HomeMy WebLinkAbout06-01-2017 Planning and Zoning CommissionG1
:z
oil
PLANNING AND ZONING COMMISSION
Thursday, June 1, 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. Rezoning Item
Discussion of an application submitted by Watts Group Construction for a rezoning of approximately
21.77 acres from Rural Residential, RR-1, (4.16 acres) and Interim Development —Single Family
Residential, ID-RS (17.61) acres to Single Family Residential (RS-5) zone for property located north of
Rohret Road, west of Lake Shore Drive. (REZ17-00009)
E. Comprehensive Plan Item
A public hearing 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)
F. Consideration of Meeting Minutes: May 18, 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 15/July6/June 20
Informal: Scheduled as needed.
STAFF REPORT
Item: REZ17-00009
Rohret Road — Country Club Estates
GENERAL INFORMATION:
P.•
Contact:
Requested Action:
Purpose:
Location:
Size:
Existing Land Use and Zoning
Date: June 1, 2017
Watts Group Construction
Duane Musser
1917 S. Gilbert Street
Iowa City, IA 52240
319-351-8282
d.musser@mmsconsultants.net
Rezone three tracts (17.61, 3.11, and 1.05
acres) from Rural Residential (RR-1) and
Interim Development Single -Family Residential
(ID-RS) to Low -Density Single -Family
Residential (IRS-5).
To allow single-family residential development
North of Rohret Road, west of Lake Shore Drive
21.77 acres
Agriculture and undeveloped - 17.61 acres ID-
RS, 3.11 acres and 1.05 acres RR-1
Surrounding Land Use and Zoning: North:
Residential - OPD-5
South:
Residential —County AR and R
East:
Residential - RS-5
West:
Agricultural — County A
Comprehensive Plan:
Neighborhood Open Space District:
File Date:
Southwest District Plan — single family/duplex
residential
SW5 Hunters Run
May 11, 2017
45 Day Limitation Period: June 25, 2017
2
BACKGROUND INFORMATION
Most of the land under consideration for the proposed rezoning (17.61 acres) was
annexed into the city in 1994. Approximately 3 acres was annexed in 1972 as part of a
larger annexation that was later developed into Southwest Estates and Country Club
Estates. When the 17.61 acres adjacent to Rohret Road was annexed in 1994 a
proposal to rezone this area to Medium Density Single -Family Residential zone (RS-8)
and Low Density Single -Family residential zone (RS-5) was considered. However,
because of the lack of sanitary sewer services and the substandard condition of Rohret
Road, the newly annexed land was zoned Interim Development Residential (ID-RS).
Since 1994, the future alignment of Highway 965 between Highway 6 and Highway 1
was determined and the City extended the growth boundary to include this area. The
City committed to serving this area with sanitary sewer extensions and necessary lift
stations, in order to allow development within the city. Country Club Estates Parts 1 to 6
were subsequently subdivided and developed as single-family residential lots. The
applicant has requested this rezoning to allow development of the next phase of
Country Club Estates.
The applicant has indicated that they held a Good Neighbor meeting on May 25. A report
from that meeting will be available prior to the June 1 Planning and Zoning Commission
meeting.
ANALYSIS:
Current zoning: The Rural Residential Zone (RR-1) is intended to provide a rural
residential character for those areas in the city that are not projected to have the utilities
necessary for urban development in the foreseeable future or for areas that have
sensitive environmental features that preclude development at urban densities. The
RR-1 zone allows single family dwellings and limited agricultural uses on lots that are a
minimum of 40,000 square feet. Septic systems are allowed in RRA zones that are not
served by City sanitary sewer. The RRA zoning designation was applied to this area
prior to the installation of a sanitary sewer lift station for County Club Estates, which
now makes it possible to provide sanitary sewer service.
The purpose of the Interim Development Single -Family Residential Zone (ID-RS) is to
provide for areas of managed growth in which agricultural and other non -urban uses of
land may continue until such time as the City is able to provide City services and urban
development can occur. Agricultural uses are permitted, while other uses including
residential uses, are allowed as provisional uses. The Interim Development Zone is the
default zoning district, to which all undeveloped areas should be classified until City
services are provided. The ID-RS designation indicates that residential uses were
anticipated at the time of the annexation, though this designation does not compel that
single family use upon development nor foreclose rezoning to a different use. Upon
3
provision of City services, the City or the property owner may initiate rezoning to zones
consistent with the Comprehensive Plan, as amended.
Proposed zoning: The Low Density Single -Family Residential Zone (RS-5) is primarily
intended to provide housing opportunities for individual households. The regulations are
intended to create, maintain, and promote livable neighborhoods. The regulations allow
for some flexibility of dwelling types to provide housing opportunities for a variety of
household types. The zone allows single-family dwellings with a minimum lot size of
8,000 square feet and lot widths of 60 feet. For lots with vehicle access from an alley or
rear lane, the minimum lot area is reduced to 6,000 square feet and lot width is reduced
to 50 feet. Duplexes are allowed on corner lots with a minimum lot area of 12,000 square
feet.
This zone also allows for some non-residential uses that contribute to the livability of
residential neighborhoods, such as parks, schools, religious institutions, and daycare
facilities. Related non-residential uses and structures should be planned and designed
to be compatible with the character, scale, and pattern of the residential development.
Comprehensive Plan: This property is located within the Weber Subarea of the
Southwest District Plan. The Southwest District Plan identifies this land as appropriate
for single-family and duplex residential development. The proposed zoning, Low
Density Single -Family Residential (RS-5), will allow for a residential development with a
maximum density of five dwelling units per acre. Adjacent properties within the city are
zoned RS-5. Land to the south is located outside of the city limits and is zoned County
Residential (AR, R, and R-10) zones. In staffs opinion the proposed IRS-5 zoning is
consistent with the Comprehensive Plan and compatible with the neighborhood,
provided adequate infrastructure is installed to serve development.
Infrastructure: Sanitary sewer service is now available to serve this property as a
result of the lift station installed for earlier phases of Country Club Estates.
Water service is also available to serve this area, but due to low water pressure, staff
recommends that as part of a preliminary plat application, the developer be required to
complete a pressure analysis and if necessary install a booster pump to provide
adequate water pressure.
Rohret Road is a rural cross section with chip seal surface and drainage ditches. When
!ruing Weber School was built, the City improved Rohret Road to a point approximately
500 feet west of Phoenix Drive. When County Club Estates, Part 7 was developed, the
developer extended the improvements of Rohret Road to Lake Shore Drive.
Extending this infrastructure west to the new intersection is important to insure it is
developed in accordance with the City's adopted design standards. A majority of the
n
traffic generated from this development will be traveling east. Curb and gutter will help
control stormwater, and sidewalks will serve pedestrians.
As a condition of rezoning the property, the applicant has agreed to improve Rohret
Road to the first street intersection that will provide access to the next phase of
development (conceptually identified at approximately 200 feet to the west of where the
current street improvements end). The applicant agrees to pay 50% of the cost of
improving the street to the western city limits. The City and/or future private
development to the south will be responsible for the other 50%. Staff does not
anticipate a need improve the remainder of Rohret Road in the near future. Any
subdivision of land adjacent to Rohret Road will also include installation of a sidewalk
along Rohret Road as a public improvement to be installed by the Developer. Subject to
these conditions, staff finds the improvements necessary to change the zoning to RS-5
will be provided.
STAFF RECOMMENDATION:
Staff recommends approval of REZ17-00009, an application submitted by Watts Group
Construction for a rezoning of approximately 21.77 acres to Low Density Single Family
Residential (RS-5) zone for property located north of Rohret Road, west of Lake Shore
Drive, subject to a Conditional Zoning Agreement specifying:
1) Upon subdividing any of the property hereby rezoned the Developer shall enter
into a subdivider's agreement with the City for the installation of Rohret Road as a
public improvement to the first street that will serve the development (a point
approximately 200' west of Lake Shore Drive);
2) Prior to the issuance of a building permit, the Developer shall pay 50% of the cost
of improving Rohret Road to the western city limits as determined by the City
Engineer;
3) As part of a preliminary plat application for any of the property hereby rezoned, the
Developer shall complete a water pressure analysis and, if necessary, design and
construct the water system to include a booster pump to provide adequate water
pressure.
ATTACHMENTS:
1. Location Map
2. Aerial Photograph
Approved by: _�
John Yapp,'Development Services Coordinator,
Department of Neighborhood and Development Services
��115
AN
g��®��®
/r
�1IE'
REZONE TRACT 92
RR1 TO RS5
3.11 AC
1MAN SF
REZONE TRACT 81
ID-RS TO RS5
17 61 AC
M.613 SF
CAP rt*
REZONING EXHIBIT
g COUNTRY CLUB ESTATES
\ ( SEVENTH ADDITION
31 IOWA CITY, IOWA
/ �\�E MMCOm4T11XI9 [S. BelwVBfPN@11.YP SIP®m(M1CIXX MCWSI. PIYI
`\` &m1OR01Pwf w, RX91Rl ¢LLEGY48WI6M mE�.OYNy¢RYA M'
IONACR/.N.Mo ,N mN CwKM[E.M aN, ,N 9N,
34
6
4
v. \ l< \
,.8�`\�P
i 3g a
os nc a
n5,T62 SF I 37
'ONE TRACT IF)
RR1 TO RS538
"
i�
LEGEND AND NOTES
} - vNom[u[ mN,w rcuo
- aNawwu m[a[ imMswa
a
e
:
-- a maY"u °0Np'Rwo
ppll [�1 1
I6FYe1 �®
---- __ ___� um nmx Nrmvoz xwu
inmmn uo, NwR N,ID
1+1m
wO11M19 mOML NttBY[M[Nmr xO Mw.9w
rf2 al. � m [ AMINIttlNlY
1 _i / MIXWP'eM 611!'6 S6w�m'E. 4G10M
eourtoar uN m mvm aw urnm nw
.SFeplw Nwll[MkMx ,6Po ,6i. .LLple wID
FIIIIG.YIK /IOMMCTIIWAO Imf pIM
omc ao-snx mmw,oax Nms,uo rem aura
nr,�e[�oa ,aNc iarwrmnuu ,Nm�ler[�uac
vc,mx iwu xo-orcxs
1ryp`wi'manr uc rm"� rmn MKE
m'mi rwo vn vrwnY w6 „xu r¢T
Mxo- Muswt "aa wn mmmer uc eu+
m Mao- ea+>mE. Imie Nn: Mno- mrme,t
Me¢ anM imm mx m . rani
v M [f.ItM U[,F WO ®1Mbi IK-a,MiFR R
Bw^'6D a[ O.IM[M wF-mMrtS w ZG,[.w 13 )E2
m4M, 4lW > W NJ& 1NE W,e rtEl. 10 6m
q�qd rmc ae�x"o-o n.:eln m„cam,'m .w'"'m'
�wem.�lmmN
I I aowmr aaixn'. MwR Mxo-. mrrMwma M >vm ,ME a a[o minNu,
ae-arM,m mmum ai-w wm nEn M,c xoErzE:mmv w.m rm.
uac x�a®a•rrmmrmr., mvx MN. --..Nam a+xa, roo!
rnrr°R°o mxa,mxsort. ro a emr w M NNMnr uc a mwm mn mam>fNm
nm N umoMm NM M MY MP6S irtm[nm x EUT eow m ar vem aa,. N M
wmima w M wsm mxrr vcmom[ a+xa Mxm [[swat xu,N Exo wMnY
'm�lir,°mv.m,�nusr wm['!i�,u�0iuo-'a°ncoc mmraY nrnmhne�wr m'rc v"u14Xa,v,O1 ix
w�umumiMnxm rre�i,m[n.wn aw.c w[[�"N"9an ;u�erEw�Rxae im.� m
'm. mo Nvm m mmm[,s "o ,nmcmu o- rsmm.
COUNTRY CLUB ES TC E'.'EPdTI� . f tl �PJ
xn i, s p
� r I
LOCA MAP --
M
M
CMLEN1NEMS
LAND PLMMM
LAND SURV M
LWDSMAR;HITECTS
EFMRON,D.fALSPEMISM
1.`..LL ST.
RrtVA OEM
ta,4 EE1arffi
Nww.m„mwulmnlaMl
REZONING
EXHIBIT
COUNTRYCLUB
EST AT ES, SEVENTH
ADDITION
IOWA CITY
JOHNSON COUNTY
IOWA
MMS CONSULTANTS, INC.
Gnu
OS•ri-1T
a`�qonM
ewMx.
�
Mewq.
y
p1YRQl1'
1931532
,,, 1
To: Planning and Zoning Commission
Item: CPA16-00005
North District Plan amendment
GENERAL INFORMATION:
Applicants:
STAFF REPORT
Prepared by: John Yapp
Date: May 12, 2017
North Dubuque, L LC
130 E. 3b Street, Suite 400
Des Moines, Iowa 50309
Forest View Tenants Association
1205 Laura Drive Lot #63
Iowa City, IA 52245
Contact: 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.
Purpose:
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
Location:
Generally west of Dubuque St, south of Interstate 80
Existing Land Use and Zoning:
Single Family (RS-5)
Mobile Home Park (OPD/RS-12)
Vacant (ID-RS)
Surrounding Land Use and Zoning:
North: Interstate 80
East: Dubuque St
South: Residential (ID-RS)
Multi -Family (RM-20)
Residential (OPD-5)
West: Residential (OPD-5)
Comprehensive Plan:
North District Plan
File Date:
December 15, 2016
2
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 Roa&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.
3
1. 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 Mufti -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 LaW use Mao. The existing North 'District Pion (adopted in 20u1) 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.
B. Analysis:
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 Thomberry 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 major 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.
It. 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.
14
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:
i. Change in circumstances: The applicants' Sensitive Areas Inventor, 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.
ti. 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.
K. 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 fur
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
N
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.
ii. 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. Staffcontemplatesthe 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
7
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."
N. 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 tagade 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
[3
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
J. 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.
if. 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).
ifi. 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 to 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 Arn 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
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.
ii. 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.
i/i. 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.
SUMMARY
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
11
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 pointt 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)
8. Forest View Mobile Home Park Relocation Plan
7. Applicants' concept images of Dubuque St frontage
B. Good neighbor meeting notes
9. Statement regarding co -applicants (English and Spanish)
Approved by:
Department 0 Neighborhood and DeAelopment Services
d�t�tt�t�r
tt
WIN
nau 9�rattyIDe•
~ PAa
�� }
Cm of Iowa Crrr
a
7 sue_ �O[gs���VDE1� RD NE
North District Plan
B0,5 Z
114SERSTP �
REST�VIEWiTRL GQ n
��� FfAYWOODflR G �a m �? ��a
ii mow• FLI IDR�AyS.i�
gip,
� - o
!� i FOSTER RD - .a V�PENt�P 1-•mot.. � ' q0
f n
SPEEDWAY
An application submitted by SAS`
North Dubuque, LLC. for
an amendment for the North District Plan.
G
�'. ALLEY C�P�IC RORDS .
[Extractor del paquete de 58 p6ginas para to reunion o f►clal de to Comisi6n Municipal de
Planeacl6n y Zoni ficaci6n del 18 de Mayo, 2017, en to que trata sabre Forest View.]
[Agenda]
Comit@ de Planeaci6n y Zonificaci6n.
Jueves 18 de mayo, 2017 — 7:00 PM
Reuni6n Formal
Sala Emma Harvat
Iowa City City Hall
410 E. Washington Street.
[Punto D en to AGENDA, relacionado con el Plan Integral Municipal:]
S PAN i s h 7'R#wj-A77m)
or- STHvF A proviT
L ['ff / 6 - 000O5'
1 j" flmtodFKyt-
que se considere la petici6n de fijar la fecha de 1° de junio, 2017, para una audiencia
publica sobre la solicitud de modificaci6n al Plan Integral para modificar el Plan del
Distrito Norte en un terreno de aproximadamente 7o acres al oeste de Dubuque Street
y sur de la via 1-80, y at norte y este de Mission Point Road y Mackinaw Drive,
modificando el mapa del use de terreno, adoptando una encuesta de Areas ecol6gicas
sensibles, y an"adiendo ciertos objetivos sobre vivienda, transporte y diseno. (CPA 16-
00005)
[p 1]
Informe Administrativo,
Para: La Comisl6n de Planeaci6n y Zonificad6n
Preparado par: John Yapp
Punto: CPA 16-ooa05/ Modificaci6n at Plan del Distrito Norte
Fecha: 12 de Mayo, 2017
INFORMACION GENERAL:
Solicitantes: North Dubuque, LLC
13o E. 3rd Street, Suite 400
Des Moines, Iowa
Asociaci6n de Vecinos de Forest View
1205 Laura Drive, Lote #63
Iowa City, IA 52245
Contacto: Steve Long
HBK Engineering
509 S. Gilbert Street
Iowa City, IA 52240
319-338-7557
Acci6n Pedida: Modificar el Plan del Distrito Norte (parte del Plan Integral)
sobre aproximadamente 7o acres al oeste de Dubuque Street, al sur de la via 1-8o, al
norte y este del vecindarlo de Mackinaw Village para modificar el mapa, adoptar el
inventario de areas sensibles, y agregar ciertas metas de vivienda, transporte y diseno
Prop6sito: Permitir zonificaci6n de oficina y comercial A oeste de Dubuque
Street y sur de la via 1-8o; y permitir desarrollo, y desarrollo anticipado, residencial al
norte y este del vecindarlo de Mackinaw Village
Ubicaci6n: En general al oeste de Dubuque St y sur de la I-8o
Zonificaci6n y Uso actual: Familiar Onico (RS-5)
Parque M6bil (ODP/RS-tz)
Desocupadas(ID-RS)
Zonificaci6n y Uso Circundante: Norte: Via I-8o
Este: Dubuque St
Plan Integral:
Fecha de archivo:
a,tc
Sur: Residencial (ID-RS)
Multi -Familiar (RM zo)
Residencial (OPD-5)
Oeste: Residencial (OPD-5)
Plan del Distrito Norte
15 de diciembre, 2o16
La North Dubuque, LLC es propietaria de aproximadamente 70 acres all oeste de
Dubuque Street, al sur de Ia via I-8o y al norte y este del vecindarlo de Mackinaw Village.
La parte occidental de la propiedad incluye una vivienda residencial de familia unica y
terreno sin desarrollar; la parte central incluye el Forest View Mobile Home Park; y la
parte oriental incluye tres viviendas residenciaies de familia unica. En su mayor parte los
7o acres son bosque sin desarrollar. Los solicitantes North Dubuque, LLC y la Asociaci6n
de Vecinos de Forest View piden que se adopte un mapa de use del terreno y ciertos
objetivos de vivienda, transporte y diseno para Ios 7o acres bajo el dominio de la North
Dubuque LLC.
El use de terreno existente en el Plan del Distrito Note (adoptado en zoos) identifica al
Forest View Mobile Home Park como'residencial de familia multiple' y la gran mayoria
del resto del terreno como'diseho de conservaci6n ambiental' y `residencial familia
unica o casa tipo duplex.' El frente sobre el lado oeste de Dubuque Street se identifica
Como'Vivienda Rural en Lote Grande.' Se adjunta el mapa de use de terreno del Plan del
Distrito Norte.
Los cambios mas significativos que se proponen son el nuevo desarrollo del Forest View
Mobile Home Park, la creaci6n de una nueva comunidad de Forest View hacia el centro
de la propiedad, la introducci6n de use de terreno para comercio al oeste de Dubuque
Street y sur de I-8o, la introducci6n de residencias multifamiliares al norte y este de
Mackinaw Village, y un nuevo acceso a Dubuque Street (se detalla en el analisis.) El Plan
del Distrito Norte contiene una pagina consagrada a Desarrollo Futuro a to largo de
Foster RoadfLaura Drive (adjunto).
Relativo a dste area, el plan deciara:
En el momento que mejoras a la infraestructura invite nuevo desarrollo de esta
Area, la protecci6n de areas ecol6gicas se convertira en una preocupacidn
apremiante. Esta area puede continuar acomodando opciones existentes de
vivienda econ6mica y proveer oportunidades para nuevas residencias de familia
Onica, apartamentos, casas adosadas y condominios si cstas se consolidan a Io largo
de Laura Drive y Foster Road. Fomentando diseno ecol6gico que consolide el
desarrollo a distancia de las areas de bosque mas espeso y de barrancos protegera
los corredores para animates salvajes, conservara las copas de arboles en el terreno,
evitara la erosi6n de los barrancos, y reducira el desagGe durante las tormentas. El
mapa del Plan ilustra uno de los dise"nos de vecindario posibles que sera apropiado
para el area. Este diseno hipotetico muestra un desarrollo consolidado lejos de los
barrancos en el bosque con un sistema de Was conectadas en las areas mas planas
que hay al oeste de Arn Lane y la extensi6n de Laura Drive.
[P9-ti]
RESUMEN:
Las modificaciones que se proponen al Plan Integral del Distrito Norte concuerdan con
varios objetivos publicos, entre ellos:
• La construcci6n de vivienda de reemplazo econ6mica y compromiso con el Plan de
Reubicaci6n de Forest View;
• Aporte de un acceso secundario al vecindario amplio de la Peninsula;
• La creaci6n de diversos tipos de vivienda para hogares diferentes;
• Aporte de oportunidades comerciales y de desarroilo de negocios en un punto de
intercambio arterial existente; y
• El compromiso, a trav6s de un acuerdo de zonfficac16n condicional, con mantener el
aspecto paisajista de la entrada a Iowa City por Dubuque Street.
Aparte de la "nueva" comunidad de Forest View, los cambios principales mas
significativos al Plan del Distrito Norte actual incluyen la introducci6n de usos
comerciales al oeste de Dubuque Street y sur de la via 1-8o, y la introducci6n de vivienda
multiple familiar al norte y al este de Mackinaw Village. Con respecto a usos
comerciales, el Plan del Distrito Norte busca enfocar actividades comerciales en
m6dulos ya existentes — mientras que ahora no hay usos comerciales en el truce de la
via 1-80 con Dubuque Street, sf es un n6dulo de calle arterial. La conservaci6n de las
caracterfsticas pintorescas de la entrada por Dubuque Street ha sido una constante de
la polftica urbana—los solicitantes han propuesto mantener las cualidades paisajistas
mediante un acuerdo de zonificacidn conditional para cuando surjan solicitudes de
rezonificac16n en el futuro.
Con respecto al use de terreno al norte y al este de Mackinaw Village para vivienda
familiar multiple, el mapa del terreno y el plan conceptual representan un aumento de
densidad sobre el Plan del Distrito Norte actual. Aunque los solicitantes indican que se
proponen cumplir con las estipulaciones de las Normas Para Areas Sensibles, la
concentracibn de densidad en unidades de 8-13 por acre pudiera resultar en una
construcci6n significativa de edificios multifamiliares en la parte noroeste del
desarrollo. Notamos que mientras que cualquier proyecto que tenga la posibilidad de
aglomerar densidad necesita la aprobaci6n del comit6 de Planeacl6n y Zonlflcac16n y del
Consejo Municipal, la propuesta de modificaci6n al Plan Integral deberfa reconocer la
preocupacl6n con un cambio de densidad vecino al barrio existente de Mackinaw
Village.
RECOMENDACON DEL PERSONAL MUNICIPAL:
Se recomienda que sea aprobado el CPA 16-oo005, ap6ndice al Plan del Distrito Norte
para:
A. Adoptar el mapa de use del terreno fechado abril tz, 2017
B. Adoptar el Inventario de Areas Sensibles fechado abril 5, 2017
C. Adoptar las metas siguientes:
a. Objetivo de Vivienda: En la reurbanizaci6n de Forest View Mobile Home Park, el
propietario/constructor debera proveer asistencia de reubicaci6n que
comprenda vivienda de reempiazo, preferiblemente en un irea cercana,
servicios de consuitorfa y gastos de mudanza. Esta asistencia de reubicaci6n
debe ser ofrecida y disponible anterior a cualquier demolici6n de viviendas
existentes como primer paso de una fase initial del desarrollo.
b. Objetivo de Vivienda: Cualquier desarrollo de vivienda residencial multi -familiar
contigua con Mackinaw Village debe incorporar normas de diseno, distancias de
retiro obligatorias, barreras, iluminaci6n de bajo nivel, y otros mdtodos para
mantener la viabilidad residencial del barrio de Mackinaw Village.
c. Objetivo de Usos institucionales y Comerciales: Para mantener el caracter
paisajista de esta entrada principal a Iowa City, cualquier nuevo desarrollo de la
propiedad a to largo de Dubuque St deberA cumplir con pautas de disefio
estrictas impuestas a travels de un Acuerdo de Zonificacf6n Provisional
(Conditional Zoning Agreement, CZA.) Estas gufas para el desarrollo tratan de
las fachadas, colocaci6n de avisos, situaci6n a distancia de la calie, barreras y
conservaci6n de drboles.
d. Objetivo de Transporte: Cuando haya nuevo desarrollo de propiedades al oeste
de Dubuque Street y al sur de la via I-8o, acceso a Dubuque Street para el trfiflco
proveniente de norte al Foster Road desplazAndose en direcci6n sur serA
permitido siempre y cuando el truce/punto de acceso se disene para acomodar
volumenes de trafico anticipados del Area al oeste de Dubuque Street y al sur de
la i-8o bajo desarrollo.
DOCUMENTOS ADJUNTOS:
t. Mapa del sitio
z. Declaraci6n de los solicitantes (Ingles y Espanol)
3. Mapa propuesto por los solicitantes de use del terreno (Ingles y Espanol)
y. inventario de los solicitantes de Areas ecol6gicas sensibies en forest view
5. Plan conceptual de los solicitantes (Ingl6s y Espanol)
6. Plan de Reubicaci6n de Forest View Mobile Home Park
7. Imagenes conceptuales de los solicitantes del frente de Dubuque Street
8. Apuntes de las reuniones de Buenos Vecinos
g. Declaraci6n sobre los co-solicitantes (Ingles y Espanol)
[firma) Aprobado por: Doug Boothroy, Director/ Departamento de Servicios a los
Vecindarios y de Desarrollo
1p•51)
Apuntes de la Reunion de Buenos Vecinos (Good Neighbor Meeting)
Fecha en que ocurri6: 13 de noviembre, 2o16
Hora: 6:30 pm
Presentes: 28 personas, incluyendo residentes de los condominios
Idyilwild, Knollwood Lane y el Area al este de Dubuque Street, al norte de Bjaysville
Lane. Ademas representantes de la Ciudad de Iowa City, de HBK Engineering y de la
North Dubuque, LLC.
Lugar: Elks Lodge de Iowa City, 637 Foster Road, Iowa City, IA
Representantes de la North Dubuque, LLC y HBK Engineering presentaron el concepto y
variedad de usos propuestos para todo el sitio de desarrollo. Se explic6 y discuti6 el
proceso de modificaci6n, asf como el cronograma del proceso con la Ciudad y del
proceso de construction. Se discuti6 el tema del proyecto, como por ejemplo el proveer
una variedad de usos, ofrecer una variedad de tipos de vivienda con mayor densidad en
algunas Areas para conservar y mejorar areas naturales, crear Areas comerciales a to
largo de Dubuque Street protegiendo a la vez la entrada paisajista a Iowa City, proveer
asistencia de reubicaci6n a los residentes del Forest View Mobile Park y construcci6n de
un nuevo barrio de viviendas de familia Gnica para los residentes del Forest View Mobile
Park.
A continuaci6n, comentarios/preguntas que se escucharon de to presentee:
Se present6 el concepto para el desarrollo en su totalidad y la modificaci6n al
plan integral se explic6 y se discuti6. Uno de los vecinos propuso que quisieran
ser advertidos en cuanto se inicle el proceso. El equipo de desarrollo Indic6 que
se les mantendr6 informados a los vecinos y que se ha creado una p6gina web la
cual se actualizar6 regularmente.
Hubo discusi6n sobre el 6rea comercial propuesta a to largo de Dubuque Street.
Surgieron las siguientes preguntas y comentarios:
o Se sabe el numero de habitaciones del hotel propuesto?
o Hubo un comentario sobre la estetica de una nueva 6rea comercial. No se
quisiera un "super mail extravagante."
Durante la discusi6n del concepto del desarrollo, un vecino se mostr6
preocupado por el aumento de trdfico sobre Foster Road.
Un residente de Idyllwild se mostr6 preocupado de que el desarrollo propuesto
pudiera aumentar el desagUe durante las tormentas to que harla impacto en
Idyllwild. Un miembro del equipo de desarrollo explic6 que se contempla un
desarrollo de bajo impacto que mantiene las aguas sobre el sitio y que est6n
trabajando con la Ciudad para asegurar un diseho para aguas pluviales que
sobrepasa los reglamentos municipales.
Un residente de Idyllwild declar6 que en el momento la Ciudad est6 disehando
un plan de aguas pluviales para Idyllwild y pide que los del proyecto coordinen
con la Ciudad.
• Uno de los vecinos anim6 al equipo de desarrollo a que por favor desarrollara de
manera ecol6gica y respetando la belleza del sitio.
Estoy de acuerdo que to anterior representa los comentarios hechos durante la reuni6n
Good Neighbor Meeting del 13 de noviembre, 2o16.
[Firmadol John Yapp, Coordinador de Servicios de Desarrollo/ Servicios a los
Vecindarios y de Desarrollo, Ciudad de Iowa City
[P•531
Apuntes de la Reuni6n de Buenos Vecinos (Good Neighbor Meeting)
Fecha en que ocurri6: 13 de noviembre, zoi6
Hora: 5:00 pm
Presentes: 35 personas, incluyendo residentes del barrio de Mackinaw
Village, de los condominics de Oak Grove, Haywood Drive, Foster Road y Knollwood
Lane. Adem6s representantes de la Ciudad de Iowa City, de HBK Engineering y de la
North Dubuque, LLC
Lugar: Elks Lodge de Iowa City, 637 Foster Road, Iowa City, IA
Representantes de la North Dubuque, LLC y HBK Engineering presentaron el concepto y
variedad de usos propuestos para todo el sitio de desarrollo. Se explic6 y discuti6 el
proceso de modificaci6n, as( como el cronograma del proceso con la Ciudad y del
proceso de construcci6n. Se discut16 el tema del proyecto, como por ejemplo el proveer
una variedad de usos, ofrecer una variedad de tipos de vivienda con mayor densidad en
algunas areas para conservar y mejorar areas naturales, crear areas comerciales a to
largo de Dubuque Street proteglendo a la vez la entrada paisajista a Iowa City, proveer
asistencia de reubicaci6n a los residentes del Forest View Mobile Park y la construcci6n
de un nuevo barrio de viviendas de familia Onica para los residentes del Forest View
Mobile Park.
A continuacl6n, comentarios/preguntas que se escucharon de los presentes:
Durante la discusi6n del plan en general, hubo un comentario pidiendo que se
hiciera todo el esfuerzo posible para proteger los corredores existentes para los
animates silvestres.
Durante la discust6n sobre la nueva mezcla de viviendas en la propuesta, se
manifestaron las siguientes preguntas:
o 5e permitir6n viviendas m6vtles en el nuevo desarrollo?
o Cuales son los precios de las nuevas unidades residenciales?
o Qud densidad se anticipa en el desarrollo?
o Habra alguna disminuci6n del ruido del trafrco por la 1-8c?
Durante la discusi6n del concepto en general surgieron la siguiente pregunta y
comentario:
o Cuales son las etapas del proyecto — Etapa t/Etapa z?
o Preocupaci6n sobre la contaminact6n Iuminosa — cuantos faroles de la calle
se anticipan? Se puede disminuir el numero?
Preguntas surgieron en particular sobre el horde este del desarrollo:
o Clue detalles hay sobre el nuevo hotel?
o 51 no es un hotel, que otra cosy pudiera ser?
o La Laura Drive se mantiene o se elimina?
o Clue distancta hay entre la vivienda ma's alejada en Knollwood Lane y el
pequerio mercado que se proyecta?
o Se pidi6 que se sembraran grandes pinos como barrera entre las residencias
de Knollwood Lane y el area comercial (Market Place) que se proyecta.
o La Haywood Drive se mantendra como es o se aumentara de acuerdo a las
normal municipales?
o Qu6 tipo de comercios se contempia? Prefteren que no sea una cantidad de
tiendas de cadena.
Estoy de acuerdo que to anterior representa los comentarios hechos durante la reuni6n
Good Neighbor Meeting del t3 de noviembre, 2o16.
[Firmado] Karen Howard, Urbanista Asociada/ Servicios a los Vecindarios y de
Desarrollo, Ciudad de Iowa City
[p-55]
Apuntes de la Reuni6n de Buenos Vecinos (Good Neighbor Meeting)
Fecha en que ocurri6: 13 de noviembre, 2oi6
Hora: 3:00 pm
Presentes: 49 personas, incluyendo residentes del Forest View Mobile
Home Park y representantes de la Ciudad de Iowa City, de HBK Engineering y de la
North Dubuque, LLC
Lugar: Elks Lodge de Iowa City, 637 Foster Road, Iowa City, IA
Representantes de la North Dubuque, LLC y HBK Engineering presentaron el concepto
propuesto para todo el sitlo, inclusive tlpo de usos como por ejemplo, vivienda pars
personas de la tercera edad en la parte oeste del terreno, condominios insertos en el
bosque y de mayor densidad con el fin de proteger los humedales, bosques y
pendientes, oficinas a to largo de la I-8o, comercio a to largo de Dubuque Street y la
creacidn de un nuevo barrio pars familias unicas al mero sur del Forest View Mobile
Home Park.
Se discuti6 el plan de reubicacl6n haciendo resumen de varias situaciones hipot6ticas.
Se insisti6 sobre el punto de que todos recibiran asistencia y que se construiran
aproximadamente loo vivlendas en el nuevo barrio de Forest View para acomodar a los
residentes del Forest View Mobile Home Park que califican en cuanto a ingreso. Se
discuti6 el tipo de financiaci6n propuesto (Cr6dito Fiscal por Bajos Ingresos) para la
construcci6n del nuevo barrio para los residentes de Forest View, asr como las
directrices sobre el ingreso de la casa y to que sucedeM si aiguien no califica en cuanto a
ingreso o si decide no vivir en el nuevo barrio. El tema se discuti6 en detalle;
particularmente el programa de 15 a"nos de alquiler con opci6n de compra que les
permite a los residentes pagar la renta actual de $310 al mes con un incremento del z%
cada afio. Una parte de la renta se deposita en una cuenta a nombre del inquilino la cual
se puede tocar en cualquier momento si el inquilino decide trasladarse a otro lugar. Por
el otro lado, si el inquilino permanece los 15 ahos, esos fondos se usarran como primer
pago por la casa y se refinanciarian los to afios restantes.
La modificaci6n al Plan Integral se present6 y se discut16. Antes de que la construcci6n
pueda comenzar, primero se necesita modificar el plan integral, y luego la nueva
zonificaci6n y subdivisi6n del terreno. Tal proceso puede demorarse aproximadamente
6 a 7 meses con la Ciudad y Iuego 9 a iz meses para la construcci6n del nuevo barrio,
servicios y carreteras.
A continuaci6n, comentarios%preguntas que se escucharon de los Presentes:
Al terminar la discusi6n del nuevo barrio y sus comodidades como residencias
para famiiia unica con amplia 6rea de juego y canchas de futbol, bosque, centro
comunai y albergue contra tornados, uno de los residentes quiso saber si se
permitirfan casas m6viles.
Surgieron varias preguntas sobre el financiamiento del nuevo barrio y de las
nuevas casas.
o Hay un Ifmite m6ximo de ingreso y se trata de ingreso bruto o neto?
o Cluien paga el impuesto de propiedad?
o Despuds de los l5 anos el pago mensua► continua a aumentar en z% anuales?
o Es posible comprar la Casa despuds de to anos en vez de l5?
Durante la discusi6n del nuevo barrio, surgieron varias preguntas especificas al
proceso y al tipo de vivienda.
o Si aiguien estd rentando ahora, tiene acceso a casa nueva?
o Si actualmente estan viviendo en una casa de 3 dormitorios, pudieran
conseguir una de 4? Y sl se puede, cudnto costarta?
o Seran de un piso o dos las casas?
o Se incluirdn todos los electrodomdsticos?
o De qud tamano son los totes?
o En cu3nto se valorara la casa de aquf a 15 anos?
Se hab16 del valor positivo a informativo de las reuniones mensuales de
miembros de la Rsociacldn de Vecinos de Forest View con la North Dubuque, LLC
que tienen lugar en el Centro de Justicia Laboral.
Tambidn hubo comentarios sobre el hecho de que se quiere ofr a todos y la
necesidad de hablar en voz altal
Se hizo dnfasis repetidamente sobre la manera comp todos estin trabajando
juntos.
Estoy de acuerdo que to anterior representa los comentarios hechos durante la reunion
Good Neighbor Meeting del 13 de noviembre, 2oi6.
[Firmado] Doug Boothroy, Director/ Servicios a los Vecindarios y de Desarrollo, Ciudad
de Iowa City
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)-
1. 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"
Ill. 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)
1. 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. A 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
1. 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
1. 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-Famlly/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 focus 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-Famiy Residential on the north end and Residential Conservation on the southern and.
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 1980s 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 income4evels 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 2D17
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.forestvieWc.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 twww.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 Modlficaci6n al Plan Integral
A. Han cambiado las circunstancias o tambiin han salido a luz factores a informaci6n
adicionales tales que la modificaci6n que se propone es pare el bien publico.
a. Desde que se complet6 el Plan Comprehensivo original en el 2001, mis de 500
cases nuevas se han construido en la Peninsula, condominios de Elk Run, y el
vecindario de Mackinaw Village. Estos vecindarios nuevos han camblado
significativamente el caricter del area, tales la instalaci6n del Parque de
Pemos Thomberry, propiedad oomercial, vivienda residential pare familias
6nicas y multi -familiar, y oficinas medicas.
b. Durante las inundaciones del 2008 y mis recientes, residentes fueron obligados
a desalojar sus viviendas por cause de desbordarse el Iowa River y cubrir la
carretera de Foster Road. El desarrollo propuesto brindaria una Segundo via de
acceso a los residentes en caso de una situaci6n semejante, to que les permitiri
permanecer en sus viviendas.
c. El Forest View Mobile Home Park se instal6 en los anos 1940 y la mayoria de
las viviendas existentes fueron construidas en los anos 60 y 70, anterior a la Ley
National de Normas de Seguridad y Constnuccl6n de Vivienda Prefabricada
de 1974. Este propuesta de desarrollo busca mejorar la calidad de vivienda al
proveer cases permanentes y econ6micamente asequibles a pocos cientos de
pies al sur de la ubicaci6n actual.
B. La modification propuesta es compatible con las otras reglas y disposiciones del Plan
Integral, inclusive con cuaiquier Plan de Distrito u otras enmendaciones al mismo.
a. Principios Rectores del Distrito Norte pare la Planificaci6n (p.10)—
i. Meta sobre la 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 ireas ecol6gicas sensibles, y seen asequibies a personas de
todos los ingresos y todas las edodes."
ii. Usos pare Comercio a tnstituciones - especifica que todo desarrollo
futuro debe enfocar las actividades comerciales en n6cleos ya existentes
a to largo de arteries principales de trifico ... Disuadir el desarrollo de
tipo plaza comercial or. recta (strip mall)."
iii. Conserver y ampliar of espacio abierto entre la carretera Interstate 80 y el
proyecto residential. — "Proveer nuevos parques, caminos y espacios
abiertos pare satisfacer las necesidades presences y futures de los
habkantes del area, con enfasis en la protecci6n y revaloraci6n de ireas
de naturaleza unicas ... Proteger elementos embientales sensibles ...
Conserver y mejorar el irea intermedia entre el area residential y la via I-
80."
Forest View
March 2017
b. Denominaciones de Mapa del Plan del Distrito Sur (p.52)
i. Se le he aplicado a esta modificacibn del Plan Comprehensivo Is
denominacidn de "Vivienda Residencial Mixta de Baja y Media Densidad"
del plan del Distrito Sur para la Planificacibn. Esta denominacion esta
de acuerdo con los principios del plan de desarrollo propuesto an to qua
"la agrupacibn as closeable pare proteger elementos ambientales
sensibles." Este denominacibn propone entre 8 y 13 unidades de
vivienda por acre (un acre = aproximadamente 4046 metros cuadrados).
c. Principios Rectores del Distrito Norte pare la Planificacion — Desarrolio
residencial quo complemente vecindarios existentes ... y sea asequible a
personas de todas las edades y todos Jos ingrescs:
Como se indica an el Plan de Planificacibn del Distrito Norte, "Se dabs dar
atenci6n a obtener recursos de asistencia de reubicacidn a los residentes del
Forest View Park (p.27)". Se he disehado un plan de reubicacibn y 6ste se
pondra an marcha una vez qua comience el desarrollo. Se creare un barrio
nuevo qua sea permanente y econ6micamente asequible.
d. Principios Rectores del Distrito Norte pare la Planificacibn — Areas Ambientales
Sensibies:
Como se indica an el Plan de Planificacibn del Distrito Norte (p.27),
"Promoviendo un dise6o ambiental por medio de agrupar el desarrollo lejos de
las areas de bosque y despefiaderos, proteger corredores de los animates
silvestres, conservar la enramada y copas de los erboles an el area, prevenir la
erosion de despehaderos empinados, y reducir Corrientes de agua durante las
tormentas." La North Dubuque, LLC se propone desarrollar el area utilizando
tecnicas de desarrollo de bajo impacto qua agruparan et desarrollo y protegeren
las caracteristicas ambientales a traves de toda all area. Ademes, la North
Dubuque, LLC se ha hecho la meta de retener sobre of terreno la mayor
cantidad posible de desagOe. Esto supera las actuales normas municipales de
desagiie.
e. Principios Rectores del Distrito Norte para la Planificacibn — Parques y Espacios
Abiertos qua conserven y mejoren el area intermedia entre ei area residencial y
la We 1-80.
La mayor parte del desarrollo propuesto a Io largo de Is 1-80 este
dispuesto para use de oficinas y de comercio al detalle y comunitario;
mas sin embargo, la porci8n costs del sitio es residencial. La North
Dubuque, LLC es consciente de los requisitos del Cbdigo Municipal
respecto a use residencial a distancias dentro de los 300 pies de la 1-80.
Con la conservacibn de la cope de erboles existentes y el use de
materiales de construcci6n adecuados se protegeren las areas
residenciales del ruido de Is carretera.
f. Principios Rectores del Distrito Norte para la Planificacion — Usos Comerciales e
Institucionafes qua enfoquen la actividad comercial an nucleos ya existentes a /o
largo de canes arteriales ... Disuadir e1 desarrollo de plazas comerciales on linen
Forest View
March 2017
J. El plan de desarrollo propuesto incluye usos comerciales bien diseflados
y de sensibilidad ambiental a to largo de Is calle Dubuque.
g. El Plan Integral de Desarrollo enfatiza to 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 all cardater pintoresco de via
Verde incorporando pautas estrictas de disetio mediante un Acuerdo de
Zonificaci6n Condicional (Conditional Zoning Agreement, CZA). La organizaci6n
de Project Green Ileva 40 arios manteniendo y protegiendo la entrada de
Dubuque Street a Iowa City. Representantes de Project Green y de la North
Dubuque Street se han reunido para discutir el desarrollo propuesto y scepter
ideas y sugerencfas para asegurarse de que se cumplan las metas del Plan
Integral. Esta colaboraci6n continuank a to largo del desarrollo. El plan aspire
preservar to m6s qua se pueda las caracterfsticas naturales de Is zona. El 6rea
comercial propuesta a to largo de Dubuque Street es unica an to qua su
caracterfstica principal ser6 la vegetaci6n natural y no los edficios comerciales.
Relato Narrativo sobre to Modificaci6n del Solicitante at Plan Integral
Antecedentes
La North Dubuque, LLC as propietaria de 70 acres aproximadamente los qua an sus totalidad
caen bajo del Plan del Distrito Norte. La parts occidental de la propiedad incluye una vivienda
residencial de familia unica; la parts 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
estdn vacfos.
Actualmente el Plan del Distrito Norte anticipa el use del terreno para Viviendas Multi-familiares,
Viviendas de Familfa Unica/Casa Tipo Duplex, Residencies Rurales/de Lote Grande, Espacios
Public os/Espacios Abiertos, y Areas de Protecci6n Ambiental. El plan propuesto incorpora
variedad de usos, tales como Oficinas/Comercios, Comercios de Barrio/de Autovfa, Espacios
Abiertos, y Residencial MJxto. El plan propuesto se enfoca fuertemente an to conservaci6n del
terreno y adem6s proveer6 una via de acceso secundaria pare vecindarios at oeste inclusive
los barrios de Mackinaw Village y de la Peninsula.
La protecci6n de 6reas ambientales sensibles as de mayor importancia para Jos Soiicitantes.
Como to indica el Plan del Distrito Norte (p. 27), 'Promover un diseffo ambiental por medio de
agrupar el desarrollo lejos de las 6reas de bosque y despefladeros, proteger corredores de Jos
animales silvestres, conserver la enramada y copas de los 6rboles an at 6rea, prevenir Is
erosl6r, de desperiaderos empinados, y reducir corrientes de ague durante ias tormentas." La
North Dubuque, LLC trabaj6 con la Earthview Environmental para disenar tin piano qua
mostrara los elementos sensibles del terreno y quo pusiera de relieve las 6reas de bosque,
despOaderos empinados y humedales a ser protegidos. Adem6s se propone desarrollar el
terreno usando t6cnicas de bajo impacto pars minimizar el impacto del desag0e durante las
tormentas. Usando at m6todo Ven To Cho, se proporcionaron estimaciones del volumen
necesario pare el almacenamiento de aquas durante una tormenta. Es probable qua se usen
m6todos de bajo impacto con Iadrillos permeables, panales biol6gicos retentivos u otros
Forest View
March 2017
materiales semejantes an combinaci6n con practicas m3s tradicionales como retenciones
subterraneas.
La parte centro sur del terreno se convertira an el nuevo barrio pare Jos residentes del Forest
View Mobile Home Park. El 6rea donde se encuentra actualmente el Forest View Mobile Home
Park aparece bajo la clasificacl6n de Residencial Familias Multiples. Lo que es el area pare el
nuevo barrio actualmente se clasifica Residencial Families Multiples al norte y Preservaci6n
Ambiental al sur. Se propone pare el area la nueva clasificaci6n de Vivienda Residencial Mixta
de Baja y Media Densidad (8 a 13 unidades por acre.) Esta designaci6n busca retener el
mayor numero de residentes posibles del Forest View actual. Ademas, esta clasificaci6n
compagina bien con el deseo de proteger areas ambientales sensibles al mismo tiempo que
retiene un car6cter de barrio residencial de menor escale.
El Forest View Mobile Home Park se insta16 an los anos 1940 y la mayoria de las viviendas
existentes fueron construidas an Jos ahos 60 y 70, anterior a la Ley Nacional de Normas de
Seguridad y Construcci6n de Vivienda Prefabricada de 1974. La propuesta de la North
Dubuque, LLC reubicaria a los residentes del Forest View Mobile Home Park an un barrio de
casas permanentes y econ6micamente 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
totes mas grandes, con mayor espacio abierto que incluye parque de juegos infantiles y
canchas de futbol, y ademds un edificio comunitario con albergue contra tornados.
La parte occidental del desarrollo propuesto es transici6n 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 Is cual imita las viviendas adosadas a to
largo de Mission Point Road. Posibles usos dentro de la zone OPD/Residencial Mixta de Media
Densidad (8 a 13 unidades por acre) incluye desarrollo de usos mixtos, viviendas de
apartamento, y cases adosadas, cuyo propueito as aumentar la densidad al mismo tiempo que
se provee una game de opciones de vivienda y se protegen 6reas sensibles.
Otros ejemplos de posibles usos son los 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 planta para
families unicas
• Entre las viviendas duplex y triplex an el nuevo barrio de Forest View habria
condominios de mayor densidad, posiblemente de 3, 4 o 6 pisos.
Ademds, el area al norte de Flint Drive incluye Residencies Multi-Familiares (12 a 24 unidades
de vivienda por acre) para reunir las propuestas Residencies Para Personas de la Tercera
Edad y los edificios colindantes. A cause de la conservaci6n de areas de bosque a to largo de
la via 1-80 y an el Brea entre Mackinaw Village y la zone 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 est6 pensada como vivienda pare personas de la tercera
edad proporcionandole a estos residentes un estilo de Vida fisicamente activo con la opci6n de
empezar an las viviendas adosadas del sur y trasladarse a las unidades de mayor densidad al
norte cuando necesiten mayores cuidados.
Este mayor densidad conserve areas sensibles y esta de acuerdo con los elementos de diseno
pare zones de Diseho de Conservaci6n 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 all aumento de viviendas an los barrios de
Is Peninsula y el Mackinaw Village han alterado dramaticamente el vecindario. El desarrollo
propuesto aquf aumentara las opciones de vivienda, muy semejantes a las qua atraen vecinos
de diferentes niveles econ6micos a los barrios vecinos, al mismo tiempo qua proveen acceso a
oficinas comerciales y a un mercado.
Las areas comerciales mas cercanas al desarrollo propuesto pars Forest View se encuentran
an el barrio de Is Peninsula, el cual tiene pocas oficinas y un mfnimo de espacios pare mercado
al por menor. Mientras qua ]as zonificaciones de Oficinas Comerciales y de Comercio Vecinal v_
de Autovfa propuestas para el lado oriental del desarrollo son diferentes a los usos detallados
an all Plan del Distrito Norte, estan pensadas pars servir al creciente numero de viviendas en el
vecindario. Estes oficinas y usos comerciales se acoplarfan a cualquieras criterfos qua $e
expongan an un Acuerdo de Zonificacidin Condicional. La zone de Comercio Vecinal y de
Autovfa pudiera incluir un mercado qua tambi6n sirviera a Is comunidad circundante.
La parte norte del sitio esta contigua a Is via 1-80. La mayor parte del desarrollo propuesto a to
largo de Is 1-80 as pars use de oficina y de comercio oomunitado/ai por menor; sin embargo, la
parte oeste del terreno as residencial. Los Solicitantes estan conscientes de los requisitos del
C6dfgo Municipal respecto a use residencial a distancias dentro de los 300 pies de Is I-80. Con
Is conservaci6n de Ia copa de arboles existentes y el use de materiales de construcci6n
adecuados se protegeran las areas residenciales del ruido de Is carretera.
Durante las inundaciones del 2008, una parte de Foster Road qued6 bajo ague obligando el
desplazamiento de mds de 500 residentes an los barrios al oeste de esta area, entre 6stos los
vecindarios de Is Peninsula y Mackinaw. El alineamiento de visa propuesto eliminarla Is
necesidad de levantar Is Foster Road y provee a los residentes un acceso directo a Is N.
Dubuque Street an caso de que ocurriera otra gran inundaci6n.
Area Comerclal de Dubuque Street
El Plan Integral enfatiza Is importancia de crear y mantener entradas atractivas a Iowa City.
Todo nuevo desarrollo de la propiedad a to largo de Dubuque Street tends Como meta
mantener el caracter pintoresco de via Verde incorporando pautas estrictas de diserio mediante
un Acuerdo de Zoniffcaci6n Condicional (Conditional Zoning Agreement, CZA). El acuerdo CZA
cubrira elementos tales como fachadas, cwlocacidin de avisos, situacidin a distancia de Is calls,
materiales de construcci6n, filtros y barreras, y conservaci6n de arboles. Los usos comerciales
seran de apoyo a las oficinas vecinas propuestas y tambi6n a los barrios residenciales
circundantes.
Ademas, el area entre Laura Drive y Dubuque Street se marca actualmente an el Plan Integral
como Vivienda Rural de Lote Grande y contiene vertientes, bosques y humedales. Se contrat6
a Is Earthview Environmental pare hacer una evaluaci6n del terreno, crear un maps de areas
sensibles y anoter areas a ser preservadas. Se conservara una gran franja de arboles de
barrera entre el area comercial y las viviendas al sue de Knollwood Drive, y se protegeran
ademas los arboles de la parte entre Dubuque Street y el area comercial. La nueva via de
Forest View Drive conectara con Dubuque Street y agregara opciones de acceso secundario
Para los residentes al oeste. Para hacer la conexi6n y der acceso a Is nueva area comercial, se
perturbarfa parte de los humedales. La Earthview Environmental he estado an comunicaci6n
con representantes del Cuerpo Nacfonal de Ingenferos (US Army Corps of Engineers) y se les
he dodo un recorrido del area. Se han entregado los reportes de Is delineacibn de los
humedales y Is solicitud 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 2027
Para servir a Is creciente poblaci6n de los vecindarios al oeste de Is propiedad, a los residentes
del propuesto desarrollo y a la comunidad circundante es necesario qua haya desarrollo
comercial en este sitio. Este lugar comercial ofrece Is oportunidad para oficinas de tamaho
pequeno y mediano, comercio vecinal al por manor, hoteles y posiblemente un mercado pare
residentes cercanos que hoy an dia conducen haste Coralville para comprar alimentos b6sicos.
Los Solicitantes tienen el prop6sito no solo de cumplir con Is Ordenanza de Areas Sensibles de
Iowa City, sino tambien oonvertir los humedales y bosques an 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 an 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 an junio de 2016 y agosto de 2016 an la iglesia Parkview Church pare
residentes del Forest View Mobile Home Park para discutir el proceso del Plan Integral y el
desarrollo propuesto, con aproximadamente 70 personas presentes an cada una de las
reuniones.
Tambien se haven reuniones mensuales en el Centro de Justicia Laboral con Is Asociacibn de
Vecinos de Forest View y representantes de la North Dubuque, LLC pars discutir Is propuesta
de desarrollo y el proceso de modificaciones al Plan Integral. Tambien se reciben sugerencias
an Is www.forestviewic.com.
Adembs, 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 entidedes expresaron su apoyo general a los principios del proyecto
de desarrollo propuesto.
Plan de Reubicaci6n
Varias consideraciones tomadas an cuenta en 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 reubieaci6n a los residentes del Forest View Park
(p.27)°, se he elaborado un plan de reubicaci6n el cual se finalizar3 y se ponds an marcha una
vez que se comience el proceso de rezonificaci6n.
Reuniones mensuales programadas regularmente con la Asociacibn de Vecinos de Forest
View, el Centro de Justicia Laboral y representantes del North Dubuque, LLC se Ilevan a cabo
pare discutir el Plan de Reubicaci6n, la modificaci6n al plan integral, el proceso de
rezonificaci6n y el cronograma pare el proyecto propuesto. Tambien se hicieron dos reuniones
grandes con residentes del Forest View Mobile Home Park en Is iglesia Parkview Church en
junio de 2016 y agosto de 2016 para discutir el proyecto del sitio en general, el proceso pars
modificaciones al plan integral, los procesos de rezonificaci6n y el Plan de Reubicaci6n.
Para invitar la participaci6n de los residentes, se he hecho publicidad en espanol sobre todas
las reuniones y traductores han estado presentes. Representantes de Is North Dubuque, LLC
trabajaron con la Asociaci6n de Vecinos de Forest View, el Centro de Justicia Laboral y la HBK
Forest View
March 2017
Engineering pare desarrollar un Plan de Reubicaci6n tanto en ingl®s Como an espaMol. Se he
discutido el Plan de Reubicaci6n y se han generado ideas durante las reuniones mensuales y
en un taller promovido por el Centro de Justicia Laboral. Adem6s el Plan aparece en una
p6gina web de Forest View creade por el North Dubuque, LLC (Lh forestviewic.com), copies
en ingldis y an espahol se lea han distribuido a los residentes por la Asociaci6n de Vecinos de
Forest View, y se he presentado el plan durante las visitas individuates Para las encuestas
Ilevadas a cabo por HBK Engineering. Los Solicitantes se han esmerado en asegurarse de que
coda residente est6 enterado del desar rollo propuesto y de las modificaciones propuestas y de
los detalles del Plan de Reubicaci6n.
Debido a los 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 qua la
modificaci6n propuesta se acopla a los criterios pare su aprobaci6n.
From Multi -Family Residential
To Low -Medium Wood Reside
,(8-13 Owellina UnlisfAciral
From ReskWdl31 Conservation Do
To Low-Medlurn Mixed Residential
xAYnboDoa
From Large T , lg=,
To Highway,
Alk
Residential
cod Commercial
Proposed Amendment to the Iowa City Comprehensive Plan
(North District Plan)
71 r-
IN
From Mullf-Farrilly Residential
To Highway/Nethboftod Commercal
X
From
d
ROton Desgn
IbW=eWerflia
• (8-13 Dwelling UWWAcre) From Mui-FardiI �esda
n
�al To HlghwayfNelh�orjood ommerctal
From Single-FarrillyIDuplax Residential
1b Muill-Fainly Residential
](9-13 Dwelling Unft/Acre)
46
From Single-FamilyfDuplex Reside
To Lw*MWlum MWed Residential
(8-13 Dwelling Units/ Aae)
FOREST VIEW
North Dubuque LLC
April 12, 2017
Legend
cominin al
LOW to Medium lifixed Residential
t. . _J MUtti-Farrilly
ROW
Project Limits,
Pipeline Easement
0 75 ISO 300
hbk
ENGINEMUNG
Modificacio'n Propuesta al Plan Integral do Iowa City
(Plan del Distrito Norte)
M= con MU11ples
me os ]a
De Vtviendo de, DWo do Conservaci6n Ambionfal
a Vivianda Realdencial Mbda d,.- boja y media Dens
De Vivienda lndMduaVCasa Upo Ddplax �A
a Edificim; con M0111ples Wenclas I � /0
v 4%EdWas =con vion 1, aeN
a Vivienda ROM
--------------- Ll
De Vrvenda Individual/Casa Upo DOplax
a Vh&nda Residential Mixta do beia y media Densiclad
From Single-Familyll)u*x Residenfia
To Low -Medium Mb(ed Residenfial
Al
-TA�Z So
De Edificios con Mid oes Viviendsis MAVE
a Comercios PXWW
aaoo
VN*
J, E:D&eM=venda Rural on Lote
k- a comenclos era
rMmDevMenda de N�fia de ConservaC16 "4"
a iend a Resido acial MMa de bojo y
o
-4ft
FOREST VIEW
North Dubuque LLC
k" City. Iowa
12 do AWN, 2017
Cleve
cornercio
VNenda Residential Mbda
do baja y media Densided
Mull-Fam"lar
Via de Acceac
OUrnites del Proyeclo
Derecho Accesculo do Tuberfa
0 "1" aoo
spa
Exhibit A: Forest View Sensitive Areas Inventory
41 _
1 .
Notes: concept plan based on approximately
SWA residential woodland presewatbn
�f The woodland border was delineated using
a GeoXH 6M GPS unit with sub -meter
-j accuracy, based on surveyed tree
trunks.
.u, it y Although parts of the woodlands overlap
i rsWr` I the pipeline easement, those portions
"� were not Included in acreage calculations.
tr,
qk^ l
_ 0 250 500 1,000 r .,
Feet'
Pra)ed BOM,Mery POWN&I woodland DawbpmSot
- - N PWa41e Eamment
W ... CommerWl, preawvWan (1.6 ae)
E VYblentls (1.82 ac)
Commercial, p d Inlpeof (8.0 ae)
� Probded slope Buser (so)
Raaldendol. prosetWtlon (MO no
-- - • .S ` wgodlend Border R"IdOrdial, proposdd M VW (14.6 ac)
�—��a'li lC
illl"IIh I11G'
ap11�,1� ,,,�, ,
K Ebmer,E ".. ErtAa.Mvl W., 49rzo11
0;
c_j A 7ti1T
4� C
♦. V" r f .
NEUMANN MONSON ARCHITECTS -
Scale:
Forest Vlew by
North Dubuque LLC.
W.Wa .
..bRWf V.W
®
® rw.r.�vw,WWWnma
® WurweWAwWnI,
® WIIFpN1y.Wn
® pWavitVNy.
® MnNwnn
® Wgbi.mryWW.
mwq WIa41,.11
f-,
0
NEUMANN MONSON ARCHITECTS
Forest View by
North Dubuque LLC.
len <fy. bee
Ma�x�a
u.o
nwac�w.ra.
� UnHbb
'j ® wewuwmaearm.ax.r
•
N
T
�iih 1 '•r 1 ;Ideal "'`'
/ 5r
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, Center for Worker Justice, 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.
a. 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 View Mobile Home Park was originally built in the late 1940s and is located on Laura Drive, just
south of 1-8o, 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 for mobile
homes (approximately izo 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 tzo homes at Forest View Mobile Home Park. As noted,
approximately 90 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 Ina 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 Boo 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.
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 bebelow 60% of the Area Median
Income (AM] ) 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 $310/
month (the current lot rent) for a r year term. For each additional year lease period, there will be a z%
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 i
the same as the cost to build the home. For i
example, a home may cost $202,000 to build,
but because of the tax credits the home may
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 $42z37.
Price of Home
Construction Price
$zoz,000
Sale price at beginning of lease
$66,340
Subtract funds In bank account
424,103
Final Sake Price at 15 Years
$4z,z37
L - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - -
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 6o% area median income (AM[) 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:
1. 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.
enter into During 15 years, At end of
15
Sell mobile Years, residents
home rental/lease equity In home have of rion to
agreement accumulates purchase home
• Resident owns mobile home wants to move home to another mobile home park.
Relocation if within 50
Move mobile coordinator will mites, up to
home work with $7,2W vA be
resident covered
• Resident owns mobile home, cannot move mobile home, wants to buy another
mobile home
Relocation if within So
Sel mobile coordinator vA miles, up to
home worts with $7,200" be
resident covered
ncome-eligible Resident rents mobile home, wants to move to new Forest View
neighborhood
Enter into During 15 At and of 15
rentavlease years, aw" In yam, residents
agreement hom have option to
cumulates 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 If Within 50mles, LiR%eIf ntere
eoordinMrwNi $M wdi be eti rent l/leas nto End of LS years
workwithresklent covered eeme rental/lease optiontopurchase
agreerneM, egtAiy
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(g)(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 o f 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 (2ot5)
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:
t. 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 6o 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 I. 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 11. in phase two, the Relocation Coordinator will conduct resident meetings to discuss
relocation issues and options for eligible residents.
• Phase Ill. 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 impitinented 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:
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 their dwelling 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 theseexpenses.
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 Coordinatorwill 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.
6. Advisory or supportive services will be offered to residents being relocated.
North Dubuque, LLC will identify moving companies in the local area that will accommodate resident
moves or residents may choose to move themselves.
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 at the meeting) will be taken at each meeting.
Relocation 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 (Le., tz month notice to move)
9. Proof of receipt of Relocation Notice Letter
io. Notice of Condition of Occupancy and Acceptance
ii. 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
10
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%
Prindpal $ 66,340
Interest Rate 4,75%
Purchase Prim (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
$
65,197
$
48
$
262
$
143
1
5 $
310
$
66,149
$
48
$
262
S
191
1
6 $
310
$
66,101
$
48
$
262
$
239
1
7 $
310
$
66,053
$
49
$
251
S
287
1
8 $
310
$
66,004
$
49
$
261
$
336
1
9 $
310
$
65,955
$
49
$
261
$
385
1
10 $
310
$
65,906
$
49
S
261
$
433
1
11 $
310
$
65,957
$
49
$
261
$
483
1
12 $
310
$
65,808
$
50
$
260
S
532
2
13 $
316
$
65,752
$
56
$
260
$
599
2
14 $
316
$
65,696
$
56
$
260
$
644
2
15 $
316
$
65,640
$
56
$
260
$
700
2
16 $
316
$
65,584
$
57
$
260
$
756
2
17 $
316
$
65,527
$
57
$
259
$
813
2
18 $
316
$
65,470
$
57
$
259
S
869
2
19 $
316
$
65,413
$
S7
$
259
$
927
2
20 $
316
S
55,356
$
57
$
259
$
984
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 $
336
$
65,125
$
58
$
258
$
L215
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
$
1541
3
30 $
323
$
64,732
$
66
$
256
$
1,607
3
31 $
323
$
64,666
$
67
$
256
$
1,674
3
32 $
323
$
64,600
$
67
S
256
$
1,740
3
33 $
323
$
64,533
$
67
5
255
$
1,807
3
34 $
323
$
64,466
$
67
$
255
$
1,874
3
35 $
323
$
64,398
S
68
$
255
$
1,942
3
35 $
323
$
64,331
$
68
$
255
$
2,009
4
37 $
329
$
64,256
$
75
$
254
$
2,083
4
38 $
329
S
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
S
76
$
253
$
2,384
4
42 $
329
$
63,800
$
75
$
253
$
2,460
4
43 $
329
$
63,804
$
76
S
253
$
2,536
4
44 $
329
$
63,728
$
77
$
252
$
2,612
4
45 $
329
$
63,651
$
77
$
252
$
2,689
4
46 $
329
S
63,574
$
77
S
252
$
7,766
4
47 $
329
$
63,497
$
78
$
251
$
2,943
4
48 $
329
$
63,419
$
78
$
251
$
2,921
5
49 $
336
$
53,335
$
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
$
62,820
$
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
$
62,471
$ 88
$ 247
$ 3,869
5 60 $
336
$
62,383
$ 89
$ 247
$ 3,957
6 61 $
342
$
62,287
$ 96
$ 247
$ 4,053
6 62 $
342
$
62,191
$ 96
$ 246
$ 4,143
6 63 $
342
$
62,095
$ 96
$ 246
$ 4,245
6 64 $
342
S
61,999
$ 97
$ 245
$ 4,341
6 65 $
342
$
61,902
$ 97
$ 245
$ 4,438
6 66 $
342
S
61,805
$ 98
$ 245
$ 4535
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
S
61,106
S 107
$ 242
$ 5,233
7 74 $
349
$
60,999
$ 108
$ 242
$ 5,341
7 75 $
349
$
60,892
$ 108
$ 241
$ 5,448
7 76 $
349
$
60,783
$ 309
$ 241
$ 5,556
7 77 $
349
$
60,675
$ 109
$ 240
$ 5,665
7 78 $
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
$ 111
$ 238
$ 6,103
7 82 $
349
$
60,126
$ 111
$ 238
$ 6,214
7 83 $
349
$
60,015
$ 112
$ 238
$ 6,325
7 84 S
349
$
59,903
$ 112
$ 237
$ 6,437
8 85 $
356
$
59,794
$ 119
$ 237
$ 6,556
8 86 $
356
$
59,665
$ 120
$ 236
$ 6,675
8 87 $
356
$
59,545
$ 120
$ 236
$ 6,795
8 88 $
356
$
59,425
$ 121
$ 235
5 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 $
$56
$
58,938
$ 123
$ 233
$ 7,402
B 93 $
356
S
58,815
$ 123
$ 233
$ 7,525
8 94 $
356
$
58,692
$ 174
$ 232
$ 7,648
8 95 S
356
$
58,568
$ IN
$ 232
$ 7,772
8 96 $
355
$
58,444
$ 125
$ 231
$ 7,B96
9 97 S
363
$
58,312
$ 132
$ 231
$ 8,028
9 98 $
363
$
58,180
$ 133
$ 230
$ 8,160
9 99 $
363
$
58,047
$ 133
$ 230
$ 8,293
9 100 $
363
S
57,913
S 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 S
363
$
57,238
$ 137
$ 227
$ 9,102
9 106 $
363
$
57,102
$ 137
$ 226
$ 9,238
9 107 $
363
$
56,964
$ 138
$ 225
S 9,376
9 108 $
363
$
56,827
$ 138
$ 225
$ 9,513
10 109 $
370
$
56,681
$ 146
$ 224
$ 9,659
10 110 $
370
$
56,535
$ 147
$ 224
$ 9,805
10 111 $
370
$
56,388
$ 247
$ 223
$ 9,952
10 112 S
370
$
56,241
S 148
$ 223
$ 10,099
10 113 $
370
S
56,093
$ 148
$ 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
$ I50
$ 220
$ 10,694
10 117 $
370
$
55,496
$ 151
$ 220
$ 10,844
10 718 $
370
$
55,345
$ 152
$ 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
S 161
$ 217
$ 11,458
11 122 $
378
$
54,721
$ 161
$ 217
,$ 11,619
11 123 $
378
$
54,560
$ 162
$ 216
$ 11,780
11 124 $
378
$
54,398
$ 163
$ 215
$ 11,942
11
125 $
378
$
54,235
$
163
$
215
$
12,105
it
126 $
378
S
54,072
$
264
$
214
S
12,262
11
127 $
378
$
53,908
$
165
$
213
$
14432
11
128 $
378
$
53,744
$
165
$
213
$
12,596
11
129 $
378
$
53,579
$
166
S
212
$
12,761
11
130 $
378
S
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 $
3B5
$
SZ904
$
176
$
209
$
13,436
12
134 $
385
$
52,728
S
177
$
209
$
13,612
12
135 $
385
$
52,551
$
177
$
208
$
13,789
12
136 $
385
$
52,374
$
178
$
207
$
13,966
12
137 $
385
$
52,195
$
179
$
207
$
14,144
12
138 $
385
$
52,017
$
180
$
206
$
14,323
12
139 $
3B5
$
51,837
$
180
$
205
$
14,503
12
140 $
385
$
51,657
$
181
$
204
$
14,683
12
141 $
385
$
51,476
$
182
$
204
$
14,864
12
142 $
385
$
51,294
$
182
$
203
S
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
$
15,603
13
245 $
393
$
50,545
$
193
$
200
$
15,795
13
147 $
393
$
50,352
5
194
$
199
$
15,988
13
148 $
393
$
50,158
$
195
$
199
$
16,182
13
149 $
393
$
49,963
$
195
$
198
$
15,377
13
ISO $
393
$
49,768
$
196
$
197
$
16,572
13
151 $
393
S
49,572
$
197
$
196
$
16,768
13
152 $
393
$
49,375
$
198
$
195
$
16,965
13
153 $
393
$
49,177
$
198
$
195
$
17,163
13
154 $
393
$
48,979
$
199
$
194
$
27,361
13
155 $
393
$
48,779
$
200
$
193
$
17,561
13
156 $
393
S
48,579
$
201
$
192
$
17,761
14
157 S
401
$
48,370
$
210
$
191
$
17,969
14
158 $
401
S
48,161
$
210
$
191
$
13,179
14
159 $
401
$
47,951
$
211
$
190
$
18,389
14
ISO $
401
$
47,739
$
212
$
189
$
18,601
14
161 $
401
$
47,527
$
213
S
188
$
18,813
14
162 $
401
$
47,314
S
214
$
187
$
19,026
14
163 $
401
$
47,101
$
215
$
186
$
19,239
14
264 $
401
$
46,886
$
215
$
186
$
19,454
14
165 $
401
$
46,671
$
216
$
185
$
19,669
14
166 $
401
$
46,454
$
217
$
194
$
19,886
14
167 $
401
$
46,237
$
218
$
183
$
20,103
14
168 $
401
$
46,019
$
219
$
182
$
20,322
15
169 $
409
$
45,792
$
228
$
181
$
20,548
15
170 $
409
$
45,565
$
229
$
180
$
20,775
25
171 $
409
$
45,336
$
230
$
179
$
21,004
15
172 $
409
$
45,106
$
230
$
179
$
21,234
SS
173 $
409
$
44,876
$
231
S
178
$
21,464
IS
174 $
409
$
44,644
$
232
S
177
$
21,695
15
175 $
409
$
44,412
$
233
$
176
$
21,928
15
176 $
409
$
44,179
$
234
$
175
$
22,161
15
277 5
409
$
43,945
$
235
$
174
$
22,395
15
178 $
409
$
43,710
$
236
$
173
$
22,630
13
1in $
409
$
43,474
S
237
$
172
$
22,866
75
1B0 $
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
$
296
$
168
16
184 $
453
$
42,101
$
287
$
167
16
185 $
453
$
41,814
$
288
$
166
16
186 $
453
$
41,527
$
289
$
164
16
187 $
453
$
41,238
$
290
$
163
16
188 $
453
$
40,948
$
291
$
162
16
189 $
453
$
40,656
$
292
$
161
16
290 $
453
$
40,364
$
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
$
37,680
$ 304
$ 149
17 200 $
453
$
37,376
$ 305
$ 148
17 201 $
453
$
37,070
$ 307
5 147
17 202 $
453
$
36,764
5 308
$ 146
17 203 $
453
$
36,456
$ 309
$ 144
17 204 $
453
$
36,147
$ 310
$ 143
18 205 $
453
$
35,837
$ 311
$ 242
18 206 S
453
$
35,525
$ 313
$ 141
18 207 $
453
$
35,212
$ 314
$ 139
18 208 $
453
$
34,898
$ 315
$ 139
18 209 $
453
$
34,583
$ 316
$ 137
18 210 S
453
$
34,267
$ 318
$ 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
S
32,016
$ 327
$ 127
19 218 $
453
$
31,690
$ 328
$ 125
19 219 $
453
$
31,362
$ 329
$ 124
19 220 $
453
$
31,033
$ 330
$ 123
19 221 $
453
$
30,702
$ 332
$ 122
19 222 $
453
$
30,371
$ 333
$ 120
19 223 S
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 $
453
$
28,352
$ 341
$ 112
20 229 $
453
$
28,011
$ 342
$ 331
20 230 $
453
$
27,668
$ 344
$ 110
20 231 $
453
$
27,325
$ 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
$ 351
$ 103
20 236 $
453
$
25,595
$ 352
$ 101
20 237 $
453
$
25,233
$ 353
$ 100
20 238 $
453
$
24,880
$ 355
S 98
20 239 $
453
$
24,525
$ 356
5 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
$ 362
$ 91
21 244 $
453
5
22,729
$ 363
$ 90
21 245 $
453
$
22,366
$ 365
$ 89
21 246 $
453
$
22,001
$ 366
$ 87
21 247 $
453
$
21,635
$ 369
$ 86
21 248 $
453
$
21,267
5 369
$ 84
21 249 $
453
$
20,898
5 371
$ 83
21 250 $
453
$
20,528
S 372
$ 81
21 251 S
453
$
20,155
5 374
$ 80
21 252 $
453
$
19,782
$ 375
$ 78
22 253 $
453
$
19,407
$ 377
$ 77
22 254 $
453
5
19,030
$ 378
$ 75
22 255 $
453
$
18,652
$ 379
$ 74
22 256 $
453
$
18,273
$ 381
$ 72
22
257 $
453
$
17,892
$
383
$
71
22
258 $
453
$
17,509
$
394
$
69
22
259 $
453
$
17,125
$
386
$
68
22
260 $
453
$
16,740
$
387
$
66
22
261 $
453
$
16,353
$
389
$
65
22
252 $
453
$
15,964
$
390
$
63
22
263 $
453
S
15,574
$
392
$
62
22
264 S
453
$
15,182
$
393
5
60
23
265 $
453
5
14,789
$
395
$
59
23
266 $
453
$
14,394
$
396
$
57
23
267 $
453
$
13,998
$
398
5
55
23
268 $
453
$
13,600
$
399
$
54
23
269 $
453
$
13,201
$
401
$
52
23
270 5
453
$
12,799
$
403
$
51
23
271 $
453
$
12,397
$
404
$
49
23
272 $
453
$
11,993
$
406
$
47
23
273 5
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
292 $
453
$
7,861
$
422
$
31
24
283 $
453
$
7,439
$
424
$
29
24
294 S
453
$
7,015
5
426
$
28
24
285 $
453
S
5,589
$
427
$
26
24
286 $
453
S
6,162
$
429
5
24
24
287 $
453
$
5,733
$
431
$
23
24
288 $
453
$
5,302
$
432
$
21
25
289 S
453
$
4,870
$
434
$
19
25
290 $
453
$
4,436
$
436
$
i6
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
$
9
25
296 $
453
$
1,796
$
446
$
7
25
297 $
453
$
1,349
S
449
S
5
25
298 $
453
$
901
S
450
$
4
25
299 $
453
$
452
$
452
$
2
25
300 $
453
$
(0)
$
453
$
(0)
n`
J!_ 041111_ _ ..
i
#�%'
�� t •�
4dY
l�pFf ',-f.'�..ra.,.�'
v, Y. .S•�1+�`.E�..
luam.,
' ;Tip■
4�
� . � s rrry+far_'.•, ._ ..
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, 1A
UTILITY hbk
INFRASTRUCTURE
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
INFRASTRUCTURE
SOLUTIONS ONS bk
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. Pius
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
INFRASTRUCTURE
SOLUTIONShbk
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.
I concur that this Is a representation of comments r sed at the November 13, 2016 Good Neighbor Meeting.
K n Howard, Associate Planner
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 1hbk
INFRASTRUCTURE
SOLUTIONS
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 PHILADEtPHW, PA I IOWA COY, IA I CEDAR RAPIDS, IA
UTILITY
INFRASTRUCTURE h SOLUTIONS
bk
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 cgA=gnts expm;d at the November 13, 2016 Good Neighbor Meeting.
Neighborhood andpDevelopment Servicei3, City of Iowa City
CHICAGO, IL I OAK BROOK, IL I NORRISTOWN, PA I PHILADELPHIA, PA I IOWA CITY, IA I CEDAR RAPIDS, IA
"I'll
INFOAtfRUCTUf1m,
SOLUTIONS hIJk
March 9, 1-017
John Yapp, Development Services Coordimitor
Neighborhood,and Developmeut Services
-city of lowacity -
4f 0 E. Washington Street
10ft City; LA 52240 ,
Dear John,
We would like to amend the Applicadonjbr Compn*eW.ve Plan Amendment that was submitted in
December 2016 by.HBK Engineering on behalf of North Dubuque, LLC. The original application listed
theapplicUlit as NdrtkDubuqu% LLC and we would Uke*to amend the application to include the Forest
View Tenants Association as'a co -applicant
The comapPlWapts are:
North Dubuque, LLC Forest View Tenants Association
130 E. grO Street.Sulte 406 12051-oura Drim Lot #63
Deg Moines, 1A. 50309
Iowa city* LA $2245
The,contadpersonfbrthe application will remain the same, Steve Long with HBK &Wneerlug..
Sirtcerei
ju&ft Doyle, Member
North Dubuque, LLC
cc; Steve.Long
--A-
Li4v D.
Margarita.841tozar, President
Forest View TeMpti; Association
CHWARG. IL I OM RROOK A I NOMMOWN, RA I PNUMELPHK PA I IOWA MY, LA I cEom PAnos. IA
UTILITY T
INFRASTRUCTURE hl SOLUTIONS ��Fiaa......//1 X 6-
ENGINEERING
8 de marzo, 20:17
John Yapp; Cordinador de Servicl s al Desarrollo
Apoyo. a los Vecindarios y al'Desarrollo
City of Iowa City
410 E. washinton Street
Iowa City, ]A 52240
Estimado John,
Proponemos modificar la Maditisaetdn a la SoliciWd del Finn Comprenstm que Cue entregada
par HBK Engineering de parte de North Dubuque, LLC en deciembre 2016. La solicitud original
indicaba a North Dubuque, LLC coma solicitante, y deseamos modiflcw IS solicitud para inclu r
a la Asociacidn de Vecinos de Forest View come co-solicitantes.
Los co-solicitantes son:
North Dubuque, LLC Asociaeldn de Vecinos de Forest View
130 E.3rd Street, Suite 400 1205 Laura Drive, Late 063
Des Moines, IA 50309 Iowa City, IA 52245
M individuo a contactar sabre la solicitud continua el mismo, Steve Long con HBK Engineering.
Le sa]udamos atentamente,
Justin Doyle, Miembro
North Dubuque, LLC
C: Steve Long
Margarita Ba Lazar, Presidente
Asociad6n de-Vecinos de Forest View
CHCAQC, B. 1 CAN BRO.CN. IL I NORRISTOWN, PA I PMLADELPMA, PA I KW CITY, lA I CEDAR RAPIDS, IA
MINUTES
PLANNING AND ZONING COMMISSION
MAY 18, 2017 — 7:00 PM — FORMAL MEETING
EM MA J. HARVAT HALL, CITY HALL
PRELIMINARY
MEMBERS PRESENT:
Ann Freerks, Mike Hensch, Phoebe Martin, Max Parsons, Mark
Signs, Jodie Theobald
MEMBERS ABSENT:
Carolyn Dyer
STAFF PRESENT:
Sara Hektoen, Karen Howard
OTHERS PRESENT:
Charles Graves
RECOMMENDATIONS TO CITY COUNCIL:
By a vote of 6-0 (Dyer absent) the Commission set a public hearing for June 1, 2017 on an
application for a Comprehensive Plan amendment item CPA17-00005.
By a vote of 6-0 (Dyer absent) the Commission 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.
CALL TO ORDER:
Freerks called the meeting to order at 7:00 PM.
PUBLIC DISCUSSION OF ANY ITEM NOT ON THE AGENDA:
None.
COMPREHENSIVE PLAN ITEM (CPA16-00005):
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.
Howard reminded the Commission that a Comprehensive Plan Amendment needs a public
hearing so this item is just to set that public hearing.
Planning and Zoning Commission
May 18, 2017 — Formal Meeting
Page 2 of 6
Martin asked if a translator will be present at the meeting when this item is discussed. Hektoen
stated she believes the applicant is bringing a translator.
Hensch moved to set a public hearing for June 1, 2017 on an application for a
Comprehensive Plan amendment item CPA17-00005.
Parsons seconded the motion.
A vote was taken and the motion carried 6-0.
REZONING ITEM (REZ17-00005
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) zone for property located at 513 S. Riverside Drive.
Howard presented the Staff report and stated this property is located at the corner of Riverside
Drive and Myrtle Avenue, which is at the very north edge of the Riverfront Crossings West
Riverfront Zone. The property to the north is owned by The University of Iowa and they have
not indicated their future use of the property. To the west are some high density multi -family
properties and the other properties surrounding the area are zoned Community Commercial
(CC-2). Howard explained that one of the goals of the Riverfront Crossings Plan for this area is
to improve conditions along Riverside Drive for pedestrians and to improve the aesthetics of the
corridor, so when an upzoning to Riverfront Crossings zoning is requested, the City has been
requesting additional property to widen the pedestrian area along street frontages. This
particular property has a poor frontage condition. There is no sidewalk, and very little room
between the travel lanes and the private property to even provide a safe sidewalk to support the
new residential and commercial uses allowed by the proposed rezoning. The current zoning of
Community Commercial (CC-2) is not compatible with the Riverfront Crossings Master Plan as it
allows low -scale commercial development, limited housing above the commercial, and a very
auto -oriented area. Therefore, with additional land to enhance the public area along the street
to make it safe for future residents and customers, the change to Riverfront Crossings Zoning is
the appropriate zoning for the area.
With regards to the compatibility with the neighborhood, rezoning this property will bring the
property closer to compliance with the future vision for the area. Howard stated the largest
issue for this property is to make sure any new development has the kind of pedestrian facilities
necessary to support it. Howard showed images from the Riverfront Crossings Streetscape
Master Plan that was adopted last year. Riverside Drive is a State highway, there is no on -
street parking, and it has higher speeds than a typical residential or commercial street in the
downtown area. It is currently a four -lane arterial street with only about 60 feet of street right-of-
way. 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. Howard stated that 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 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-
Planning and Zoning Commission
May 18, 2017 — Formal Meeting
Page 3 of 6
foot wide area for street trees, and 6-foot wide area between the street curb and the trees for
snow storage and utilities.
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 (the 20 feet) 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. The applicant has
agreed to close the driveways closest to the intersection that don't meet current access
management standards. This should improve safety for pedestrian, bicyclists, and for drivers.
Howard explained that it may also be necessary to close the other driveway on Riverside Drive,
but depending on what the applicant chooses to do with the property (whether it is just
commercial or mixed -use), that a right -out only driveway might work. Howard explained that the
developer doesn't have a concept plan for the property at this time because the applicant is
unsure whether the project will be solely a commercial building or a mixed use building. Since
the form -based zoning standards in the Riverfront Crossings code will ensure that the building is
built in a manner consistent with the goals for the Riverfront Crossings Master Plan and there is
an imminent City project planned to improve conditions along Riverside Drive, In addition, the
developer is supportive and will participate in helping to achieve a safer and more pleasant
environment along the street to support future redevelopment. Therefore, staff is supportive of
the rezoning.
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 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.
Hensch asked if there was an anticipated date or year when the street improvement project will
be complete. Howard stated it is under design currently and is budgeted for 2018. The City is
currently negotiating with the railroad for the pedestrian underpass.
Freerks asked if negotiations are complete with the other property owners to the south closer to
the railroad tracks so that the sidewalk improvements can be completed. Howard is unsure if
what conversations have taken place so far. However both property owners were contacted by
the City during the design of the Streetscape Master Plan.
Hensch asked if this was as far north as the Riverfront Crossings Plan goes. Howard answered
yes as everything to the north is University property.
Signs stated he did have a conversation with the applicant several months ago when they first
bought the property as he was expressing an interest in possibly doing some affordable housing
there and Signs directed him to the appropriate staff to have those conversations.
Freerks opened the public hearing.
Planning and Zoning Commission
May 18, 2017 — Formal Meeting
Page 4 of 6
Charlie Graves (13 Woodcrest Lane NE) stated he just closed on the property about three
weeks ago. Kum & Go, the previous owner, was required to make sure it was a clean site as
part of the purchase agreement and the DNR just gave clearance. Graves has been in
conversations with the City and is aware of their planned improvements to the area and until he
knows exactly where his boundaries area and the setbacks required he cannot design a project
They are imagining a commercial use or multi -use building for the property.
Martin asked if they are also purchasing 517 Riverside Drive or what the overall plan for the
area might be. Graves said there have been preliminary conversations with that property owner
but the owner doesn't wish to sell and the tenant of that property just signed a multi -year long-
term lease extension.
Martin asked then if the entrance/exit to his property then would be on Myrtle Avenue and
Graves confirmed that but said that they are exploring a right out only onto Riverside Drive as
well.
Parsons asked if the right -out only drive would directly abut the neighboring property or would a
buffer be maintained between the properties. Graves noted there are some Department of
Transportation requirements that a driveway be so many feet from a signal, so if there is a drive
they would try to have it as far from the intersection as possible. They would do their best to
maintain the buffer between properties.
Hektoen noted that Riverside Drive is a State Highway so any access points will have to be
approved by the Department of Transportation. Howard stated that additionally the City also
has access management requirements and this will all have to be reviewed once a development
plan is proposed.
Graves added the timing on this project is such that it takes them about six months to a year to
plan a project and get it designed. Therefore, it is imperative that they can get started so they
can work in parallel with the City doing the street improvements.
Freerks asked what the distance for building required would be from the RM-44 that is to the
west. Howard said the setback would be 10 feet from the adjacent property. Freerks asked if
there was any stepping required due to height. Howard stated that the stepping in the West
Riverfront Crossings is required only where a property abuts a single family zone.
Freerks noted her concern about not having a concept plan prior to approving this zoning
change, but acknowledged that approval of the rezoning at this time would be beneficial to
working together to achieve the necessary pedestrian improvements. Graves noted that to
draw up a concept plan and present something to investors they have to be sure the footprint
they are working with is correct, and in this case could not do so without knowing the zoning is
approved and what the setbacks required will be. Freerks understands that for this case, but
cautions that is not something the Commission will necessarily relax on in the future.
Freerks closed the public hearing.
Hensch moved to approve REZ17-00005 subject to the conditional zoning agreement as
outlined in the Staff Report.
Martin seconded the motion.
Planning and Zoning Commission
May 18, 2017 — Formal Meeting
Page 5 of 6
Hensch noted he feels it is a great step up to go to a Form -Based Code in this area as the
current layout is extremely dangerous for pedestrians and vehicles. The applicant dedicating
the land for the improvements is much appreciated and needed.
Signs added that the lot has a steep hill behind it and the neighboring properties are much
higher so if a future building is taller on this site, it will not look out of place or be a hindrance.
Several others on the commission noted their agreement that the sloping site will help to
mitigate concern about a taller building on the site.
A vote was taken and the motion carried 6-0.
CONSIDERATION OF MEETING MINUTES: MAY 4. 2017
Hensch moved to approve the meeting minutes of May 4, 2017.
Theobald seconded the motion.
A vote was taken and the motion passed 6-0.
PLANNING AND ZONING INFORMATION:
None.
ADJOURNMENT:
Martin moved to adjourn.
Parsons seconded.
A vote was taken and motion carried 6-0.
PLANNING & ZONING COMMISSION
ATTENDANCE RECORD
2016 - 2017
7/7
7/21
8/4
9/1
10/6
10/20
11/17
12/1
12/15
1/19
2/2
3/2
3/16
4/6
(W.S.)
4120
4/20
5/4
5/18
DYER, CAROLYN
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
O/E
FREERKS, ANN
O/E
X
X
X
X
X
X
X
X
X
X
X
X
O/E
X
X
X
X
HENSCH, MIKE
X
O/E
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
MARTIN, PHOEBE
X
O/E
X
X
X
O/E
X
O/E
X
X
X
X
X
X
O/E
O/E
X
X
PARSONS, MAX
X
X
X
X
X
X
X
X
X
X
X
O/E
X
X
X
X
X
X
SIGNS, MARK
X
X
X
X
X
X
O/E
X
X
X
X
X
X
X
X
X
X
X
THEOBALD, JODIE
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
KEY: X = Present
O = Absent
O/E = Absent/Excused
--- = Not a Member