HomeMy WebLinkAbout02-07-2019 Planning and Zoning Commission°tea IOWA CITY
Date: 0210712019
Contact: Anne Russett. Sr. Planner
Phone:319-356-5251
Notice of Cancellation: Planning and Zoning Commission
meeting
The formal meeting for the Planning and Zoning Commission at 7 p.m. on Thursday, Feb. 7, 2019,
has been cancelled due to severe winter weather. The next meeting is scheduled for Thursday,
February 21, 2019, at 7:00 p-m. in Emma Harvat Hall.
PLANNING AND ZONING COMMISSION
Monday, February 4, 2019 Thursday, February 7, 2019
Informal Meeting — 5:15 PM Formal Meeting — 7:00 PM
Helling Conference Room Emma Harvat Hall
Iowa City City Hall Iowa City City Hall
410 E. Washington Street 410 E. Washington Street
AGENDA:
1. Call to Order
2. Roll Call
3. Public Discussion of Any Item Not on the Agenda
Comprehensive Plan Amendments
4. Case No. CPA18-00002
Applicant: North Dubuque LLC
Location: An area generally located south of Interstate 80, west of N. Dubuque Street,
and east of Mackinaw Drive, commonly referred to as Forest View.
A request to set a public hearing on an application to amend the North District Plan
land use map from Multi -Family Residential (8-13 dwelling units per acre) to Low -
Medium Mixed Residential (8-13 du/ac) for approximately 24 acres and from Low -
Medium Mixed Residential (8-13 du/ac) to Multi -Family Residential (8-13 du/ac) for
approximately 24 acres.
Rezoning / Development Items
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Applicant: North Dubuque LLC
Location: An area generally located south of Interstate 80, west of N. Dubuque Street,
and east of Mackinaw Drive, commonly referred to as Forest View.
a. An application for a Sensitive Areas Development Plan and rezoning of
approximately 73.15 acres of land from Interim Development -Low Density Single -
Family (ID-RS) zone, Low Density Single -Family (RS-5) zone, Planned
Development Overlay / High Density Single -Family Residential (OPD/RS-12) zone,
and Low Density Multi -Family Residential (RM-12) zone to Planned Development
Overlay / High Density Single -Family Residential (OPD/RS-12) zone for
approximately 45.48 acres of property and Planned Development Overlay /
Highway Commercial (OPD/CH-1) zone for approximately 23.83 acres of property;
and a Sensitive Areas Development Plan.
An application for a preliminary plat for Forest View, a 73.15-acre subdivision, to
create 11 commercial lots, 4 multi -family lots, 60 single-family lots, and 9 outlots.
6. Consideration of Meeting Minutes: January 17, 2019
7. Planning & Zoning Information
8. Adjournment
If you will need disability -related accommodations to participate in this meeting, please contact Anne
Russett, Urban Planning, at 319-356-5251 or anne-russett@iowa-city.org. Early requests are strongly
encouraged to allow sufficient time to meet your access needs.
Upcoming Planning & Zoning Commission Meetings
Formal: February 21 / March 7 / March 21
Informal: Scheduled as needed.
To: Planning and Zoning Commission
Item: CPA18-00002
North District Plan Amendment
GENERAL INFORMATION:
STAFF REPORT
Prepared by: Luke Foelsch, Planning Intern
Date: February 7, 2019
Applicants: North Dubuque, LLC
130 E. 3`d Street, Suite 400
Des Moines, Iowa 50309
Owner/Contact: North Dubuque, LLC
130 E. 3`d Street, Suite 400
Des Moines, Iowa 50309
515.371.2851
Requested Action: Amend the North District Plan's land use map to
change the location of the proposed multi -family
and single-family residential development.
Purpose: To allow for higher -concentration multi -family
residential development to be located central to
the community and single-family residential
development to be located along the western
edge of the community.
Location:
Location Map:
Existing Land Use and Zoning:
Generally west of N. Dubuque St, south of
Interstate 80
Single Family (RS-5)
Mobile Home Park (OPD/RS-12)
Undeveloped (ID-RS)
4
Surrounding Land Use and Zoning
Comprehensive Plan:
File Date:
North: Interstate 80
East: Dubuque St
South: Residential (RS-5, OPD-5, OPD-8, and ID-
RS)
Multi -Family (RM-20 and RM-12)
West: Residential (OPD-5)
North District Plan
September 14, 2018
BACKGROUND INFORMATION:
North Dubuque, LLC, the applicant, owns approximately 70 acres of property, hereafter referred to
as Forest View, located west of Dubuque St, south of Interstate 80, and north and east of the
Mackinaw Village neighborhood. On July 20, 2017, the Planning & Zoning Commission
recommended adoption of an amendment to the North District Plan, requested by North Dubuque
LLC, for this area. On August 15, 2017, City Council adopted this amendment to the North District
Plan, which modified the land use map, accepted a sensitive areas inventory, and added certain
housing, transportation, and design goals (see Attachment 2). Since the adoption of this plan
amendment, the proposed development has changed. Therefore, the applicant has proposed an
amendment modifying only the land use map of the North District Plan.
Previously Adopted Comprehensive Plan Amendment (2017)
The existing North District Plan land use map adopted in 2017 shows Forest View split into three
main land uses, with Multi -Family Residential in the northwest corner, Low -Medium Mixed
Residential in the southern and central area, and Highway/Neighborhood Commercial to the north
and east (see page 4 of Attachment 2). The Sensitive Areas Inventory adopted under the same
resolution was added to the North District Plan as an appendix and identifies impacts of proposed
developments and potential preservation areas.
There were five total goals adopted and incorporated into the North District Plan resulting from the
2017 resolution. The goals are as follows:
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.
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.
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
3
Agreement (CZA). Such design guidelines will address building fagade and
materials, sign placement, setbacks from the street, screening and tree
preservation.
Commercial and Institutional Uses Goal: A buffer of existing trees and vegetation
should be preserved between the Dubuque Street right of way and any
development. Woodlands in between Knollwood Lane homes and commercial
development should be preserved to provide a distance and visual buffer. For
properties fronting on Dubuque Street, the percentage of preserved woodlands
should exceed minimum code requirements.
Transportation Goal: Upon redevelopment of property west of Dubuque St and
south of Interstate 80, access to Dubuque Street for south -bound traffic north of
Foster Road may be allowed provided that the access point / intersection is
designed to accommodate anticipated traffic volumes from the developing area
west of Dubuque St, south of Interstate 80.
While the comprehensive plan amendment from 2017 modified a variety of aspects of the North
District Plan, the current proposal seeks only an adjustment of the land use map. The above -
mentioned sensitive areas inventory and goals will be carried forward with the proposed plan
amendment.
Proposed Conroprehensuve Man Amendment
The current amendment proposes an updated land use map (see Attachment 3) which differs from
the current land use map only in the placement of the Multi -Family Residential area and the Low -
Medium Mixed Residential area. The proposal switches the placement of these two areas. The
lower intensity mixed residential area would be established on the western edge of Forest View
adjacent to existing single-family residential to the west and the higher intensity multi -family
residential area would be established in the center of Forest View to serve as a transition between
the lower intensity residential to the west and the planned commercial corridor to the east. Further
details regarding the proposal are included in the Analysis section below.
ANALYSIS:
The applicant has submitted a proposed land use map (Attachment 3) which contains the
following alterations to the current land use map:
Central: For the central portion of the property, the applicant has proposed amending the
map from Low -Medium Mixed Residential (8-13 units per acre) to Multi -Family Residential
(8-13 dwelling units/acre).
West and Northwest: For the northwest portion of the property, the applicant has proposed
amending the map from Multi -Family Residential (8-13 units per acre) to Low -Medium
Mixed Residential (8-13 units per acre) and extending this mixed residential area along the
entire western edge of Forest View.
East and Northeast: The map amendment proposed does not impact the commercial area.
El
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MULTI -FAMILY > �`
RESIDENTIAL
Figure 1: Existing North
District Plan Land Use
Map rj LOW -MEDIUM MIXED RESIDENTIAL
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LOW -MEDIUM _
Figure 2: Proposed North MIXED
RESIDENTIAL MULTI -FAMILY' •••�
District Plan Land Use RESIDENTIAL
Map
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The applicant's land -use exhibit illustrates the intent of the proposed rezoning and development
plans, which now calls for the single-family housing community to be located on the west side of
the development.
The Commission is tasked with determining whether the Applicant's 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.
COteria AnaDysus
Regarding #1: Circumstances have changed and/or additional information or factors have come
to light such that the proposed amendment is in the public interest. According to the applicant's
statement (Attachment 4), the applicant relocated the proposed hotel "inboard to the
development, per the recommendation of city staff, with the intent to remove all high -profile
buildings off North Dubuque Street and to preserve the entry way off North Dubuque Street."
This in turn caused the developers to shift the proposed single-family manufactured housing
community to the western edge of the development, away from the hotel, which necessitated
the multi -family development be moved to the center of the property.
5
This shift does, however, render the land use map adopted with the previous comprehensive
plan amendment incongruous to the applicant's current development plan. It is staff's opinion
that undergoing the comprehensive plan amendment process at this stage is in the interest of
the public because aspects of the intended development are fundamentally different than what
was planned for and what was conveyed to the public during the previous plan amendment
process. Areas in the development that were once designated for single-family residential are
now intended to be used for multi -family residential, and vice versa. Amending the land use map
will align the public's expectations with the future development.
Regarding #2: The proposed amendment will be compatible with other policies or provisions of
the Comprehensive Plan, including any District Plans or other amendments thereto. The
proposed shift of the lower intensity mixed residential towards the existing single-family homes
to the west of Forest View is consistent with the North District Plan's planning principles. The
overarching housing principle stated on page 9 of the North District Plan includes "providing
opportunities for new housing development that complements existing neighborhoods," and a
subheading on the same page states the intent to "retain the predominantly single-family
residential character of existing neighborhoods." This proposal is consistent with both as it
would allow for a transition from the existing single-family neighborhood to the west of Forest
View toward the higher intensity multi -family development planned for the center of Forest View.
This transition will mitigate the potential for out -of -scale development adjacent to the existing
single-family neighborhood to the west, thereby better preserving and complementing the
character of the existing neighborhood.
The North District Plan also states on page 9 the intent to "locate medium -density housing,
including townhouses, condominiums, and apartments ... close to neighborhood commercial
areas." The proposed update to the land use map will better conform to this stated principle of
the North District Plan by shifting the planned multi -family residential development closer to the
neighborhood commercial corridor planned for the eastern portion of Forest View.
STAFF RECOMMENDATION:
Staff recommends that the Planning & Zoning Commission set a public hearing for February 21,
2019 on the proposed amendment to the North District Plan (CPA18-00002).
ATTACHMENTS:
1. Location Map
2. Adopted Resolution for CPA16-00005, which includes the adopted North District Plan
Land Use Map
3. Proposed Future Land Use Map for the North District Plan
4. Applicant's Statement . S%+*,�
rJApproved by:
Danielle Sitzman, AICP, Development Services Coordinator
Department of Neighborhood and Development Services
�t
Prepared by: John Yapp, Dev. Srvs., 410 E. Washington St, Iowa City, IA; 319-356-5252 (CPA16-00005)
Resolution No. 17-275
A resolution amending 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, accept a sensitive areas survey, and add certain housing,
transportation and design goals
Whereas, the North District Plan, an element of the Iowa City Comprehensive Plan serves as
a land -use planning guide by illustrating and describing the location of appropriate land uses
throughout in the North District, and provides notification to the public regarding intended uses of
land; and
Whereas, if circumstances change and/or additional information or factors come to light, a
change to the Comprehensive Plan may be in the public interest; and
Whereas, the North District Plan currently includes a 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; and
Whereas, the North District Plan states that if the Forest View Mobile Home Park
redevelops in the future, consideration should be given to securing relocation assistance for the
current residents of the park; and
Whereas, since 2001 when the North District Plan was adopted, over 500 new homes have
been constructed in the area, the Thornberry Dog Park has been established, commercial and
office uses have been established in the Peninsula Neighborhood, and several infrastructure
improvements have been made including the Dubuque Street / Interstate 80 interchange and
the on -going Dubuque Street elevation project; and
Whereas, the proposed land use map includes commercial land uses south west of the
Dubuque Street / Interstate 80 interchange, and existing transportation node, and mixed
residential and multi -family uses northeast of the Mackinaw Village neighborhood; and
Whereas, the applicant submitted a Sensitive Areas Inventory of its 70 acres which in general
shows anticipated areas of disturbance and preservation; and
Whereas, a new east -west road is reflected on the proposed land use map, and said road will
provide a secondary access to and from the larger Peninsula neighborhood; and
Whereas, because the new land use map contemplates redevelopment of the Forest View
Mobile Home Park, will include a mix of uses, and will impact this busy, scenic entryway to the
City, this amendment adds goals and objectives related to affordable housing, opportunity for
commercial development, diverse housing and secondary access; and
Whereas, the Planning and Zoning Commission has reviewed this amendment and
determined that circumstances have changed to the extent that an amendment to the
comprehensive plan is warranted.
Now, therefore, be it resolved by the City Council of the City of Iowa City, Iowa, that:
A. The attached land use map dated April 12, 2017 is hereby adopted and incorporated
into the North District Plan as the land use map guiding development of the area
shown.
B. The attached Sensitive Areas Inventory dated April 5, 2017 is hereby added to the
Resolution No. 1 7_279
Page 2
Plan as an appendix.
C. The following goals are adopted and incorporated into the North District Plan:
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
Agreement (CZA). Such design guidelines will address building fagade and
materials, sign placement, setbacks from the street, screening and tree
preservation.
d. Commercial and Institutional uses goal: A buffer of existing trees and vegetation
should be preserved between the Dubuque Street right of way and any
development. Woodlands in between Knollwood Lane homes and commercial
development should be preserved to provide a distance and visual buffer. For
properties fronting on Dubuque Street, the percentage of preserved woodlands
should exceed minimum code requirements.
e. Transportation Goal: Upon redevelopment of property west of Dubuque St and
south of Interstate 80, access to Dubuque Street for south -bound traffic north of
Foster Road may be allowed provided that the access point/ intersection is
designed to accommodate anticipated traffic volumes from the developing area
west of Dubuque St, south of Interstate 80.
Passed and approved this 15th day of August 2017.
Approved by:
Attes v `H /�cc ,- ✓zz r-/ f F ty��
<ellie Fruehling, J y Clerk City Attorneys Office H& i7
Resolution No. 17-275
Page _ 3
It was moved by Mims and seconded by Botchway the
Resolution be adopted, and upon roll call there were:
AYES: NAYS
x
x
x
x
x
x
ABSENT: ABSTAIN:
x
Botchway
Cole
Dickens
Mims
Taylor
Thomas
Throgmorton
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Proposed Amendment to the Iowa City Comprehensive Plan
(North District Plan)
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(9.13 Dwelling Units/Acre)
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April 12, 2017
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Forest View
September 2018
Applicant's Statement for Comprehensive Plan AmendRit E
Introduction 26JU SEP 14 Ali II! 52
On August 15th, 2017 the council made a resolution to amend the North Di�s�*tri_ct Plan for
approximately 70 acres west of Dubuque Street, south of Interstate 80, ar�d g rltl a i�l�e'stlof
Mission Point Road and Mackinaw Drive, to modify the land use map, accepta sensitive'afeas
survey, and add certain housing, transportation and design goals. Based on the feedback from
city staff and the community of Iowa City, the development team made three key modifications
from the site plan.
1. The hotel, previously located adjacent to North Dubuque Street, was relocated inboard
and replaced by smaller footprint commercial retail buildings.
2. Forest View Neighborhood swapped sites with the western multi -residential housing
complex.
3. Forest View Drive shifted from the North to the South of the office and commercial
buildings along Interstate 80.
These modifications were driven by our desire to preserve the treasured scenery of North
Dubuque Street, maximize green space and natural areas, create a distinct separation between
commercial and residential areas, complement the existing communities, and protect the interests
of the current and future residents o f the community.
With respect to what was previously proposed during the comprehensive plan, the hotel was
relocated inboard to the development, per the recommendation of city staff with the intent to
remove all high -profile buildings off North Dubuque Street and to preserve the entry way off
North Dubuque Street. As a result, Forest View Neighborhood was moved to the western end of
the development and switched places with the high -concentration residential, which was shifted
inboard and central to the development.
The newly proposed arrangement provides current and future residents of Forest View
Neighborhood a safer, less trafficked area, establishing a single-family subdivision adjacent to an
existing single-fvnily subdivision. In addition to the long-term benefits, this adjustment will
allow us to speed up the construction and phasing of the road and infrastructure, as well as the
construction of the manufactured homes. This will expedite the construction of Forest View
Neighborhood, as well as the construction of the secondary access (Forest View Drive).
Shifting Forest View Drive south resulted in the ability to create a sound buffer composed of
greenspace and timber to promote healthy living within the surrounding communities. The
previous sound buffer would have been a multi -family residential complex that would have
required a variance from the City. Under the modified plan, this variance is no longer required.
In addition to the Forest View Drive shifting to the South, the development team added an
additional connecting road that is designed to be able to connect with Haywood Drive.
Forest View
September2018
The shift of the high -concentration residential to the central area of the development creates a
community hub that is adjacent to the commercial amenities. By moving the multi -family
residences to this location, the existing multi -family residences will naturally become a part of
this central location and will allow these residents to better access the commercial niceties with
case and convenience.
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Farest View
Septem be 2018
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A. Circumstances have changed and/or additional information or factors have come to light
2010 SEP (WhAftll152roposed amendment is in the public interest.
a. Since the Comprehensive Plan was originally completed hr 2001, over 500 new
CITY tries have been constructed in the Peninsula, Elk Run condominiums, and
10V7`it CITY.I.Vlackinaw Village. These new neighborhoods have significantly altered the
character of the area, by 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 west.
B. The proposed amendment will be compatible with other policies or provisions of the
Comprehensive Plan, including any District Plan or other amendments thereto.
a. The North District Planning Principles (p.10)—
i. Housing Goal- states that future development should, "Maintain and
enhance existing housing while providing opportunities for new housing
development that complements existing neighborhoods, protects
environmentally sensitive areas, and is affordable to people of all incomes
and ages."
ii. Commercial and Institutional Uses — states that future development
should, "Focus commercial activity in existing nodes along major arterial
streets ... Discourage strip connnercial development"
iii. Retain and enhance the open space buffer between Interstate 80 and
residential development."- "Provide for new parks, trails, and open space
to meet the present and future needs of area residents with an emphasis on
protecting and enhancing the District's unique natural areas.... Protect
sensitive enviroiunental features... Retain and enhance the open space
buffer between Interstate 80 and residential development."
b. The South District Plan Map Designations (p.52)
i. The `Low to Medium Mixed Residential' map designation in the South
District Plan has been applied to this Comprehensive Plan miendruent.
Forest View
September 2018
..,_
t This map designation aligns with the principles of the proposed site
r >, development, because "clustering is desirable to protect sensitive
...r 3 environmental features." This map designation indicates 8-13 dwelling
urlitslacre.
lhe"'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 storm water run-off." North Dubuque; LLC is proposing to
develop the site using lose -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 storm water run-off as possible on
site. This goal exceeds current City storm water standards.
e. The North District Planning Principles - Parks and Open Space that retain and
enhance the open space buffer between Interstate 80 and residential development
i. The majority of the proposed development along I-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 lnterstate 80.
f. The North District Planning Principles - Commercial and Institutional Uses that
focus commercial activity in existing nodes along major arterial
streets... Discourage strip commercial development
i. The proposed development includes well -designed and environmentally
sensitive commercial uses along Dubuque Street.
g. The Comprehensive Plan stresses the importance of creating and maintaining
attractive entrances to Iowa City. Any redevelopment of the property along
Dubuque Street will have a goal of maintaining the scenic character by
incorporating strict design guidelines through a Conditional 7oning Agreement
(CZA). Project Green has a 40-year history of maintaining and protecting the
Dubuque Street entry -way 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
Forest View
September 2018
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.
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Forest View
Ln September 2018
L Ap'xCicant s Statement for Comprehensive Plan Amendment Narrative
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tth D uquc� 1, LC owns approximately 70 acres all of which fall under the North District
Plan. Tlwestem portion of the property includes one single-family home; the central portion
includes Forest View Mobile Horne Park and the eastern portion of the property includes three
single-farnily homes. The majority of the approximately 70 acres is vacant.
The current North District Plan shows the anticipated uses for the property as Multi -Family
Residential, Single-Family/Duplex Residential, Large Lot/Rural Residential, Public/Private Open
Space and Conservation Areas. The plan being proposed will incorporate a mix of uses, such as
Office/Commercial, HighwayiNeighborhood 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] wilt protect wildlife corridors, preserve the tree canopy in
the area, prevent erosion of steep slopes, and reduce storm water 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 storm water run-off. Estimates on the amount of storage required for
storm water have been provided using the Ven 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 west 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 vacant land. The new
area is proposed to be Law -Medium Density Mixed Residential (RS-12). This designation is
meant to retain as many current Forest View residents as possible. Additionally, this designation
complements the development's desire to protect environmentally sensitive areas while
maintaining a lower scale residential neighborhood feel.
Forest View Mobile Home Park was developed in the 1940s and the majority of the existing
homes were constructed in the 1960s and 1911 Os, prior to the National Manufactured Housing
Construction and Safery 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 west. 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 south-central portion of the proposed development is proposed to be Multi -Family
Residential (RS-12) comprised of mixed -use development with apartments, condominiums, and
Forest View
Septem her 2018
a senior living complex aimed at increasing the density while providing a range of housing
options and protecting sensitive areas. Due to the preservation of woodlands, 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 neighboring apartments or
condominiums and as the need for care increases, they can move into the higher density units.
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 housinu within The Peninsula
and Mackinaw Village has also dramatically altered the neighborhood. This proposed
development will add additional housing options, much like those successfully attracting
different income -levels in nearby neighborhoods, while providing access to commercial offices
and a marketplace.
The closest commercial areas to the proposed Forest View development are located in The
Peninsula neighborhood, which includes a few offices mid minimal retail spaces. While the
proposed Office Commercial and Highway/Neighborhood Cormmercial 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 I-80. The majority of the proposed
development along I-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 100' 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.
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Forest View
September 2018
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 Coral Ville for basic- provisions.
The Applicants intend to not only abide by the lowa 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 fromMackinaw
Village, Oak Grove Condominiums, Haywood Drive, Foster Road, Knollwood Lane. Idyllwild
and Forest View Mobile Home Park. Additionally, the development team presented at the
Planning and Zoning meeting on April 19, 2018.
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
developmWt w .l ground 70 people at each meeting. Additional meetings were held in
Deeember=01TAIlks Lodge, in April 2018 at Davis Homes in Mount Pleasant, and in July
2011 at Pa!&.vie f-,*,hurch for the residents of Forest View to expla'm the modifications to the
Coi S7ehengjN e $l�and review floor plans. Also, regular monthly meetings are held at the
Centerr'.for Y�crkei'rustice with the Forest View Tenants Association and representatives of
Forest View
September 2018
North Dubuque, LLC to discuss the proposed development and the Comprehensive Plan
amendment process. Comments are also accepted at www.forestviewic.com.
In addition, individual meetings were held with representatives from Environmental Advocates,
Project Green and the Iowa City Downtown District to discuss the project and to receive input
and suggestions for the proposed development. Representatives of all three entities were
supportive of the general principles of the proposed development.
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Forest View
September 2018
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, five Large neighborhood meetings with Forest View Mobile Home Park
residents were held in June 2016, August 2016, December 2017, April 2018, and July 2018 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 be the Center for Worker Justice. In addition, the Plan is on the Forest View
website created by North Dubuque, LLC (www.forestviewic.com), copies have been distributed
to residents in both FnOish 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 Ci s Comprehensive Plan, we are confident that the proposed amendment meets the
approvalmritei ia.
cwa
To: Planning and Zoning Commission
Item: REZ18-00013 / SUB18-00006
Forest View
GENERAL INFORMATION:
STAFF REPORT
From: Anne Russett, Senior Planner
Date: February 7, 2019
Applicant: North Dubuque LLC
130 East 3rd Street
Suite 400
Des Moines, IA 50309
Forest View Tenants Association
1205 Laura Drive
Lot #63
Iowa City, IA
analizbeth@gmail.com
Contact: Jimmy Becker
jimmy(cDblackbird invest. com
Property Owners: North Dubuque LLC
Requested Action: Rezoning from Interim Development Single -Family
Residential (ID-RS), Low Density Single -Family
Residential (RS-5), Low Density Multi -Family
Residential (RM-12), and High Density Single -
Family Residential with a Planned Development
Overlay (OPD/RS-12) to OPD/RS-12 for 45.58 acres
and Highway Commercial with a Planned
Development Overlay (OPD/CH-1) for 23.83 acres;
Sensitive Areas Development Plan; and Preliminary
Plat
Purpose: To allow for development of a mix of commercial uses,
mainly along N. Dubuque Street and Interstate 80 (1-
80) and a mix of single-family and multi -family
residential development south and west of the
proposed Forest View Drive, including relocation of
the Forest View Mobile Home Park.
Location: South of 1-80 west of North Dubuque Street and
North of Foster Road.
Location Map:
Size:
Existing Land Use and Zoning:
Surrounding Land Use and Zoning
Comprehensive Plan:
Neighborhood Open Space District:
File Date:
45 Day Limitation Period:
BACKGROUND INFORMATION:
73.15 acres
Predominately undeveloped except for five single-
family homes and the Forest View Mobile Home
Park community; ID-RS, RM-12, OPD/RS-12, RS-5
North: Interstate 80
South: Residential, OPD/RS-5, RS-5, RM-20, RS-
12, RM-12, OPD-5.
East: Residential, RS-12
West: Residential, OPD/RS-5
North District Plan - Low to Medium Mixed
Residential and Multi -Family (8-13 dwelling units per
acre) and Highway/Neighborhood Commercial.
Foster Road
March 20. 2018
Applicant requested a waiver of the 45-day limitation
period.
The applicants, North Dubuque LLC and Forest View Tenants Association, have requested a
rezoning from ID-RS, OPD/RS-12, and RM-12 to OPD/RS-12 for 45.58 acres and from ID-RS,
OPD/RS-12, and RS-5 to OPD/CH-1 for 23.83 acres. The proposed rezoning is located south of I-
80, west of N. Dubuque Street, and north of Foster Road. The applicant is applying for a Planned
Development Overlay with a Sensitive Areas Development Plan to allow residential density to be
clustered to minimize disturbance of sensitive features [Attachment 3]. The applicants also
submitted an application for a Preliminary Plat [Attachment 4].
In August, 2017, the City Council adopted an amendment to the North District Plan to modify the
"future land use map", adding certain housing, transportation, and design goals [Attachment 5].
The amendment recognized the need to achieve a second means of access to the Peninsula area
due to the flood potential along a portion of Foster Road. The future land use map identified
opportunities for certain types of commercial development along the Interstate 80 frontage and
3
North Dubuque Street while preserving the natural aesthetic of this important community
entrance. It also identified areas for multi -family residential to the western portion of the site and
mixed -residential in between the multi -family and commercial areas.
Based on changes to the proposed project since the adoption of the comprehensive plan
amendment, staff requested that the applicant submit another application for a comprehensive
plan amendment to clarify more recent changes to the proposed project. Specifically, the change
in the location of the multi -family residential and the single-family manufactured housing
community.
On June 21, 2018, the Planning & Zoning Commission deferred this application indefinitely until
additional details were worked out. Since that time, staff has worked with the applicant to address
several issues.
SUMMARY OF PROJECT:
Current Context: Existing land uses include the Forest View Mobile Home Park, which is located
just south of 1-80 toward the center of the project site. The Forest View Mobile Home Park
contains 155 lots for mobile homes (approximately 103 homes are occupied, 44 homes are
vacant and 8 lots are vacant). East of the mobile home community are three existing single-family
residences. There are also two existing single-family residences located in the southwest portion
of the project site. The vast majority of the project site is undeveloped. Many of the undeveloped
areas contain sensitive features, including wetlands, steep slopes, and woodlands.
Residential Land Uses: The plan proposes that all residential uses be located south of Forest
View Drive and west of the current Haywood Apartment complex. All residential uses will be
located at least 300 feet from 1-80. The project includes a 57-unit single-family, manufactured
housing community to be located on the western edge of the project site adjacent to Mackinaw
Village. Unlike the current Forest View Mobile Home Park, which consists of mobile homes, the
proposed community will consist of single-family homes on permanent, fixed foundations. The
applicant has collaboratively worked with the residents of the Forest View Mobile Home Park to
develop a comprehensive relocation plan [Attachment 6]. The plan also includes several multi-
family buildings south of Forest View Drive totaling 473 dwelling units, 190 of which are for senior
housing.
Commercial Land Uses: Lots proposed for commercial zoning are located along the interstate
and N. Dubuque Street, with a small cluster of three commercial lots located along the south side
of Forest View Drive, directly north of the Haywood Apartments. Specific uses for the project have
not been identified, but the applicants anticipate a gas station and convenience store along with
several fast-food drive -through uses off of N. Dubuque Street. South of the interstate and north of
Forest View Drive, the applicants anticipate hotel and office space.
For a summary of all land uses, and proposed lots, please see Attachment 7.
Sensitive Areas: The site includes several environmentally sensitive features. The table below
outlines the existing sensitive features and the amount impacted by the proposed project.
Sensitive Feature
Total Existing
Total Impacted
Protected slopes
1.88 acres
0.00
Critical slopes
2.98 acres
1.31 acres 44%
Wetlands
0.98 acres
0.35 acres 36%
Woodlands
36.48 acres
19.54 acres 54%
The development proposes to not impact 46.44% of the woodlands. The non -impacted woodlands
rd
includes preserved woodlands, wooded buffers, and remnant woodlands. The wooded buffers
and remnant woodlands cannot be counted toward the woodland preservation total due to the
proximity of construction activity. Therefore, 12.38 acres (33.9%) of the woodlands are considered
preserved woodlands. The project preserves the largest concentration of woodlands (8.52 acres)
at the center of the development. The applicant also proposes to maintain a 40-foot wooded area
between the development and the N. Dubuque Street right-of-way. A wetland located in the
ravine east of Laura Drive is proposed to be filled in order to allow development of Lots 1-4 and a
portion of Forest View Drive.
Transportation: The project will result in the development of Forest View Drive, a public street
that provides a secondary access to the Peninsula neighborhood and Mackinaw Village. The
existing roadway to these communities, Foster Road, is susceptible to flooding. The addition of
Forest View Drive will provide an emergency access route. Other improvements include a 10-foot
trail along N. Dubuque Street between the intersection of N. Dubuque Street and the 1-80 off -
ramp, which will provide a connection to the Iowa River Trail.
Housing: The project site is home to the Forest View Mobile Home Park. Through the proposed
project the applicant proposes to relocate the existing residents into either a new manufactured
housing unit, another housing unit within the proposed project, or another housing unit outside
of the project area. Staff is requesting that as a condition of the rezoning the applicant execute
an affordable housing agreement with the City that outlines the specifics of the relocation.
Through this agreement, the applicant will be required find new homes for existing tenants prior
to the demolition of the existing housing.
Storm Water Management: The project proposes a number of storm water management
facilities, including detention basins, on -site underground storm water management facilities,
and storm water management best management practices. Based on the City's review of the
proposed storm water management study, the proposed storm water management system will
be able to accommodate storm water at full build out. Additional details regarding storm water
management are required at the final plat stage and will be reviewed and approved by the City's
Public Works staff. Due concerns from residents of the Idyllwild community, the applicant has
made efforts to coordinate with these neighbors regarding plans for managing storm water.
Good Neighborhood Meeting: The applicant has indicated that they have used the "Good
Neighbor Policy" and conducted a number of neighborhood meetings prior to submission of this
application in March. The applicant has worked closely with the Forest View Tenants Association,
which is a co -applicant. The applicant has submitted a summary of the outreach completed to
date [Attachment 8].
Role of the Commission: The Commission's role in this application is to review and make
recommendations to the City Council regarding the following:
1. The proposed rezoning to OPD/RS-12 and OPD/CH-1. The Commission is tasked with
reviewing the proposed rezoning against the criteria for Planned Development Overlays,
which are outlined in the section titled "General Planned Development Review Criteria".
2. The Sensitive Areas Development Plan. As with the rezoning, the Commission is tasked
with reviewing the SADP against the criteria for Planned Development Overlays, which are
outlined in the section titled "General Planned Development Review Criteria".
3. The preliminary plat. In its review of the preliminary plat the Commission is tasked with
ensuring that the plat complies with the City's subdivision regulations.
ANALYSIS:
Current zoning: The area along N. Dubuque Street is currently zoned Low Density Single -
Family (RS-5). The existing Forest View Mobile Home Park is zoned Medium Density Single-
Family with a Planned Development Overlay (OPD/RS-12). The remaining area to the west is
zoned Interim Development Single -Family Residential (ID-RS). The purpose of the Interim
Development zone is to provide for areas of managed growth and non -urban uses of land may
continue until such time as the City is able to provide services and urban development can occur.
Upon provision of City services, the City or the property owner may initiate the rezoning process
Proposed zoning: The applicant has requested a rezoning to High Density Single -Family
Residential (RS-12) zone and Highway Commercial (CH-1) zone with a planned development
overlay [Attachment 9]. The RS-12 zone is intended to provide for development of single-family
dwellings, duplexes and attached housing units at a higher density than in other single-family
zones. The applicant is proposing a hybrid commercial zone with the CH-1 as a base zone and
allowing some of the uses permitted in the Neighborhood Commercial (CN-1) zone in areas south
of Forest View Drive. In addition, some of the CN-1 development standards will also be required.
Please see Attachment 10, the draft conditional zoning agreement, for additional information.
Staff supports the proposed hybrid commercial zoning for the following reasons:
• It addresses the opportunities of the location adjacent to I-80 by providing hotel, gas, and
larger office uses.
• It serves the surrounding residential neighborhood by providing a commercial node that
offers basic services designed to be accessible and compatible with nearby residential
uses (i.e. retail and personal services).
• It provides the opportunity for commercial uses along N. Dubuque Street without
detracting from the natural aesthetic of this important community entryway.
• The economically viable commercial zoning helps facilitate the construction of critical
flood mitigation roadway infrastructure that will provide much -needed secondary access
to thousands of existing residents, improve access for public safety personnel, and allow
for the City to properly protect and maintain utility infrastructure that could otherwise be
inaccessible in major flood events.
The CH-1 zone is intended to allow larger scale commercial uses, such as offices and hotels,
south of I-80. The purpose of the CH-1 zone is to allow development along expressways or
arterial roadways to provide food, lodging, motor vehicle service and fuel convenient to the
thoroughfare user. The CN-1 zone is intended to allow smaller -scale, pedestrian friendly
commercial uses that are conveniently located to residential neighborhoods.
In approving the amendment to the North District Plan, the Council made clear that it did not
wish to encourage retail strip or big box retail that would compete with existing commercial
areas located more centrally within the community. The CH-1 zone restricts sales -oriented retail
uses to convenient stores with gas stations; however, the CN-1 zone allows most retail uses but
limits the scale of development and includes design standards that emphasize a pedestrian
orientation. Table 1 compares uses permitted in the CH-1 and CN-1 zones.
TABLE 1. Comparison of CN-1 and CH-1 Uses
. .. ...
Animal Related Commercial
All activities must be conducted
NO
Uses — General (e.g.
indoors within a soundproof
veterinary clinics, grooming)
building
Eating Establishments
Occupancy limit of 100 (125 by
YES
Special Exception)
Drinking Establishments
Occupancy limit of 100 (125 by
YES
Special Exception)
Office Uses - Medical and
5,000 sq. ft. maximum gross
YES
General
floor area (2,400 maximum on
first floor)
Personal Service Oriented
2,400 sq. ft. maximum gross
Not within 100 feet of a
(e.g. banks, salons, dry
floor area (5,000 by Special
residential zone
cleaning)
Exception)
Alcohol Sales Oriented
2,400 sq. ft. maximum gross
Limited to convenience stores
Retail
floor area (5,000 by Special
associated with quick vehicle
Exception)
servicing uses
Hospitality Oriented Retail
Limited to "guesthouses" (9
YES
(e.g. hotels)
bedrooms max)
Daycare
Standards based on number of
Standards based on number of
children
children
Commercial Recreational
Indoor only - 5,000 sq. ft.
Permitted (indoor and outdoor)
maximum gross floor area
Specialized Education (e.g.
2,400 sq. ft. maximum gross
NO
dance studios, music schools,
floor area
etc.)
Sales Oriented (e.g. stores,
2,400 sq. ft. maximum gross
Limited to convenience stores
shops, etc.)
floor area (5,000 by Special
associated with quick vehicle
Exception). Drugstores /
servicing uses
hardware stores up to 15,000
sq. ft. Groceries up to 30,000
or 40,000 sq. ft. if additional
10,000 sq. ft. is allocated to
non-food items
Quick Vehicle Service
By Special Exception
Not within 100' of any
residential zone boundary
Vehicle Repair
NO
Not within 100' of any
residential zone boundary,
additional site design standards
Community Service
By Special Exception
NO
Surface Passenger Service
NO
YES
(e.g. passenger rail depots,
taxi dispatch facilities)
7
Additional Information on Proposed Commercial Rezoning:
Commercial Lots 5, 6, 7, and 8
Development on Lots 5, 6, 7, and 9 will be subject to the CH-1 zoning regulations. However, given the
proximity of these building to the proposed residential development, staff recommends that as a
condition of the rezoning development on these lots be subject to the standards for Large Retail Uses,
which calls for details and features that provide visual interest, reduce the perception of the mass of the
building, provide attractive entrance features and quality materials. Due to the scale of the buildings, staff
is also recommending as a condition of the rezoning that buildings are setback a minimum of 15 feet
from Forest View Drive (as opposed to the minimum setback of 10 feet in the CH-1 zone). Additional
standards related to building materials, signage, and lighting will be outlined in the conditional zoning
agreement. Commercial retail uses are not permitted on Lots 5, 6, 7, and 8.
Commercial Lots 9, 10, and 11
Staff is recommending that as a condition of the rezoning development on lots 9, 10, and 11 be subject
to the CN-1 zoning regulations. These lots are intended to serve neighborhood residents, and therefore,
the CN-1 uses and standards are more appropriate since size and scale are limited.
All uses in the CN-1 zone are either provisional uses, which means there are additional criteria that need
to be met for these uses, or permitted through the special exception process. These permitting
requirements and additional review criteria apply to Lot 9, 10, and 11. These criteria are generally
outlined in Table 1.
The CN-1 standards address the following:
• Building placement requirements that ensure the majority of the building fronts the street.
• Restrictions on the placement of parking, loading, drives, and aisles to create an area that is
easy to walk in.
• Drive -through facilities are limited to banks and pharmacies.
• Sidewalk connectivity, safe and easy pedestrian access.
• Screening of mechanical structures.
• Standards related to street -level windows to ensure a high degree of transparency.
• Limitations on building length and articulation requirements for buildings that are greater than 50-
feet in width.
• Standards related to building entrances to ensure they are easily distinguished (e.g. canopies,
recesses)
Commercial Lots 1, 2, 3, and 4
Staff is recommending that as a condition of the rezoning Lots 1-4 be subject to the CN-1 zoning
regulations with a few exceptions. The proposed site layout as shown on the plans do not meet all CN-1
regulations, including build -to line standards; location of parking, loading, drives, and aisles; and drive-
throughs. The development on these lots may be built as shown on the plans noting these exceptions.
Additionally, the applicant is proposing a gas station and convenience store on Lot 1. Gas stations require
a special exception in the CN-1 zone, which would require review and approval by the Board of
Adjustment.
Planned Development Overlay: In addition to allowing a hybrid of uses, the planned development overlay
(OPD) zone is necessary for the following reasons:
• To allow the disturbance of environmentally sensitive areas.
• To allow the development of a manufactured housing community.
• To allow density that might otherwise be achieved through conventional development to be
clustered so as to avoid or minimize disturbance to sensitive features. The applicant is proposing to
cluster residential density into seven multi -family buildings to be located on four lots.
• To allow waivers of certain use regulations.
The planned development overlay (OPD) zone permits flexibility in the use and design of structures and
H
land in situations where conventional development may be inappropriate and where modifications to
requirements of the underlying zone will not be contrary to the intent and purpose of the zoning code,
inconsistent with the comprehensive plan, as amended, or harmful to the surrounding neighborhood. The
OPD zone is intended to:
• Provide flexibility in the design, placement and clustering of buildings; mixture of land uses; use of
open space; traffic circulation and parking; and related site and design considerations;
• Encourage the preservation and best use of existing landscape features through development
that is sensitive to the natural features of the surrounding area;
• Promote efficient land use with smaller utility and street networks while maintaining pedestrian
oriented street frontages;
• Encourage and preserve opportunities for energy efficient development;
• Promote an attractive and safe living environment compatible with surrounding residential
developments;
• Provide an alternative method for redeveloping older residential areas; and
• Encourage infill development.
Requested Waivers: The OPD process also allows applicants to request waivers from zoning regulations.
The applicant has requested the waivers related to building height, public right-of-way width, lot dimensions
for the single-family community, and private open space [Attachmentl 1 ]:
Building Height: The applicant is proposing modifications related to maximum building height. The
maximum height in RS-12 is 35 feet and the plan shows buildings on Lots 12, 13, 14, and 15 that
exceed that requirement. Specifically, Lots 12 and 13 propose 4-story buildings, and Lot 14 proposes
one 4-story and one 5-story building. The applicant has proposed a setback of at least 70-feet on Lot
15 for the proposed 5-story (above -grade) building. In addition, the applicant states that the buildings
were designed with a smaller footprint and increased height in an effort to minimize impact to the
surrounding sensitive areas. This proposed modification is reviewed against the criteria outlined in
Standards for Modified Developments (14-3A-4K):
The maximum building height may be modified provided the design of the development results in
sufficient light and air circulation for each building and adequate, accessible open space for all
residents of the development. When the underlying base zone is single-family residential, at least
35% of the net land area in a planned development shall remain free of buildings, parking and
vehicular maneuvering areas. This criterion is met since the percentage of net land area not
developed in the proposed single-family residential zoned portion of the project is 44%.
Public Right -of -Way: The applicant has proposed that the public right-of-way for Cole Drive and Flint
Drive be 50 feet. The standard is 60 feet. Cole Drive is a small section of roadway through the
manufactured housing community, which will not be extended in the future. Flint Drive is tying into the
existing street, which is already 50 feet in width. This proposed modification is reviewed against the
criteria outlined in Standards for Modified Developments (14-3A-4K):
• Reductions to the required street right-of-way width may occur when the planned development is
able to provide sufficient area within the right-of-way for required street trees and public and
private utilities, which is the case for both Cole Drive and Flint Drive. The proposed reduction will
not impact safety and still provides enough space for the needed utilities, as well as one side of on -
street parking.
Lot Dimensions & Size: The applicant is also proposing a modification to the size of the lots for the
single-family manufactured housing community. The RS-12 zone has a minimum lot size requirement
of 5,000 square feet. Several lots within the proposed development are less than 5,000 square feet,
but none are less than 4,000 square feet. In addition, several lots do not meet the minimum lot width
of 45 feet or the minimum frontage requirement of 40 feet. The plans show that with widths and
91
frontages around 36 feet. These modifications are reviewed against special provisions criteria (14-
2A-7A).
• For Lots 16-48 and Lots 58-73 the proposed manufactured housing community meets the criteria
for a lot size, lot width, and lot frontage reduction since vehicular access to garages and off-
street parking spaces are restricted to private rear alley.
Open Space: Lastly, the applicant is requesting a waiver from the City's recently adopted open
space regulations. Since the zoning code does not outline specific review criteria for modifications to
open space standards, staff has reviewed this request against the criteria for requested exceptions
(14-3A-7).
The City adopted new open space regulations in 2018. The regulations require that single-family
homes have at least 500 square feet of usable open space located behind the dwelling unit. The
proposed single-family, manufactured housing community does not meet this requirement due to
the small size of the lots and the fact that many of the homes have alley access with backyards
taken up by the required parking. Open space on the 57 lots would total 0.65 acres of private open
space. The applicant has proposed providing a communal open space area of 1.65 acres for the
single-family community. A playground and other outdoor amenities, such as benches and shade
trees, are proposed for this location.
The criteria for review are as follows:
o The modification will be in harmony with the purpose and intent of this title and the city
comprehensive plan.
• Although the open space will not be provided on individual lease lots, the applicant
will provide private open space for the manufactured housing community. Staff finds
the proposal to be in line with the intent of the private open space provisions, which
is to ensure every new development has easy access to open space.
o The modification will generally enhance the proposed planned development and will not
have an adverse impact on its physical, visual or spatial characteristics.
• By providing the open space off -site approximately 1 more acres of open space
will be provided for the community than small, private backyard spaces. The open
space area will be an enhancement to the development.
o The modification shall not result in a configuration of lots or a street system that is
impractical or detracts from the appearance of the proposed development.
• The modification will not impact lot configuration or the street system.
o The modification will not result in danger to public health, safety or welfare by preventing
access for emergency vehicles, by inhibiting the provision of public services, by depriving
adjoining properties of adequate light and air, or by violating the purposes and intent of
this title or the city's comprehensive plan.
• The modification is an enhancement to the development that will not impact public
health, safety, or welfare.
Based on staff's analysis, the review criteria for the proposed modifications related to building height,
public right-of-way width, lot dimensions and size, and open space have been met.
Finally, although not technically a proposed waiver from zoning regulations, the applicant has not provided
elevations of the proposed buildings. Elevations are typically provided as part of the OPD process. Instead
of providing detailed elevations, the applicant has provided design guidelines [Attachment 12]. The
applicant has expressed that it is difficult to provide elevations at this time since it is unknown which lots will
be developed by the development team and which lots will be sold. Furthermore, the buildout of this project
will take several years. Therefore, staff recommends that as a condition of the rezoning detailed design
guidelines that address signage (including a master sign plan), building materials, and lighting be
incorporated into the conditional zoning agreement. The applicant has also provided perspectives of N.
Dubuque Street to illustrate the impact of the development along that corridor [Attachment 13]
10
General Planned Development Approval Criteria
Application for Planned Development (OPD) re -zonings are reviewed for compliance with the following
standards according to Article 14-3A of the Iowa City Zoning Code.
1. The density and design of the Planned Development will be compatible with and/or
complementary to adjacent development in terns of land use, building mass and scale, relative
amount of open space, traffic circulation, and general layout.
a. Density: The overall proposed density for the 43.85 net land area proposed is 13 units per acre,
which is the maximum density allowed in the proposed zone district. The residential zone is
broken down into three distinct areas:
i. Three single-family lots (Lots 74, 75, and 76) range in size from 0.74 acres to 2.21 acres
and have frontage from a cul-se-sac east of Algonquin Road. Lots 75 and 76 have
existing single-family homes. Lot 74 will allow the development of a third single-family
home comparable to those on Lots 75 and 76.
ii. Lots 16-73 will comprise the manufactured housing community, which has a density of
approximately 8 units per acre. This density and housing type provide a transition from the
low -density single-family neighborhood to the west and the proposed higher density multi-
family to the east.
ii. Lots 12-15 are proposed for multi -family housing. All four lots are located south of Forest
View Drive and include seven buildings. A total of 473 units are proposed on these four
lots, which is around 33 units per acre.
b. Land uses proposed, general layout, and mass and scale: The project proposes to transition
from lower intensity single-family uses at the western edge of the project site to multi -family in the
center of the project site to commercial along 1-80 and N. Dubuque Street. The lowest intensity
land uses, the manufactured housing community, is located adjacent to the existing single-family
neighborhood. East of the manufactured housing community and south of Forest View Drive, the
applicant is proposing multi -family housing, which will transition into commercial development.
The summary below outlines the proposed development from west to east, as it is shown on the
Sensitive Areas Development Plan (plan):
MAP 1. Forest View Land Use Summary — Single -Family Uses
11
Single -Family:
Lots 16-73: Fifty-seven manufactured housing units are being proposed as replacement for the
current Forest View residents. Outlots E and F provide a buffer between the proposed single-
family community and 1-80. Access to these lots is via an extension of Algonquin Drive and the
proposed Forest View Drive. All lots, with the exception of the western most lots (Lots 49-57) are
accessed from the rear via private alleys. Five-foot sidewalks on both sides of the street are
proposed throughout the community. Outlot D will provide storm water management in the form of
a dry basin and serve as a private open space area for the single-family, manufactured housing
community.
Lots 74-75: Two of these three larger lots contain existing homes. An additional home could be
built on Lot 74. Access to these lots is provided east of Algonquin Road via Cole Court. Outlot G
will remain undeveloped.
MAP 2. Forest View Land Use Summary — Multi -Family Uses
Multi -Family:
Lot 15: The plan for this lot includes two, four-story multi -family buildings with 148 dwelling units.
The site is accessed via Forest View Drive. A pedestrian path is identified from the public
sidewalk off of Forest View Drive to both buildings. Subterranean parking is proposed.
Lot 14: One hundred and ninety units are proposed for this site within three multi -family buildings.
The buildings are three, four, and five stories in height. The applicant proposes to market this lot
for senior housing with a mix of independent living and assisted living. Access to the site is
provided via Forest View Drive and Haywood Drive. Pedestrian access is provided from public
sidewalks to the main entrance of each building. Parking is proposed behind the buildings in the
center of the site.
Lot 13: One building is planned for this lot with 75 dwelling units. Both surface and subterranean
parking are proposed. Access to this site is provided via Haywood Drive. Pedestrian walkways
12
are proposed connecting the public sidewalk with the multi -family building.
Lot 12: One, four story building with 60 dwelling units is proposed for Lot 12. Parking is provided
behind the building. This lot is accessed via Forest View Drive and Haywood Drive. Pedestrian
access is identified from both Forest View Drive and Haywood Drive.
Outlots H and I contain woodlands, wetlands, and slopes. These lots will remain undeveloped as
preservation areas.
Staff is still working with the applicant on parking calculations for the proposed multi -family lots.
The City's zoning code regulates parking based on number of bedrooms per dwelling units. Since
the number of units and bedrooms may change as the area builds out, staff will ensure that
parking layout and design is consistent with that proposed on the plan and ensure that the
minimum required parking is met.
In addition, the proposed multi -family buildings generally meet the multi -family design standards
in terms of the layout of the buildings and the site design. The proposed buildings front the street
and provide pedestrian access from public sidewalks to main building entrances. As part of the
site plan review process, staff will ensure that the multi -family design standards are met.
MAP 3. Forest View Land Use Summary — Commercial Uses
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Lots 9, 10, 11: These lots are located south of Forest View Drive just east of the proposed multi-
family residential. The intent with these lots is to provide neighborhood commercial services that
could be utilized by the nearby residential neighborhoods. The plans show each lot containing
one building of the following sizes: 9,600 square feet, 6,960 square feet, and 4,581 square feet,
respectively.
Lots 5, 6, 7, and 8: These lots are adjacent to 1-80 and north of Forest View Drive. The applicant
is marketing lots 5, 6,7, and 8 for hotel and office use. All parking and vehicle activities for the lots
are adjacent to 1-80 and located behind the buildings and toward the interstate. Commercial
13
development on these lots may serve as a buffer between the residential uses on the south side
of Forest View Drive and heavy traffic on 1-80.
All commercial buildings front Forest View Drive provide a transition to the residential
neighborhood to the west and separate vehicle uses (e.g. parking and loading) from residential
and pedestrian areas.
The plan shows street facing building entrances along Forest View Drive with pedestrian access
from the public sidewalk.
Lots 1, 2, 3, and 4: These lots are located at the eastern edge of the project site along N.
Dubuque Street. The plans show a gas station and convenience store proposed on Lot 1. Lots 2,
3, and 4 show three buildings, two of which include drive -through facilities. The applicants
anticipate eating and drinking establishments in this area.
Outlot A is a preservation area that will act as a buffer between the existing single-family
residential neighborhood to the south and the proposed commercial area. Outlot B provides a
sanitary sewer easement and Outlot C is a public right-of-way easement to access the existing
Haywood Apartments.
c. Open Space: The plan contains 18.95 acres of protected open space areas. These are areas
that contain sensitive environmental features, such as woodlands, wetlands, and steep slopes.
Although these areas will not be used for active recreation, preservation of these environmental
features will be an amenity to future residents. The largest protected open space area is Outlot H,
which contains 8.52 acres of preserved woodlands, wetlands, and slopes. Outlot H is located east
of the manufactured housing community and adjacent to the proposed multi -family area. Outlots
E and F, located adjacent to 1-80, contain 2.8 and 3.2 acres, respectively of preserved
woodlands. These outlots will serve as a buffer between the manufactured housing community
and the multi -family building proposed on Lot 15. Outlot A contains 1.28 acres of preserved
woodlands and buffers the proposed convenient store and gas station from the existing single-
family residences to the south. Outlots G and I include the remainder of the preserved area.
In addition, the plan identifies on -site private open space areas for the proposed residential
components of the project. For the manufactured housing community, the applicant is proposing
a communal open space area of 1.65 acres on Outlot D. This private open space area will also
function as a storm water management facility. The plan also identifies private open space areas
for each multi -family development. The zoning code requires 10 square feet of private open
space per bedroom for multi -family residential uses. The applicant's intention is to provide private
open space in excess of the requirement. Staff is working with the applicant to confirm the
required open space is met. Table 1 identifies the amount of private open space provided for the
multi -family buildings.
Table 1. Private Open Space on Multi -Family Lots
Lot
Lot 12
60 multi -Tamil units
Open Space
920
Lot 13
75 multi -Tamil units
6,370
Lot 14
190 units, senior housing)
4,830
Lot 15
148 units
6,000
The applicant anticipates including seating areas, shade -trees, and general recreational lawn
areas in the private open space areas. Private open space for multi -family housing is reviewed at
the site plan stage and must meet the standards outlined in the zoning code. Generally, the code
requires that these areas be open air, outdoor spaces (except that up to 50% may be indoors)
accessible to all residents; include amenities such as seating, shade trees, planters, gardens,
and/or other improvements to support passive recreation; may not be less than 400 square feet
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and no dimension less than 20 feet; and separated and buffered from vehicular traffic.
d. Traffic circulation: The plan proposes the development of a new public street, Forest View
Drive, which will provide a secondary access to the Peninsula neighborhood and Mackinaw
Village. The applicant has worked with a consulting firm and completed a traffic study that has
been reviewed by Public Works staff and the City's transportation planner.
Forest View Drive is accessed via N. Dubuque Street. Access to N. Dubuque Street requires an
access permit from the Iowa Department of Transportation and the Federal Highway
Administration (FHWA). City staff have worked with the applicant to submit the proper permits to
the Iowa DOT. Although staff has received informal communication that suggests the DOT will
approve the access permit, staff is waiting on the results of the DOT's formal review and approval
from the FHWA. This will be listed as a deficiency until receipt of formal approvals. Staff
recommends that the City Council not take action on this application until receipt of formal
approval from the Iowa DOT and FHWA.
The plan proposes 10-foot and 5-foot sidewalks adjacent to Forest View Drive and Algonquin
Road and 5-foot sidewalks on both sides of other internal roads which will provide adequate
pedestrian circulation. Street connectivity is provided including a connection to the Mackinaw
Drive neighborhood (west of the development) via a connection with Flint Drive. The plan alsc
allows for a future street connection of Haywood Drive if desired.
All proposed streets are either 26' or 28' wide and are intended to become 'public' streets upon
completion — the only'private' streets proposed are the rear alleys serving the lots intended for
manufactured homes. A traffic circle is also proposed at the intersection of Forest View Drive and
Algonquin Road. The purpose of the circle is to calm traffic and deter cut -through traffic to/from
the neighborhoods to the west of the development.
Iowa City Transit currently provides service to the Algonquin Road / Foster intersection and has a
bus shelter for patrons. This bus stop would be walkable (approximately 2-3 tenths of a mile) from
a majority of the planned manufactured housing, but may not be adequate for the remaining
residential units adjacent to Forest View Drive. However, additional service can be contemplated
during the City's pending transit route study.
2. The development will not overburden existing streets and utilities.
Transportation: Public Works staff and the City's transportation planner completed a thorough review
of the traffic study and concurs with the findings. Based on the traffic study, it is anticipated that full
build -out of the proposed development will generate over 15,000 vehicle trips per day. This is in
addition to the existing traffic counts of approximately 22,400-24,100 trips per day on N. Dubuque
Street. While this is a significant amount of additional traffic, the study indicates that the transportation
system with some improvements will still operate at the City's minimum acceptable level.
To meet the City's minimum acceptable level of service, a number of infrastructure improvements
need to be made by the developer, including, but not limited to:
• Development of a new public roadway, Forest View Drive, with access via N. Dubuque Street,
which includes a connection from N. Dubuque Street to the Dubuque frontage road to the east
Improvements to N. Dubuque Street include:
o Dedicated north and southbound left -turn lanes onto Forest View Drive
o Dedicated southbound right -turn lane onto Forest View Drive
o Dual eastbound left turn lanes from Forest View Drive to N. Dubuque Street
• Development of a 10-foot wide trail along the west side of N. Dubuque Street between the 1-80
eastbound ramp terminals and Forest View Drive
Due to the project's close proximity to the 1-80 / N. Dubuque Street interchange, the Iowa DOT
15
required that the traffic study show that the eastbound and westbound ramp terminals at 1-80 can
operate at a minimum required level of service. The traffic study shows that this minimum is met in
2025 (i.e. full build / completion of the development). City staff requested that the traffic study also
analyze how the corridor would function in 2040 with the proposed development and without. The
results of the analysis indicate that without the development the service levels would begin to fail in
2046, which indicates potential capacity improvements would be necessary at the interchange due to
anticipated annual community growth. The analysis shows that with the development, the service
levels begin to fail as soon as 2035. In short, the proposed development will accelerate the needed
transportation improvements at the interchange. Furthermore, the exact improvements needed at the
interchange are not known. It may be full reconstruction of the interchange or an additional third
northbound lane on Dubuque Street. Costs associated with these improvements would be negotiated
between the City and the Iowa DOT.
Please see Attachment 14 for additional information on the traffic study.
Storm Water: Pubic Works staff has worked with the applicant to address concerns related to storm
water management.
The preliminary storm water management report submitted by HBK and Impact7G as part of the
Planned Development and Sensitive Areas rezoning process is meant to provide a preliminary storm
water analysis that models existing and proposed conditions. The intent of the report is to
demonstrate how storm water management throughout the development will operate as a complete
system to meet the City of Iowa City Standards and minimize impacts to downstream properties. The
applicant is proposing three different types of storm water management facilities: detention basins, on -
site underground storm water storage system, and storm water best management practices (BMP's).
Storm water will be detained in these basins and storage systems and released slowly into the
surrounding ravines or drainage areas. It should be noted that preliminary storm water management
report will need to be supplemented and/or revised as development continues and final design and
construction drawing are prepared.
Public Works staff is currently working with HBK to develop a phasing plan for the entire development.
This phasing plan will allow Public Works staff to review and approve final storm water management
design as individual sites are developed. This will also help Public Works staff work with the developer
to implement temporary storm water management and BMP's while individual sites are being
developed before the permanent storm water management facilities are being constructed.
As a condition of the rezoning, staff is recommending that upon final plat approval, the owner execute
a subdivider's agreement with the City that addresses, among other things, the need for annual
certification of private storm water management systems to ensure that the systems will be properly
maintained.
Please see Attachment 15 for additional information on storm water management plans.
Water & Sewer: The preliminary plat has also been reviewed by Public Works staff to ensure availability
of public sanitary and water service.
3. The development will not adversely affect views, light and air, property values and privacy of
neighboring properties any more than would a conventional development.
The proposed development locates the single-family, manufactured housing community adjacent to
the existing single-family neighborhoods to the west of the development. The manufactured housing
provides a transition from the existing single-family neighborhood to the west to the multi -family
housing further east. Staff also recommends as a condition of the rezoning that all single-family
buildings have clearly defined main entrances identified by either a porch or a canopy, transom and
sidelight windows, pilaster and pediment, or other architectural features; and that the main entrances
of each dwelling unit must face the street. In addition, the development proposes a landscaped buffer
16
between the existing single-family and the manufactured housing community. Staff recommends as a
condition of the rezoning that a landscaped buffer be maintained between the proposed single-family,
manufactured housing community and the existing single-family neighborhood.
The proposed multi -family uses are clustered toward the center of the project site and are located
near the commercial uses. The multi -family is separated from the existing multi -family and townhome
developments to the south on Foster Road and Algonquin Road by a large area of preserved
woodland. A wooded buffer also provides a separation between the single-family community along N
Dubuque Street and the proposed commercial development on Lots 1-4.
The commercial uses are located adjacent to 1-80 and N. Dubuque Street. The commercial
development proposed adjacent to the multi -family development is intended to act as an amenity in
the area for neighborhood residents.
4. The combination of land uses and building types and any variation from the underlying zoning
requirements or from City standards will be in the public interest, in harmony with the purpose
of the zoning code and with other building regulations of the City.
While the proposed density is higher than what would ordinarily exist in the RS-12 zone, the
proposed planned development does not exceed the maximum density allowed for an OPD.
Furthermore, the project helps to achieve two important public purposes:
• Construction of Forest View Drive provides a secondary roadway access from the Peninsula
area. The extension of Algonquin Road and Forest View Drive will provide alternative access
during severe flooding when a portion of Foster Road is impassible. Since the North Area Plan
was adopted in 2015, more than 500 new homes have been constructed in the area.
Relocation of residents from the Forest View Mobile Home Park-57 new manufactured
housing units will be established on lease lots, the majority of which meet the RS-12
standards. These housing units will be established along city streets with sidewalks, city sewer
and water, and other services as a part of the larger neighborhood. Current Forest View
residents who are not provided manufactured housing will have the option to rent/purchase
condominiums in other multi -family structures within the development. Staff is recommending
that as a condition of the rezoning the applicant executive an affordable housing agreement
with the City that outlines the specifics of the relocation. The applicant's general plans for
relocation are outlined in Attachment 6.
Please see the "Requested Waivers" section, which starts on page 8, for staff's review of the
applicant's proposed modifications to the underlying zoning requirements.
Sensitive Areas Review: Due to the number of sensitive environmental features on the site a Sensitive
Areas Development Plan was required. Due to the impacts on woodlands and wetlands, the SADP must
be reviewed by the Planning and Zoning Commission and approved by the City Council.
Woodlands: The project site contains a total of 36.48 acres of woodlands. The vast majority of these
woodlands (30.57 acres) are located on the proposed residential lots. The remainder (5.91 acres)
exist on the proposed commercial lots. The table below provides a summary of existing woodlands,
impacted woodlands, and preserved woodlands compared to the retention requirements in the
zoning code.
17
The remaining woodlands not reflected in the table are either proposed as a woodland buffer or
remnant woodland. Neither of these categories are considered preserved due to the proximity of
construction activity. However, a 40-foot remnant woodland area is proposed along N. Dubuque
Street. Staff recommends as a condition of the rezoning that these 40-foot area along N. Dubuque
Street remain unimpacted by the development. Wooded buffers of 50-feet are identified around all of
the proposed preserved woodlands.
The SADP meets the retention requirement for the commercial area, but not the residential area.
Therefore, the project must mitigate through tree plantings. Per code, the applicant is required to
plant 828 trees. The SADP includes a tree replacement plan, all of which are proposed on the project
site. The table below outlines the breakdown of the proposed restoration trees.
Location
Street trees
Number of Trees
109
Site trees
257
Restoration trees
387
Parking lot trees
75
Total
828
The City Forester reviewed the location of the proposed restoration trees and generally agreed with
the locations proposed; however, the City Forester requested that additional restoration trees be
provided in a few key locations, including along N. Dubuque Street. In terms of monitoring the
replacement trees, the applicant has proposed a monitoring plan that will include the development of an
annual report to be submitted to City staff for a minimum of five years. This will ensure pro -active
monitoring of the replacement trees. Staff recommends including this monitoring plan within the
development agreement for the project.
Please see Attachment 16 for the applicant's memo regarding woodlands.
Slopes: The project site also includes 1.88 acres of protected slopes (40% or greater), none of which
will be impacted. The plans also identify the required buffer around all protected slopes. Critical
slopes (25%-40%) make up 2.98 acres of the project site and 1.31 acres or 44% will be impacted by
the proposed project.
Wetlands: The project site includes 0.98 acres of wetlands, 36% of which will be impacted by the
proposed commercial development along N. Dubuque Street. The applicant has submitted a U.S.
Army Corp of Engineers permit indicating that the City may consider filling in a jurisdictional wetland
located east of Laura Drive. The Army Corp approved this permit in September 2018.
Landscaping: The applicant has submitted a landscaping plan, which includes street trees, site trees,
parking lot trees, plantings for screening, and restoration (i.e. replacement) trees to mitigate the impact
the development has on existing woodlands. The applicant has also provided a list of tree species for
street trees and restoration trees. The City Forester reviewed the landscaping plans and the list of tree
species. The City Forester had some recommendations on areas to increase restoration trees and also
requested that the applicant remove five tree species.
In terms of street trees, the applicant is proposing streets trees every 40-feet along Forest View Drive.
Within the manufactured housing community, one street tree is proposed per lot with additional street
trees along Forest View Drive and Flint Drive.
The plan also shows shrubs that will be planted to act as a screen throughout the development. Key
locations where these shrubs are shown include between parking areas and Forest View Drive, as well
as between 1-80 and the parking areas proposed for the commercial development. West of the proposed
manufactured housing park the plans show an existing wooded area to remain, as well as a row of
evergreens that will provide additional separation between the lower density single-family community to
the west
Neighborhood Open Space Requirement (Public Open Space): Based on the 50.31 acres proposed
for residential rezoning, the applicant must dedicate 2.82 acres of land or pay fees in lieu of. Fees would
be applied to parks within the Foster Road Open Space District and finalized during the final platting
process.
Consistency with the Comprehensive Plan: The North District Plan was amended in (August 15, 2017)
to allow for development of low -medium mixed residential and multi -family uses (8-13 dwelling units per
acre) along the western and southern portions of the area, and a mix of Highway and Neighborhood
Commercial uses to the north and east (Attachment 4). The following goals were also adopted and
incorporated into the North District Plan:
2. 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 service, 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.
As part of the earlier comprehensive plan amendment the applicants submitted a relocation
plan for the residents of the Forest View neighborhood. Staff recommends that as a condition
of the rezoning the applicant executes and affordable housing agreement with the City (to be
approved by the City Council), which will outline the operative provisions of the relocation plan.
3. Housing Goal: Any development of multifamily 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.
The current proposal has shifted multi -family development further to the east. Development
adjacent to the Mackinaw Village subdivision is now single-family. The applicant is proposing to
maintain a woodland buffer along the west property line.
4. Commercial and Institutional Use Goal: To preserve the scenic character of the primary entrance
to the city, any development of property along Dubuque Street must adhere to strict design
guidelines imposed through a Conditional Zoning Agreement (CZA). Such design guidelines will
address building fagade and materials, sign placement, setbacks from the street, screening and
tree preservation.
The applicant has submitted a detailed landscaping plans, which have been reviewed by the
City Forester. The plans include a 40-foot wooded buffer between N. Dubuque Street and the
proposed commercial development (Lots 1-4). The applicant submitted perspectives of N.
Dubuque Street to illustrate the impact of the development along that corridor. Finally, staff is
working with the applicant to incorporate guidelines related to signage, lighting, and building
materials into the conditional zoning agreement.
5. Commercial and Institutional Goal: A buffer of existing trees and vegetation should be preserved
between the Dubuque Street right of way and any development. Woodlands between Knollwood
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Lane homes and commercial development should be preserved to provide a distance and visual
buffer. For properties fronting on Dubuque Street, the percentage of preserved woodlands
should exceed the minimum code requirements.
The proposed planned development maintains a 40-foot woodland buffer between commercial
development and the N. Dubuque Street right-of-way. The proposal preserves 1.28 acres of
woodland between Lot 1 (the gas station and convenience store) and the residential properties
on Knollwood Lane. For the commercial area a minimum of 10% of woodlands must be retained
per the Sensitive Areas Ordinance. The plan shows that 15% of the woodlands will be
maintained within the commercial portion of the development.
6. Transportation Goal: Upon redevelopment of property west of Dubuque Street and south of
Interstate 80, access to Dubuque Street for southbound traffic, north of Foster Road may be
allowed provided that the access point intersection is designed to accommodate anticipated
traffic volumes from the developing area west of Dubuque Street, south of Interstate 80.
The applicant has worked with a consulting firm and completed a traffic study that has been
reviewed by Public Works staff and the City's transportation planner. While the project will result
in a significant amount of additional traffic, the study indicates that the transportation system will
still operate at the City's minimum acceptable level of service.
Due to changes to the proposed project, the applicant has submitted a comprehensive plan amendment
to amend the future land use map. This amendment will clarify the intended land uses of the project.
Specifically, the proposed amendment better articulates the location of the proposed single-family and
multi -family land uses. Upon approval of the amended land use map, the proposed preliminary plat and
sensitive areas development plan will comply therewith.
NEXT STEPS:
Upon approval of the proposed comprehensive plan amendment, rezoning, SADP, and preliminary plat,
the applicant will be required to submit a final plat for City Council's review and approval. A final SADP
for review and approval by City staff is also required.
In addition, the applicant may seek funding from the City through Tax Increment Financing (TIF), which
would need to be reviewed and approved the City Council. This economic development incentive will
assist the developer in paying for the cost of the public improvements, most notably, Forest View Drive.
Per the draft conditional zoning agreement, the applicant would also be required to execute an
affordable housing agreement to be approved by the City Council. This agreement will outline the
specific requirements related to the relocation of the Forest View Mobile Home Park tenants.
Per the draft conditional zoning agreement, the applicant would also be required to submit a master sign
plan to be reviewed and approved by the Director of Neighborhood and Development Services.
STAFF RECOMMENDATION:
Staff recommends deferral of the application to allow opportunity for various deficiencies and
discrepancies to be resolved and to complete review of the revised Sensitive Area Development Plan
and Preliminary Plat received on January 25, 2019. In addition, the Commission must first act on the
proposed amendment to the North District Plan prior to taking action on the proposed rezoning, SADP,
and preliminary plat.
In addition, staff also recommends the following conditions that are still being finalized in cooperation
with the applicant and the City Attorney's Office:
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1. Prior to the issuance of any building permit, the applicant execute an affordable housing
agreement with the City that outlines the specifics of the relocation.
2. On Lots 5-8, development shall be subject to the standards for Large Retail Uses, which calls for
details and features that provide visual interest, reduce the perception of the mass of the building,
provide attractive entrance features and quality materials.
3. On Lots 5-8, buildings shall be setback a minimum of 15 feet from Forest View Drive.
4. On Lots 9, 10, and 11 development shall be subject to the CN-1 zoning regulations.
5. On Lot 1-4 development shall be subject to the CN-1 zoning regulations with a few exceptions (e.g.
build -to line standards; location of parking, loading, drives, and aisles; and drive-throughs.)
6. Development shall be subject to detailed design guidelines that address signage (including a
master sign plan), building materials, and lighting.
7. Upon final plat approval, the owner execute a subdivider's agreement with the City that
addresses, among other things, the need for annual certification of private storm water
management systems to ensure that the systems will be properly maintained.
8. All single-family development shall have clearly defined main entrances identified by either a
porch or a canopy, transom and sidelight windows, pilaster and pediment, or other architectural
features; and that the main entrances of each dwelling unit must face the street.
9. Owner shall maintain a landscaped buffer between the proposed single-family, manufactured
housing community and the existing single-family neighborhood.
10. Owner shall ensure a 40-foot area along N. Dubuque Street remain unimpacted by the
development.
DEFICIENCIES AND DISCREPANCIES:
See various notes above regarding conflicting or missing information included within the report above.
• Formal approval of the access permit from the Iowa DOT.
• Development of more detailed design guidelines through further development of the Conditional
Zoning Agreement.
• Submission of evidence of ownership of the property to be developed. The applicant is working with
the Iowa DOT on the purchase of a portion of public right-of-way.
• Show the right-of-way for Haywood Drive to be 60 feet on the preliminary plat.
ATTACHMENTS:
Location Map
Zoning Map
Planned Development and Sensitive Areas Development Plan
Preliminary Plat
Resolution for the 2017 North District Plan amendment
6. Relocation Plan
7. Summary of Proposed Land Uses
8. Applicant's Summary of Outreach
9. Rezoning Exhibit
10. Draft Conditional Zoning Agreement
11. Applicant's List of Requested Modifications and List of Requested Variances
12. Applicant's Proposed Design Guidelines
13. Applicant's Perspectives of N. Dubuque Street
14. Memo for the City's Transportation Planner regarding the Traffic Study
15. Executive Summary of Storm Water Management Plans
16. Memo regarding Woodlands from Impact7G
Approved by:
Danielle Sitzman, AICP, Development Services Coordinator
Department of Neighborhood and Development Services
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An application submitted by North Dubuque, LLC for a
rezoning from Interim Development Single -Family Residential
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Density Multi -Family Residential (RM-12), and High Density
Single -Family Residential with a Planned Development Overlay
(OPD/RS-12) to OPD/RS-12 for 45.58 acres and Highway
Commercial with a Planned Development Overlay (OPD/CH-1)
for 23.83 acres; Sensitive Areas Development Plan; and a
Preliminary Plat.
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APPLICATION FOR REZONING
FOREST VIEW
SENSITIVE AREAS DEVELOPMENT PLAN
IN THE CITY OF IOWA CITY, JOHNSON COUNTY, IOWA
SITE INFORMATION
PROPERTY INFORMATION:
PROPERTY AREA 73.15 ACRES
PROPOSED ZONING OPD-RS-12 & CPD-CH-1
ALGONQUIN AND
FOREST VIEW DRIVE TYPICAL SECTION 1
HAYWOOD DRIVE, COLE DRIVEICOURT STREET SECTION
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INDEX OF SHEETS
SHEET
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COVER SHEET
SENSITIVE AREAS DEVELOPMENT PLAN
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EXISTING SITE CONDITIONS
11.11
PROPOSED OVERALL DEVELOPMENT
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SENSITIVE AREAS DEVELOPMENT PLAN - LOTS iS-70
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SENSITIVE AREAS DEVELOPMENT PLAN - LOTS 71.7i
SA1.02
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SA1.03
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LA1.05
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PLAT/PLAN APPROVED
BY THE
CITY OF IOWA CITY
CITY CLERK DATE
UTILITY EASEMENTS, AS SHOWN HEREON, MAY OR
MAY NOT, INCLUDE SANITARY SEWER LINES AND/OR
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509 B. GILBERT ST_
IOWA CITY, IA 52240
PHONE: (319) 3U-7657
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OF LABOR
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ENGINEERING
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599 S. GILBERT ST.
IOWA CITY, A52T40
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FAX: (319) 3N.9937
IOWA DEPARTMENT
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REGISTRATION
NO. ONT335
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EROSION CONTROL ITEMS
FXNiTNO TREE
M'-D' HIGH ORANGE PIAST`F
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CONSTRUZ FENCE WITH
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(SECURE FABRIC TO RNLI
STEEL FENCE PoSTS AT 6d'
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0) TIES PER POST
WILL BE DETERMINED W THE
FIELD BY THE OWNER).
CONCRETE BASE TO BE
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PLAN WORN AREA
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ENGINEERING
HBIL ENGINEERING, LLC
509 S, GILBERT ST.
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IOWA DEPARTMENT
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ENGINEERING
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SOB S. GILBERT ST.
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NBK ENGINEERING, LLC
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ENGINEERING
HBR ENGINEERING. LLC
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ENGINEERING
NBR ENGINEERING, LLC
W S. GILBERT ST.
IOWA CITY. u 52240
PHONE: (]19) M&7557
FAX: 1219125•42937
NSWA DEPARTMENT
OF LABOR
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ENGINEERING
HER ENGINEERING. LLC
509 S. GILBERT ST.
IOWA Cm, u 59249
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PLANT SCHEDULE OVERALL
1-80
T}I'I{!!�6' COIIk10N NAkE �
' [, • ® STREETTREE 151
' ,Ryl`SIYP!9 SITE TREE N1
350'S0'M'f 140.1e' {j�'.;}✓,q
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EXISTING 25' �
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I Y * Y Y 1 f ..A. 1y♦". *+ivy a * y * .f ADD SITE TREE' 7S
,W
C * ♦ * �* * W EVERGREEN 101
IE Y Y *� • OUTLOT 'F' N COMMON E CITY
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ITRf ff8 G�11 gy NAME SM
STREET TREE USE
SITE TREE 257
RESTORATION TREE UT
II • 1 _ - 1 1 1 PARKING TREE 75
ESE w 1 w w SHRUBS COMMON NAME OTY
Ica r OT 49 Y-. - ® S2 SCREENING 254
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MIEES
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CITY
STREETTREE
>0
SITE TREE
55
VU
RESTORATION TREE
150
EVERGREEN
101
LEGEND
R&10PD AREA.
Total Woodlands (pre -development): 30.57 acres
Required retenlon (60%). 15 26 acres
Retention required
a e7 saes
Mitigation required at I Iftree for every 200 square lest
of mitigation acreage
Magation acreage: 3.8 acres or 165,528 square feet
Replacement bees: 165.528 120D = 828 trees
CH-1/OPDAREA.
Taal Woodlands (pre -development): 591 acres
Required relentbn (10%) 59 sues
Retention Proposed: g.91 acres (15%)
Nur rof replacement bees required for entire
project: 628
Breakdown of total number of base.
Street Trees:
109
Site Trees.
257
Restombon Trees:
387
Parking Lot Troas:
75
TOTAL 9 TREES:
828
NOTE.
All trees Provided in the proposed plans are
included in me total number of restoration bees
The quantity of restoration tree is me number of
Irees beyond what has been Provided to comply
with zoning ordinances for sheet, parking, and are
bees.
Additional trees have not be shown in the
commercial zones Since me preserved amount is in
excess of me required rebated woodland
All Imes shown on the plan account tar the minimum
quantity of trees to be mitigated. Tree symbols In
color indicate trees headed for zoning ordnance
compliance. Tree symbols with oul cow are the
balance of required trees for reslandum.
Add site bees are bees above the minimum
required by zoning ordinance and are intended to
Provide more site screening.
.�.o'a—
T1 I I
L�
PROPOSED LIST OF NATIVE TREES
AND SHRUBS
This list a meats as a guide to allow flexibility of design for
each site and is not an
exhaustive list of the types and
species available.
Street Trees - Larce
0"Rod, imbitan ,
Shngle oak
OIMTas Memoranda
Burak
Owmus rube
Red oak
Querous elbpmvidale
Northern pn oak
Quercus aloe
Mile oak
Carve coMllormis
Sidi him.,
US americans
American basswood
Carya ovate
Shagbark hickory
Carla tornadoes
Morkemut hickory
Juglans Cries
SultemM
Aesmlu. Plains
Ohio buckeye
Quelcus mushlenbra ii
Chinkepin oak
Ouercua velulina
Black oak
Cars, scadentil is
Common backtNt"
Street Trees - $mall
MBlus gensR
Preirie crabapple
Gymnoclatlus diocus
Kenlucky coBee me
ON,. viryinuma
Hop ytomhe.m
CNpinus cardirana
American Hornbeam
Gerps armaeMls
Red laid
Viburnum prunibqum
Blackhawwbtantan(trseforT)
False tnloluta
HopreeMafer ash (tree form)
D.W. vir,rx...
Amanan persimmon
Restoration Areas - Upland
Aar npmm
Black Tape
Oriemusmmbrcau.
Sturgis ak
OuercusT momr,pa
Bur pale
Quemu. rubs
Red Oak
Qiamus slbpsoltdaln
Northern pm oak
Qiemusalba
MR. disk
Carve ardibrmis
Bdmmut hickory
Then .n ncana
American basswmd
Cary. ovau
Shagbark lux,"
Cary. tomemosa
Moclu m rt hickory Edible nut
Juglaos conerea
Butternut Edible nut
A.sculus glaba
Ohio buck...
Q Imus muehlenbi g,
CNlnkepm oak
Ouemus velukna
Black oak
Calls coodemalis
Common hackberry
Deny. virprm.
Amerman hophornheam
Prunus ante ..
Amerman plum
Jugba nigre
Black Walnut
Pruas serotine
Black Chary
Euonyms streptnpumus
Eastern wahoo
Cary. glara
Pgnul Hekory
Restoration Area - Lowland
Qarcus palustm,
Pm disk
0".. bodic r
Swamp while oak
Carya Iecin,ose
ShNR irk hickory
Pad nus docidemahs
American.ycamore
Uimusamencana
Amerlcanelm
Betula nits
River Groh
Gymnodedus dlocus
Kentucky collisions
Oahu, dCWental4
Common hackberry
VOumum trilobum
HphbuSh Crenb.rry
Staphytes Imam
Bleddernut
Spire. Alba
Meedovaweel
Ammons lunlcosa
Indigo Bush
Cephalanthus ocadanalis
Common butlonbush
Euonymus at.punakeus
Eastern wahoo
Carya llli ormn
Pecan
Evergreen trees 1- 30 in
nei
Thule occidenWis
Dark Green Arborvitae
Thuds standlalt t x plicab
Green Giant Arborvitae
Purvis cembra
Sivas Stdne Pete
Alias attabr
Silvan Fa
PKea glauca var. Permits
Black Mills spruce
NOTES.
TYPICAL TREE TYPES TO SATISFY TREE REQUIREMENTS
ALL DECIDUOUS TREES TO BE MINIMUM OF 1.6' CALWER
AT TIME OF PLANTING ALL EVERGREEN TREES TO BE A
MINIMUM OF 3' TALL AT TIME OF PLANTING
DISCLAIMER: THIS EXHIBIT IS FOR
INFORMATIONAL PURPOSES ONLY.
d THIS PLAN HAS NOT BEEN APPROVED BY
GRAPHIC W"E THE CITY. NOT FOR CONSTRUCTION.
17-0001
FOREST VIEW
LANDSCAPING &
SENSITIVE AREAS
DEVELOPMENTPLAN
-
hbk
ENGINEERING
HSK ENGINEERING, LLC
W9 S. GILBERT ST.
IOWA CITY, IA 62M
PHONE: (319) 338-7667
FAX: (319) 3W-2937
IOWA DEPARTMENT
OF LABOR
REGISTRATION
NO.00527328
II ....... vaid. II
NORTH 60B000E. LLC
130 E 3RD ST
SUITE"
DES MINES. IA 50309
]Okl H DUBUQU), LLC
130 E 3RD ST
SUITE e00
DIS WINES. IA 500419
LAI.00
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HBK ENGINEERING, LLC
WO S. GLBERT ST.
IOWA CITY, lA 52240
PHONE: 1719) 330-7597
FAX:(319) 3664B7T
IOWA DEPARTMENT
OFLABOR
REGISTRATION
NO. NW32B
NORTH DUBUQUE, LLC
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NORTH DuetgUE. LLC
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PLANT SCHEDULE LOT B, OUTLOT E PLANT SCHEDULE LOT 15
COIKKM IAILIE CRY TREES
y� LOIMOII NAME OTv
STREET TREE 32 i, •� B2REETTIM IS
SITE TREE 17 o
SITE TREE A
4- RESTORATION TREE Ib t4.dl RESTORATION TREE TT
PARKING TREE 40 SHRUBS COMMON NAME TRY
O536CPFENING 23
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COMMON NAME
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SHRUBS
CGMgFI NAME
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122
LOT 8 ZONE:
OPD-CH-1
LOT 12 ZONE:
OPD-RS12
SITE AREA:
3.9 ACRES
SITE AREA:
2.12 ACRES
BUILDING USE:
COMMERCIAL BUILDING
BUILDING USE:
MULTI FAMILY RESIDENTIAL BUILDING BUILDING
BUILDING AREA:
18,620, 22.680, 19,620 SF
AREA:59,200SF (14,800 SF, 4 FLOORS)
(9,310-,11,340-,9,310SF PER FLOOR)
PARKING PROVIDED:
66 STALLS
PARKING PROVIDED:
199STALLS
PARKING REQUIRED:
59 STALLS
PARKING REQUIRED:
1"STALLS (1 PER 300 SF)
TOTAL NO, OF UNITS:
48 (24 STUDIO, 131-BR, 11 2-BR)
�Im)�`
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E�F�-�f Y. I �aS. �4r-bCT.:14
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LOT 14 ZONE: OPO-RS-22
1ffi COMMON CRY SUE AREA: 5.20 ACRES
® BUILDING USE: SENIOR RESIDENTIAL
STR
EET TREE m A - INDEPENDENTL
B- NURSINW B
-ASSISTEDLLIVING
LIVING
SITE TREE 42 BUILDING AREA: A - 49,2605E (9,6525F,SFLOORS)
Q" IT- 67,668 SF (22,556 SF, 3 FLOORS)
ba RESTORATION TREE 5 12(12,682 5F, 4 FLOORS)
3 STALLS
PARKING PROVIDED: 122 STALLSLLS
PARKING REQUIRED: 122 STALLS
•MTi PINKING TREE At
LOT 15 ZONE: OPD-RS12
SHRUBS COMAOIM RAM CITY SITE AREA: 3.16 ACRES
BUILDING USE: RESIDENTIAL BUILDING
25 BUILDING AREA: 98,000 SF (17,600 SF PER FLOOR, 5 FLOORS)
PARKING PROVIDED: 291 STALLS (2 LEVELS UNDERGROUND)
PARKING REQUIRED: 206 STALLS
WKDINGM
2 FLOORS
9,310 SF PER FLOOR
FF 726 W:
BW FLOORS
b
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ADS lOET
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DPS MOINIS. IA b106
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CIRAPMKCKGIE
LEGEND 170001
r_ 06-11.2018
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Jon 25. 2010 — 9:17am I:\Projwt\170001\OKq\CAD\Rft"q Ef31Elt\170001—Rer hg EKNIBiI LS SCREENNQdIiq
u1.02
LEGEND
L� ,..nn.no.,�u•••••nao
nu1rEN a
_ 2OF -
LOT 13 ZONE: OPD-RS-12
SITE AREA: 3.64 ACRES
BUILDING USE: MULTI -FAMILY RESIDENTIAL
BUILDING AREA: 99,072 SF (24,766 SF PER FLOOR, B FLOORS)
PARKING PROVIDED: 132 (69 SURFACE, 63 UNDERGROUND)
PARKING REQUIRED: 120 STALLS
30 )ONE BEDROOM @ 1 PER UNIT)
28 )TWO BEDROOM @ 2 PER UNIT)
17 )THREE BEDROOM @ 2 PER UNIT)
TYPICAL TREE TYPES TO SATISFY TREE REQUIREMENTS.
ALL DECIDUOUS TREES TO BE MINIMUM OF 1.S' CALIPER AT TIME OF
PLANTING.
ALL EVERGREEN TREES TO BE A MINIMUM OF 7 TALL AT TIME OF
PLANTING.
LOTH
�FFER
DISCLAIMER: THIS EXHIBIT IS FOR
INFORMATIONAL PURPOSES ONLY. THIS PLAN
HAS NOT BEEN APPROVED BY THE CITY. NOT FOR
CONSTRUCTION.
PLANT SCHEDULE LOT 13
TREES
COMMON NAME
ffi
STREET TREE
3
SNETREE
45
QA
�4
RESTORATION TREE
]
0
PARKING TREE
26
SHRUBS
COMMON NAME
CITY
O
S2 SCREENING
m
I � lillown
\ _ / r W
. WW—.2— w-� w— rl�
'
C �'•
FIjR
• ay
Ell
17-0001
FOREST VIEW
LANDSCAPING &
SENSITIVE AREAS
DEVELOPMENT PLAN -
hbk
ENGINEERING
HBK ENGINEERING, LLC
II GILBERT ST.
IOWA CITY, W 62M0
PHONE: (319)338-7667
FAX: (319) 3611
IOWA DEPARTMENT
OF LABOR
REGISTRATION
NO, W52TUS
NORTH DUBUQUE.. LLC
UOE 3RD ST
SUITE*M
DES MOINES. IA JOHI9
NORTH DUBUQUE, LLC
IME3RDST
WITEAM
DFS MOINF3, M fmw
Jon 25, 2019 - 9:05am I:\ProM°t\170001\dw9\CAD\RRtm619 EdbR\17000I-Rwmhg Edbll LS SCREENING.d+9
I 1.03
L
►r,,�,,;,, _ LOT 7
HuItMSF
4211
�'t�Ti
BUILDING 11A
9,6005F
FP 10768.
LOT 11
BOILDING 1M
eM$F
FF 70766'S
61� a ww L�eo N
WJJ
GRAPHIC SCALE
PLANT SCHEDULE LOTS 5-7 PLANT SCHEDULE LOTS 9-11 N
TREES COMMON NAME CITY TREES COMMON MNME 931
5
STREET TREE M �'}}� STREETTREE 14
SITE TREE N 5 -.�y��� WE TREE 9 r 1'�_OQO'
PARKING TREE 53 PARKING TREE 12 7wa1
180RAWADO SITE TREE. 32 SHRUBS GGMMDNRAN Gr � FOREST VIEW
W SCREENING IS SHRUBS COMMON NAME CITY
So SCREENING 354 LANDSCAPING&
SENSITIVE AREAS
DEVELOPMENTPLAN-
�^j_� ,
N Or
(0)
lB) (a)�""Za l6) la)R-- loJ
--46 W— V
DISCLAIMER: THIS EXHIBIT IS FOR
INFORMATIONAL PURPOSES ONLY.
THIS PLAN HAS NOT BEEN APPROVED BY
THE CITY. NOT FOR CONSTRUCTION.
TYPICAL TREE TYPES TO SATISFY TREE REQUIREMENTS.
ALL DECIDUOUS TREES TO BE MINIMUM OF 1.5•' CALIPER AT
TIME OF PLANTING.
ALL EVERGREEN TREES TO BE A MINIMUM OF T TALL AT TIME
OF PLANTING.
LEGEND
hbk
ENGINEERING
LOT S ZONE:
OPPCH-1
LC
HBKENGINEGILBERT
SITE AREA
1.54 ACRES
BUILDING USE:
COMMERCIAL BUILDING
OWA509 .
IO CITY. 1A 6 24
W 61766
BUILDING AREA:
1,875 SF
NE: (31 7
PHONE:
PARKING PROVIDED:
18 STALLS
19) 36 -2937
FAX: I3181065.2B17
PARKING REQUIRED:
6 STALLS (I PER 150 SF)
IOWA DEPARTMENT
OFLABOR
REGISTRATION
NO.00527328
U3T6ZONE:
OPD-CH-1
SITE AREA:
2.93 ACRES
BUILDING USE:
COMMERCIAL BUILDING
BUILDING AREA:
84,000 SF(14,000 SF Der floor)
,
PARKING PROVIDED:
122 STALLS 179 SURFACE, 43 UNDERGROUND)
PARKING REQUIRED:
110 STALLS (1 PER GUESTROOM)
NORTH DUBUQUF., LLC
IMEMUDST
SUITE"
DES MOINES. IA 503W
LOT 7 ZONE:
OPD.CH-1
SITE AREA:
2.30 ACRES
BUILDING USE:
COMMERCIAL BUILDING
BUILDING AREA:
57,252 SF(19,084 SF PER FLOOR)
xnwwA.
PARKING PROVIDED:
148 STALLS (69 SURFACE, 79 UNDERGROUND)
PARKING REQUIRED:
148 STALLS (1 PER ROOM)
NORTH DUBUQUE. LLC
DOE )RD ST
SUITE"
DES MOINES. IA 50309
LOT 9 ZONE:
OPD-CH-1
SITE AREA:
1.09 ACRES
BUILDING USE:
COMMERCIAL BUILDING
BUILDING AREA:
4,5815E
PARKING PROVIDED: 27 STALLS
PARKING REQUIRED:
15 STALLS (1 PER 300 SF)
LOT 30 ZONE:
OPD CH.1
SITE AREA:
0.74 ACRES
BUILDING USE:
COMMERCIAL BUILDING
BUILDING AREA:
6,960 SF
PARKING PROVIDED:
34 STALLS
PARKING REQUIRED:
23 STALL$ (1 PER 3005F)
LOT II ZONE:
OPD-CH-1
SITE AREA:
0.9 ACRES
BUILDING USE:
COMMERCIAL BUILDING
BUILDING AREA:
9,600 SF
PARKING PROVIDED:
35 STALLS
PARKING REQUIRED:
32 STALLS (1 PER 300 SF)
LAIA4
Jan 25. 2019 — 8-.57o11% 1:\FYojW\17ODDI\E19\CAD\RB20I1in9 EAlblt\170D01—R4TmbV EARBIt LS SCREENINGA.9
- ■
F
I
% J
II
6
S2
RP
' TLOT A'
7
PLANT SCHEDULE LOT 1
TREES
COMMON NAME
91Y
•j
BRIEET TREE
•
��'}�1
SITE TREE
a
•'fy
PARRMGTREE
7
a11RlAB
cOMA10I1 NAME
OTY
®
S2SCREENa1G
a
PLANT SCHEDULE LOTS 2-4
TREE S_ COMMON NNIE GTY
IS TY� STREET TREE 16
w'y Iit
SHRUBS
TYPICAL TREE TYPES TO SATISFY TREE REQUIREMENTS
ALL DECIDUOUS TREES TO BE MINIMUM Of 1.CCAUIPER AT RME OF FLAMNO.
ALL EVERGREEN TREES TO BE A 1E2•REIRI OP Y TALL AT TIME OF NANTX10.
LOTT ZONE Off) CN-1
SITE ASIA: EMPIRES
BU1LgNG USE: COMMERCW -WICK VEHICLE SERVICE WXO NENIENCE STORE
aDLDING AREA O,Ma SIF
PARKING PROVIDED: 24 STAGS
PARKING REQUIRED'. M WALES(IPEAMM)
LOT 2ZONE.
OPOI I
SITE AREA.
1.16 ACES
aUILDING USE'.
COMMERCIALRESTAURANT
BU EDING AREA.
2,2M SF
PARKING PROVIDED.
20 STALLS
PARKING REQUIRED'.
15 STALLS It PER ISO SO
LOT WONE OPDCH-1
SITE AREA DSDAGRES
BUILDING USE: CORMENORL'ESTAUKANT
BUILDNG AKEA. 2,MSS
PARKING PROVIDED: MSTAIIS
PARKNG RFOUIRED: 1S STALLS I I FER ISO SH
SITE TREE 2A
PARKING TREE 17
ADD SITE TREE' 21
COMMON NAME OTY
B2 SCREENING 110
o a Fe pP
ORAlNIIO aCNL
\E•`�
17-0001
FOR FST VIEW
SENSITIVE AREAS
DEVELOPMENT PLAN -
hbk
11BN ENGINEERING, LLC
BASS S- GILBERT ST.
1OWA CITY, IA 522BAS
PHONE: (3111) 3DS-7667
FAX: (319)566-2B)7
IOWA DEPARTMENT
OF LABOR
REGISTMTION
NO. W627US
NCNITN DUBUQUE* LLC
IME)RDST
SUITEOOD
DESMDINES,IA ]U)09
NORTH DUBUQUE. LLC
LOT A ZONE
OPO IN
UOE IRD ST
SITE AREA
242 ACRES
SUITE NOR
BUILDING USE:
COMMERCIAL BUILDING
IIFSMDNFS.IA SOLN
BUILDING AREA.
LAND SF
PARKING PROVIDED.
22STALB
PARKING REQUIRED.
B STALLS (I PER )W 91
LEGEND
� n�mNr++•ms
�c�w�euvo
— wPrMroweR..r..,rtieo
DISCLAIMER: THIS EXHIBIT IS FOR
\ \� INFORMATIONAL PURPOSES ONLY.
\� THIS PLAN HAS NOT BEEN APPROVED BY
THE CITY. NOT FOR CONSTRUCTION.
LA 1.05
Jon 25. 2010 — &48pn I:\Pm)wt\I70001\dRNg\CAD\Rezoning EAIbH\170D01—Ramming EdlDit LS SCREENING.4Ng
I
IINTERSTATE 80 I
I I
I _---
STATE OF IOWA
_ RIGKT—_OF—WAY
I-S86'50'44_-E 440.15-_------------- ----- _ _
POINT OF BEGINN _-- ----- -
EXISTING 25' \ \ 1
ELECTRIC N86023'32"E 718.54'
EASEMENT \ V A
_ _ _ T\ — IT139' --- — -- 49T\--- -- �� —
TV
DONS
-
I '
LOT I �` CONSERVATION EASEMENT � N �
104 I I \y \\\ /10.1 OUTLOT'F' N I
'yam TT
ADVANTAGE �� / `\ 1 13$,459 SQ FT I 1
RENTALS LLC
tp2 s\ \\ \ \\ 3.2bACRES I
qo\//
LOT �15' 16' 81"
� 5 I I I I 233j
I
/
AD TAL,
\i
\ REN SLLC z 704/ L — ^p
co (� ^
i 784 li E - -
1 �� � �0. _
97777M
- — MAI B OCA Wig' 86 55� - 41 nj
_ I - - ��� I- OT27_
ILl 5089SOFTs,xz1 so Fs � ANTA
ALSL T,( cC'F LOT/ — — L 28� LOT�7
r l- r SOT
o a sa FT
I 1 � �� I� I L158� a�o�so�r o m �L, 120'
o �-
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CDONN L, MAR A I ( / j S6 S FL I / �LGT K6 29
r
CDONN L, JOAN M I 1 = / 720 O 4!�24 5�] FT
N
�_1 / 15T 0 I- `°"LOT 19 \...�
LLJ v� Cn a,Aza sQ FT/
I35 I \\ \ os o F \ 4 QA so FT I - S'
Bacuus cA' m \ \ 156 1 Y'\ \ 31 I LOT 20
N I I 1 1 \ \ O 3 1 II 0 rbi aoaa so FT m .aoza ��z. 4.318 s, FT
s,o� sc�F 1 i l �I 1 I Cq _J
—.I— —..T 1 1 LOT 43 32 J LeT 32\ IOT21 \ J
4 I \ \ L ; 54' I I II O fD 4 0 C FT 4,024\SO FT, 4 318 SO FT W w
ADVA AGE I I 92 sc t T I I c L 33 LOT 22 Q W
ENT uc I '(� I I _ LOT 42 m
C"1 aala sa FT
153' I � v � v E � 4,u34
w s.0za so FT �,
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? -d I LOT23- - vJ
�.. z I I s,a1s FT I —SOT 41 y. �� LOT 4
T I �� I I I", a = arias FT �. �\ a,31�s�zFT W D
a oza so Fr — �� _,
�� —
ARI, I y l I OT� 6 1 _ T 35 L0Y 24
LIJIDUAHAUR I 1 — LOT4 -- 1 �. II a,31a'soFL ,� _j
I I I a,0za sa FT 1 c < _ �\ -a,oaa Se Fz_ v I
0 151'
\ a $� LOT 36 , l
40OT39,� m v T ♦ 1
I r{E,rkfFifNh I I L T 57�j—
/ I 111,4 So FT \ OT 38 LOT 37 I I I L T 26 1 C'
C, N
HEITMANN, MICHA l -4,052 S 111' 4.117 50 111' 3 15D O FT
I — -
- — II4---��� r 149's I I
Tlcl
/ A% 1 A�
TT
4,I 1
36'
716
-
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\
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LOT
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- -,C sDRTNAG�EA"6�PnE127— N // / / PU ICACfCES EI'('SEMEN,
lci At2RIS,K NETHK I I I I UITLO I 'D'
'S DIANE —
L -TsT R7 AS gam 7 741 S
DRAINAGEEASE�ENT V A Q A A V 1. AC\ES I I
/
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- >I —I> —>
I I v �v
E 28\ � � 4' 2'
CLEVENGER, LAIIREN A_ / �z`4 V 48`W 674.33'
+— —
II I I LOT LOT LOT
I I I
RMICK MCCORMICK SQUARE I MCCORMICKSQUARE
I 2 I I CONDOMINIUMS CONDOMINIUMS CONDOMINIUMS
ER, BIJ I I C�l
105'
2.
LOT68,�-
s555 Sa FIT
— v
Co\ .
LOT 69\V
`/
( 4,319 SO FT \
3
LOT 70
I
T4,311SOFT
�
\
v
LOT71
4,320 SO FT
t.
EX WATtR
TO BE
LOT 72
I
A8YNID(��
4.320 SO FT
OQ
A \, LOT 73 IT
176'■■'�
— (G) (G� -
(G) )
G) (G) O—
I OT
/ 2
I
\ i MCCO ICK SQUARE
C
T I MISSION POINT ROAD
I � I II Ii II
j � I
►,,,,,,,;a I I I
I II I II I i I
F_
v
co
0 40
80
ISO
I inch
=
80
ft.
STANDARD LEGEND
Boundary
Proposed Contour
Proposed Property Line/ROW
Proposed Water Main
— W W
Section Line
Proposed Sanitary Sewer
) ) —
Centerline
—
Proposed Storm Sewer
— > > —
Easement
— — — —
— — —
Fence Line
Existing Contour
— — — — 650
----
Overland Flow Direction
Existing Water Main
M
(w)
Proposed Storm MH/Intake
O G
Existing Sanitary Sewer
(S)
(S)
Proposed Sanitary Manhole
Existing Storm Sewer
(ST)
(ST)
Proposed Hydrant
M'
Existing Communication
(co)
(Co)
Property Corner, Found
Existing Underground Electric
— (E)
(E)
Property Corner, Set
O
Existing Overhead Electric
—(OH)
(aa)
Section Corner- Found
Existing Gas Main
(c(
(c(
Recorded Dimensions
(R)
Measured Dimensions
(M )
NOTES:
1. OUTLOT "A" TO BE PROTECTED AS PRESERVATION AREA.
2. OUTLOT B TO BE OWNED AND MAINTAINED BY NORTH DUBUQ UE LLC.
A SANITARY SEWER EASEMENT ENCOMPASES OUTLOT "B".
3. OUTLOT "C" TO BE DEDICATED TO THE PUBLIC AS ROW.
4. OUTLOT "D" TO BE PRIVATE STORM WATER MANAGEMENT AREA AND
COMMUNITY OPEN SPACE.
5. OUTLOT "E" TO BE PROTECTED AS PRESERVATION AREA.
6. OUTLOT "F" TO BE PROTECTED AS PRESERVATION AREA.
7. OUTLOT "G" TO BE PROTECTED AS PRESERVATION AREA.
8. OUTLOT "H" TO BE PROTECTED AS PRESERVATION AREA.
9. OUTLOT "I" TO BE PROTECTED AS PRESERVATION AREA.
10. TYPICAL MINIMUM PARCEL LENGTH AND WIDTHS WITHIN THE FOLLOWING LOTS:
LOT 16-LOT 26 TO BE 36'x12O' AND BE NO LESS THAN 4,000 SQ. FT.
LOT 27-LOT 48 TO BE 36.25'x111' AND BE NO LESS THAN 4,000 SQ. FT.
LOT49 FOR NEIGHBORHOOD COMMUNITY BUILDING
LOT 50-LOT 57 TO BE 45'x14O' AND BE NO LESS THAN 5,000 SQ. FT.
LOT 58-LOT 67 TO BE 36.25'x111' AND BE NO LESS THAN 4,000 SQ. FT.
LOT 68-LOT 73 TO BE 36.25'x12O' AND BE NO LESS THAN 4,000 SQ. FT.
11. ALL PUBLIC WATER MAIN SHALL BE 8" IN DIAMETER.
12. ALL PUBLIC SANITARY SEWER MAIN SHALL BE 8" IN DIAMETER.
13. NOT ALL PROPOSED INTERIOR UTILITY EASEMENTS ARE SHOWN AND ARE SUBJECT
TO FINAL DESIGN OF INDIVIDUAL PROPERTIES.
14. BASIS OF BEARINGS IS GPS MEASUREMENTS IN THE IOWA STATE PLANE
COORDINATE SYSTEM SOUTH ZONE NAD83.
15. ERROR OF CLOSURE IS LESS THAN 1:10,000.
16. SANITARY SEWER ON COLE COURT SHALL BE PRIVATE AND BUILT TO PUBLIC MAIN
STANDARDS.
_
SEWER I i Ub) /
v:,\ T
1A 1AA" /�—�"-//.-`-I \
IS
— (s'
MATCH LINE SHEET 2
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,�v
SS -2152.49'
S49"42'�2"W 111.0
(S)
1Li \
LOT 76 / \ 'y
96,100 SQ FT CONSERVATION S26043'41"E/58.46'
2.21 ACRES EASEMENT
OUTLOT'G' ,
90,243 SQ FT
`y\
2.07 ACRES \
COLE, EDDIE D.
COLE, CHERI D.
ROSENQUIST,
ALEXANDER
ROSENQUIST,
LAR0ISSA
39
V� ARg 6$3'
800'�
I \
I \
I \
I \
0
Ob \
WARRA \
DEED
OOK 41
RANT AGE 7
A �gED 33 6' i
F0 I _--
lot, If OF I
FORE ST 71EIT
CITY OF IOWA CITY
JOHNSON COUNTY,
A PART OF THE NORTHWEST QUARTER OF THE NORTHWEST QUARTER OF SECTION 3, TOWNSHIP 79 NORTH, RANGE 6 WEST OF THE
FIFTH PRINCIPAL MERIDIAN, LOTS 7, 8, 9, 10, 11, 12, 20, AND 21 OF KNOB HILL SUBDIVISION AS RECORDED IN BOOK 4, PAGE 376 OF
THE RECORD'S OF THE JOHNSON COUNTY, IOWA RECORDER'S, AND PART OF THE NORTH HALF OF THE NORTHEAST QUARTER OF
SECTION 4, TOWNSHIP 79 NORTH, RANGE 6 WEST OF THE FIFTH PRINCIPAL MERIDIAN, ALL IN IOWA CITY, JOHNSON COUNTY, IOWA,
DESCRIBED AS FOLLOWS:
BEGINNING AT THE NORTHWEST CORNER OF LOT 104 OF MACKINAW VILLAGE PART FIVE AS RECORDED IN BOOK 57, PAGE 241 OF THE
RECORD'S OF JOHNSON COUNTY, IOWA RECORDER'S OFFICE; THENCE S86'50'44"E ALONG THE SOUTHERLY RIGHT-OF-WAY LINE OF
U.S. HIGHWAY INTERSTATE 80, A DISTANCE OF 140.15 FEET; THENCE N86'23'32"E ALONG SAID SOUTHERLY LINE, A DISTANCE OF
718.54 FEET; THENCE N75'35'49"E ALONG SAID SOUTHERLY LINE, A DISTANCE OF 463.42; THENCE N80'27'46"E ALONG SAID
SOUTHERLY LINE, A DISTANCE OF 294.70 FEET; THENCE N87'03'11"E ALONG SAID SOUTHERLY LINE, A DISTANCE OF 428.87 FEET;
THENCE S81004'24"E ALONG SAID SOUTHERLY LINE, A DISTANCE OF 105.39 FEET; THENCE S79011'57"E ALONG SAID SOUTHERLY LINE,
A DISTANCE OF 504.56 FEET; THENCE N01045'45"W ALONG SAID SOUTHERLY LINE, A DISTANCE OF 18.82 FEET; THENCE S80001'15"E
ALONG SAID SOUTHERLY LINE, A DISTANCE OF 199.89 FEET; THENCE S79024'10"E ALONG SAID SOUTHERLY LINE, A DISTANCE OF 91.26
FEET TO A POINT OF CURVATURE; THENCE SOUTHEAST ALONG A CURVE TO THE RIGHT HAVING A RADIUS OF 411.12 FEET AND A
CHORD BEARING OF S56007'38"E, AN ARC DISTANCE OF 322.19 FEET; THENCE S32002'15"E ALONG THE WESTERLY RIGHT OF WAY LINE
OF NORTH DUBUQUE STREET , A DISTANCE OF 1004.62 FEET; THENCE N89005'02"W ALONG THE SOUTHERLY LINE OF THE PARCEL
DESCRIBED IN WARRANTY DEED RECORDED IN BOOK 5464, PAGE 622 OF THE RECORD'S OF THE JOHNSON COUNTY, IOWA RECORDER'S
OFFICE, A DISTANCE OF 390.00 FEET; THENCE N30031'45"W ALONG THE WESTERLY LINE OF SAID PARCEL, A DISTANCE OF 511.92 FEET;
THENCE S88057'02"W ALONG THE SOUTHERLY LINE OF KNOB HILL SUBDIVISION AS RECORDED IN BOOK 4, PAGE 376 OF THE RECORD'S
OF JOHNSON COUNTY, IOWA RECORDER'S OFFICE, A DISTANCE OF 410.69 TO A POINT ALONG THE EASTERLY LINE OF THE PARCEL
DESCRIBED IN WARRANTY DEED RECORDED IN BOOK 266, PAGE 287 OF THE RECORDS OF THE JOHNSON COUNTY, IOWA RECORDER'S
OFFICE; THENCE N01045'28"W ALONG SAID EASTERLY LINE, A DISTANCE OF 194.61 FEET; THENCE S88054'57"W ALONG THE
NORTHERLY LINE OF SAID PARCEL, A DISTANCE OF 665.15 FEET; THENCE S01011'07"E ALONG THE WESTERLY LINE OF SAID PARCEL AND
THE WESTERLY LINE OF AUDITOR'S PARCEL "B" AS RECORDED IN BOOK 34, PAGE 44 OF THE RECORD'S OF THE JOHNSON COUNTY,
IOWA RECORDER'S OFFICE, A DISTANCE OF 654.95 FEET; THENCE S88009'37"W ALONG THE SOUTHERLY LINE OF THE NORTHEAST
QUARTER OF THE NORTHEAST QUARTER OF SAID SECTION 4, A DISTANCE OF 640.01 FEET TO THE SOUTHWEST CORNER OF SAID
NORTHEAST QUARTER OF THE NORTHEAST QUARTER; THENCE S88039'49"W ALONG SAID SOUTHERLY LINE, A DISTANCE OF 152.49
FEET; THENCE S49042'42"W ALONG THE EASTERLY LINE OF THE PARCEL DESCRIBED IN QUIT CLAIM DEED RECORDED IN BOOK 5683,
PAGE 809 OF THE RECORDS OF THE JOHNSON COUNTY, IOWA RECORDER'S OFFICE, A DISTANCE OF 111.02 FEET; THENCE S26043'41"E
CONTINUING ALONG SAID EASTERLY LINE A DISTANCE OF 158.46 FEET; THENCE S44043'52"W ALONG SAID EASTERLY LINE A DISTANCE
OF 337.66 FEET; THENCE S02040'38"E ALONG SAID EASTERLY LINE A DISTANCE OF 41.04 FEET; THENCE S87004'33"W ALONG THE
SOUTHERLY LINE OF SAID PARCEL A DISTANCE OF 181.81 FEET; THENCE S00001'08"E ALONG EASTERLY LINE OFTHE PARCEL DESCRIBED
IN WARRANTY DEED RECORDED IN BOOK 5464, PAGE 632 OF THE RECORD'S OF THE JOHNSON COUNTY, IOWA RECORDER'S OFFICE, A
DISTANCE OF 328.80 FEET; THENCE S87058'50"W ALONG THE SOUTHERLY LINE OF SAID PARCEL A DISTANCE OF 33.02 FEET; THENCE
N00001'08"W ALONG THE WESTERLY LINE OF SAID PARCEL, A DISTANCE OF 814.67 FEET TO THE NORTHEAST CORNER OF MACKINAW
VILLAGE PART 3 AS RECORDED IN BOOK 55, PAGE 328 OF THE RECORD'S OF THE JOHNSON COUNTY, IOWA RECORDER'S OFFICE;
THENCE S88041'48"W ALONG THE NORTHERLY LINE OF SAID MACKINAW VILLAGE PART THREE, A DISTANCE OF 674.33 FEET TO A
POINT ALONG THE EASTERLY LINE OF SAID MACKINAW VILLAGE PART TWO; THENCE N03005'12"W ALONG SAID EASTERLY LINE OF
MACKINAW VILLAGE PART TWO AND THE EASTERLY LINE OF MACKINAW VILLAGE PART FIVE AS RECORDED IN BOOK 57, PAGE 241 OF
THE RECORD'S OF JOHNSON COUNTY, IOWA RECORDER'S OFFICE, A DISTANCE OF 1039.43 FEET TO THE POINT OF BEGINNING.
SAID PARCEL CONTAINS 73.15 ACRES MORE OR LESS, AND SUBJECT TO EASEMENT AND RESTRICTIONS OF RECORD
UNLESS NOTED OTHERWISE, ALL DIMENSIONS ARE IN FEET AND HUNDREDTHS
r1r � T -
SIDEWALK
\` I SUBBASE
COMPACTED
suacRnDE
j-
—216B—
FLINT DR. TYPICAL SECTION
STORM SEWER OR
6"suaDR w
PLAT/PLAN APPROVED
BY THE
CITY OF IOWA CITY
CITY CLERK DATE
UTILITY EASEMENTS, AS SHOWN HEREON, MAY OR
MAY NOT, INCLUDE SANITARY SEWER LINES AND/OR
STORM SEWER LINES, AND/OR WATER LINES: SEE
CONSTRUCTION PLANS FOR DETAILS
PROJECT NUMBER:
17-0001
PROJECT NAME:
FOREST VIEW
PRELIMINARY PLAT
PLAT PREPARED
BY:
hbk
ENGINEERING
HBK ENGINEERING, LLC
509 S. GILBERT ST.
IOWA CITY, IA 52240
PHONE: (319) 338-7557
FAX: 319 358-2937
IOWA DEPARTMENT
OF LABOR
REGISTRATION
NO. 00527328
North Dubuque, LLC
130 E. 3rd St.
Suite 400
Des Moines, IA 50309
North Dubuque, LLC
130 E. 3rd St.
Suite 400
Des Moines, IA 50309
ATTORNEY:
John D. Freund
Freund Law Firm, P.C.
1005 Main Street
Suite 200
Dubuque, IA 52001
H1�LDERNAME:
r�/
170001
DATE CREATED:
12-6-2018
DRAWING LOG
DATE
ISSUED FOR
DB
CB
01-05-18
DESIGN
ESW
TIED
02-20-18
P&Z SUBMITTAL
ESW
BAB
03-19-18
P&Z SUBMITTAL
ESW
BAB
4/11/2018
RESUBMITTAL
NJB
BAB
4/16/2018
RESUBMITTAL
NJB
BAB
4/25/2018
RESUBMITTAL
NJB
BAB
5/23/2018
RESUBMITTAL
NJB
AA
5/31/2018
RESUBMITTAL
NJB
AA
9/28/2018
UPDATES PER PLAN
AA
AA
12/6/2018
SUBMITTAL
QM
AA
1/25/19
PER COMMENTS
QM
AA
PROJECT MANAGER:
ALA
SET 1 OF 3
Jan 25, 2019 - 9:38am I:\Project\170001\dwg\CAD\Plats\170001-Preliminary Plat.dwg
------------------------------ ICHT- F- WA-K _\\ 1 04'24\E 105.39'
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_ N75°35407 ��r�� �� -= --=-----=_�-169,760SQFT/- v - ��- �.-
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[CONSERVATION EASEMENT' _
/ `vOUTLOTIFv ��6 ___�- - 288' -(--(-(-(- -(�
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F 0 0''ES'T � ` 0 Ell!"
CITY OF IOWA CITY
0 40 80 160
1 inch = 80 &
---- -
8T ) �,a i 15' Public Utility Easement 278' 93' �
-ems' NOTES:
68 1. OUTLOT "A" TO BE PROTECTED AS PRESERVATION AREA.
244' / ---- A��q�6�EPAG 6 N 0800 0 SOUIj� B��R ; 2. OUTLOT "B" TO BE OWNED AND MAINTAINED BY NORTH DUBUQUE LLC.
' 724 cW��R1 6 � ro A SANITARY SEWER EASEMENT ENCOMPASES OUTLOT "B".
0 LOT12O
726 $0 92,313 SO FT � M -
_ LOT 11
- SOT 10 3. OUTLOT C TO BE DEDICATED TO THE PUBLIC AS ROW.
�}SQ c v 0.90 SR SC\I .74 SO FT M
2.12 ACRES 39,300
F vND \ ACRES N 3 4. OUTLOT "D" TO BE PRIVATE STORM WATER MANAGEMENT AREA AND COMMUNITY OPEN SPACE.
��_ C 0.74 ACRES 732
--- _
3, 5. OUTLOT "E" TO BE PROTECTED AS PRESERVATION AREA.
LOT 15 A _ Aj .�j�� _ _'�o 6. OUTLOT "F" TO BE PROTECTED AS PRESERVATION AREA.
ILLI
37,8 AC ES - gvd O _> I
137, 863 Q RT I - -vE'- V - -
�c�� 7. OUTLOT "G" TO BE PROTECTED AS PRESERVATION AREA.
G��O �� Q� NC\I �6. h �XISTING GAS MAIN EASEMENT
SG OR �r22 -�� �c 165' W 8. OUTLOT "H" TO BE PROTECTED AS PRESERVATION AREA.
` _ 103' _1 !_ 174 2 - G -
G Z OUTLOT "I" TO -wic i G _ ((G � (G)) 9. OUTL BE PROTECTED AS PRESERVATION AREA.
i,---- - l CD � _ (G)_� (G) ) (G) ((G
��
v r -(c) _ (G} -� - - - 10. ALL PUBLIC WATER MAIN SHALL BE 8" IN DIAMETER.
\ ( I (G) (G) i / (G� -(G) (G) (G) (G) (G)
v 6p5 v vx� 25'x501 I LOT 14 (G) - (G) (G) U 11. ALL PUBLIC SANITARY SEWER MAIN SHALL BE 8" IN DIAMETER.
- - - - (G) -
t v ` --
PRIS�A%ESRAN.. \ 12. NOTALL PROPOSED INTERIOR UTILITY EASEMENTS ARE SHOWN AND ARE SUBJECTTO FINAL DESIGN OF
EASEMENT \ \,\ I \ 226,546 SO FT _- �\ -- - - a INDIVIDUAL PROPERTIES.
v C
\_ 5 20 ACRES \ - C
(G) (c1 (G)
\ \ \\177
13. BASIS OF BEARINGS IS GPS MEASUREMENTS IN THE IOWA STATE PLANE COORDINATE SYSTEM SOUTH
-
v �\'r ZONE NAD83.
LL
v - i -
\ 714- = \ (
W / 14. ERROR OF CLOSURE IS LESS THAN 1:10,000.
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COLE, EDDIE D.
COLE, CHERI D.
ROSENQUIST, `
ALEXANDER
ROSENQUIST,
E� ARRIISSA 3�A�
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STANDARD LEGEND
Boundary
Proposed Contour
�720
Proposed Property Line/ROW
Proposed Water Main
- W W
Section Line
Proposed Sanitary Sewer
-
Centerline
Proposed Storm Sewer
- > > -
Easement
- - - -
- - -
Fence Line
Existing Contour
- - - - 650
----
Overland Flow Direction
Existing Water Main
(W)
M
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O G
Existing Sanitary Sewer
(s(
(s)
Proposed Sanitary Manhole
m
Existing Storm Sewer
(sr)
(sr)
Proposed Hydrant
M'
Existing Communication
(co)
(co)
Property Corner, Found
Existing Underground Electric
- (E)
(E)
Property Corner, Set
O
Existing Overhead Electric
-(aa)
(CH)
Section Corner- Found
Existing Gas Main
(c(
(c(
Recorded Dimensions
(R)
Measured Dimensions
(M)
PROJECT NUMBER:
17-0001
PROJECT NAME:
FOREST VIEW
PRELIMINARY PLAT
PLAT PREPARED
BY:
ENGINEERING
HBK ENGINEERING, LLC
509 S. GILBERT ST.
IOWA CITY, IA 52240
PHONE: (319) 338-7557
FAX: (319) 358-2937
IOWA DEPARTMENT
OF LABOR
REGISTRATION
NO. 00527328
NORTH DUBUQUE, LLC
130 E. 3rd St.
Suite 400
Des Moines, IA 50309
NORTH DUBUQUE, LLC
130 E. 3rd St.
Suite 400
Des Moines, IA 50309
ATTORNEY:
A
Freund Law Firm, P.C.
1005 Main Street
Suite 200
Dubuque, IA 52001
H OMERNAME:
r'/
170001
DATE CREATED:
12-6-2018
DRAWING LOG
DATE
ISSUED FOR
DB
CB
01-05-18
DESIGN
ESW
TED
02-20-18
P&Z SUBMITTAL
ESW
BAB
03-19-18
P&Z SUBMITTAL
ESW
BAB
4-11-18
RESUBMITTAL
NJB
BAB
4/25/18
RESUBMITTAL
NJB
BAB
5/23/2018
RESUBMITTAL
NIB
AA
5/31/2018
RESUBMITTAL
NIB
AA
9/28/2018
UPDATES PER PLANS
AA
AA
12/6/2018
SUBMITTAL
OM
AA
PROJECT MANAGER:
ALA
�ET 2 OF 3
Jan 25, 2019 - 12:14pm IAProject\170001\dwg\CAD\Plats\170001-Preliminary Plat.dwg
0 40 80 160
STATE OF IOWA
'NTE� RIGHT—OF—WAY 1 inch = 80 it.
1- STg rE 80 Iz F \
N01 °45'45"W 18.82' o c13
S80001'15"E 199.89'
S7t1'S7^E — = = _ Fn STA: 2917+97.98 D \
\ 363' 504,56' ` ' — `_ _ 3 — — _ _ (L50.73
�� SYA2916+00__—
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— 142' 200' 738 y y_= _ _ _ — _ STA_ 2918+77.86
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\ \ /
84,266 SQ FT
1-93ACRES
243 FY��. x�
�RE
A fa kyl / s 'TA: 10+09.3 II i
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68' � � � �' � '3a i � _ ; �` � 11 I I� I � ') A I I ��
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FOREST vIEjv
�ICALSILT FENCE DICH CHECK
--- — ��, v !,A,v' I�-_ � vT y � �VU`y � 56 � �e � A. I \ I v\\ ' y ���Vs, AVvv •-
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NTS
STANDARD LEGEND
Boundary
Proposed Contour
Proposed Property Line/ROW
Proposed Water Main
— W W
Section Line
Proposed Sanitary Sewer
—
Centedine
-
Proposed Storm Sewer
— > > —
Easement
- — — — — — -
Fence Line
Existing Contour
- - - - 650 ----
Overland Flow Direction
Existing Water Main
(W) (W)
Proposed Storm MH/Intake
O C3
Existing Sanitary Sewer
(s) (s)
Proposed Sanitary Manhole
Existing Storm Sewer
(sr) (sT)
Proposed Hydrant
V
Existing Communication
(Co) (CO)
Property Corner, Found
0
Existing Underground Electric
— (E) (E)
Property Corner, Set
O
Existing Overhead Electric
—(oB) (a )
Section Corner- Found
Existing Gas Main
(c) (c)
Recorded Dimensions
(R)
Measured Dimensions
(M)
CITY OF IOWA CITY
JOHNSON COUNTY, IOWA
8
c.CI `spoil
a Em uphillside ..e-
,.(n°m Odia.
sp fled
24 French
o— ftbIll bL� e-.a.e^
soaalis
s�T TENCE
W
9040.105
WAITIE
TFHPICALSI,.FENCE INSTALEONOK,prvGHno A,=,pPE_
TwICAL KILT FENCE INETALLAHECn ON
SUDAS EROSION CONTROL DETAILS
NOTES:
1. OUTLOT "A" TO BE PROTECTED AS PRESERVATION AREA.
2. OUTLOT "B" TO BE OWNED AND MAINTAINED BY NORTH DUBUQUE LLC.
A SANITARY SEWER EASEMENT ENCOMPASES OUTLOT "B".
3. OUTLOT "C" TO BE DEDICATED TO THE PUBLIC AS ROW.
4. OUTLOT "D" TO BE PRIVATE STORM WATER MANAGEMENT AREA AND
COMMUNITY OPEN SPACE.
5. OUTLOT "E" TO BE PROTECTED AS PRESERVATION AREA.
6. OUTLOT "F" TO BE PROTECTED AS PRESERVATION AREA.
7. OUTLOT "G" TO BE PROTECTED AS PRESERVATION AREA.
8. OUTLOT "H" TO BE PROTECTED AS PRESERVATION AREA.
9. OUTLOT "I" TO BE PROTECTED AS PRESERVATION AREA.
10. ALL PUBLIC WATER MAIN SHALL BE 8" IN DIAMETER.
11. ALL PUBLIC SANITARY SEWER MAIN SHALL BE 8" IN DIAMETER.
12. NOTALL PROPOSED INTERIOR UTILITY EASEMENTS ARE SHOWN AND ARE SUBJECT
TO FINAL DESIGN OF INDIVIDUAL PROPERTIES.
13. BASIS OF BEARINGS IS GPS MEASUREMENTS IN THE IOWA STATE PLANE
COORDINATE SYSTEM SOUTH ZONE NAD 83.
14. ERROR OF CLOSURE IS LESS THAN 1:10,000.
15. MODIFICATIONS TO LAURA DRIVE ROW TO MAKE A STANDARD ROW WIDTH
WOULD BE HANDLED DURING THE FINAL PLAT PROCESS AND THE PROPERTY
INCLUDED IN LOT 3 OF THIS PRELIMINARY PLAT.
9040,119
s�T TENCE
PROJECT NUMBER:
17-0001
PROJECT NAME:
FOREST VIEW
PRELIMINARY PLAT
PLAT PREPARED
BY:
ENGINEERING
HBK ENGINEERING, LLC
509 S. GILBERT ST.
IOWA CITY, IA 52240
PHONE: (319) 338-7557
FAX: (319) 358-2937
IOWA DEPARTMENT
OF LABOR
REGISTRATION
NO. 00527328
WWW.HBKENGINEERING.COM
NORTH DUBUQUE, LLC
130 E. 3rd St.
Suite 400
Des Moines, IA 50309
NORTH DUBUQUE, LLC
130 E. 3rd St.
Suite 400
Des Moines, IA 50309
ATTORNEY:
A
Freund Law Firm, P.C.
1005 Main Street
Suite 200
Dubuque, IA 52001
H1�LDERNAME:
170001
DATE CREATED:
12-06-2018
DRAWING LOG
DATE
ISSUED FOR
DB
CB
01-05-18
DESIGN
ESW
TEH
02-20-18
P&Z SUBMITTAL
ESW
BAB
03-19-18
P&Z SUBMITTAL
ESW
BAB
4-11-18
RESUBMITTAL
NJB
BAB
4/25/18
RESUBMITTAL
NJB
BAB
5/23/2018
RESUBMITTAL
NJB
AA
5/31/2018
RESUBMITTAL
NJB
AA
9/28/2018
UPDATES PER PLANS
AA
AA
12/6/2018
SUBMITTAL
OM
AA
PROJECT MANAGER:
ALA
SET 3 OF 3
Jan 25, 2019 - 3:18pm I:\Project\170001\dwg\CAD\Plats\170001-Preliminary Plat.dwg
�t
Prepared by: John Yapp, Dev. Srvs., 410 E. Washington St, Iowa City, IA; 319-356-5252 (CPA16-00005)
Resolution No. 17-275
A resolution amending 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, accept a sensitive areas survey, and add certain housing,
transportation and design goals
Whereas, the North District Plan, an element of the Iowa City Comprehensive Plan serves as
a land -use planning guide by illustrating and describing the location of appropriate land uses
throughout in the North District, and provides notification to the public regarding intended uses of
land; and
Whereas, if circumstances change and/or additional information or factors come to light, a
change to the Comprehensive Plan may be in the public interest; and
Whereas, the North District Plan currently includes a 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; and
Whereas, the North District Plan states that if the Forest View Mobile Home Park
redevelops in the future, consideration should be given to securing relocation assistance for the
current residents of the park; and
Whereas, since 2001 when the North District Plan was adopted, over 500 new homes have
been constructed in the area, the Thornberry Dog Park has been established, commercial and
office uses have been established in the Peninsula Neighborhood, and several infrastructure
improvements have been made including the Dubuque Street / Interstate 80 interchange and
the on -going Dubuque Street elevation project; and
Whereas, the proposed land use map includes commercial land uses south west of the
Dubuque Street / Interstate 80 interchange, and existing transportation node, and mixed
residential and multi -family uses northeast of the Mackinaw Village neighborhood; and
Whereas, the applicant submitted a Sensitive Areas Inventory of its 70 acres which in general
shows anticipated areas of disturbance and preservation; and
Whereas, a new east -west road is reflected on the proposed land use map, and said road will
provide a secondary access to and from the larger Peninsula neighborhood; and
Whereas, because the new land use map contemplates redevelopment of the Forest View
Mobile Home Park, will include a mix of uses, and will impact this busy, scenic entryway to the
City, this amendment adds goals and objectives related to affordable housing, opportunity for
commercial development, diverse housing and secondary access; and
Whereas, the Planning and Zoning Commission has reviewed this amendment and
determined that circumstances have changed to the extent that an amendment to the
comprehensive plan is warranted.
Now, therefore, be it resolved by the City Council of the City of Iowa City, Iowa, that:
A. The attached land use map dated April 12, 2017 is hereby adopted and incorporated
into the North District Plan as the land use map guiding development of the area
shown.
B. The attached Sensitive Areas Inventory dated April 5, 2017 is hereby added to the
Resolution No. 1 7_279
Page 2
Plan as an appendix.
C. The following goals are adopted and incorporated into the North District Plan:
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
Agreement (CZA). Such design guidelines will address building fagade and
materials, sign placement, setbacks from the street, screening and tree
preservation.
d. Commercial and Institutional uses goal: A buffer of existing trees and vegetation
should be preserved between the Dubuque Street right of way and any
development. Woodlands in between Knollwood Lane homes and commercial
development should be preserved to provide a distance and visual buffer. For
properties fronting on Dubuque Street, the percentage of preserved woodlands
should exceed minimum code requirements.
e. Transportation Goal: Upon redevelopment of property west of Dubuque St and
south of Interstate 80, access to Dubuque Street for south -bound traffic north of
Foster Road may be allowed provided that the access point/ intersection is
designed to accommodate anticipated traffic volumes from the developing area
west of Dubuque St, south of Interstate 80.
Passed and approved this 15th day of August 2017.
Approved by:
Attes v `H /�cc ,- ✓zz r-/ f F ty��
<ellie Fruehling, J y Clerk City Attorneys Office H& i7
Resolution No. 17-275
Page _ 3
It was moved by Mims and seconded by Botchway the
Resolution be adopted, and upon roll call there were:
AYES: NAYS
x
x
x
x
x
x
ABSENT: ABSTAIN:
x
Botchway
Cole
Dickens
Mims
Taylor
Thomas
Throgmorton
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(North District Plan)
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FOREST VIEW
North Dubuque LLC
April 12, 2017
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FOREST VIEW MOBILE HOME PARK
RELOCATION PLAN
Iowa City, IA
December zo16
(Revised May 2o18)
Prepared by
HBK Engineering, LLC in partnership with North Dubuque, LLC,
North Dubuque Developer, LLC, the residents of Forest View Mobile Home Park and the Center for
Worker Justice
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 modular condominium homes matchingthe needs of the
residents. The residents, North Dubuque, LLC, North Dubuque Developer, 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 southwest of Forest View Mobile Home Park.
This relocation plan has been prepared for Forest View Mobile Home Park residents and will be funded by North
Dubuque, LLC. The plan is guided by the principles of the Uniform Relocation Assistance and Real Property
Acquisition Policies Act of 1970 (URA) and the pertinent federal regulations under 49 CFR Part 24. The primary
goal of the proposed new Forest View neighborhood is to support the continuation of the strong community
that exists and to provide high quality, decent, and safe housing for residents. There are several important
considerations that underlie this relocation plan:
1. It is the goal of North Dubuque, LLC that the replacement housing will be comparable to what residents
currently have in Forest View Mobile Home Park.
z. Even though all residents in the Forest View Mobile Home Park will be required to move fromtheir 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 theresidents.
• Residents will have options to move to a home other than Forest View or lease -to -own a condominium at the
apartment complex directly east of the new Forest View neighborhood.
Characteristics of Current Forest View Mobile Home Park
Forest View Mobile Home Park was originally built in the late 194os 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 103
homes are occupied, 44 homes are vacant and 8 lots are vacant). Currently, it is unknown exactly how many of the
103 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 bycurrent 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 southwest of the current neighborhood (Forest View
Mobile Home Park) and it is anticipated that approximately 57 new modular homes will be built based on the
number of income -eligible residents and their desire to remain in the community. There are currently 103 homes
at Forest View Mobile Home Park. As noted, approximately 57 new modular homes (each on their own lot) will be
constructed in the new Forest View neighborhood. Additional opportunities for replacement homes will be made
available in Johnson County or individual condominiums within the multi -family development, directly east of the
New Forest View neighborhood, will be made available.
In addition, North Dubuque, LLC is committed to including in the definition of the provision of "quality
housing":
• Incorporating green and environmentally friendly elements into the new home design and construction
process of this project;
• Providing the opportunity for income -eligible residents to participate in a lease -to -purchase
pathway to home ownership.
North Dubuque, LLC has contracted with HBK Engineering and North Dubuque Developer, LLC 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 modular 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.
z. 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.
Subsequently, North Dubuque, LLC in collaboration with North Dubuque Developer, LLC has held monthly
meetings with Forest View Tenant Association and Center for Worker Justice and has held quarterly good
neighbor meetings, in which all residents of Forest View have been invited to participate to keep informed on the
development.
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 in which the resident is living. 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 modular homes constructed in the new Forest View
Neighborhood will have three bedrooms and Boo to 1,000 SF and will, in most cases, be largerthan
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 Weathertight
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 three 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 development or C) relocating to
replacement housing within the Development. Priority will be determined by tenure in Forest View Mobile Home
Park. In order of tenure, residents will have the option to choose the location of their new home within the
neighborhood development or to relocate outside of the development. If the number of residents exceeds the
number of modular homes built in the new Forest View neighborhood and the residents want to live in the
development, then residents will have the option to choose a condominium in the apartment complex directly
east of the new 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
rd
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 when 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, maintenance, and/or any obligations for condominium fees during those 15 years. In
order to qualify for the lease -to -
purchase program; at the date of move -in, a household income must be below 60% of the Area Median Income
(AMI)for Iowa City, as defined by the US Department of Housing and Urban Development. As of June 6, 2o16,
6o%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 1-year term. For each additional year lease period, there will be a 2% annual
rent increase. During the 15 years of the compliance period for the LIHTC program, the resident accumulates
equity in the home equal to the principal component of a 25-year mortgage. The equity
funds will be located in a bank account and residents will be sent annual statements to update them on their
accumulated equity. (See example below and attached amortization table). At the end of 15 years, North
Dubuque, LLC will work with the resident to help arrange financing to purchase the home.
There are three possible scenarios available to the resident during and after the 15-year leasing period:
1. Purchase at end of 15 years - Resident rents the home for 15 years under the conditions stated
above. At the end of 15 years, Resident will have the option to purchase the home and use the
accumulated equity to purchase the home for the amount of the remaining principal left on the
loan.
EXAMPLE:
The sale price of the home is not necessarily the same as
the cost to build the home. For example, a home may cost
$202,000 to build, 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 $42,237•
Price of Home
Construction Price
$202,000
Sale price at beginning of lease
$66,340
Subtract funds in bank account
-$24,103
Final Sale Price at 15 Years
$42,237
The maximum sale price for the modular home or condominium in the apartment complex for the existing residents
of Forest View at the beginning of the lease will not exceed $66,340. The accumulated funds in the bank account will
be paid directly to the seller as a down payment if the tenant exercises the purchase option. Based on this calculation,
the final sale price at 15 years (balance to be financed) will be $42,237•
z. 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 income 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 I) 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.
z. 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.
f:3
B. Moving to a home outside of the new Forest View Development
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.
z. 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.
Pi
C. Moving to a condominium within the development
Pathway to Condominium Ownership in the neighboring Apartment Complex the following circumstance is
applicable:
Resident owns the mobile home or rents and wants to move to the apartment complex or the resident
owns or rents the mobile home and wants to move to the new Forest View neighborhood but is
unable to because the number of families exceeds the number of homes built in Forest View
neighborhood.
Each income -eligible resident will enter into a lease -to -purchase contract for the condominium. 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, maintenance, and/or any obligations for condominium
fees 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 6o%of the Area Median Income (AMI)for Iowa City, as defined by the US
Department of Housing and Urban Development. As of June 6, 2o16, 6o%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 condominium ownership. Each resident begins by leasing the condominium at the initial rent of $31o/month
(the current lot rent) for a 1-year term. For each additional year lease period, there will be a 2% annual rent
increase. During the 15 years, the resident accumulates equity in the condominium 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 condominium.
There are three possible scenarios available to the resident after the 15-year leasing period:
1. Purchase at the end of 15 years - The same terms provided to residents in Forest View neighborhood
apply, as shown:
Sale price at beginning of lease
$66,340
Subtract funds in bank account
-$24,103
Final Sale Price at 15 Years
$42,237
The maximum sale price for the modular home in the Forest View neighborhood or condominium in the apartment
complex for the existing residents of Forest View at the beginning of the lease will not exceed $66,340. The
accumulated funds in the bank account will be paid directly to the seller as a down payment if the tenant exercises the
purchase option. Based on this calculation, the final sale price at 15 years (balance to be financed) will be $42,237•
i[a
2. Decides not to purchase or does not qualify for a loan (due to credit issues or other factors) to purchase
at end of 15 years - Resident(s) receive the equity accumulated over the 15 years as a cash payment.
Resident(s) can continue to rent the condominium from North Dubuque, LLC under the same rental
formula as previously established with the same household income as described above.
3. Moves from condominium prior to 15 years (not including eviction)- Resident receives the equity
accumulated as a cash payment. North Dubuque, LLC will lease out the condominium to another household
using rental requirements for 6o%area median income (AMI) limits.
In Case of Eviction
While North Dubuque, LLC is committed to providing affordable and quality housing for income -
eligible residents, in the event of an eviction while renting at the apartment complex east of 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.
11
Replacement Housing Option Scenarios
Income -eligible Resident owns mobile home wants to move to new Forest View neighborhood.
nter into During 15 years, At end of 15
Sell mobile years, residents
home Aree lease 7/ u inhume aveoption to
>4 reement umulates purchase home
Resident owns mobile home wants to move home to another mobile home park.
Relocation If within 50 \
Move mobile oordinatorwill miles, up to
11
home work with
$7,200willbe
resident
covered
Resident owns mobile home, cannot move mobile home, wants to buy another mobile home
ITRelocation >> If within 50
Sell mobile oordinator will miles, up to
home work with $7,200willbe
resident
Income -eligible Resident rents mobile home, wants to move to new Forest View neighborhood
Enter into During 15>7>At end of 15
rental/lease Years, equity in years, residents
agreement hum have option to
accumulates purchase home /
• Resident rents mobile home, wants to rent a mobile home, apt, single familyhe
• Resident is neither an owner of a mobile home or a signatory to a written lease
Relocation \ within 50 miles, i6l
DR if income \\
///\ eligible, enterinto End of 15 years,
coordinatorwil $7200will be rental lease option to purchase
I
workwithreside covered J 'diiagreement �.
• Income -eligible Resident rents or owns mobile home, wants to move to a condominium located in the
complex directly east of Forest View Neighborhood or is unable to move to the new Forest View
neighborhood because the number of families exceed the number of homes in the neighborhood.
PEnter into)
�ental/lease
agreement
During 15 years,
equity in home
accumulates
At end of 15
years, residents
have option to
purchase home
fp
RELOCATION EXPENSES & PROCESS
Relocation / Moving Expenses
North Dubuque, LLC is applying the principles of the Uniform Relocation Act (URA) guidelines under 49 CFR
24.301(9)(1-3). This section outlines agency guidelines for providing residents with transportation costs,
packing personal property, and disconnecting and reinstalling utilities and relocated resident appliances. Once
the exact number of residents wishing to stay in the neighborhood is determined, the developer can provide a
more detailed relocation expense analysis. Everyone will be accommodated, regardless of whether they own the
home or rent and regardless of their income.
The ownership will be responsible for providing residents with eligible moving assistance and replacement
housing assistance (following the pertinent guidelines set forth in 49 CFR 24.301 (g) and 49 CFR 502 of the URA),
as outlined in the flat rate chart below.
Out-of-pocket moving expenses will be covered per the Fixed Residential Moving Cost Schedule (2015) 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 or apartment complex directly east of 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.
Replacement housing expenses:
• 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 coordinatorand 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 thefee 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-eligibleor
choose not to move to the new neighborhood, the resident is eligible for a replacement housing payment, not
to exceed $7,200.
13
Relocation Process Activities
Each resident will receive notification at least one (i) 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 or the apartment complex directly east of 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 apartment
complex and other project infrastructure will be phased such thatthe residents will not have to move until
a certificate of occupancy has been granted for the new modular homes or apartment complex. North
Dubuque, LLC has determined that the entire construction process for the modular homes and the
condominiums will last approximately 12 months.
• Phase II. In phase two, the Relocation Coordinator will conduct resident meetings to discuss relocation
issues and options for eligibleresidents.
• Phase III. Phase three will begin after the new neighborhood or apartment complex is complete and will
include the actual relocation to the new home.
Relocation coordinator
All of the relocation activities under this strategy will be implemented by a Relocation Coordinator who will be
designated by North Dubuque LLC.
The Relocation Coordinator will be responsible for:
• Studying the project extensively and identifying any relocation issues
• Reviewing current rent roll
• Continuing to review rent roll after relocation has begun
• Reviewing current eviction "for cause" files and/or serious lease violations
• Determining income -eligible relocation residents
• Working with North Dubuque, LLC to determine moves based upon timelines and schedules
• Compiling relocation checklists
• Completing a Site Occupancy Report on each resident
• Conducting face -to face interviews with residents
• Researching and gathering data to prepare detailed 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
14
Resident Notices and Communication
The following notices will be issued to each resident of Forest View during the relocation process:
t. 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.
z 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 outof-pocketexpenses.
North Dubuque, LLC will be responsible for paying for these expenses.
3. The Relocation Coordinator will administer all moves and will continue working withcontractors,
property management, and City of Iowa City inspectors, etc. ensuring that residents are treated fairly and with
dignity and to ensure their rights are respected. The Relocation Coordinator will perform a walk-through of
each new home to determine its living conditions and will issue move -in notices
once the Certificate of Occupancy and rental permits have been obtained from the City of Iowa City.
4. 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.
5. 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.
7. 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 allmoves with updated
resident information.
15
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 resident file
t. Name and address of displacement dwelling
z. Original move -in date of each occupied dwelling
3. Age and sex of all household members
4. Monthly income (gross, not net) of all adult household members
5. Description of resident relocation needs and preferences
6. List of all referrals made to each resident
7. Description of replacement dwelling
8. Copy of Relocation Notice Letter (i.e., iz-month notice to move)
9. Proof of receipt of Relocation Notice Letter
to. Notice of Condition of Occupancy and Acceptance
tt. Copy of each supporting document to determine eligibility for payments made (if applicable)
tz. 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
16
OVERCOMING POTENTIAL IMPEDIMENTS TO RELOCATION
In the case where the title of the mobile home is not current, the developmentteam 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 developmentteam will hire
an appraiser, offer fair market value price for the home and then purchase thehome.
DISPUTE RESOLUTION
In the event of a disagreement between the residents and North Dubuque, LLC during the relocation process,
the Relocation Coordinator will reviewthe claims and offer a solution. If necessary, a professional mediator may
be hired.
17
CITY OF IOWA CITY
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Summary of Stakeholder Meeting Dates & Submittal Dates
Meetinq Dates:
December 11, 2017 - Good Neighbor Meeting
April 16, 2018 - Bus Trip to Mt. Pleasant with residents of Forest View
April 19, 2018 - Initial Meeting with Planning and Zoning Commission
May 3, 2018 - Monthly meeting with Center for Workers Justice and Forest View Tenant
Association
May 16, 2018 - Meeting with City Staff to review deficiencies (conference call)
May 25, 2018 - Email to Neighbors + Residents (contact list provided by Sarah Walz)
June 4, 2018 - Meeting with City Staff to discuss storm water, traffic, and wetlands
June 5, 2018 - Meeting with City Staff to discuss storm water, traffic, and wetlands (Discussed
email to Neighbors)
June 7, 2018 - Monthly meeting with Center for Workers Justice and Forest View Tenant
Association
June 11, 2018 - Formal email response to all questions presented by neighbors and residents
August 2, 2018 - Monthly meeting with Center for Workers Justice and Forest View Tenant
Association
August 30, 2018 - Meeting with City Staff to discuss storm water, traffic, and wetlands
September 6, 2018 - Monthly meeting with Center for Workers Justice and Forest View Tenant
Association
September 12, 2018 - Meeting with City Staff to discuss storm water, traffic, and wetlands
September 13, 2018 - Submit CPA Application
September 24, 2018 - Idyllwild Storm water Management Meeting with residents of Idyllwild,
City Staff, Consultants and represents of North Dubuque at Parkview Church
September 25, 2018 - Meeting with DOT Staff + City Staff to discuss traffic
October 1-5, 2018 - Jeff Maxwell met with residents of Idyllwild and installed a water pump to
protect homes from flooding
October 4, 2018 - Monthly meeting with Center for Workers Justice and Forest View Tenant
Association
November 1, 2018 - Monthly meeting with Center for Workers Justice and Forest View Tenant
Association
December 6, 2018 - Monthly meeting with Center for Workers Justice and Forest View Tenant
Association
December 13, 2018 - Meeting with City Staff to discuss Wetlands and Woodlands
January 10, 2019 - Monthly meeting with Center for Workers Justice and Forest View Tenant
Association
Submittal Dates:
February 20, 2018
March 12, 2018
May 8, 2018
May 23, 2018
June 11, 2018
August 2, 2018
September 6, 2018
October 1, 2018
December 11, 2018
January 3, 2019
January 25, 2019
REZONING EXHIBIT
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FOREST VIEW
North Dubuque LLC
January 24, 2019
Legend
COMMERCIAL-CH-1 (23.83AC)
RESIDENTIAL-RS-12 (45.58AC)
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ENGINEERING
DRAFT CZA Conditions
Whereas, the Iowa City 2030 Comprehensive Plan and the North District Plan include a
housing goal for the provision of relocation assistance to residents that include replacement
housing in the immediate area, advisory services and moving expenses, make available prior
to demo of existing homes as part of any first phase of development; and
Whereas, to further this housing goal, North Dubuque, LLC, is committed to constructing
replacement housing comparable to what residents currently have in the existing Forest View
Mobile Home Park; and
Whereas, each resident will have options for replacement housing in the newly -constructed
Forest View Neighborhood, condominium dwellings, or elsewhere in the Iowa City Community;
and
Whereas, Developer is committed to the concept of home ownership opportunities for the
residents of Forest View Mobile Home Park; and
Whereas, Developer 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; and
Whereas, North Dubuque, LLC will work to enhance the quality, size, and configuration of the
housing to provide the residents of Forest View with the best possible housing solution; and
Whereas, Developer is committed to minimizing the impact of permanent displacement and
hardship; constructing the new neighborhood prior to closure of the old neighborhood; pursuing
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; and
Whereas, the density and design of the planned development will be compatible with and/or
complementary to adjacent development in terms of land use, building mass and scale, relative
amount of open space, traffic circulation and general layout; and
Whereas, the development will not overburden existing streets and utilities; and
Whereas, the development will not adversely affect views, light and air, property values and
privacy of neighboring properties any more than would a conventional development; and
Whereas, the combination of land uses and building types and any variation from the underlying
zoning requirements or from city street standards will be in the public interest, in harmony with
the purposes of this title, and with other building regulations of the city; and
Whereas, in accordance with Iowa City Code Section 14-3A-4C, a mixture of land uses are
allowed in planned developments that might not otherwise be allowed with the underlying
zoning. Land uses proposed must meet all of the dimensional and site development standards
of the underlying base zone, unless a modification is specifically approved during the planned
development process.
NOW, THEREFORE...
1. Inconsideration of the City's rezoning the subject property, Owner and Applicant agree
that development of the subject property will conform to all other requirements of the
zoning code, as well as the following conditions:
a. Prior to issuance of any building permit, Owner and City shall execute an
affordable housing agreement detailing the terms of relocation
1
assistance. The provisions of said agreement shall be guided by the principles
of the Forest View Mobile Home Park Relocation Plan dated May of 2018
prepared and submitted by Owner and the residents of Forest View Mobile Home
Park and the Center for Worker Justice, a copy of which is attached hereto,
and shall include the provision of replacement housing, financial advisory
services and moving expenses to all households residing on the above -described
property upon the effective date of this Conditional Zoning Agreement. This
affordable housing agreement shall foster diligent communication with residents,
ensure the provision of replacement housing prior to demolition of the existing
housing, and offer opportunities for homeownership to minimize the impact of
displacement and hardship on the residents. Owner shall offer three categories
of replacement housing to ensure that residents are relocated to affordable,
decent, safe and sanitary houses which are, at a minimum, comparable in size
and features to what residents currently have in the existing Forest View Mobile
Home Park. Those three categories are: relocation to the new Forest View
Manufactured Housing Park; relocation to the new multi -family buildings
constructed within the above -described property; and relocation not within the
above -described property. Said affordable housing agreement shall be approved
by the City Council.
b. Development shall conform to the following strict design guidelines:
i. Building facade and materials: All structures shall be constructed of
high quality, authentic materials within a range of the color palette
described below and approved by the Director of Neighborhood
Development Services, or designee. Authentic materials do not include
material that has been made to simulate another material, unless it
improves the weather -resistance, such as wood -toned products. As an
example, column covers should not be made of metal to appear to be
wood or stone, just as fiberboard cement panels should not be printed or
stamped with wood grain. The quality and type of the primary material
used on the front facade of each building should be consistent for all
remaining sides, except as allowed below. A natural pallet of colors shall
be used for large expanses of walls with accent colors used for emphasis
and identification of individual businesses.
Acceptable building materials shall include:
• Brick (2 3/8" tall, standard brick preferred);
• Stone (natural or cultured);
• Wood (e.g. ipe or clear cedar) or high-pressure laminate plates composed of
wood -based fibers, including those manufactured by Trespa, Prodema,
Resysta, or similar products;
• Fiber -cement boards;
• Metal panels; and
• Clear or lightly tinted glass.
• Corporate colors will be allowed as accents for appropriate identification of
individual business.
The following materials are only allowed as limited:
z
• Vinyl siding may be used only for manufactured homes;
• Exterior insulation and finish system (EIFS) are allowed at 8 feet or more
above grade;
• 3-part synthetic stucco may be used on Lots 2-15 only;
• Split faced block may not be used unless used at half -story base;
• Burnished block may not be used unless used at half -story base;
The following materials are not allowed
• Smooth -faced concrete block;
• Unadorned tilt -up concrete panels; and
• Lower quality metal siding, such as that used for metal pole buildings.
ii. Sign Master Plan: Prior to final plat approval, a master sign plan shall
be submitted to and approved by the Director of Planning or designee,
indicating the potential locations and design concept for common signage
for the development, which may include entranceway signage, directional
drainage, development signs, identification signage, masonry wall signs,
monument signs and interstate signs. Signs shall use san serif type fonts,
except for logos and required user franchise signage.
iii. Setbacks: All buildings on Lots 5, 6, 7, and 8 shall be setback from
Forest View Drive at least 15', as shown on the OPD plan.
iv. Screening and Tree Preservation: Development shall include
screening and tree preservation along Dubuque Street in accordance with
an approved landscape plan, which the Developer shall monitor and
guarantee for five years following installation. The landscape plan shall
ensure the preservation of existing trees along the Dubuque Street
frontage in excess of the code requirement. Notwithstanding anything
herein to the contrary, there shall be a building setback of fifty feet (50')
from North Dubuque Street, but appropriate tree screening and
preservation may occur within said setback.
v. For those lots shown as Lots 5-8, all development, regardless of size,
shall comply with the Commercial Site Development Standards for Large
Retail Uses set forth in Iowa City Code Section 14-2C-6K.
vi. Other Lighting Design guidelines as required by code for dark sky and
minimum spill into the neighborhood.
c. Signage for the following properties are limited as follows:
i. For those lots shown as Lots 1-4 on the approved preliminary plat and
planned development overlay plan, only those signs allowed for CN-1
uses shall be permitted, as shown in Table 5B-2 of the Iowa City Code of
Ordinances Section 14-5B-8, except that in the event that a quick
servicing vehicle use is established, electronic changeable copy may be
allowed for gas prices only. No signs shall be oriented toward North
Dubuque Street.
3
ii. For those lots shown as Lots 5-7 on the approved preliminary plat and
planned development overlay plan, no free standing sign shall be taller
than 25 feet. No electronic changeable copy is allowed except for time
and temperature signs and gas prices for quick vehicle servicing uses.
Non -building signs along the Forest View Drive frontage limited to
monument signs only.
iii. For that lot shown as Lot 8 on the approved preliminary plat and
planned development overlay plan, only those signs allowed for CN-1
uses shall be permitted, as shown in Table 5B-2 of the Iowa City Code of
Ordinances Section 14-5B-8, except that fascia signs may extend to the
top of top story of the building.
iv. For those lots shown as Lots 9-11, only those signs allowed for CN-1
uses shall be permitted, as shown in Table 5B-2 of the Iowa City Code of
Ordinances Section 14-5B-8.
v. Cabinet signs where the entire face of the cabinet is illuminated are
prohibited. In all other regards, the signs shall comply with the Sign
Regulations set forth in 14-51B and the approved master sign plan.
d. For those lots shown as Lots 1-4 on the approved preliminary plat and planned
development overlay plan, the following uses shall be allowed, in accordance with
Iowa City Code Section 14-3A-4C.
i. Only those uses allowed in the CN-1 zone, as set forth in 14-2C-2. All uses on
these lots shall comply with the site development standards for CN-1 uses set
forth in 14-2C-7, as well as the dimensional requirements for CN-1 uses set forth
in 14-2C-4, except as waived below.
e. For those lots shown as Lots 9-11 on the approved preliminary plat and planned
development overlay plan, the following uses shall be allowed, in accordance with
Iowa City Code Section 14-3A-4C.
i. Only those uses allowed in the CN-1 zone, as set forth in 14-2C-2. All uses on
these lots shall comply with the site development standards for CN-1 uses set
forth in 14-2C-7, as well as the dimensional requirements for CN-1 uses set forth
in 14-2C-4, except as waived below.
f. As part of the public improvements installed for development of the above -described
property, developer shall:
i. design and construct a new 4-way intersection at Forest View Road and
Dubuque Street to accommodate anticipated traffic volumes from the
developing areas west of Dubuque and south of 1-80, in accordance with
an approved traffic study and Iowa Department of Transportation access
management standards and permit, subject to review and approval by the
Public Works Director.
ii. design and construct a 10' wide trail in accordance with the approved
preliminary plat and planned development overlay plan.
g. All single-family buildings must comply with the following:
e!
i. Main entrances to dwelling units must be clearly demarcated by one of
the following means: covered porch or canopy; transom and sidelight
windows; pilasters and pediment; or other significant architectural
treatment that emphasizes main entrances. Simple trim around the
doorway does not meet this standard.
ii. Each dwelling unit must have a separate main entrance that must face
the street, be at an angle of up to forty-five degrees (450) from the street,
or open onto a porch. The main entrance may not face an alley.
h. The following site development standards are hereby modified:
i. Pursuant to 14-2A-7(A)(3), for those lots shown as Lots 17-25, 28-
47, 58-67 and 69-72 on the approved preliminary plat and planned
development overlay plan, if vehicular access to garages and off-street
parking spaces are restricted to an alley or private rear late, the minimum
lot size may be 4,000 square feet, the minimum lot width may be 36', and
the minimum frontage may be 26'.
ii. For lots 1-4, as shown on the approved preliminary plat and
planned development overlay plan, notwithstanding the requirement that
the development comply with CN-1 design standards set forth in
paragraph above, compliance with the following such CN-1 design
standards are not required: Build -to Line requirements outlined in 14-2C-
7E; Location of Parking, Loading Drives, and Aisles outlined in 14-2C-7F;
Drive -through facilities outlined in 14-2C-7G. Drive-throughs on these lots
are not limited to financial institutions and pharmacies; pedestrian,
Bicycle, and Vehicular Circulation outlined in 14-2C-7H-1 in that
pedestrian access will not be provided from N. Dubuque Street; however,
pedestrian access will be provided from Forest View Drive.
iii. The minimum open space requirement established in 14-2A-4(E)
for Lots 16-73, as shown on the approved preliminary plat and planned
development overlay, is hereby waived.
iv. In accordance with 14-3A-4K, for those lot shown as Lots 12, 13,
14, and 15 on the approved preliminary plat and planned development
overlay, the building heights may exceed the maximum of 35-feet
otherwise limited in the RS-12 zone. On Lots 12 and 13, heights may not
exceed 4-stories. On Lot 14, one 3-story, one 4-story and one 5-sotry
building shall be allowed. On Lot 15, two 5-story buildings.
i. Storm water management
Upon final plat approval, Owner shall execute a subdivider's agreement with
the City that addresses, among other things, the need for annual certification
of private stormwater management systems to ensure that the systems will
be properly maintained.
s
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INFRASTP.UCTURE
SOLUTIONS
ENGINEERING
List of Requested Modifications
Forest View Development
January 25, 2019
The following modification to the Iowa City Municipal Zoning Code is to be considered for approval with
the Forest View Development rezoning application:
1. Lots 17-25, 28-47, 58-67, and 69-72 within Forest View Neighborhood (modular homes), are proposed
at approximately 4,000 SF rather than the minimum 5,000 SF per City Code; however, via 14-2A-7
Special Provisions, minimum lot size may be reduced to 3,000 SF when vehicular access to garages and
off-street parking spaces is restricted to an alley or private rear lane which is applicable for all lots
identified above. Minimum lot widths may also be reduced to 30' (lots identified above are 36' in
width) and frontage reduced to 20' (lots identified above have 26' frontage) when the preceding
criteria are met. A modification is being requested for lot sizes and dimensional requirements based
on the allowed modifications per Section 14-2A-7 Part B.
CHICAGO, IL I OAK BROOK, IL I NORRISTOWN, PA I PHILADELPHIA, PA I IOWA CITY, IA I CEDAR RAPIDS, IA I BALTIMORE, MD
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INFRASTP.UCTURE
SOLUTIONS
ENGINEERING
List of Requested Variances
Forest View Development
January 25, 2019
The following variances are to be considered for approval with the Forest View Development rezoning
application:
1. Per City of Iowa City Code for RS-12 intent of zone, portions of this development with the proposed
RS-12 zoning may be considered as multi -family use in terms of building layout. This proposal is due to
the presence of Sensitive Areas and preservation thereof, with the intent to impact less footprint by
combining units and utilizing elevation (stacked levels).
2. Portions of Forest View Drive do not meet the preferred maximum 600' spacing per subdivision code
between public streets; however, private streets or accesses may be located within those
distances. Spacing greater than 600' is again due to the intent to avoid impacts to preservation and
sensitive areas, as well accommodate commercial development. Per City Code, 15-3-4, Layout of
Blocks and Lots:
To provide multiple travel routes within and between neighborhoods, block faces along local and
collector streets should range between three hundred (300) and six hundred feet (600) in length and
for residential subdivisions have a width sufficient to accommodate two (2) tiers of lots. Longer block
faces may be allowed in cases of large lot commercial, industrial, or rural residential development or
where topography, water features, or existing development prevents shorter block lengths, although
midblock pedestrian connections may be required (see section 15-3-3 of this chapter). Block faces are
measured from centerline to centerline.
3. Open space requirements are not met for the manufactured home lots, Lots 16-73. A variance is
being requested due to the reduced lot size identified in Item 4, above. Open Space is being proposed
on Lot 49, adjacent to the storm shelter. A playground and other outdoor amenities (benches, shade
trees) are proposed for this location.
4. A variance for building heights is being requested for proposed buildings on Lot 12, Lot 13, Lot 14 and
Lost 15. Lots 12 and 13 propose 4-story buildings, and Lot 14 proposes (1) 4-story and (1) 5-story
building. Additional setback (minimum 70') is being provided on Lot 15 for the proposed 5-story
(above -grade) building. Buildings were designed with a smaller footprint and increased height in an
effort to minimize impact to the surrounding sensitive areas.
CHICAGO, IL I OAK BROOK, IL I NORRISTOWN, PA I PHILADELPHIA, PA I IOWA CITY, IA I CEDAR RAPIDS, IA I BALTIMORE, MD
Forest View Development Guidelines
District Characteristics
Located at the intersection of Interstate-80 and North Dubuque Street, Forest View Development has
the potential to become a great new business and residential area in Iowa City. Forest View is positioned
well to take advantage of its proximity to infrastructure and amenities, including the interstate, the
University of Iowa, City Park, the Iowa River, and downtown Iowa City.
The site is bordered by single-family and medium -density multi -family housing on the south and
southwest. Fingers of ravines and heavily wooded land run along the southern edge, through which
there are views to the Iowa River. A driving principle behind Forest View Development is to preserve the
natural characteristics of the rugged ravines and native woodlands. Streets are designed and buildings
are placed to minimize the visibility of parking and retain the greatest number of trees, and to provide
connections to the Iowa River Bike Trail.
There are two distinct districts in the Forest View Development: a mix of residential housing types, and a
combination of office, retail, and lodging. The residential development includes 57 new single-family
manufactured homes that will replace smaller, outdated mobile homes. Currently, the Forest View
mobile home park is isolated from other neighborhoods in the vicinity and many of the mobile homes
are located adjacent to the Interstate 80 right-of-way. When the first phase of residential development
is complete, new single-family homes will be at least 300 feet away from the Interstate 80 right-of-way
and there will be connectivity between these households and existing neighborhoods. Construction will
be phased and coordinated to minimize disruption of current residents. As residential development
expands into the center of the development, the single-family housing community will transition to
multi -family development and will include a retirement village.
While the new single-family residences are established and the mobile homes are removed,
construction will along the eastern edge of Forest View. This district, sited not far from 1-80, has
amenities that serve the interstate and Iowa City, including a market, hotels, office, and some small
retail. The taller buildings in the district will be visible from the interstate, yet screened from nearby
residences by surrounding trees. As the front face of the development, the commercial and office
district will highlight the quality of materials and architectural construction throughout the Forest View
Development.
Applicability
Development within Forest View must comply with the adopted planned development (OPD and
Sensitive Areas Development Plan). Proposed changes to the approved OPD Plan or the Sensitive Areas
Development Plan shall be evaluated per 14-813-7E. Development of all infrastructure, including but not
limited to roadways, sidewalks, storm water, sanitary sewer, and water service shall be consistent with
the approved final plat and construction drawings.
In addition, these design guidelines are to be followed unless explicitly noted elsewhere in this package.
These guidelines in no way reduce the adherence of the properties to local zoning or other laws
observed in Iowa City.
Process
After approval of the planned development, final sensitive areas development plan, and final plat, staff
will review all development projects within the Forest View project for consistency with these guidelines
and all other applicable zoning and building regulations through the site plan review process.
Design Guidelines
Signage
Signs within the Forest View development shall conform to the Iowa City Zoning Ordinance, as well as
the following guidelines:
• Signs to use san serif type fonts, except for logos and corporate standard signage.
• Exit Ramp and 1-80 frontage east of Haywood Drive extended (Lot 5-7):
Limit to standards of CC-2, CI-1 and CH-1 zones.
Exception from standards and location restrictions: No free standing signs taller than 25 feet (no
65 feet highway signs). Limit free standing signs to ramp and 1-80 frontage only. Non -building
signs along the Forest View Drive frontage limited to monument signs only.
• Exit Ramp and 1-80 frontage west of Haywood Drive extended (Lot 8):
Limit to standards of CO-1, CN-1 and MU zones. Free standing signs are prohibited. Fascia signs
are not subject to the maximum height requirement, which limits fascia signs to the top of the
first story. Fascia signs may extend to the top of top story of the building.
• Signs along the Forest View Drive frontage (Lots 9-11) should meet the CO-1, CN-1, MU
standards.
• Dubuque Street frontage properties south of Haywood Drive extended (Lots 1-4):
Limit to standards of CO-1, CN-1 and MU zones. Free standing signs are prohibited.
Exception from standards: Allow a Quick Servicing Vehicle Use electronic changeable copy for
gas pricing only. No signs shall be oriented along/face toward North Dubuque Street.
• General Restrictions for entire commercial area:
Prohibit cabinet signs where the entire face of the cabinet is illuminated. This should apply to
both facia and monument signs.
Prohibit all electronic changeable copy except for Time & Temperature signs and gas pricing
signs for Quick Vehicle Serving Uses.
Site Development Standards
Manufactured Housing Community
All single-family buildings must comply with the regulations for single-family uses in the RS-12 zone in
addition to the following requirements:
(A) Main entrances to dwelling units must be clearly demarcated by one of the following
means: covered porch or canopy; transom and sidelight windows; pilasters and pediment; or
other significant architectural treatment that emphasizes main entrances. Simple trim around
the doorway does not meet this standard.
(B) Each dwelling unit must have a separate main entrance that is visible from and oriented
toward the street. To meet this standard, the main entrance must face the street, be at an angle
of up to forty five degrees (45°) from the street, or open onto a porch. The main entrance may
not face an alley.
In addition, the following RS-12 requirements have been waived per the OPD plan:
Lots 17-25, 28-47, 58-67, and 69-72 within Forest View Neighborhood (modular homes), are
proposed at approximately 4,000 SF rather than the minimum 5,000 SF per City Code; however, via
14-2A-7 Special Provisions, minimum lot size may be reduced to 3,000 SF when vehicular access to
garages and off-street parking spaces is restricted to an alley or private rear lane which is applicable
for all lots identified above. Minimum lot widths may also be reduced to 30' (lots identified above
are 36' in width) and frontage reduced to 20' (lots identified above have 26' frontage) when the
preceding criteria are met. A modification is being requested for lot sizes and dimensional
requirements based on the allowed modifications per Section 14-2A-7 Part B.
Multi -Family Buildings
All multi -family buildings will be held to the multi -family design standards in the zoning code (14-213-6).
This includes requirements that parking must be setback and screened from the public street, either
behind the building or behind landscaping and that a main entrance must face the street and be
accessible from the public sidewalk among other requirements.
Commercial Buildings
Commercial buildings south of the Forest View Drive and along North Dubuque Street (Lots 1, 2, 3, 4, 9,
10, and 11) shall comply with some of the regulations of the CN-1 zone. This includes, but is not limited
to the use regulations, site development standards (14-2C-7), and dimensional standards. However, the
development on Lots 1, 2, 3, and 4, may be built as shown on the approved OPD plan even though the
development does not meet all CN-1 requirements related to build -to lines, location of parking, loading,
drives, and aisles, and drive-throughs.
Commercial buildings north of Forest View Drive (Lots 5, 6, 7, and 8) shall be subject to the regulations
of the CH-1 zone, in addition to the standards for Large Retail Uses (14-2C-6K), which call for details and
features that provide visual interest, reduce the perception of the mass of the building, provide
attractive entrance features and quality materials.
Acceptable Materials and Usage
The architectural character of the Forest View development will be very sensitive to the surrounding
environment and architecture. The architectural style of the buildings will vary by function and district
but shall be built of high quality, authentic materials within a range of the color palette described below.
There is no determination in these guidelines for or against a particular architectural style (e.g. arts and
crafts or contemporary) as long as the details and materials selections described herein are adhered to
and are treated with authenticity. Authentic treatment of the architectural materials can best be
described as not using a material that has been made to simulate another unless it improves the
weather resistance such as wood toned products. As an example, column covers should not be made of
metal to appear to be wood or stone, just as fiberboard cement panels should not be printed or
stamped with wood grain.
Exterior materials should at all times be authentic and avoid those that are made to look like another
material. The quality and type of the primary material used on the front facade of each building should
be consistent for all remaining sides, with specific exceptions outlined in this document.
Acceptable building materials for all districts (unless noted otherwise here or elsewhere):
• Brick (2 3/8" tall, standard brick preferred)
• Stone (natural or cultured stone)
• Wood (e.g. ipe or clear cedar; Trespa, Prodema, Resysta or similar products
• Fiber -cement boards
• Metal panels
• Clear or lightly tinted glass
Restricted building materials for all districts (unless noted otherwise here or elsewhere):
• Vinyl siding (Approved for manufactured homes only)
• EIFS (only allowed 8 feet or more above grade)
• Synthetic stucco (3-part stucco may be accepted in specific locations)
• Split faced block (unless used at half -story base)
• Burnished block (unless used at half -story base)
Other lower quality or less durable exterior building materials, such as smooth -faced concrete block,
unadorned tilt -up concrete panels, synthetic stucco, and EIFS do not qualify as quality building materials
and are restricted. 3-part stucco may be accepted in specific locations; Split faced block and burnished
copes may be used at the half -story base. In no case shall EIFS be used within the first 8 feet above
grade. Lower quality metal siding, such as that used for metal pole buildings, is not allowed.
Colors: A natural pallet of colors are approved for large expanses of walls with the opportunity for
accent colors used for emphasis. Corporate colors will be allowed as accents for appropriate
identification of individual businesses. A suggested pallet of colors is available for review.
Parking
Parking should, wherever possible, incorporate LID technologies to reduce need for water retention and
the movement of vehicle pollutants onto neighboring properties. Shared parking is encouraged.
In the commercial areas, parking lots have been designed to be shared in the sense that there is not
separation between lots: Lots 2-4 will have a shared parking area as will lots 9-11 and the lots north of
Forest View Drive. For this reason, there should be uniform landscape screening and lighting elements
that carry over from lot to lot. Bicycle parking should also be the same from lot to lot.
Residential properties must provide all required parking on site and parking areas may not be shared
between lots or zones.
Parking will also be available on street.
Lighting
It is encouraged that all lighting should utilize energy efficient fixtures. LEDs are preferred.
Street lighting will provide a safe environment at all times along the road, sidewalks, trails, and parking
areas.
Exterior building lighting for each building should be of the same color temperature. Provide lighting for
all entries, vehicle drop-off, and any walking surfaces. Exterior lighting shall be full cut-off.
Lighting for parking areas and buildings will be subject to the zoning code standards.
FOREST T MEW DEVELOPMENT
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CITY OF IOWA CITY
MEMORANDUM
Date: January 30, 2019
To: Anne Russett; Senior Planner
From: Kent Ralston; Transportation Planner
Re: Forest View Development Transportation Study
Introduction
Staff reviewed the Forest View Development Traffic Study (dated October 30, 2018) and the
supplemental analysis (dated December 14, 2018) completed by Foth consultants. The studies
assess the impacts of the Forest View Development on the surrounding roadway network
including several intersections along Foster Road, the Foster Road / Dubuque intersection, a
future intersection (Forest View Drive) at Dubuque Street, and the 1-80 / Dubuque interchange
ramp terminals (Exhibit 1).
Exhibit 1 - Study area
Study Overview
The study analyzes peak hour traffic and is broken down into four phases:
• Phase 1 (2014) represents existing traffic conditions on the existing roadway network.
• Phase 2 (2020) `opening day' represents approximately 50% of the total anticipated trips
generated by the development and construction of a new intersection of Forest View Drive
at Dubuque Street.
February 1, 2019
Page 2
Phase 3 (2025) 'full -build' represents completion of the development and 100% of the
anticipated trips generated by the development.
Phase 4 (2040) analyzes 'full -build' conditions with an anticipated 1.7% annual growth rate
to account for background traffic and to assess long-term impacts of the development.
A 'no -build' scenario (assuming no development) with a 1.7% annual growth rate was also
provided to compare to each phase of the development.
Study Results
Trip Generation: It is anticipated that at 'full -build' over 15,000 vehicle trips per day will be
generated by the development which will be added to the existing traffic count of approximately
22,400-24,100 trips per day on Dubuque Street. Estimates of total existing traffic and estimated
trips for each study phase can be seen in Exhibit 2. The 'build' scenarios include traffic
generated by the development (as well as 1.7% annual growth) whereas the 'no -build' scenarios
only include 1.7% annual growth rates without the development.
Exhibit 2 - Trip generation estimates
Scenario
FxMing
2020 No build
2020 Build
2025 No Build
2025 build
2040 No Build
2040 Build
ADT
On
Dubuque St.
S. of FB Ramps
24,100
26,500
29,700
28,700
35,200
35,000
43,500
S. of Fortar
22,400
24,600
26,900
26,900
31,500
32,500
37,100
Level -of -Service: The study utilizes performance measures and describes required
improvements for each of the four development phases previously mentioned. The main
performance measure used in the study is vehicle delay and corresponding level -of -service
(LOS). LOS describes operating conditions based on a number of factors including speed and
travel time, freedom to maneuver, traffic interruptions, and comfort & convenience. LOS A
represents the best operating conditions (free -flow movement) and LOS F represents the worst
conditions, i.e. extreme congestion and stop -and -go conditions. A summary of LOS, as defined
by the Highway Capacity Manual (HCM) 2010, is shown in Exhibit 3.
Exhibit 3
— Highway Capacity Manual Level -of -Service summary
While the proposed development
cos
Average Delay
per Vehicle (sec)
and associated trip generation is
Signalized Intersections
Unsignalized Intersections
sizeable, the study indicates that
A
Less than10
Less than10
e
10to20
10to15
vehicle movements at each of the
c
20to35
15to25
study intersections will operate at
0
35to55
25to35
a Level -of -Service (LOS) E or
E
55 to 80
35 to 50
better during the AM and PM peak
F
Greater than80
Greater than50
travel hours at 'full -build' of the
is the City's desired minimum acceptable
development in 2025. A LOS of E
LOS for each approach of an intersection.
Roadway Improvements: To meet City desired minimum acceptable LOS thresholds, a number
of physical improvements to Dubuque Street will be necessary — chiefly the construction of a
new intersection (Forest View Drive) at Dubuque Street. Attachment 1 illustrates the number of
lanes and geometry of the intersection at 'full -build' in 2025, including: dedicated north and
southbound left -turn lanes, a dedicated southbound right -turn lane, dual eastbound left -turn
lanes, and construction of a proposed connection from Dubuque Street to the Dubuque Street
frontage road to the east. As shown in Exhibit 4, there is only approximately 24' between the
existing radii of Dubuque Street and the frontage road at B'Jaysville Lane. While the connection
2
February 1, 2019
Page 3
to the frontage road at the Forest View Drive / Dubuque Street intersection is not necessary for
the development, it would allow for the frontage road to be disconnected at B'Jaysville Lane if
desired in the future. The purpose of the disconnection would be to ultimately improve
intersection operations at the Foster Road / Dubuque Street intersection as increased traffic
volumes are anticipated upon completion of the Foster Road connection to Prairie Du Chien
Road in 2019.
Exhibit 4 — Foster Road (B'Jaysville Lane) / Dubuque Street Intersection
Due of the proximity of the 1-80
eastbound ramp terminals and
the proposed Forest View Drive
intersection with Dubuque Street,
the Iowa Department of
Transportation (DOT) required
that the study show the
eastbound and westbound ramp
terminals at Interstate 80 can
operate at a LOS D or better
during peak hours in the 2025
'full -build' scenario. A LOS of D is
the DOT's desired minimum
acceptable LOS for the ramp
terminals.
Although the DOT's minimum acceptable standards are shown to be met at the 1-80 ramp
terminals in 2025, the City requested that the traffic study also show how the Dubuque Street
corridor would function in 2040 both with and without the proposed development. The results of
the analysis indicate that without the development, LOS at the 1-80 ramp terminals will likely
begin to fail in 2046 — indicating that potential capacity improvements would be needed at the
interchange simply due to annual growth. The analysis further suggests that with the
development the horizon year where LOS begins to fail would be as soon as 2035 (Exhibit 5).
Exhibit 5 — Projected Traffic Volumes and Capacity Threshold
Capacity & Projected Volumes on Dubuque Street at 1-80 EB Ramps
aoo northbound Through PM Peak Tr ff,c(CnOal M.�mend
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While the exact capacity
improvements that would be
needed in the horizon year are
not known, there is the potential
that full reconstruction of the
Dubuque Street / 1-80 interchange
may be necessary. At a minimum,
the corridor would require an
additional third northbound lane
on Dubuque Street (north of
Forest View Drive) which will
require modifications to the
northbound bridge over the
interstate. Attachment 2 illustrates
additional improvements that
February 1, 2019
Page 4
would be necessary to maintain minimally desired LOS in the Dubuque Street corridor in 2040.
Regardless of when interchange improvements become necessary, staff recommends that the
capacity needs identified in the study be included in future long-range planning documents.
Ell
February 1, 2019
Page 5
Attachment 1 — Proposed Dubuque Street / Forest View Drive Geometry
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FOREST VIEW
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hbk
ENGINEERING
5
February t25
Page
Attachment 2 - Proa Geometry of Dubuque Streammo n
m
IowaS. Gilbert Street Phone: 3358.29.7557 UTILITY hbk
Iowa City, IA 52240 Fax: 319.358.2937 INFRASTRUCTURE
SOLUTIONS
hbkengineering.com ENGINEERING
Project Number: 17-0001
PRELIMINARY STORMWATER MANAGEMENT REPORT
FOR THE PLANNED DEVELOPMENT - SENSITIVE AREAS REZONING
OF FOREST VIEW - IOWA CITY, IOWA
Dubuque Street & Interstate 80
T79N R6W Section 3 and 4
Iowa River Drainage Basin
Prepared for:
North Dubuque LLC
May 13, 2018
Revised — August 2, 2018
Revised — September 6, 2018
Revised — October 1, 2018
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Project Number: A17-0001
Executive Summary
North Dubuque LLC is planning the redevelopment of 73 acres of land at the southwest quadrant of the 1-80 and N.
Dubuque Street interchange in Iowa City. The property is currently single family residential use and native forest and
open land. The property is accessed from N. Dubuque St. via Foster Road and Laura Drive. Plans for redevelopment
include relocation of the Forestview Mobile Home Court to a new location within the property, construction of new
roadways and public utilities, construction of new residential and commercial developments and preservation of
forested and open land. Proposed roadways will connect directly to N. Dubuque Street, Laura Drive and to streets in
the Mackinaw Village subdivision.
Under the current, pre -developed conditions storm water discharges from the property at four locations: 1) the East
Ravine, which aligns with Laura Drive and outlets to the south, 2) the West Ravine, in the central -southern area of the
property and outlets to the south, 3) the southwest corner of the property, which outlets to the Mackinaw Village
subdivision, and 4) the 1-80 drainage way, which parallels the northern boundary of the property. The majority of the
property is drained by the West Ravine, but a large portion of this area will remain undeveloped. Approximately half
of the area that drains to 1-80 will also remain undeveloped. The areas to be developed in the East Ravine and the
southwest corner of the property will be almost fully developed and will restrict the release of storm water in
compliance with the Iowa City storm water requirements. Developed area in the West Ravine and 1-80 drainage areas
will also restrict the discharge of storm water per code.
The development plan proposes the establishment of storm water management systems for each major area of
development. Within these areas, which vary in size and land use, storm water will flow through storm sewers and
drainage ways and be collected in a combination of dry bottom basins and below ground detention storage systems
Storm water will be detained in the basins and storage systems and released slowly into the ravines or 1-80 drainage
way. The new roadways will also incorporate storm water management practices and provide detention storage
within easements solely for roadway detention on land to be developed or integrated with the storage systems
constructed for the development areas. Portions of the development will receive overland flow from land south of
the property along Haywood Drive. This storm water will be channeled to the East and West ravines where it
currently drains from the site.
The planned development will reduce the impact of storm water flow on areas downstream of the property. This is
achieved by reducing the rate at which water is released from the drainage areas to the outlet points at the property
line.
Technical Summary
This report is being completed as part of the Planned Development, Sensitive Areas Rezoning Process through the City
of Iowa City. At the time of this report, the proposed lot sizes and uses are preliminary. The drainage report will
need to be supplemented or revised at the time final construction documents being prepared for street or site plan
development. The intent of this report is to account for storm water management for the different drainage areas
of the property to show that the concept is feasible from a storm water management view. Final design and a final
storm water management report will be needed as development of the site continues.
The objective of this report is to provide a storm water management analysis that models the existing and proposed
conditions for the Forest View development and provide storm water management features that meet the City of
Iowa City Standards and minimizes any harmful impacts to downstream properties.
The site is located at the southwest corner of Interstate 80 and North Dubuque Street in Iowa City, Johnson County,
Iowa. The site currently consists of the Forestview Mobile Home Court, wood lands and open space.
509 S. Gilbert Street i V„t IT
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The pre -developed watershed area included in the proposed development is approximately 79 acres. Storm water
currently drains from the property in five directions. Approximately 37 acres drains to the wooded ravine, referred to
herein as the West Ravine, located within the western 2/3r,, of the site. The storm water from the ravine drains
southward from the property towards and under Foster Road, then through the Idyllwild community and into the
Iowa River. Approximately 19 acres drains to the existing wooded ravine, referred to herein as the East Ravine,
located within the eastern 1/3r° of the site. The ravine drains southward along the east side of Laura Drive to Foster
Road and the Dubuque Street drainage system. Approximately 13 acres drains to the north into the Interstate I-80
drainage way. The highway drainage system flows westward and discharges into the Iowa River about 1,700 feet
west of the property. Approximately 8 acres of the site drains to the west and southwest into the Mackinaw Village
residential community and its storm sewer system. The final area, approximately 2 acres, drains eastward into the
Dubuque Street drainage system on the west side of Dubuque Street.
The five watershed areas described above divide into eight separate drainage areas. Table 1 presents a summary of
the drainage areas and their associated hydrographs.
Table 1 — Summary of Pre -Developed Drainage Areas
Hydrograph Number
Hydrograph Name
Drainage Area (ac.)
Drainsto
1
Pre Areal
4.35
Mackinaw Village
2
Pre Area 2
3.65
Mackinaw Village
3
Pre Area 3
5.54
1-80
4
Pre Area 4
7.26
1-80
5
Pre Area 5
31.54
West Ravine
6
Pre Area 6
5.39
West Ravine
9
Pre Area 7
19.20
East Ravine
10
Pre Area 8
2.09
Dubuque Street
79.02
Total Drainage Area
The proposed development will be a mixed -use development with a portion for commercial use, a portion for the
relocation of the Forestview Mobile Home Court residents, and a portion for new residential use. Residential
development type ranges from manufactured housing to mid -rise buildings to senior living. Developed areas will
provide vehicle parking appropriate to their developed land use. Some development will incorporate parking below
the buildings to supplement surface parking lots.
The post -developed watershed area included in the proposed development is approximately 78.2 acres. Analysis was
grouped into the five major pre -developed drainage areas: SW Residential (Mackinaw Village), 1-80, West Ravine, East
Ravine and Dubuque Street. Each of these areas have additional sub -drainage areas that define the native, developed
and offsite drainage areas within the larger watershed. Post Area 1—SW Residential drains to the West Ravine (per
Iowa City request) and is approximately 13 acres in size. Post Area 2-1-80 drains to the Interstate 1-80 drainage way
and is approximately 12 acres. Post Area 3 —West Ravine drains to the West Ravine and is approximately 32.5 acres.
Post Area 4 — East Ravine drains to the East Ravine and is approximately 19 acres in size. And Post Area 5 — Dubuque
Street drains approximately 1.5 acres to the Dubuque Street drainage system. Table 2 presents a summary of the
post -developed drainage areas and their associated hydrographs.
Table 2 — Summary of Post -Developed Drainage Areas
Hydrograph Number
Hydrograph Name
Drainage Area (ac.)
Drains to
12
Post Areal
13.33
West Ravine
16
Post Area 2
11.99
1-80
22
Post Area
32.48
West Ravine
27
Post Area 4
19.05
East Ravine
31
Post Area 5
1.38
Dubuque Street
78.23
Total Drainage Area
509 S. Gilbert Street ii o„t„y
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Table 3 present a summary and comparison of the drainage areas that comprise each drainage area in the Pre -
Developed and Post -Developed condition. Most of the pre- and post -drainage areas remained the same size except
for the West Ravine which will expand to include the post -development drainage area of the SW Residential area.
Table 3—Comparison of Pre -Developed and Post -Developed Drainage Areas
PRE -DEVELOPED
POST -DEVELOPED
Area ID
Drainage Area
(ac.)
Area ID
Drainage Area
I (ac.)
Lots
Ven Te Chow
Area ID
1,2
8.00
1
SW
Residential
13.33
16-48,50-73
H
Outlot D
H
ROW
H
3,4
12.80
180
11.98
F2
Outlotss E, F
n/a
5,6
36.93
3
West Ravine
32.48
10
E2
11
E3
12
K1
13
K3
14
K2
15
G
ROW
FVD-CENTRAL
74, 75, Outlot H
n/a
Offsite A, B
n/a
7A, 76
19.20
East Ravine
19.06
1 (partial)
B
2, 3, 4 (partial)
C
4 (partial), 5 (partial)
GAS 1
5 (partial),6
D
ROW
FVDEEAST
Offsite A
(incl. Outlot B, C)
n/a
Offslte B
(part of Outlot A)
n/a
8
2.09
5
Dubuque St
1.37
N. of FVD
(partial Lot 2, 4)
n/a
S. of FVD
(partial Lot 1 & Outlot A)
n/a
79.02
78.22
The NRCS (hydrograph) method was used to estimate the peak release rates for pre- and post -developed drainage
areas. Some of the post -developed drainages areas will remain in their native condition or be enhanced with
stormwater BI The release rate from these native areas has been estimated by hydrograph method. The release
rate from developed areas is restricted by Iowa City ordinance to 0.15 cubic feet per second per acre of developed
land. Table 4 presents a summary of the peak release rates for pre -and post -developed drainage areas.
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Table 4 - Peak Release Rate Summary (cfs)
1-80
Rain Event
PRE -DEVELOPED
POST -DEVELOPED (AREA 2)
Recurrence
Interval
AREA 3
AREA 4
TOTAL
Outlot E, F
Lot 7, 8
TOTAL
5-yr
6.072
18.83
24.90
8.00
0.85*
8.85
100-yr
19.43
44.84
64.27
25.47
0.85*
26.32
SW RESIDENTIAL
Rain Event
PRE -DEVELOPED
POST -DEVELOPED (AREA 1)
Recurrence
Interval
AREA 1
AREA 2
TOTAL
AREA 1
5-yr
5.80
4.60
10.40
2.0*
100-yr
17.94
14.66
32.60
2.0*
WEST RAVINE
Rain Event
PRE -DEVELOPED
POST -DEVELOPED (AREA 3)
Recurrence
Interval
AREA 5, 6
74,75
Outlot H
Offsite A
Offsite B
10-15,
FVD-
CENTRAL
TOTAL
5-yr
57.82
10.80
4.11
2.89
2.79*
20.59
100-yr
155.31
34.67
10.80
7.60
2.79*
55.86
COMBINED SW RESIDENTIAL & WEST RAVINE
Rain Event
PRE -DEVELOPED
POST -DEVELOPED
Recurrence
Interval
SW RES
W. RAVINE
TOTAL
SW RES
W. RAVINE
TOTAL
5-yr
10.40
57.82
68.22
2.0
20.59
22.59
100-yr
32.60
155.31
187.91
2.0
55.86
57.86
EAST RAVINE
Rain Event
PRE -DEVELOPED
POST -DEVELOPED (AREA 4)
Recurrence
Interval
AREA 7A
AREA 713
TOTAL
1-6, 9, B, C, FVD-EAST
Offsite A
Off site B
TOTAL
5-yr
26.40
16.12
42.52
1.77*
18.27
1.05
21.09
100-yr
65.80
40.19
105.99
1.77*
45.02
3.27
50.06
DUBUQUEST
Rain Event
PRE -DEVELOPED
POST -DEVELOPED (AREA 5)
Recurrence
Interval
AREA 8
N. of FVD
S. of FVD
TOTAL
5-yr
3.73
1.02
2.33
3.35
100-yr
10.42
2.81
6.42
9.23
NOTE: All flow rates determined by hydrograph, except values noted with * which are allowable release for
developed area per city code (0.15 cfs/ac).
The increases in peak discharge for Post -Developed areas shown in the hydrographs (see appendix) as compared to
the Pre -Developed condition is due to the development of the land and the increase in impervious pavement and
buildings. The final peak discharge rates shown in Table 4 reflect the incorporation of Qan .11,11 for developed land. To
offset the reduction in release rate storm water detention storage is required.
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The City of Iowa City requires the use of the Ven Te Chow method (Hydrologic Determination of Waterway Areas for
the Design of Drainage Structures in Small Drainage Basins, Engineering Experiment Station Bulletin No. 462) in
determining the runoff volume required to be detained on developed land. The detention storage volume
determined by the Ven Te Chow method is compared to the maximum storage volume required per city code, which
is equal to 4.5 acre-inches/acre of development. The lessor of the two values is taken as the required amount of
detention storage. Table 5 presents a summary of the maximum storage volumes determined by this analysis.
Table 5 - Detention Storage Volume Required Summary
Area
Lot Number
Volume(cf)
Method*
Drains To
Area B
1
26,953
4.5
East Ravine
Area C
2, 3, 4 (partial)
49,039
4.5
East Ravine
Area D
5 (partial), 6
39,882
4.5
East Ravine
Area El
9
17,805
4.5
East Ravine
Area E2
10
12,088
4.5
West Ravine
Area E3
11
14,702
4.5
West Ravine
Area Fl
7
33,977
4.5
1-80
Area F2
8
58,316
4.5
1-80
Area G
15
51,619
4.5
West Ravine
Area H
ROW, 16-48, 50-73,
Outlot D
217,746
4.5
West Ravine
Area Kl
12
34,630
4.5
West Ravine
Area K2
14
84,942
4.5
West Ravine
Area K3
13
59,459
4.5
West Ravine
GAS 1
4 (partial), 5 (partial)
15,285
V
East Ravine
FVD-EAST
ROW
31,527
4.5
East Ravine
FVD-CENTRAL
ROW
46,391
4.5
West Ravine
* Volume determined by: V = Ven Te Chow, 4.5 = City Code
The development team's intention is to include basins or bio-retention areas and other best management practices
where possible to minimize underground storage, as well as enhance the storm water management plan. Where
underground storage is proposed, it is intended to be a closed system that does not infiltrate storm water into the
ground, although that is an option, should soil conditions be favorable. The drainage reports will need to be
updated/supplemented in order to model each site during the site plan review process as layouts are adjusted.
Table 6 presents a summary of the detention storage analysis of each developed area and the proposed approach to
storage, by either dry bottom basins, underground storage or a combination of both.
Table 6 - Detention Storage Summaryfor Post -Developed Areas
Area 1- SW RESIDENTIAL
DRAINAGE
AREA
LOT
SIZE
(acres)
CN
Qanowame
Volume
(cu.ft.)
Volume
(ac.ft.)
Storage
Method
H
1
tlot RO OuClot D,, ROW
13.33
88
2.00
217,746
5.00
Basin
Total
13.33
88
2.00
217,746
5.00
Area 2 - 1-80
DRAINAGE
AREA
LOT
SIZE
(acres)
CN
Qanowame
Volume
(cu.ft.)
Volume
(ac.ft.)
Storage
Method
Fl
7
2.08
90
0.31
33,977
0.78
UG
F2
8
3.57
90
0.54
58,316
1.34
UG
Total
5.65
90
0.85
92,293
2.12
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Area 3 - WEST RAVINE
DRAINAGE
AREA
LOT
SIZE
(acres)
CN
Qanowame
Volume
(cu.ft.)
Volume
(ac.ft.)
Storage
Method
E2
10
0.74
91
0.11
12,088
0.28
UG
E3
11
0.90
91
0.14
14,702
0.34
UG
Kl
12
2.12
86
0.32
34,630
0.80
Basin/UG
K2
14
5.20
91
0.78
84,942
1.95
Basin/UG
K3
1 13
1 3.64
1 86
1 0.55
1 59,459
1 1.37
1 UG
G
15
3.16
88
0.47
51,619
1.19
Basin/UG
Forest View Dr.
ROW
2.84
89
0.43
46,391
1.07
Basin
Total
18.60
89
2.79
303,831
6.98
Area 4 - EAST RAVINE
DRAINAGE
AREA
LOT
SIZE
(acres)
CN
Qanowame
Volume
(cu.ft.)
Volume
(ac.ft.)
Storage
Method
B
1
1.65
91
0.25
26,953
0.62
UG
C
2, 3, 4 (partial)
3.00
86
0.45
49,039
1.12
UG
D
5(partial),6
2.44
90
0.37
39,882
0.92
UG
El
9
1.09
84
0.16
17,805
0.41
UG
GAS 1
4 (partial),
5 (partial)
1.69
74
0.25
15,285
0.35
UG
Forest View Dr.
ROW
1.93
89
0.29
31,527
0.72
Basin
Total
11.80
87
1.77
180,491
4.14
GRAND TOTAL
49.38
7.41
794,360
18.23
Appended to this report is the "Preliminary Stormwater Best Management Practices Plan" by Impact7G. The plan
proposes the installation of BMPs in the West Ravine and Outlots E & F. These areas are not planned for
development and are well suited for implementation of measures to improve the water quality of storm water
discharged from the Forest View development as well as to reduce the volume of water discharged. The storm water
management measures discussed in this Technical Summary will provide the necessary control of storm water for the
development independent of the application of BI Implementing BMPs in the ravine and outlots would allow for
a reduction in the volume of detention storage required on Lots 14 & 15 and in the southwest residential area. The
potential benefits of BMP enhancements to the storm water management plan is discussed in the narratives for Areas
G,Hand K.
This project is affected by many Iowa City classified Sensitive Features including steep slopes, woodlands, and
wetlands. These sensitive features are mentioned within this report as consideration of these features will be
required with the final design of storm water outlets to the ravine to ensure a controlled release and to protect the
sensitive slopes. A typical approach would be to discharge the pipe at the toe of the slope and provide outlet
protection to minimize erosion of the slope. This is the approach modeled within this report. Other options are being
considered that could move the pipe discharge up the slope and proved slope protection devices. These systems are
being considered in conjunction with Impact7G/EarthView Environmental (see appendix). If a system similar to this
would be used, supplemental calculations would need to be completed for City of Iowa City review at that time.
A full NRCS analysis routing hydrographs thru ponds for detention was not performed at this time because the
storage results would be less than those determined by the Ven Te Chow method. Hydrograph routing will be
performed during final engineering to confirm the results of this report. Also, the Ven Te Chow requirement is a more
conservative design than the SUDAS methodology. By meeting the Ven Te Chow volume, we will meet the SUDAS
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methodology for release rate.
Construction and Post -Construction Considerations
The Forest View development is expected to be constructed in phases, beginning initially with the SW Residential
neighborhood and then subsequent commercial and residential developments. Although this report evaluates the
project's stormwater management system in its completed state for the entire Forest View area, the stormwater plan
will need to be tailored during construction to coordinate the management of runoff from undeveloped land within
the project with that of the built property. This may entail construction of temporary facilities that reduce the rate
and/or volume of storm runoff from undeveloped parcels. Appropriate sediment and soil erosion control measures
will be applied during each phase of the project to reduce the impact of construction activities on the storm sewer
and management facilities already in place.
Throughout development of the preliminary design presented in this report consideration has been given to the
operation and maintenance of the completed stormwater management system. The development of public facilities
has been approached with the intent to avoid specialized maintenance operations. Roadway sewers will be designed
to comply with Iowa City standards and practices. Detention storage facilities will be open, dry bottom basins.
Underground storage is proposed for private developments and would consist of a non -infiltrating, precast concrete
storage chamber. The chamber's interior will vary in height but be accessible via manhole covers for inspection and
cleaning. Industry standard practices, such as vortex structures, can be installed upstream of the storage to improve
the quality of the water entering the chambers.
Following are exhibits showing an overall view of the project and storm water related elements and separate report
sub -sections that present a narrative, analysis results and exhibits for each of the proposed areas to be developed.
509 S. Gilbert Street vii JTUIT
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Iowa City, IA 52240 hbkengineering.com sownoNs ENGINEERING
Seven Generations into the future — and beyond
December 21, 2018
To: City of Iowa City Staff
From: Impact7G, Inc. and HBK Engineering
Re: Forest View Woodland Replacement/Mitigation Plan
IMPACT79J
The goals of the woodland preservation plan are to meet the following:
• Meet City Code requirements;
• Align with the recommendations in the City of Iowa City's Natural Areas Inventory and Management Plan;
• Maintain and enhance the quality of woodlands on the Forest View property.
Although less than half of the woodlands are expected to be impacted, a total of 37.5%of the property's woodland
will be preserved as "woodland retention', which falls short of the 50% requirement for an OPD/RS-12 zone (see
Table 1). The proposed density represents the required number of units necessary to make the project
economically viable and every effort was made to shift buildings and reduce parking areas to accommodate as
much woodland preservation as possible.
ble 1- Sensitive Areas - Residential Woodlands
Acres
iWoo
Existidlands 30.57
Woodland Impacts 15.09
Percent
100%
49.36%
Woodlands - Not Impacted
15.48
50.64%
Preserved
11.47
37.52%
Grove/Remnant
0.49
1.60%
Wooded Buffer (existing trees)
Woodland Mitigation Required
3.52
3.815
11.51%
12.48%
Woodland Mitigation: H of Trees Required [(1) tree for every
200 sq. ft. of impact over 50%]
831
Trees
The engineering layout of the development and respective positioning of buildings and parking was subject to
numerous site constraints, including but not limited to the following:
• The need for single family replacement housing for current Forest View residents;
• Limitations to density on the west side of the project due to the requirement of a natural transition to the
Mackinaw Village neighborhood;
• Challenging topography of the site, which makes it difficult to avoid impacting woodlands, as well as steep
slopes and wetlands;
• The presence of existing gas pipelines and an associated easement that run throughout the site and
therefore limit development options;
• Residential setback requirements from 1-80 limit the available land area for residential development;
• The need for a roundabout at the intersection of Forestview Drive and Algonquin Drive;
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• The need for secondary access for the Peninsula Neighborhood & Mackinaw Village due to the potential
flooding of Foster Road requires a road connection that will impact existing woodlands.
Despite these site constraints, there is an opportunity for woodland replacement and enhancement on -site,
especially on the north side of the property along 1-80 that will improve the buffer between the development and
interstate. As described in Table 2 below, the development team will provide the following replacement trees:
Table 2 - Residential Woodland Replacement Calculations
Tree Type
Acres
Replacement Woodland/Mitigation Trees (areas identified in
Appendix A)
4.62
ML Trees
Replacement/Mitigation Trees in Identified Areas (see Appendix 578
A)
Street Trees
109
Site Trees (required by ordinance)*
TBD
Parking Trees (native species will be used)
75
Total Replacement Trees
762
*Number of native replacement trees not in identified
replacement/mitigation areas will be provided by HBK
Maintenance
The development team will ensure that all replacement tree will be monitored for a minimum of five (5) years,
which would involve an annual tree survey. The surveys would be conducted in the early -summer of each year
and would observe tree and shrub plantings for viability. The survey includes repairing any damaged stakes or
tubes, as well as removing unwanted vegetation from tree tubes where needed. If dead trees are observed, they
will be replaced on a one-to-one ratio. An annual report will be prepared following the annual tree survey. The
report will summarize the monitoring and corrective actions taken.
Woodland Enhancement
If the number of on -site replacement trees does not meet the 50%woodland preservation requirement, the
following options are available:
• Plant trees within the woodland preservation areas to enhance the quality of forest (preferred
alternative); or
Plant trees off -site in a location approved by the City of Iowa City.
The preferred alternative, woodland enhancement, would include the following:
• Planting native shrubs along the forest edge. Native shrubs, such a hazelnut, serviceberry, gooseberry, etc.,
grow edible berries as an amenity for residents of the Forest View development and for wildlife that resides
in the woodland preservation areas;
• Removing invasive woody vegetation. First and foremost, this should entail removal of invasive woody
species such as non-native honeysuckle and Siberian elm. Selectively thinning dense or aggressive native
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woody species in the understory may also be warranted, depending on restoration goals. Removing invasive
and aggressive woody vegetation opens opportunities to plant native trees and shrubs, which increase the
variety of food and material for wildlife. This plan is consistent with the City of Iowa City's Natural Areas
Inventory and Management Plan;
Native woody plantings can help stabilize and diversify forests, woodlands, and savannas, provide vegetative
screening for sensitive wildlife, and initiate a trajectory towards a more natural structure and healthier
ecological community.
List of native trees and shrubs to be planted: see Appendix B.
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9550 HICKMAN RD, STE 105 CLIVE, IA 50325 (P) 515.473.6256 (F) 515.528.8005 WWW.IMPACT7G.COM
Appendix A - Location of Replacement/Mitigation Trees
RESIDENTIAL TREE AREA —
P Y
y V
11 �
�I'I I •s
/C .J L
all
yo.zs .................... -- -• --
Acres 4 ',Y/ y
f ~ y
F T 1
^ r.d.zR..d.m�.I woeaL.a n.Rl.Qn,.m nl.,,lam�.
Repluoemenile—cHend/.iLAaruorl—.€are YWmtiOeJ in Ifi2
Areas €see Appendix l 57'8
AI
SrreetTr-"
se= -re P_, lregniredl n,n�n 1`
Pa king Trees (native species will be used)
Total ReplaameM Trey
JS
•Number u'na ve replacement trees roc InlJ=rowed
reel —'rum tiTitig ca— a „'ill bc_—imcd by YtlK
Appendix B
Street Trees - Large
Acer nigrum
Black maple
Acer saccharum
Sugar Maple
Quercus imbricaria
Shingle oak
Quercus macrocarpa
Buroak
Quercus rubra
Red oak
Quercus ellipsoildalis
Northern pin oak
Quercus alba
White oak
Carya cordiformis
Bitternut hickory
Tilia americana
American basswood
Carya ovata
Shagbark hickory
Carya tomentosa
Mockernut hickory
Juglans cinerea
Butternut
Aesculus glabra
Ohio buckeye
Quercus muehlenbergii
Chinkapin oak
Quercus velutina
Black oak
Celtis occidentalis
Common hackberry
Street Trees - Small
Malus ioensis
Prairie crabapple Edible fruit
Gymnocladus diocus
Kentucky coffeetree
Ostrya virginiana
Hop Hornbeam
Prunus americana
American plum Edible fruit
Euonymus atropurpureus
Eastern wahoo
Carpinus caroliniana
American Hornbeam
Cercis canadensis
Red bud
Restoration Areas - Upland
Acer nigrum
Black maple
Quercus imbricaria
Shingle oak
Quercus macrocarpa
Buroak
Quercus rubra
Red oak
Quercus ellipsoildalis
Northern pin oak
Quercus alba
White oak
Carya cordiformis
Bitternut hickory Edible nut
Tilia americana
American basswood
Carya ovata
Shagbark hickory Edible nut
Carya tomentosa
Juglans cinerea
Aesculus glabra
Quercus muehlenbergii
Quercus velutina
Celtis occidentalis
Ostrya virginiana
Prunus americana
Juglans nigra
Prunus nigra
Euonymus atropurpureus
Carya glabra
Mockernut hickory
Butternut
Ohio buckeye
Chinkapin oak
Black oak
Common hackberry
American hophornbeam
American plum
Black Walnut
Black Cherry
Eastern wahoo
Pignut Hickory
Restoration Area - Lowland
Quercus palustris
Quercus bicolor
Carya laciniosa
Platanus occidentalis
Ulmus americana
Betula nigra
Gymnocladus diocus
Celtis occidentalis
Viburnum trilobum
Staphylea trifolia
Spirea Alba
Amorpha furticosa
Cephalanthus occidentalis
Euonymus atropurpureus
Carya illinoensis
Pin oak
Swamp white oak
Shellbark hickory
American sycamore
American elm
River birch
Kentucky coffeetree
Common hackberry
Highbush Cranberry
Bladdernut
Meadowsweet
Indigo Bush
Common buttonbush
Eastern wahoo
Pecan
Edible nut
Edible nut
Edible fruit
Edible nut
Edible nut
Edible nut
Edible fruit
Edible nut
Edible nut
MINUTES PRELIMINARY
PLANNING AND ZONING COMMISSION
JANUARY 17, 2019-7:OOPM—FORMAL MEETING
EMMA J. HARVAT HALL, CITY HALL
MEMBERS PRESENT:
Larry Baker, Mike Hensch, Phoebe Martin, Max Parsons, Mark
Signs, Billie Townsend
MEMBERS ABSENT:
Carolyn Dyer
STAFF PRESENT:
Ray Heitner, Sara Hektoen, Jesi Lile, Anne Russett
OTHERS PRESENT:
Jenna Polk Anderson, Tom Townsend
CALL TO ORDER:
Hensch called the meeting to order at 7:00 PM.
PUBLIC DISCUSSION OF ANY ITEM NOT ON THE AGENDA:
None.
REZONING/DEVELOPMENT ITEM (REZ18-00025):
Discussion of an application, submitted by Anderson Construction LLC, for a rezoning of
approximately 0.15 acres of property located at 2130 Muscatine Avenue from Community
Commercial (CC-2) zone to High Density Single -Family Residential (RS-12) zone.
Lile began the staff report noting this is a proposed rezoning of the former Frantz Pest Control lot
by Anderson Construction LLC for a rezoning of approximately 0.15 acres of property located at
2130 Muscatine Avenue from Community Commercial (CC-2) zone to High Density Single -
Family Residential (RS-12) zone. She showed a map showing the location of the property, it is
approximately 6,750 square feet in size, it is located across the street from Walgreens to the east
and a seamstress to the south, the rest of the block is zoned single-family residential. Lile
showed the zoning map of the area, the rest of the block is low density single family residential
and this lot acts as a bit of a transaction into the Towncrest commercial area. Lile noted the
subject area is a small commercial lot, it is a difficult lot for commercial use due to its small size
and the parking and stacking requirements for commercial as well as the setback requirements
for this being on a commercial lot. High Density Single -Family Residential would allow for either
a single family home or duplex on a lot this size. The applicant is considering three options, first
is demolition of the current building and constructing a duplex, the second is an intensive survey
of the site to determine historic significance and potentially seeking funding for a historic rehab (if
the property is historic), and the third is renovation of the existing structure to a residential use.
The applicant would prefer to renovate but the structure must be dried out to see if it is
salvageable first.
Lile noted the Comprehensive Plan provides the future land use goals and the ones achieved by
this rezoning are to identify areas of property for infill development, to ensure infill development
is capable with the neighborhood, and to provide appropriate transitions between high and low
density development in between commercial areas and residential zones. In the future land use
Planning and Zoning Commission
January 17, 2019
Page 2 of 7
map this lot is still identified as commercial but it is surrounded by residential. This area is part of
the Central Planning District and subarea B located away from the University and the student
housing demand which makes it different from most of the Central District. There is still housing
demand in the area but more for families as there are many schools in the area including
Longfellow Elementary, Lucas Elementary, City High, Southeast Junior High and Willowwind
School. The Central District Plan also provides some goals such as promoting the Central
District as an attractive place to live by encouraging reinvestment in residential properties
through the district and by supporting new housing opportunities as well as removing obstacles
to reinvestment in neighborhood. The current commercial zoning is a barrier to the renovation
and reinvestment in this property because of the small size and the existing regulations for
commercial zoning.
Lile showed photos of the lot and current structure. According to the Assessor data the building
was built in 1900 but staff does not have an intensive survey for this site and does not know if it
is a historically significant building or not. If the applicant chooses to pursue the route of
surveying the property he would need to hire an historian to conduct an intensive survey and
determine historic significance if any. Lile also noted there is a lack of sidewalks on the side of
Muscatine Avenue where this lot is located.
For traffic implications, access and street design, the proposed rezoning is a downzoning from
CC-2 to RS-12, and therefore, will not impact traffic significantly. This corner lot currently has
vehicular access from both 2nd Avenue and Muscatine Avenue. There are no existing sidewalks
on the property. Staff proposes as a condition of the rezoning that redevelopment or renovation
of the site requires installation of 5-foot sidewalks on both the Muscatine Avenue and 2nd
Avenue frontages.
In summary, this is a small, 0.155-acre lot is not suitable for commercial infill development, as
parking requirements and street setbacks would take up much of the usable space. Rezoning to
high -density single-family residential would conform with the rest of the block and provide a
transition to the commercial properties across the street. Because this is infill development, there
are no concerns with traffic increases and no associated infrastructure or open space fees.
Staff recommends the approval of REZ18-00025, a proposal to rezone approximately 0.15 acres
of property located at 2130 Muscatine Avenue from Community Commercial (CC-2) to High
Density Single Family Residential (RS-12) subject to the following condition:
1. The developer will be required to install 5-foot sidewalks along the Muscatine Avenue
and 2nd Avenue frontages upon redevelopment of the site or renovation of the
existing building. This will be required prior to the issuance of a Certificate of
Occupancy.
Next steps, upon recommendation by the Planning & Zoning Commission, the rezoning will go to
the City Council for final review and approval. Upon approval by the City Council, the developer
will be subject to staff Design Review due to the location of the site in the Towncrest Urban
Renewal Area and Site Plan review prior to the issuance of building permits.
Hensch asked if the Historic Preservation Commission has ever looked at this property or in this
neighborhood in general. Lile acknowledged the Historic Preservation Planner did talk to some
people and got a brief summary that said the property might have some connection to some Civil
War person who lived in the building, but no actual survey was competed. Hensch asked if the
applicant was aware the Commission prefers to see concept plans on rezoning applications. Lile
Planning and Zoning Commission
January 17, 2019
Page 3 of 7
confirmed he was and noted that she does have examples of other work the applicant has done
in the City, particularly of historic buildings and homes. The applicant has not gotten to the
concept plan stage of this application yet. Hensch asked why a good neighbor meeting was not
held. Lile noted the applicant would have to answer that.
Signs noted it was mentioned in the report and presentation that the proposed zoning was in line
with the rest of the block and but the map shows the rest of the block being RS-5. Lile explained
that was the residential zoning and even putting the lot at high density single family residential
wouldn't allow for more than a duplex due to the lot size.
Parsons asked what the difference was in setbacks from RS-5 and RS-12. Russett noted there
isn't much difference in setbacks, the difference comes with the minimum lot size requirements,
the current size at 2130 Muscatine doesn't meet the minimum lot size requirement for RS-5 or
RS-8.
Hensch asked if it remained the current zoning and the applicant was able to renovate the
existing structure could it be rented and occupied. Lile stated that single family is not allowed in
commercial zoning.
Hensch opened the public hearing.
Jenna Polk Anderson (Owner, Anderson Construction) represented the company as her husband
Ben was in Denver on business. With regards to not holding a good neighbor meeting, since
they were buying the property without knowing the zoning the bank did not want to wait and
because it is a house the bank feels it should be zoned residential for lending purposes. The
goal is to rehabilitate the property to maintain a similar look to the neighborhood. She shared
work the company has previously done including a house they received the Historic Preservation
Award for. If it is not possible to restore the current house then they will build a new structure.
Hensch asked why they didn't have the historical analysis performed first so they would have
that information before they came before Planning & Zoning. Anderson said due to limited time
they wanted to see if a rezoning is even a possibility and if it is possible then they will go forward
with all the surveys.
Tom Townsend (2128 Muscatine Avenue) owns the property to the west of the subject property
and asked if the rezoning is approved and the applicant adds the 5ft sidewalk as the adjoining
property owner who would be financially responsible for continuing the sidewalk. Russett
explained the sidewalk would only be in front of the subject property.
Hensch closed the public hearing.
Parsons moved to recommend approval of REZ18-00025, a proposal to rezone
approximately 0.15 acres of property located at 2130 Muscatine Avenue from Community
Commercial (CC-2) to High Density Single Family Residential (RS-12) subject to the
following condition:
1. The developer will be required to install 5-foot sidewalks along the Muscatine
Avenue and 2nd Avenue frontages upon redevelopment of the site or
renovation of the existing building. This will be required prior to the issuance of
a Certificate of Occupancy.
Baker seconded the motion.
Planning and Zoning Commission
January 17, 2019
Page 4 of 7
Baker asked if the Commission felt they should add a condition requiring a historical study of the
property.
Martin said there needs to be more information first, she feels this application is so general she
does not feel there is enough information to make informed decisions. She understands timing
and lender issues, but there should always be time for a good neighbor meeting.
Hensch agrees that if the applicant says one of their intentions is to have the historical survey
performed then that should be one of the rezoning conditions.
Baker asked if the historic review is done and it is decided the property is historic and would
demand preservation of the historic property shouldn't that be decided before a rezoning is
granted. Hensch noted they can't do much with the property if it remains commercial. Hektoen
noted that just having the survey done doesn't implicate historic review, it would have to be
rezoned historic for historic ordinances to apply. She noted the concern is with this particular
property is that it has been neglected and there are holes in the roof and whether is can be
preserved at all at this point is a very large question. If the Commission is to approve this zoning
application the condition to have it reviewed for historic value doesn't necessarily result in historic
preservation.
Parsons is leery of adding an unnecessary cost if it doesn't result in preservation.
Baker noted the lack of specifics in general with this application and wondered if it was a concern
shared by others.
Martin feels it is important to see concepts to make sure the fit is proper with the rest of the
neighborhood.
Signs added that having three different options of what might happen to the property, rather than
a specific plan, makes him uncomfortable. Baker noted it would either be a renovation of the
current building or demolished and new structure built but either way it would be a duplex and fall
under the guidelines of the Towncrest design review regulations. Signs asked if the Towncrest
design review regulations even addressed residential. Lile said mostly with building materials
and a general look but not specifics.
Hensch noted his concern is if the structure is in poor shape, and he believes it is, he would have
liked to see a picture or analysis showing the poor condition. He also feels good neighbor
meetings are imperative for rezoning, and lastly is uncomfortable with a rezoning with no concept
plan.
Townsend said she is not so concerned about this due to the small size of the property and
because residential is the only option, commercial is not viable, and if there are holes in the roof
the building is probably damaged.
Martin agreed but noted there is a precedent and it is important to be consistent and have
concept plans for all rezoning so they can make informed decisions.
Baker asked if the application could be deferred,
Planning and Zoning Commission
January 17, 2019
Page 5 of 7
Parsons noted it is after the limitation period so the applicant would have to be the one to request
a deferral. Parson noted that he agrees with Townsend that the only option is residential due to
lot size limitations and doesn't need to see a concept of single duplex house.
Baker asked if a good neighbor meeting required a minimum number of days advanced notice.
Russett replied there is not, and noted the good neighbor meeting is voluntary as is a submittal
of a concept plan.
Baker moved to ask the applicant to defer this until at least two weeks to allow time to arrange a
good neighbor meeting.
Anderson stated in regards to a concept plan and surveys it would be pouring money into a
project without knowing if they are even able to rezone and rebuilt to make the neighborhood
better. The timeline they were under is why a good neighbor meeting was not held. The concept
plan would be similar to other properties they have constructed.
Baker asked what problems a two week deferral would create. Anderson said the timeline was
based on the lender and would have to find out those specifics. Parsons noted it would actually
be three weeks until the next meeting.
Anderson also noted that she would need more information on what actual information the
Commission wants to gain from surveys so they know how to proceed. Hensch said he felt it
would have been a stronger case if they knew the condition of the current structure and historic
survey. He understands the consideration of cost that is often brought up. Anderson said they
would like to rehab the property, they have done some research (on the soils around the
building) because it had previously been a pest control business and some of the quotes to
mitigate that have been very expensive, but they would still like to restore if possible.
Baker said it is important the Commission checks the same boxes for each application (the good
neighbor meeting, concept plans) and if this is deferred to the February 7 meeting would that be
enough time. Hensch noted the Commission cannot require a good neighbor meeting so a
deferral would not necessarily accomplish that.
Hensch felt it was better to just go forward with a vote at this time.
A vote was taken and the motion fails 3-3 (Martin, Baker, Signs dissenting)
CONSIDERATION OF MEETING MINUTES: JANUARY 3, 2019
Parsons moved to approve the meeting minutes of January 3, 2019.
Signs seconded.
A vote was taken and the motion passed 6-0.
Planning and Zoning Commission
January 17, 2019
Page 6 of 7
PLANNING AND ZONING INFORMATION:
Russett gave an update on the Johnson County/Iowa City Fringe Area Conflict Resolution
Review Committee meeting related to the proposed fringe area rezoning of 11.34 acres from
County A -Agriculture to County R-Residential located on the south side of American Legion
Road SE and west of Wapsie Avenue SE.
The Commission saw this case in October 2018 and staff had recommended against this
proposed rezoning because it was in conflict with the Fringe Area Agreement and policies in the
Agreement on development in this area. The Commission concurred with the staff
recommendation as did City Council. The Johnson County Board of Supervisors saw this case
as well and they wanted to approve rezoning since it is consistent with the County's recently
updated Comprehensive Plan. Therefore representatives with the Board of Supervisors and City
Council met last Friday to discuss next steps. The committee agreed to move forward with the
rezoning and this application will go back before City Council on Tuesday. In the event the
Council agrees with the committee and move forward with this rezoning it would be against the
recommendation of the Planning & Zoning Commission and there may be a request for a consult
with the Commission. Russett wanted to ask if the Commission felt a consult was necessary in
this case.
Hensch said they recommended against the application because it violated the Fringe Area
Agreement and if the Fringe Area Agreement is being updated then the issue becomes moot
The County is now asking the City do update the Fringe Area Agreement.
Russett noted that City Staff has met with County Staff to begin working on an updated Fringe
Area Agreement.
Hensch doesn't feel a consult is necessary. All other agreed.
Baker stated at the last meeting the Commission found out the Cherry Avenue project was
turned down by the Council in September, why did it take so long for the Commission to find out.
Hensch stated that the Commission told previous staff they like to see the loop closed on the
applications so when the Council acts on something the Commission would like staff to inform
them.
Adioumment:
Signs moved to adjourn.
Townsend seconded.
A vote was taken and the motion passed 6-0.
PLANNING & ZONING COMMISSION
ATTENDANCE RECORD
2018 - 2019
(W.S.)
412
415
(W.S)
4116
4/19
5/3
5/17
6/7
6121
715
8116
916
9120
10118
12/20
1/3
1/17
BAKER, LARRY
-- --
-- --
-- --
-- --
-- --
-- --
-- --
-- --
X
X
X
X
O/E
X
X
X
DYER, CAROLYN
X
O/E
X
X
X
X
X
O/E
X
O
O/E
O
X
X
X
O/E
FREERKS, ANN
X
X
X
X
O/E
X
X
X
-- --
-- --
-- --
-- --
-- --
-- --
-- --
HENSCH, MIKE
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
MARTIN, PHOEBE
X
X
X
X
X
X
X
X
X
X
X
X
X
X
O/E
X
PARSONS, MAX
X
X
X
X
X
X
X
X
X
X
O/E
X
X
X
X
X
SIGNS, MARK
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
THEOBALD, JODIE
X
X
X
X
X
X
X
O/E
TOWNSEND, BILLIE
-- --
-- --
-- --
-- --
X
X
X
X
X
O/E
X
X
KEY:
X = Present
O = Absent
O/E = Absent/Excused
--- = Not a Member