rents mobile home, wants to move to new Forest View neighborhood Enter into During 15 At end of 15 rentaVlease years, equity in years, residents agreement hom have option to accumulates purchase home • Resident rents mobile home, wants to rent a mobile home, apt, single family home ® Resident is neither an owner of a mobile home or a signatory to a written lease Relocation Ifivithin50miles, OR if income coordina:orwill $72t46 will be eligible, enter Into End of 15 years, work with resident covered rental lease option to purchase agreement, equity 6 RELOCATION EXPENSES & PROCESS Relocation / Moving Expenses North Dubuque, LLC is applying the principles of the Uniform Relocation Act (URA) guidelines under 49 CFR 24.301(9)(1-3). This section outlines agency guidelines for providing residents with transportation costs, packing personal property, and disconnecting and reinstalling utilities and relocated resident appliances. Once the exact number of residents wishing to stay in the neighborhood is determined, the developer can provide a more detailed relocation expense analysis. Everyone will be accommodated, regardless of whether they own the home or rent and regardless of their income. All moving and out-of-pocket costs up to $7,2oo associated with the move will be paid by North Dubuque, LLC. A summary of the eligible moving expenses following the pertinent guidelines set forth in 49 CFR 24.301(g) and 49 CFR 502 of the URA is outlined below. Out-of-pocket moving expenses will be covered per the Fixed Residential Moving Cost Schedule (2o15) for Iowa: Number of Rooms with Furniture 1 Room 2 Rooms 3 Rooms 4 Rooms Payment $550 $700 $800 $900 All residents moving to the new Forest View neighborhood will not receive out-of-pocket assistance for moving expenses as these costs will be offset by North Dubuque LLC hiring a moving agency. • For resident owners who choose to move their home: 1. The reasonable cost of disassembling, moving, and reassembling any structures attached to a mobile home, such as porches, decks, skirting, and awnings, which were not acquired, anchoring of the unit, and utility "hookup" charges. 2.The reasonable cost of repairs and/or modifications so that a mobile home can be moved and/or made decent, safe, and sanitary. Reasonable will be determined by the relocation coordinator and will be decided based on the economic feasibility of the additional expenses. 3.The cost of a nonrefundable mobile home park entrance fee, to the extent it does not exceed the fee at a comparable mobile home park, if the relocation coordinator determines that payment of the fee is necessary to effect relocation. • For resident owners who choose not to move their home or if the home is not able to be moved, the owner must first try to sell the home on the open market, or negotiate with North Dubuque, LLC If resident is not able to sell the home within 60 days of moving to their new location, North Dubuque, LLC will pay resident fair market value for the property. For residents who are currently renting their mobile home and either are not income -eligible or choose not to move to the new neighborhood, the resident is eligible for a replacement housing payment, not to exceed $7,200. Relocation Process Activities Each resident will receive notification at least one (1) year in advance of the date they must move from Forest View Mobile Home Park; however, residents can voluntarily move at any time if they are not moving to the new Forest View neighborhood. The process for assisting them with their move will begin with that notice. Language translation and interpreting services will be provided at all stages of the relocation process. There will be a phased approach to the relocation process activities. Phase 1. During the first phase of the project, meetings will be held with property management at Forest View to discuss general relocation issues. The construction of the new neighborhood and other project infrastructure will be phased such that the residents will not have to move until a certificate of occupancy has been granted for the new homes. North Dubuque, LLC has determined that the entire construction process will last approximately 12 months. Phase It. in phase two, the Relocation Coordinator will conduct resident meetings to discuss relocation issues and options for eligible residents. • Phase 111. Phase three will begin after the new neighborhood is complete and will include the actual relocation to new homes. Relocation coordinator All of the relocation activities under this strategy will be implemented by a Relocation Coordinator who will be designated by North Dubuque LLC. The Relocation Coordinator will be responsible for: • Studying the project extensively and identifying any relocation issues • Reviewing current rent roll Continuing to review rent roll after relocation has begun • Reviewing current eviction "for cause" files and/or serious lease violations Determining income -eligible relocation residents • Working with North Dubuque, LLC to determine moves based upon timelines and schedules • Compiling relocation checklists • Completing a Site Occupancy Report on each resident • Conducting face -to face interviews with residents • Researching and gathering data to prepare relocation plan for approval • Meeting with the assigned moving company The Relocation Coordinator will conduct face-to-face resident interviews to: • Obtain some information about each person in the home • Estimate all eligible expenses for relocation • Explain all notices, including rights & responsibilities of the resident • Provide accurate project information • Will assist with locating new housing options Resident Notices and Communication The following notices will be issued to each resident of Forest View during the relocation process: 1. North Dubuque, LLC will send a written notice to all of the residents at Forest View Mobile Home Park at least one year in advance of their move. This notice will explain that they are not being asked to move right away, that they should continue to pay their lot rent, and that they will be kept informed of the nature and dates of any subsequent activity with regard to theirdwelling unit. They will also be provided with the name, phone number, and email address of a Relocation Staff person whom they are advised to contact for further information. The Relocation Staff person will obtain either a written receipt on a copy of the notice itself or a signed (green) U.S. Postal Service receipt for registered mail as evidence of the notification. !. Initially, the Relocation Staff will evaluate the information provided by property management to determine if there are any obvious relocation related problems. A preliminary estimate of the cost for relocation will be completed. This estimate will identify the costs associated with moving. There will be connection costs and transfer fees for utility hook-ups including gas, electric, telephone and cable (if applicable), or any other services the residents were receiving at their previous home. There may be storage costs, packing and unpacking costs, and other possible out-of-pocket expenses. North Dubuque, LLC will be responsible for paying for these expenses. I. The Relocation Coordinator will administer all moves and will continue working with contractors, property management, and City of Iowa City inspectors, etc, ensuring that residents are treated fairly and with dignity and to ensure their rights are respected. The Relocation Coordinator will perform a walk-through of each new home to determine its living conditions and will issue move -in notices once the Certificate of Occupancy and rental permits have been obtained from the City of Iowa City. Where possible, payment of all the moving and out-of-pocket expenses will be paid directly by North Dubuque, LLC to the appropriate utility or vendor. Where possible, any expenses (moving costs, transfer fees for gas, electric, telephone & cable, etc.) that must be pre -paid by the resident will be done so prior to the move. The residents will be fully informed of the required documentation needed to support reimbursement of eligible out-of-pocket expenses that they pay. Assurance that the homes that residents move to are decent, safe, and sanitary (DS&S), and suitable for the resident household will be the responsibility of North Dubuque, LLC. No resident will be allowed to move into their home before a Certificate of Occupancy (CO) is issued by the City of Iowa City. &. Advisory or supportive services will be offered to residents being relocated. 7. North Dubuque, LLC will identify moving companies in the local area that will accommodate resident moves or residents may choose to move themselves. 8. Documentation will be available on a monthly basis to residents and the City showing all moves with updated resident information. Resident Meetings Resident meetings will be coordinated by the Relocation Staff and will be held during hours that accommodate all residents. A combination of day and evening meetings may occur and will last approximately one hour. Meeting dates and times will be posted in a prominent location for viewing, Including the property management office. Agendas (a listing of what will happen at each meeting) will be written and approved by North Dubuque, LLC prior to each meeting. Minutes (documentation of what happened atthe meeting) will be taken at each meeting. Reiocation Services and Resources The Forest View residents will receive a brochure, which will provide information about relocation procedures, benefits, rights, protections, advisory services, and housing options. The Relocation Office will be on -site to ensure all residents have access to assistance. The resident will receive the following: • Explanation of all eligible relocation assistance • Explanation of appeal rights if dissatisfied with the relocation process • Explanation of other resources offering assistance Information on credit checks and deposits • Assistance with relocating or finding a place to live The following are the required documentation that will be kept in each residentfile: 1. Name and address of displacement dwelling z. Original move -in date of each occupied dwelling 3. Age and sex of all household members 4. Monthly income (gross, not net) of all adult household members 5. Description of resident relocation needs and preferences 6. List of all referrals made to each resident 7. Description of replacement dwelling 8. Copy of Relocation Notice Letter (i.e., iz month notice to move) g. Proof of receipt of Relocation Notice Letter so. Notice of Condition of Occupancy and Acceptance ti. Copy of each supporting document to determine eligibility for payments made (if applicable) 12. Evidence and receipt of payment made (if applicable) 13. Copy of all correspondence to residents, including information regarding claim payments 14. Copy of all credit checks and deposits 15. Copy of all correspondence regarding appeals filed and resolution of action taken OVERCOMING POTENTIAL IMPEDIMENTS TO RELOCATION • In the case where the title of the mobile home is not current, the development team will work with the resident to resolve title issues and to secure ownership of the home If it is not safe to move the home (or cannot be sold within 6o days) then the development team will hire an appraiser, offer fair market value price for the home and then purchase the home. DISPUTE RESOLUTION In the event of a disagreement between the residents and North Dubuque, LLC during the relocation process, the Relocation Coordinator will review the claims and offer a solution. If necessary, a professional mediator may be hired. 11 SAMPLE AMORTIZATION SCHEDULE FOR NEW FOREST VIEW HOMES Construction Price $ 202,000 Escalation 2% Principal $ 66,340 Interest Rate 4.75% Purchase Price (End of YR 15) $ 43,237 Year Month Rent / Month Principal Principal Payment Interest Payment Equity Earned Prior to Refinancing 1 1 $ 310 $ 66,340 $ 47 $ 263 $ - 1 2 $ 310 $ 66,293 $ 48 $ 262 $ 47 1 3 $ 310 $ 66,245 $ 48 $ 262 $ 95 1 4 $ 310 $ 66,197 $ 48 $ 262 $ 143 1 5 $ 310 $ 66,149 $ 48 $ 262 $ 191 1 6 $ 310 $ 66,101 $ 48 $ 262 $ 239 1 7 $ 310 $ 66,053 $ 49 $ 261 $ 287 1 8 $ 310 $ 66,004 $ 49 $ 261 5 336 1 9 $ 310 $ 65,955 $ 49 $ 261 $ 385 1 10 $ 31D $ 65,906 $ 49 $ 261 $ 433 1 11 $ 310 $ 65,957 $ 49 $ 261 $ 483 1 12 $ 310 $ 65,808 $ 50 $ 260 $ 532 2 13 $ 316 $ 65,752 $ 56 $ 260 $ 588 2 14 $ 316 $ 65,696 $ 56 $ 260 $ 644 2 15 $ 316 $ 65,640 $ 56 $ 260 $ 700 2 16 $ 316 $ 65,584 $ 57 $ 260 5 756 2 17 $ 316 $ 65,527 $ 57 $ 259 $ 813 - 2 18 $ 316 $ 65,470 $ 57 $ 259 $ 869 2 19 $ 316 $ 65,413 $ 57 $ 259 $ 927 2 20 $ 316 $ 65,356 $ 57 $ 259 $ 994 2 21 $ 316 $ 65,299 $ 58 $ 258 $ 1,041 2 22 $ 316 $ 65,241 $ 58 $ 258 $ 1,099 2 23 $ 316 $ 65,183 $ 58 $ 258 $ 1,157 2 24 $ 316 $ 65,125 $ 58 $ 258 $ 1,215 3 25 $ 323 $ 65,060 $ 65 $ 258 $ 1,280 3 26 $ 323 $ 64,995 $ 65 $ 257 $ 1,345 3 27 $ 323 $ 64,930 $ 66 $ 257 $ 1,410 3 28 $ 323 $ 64,864 $ 66 $ 257 $ 1,476 3 29 $ 323 $ 64,799 $ 66 $ 256 $ 1,541 3 30 $ 323 $ 64,732 $ 66 $ 256 $ 1,607 3 31 $ 323 $ 64,666 $ 67 $ 256 $ 1,674 3 32 $ 323 $ 64,600 $ 67 $ 256 $ 1,740 3 33 $ 323 $ 64,533 $ 67 $ 255 $ 1,807 3 34 $ 323 $ 64,466 $ 67 $ 255 $ 1,974 3 35 $ 323 $ 64,398 $ 68 $ 255 $ 1,942 3 36 $ 323 $ 64,331 $ 68 $ 255 $ 2,009 4 37 $ 329 $ 64,256 $ 75 $ 254 $ 2,083 4 38 $ 329 $ 64,182 $ 75 $ 254 $ 2,158 4 39 $ 329 $ 64,107 $ 75 $ 254 $ 2,233 4 40 $ 329 $ 64,032 $ 76 $ 253 $ 2,308 4 41 $ 329 $ 63,956 $ 76 $ 253 $ 2,384 4 42 $ 329 $ 63,880 $ 76 $ 253 $ 2,460 4 43 $ 329 $ 63,904 $ 76 $ 253 $ 2,536 4 44 $ 329 $ 63,728 $ 77 $ 252 $ 2,612 4 45 $ 329 $ 63,651 $ 77 $ 252 $ 2,689 4 46 $ 329 $ 63,574 $ 77 $ 252 $ 2,766 4 47 $ 329 $ 63,497 J 78 $ 251 $ 2,843 4 48 $ 329 $ 63,419 $ 78 $ 251 $ 2,921 5 49 $ 336 $ 63,335 $ 85 $ 251 $ 3,005 5 50 $ 336 $ 63,250 $ 85 $ 250 $ 3,090 5 51 $ 336 $ 63,165 $ 86 $ 250 $ 3,175 5 52 $ 336 $ 63,079 $ 86 $ 250 $ 3,261 5 53 $ 336 $ 62,993 $ 86 $ 249 $ 3,347 5 54 $ 336 $ 62,907 $ 87 $ 249 $ 3,433 5 55 $ 336 $ 62,920 $ 87 $ 249 $ 3,520 5 56 $ 336 $ 62,734 $ 87 $ 248 $ 3,606 5 57 $ 336 $ 62,646 $ 88 $ 248 $ 3,694 5 58 $ 336 $ 62,559 $ 88 $ 248 $ 3,781 5 59 $ 336 S 62,471 $ 88 $ 247 $ 3,969 5 60 $ 336 $ 62,383 $ 89 $ 247 $ 3,957 6 61 $ 342 $ 62,287 $ 96 $ 247 S 4,053 6 62 $ 342 $ 62,191 $ 96 $ 246 $ 4,148 6 63 $ 342 $ 62,095 $ 96 $ 246 $ 4,245 6 64 $ 342 $ 61,999 $ 97 $ 245 $ 4,341 6 65 $ 342 $ 61,902 $ 97 $ 245 $ 4,439 6 66 $ 342 $ 61,805 $ 98 $ 245 $ 4,535 6 67 $ 342 $ 61,707 $ 98 $ 244 $ 4,633 6 68 $ 342 $ 61,609 $ 98 $ 244 $ 4,731 6 69 $ 342 $ 61,511 $ 99 $ 243 $ 4,829 6 70 $ 342 $ 61,412 $ 99 $ 243 $ 4,928 6 71 $ 342 $ 61,313 $ 100 $ 243 $ 5,027 6 72 $ 342 $ 61,213 $ 100 $ 242 $ 5,127 7 73 $ 349 $ 61,106 $ 107 $ 242 $ 5,233 7 74 $ 349 $ 60,999 S 108 $ 241 $ 5,341 7 75 $ 349 $ 60,892 $ 108 $ 241 $ 5,448 7 7G $ 349 $ 60,783 $ 109 $ 241 $ 5,556 7 77 $ 349 $ 60,675 $ 109 $ 240 $ 5,665 7 78 S 349 $ 60,566 $ 109 $ 240 $ 5,774 7 79 $ 349 $ 60,457 $ 110 $ 239 $ 5,883 7 80 $ 349 $ 60,347 $ 110 $ 239 $ 5,993 7 81 $ 349 $ 60,237 $ ill $ 238 $ 6,103 7 82 $ 349 $ 60,126 $ 111 $ 238 $ 6,214 7 83 $ 349 $ 60,015 $ 112 $ 238 $ 6,325 7 84 $ 349 $ 59,903 $ 112 $ 237 $ 6,437 8 85 $ 356 $ 59,784 $ 119 $ 237 $ 61556 8 86 $ 356 $ 59,665 $ 120 $ 236 $ 6,675 8 87 $ 356 S 59,545 $ 120 S 236 $ 6,795 8 88 $ 356 $ 59,425 $ 121 $ 235 $ 6,915 8 89 $ 356 $ 59,304 $ 121 $ 235 $ 7,036 8 90 $ 356 $ 59,182 $ 122 $ 234 $ 7,158 8 91 $ 356 $ 59,061 $ 122 $ 234 $ 7,279 8 92 $ 356 $ 58,938 $ 123 $ 233 $ 7,402 8 93 $ 356 $ 58,815 $ 123 $ 233 $ 7,525 8 94 $ 356 $ 58,692 $ 124 $ 232 $ 7,648 8 95 $ 356 $ 58,568 $ 124 S 232 $ 7,772 8 96 S 356 $ 58,444 $ 125 $ 231 $ 7,896 9 97 $ 363 $ 58,312 $ 132 $ 231 $ 8,028 9 98 $ 363 $ 58,180 $ 133 $ 230 $ 8,160 9 99 $ 363 $ 58,047 $ 133 $ 230 S 8,293 9 100 $ 363 $ 57,913 $ 134 $ 229 $ 8,426 9 101 $ 363 $ 57,779 $ 135 $ 229 $ 8,560 9 102 $ 363 $ 57,645 $ 135 $ 228 $ 8,695 9 103 $ 363 $ 57,510 $ 136 $ 228 $ 8,830 9 104 $ 363 $ 57,374 $ 136 $ 227 $ 8,966 9 105 $ 363 $ 57,238 $ 137 $ 227 $ 9,102 9 106 $ 363 $ 57,102 $ 137 $ 226 $ 9,238 9 107 $ 363 $ 56,964 $ 138 $ 225 $ 9,376 9 108 $ 363 $ 56,827 $ 139 $ 225 $ 9,513 10 109 $ 370 $ 56,681 $ 146 $ 224 $ 9,659 10 110 $ 370 $ 56,535 $ 147 $ 224 $ 9,805 10 112 $ 370 $ 56,388 $ 147 $ 223 $ 9,952 10 112 $ 370 $ 56,241 $ 148 S 223 $ 10,099 10 113 $ 370 $ 56,093 $ 140 $ 222 $ 10,247 10 114 $ 370 $ 55,945 $ 149 $ 221 $ 10,395 10 115 $ 370 $ 55,796 $ 150 $ 221 $ 10,544 10 116 $ 370 $ 55,646 $ 150 $ 220 $ 10,694 10 117 $ 370 $ 55,496 $ 151 $ 220 $ 10,844 10 118 S 370 $ 55,345 $ 151 $ 219 $ 10,995 10 119 $ 370 $ 55,194 $ 152 $ 218 $ 11,146 10 120 $ 370 $ 55,042 $ 153 $ 218 $ 11,298 11 121 $ 378 $ 54,882 $ 161 $ 217 S 11,459 11 122 $ 378 $ 54,721 $ 161 $ 217 .$ 11,619 11 123 $ 378 $ 54,560 $ 162 $ 216 $ 11,780 11 124 $ 379 $ 54,398 $ 163 $ 215 $ 11,942 11 125 $ 378 $ 54,235 $ 163 $ 215 S 12,105 11 126 $ 378 $ 54,072 $ 164 $ 214 $ 12,268 11 127 $ 378 $ 53,908 $ 165 $ 213 S 12,432 11 128 $ 378 $ 53,744 $ 165 $ 213 $ 12,596 11 129 $ 378 $ 53,579 $ 166 $ 212 $ 12,761 11 130 $ 378 $ 53,413 $ 166 $ 211 $ 12,927 11 131 $ 378 $ 53,246 $ 167 $ 211 $ 13,094 11 132 $ 378 $ 53,079 $ 168 $ 210 $ 13,261 12 133 $ 385 $ 52,904 $ 176 $ 209 $ 13,436 12 134 S 385 $ 52,728 $ 177 $ 209 $ 13,612 12 135 $ 385 $ 52,551 $ 177 $ 208 $ 13,789 12 136 $ 385 $ 52,374 $ 178 $ 207 S 13,966 12 137 $ 385 $ 52,195 S 179 $ 207 $ 14,144 12 138 $ 385 $ 52,017 $ 180 S 206 $ 14,323 12 139 $ 385 $ 51,837 $ 180 $ 205 $ 14,503 12 140 S 385 $ 51,657 $ 181 S 204 $ 14,683 12 141 $ 385 $ 51,476 $ 182 $ 204 $ 14,864 12 142 $ 385 $ SL294 $ 182 $ 203 $ 15,046 12 143 $ 385 $ 51,112 $ 183 $ 202 $ 15,228 12 144 $ 385 $ 50,929 $ 184 $ 202 $ 15,411 13 145 $ 393 $ 50,737 $ 192 $ 201 S 15,603 13 146 $ 393 $ 50,545 $ 293 $ 200 $ 15,795 13 147 $ 393 $ 50,352 $ 194 S 199 $ 15,988 13 148 $ 393 $ 50,158 $ 195 $ 199 5 16,182 13 149 $ 393 $ 49,963 $ 195 $ 198 $ 16,377 13 S50 $ 393 $ 49,758 $ 196 $ 197 $ 16,572 13 151 $ 393 $ 49,572 $ 197 $ 196 $ 16,768 13 152 $ 393 $ 49,375 $ 198 $ 195 $ 16,965 13 153 $ 393 $ 49,177 $ 198 $ 195 S 17,163 13 154 $ 393 $ 48,979 $ 199 $ 194 $ 17,361 13 155 $ 393 $ 48,779 $ 200 $ 193 $ 17,561 13 156 $ 393 $ 48,579 S 201 $ 192 $ 17,761 14 157 S 401 $ 48,370 $ 210 $ 191 $ 17,969 14 158 $ 401 $ 48,161 $ 210 $ 191 S 18,179 14 159 $ 401 $ 47,951 $ 211 S 190 $ 18,389 14 160 $ 401 $ 47,739 $ 212 $ 189 $ 38,601 14 161 $ 401 $ 47,527 $ 213 $ 188 $ 18,813 14 162 $ 401 $ 47,314 $ 214 $ 187 $ 19,026 14 163 $ 401 $ 47,101 $ 215 $ 186 $ 19,239 14 164 $ 401 $ 46,886 $ 215 $ 186 $ 19,454 14 165 S 401 $ 46,671 $ 216 $ 185 $ 19,669 14 166 $ 401 $ 46,454 $ 217 $ 184 $ 19,886 14 167 $ 401 $ 46,237 $ 218 $ 183 $ 20,103 14 168 $ 401 $ 46,019 $ 219 $ 182 $ 20,321 15 169 $ 409 $ 45,792 $ 228 $ 181 $ 20,548 15 170 $ 409 $ 45,565 $ 229 $ 180 $ 20,775 15 171 $ 409 $ 45,336 $ 230 $ 179 $ 21,004 15 172 S 409 $ 45,106 $ 230 $ 179 $ 22,234 15 173 $ 409 $ 44,876 $ 231 $ 178 $ 21,464 15 174 $ 409 $ 44,644 $ 232 $ 177 $ 21,696 15 175 $ 409 $ 44,412 $ 233 $ 176 $ 21,928 IS 176 $ 409 $ 44,179 $ 234 S 175 $ 22,161 15 177 $ 409 $ 43,945 $ 235 $ 174 $ 22,395 15 178 $ 409 $ 43,710 S 236 $ 173 $ 22,630 15 179 $ 409 S 43.474 S 237 5 172 $ 22,866 15 180 $ 409 $ 43,237 $ 238 $ 171 $ 23,103 16 181 $ 453 $ 42,954 $ 283 S 170 16 182 $ 453 $ 42,671 $ 284 $ 169 16 183 $ 453 $ 42,387 $ 286 $ 168 16 184 $ 453 $ 42,101 $ 287 $ 167 16 185 $ 453 $ 41,814 $ 288 $ 166 16 186 $ 453 $ 41,527 $ 229 $ 164 16 187 $ 453 $ 41,238 $ 290 $ 163 16 188 $ 453 $ 40,948 $ 291 $ 162 16 189 $ 453 $ 40,656 $ 292 $ 161 16 190 $ 453 $ 40,364 S 294 $ 160 16 191 $ 453 $ 40,070 $ 295 $ 159 16 192 $ 453 $ 39,776 $ 296 $ 157 17 193 $ 453 $ 39,480 $ 297 $ 156 17 194 $ 453 $ 39,183 $ 298 $ 155 17 195 $ 453 $ 38,885 $ 299 $ 154 17 196 $ 453 $ 38,585 $ 301 $ 153 17 197 $ 453 $ 38,285 $ 302 $ 152 17 198 $ 453 $ 37,983 $ 303 $ 150 17 199 $ 453 $ 37,690 $ 304 $ 149 17 200 $ 453 $ 37,376 $ 305 $ 148 17 201 $ 453 $ 37,070 $ 307 $ 147 17 202 $ 453 $ 36,764 $ 308 $ 146 17 203 $ 453 $ 36,456 S 309 $ 144 17 204 $ 453 $ 36,147 $ 310 $ 143 i8 205 $ 453 S 35,837 $ 311 $ 142 18 206 $ 453 $ 35,525 $ 313 $ 141 18 207 $ 453 S 35,212 $ 314 $ 139 i8 208 S 453 $ 34,898 $ 315 $ 138 18 209 $ 453 $ 34,583 $ 316 $ 137 18 210 $ 453 $ 34,267 $ 318 S 136 18 211 $ 453 $ 33,949 S 319 $ 134 18 212 $ 453 $ 33,630 $ 320 $ 133 18 213 $ 453 $ 33,310 $ 321 $ 132 18 214 $ 453 $ 32,989 $ 323 $ 131 18 215 $ 453 $ 32,666 $ 324 $ 129 18 216 $ 453 $ 32,342 $ 325 $ 128 19 217 $ 453 $ 32,016 $ 327 $ 127 19 218 $ 453 $ 31,690 $ 328 $ 125 19 219 $ 453 $ 31,362 $ 329 $ 124 19 220 $ 453 $ 31,033 $ 330 5 123 19 221 $ 453 $ 30,702 $ 332 $ 122 19 222 $ 453 $ 30,371 $ 333 $ 120 19 223 $ 453 $ 30,037 $ 334 $ 119 19 224 $ 453 $ 29,703 $ 336 $ 118 19 225 $ 453 $ 29,367 $ 337 $ 116 19 226 $ 453 $ 29,030 $ 338 $ 115 19 227 $ 453 $ 28,692 $ 340 $ 114 19 228 S 453 $ 28,352 $ 341 $ 112 20 229 $ 453 $ 28,011 $ 342 $ 111 20 230 $ 453 $ 27,668 $ 344 $ 110 20 231 $ 453 $ 27,325 5 345 $ 108 20 232 $ 453 $ 26,979 $ 347 $ 107 20 233 $ 453 $ 26,633 $ 348 $ 105 20 234 $ 453 $ 26,285 $ 349 $ 104 20 235 $ 453 $ 25,936 S 351 $ 103 20 236 $ 453 $ 25,585 $ 352 $ 101 20 237 $ 453 5 25,233 $ 353 $ 100 20 238 $ 453 $ 24,880 $ 355 $ 98 20 239 $ 453 $ 24,525 $ 356 $ 97 20 240 $ 453 $ 24,168 $ 358 $ 96 21 241 $ 453 $ 23,811 $ 359 $ 94 21 242 $ 453 $ 23,452 $ 360 $ 93 21 243 $ 453 $ 23,091 S 362 $ 91 21 244 $ 453 $ 22,729 $ 363 $ 90 21 245 $ 453 $ 22,366 S 365 $ 89 21 246 $ 453 $ 22,001 $ 366 $ 87 21 247 $ 453 $ 21,635 $ 368 $ 86 21 248 $ 453 $ 21,267 $ 369 $ 84 21 249 $ 453 S 20,898 $ 371 S 83 21 250 $ 453 $ 20,528 $ 372 $ 81 21 251 $ 453 $ 20,155 $ 374 $ 80 21 252 $ 453 $ 19,782 $ 375 $ 78 22 253 $ 453 $ 19,407 $ 377 $ 77 22 254 $ 453 $ 19,030 $ 378 $ 75 22 255 $ 453 $ 18,652 $ 379 $ 74 22 256 $ 453 $ 18,273 $ 381 $ 72 22 257 $ 453 S 17,892 S 303 $ 71 22 258 $ 453 $ 17,509 $ 384 $ 69 22 259 $ 453 $ 17,125 S 386 $ 68 22 260 $ 453 $ 16,740 $ 387 $ 66 22 261 $ 453 $ 16,353 $ 389 $ 65 22 262 $ 453 $ 15,964 $ 390 $ 63 22 263 $ 453 $ 15,574 $ 392 $ 62 22 264 S 453 $ 15,182 $ 393 $ 60 23 265 $ 453 $ 14,789 $ 395 $ 59 23 266 $ 453 $ 14,394 S 396 $ 57 23 267 $ 453 $ 13,999 $ 398 $ 55 23 268 $ 453 $ 13,600 S 399 $ 54 23 269 $ 453 $ 13,201 $ 401 $ 52 23 270 $ 453 $ 12,799 S 403 $ 51 23 271 $ 453 $ 12,397 $ 404 $ 49 23 272 $ 453 $ 11,993 $ 406 $ 47 23 273 $ 453 $ 11,587 $ 407 $ 46 23 274 $ 453 $ 11,179 $ 409 $ 44 23 275 $ 453 $ 10,770 $ 411 $ 43 23 276 $ 453 $ 10,359 $ 412 $ 41 24 277 $ 453 $ 9,947 $ 414 $ 39 24 278 $ 453 $ 9,533 $ 416 $ 38 24 279 $ 453 $ 9,118 $ 417 $ 36 24 280 $ 453 $ 8,700 $ 419 $ 34 24 281 $ 453 $ 8,282 $ 421 $ 33 24 282 $ 453 $ 7,861 $ 422 $ 31 24 283 $ 453 $ 7,439 $ 424 $ 29 24 284 $ 453 $ 7,015 $ 426 $ 28 24 285 $ 453 $ 61589 $ 427 $ 26 24 286 $ 453 $ 6,162 S 429 $ 24 24 287 $ 453 $ 5,733 $ 431 S 23 24 288 $ 453 $ 5,302 $ 432 $ 21 25 289 $ 453 $ 4,870 $ 434 $ 19 25 290 $ 453 $ 4,436 $ 436 $ 18 25 291 $ 453 $ 4,000 $ 437 $ 16 25 292 $ 453 $ 3,563 $ 439 $ 14 25 293 $ 453 $ 3,124 $ 441 $ 12 25 294 $ 453 $ 2,683 $ 443 $ 11 25 295 $ 453 $ 2,240 $ 444 S 9 25 296 $ 453 $ 1,796 $ 446 $ 7 25 297 $ 453 $ 1,349 S 448 $ 5 25 298 $ 453 $ 901 $ 450 $ 4 25 299 $ 453 $ 452 $ 452 $ 2 25 300 S 453 $ (0) $ 453 $ (0) r UTILITY hbk INFRASTRUCTURE SOLUTIONS ENGINEERING Forest View Good Neighbor Meeting Notes Date Held: November 13, 2016 Time: 6:30 pm Attendees: 28 people in attendance, including residents of Idyllwild Condominiums, Knollwood Lane and area east of Dubuque Street, north of Bjaysville Lane. Plus, representatives of the City of Iowa City, HBK Engineering and North Dubuque, LLC. Location: Iowa City Elks Lodge, 637 Foster Road, Iowa City, IA Representatives of North Dubuque, LLC and HBK Engineering presented the proposed concept and mix of uses for the entire development site. The comprehensive plan amendment process was explained and discussed, along with a timeline for the City process and development process. The theme of the development was discussed, such as providing a mix of uses, having a mix of housing types with some areas having a higher density in order to preserve and enhance the natural areas, creating commercial areas along Dubuque Street while protecting the scenic entrance to Iowa City, providing relocation assistance for the residents of Forest View Mobile Home Park and constructing a new neighborhood with single-family homes for the residents of Forest View Mobile Home Park. The following are comments/questions heard from the attendees: • The concept for the entire development was presented and the comprehensive plan amendment process was explained and discussed. A comment was made by a neighbor that they would like to be notified as the process proceeds. The development team mentioned that neighbors will be kept abreast of the process and that a website has been established and will be updated regularly. • There was a discussion about the proposed commercial area along Dubuque Street. The following question and comment arose: o Do you know the number of rooms that will be in the proposed hotel? o A comment was made about the aesthetics of the commercial development. The person did "not want a strip mall on steroids". • During the discussion about the development concept, a neighbor expressed concern about an increase of traffic along Foster Road. • A resident of Idyllwild expressed concerns about the proposed development increasing CHICAGO, IL I OAK BROOK, IL I NORRISTOWN, PA I PHILADELPHIA. PA I IOWA CITY, IA I CEDAR RAPIDS, IA UTILITYhbkINFRASTRUCTURE SOLUTIONS ENGINEERING stormwater runoff that might impact Idyllwild. A member of the development team explained that they are proposing a low -impact development that keeps stormwater on site and that they will be working with the City to ensure a stormwater design that exceeds the City standards. • A resident of Idyllwild stated that the City is in the middle of a stormwater design plan for Idyllwild and to make sure that the developers coordinate with the City. • A neighbor encouraged the development team to please develop in an eco-friendly way and to maintain the beauty of the site. I concur that this is a representation of comments expressed at the November 13, 2016 Good Neighbor Meeting. John Yapp, Development Services Coordinator Neighborhood and Development Services, City of Iowa City CHICAGO, IL I OAK BROOK, IL I NORRISTOWN, PA I PHILADELPHIA, PA I IOWA CITY, IA I CEDAR RAPIDS, IA UTILITY NFRASTRUCT SOLUTIONS NS Iibk . ENGINEERING Forest View Good Neighbor Meeting Notes Date Held: November 13, 2016 Time: 5:00 pm Attendees: 35 people in attendance, including residents of Mackinaw Village, Oak Grove Condominiums, Haywood Drive, Foster Road and Knollwood Lane. Plus representatives of the City of Iowa City, HBK Engineering and North Dubuque, LLC. Location: Iowa City Elks Lodge, 637 Foster Road, Iowa City, IA Representatives of North Dubuque, LLC and HBK Engineering presented the proposed concept and mix of uses for the entire development site. The comprehensive plan amendment process was explained and discussed, along with a timeline for the City process and development process. The theme of the development was discussed, such as providing a mix of uses, having a mix of housing types with some areas having a higher density in order to preserve and enhance the natural areas, creating commercial areas along Dubuque Street while protecting the scenic entrance to Iowa City, providing relocation assistance for the residents of Forest View Mobile Home Park and constructing a new neighborhood with single-family homes for the residents of Forest View Mobile Home Park. The following are comments/questions heard from the attendees: • While discussing the overall development, a comment was made that every effort should be made to protect existing wildlife corridors. • During the discussion about the new mix of housing being proposed, the following questions arose: o Will mobile homes be allowed in the new development? o What are the prices of the proposed housing units? o What is the anticipated density of the development? o Will there be any noise abatement along 1-80? • The following question and comment came up when discussing the overall development concept: o What are the phases -- Phase 1/Phase 2? o There were concerns about light pollution -how many street lights will there be? Can they be limited? CHICAGO, IL I OAK BROOK, IL I NORRISTOWN, PA I PHILADELPHIA, PA I IOWA CITY, IA I CEDAR RAPIDS, IA UTILITY �hbk INFRASTRUCTURE SOLUTIONS ENGINEERING • Questions arose specific to the far eastern edge of the development: o Any details on the new hotel? o If not a hotel, then what? o Will Laura Drive be closed or remain open? o How far is it from northernmost home on Knollwood Lane to the proposed Market Place? o A request was made to plant large pine trees as a buffer between the Knollwood Lane homes and the proposed Market Place. o Will Haywood Drive remain as it is or will it be increased to city standards? o What type of commercial is being proposed? They would prefer to not have a bunch of chain stores. 1 concur that this is a representation of at the November 13, 2016 Good Neighbor Meeting. er Neighborhood and Development Services, City of Iowa City CHICAGO, IL I OAK BROOK, IL I NORRISTOWN, PA I PHILADELPHIA, PA I IOWA CITY, IA I CEDAR RAPIDS, IA UTILITY INFRASTRUCTURE SOLUTIONS I ENGINEERING Forest View Good Neighbor Meeting Notes Date Held: November 13, 2016 Time: 3:00 pm Attendees: 49 people in attendance, including residents of Forest View Mobile Home Park and representatives of the City of Iowa City, HBK Engineering and North Dubuque, LLC Location: iowa City Elks Lodge, 637 Foster Road, Iowa City, IA Representatives of North Dubuque, LLC and HBK Engineering presented the proposed concept plan for the entire property, including the type of uses proposed such as senior housing on the western side of the development, condominiums tucked in to the woods and at a higher density in order to protect wetlands, woodlands and steep slopes, offices along 1-80, commercial along Dubuque Street and the creation of a new single-family neighborhood just south of the Forest View Mobile Home Park. The relocation plan was discussed with a number of relocation scenarios reviewed. It was stressed that everyone will be assisted and that around 100 homes will be constructed in the new Forest View neighborhood to accommodate income -eligible residents of Forest View Mobile Home Park. The type of financing (Low -Income Housing Tax Credits) being proposed to use for the construction of the new neighborhood for Forest View residents was discussed, as were the income guidelines and what happens if someone does not income qualify or chooses to not live in the new neighborhood. The process was discussed in detail; in particular, the 15-year the lease to purchase program which allows residents to pay their current rent of $310 a month with a 2% increase each year. A portion of the rent goes in to an escrow account which can be accessed any time if someone moves. However, if a resident stays for the 15 years then the funds are used as a downpayment for the home when they refinance for the remaining 10 years. The comprehensive plan amendment process was reviewed and discussed. The comprehensive plan needs to be amended first, then rezoning and subdividing of the land needs to happen before construction can begin. This process can take approximately 6 to 7 months for the City process and then another 9 to 12 months for the construction of the new neighborhood, utilities and roads. The following are comments/questions heard from the attendees: • After discussing the new neighborhood and the amenities such as single-family homes with a large neighborhood play area and soccer fields, woodlands, a community center and a tornado shelter, a resident wanted to know "if Mobile Homes are allowed in the new development' • A number of questions regarding the financing of the new neighborhood and of the new homes came up. o Is there an income ceiling for the tax credit program and will it be gross or net income? o Who pays the property taxes? CHICAGO, IL I OAK BROOK, IL I NORRISTOWN, PA I PHILADELPHIA, PA I IOWA CITY, W I CEDAR RAPIDS, IA UTILITY I INFRASTRUCTURE SOLUTIONS lhbk 1 ENGINEERING o After 15 years does the price per month still go up 2%a year? o Is it possible to purchase the new home at year 10 instead of year 15? • During the discussion of the new neighborhood, a number of questions arose specific to the process and types of homes. o If someone is renting now, do they have access to a new home? o If they are currently living in a 3 bedroom, can they go to a 4 bedroom home? If so, how much will it be? o Will the homes be one or two stories? o' Will all of the appliances be included? o What are the lot sizes? o How much will the house be worth in 15 years? • There was discussion about the positive and informative monthly meetings with members of the Forest View Tenants Association and North Dubuque, LLC that are held at the Center for Worker Justice offices. • There were additional comments about how everyone needs to be heard and to be loud! • There was a lot of emphasis on how everyone is working together. I concur that this is a representation of SqDssagnts eRID4 at the November 13, 2016 Good Neighbor Meeting. Boothroy, Neighborhood andV)evelopment Service, City of Iowa City CHICAGO, IL I OAK BROOK, IL I NORRISTOWN, PA I PHILADELPHIA, PA I IOWA CITY, IA I CEDAR RAPIDS, IA UTILITY lhbk INFRASTRUCTURE SOLUTIONS ENGINEERING March 8, 2017 John Yapp, Development Services Coordinator Neighborhood and Development Services City of Iowa City 410 F. Washington Street Iowa City, IA 52240 Dear John, We would like to amend the A011cation for Comprehensive PIan Amendment that was submitted in December 2016 by HHK Engineering on behalf of North Dubuque, LLC. The original application listed the applicant as North.Dubuque, LLC and we would like to amend the application to include the Forest View Tenants Association as a co -applicant. The co -applicants are: North Dubuque, LLC Forest View Tenants Association 130 E. 3b Street Suite 400 1205 Laura Drive, Lot #63 Des Moines, IA 50309 Iowa City; IA 52245 The.contact person for the application will remain the same, Steve Long with HEX Engineering. Slncere1 Justin Doyle, Member North Dubuque, LLC cc: Steve Long Margarita Baltazar, President Forest View Tenants Association CHICAi O, IL I OAK BROOK, L I NORRISTOWN, PA I PHILADELPHK PA I IOWA CRY,IA I CEDAR RAPIDS, 1A UTILITY INFRASTRUCTURE SOLUTIONShbk ENGINEERING 8 de marzo, 2017' John Yapp; Cordinador de Servicios a] Desarrollo Apoyo a los Vecindarics y al DesarroP,o City of Iowa City 410 E, Washinton Street Iowa City, lA 52240 Estimado John, Proponemos modificar la hfodovadon a la Solicitud del Plan Comprensivo que foe entregada por HBK Engineering de parte de North Dubuque, LLC en deciembre 2016. La solicitud original indicaba a North Dubuque, LLC como solicitante, y deseamos modificar ]a solicitud para incluir a la Asociaci6n de Vecinos de Forest View conic co-solicitantes. Los co-sollcitantes son: North Dubuque, LLC Asociaci6n de Vecinos de Forest View 130 E, 3rd Street, Suite 400 1205 Laura Drive, Lote #63 Des Moines, IA 50309 Iowa City, IA 52245 El individuo a contactar sobre la solicitud continua el mismo, Steve Long con HBK Engineering. Le saludamos atentamente, Justin Doyle, Mietnbro North Dubuque, LLC C: Steve Long Margaritaar, Presidente Asociaci6n de Vecinos de Forest View CHIGA00, IL ( OAK BROOK, IL I NORRISTOWN, PA I PHILADELPHIA, PA I IOWA ,CITY, IA I CEDAR RAPIDS, IA To: Planning and Zoning Commission Item: REZ17-00005 GENERAL INFORMATION: Applicant: STAFF REPORT Prepared by: Karen Howard Date: May 18, 2017 5'i 3 Riverside, LLC 528 S. Clinton Street Iowa City, IA 52240 Contact: Charles Graves 13 Woodcrest Lane NE Iowa City, IA 52240 319-337-4700 Charlie@cghanson.com Requested Action: Rezone 513 South Riverside Drive from Community Commercial (CC-2) zone to Riverfront Crossings - West Riverfront (RFC-WR) Purpose: Location: Size: Existing Land Use and Zoning Surrounding Land Use and Zoning: File Date: 45 Day Limitation Period: Redevelop the property according to the Riverfront Crossings — West Riverfront standards 513 S. Riverside Drive Approximately 0.6 acres (27,040 square feet) vacant -former convenience store/gas station (CC-2) North: undeveloped - University of Iowa (P-2) South: fast food/take-out restaurants (CC-2) East: used auto dealership (CC-2) and Iowa River West: multi -family residential (RM-44) March 30, 2017 May 14, 2017 (waived by applicant) The applicant, 513 Riverside LLC, has requested a rezoning from Community Commercial (CC-2) Zone to Riverfront Crossings West Riverfront (RFC-WR) Zone for 0.6 acres at 513 S. Riverside Drive. This property is currently vacant, but was previously a Kum & Go convenience store and gas station. Kum & Go vacated and sold the property when they moved the operation to their new location at the corner of Benton and Riverside Drive. The property is located in the Riverfront Crossings West Riverfront subdistrict and is directly adjacent to the west campus area of the University of Iowa and across the street from properties that abut the Iowa River and the Iowa River Corridor Trail. In 2016 the City of Iowa City conducted a planning effort to improve conditions along Riverside Drive for pedestrians and to improve the aesthetics of the corridor to encourage reinvestment and redevelopment. This planning effort resulted in the South Riverside Drive Streetscape Master Plan. The first phase of implementation of that plan will include a pedestrian tunnel through the railroad embankment, full signalization and pedestrian crossing at the Myrtle intersection, and improved sidewalks, parkway buffer and street trees from the Myrtle Avenue to Benton Street along the west side of Riverside Drive. Similar to properties that have been rezoned and developed according to the Riverfront Crossings form -based code along Riverside Drive south of the Iowa Interstate Railroad embankment, additional right-of-way along the frontage of the subject property will be needed to achieve this safer and more comfortable pedestrian environment to support the increase in residential population made possible with the subject rezoning. The applicant did not hold a Good Neighbor Meeting. ANALYSIS: Current and proposed zoning: The current CC-2 zoning is intended for major retail commercial areas that serve a significant segment of the community population. The maximum building height in the CC-2 Zone is 35 feet. The zone is primarily a commercial zone, but allows upper floor residential uses by special exception. Minimal parking and building setbacks apply, but parking may be placed between buildings and the street, which has resulted in the auto -dominated commercial strip development along Riverside Drive. The Riverfront Crossings form -based zoning for the West Riverfront subdistrict allows for a broad mix of commercial and residential uses. Unlike the CC-2 Zone, the Riverfront Crossings code allows for a variety of building types, residential, commercial and mixed -use. New buildings must be located close to the street and oriented to Riverside Drive with street -facing entries opening onto an improved streetscape designed to provide a safe, comfortable and attractive environment for pedestrians buffered from vehicular traffic on Riverside Drive. Parking must be located behind or to the side of buildings and screened and buffered from the sidewalk and the street. Residential density is limited by building height and the amount of parking that can be provided on the site. The maximum building height in this area of the West Riverfront subdistrict is four stories. An additional story may be granted through the bonus provisions. An open space requirement of 10 square feet per bedroom is required for properties containing residential uses. Building design standards apply and will be administered through the staff design review process. If the project includes residential uses, the affordable housing requirement that applies in Riverfront Crossings will apply. At this time the owner of the property has not decided whether the property will be developed with a commercial building or a mixed -use building. Both types of buildings would be allowed and appropriate in this location according to the Riverfront Crossings Master Plan. Comprehensive Plan: The Downtown and Riverfront Crossings Master Plan was adopted in January 2013 as an integral part of the City's Comprehensive Plan. The subject property is located in the West Riverfront Subdistrict of Riverfront Crossings. One of the primary goals for this subdistrict is to encourage redevelopment that will help create a more pedestrian -friendly character along Riverside Drive by enhancing the streetscape and overall aesthetics, tempering auto -dominated frontages by locating buildings closer to the street with parking behind or to the side of buildings, and creating a place where people can live close to the Iowa River and to shopping, restaurants, and other services. The new form -based zoning code for Riverfront Crossings is intended to help implement that vision and contains standards for building and parking placement, streetscape improvements, building form and design, and landscaping and Page 2 of 6 open space requirements. Due to the absence of building and parking placement standards and few requirements related to building form and design, the current CC-2 zoning will allow the property will develop in a manner inconsistent with the Riverfront Crossings Master Plan. One of the most important goals for the West Riverfront subdistrict is to improve the environment along Riverside Drive to make it safer and more comfortable for pedestrians and bicyclists. Since the requested rezoning will allow a significant increase in the residential population in the area, staff recommends as a condition of rezoning, that the applicant dedicate land along the Riverside Drive frontage of the property to widen the public right-of-way and close driveways that are inconsistent with the new zoning and the City's access management standards. Details of these necessary improvements are described in more detail in the traffic and pedestrian circulation section, below. Closure of noncompliant driveways and the increased right-of-way will be used to create a wider landscaped buffer between the traffic lanes on Riverside Drive and the public sidewalk and a safer condition along the sidewalk and at the intersection for pedestrians, bicyclists and motorists. This will improve public safety and provide for a higher quality living environment for residents of the new building and encourage those residents to walk or bike to area businesses and to other destinations in the community. In addition, those improvements will provide safer bicycle, pedestrian, and vehicular access to any new businesses developed on the site and a more attractive frontage condition that will be of economic benefit to the property owner and the businesses. The City is also moving forward with plans to create a pedestrian tunnel through the railroad embankment. The proposed tunnel will allow safe pedestrian movement north along Riverside Drive to the subject property and to the University campus and Downtown. The applicant has indicated willingness to dedicate the necessary land for widening the right-of-way along Riverside Drive and to reduce the number of driveways on the property. For all the reasons stated above, staff finds that the requested zoning (RFC-WR) is consistent with the City's Comprehensive Plan and will help to facilitate redevelopment that will comply with the Riverfront Crossings Master Plan, provided that land along Riverside Drive is dedicated to the City to allow for improvements to the street corridor necessary to accommodate the increase in residential density and pedestrian -oriented commercial development allowed by the rezoning. Compatibility with neighborhood: The proposed rezoning to RFC-WR will allow development that is compatible with the future goals of the Comprehensive Plan to transform this auto - dominated area into a more pedestrian -friendly environment with a better mix of residential uses and neighborhood -serving businesses provided the public space along the street is also improved to support a more walkable urban neighborhood. The form -based zoning standards will help ensure that new buildings are compatible with the vision of the Riverfront Crossings plan and with surrounding residential neighborhoods. Therefore, staff finds that the proposed rezoning is compatible with the surrounding neighborhood, provided the necessary improvements are made to the street corridor along Riverside Drive and Myrtle Avenue. Traffic and pedestrian circulation: The proposed rezoning will allow a considerable increase in residential density and new pedestrian -oriented commercial and mixed -use buildings. The subject property fronts on Riverside Drive and Myrtle Avenue. One of the objectives of the Riverfront Crossings Plan is to create high quality mixed -use neighborhoods with tree -lined streets and safer conditions that encourage walking and biking. Riverside Drive is a high - volume, 4-lane arterial street that is also a State highway. The public right-of-way in this location is only 63 feet wide. With the wide traffic lanes, higher traffic speeds, excessive number of driveways and no on -street parking to buffer the pedestrian area, there is not enough space between the street curb and the front property line of abutting properties to achieve a safe and Page 3 of 6 comfortable environment for pedestrians. In much of the corridor the limited space does not leave enough room for any landscape buffer between the sidewalk and the travel lanes along the street and in some cases not even enough space for a sidewalk. Lack of street trees and an excessive number of driveways further degrade the pedestrian environment along the corridor. As mentioned, the City is planning improvements to the corridor to construct a pedestrian tunnel through the railroad embankment located to the south of the property, extend a new sidewalk north to the intersection of Myrtle Avenue, and signalize the Myrtle/Riverside Drive intersection to improve pedestrian, bicycle, and traffic circulation in the area (See preliminary design, below). As properties are rezoned along Riverside Drive, staff recommends requiring a dedication of land to improve conditions for pedestrians and to ensure that the streetscape and frontage area improvements required in the Riverfront Crossings form -based code can be achieved. The cross-section in the South Riverside Drive Streetscape Master Plan (see below) calls for a minimum of 20 feet between the street curb and the front property line. This pedestrian area would include a 6-foot sidewalk, 8-foot wide area for street trees, and 6-foot wide area between the street curb and the trees for snow storaste and utilities. Page 4 of 6 The applicant has agreed to enter into a conditional zoning agreement to dedicate land along the frontage of the subject property to create a right-of-way that achieves the minimum requirements specified in the streetscape master plan and the improvements necessary for signalization of the intersection and also to reduce the number and location of driveways to be consistent with the City's access management standards. These modifications to the street corridor will improve conditions for future residents and businesses that live or do business on the subject property. To improve traffic safety, staff recommends requiring closure of several of the existing driveways in concert with the City's streetscape project or prior to issuance of a building permit, whichever occurs first. At a minimum the two driveways closest to the intersection of Myrtle and Riverside should be closed to bring the site into compliance with the City's access management standards. With regard to the southernmost driveway on Riverside Drive, depending on the type of building and the uses proposed, some limited access, such as a right -out may be acceptable to support a ground level commercial use on this corner. If, however, a 100% residential building is proposed, then access should be restricted to the westernmost Myrtle Avenue driveway and all access points to Riverside Drive should be closed. Regardless of the type of project proposed, negotiation of a shared cross access easement between adjacent properties along this frontage may also provide good options for safe traffic circulation for all modes of transportation. Further traffic analysis will need to be conducted at the time a project is proposed to determine whether a driveway is appropriate on Riverside Drive and, if allowed, its design and location should be in accordance with the City's access management standards. STAFF RECOMMENDATION: Staff recommends approval of REZ17-00005 a proposal to rezone approximately 0.6 acres of property at 513 S. Riverside Drive from Community Commercial (CC-2) Zone to Riverfront Crossings -West Riverfront (RFC-WR) Zone, subject to a conditional zoning agreement requiring dedication of land along the Riverside Drive frontage to widen the pedestrian area within the public right-of-way to a minimum of 20 feet measured between the inside of the street curb and the new front property line, and closure of driveways consistent with the City's access management standards. These conditions should be satisfied coincident with the City's street improvement project or prior to issuance of a permit for any improvements to the subject property, whichever occurs first. ATTACHMENTS: 1. Location Map Approved by: -7 John Yapp, Developmenf Services Coordinator Department of Neighborhood and Development Services Page 6 of 6 F S 0 0.0125 0.025 0,05 Miles REZ17-00005 513 S. Riverside Drive r.r\7 Prepared Ry: Marti Date Prepared: April t q '� MINUTES PRELIMINARY PLANNING AND ZONING COMMISSION MAY 4, 2017 — 7:00 PM — FORMAL MEETING EM MA J. HARVAT HALL, CITY HALL MEMBERS PRESENT: Carolyn Dyer, Ann Freerks, Mike Hensch, Phoebe Martin, Max Parsons, Mark Signs, Jodie Theobald MEMBERS ABSENT: None STAFF PRESENT: Sara Hektoen, Bob Miklo OTHERS PRESENT: Del Holland RECOMMENDATIONS TO CITY COUNCIL: By a vote of 6-0 (Dyer recused) the Commission recommends approval of REZ17-00007 an application submitted by Iowa City Cohousing LLC for a rezoning of approximately 7.8-acres to amend the preliminary OPD Plan to add three additional units to Prairie Hill, a 36-unit cohousing development located west of Miller Avenue, south of Benton Street. By a vote of 7-0 the Commission recommends approval of SUB17-00004, an application for a preliminary and final plat of Little Ash Subdivision, a 1-lot, 21.48-acre residential subdivision located on the east side of Maier Avenue. By a vote of 7-0 the Commission recommends the City forward a letter to the Johnson County Board of Adjustment indicating that the City has no objection to the conditional use permit. CALL TO ORDER: Freerks called the meeting to order at 7:00 PM. PUBLIC DISCUSSION OF ANY ITEM NOT ON THE AGENDA: None. REZONING ITEM REZ17-00007: Discussion of an application submitted by Iowa City Cohousing LLC for a rezoning of approximately 7.8-acres to amend the preliminary OPD Plan to add three additional units to Prairie Hill, a 36-unit cohousing development located west of Miller Avenue, south of Benton Street. Dyer recused herself and left the room during this discussion as she is on the Board of the Iowa City Cohousing LLC. Miklo noted that the Commission should all be familiar with this property, it is located on the west side of Miller Avenue on the south side of Benton Street. The surrounding properties for the most part are zoned RS-8, and to the north is Benton Hill Park which is zoned Public and to Planning and Zoning Commission May 4, 2017 — Formal Meeting Page 2 of 5 the south is zoned Community Commercial. Miklo explained that the planned development overlay that was approved included a private drive/street to serve 33 cohousing units. The proposal is to amend that plan to add one additional unit to the Common House (near the center of the development) and add two units to what was originally a duplex by adding a second floor. Miklo showed drawings of the previous proposal and then drawings of the new proposal. The new proposal also includes some minor design changes to other aspects of the plan, for example the townhouses will no longer be two stories, and they will be single floor units (but basically the same footprint). The garages would be slightly larger (extended by two feet) and there would be additional parking to accommodate the three additional units. In terms of density Miklo noted that this does fall in the RS-8 density, it is just under five units per acre, which is typical for RS-8 development. Staff is recommending approval of the amendment to the plan to allow the three additional units and design changes. Freerks asked if there was room for street trees along Miller Avenue. Miklo stated that yes there will be street trees along Miller Avenue. Freerks opened the public hearing. Del Holland , 1701 East Court Street, came forward representing the applicant to answer any questions. Freerks closed the public hearing. Hensch moved to approve REZ17-00007 an application submitted by Iowa City Cohousing LLC for a rezoning of approximately 7.8-acres to amend the preliminary OPD Plan to add three additional units to Prairie Hill, a 36-unit cohousing development located west of Miller Avenue, south of Benton Street. Parsons seconded the motion. Hektoen noted that this property is currently subject to a Conditional Zoning Agreement and those same conditions will remain in place. Miklo confirmed those would continue and not change. Freerks noted this is an exciting project that she is eager to see and the changes make sense. A vote was taken and the motion carried 6-0. DEVELOPMENT ITEM SUB17-00004: Discussion of an application submitted by Brian and Laura Wolf for a preliminary and final plat of Little Ash Subdivision, a 21.48-acre, 1-lot residential subdivision located on Maier Avenue SW in Fringe Area C. Miklo noted this property is located within the two-mile Fringe Area of Iowa City, but is well outside of the growth area and is not likely to be annexed into the city. The agreement with the County is the City is required to review and approve subdivisions within the two-mile Fringe Planning and Zoning Commission May 4, 2017 — Formal Meeting Page 3 of 5 Area. The subdivision is creating one buildable lot off from a larger parcel of property. Subdivisions outside of the growth area are required to adhere to the City Rural Design Standards contained in the Fringe Area Agreement. These standards generally conform to the County zoning and subdivision standards rather than typical City requirements for infrastructure and lot design. Staff recommends that SUB17-00004, an application for a preliminary and final plat of Little Ash Subdivision, a 1-lot, 21.48-acre residential subdivision located on the east side of Maier Avenue be approved. Freerks opened the public discussion. Seeing no one Freerks closed the public discussion. Parsons moved to approve SUB17-00004, an application for a preliminary and final plat of Little Ash Subdivision, a 1-lot, 21.48-acre residential subdivision located on the east side of Maier Avenue. Theobald seconded the motion. A vote was taken and the motion passed 7-0. CONDITIONAL USE ITEM CU17-00001: Discussion of an application submitted by Paula Boback to Johnson County for a conditional use permit to allow for a private school on property located at 3520 Osage Street. This property is located southwest of Iowa City in Fringe Area C of the Fringe Area Policy Agreement. Miklo noted this is the neighboring property from the one just discussed and again is well outside the City's growth area, although in the Fringe Area. The County's Zoning Ordinance allows schools in residential areas by a Conditional Use Permit. The County ordinance also requires that the City review the Conditional Use Permit within the Fringe Area. Miklo reiterated that this is not an area that is likely to be annexed into the city. He added if this area were annexed, the City also allows schools in residential neighborhoods by a special exception (similar to the County's Conditional Use process). Given the proposed use is not within the Growth Area and that the school use would not be incompatible with residential future growth, staff recommends that the City forward a letter to the Johnson County Board of Adjustment indicating that the City has no objection to the conditional use permit. Freerks opened the public hearing. Seeing no one Freerks closed public hearing. Signs moved that the City forward a letter to the Johnson County Board of Adjustment indicating that the City has no objection to the conditional use permit. Parsons seconded the motion. Signs noted in an effort to be transparent that the applicant's spouse is his personal doctor. Planning and Zoning Commission May 4, 2017 — Formal Meeting Page 4 of 5 Martin disclosed she one went camping with the applicants. Dyer noted it is a wonderful school proposal. A vote was taken and the motion carried 7-0. CONSIDERATION OF MEETING MINUTES: APRIL 20, 2017 Hensch moved to approve the meeting minutes of April 20, 2017. Theobald seconded the motion. A vote was taken and the motion passed 7-0. PLANNING AND ZONING INFORMATION: Miklo stated that the City is continuing to work with the consulting firm that is looking at the possibility of Form -Based Codes for the Northside and South Districts. The firm will be back in town next week and there will be a continuation of the workshops. On Wednesday the workshop will discuss the Northside and that will be at Horace Mann School 6:00 pm to 8:00 pm. Then on Thursday (again from 6:00 pm to 8:00 pm) at Alexander Elementary School to discuss the South District. Miklo asked that if the Commissioners plan to attend to let him know. Signs noted he will be attending the South District discussion on Thursday. Freerks will be at the Northside workshop. ADJOURNMENT: Hensch moved to adjourn. Parsons seconded. A vote was taken and motion carried 7-0. Z O � Q �O OU UWr U�o Z W N U Oz� N 0 a 05 Z WF Z F z Q z J a Nxxxxxxx 0 C-4xxxoxxx CN xxxxxxx CD oxxxxx CD ;xxxxxxx M M X X X X O X X N XXXXXXX T ;xxxxxxx N Nxxxxxxx N x x x O x x x x x x x x 0 X oxxxoxxx co o x x x x x x x a,xxxxxxx DO x x x x x x x Nxxooxxx � X 0 x x x x x C- XXXXXXX J Z W W Q W O 0a�aNQo Y U U 2 O 66 M w ZwwzmK w=2awmo a a U) U W E u Q O d Q 11 Z u u w u XOO } w Y