HomeMy WebLinkAboutP&Z Packet 2.21.19 - includes new information onlyPLANNING AND ZONING COMMISSION
February 21, 2019
Formal Meeting – 7:00 PM
Emma Harvat Hall
Iowa City City Hall
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
5. Case No. SUB18-00019
Applicant: Longsterman Holding LLC
Location: 4354 Treefarm Lane NE, in unincorporated Johnson County
An application for a preliminary and final plat, submitted by Longsterman Holding, LLC, for
Pigeon Timber Second Addition, A Resubdivision of Lot 2 of Pigeon Timber, a 3.17-acre, 3-
lot residential subdivision located at 4354 Treefarm L ane NE in Johnson County, IA.
6. Case Nos. REZ18-00013 and SUB18-00006
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.
b. 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.
7. Consideration of Meeting Minutes: January 17, 2019 & February 4, 2019
8. Planning & Zoning Information
9. 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: March 7 / March 21/ April 4
Informal: Scheduled as needed.
STAFF REPORT
To: Planning and Zoning Commission Prepared by: Ray Heitner, Associate Planner
Item: SUB18-00019 Date: 02/21/2019
Pigeon Timber Second Addition
GENERAL INFORMATION:
Applicant: Longsterman Holding LLC
4105 Windsor Ct. Suite 2
Coralville, IA 52241
319-631-4133
aklostermanbuild@aol.com
Contact: Aaron Klosterman
4105 Windsor Ct. Suite 2
Coralville, IA 52241
319-631-4133
akolstermanbuild@aol.com
Property Owner: Longsterman Holding LLC
4105 Windsor Ct. Suite 2
Coralville, IA 52241
319-631-4133
aklostermanbuild@aol.com
Requested Action: Approval of preliminary and final plat.
Purpose: Construction of three single-family homes.
Location: Johnson County, Fringe Area “A” North Corridor.
4354 Treefarm Ln. NE.
Location Map:
Size: 3.17 acres
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Existing Land Use and Zoning: Rural residential, R - County Residential
Surrounding Land Use and Zoning: North: R – County Residential
South: R – County Residential,
A – County Agricultural
East: R – County Residential
West: AR – County Agricultural Residential
Comprehensive Plan: Iowa City/Johnson County Fringe Area Agreement
Neighborhood Open Space District: NA
File Date: December 13, 2018
45 Day Limitation Period: The application was deemed incomplete by Johnson
County until supplemental stormwater plans were
submitted on 02/01/2019. The new 45-day limitation
period expires on 03/17/2019.
BACKGROUND INFORMATION:
The applicant, Longsterman Holding LLC, has requested a preliminary and final subdivision plat for
the 3.17-acre project area located at 4353 Treefarm L. NE in unincorporated Johnson County. The
requested platting is to re-subdivide the existing Lot 2 into three lots for development of future single-
family housing. The existing house on the property’s southern end will be removed and rebuilt.
Because the subject property is in the area designated within the Iowa City/Johnson County fringe
area, the subdivision must be approved simultaneously by the City and by Johnson County. As the
subject property is in the fringe area’s “A” North Corridor, it is required to conform to the City’s Rural
Design Standards. The subject property is located about one mile north of the City’s projected
growth area.
The Johnson County Planning and Zoning Commission held a public meeting for the subdivision
on February 11, 2019. The Commission recommended approval of the subdivision to the County
Board of Supervisors, with the following conditions.
1. The Planning and Zoning Commission’s recommendation be subject to the City of Iowa City
recommending approval of the application.
2. Verification that woodland mitigation is not necessary; should woodland mitigation be
required, then the application would need to be reviewed again by the Planning and Zoning
Commission.
3. A revised Stormwater Management plan be submitted by the applicant and approved by
PDS staff, prior to approval by the Board of Supervisors.
4. A revised conservation easement be submitted by the applicant and approved by PDS staff,
prior to approval by the Board of Supervisors.
The subdivision must attain approval by the Iowa City Council before action can be taken by the
Johnson County Board.
ANALYSIS:
Compliance with the Comprehensive Plan: The Fringe Area agreement has designated this area
“A” North Corridor of the Fringe Area. The Fringe Area agreement calls for residential housing in
this area, and the subject parcel is zoned for residential use under the County zoning map.
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Furthermore, this project will be a residential infill project, as opposed to a new greenfield residential
development. This type of infill development helps to guide new construction away from sensitive
areas and features. The resulting density will be approximately (1) dwelling unit per acre, which is
appropriate within a County Residential zoning designation. Staff finds the proposed platting to be
consistent with the Comprehensive Plan and Fringe Area agreement.
Subdivision Design: The proposed subdivision splits the subject property into three separate
lots, ranging in size between .78 and 1.01 acres (without right-of-way). The newly built homes will
front a private drive that will run northbound from Treefarm Ln. NE. The private drive will be
required to conform to the City’s Rural Design Standards.
Environmentally Sensitive Areas: The plat contains a 0.36-acre conservation easement, with
the purpose of preserving the natural drainageway that runs north to south thr ough the western
portion of the subject property. The subject property contains an abundance of woodlands.
Planned development of this subdivision will have to conform with County regulations pertaining
to sensitive areas development. It is believed that the subdivision will only impact approximately
20% of subject area woodlands, which is permitted under the County’s zoning ordinance.
The applicant has also conducted an archaeological survey, and has found that no archaeological
sites have been reported to the Office of the State Archaeologist within 100 meters of the subject
property.
Storm Water Management: Stormwater management will be provided by installation of a 2,450-
square foot bioretention cell to control post construction discharge. Additional erosion control
measures will be put in place during construction to prevent sediment transfer away from the
immediate construction sites. Stormwater management standards will ultimately be required to
comply with Johnson County’s standards.
Sanitary Sewer and Water Service: The subject area does not have access to the City’s sanitary
sewer system. The three newly platted lots will utilize septic sewer systems, which will be required
to conform to the Johnson County Board of Health Rules and Regulations Governing On-Site
Wastewater Treatment Systems. Water for the subdivision will be provided by a private well
system.
NEXT STEPS:
If the application for a preliminary and final plat for the Pigeon Timber Second Addition subdivision
is approved by the Iowa City Planning and Zoning Commission, then the application will be
forwarded on to the Iowa City Council for discussion and action on Tuesday, March 12, 2019. If the
application is approved by City Council, it will be heard by the Johnson County Board of Supervisors
for final action on Thursday March 21, 2019. A decision from the Iowa City Council must be made
before the Johnson County Board of Supervisors can take final action on the application.
STAFF RECOMMENDATION:
Staff recommends approval of SUB18-00019, an application submitted by Longsterman Holding
LLC for a preliminary and final plat of Pigeon Timber Second Addition, a Resubdivision of Lot 2
of Pigeon Timber, a 3-lot, 3.17-acre residential subdivision located at 4354 Treefarm Ln. NE,
subject to approval of construction drawings and legal papers by the City Engineer and City
Attorney.
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ATTACHMENTS:
1. Location Map
2. Zoning Exhibit
3. Preliminary & Final Plat
Approved by: _________________________________________________
Danielle Sitzman, AICP, Development Services Coordinator,
Department of Neighborhood and Development Services
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0 0.15 0.30.075 Miles Prepared By: Luke FoelschDate Prepared: Dec. 2018
An application submitted by Longsterman Holding LLCfor preliminary and final plat approval for Pigeon TimberSecond Addition, a 3.17 acre, 3-lot subdivision locatedat 4354 Treefarm Ln NE.IOWA CITY BOUNDARY
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0 0.15 0.30.075 Miles Prepared By: Luke FoelschDate Prepared: Dec. 2018
An application submitted by Longsterman Holding LLCfor preliminary and final plat approval for Pigeon TimberSecond Addition, a 3.17 acre, 3-lot subdivision locatedat 4354 Treefarm Ln NE.IOWA CITY BOUNDARY
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Date: February 21, 2019
To: Planning and Zoning Commission
From: Anne Russett, Senior Planner, Neighborhood & Development Services
Re: REZ18-00013/SUB18-00006 Forest View; Sensitive Areas Development Plan,
Rezoning, and Preliminary Plat
Introduction
At the Commission’s informal meeting on Monday, February 4, several questions were raised
regarding the proposed rezoning and subdivision applications for Forest View. This memo
provides answers to the questions raised. The applicant will also address some of the questions
raised during their presentation to the Commission at the formal meeting on February 21.
In addition, staff received correspondence from members of the public regarding the proposed
project. All correspondence received as of Thursday, February 14, 2019 is attached. Any
additional correspondence received will be provided to the Commission either in advance of or
at the meeting on February 21, 2019.
Questions from the Informal Meeting
Question 1. What were the results of the good neighbor meetings? Who was invited to these
meetings?
On November 13, 2016 the applicant held three good neighbor meetings – at 3 PM, 5 PM, and
6:30 PM. The applicant held another good neighbor meeting on December 11, 2017. Notes from
these meetings have been provided by the applicant [Attachment 1]. The applicant followed the
City’s recommendations on good neighbor meetings and mailed out meeting notices to property
owners within 300 feet of the project site.
Question 2. What has changed to the project since the Commission reviewed it in April 2018?
• In terms of the single-family, manufactured housing community, the applicant made the
following changes:
- The private open space area (Outlot D) moved from the west side of the community
to the south and the size increased from 0.62 to 1.65 acres.
- Flint Drive was extended through to provide both a pedestrian and vehicular
connection.
- The lots along the western portion of the project site meet the minimum 5,000 square
feet requirement. The applicant is also proposing a landscaped buffer along the
western edge between the existing single-family homes on Mackinaw Drive and the
proposed manufactured housing community.
- The number of manufactured housing lots was reduced from 59 to 57.
- A lot was added to identify the community center.
• The April 2018 version of the preliminary plat included a lot near the manufactured
housing community that contained a 4-story, 24-unit multi-family building. This has been
removed from the plans.
February 15, 2019
Page 2
• The applicant worked with staff on the site layout for Lot 14. The original proposal did not
meet the City’s multi-family design standards. In the revised proposal, all three buildings
front a public street and parking is provided toward the center of the site, behind the
buildings.
• The applicant identified the locations and size of the private open space areas on the
multi-family lots.
• The applicant worked with staff on changes to the Sensitive Areas Development Plan
and identified the location of the replacement trees required due to the impacts the
development will have on existing woodlands.
• The applicant submitted detailed landscaping plans that identify proposed screening, site
trees, street trees, parking trees, and replacement trees.
• The applicant worked with a consultant and submitted a traffic study. The City has
reviewed the traffic study and concurs with the findings.
• The applicant worked with City staff to address concerns related to storm water
management.
Question 3: What is the status of the Idyllwild diversion project and how does it relate to the
proposed project?
The City entered into a Consultant Agreement with HR Green, Inc. on September 19 , 2017, for
the Idyllwild Storm Water Drainage Diversion Project. This agreement authorizes HR Green,
Inc. to evaluate the results of the 2016 Idyllwild Drainage Diversion Study to determine the best
alternative, develop preliminary pump station design for the Idyllwild Flood Mitigation System,
prepare preliminary and final design for the desired alternative, and provide bidding and
construction phase services for the Idyllwild Drainage Diversion Project. The project includes
the construction of new storm sewer under Foster Road and a storm water bypass along the
west side of No Name Road to the Iowa River. The project will also evaluate pumping
requirements for the Idyllwild Subdivision, but at this time there is no funding for a pump station.
The Idyllwild Storm Water Drainage Diversion Project is still in preliminary design. Development
in the northern part of the watershed was considered when designing the Idyllwild Drainage
Diversion Project. However, the proposed Forest View development still needs to meet the
City’s storm water management requirements on-site and will not be allowed to use projects or
development downstream as storm water management.
The tentative timeline for the project is bidding in late spring/early summer and construction in
late summer/early fall.
Question 4: Provide more detail on the lot size for the manufactured housing and the lot size
reduction requested.
The applicant is 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 widths and
frontages around 36 feet.
The zoning code allows for these reductions in lot size and lot width for project s that restrict
vehicular access to garages and off-street parking spaces to private rear alleys. The plans meet
this requirement provided for in the zoning code.
In terms of density, the proposed manufactured housing community is around 8 dwelling units
per acre. This density is lower than the density allowed in the RS-12 zone for attached single-
family housing, which allows a lot size of 3,000 square feet (14 dwelling units per acre).
February 15, 2019
Page 3
Question 5: The City has been interested in allowing smaller lots and encouraging missing
middle housing types (e.g. four courts, row homes, townhomes). Please provide an update on
these efforts.
In January 2019, the City entered into a consultant agreement with Optics Design, Inc for the
creation of a form-based code for a portion of the South District. This project is an extension of
work that Opticos did in Iowa City in 2017, which looked opportunities for missing middle
housing in both the Northside neighborhood and the South District. The City Council directed
staff to move forward with a form-based code for a portion of the South District, which will look
at ways to allow a diversity of housing types.
Question 6: Explanation of the open space proposed for the manufactured housing community.
The Commission raised concerns regarding the lack of private open space on the individual lots
and questions were raised regarding Outlot D, which will provide communal private open space.
The zoning code requires that single-family homes have at least 500 square feet of usable open
space located behind each dwelling unit. Due to the small size of the manufactured housing lots
and the location of the garage and parking behind the homes, some of the lots will not be able
to provide 500 square feet behind the dwelling units. However, based on the proposed layout of
the homes there will be open space areas in the front and side yards for gardening and other
activities. The City also allows gardening in the public right-of-way.
Five-hundred square feet of open space on the 57 manufactured housing 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 manufactured housing community on Outlot D. The lots furthest from Outlot
D are approximately 560 feet away. For comparison purposes, the length of two blocks within
downtown Iowa City is around 650 feet. Outlot D also functions as a dry basin for storm water
management, similar to how the City’s Scott Park functions.
Question 7. Has traffic calming along Forest View Drive been explored?
It would be unusual to have traffic calming devices along this roadway due to the number of
commercial uses proposed on this corridor; however, traffic calming could be explored. One
option includes bump outs. Another option would be planted medians. In addition, parking is
allowed on both sides of Forest View Drive, which could also help calm traffic.
Question 8. What was the previous rezoning proposal?
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. This proposal is the same as the rezoning
proposal discussed with the Commission last April.
Question 9: If approved, how much of the plan can change in the future. For example, could the
proposed senior housing become another type of multi-family housing?
The zoning code outlines requirements for when approved OPD plans are changed. Non-
substantive changes can be approved administratively. Substantive changes cannot be
approved administratively and need to go back through the formal amendment process, which
requires a review and recommendation from the Planning and Zoning Commission, and formal
approval from Council. A substantive change is any significant change in the land uses, street
locations, or character of the development from what is shown on the approved OPD plan or
sensitive areas development plan or any variation from the underlying zoning requirements or
street standards beyond the ranges approved on the preliminary OPD plan or preliminary
sensitive areas development plan.
February 15, 2019
Page 4
In terms of the proposed senior housing, there is currently nothing that would require the
development of senior housing. If the Commission determines that the housing proposed should
only be for seniors, a condition should be added to the conditional zoning agreement stating
such.
Question 10: In terms of greenspace for residences, what is the public open space dedication
requirement?
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. Currently, there is no proposed on-
site public open space.
Question 11: There were several questions regarding the relocation plan for the existing tenants
of the Forest View Mobile Home Park. There were also questions regarding the floor plans of
the single-family, manufactured homes.
Staff will defer these questions to the applicant; however, as a condition of the rezoning staff
recommends that the applicant execute and affordable housing agreement with the City (to be
approved by the City Council), which will outline the operative provisions of the relocation plan.
Here is the specific language of the proposed condition:
Prior to issuance of any building permit, Owner and City shall execute an affordable
housing agreement detailing the terms of relocation 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.
Question 12: Are there limits to the number of bedroom in the multi-family buildings?
The zoning code regulates the number of bedrooms in residential uses. For multi -family
buildings, the zoning code does not allow more than 3-bedrooms in multi-family dwelling units.
February 15, 2019
Page 5
Question 13: Please explain the access and layout of the roadways.
The main access to the site will be off N. Dubuque Street via the proposed new public road,
Forest View Drive. The site will also be accessible from Foster Road to the south via Laura
Drive. Further west along Foster Road, the site will be accessible via an extension of Algonquin
Road. From Mackinaw Drive, the site will be accessible via an extension of Flint Drive. The map
below shows the access points with red arrows.
Question 14: There were some questions regarding the entrance along N. Dubuque Street and
if there were any line of sight issues. Does the sign master plan requirement address line of
sight?
The zoning code has vision triangle regulations that are there to ensure intersections are safe
and visibility is maximized. The vision triangle is an area at the corner of the intersection where
obstructions are prohibited (see image below). Prohibited obstructions include, but are not
limited to, hedges and walls, structures, parking, and signs that impede visual clearance.
February 15, 2019
Page 6
During the final platting process, Public Works staff will review the construction plans for the
roadway. Staff does not currently have that level of detail for the proposed roadway, but will
ensure through the review of the construction documents that there are no obstructions within
the vision triangle that would inhibit visibility.
Regarding signs, staff has proposed a condition to the rezoning that would prohibit the
orientation of any signs toward N. Dubuque Street.
Question 15: What are the next steps? What comes back to the Planning and Zoning
Commission?
Assuming approval of the rezoning and preliminary plat from the City Council, the Council will
also need to review and approve the final plat, as well as any economic development incentives
requested. The City Council, per the draft conditional zoning agreement, would also need to
review and approve the affordable housing agreement.
The Planning and Zoning Commission would review substantive changes to the final OPD plan
should any be proposed.
Attachments:
1. Good Neighbor meeting summaries, November 13, 2016 & November 11, 2017
2. Correspondence from members of the public
Approved by: ________________________________________________________________
Danielle Sitzman, AICP, Development Services Coordinator
Neighborhood & Development Services
Forest View Good Neighbor Meeting Notes
Date Held: November 13, 2016
Time: 3:00 pm
Attendees: 47 people in attendance, including residents of Forest View Mobile Home Park
and representatives of the City of Iowa City, HBK Engineering and North
Dubuque, LLC
Location: Iowa City Elks Lodge, 637 Foster Road, Iowa City, IA
The following are comments/questions heard from the attendees:
• Are Mobile Homes allowed in the new development?
• What is the timeline for development?
• Is there an income ceiling for tax credit and will it be gross or net income?
• Who pays the property taxes?
• After 15 years does price per month still go up 2% a month?
• If someone is renting now, do they have access to a new home?
• If they are currently living in a 3 bedroom, can they go to a 4 bedroom home? If so, how
much will it be?
• Discussion about the positive and informative monthly meetings with members of the
Forest View Tenants Association at the Center for Worker Justice offices.
• Everyone needs to be heard- be loud!
• Is it possible to purchase the new home at year 10 instead of year 15?
• Will the homes be one or two stories?
• Will all of the appliances be included?
• What are the lot sizes?
• How much will the house be worth in 15 years?
• A lot of emphasis on everyone working together
I concur that this is a representation of comments expressed at the November 13, 2016 Good Neighbor Meeting.
_______________________
Doug Boothroy, Director
Neighborhood and Development Services, City of Iowa City
Forest View Good Neighbor Meeting Notes
Date Held: November 13, 2016
Time: 5:00 pm
Attendees: 35 people in attendance, including residents of Mackinaw Village, Oak Grove
Condominiums, Haywood Drive, Foster Road and Knollwood Lane. Plus
representatives of the City of Iowa City, HBK Engineering and North Dubuque,
LLC.
Location: Iowa City Elks Lodge, 637 Foster Road, Iowa City, IA
The following are comments/questions heard from the attendees:
• Wildlife corridors need to be protected
• Any Mobile homes in the new development?
• Any details on the new hotel?
• If not a hotel, then what?
• What are the prices of the proposed housing units?
• Any noise abatement along I-80?
• What are the phases -- Phase 1/Phase 2?
• What is the anticipated density of the development?
• Concerned about light pollution - how many street lights will there be?
• Will Laura Drive be closed or remain open?
• How Far from furthest house north on Knollwood Lane to the proposed Market Place?
• Need large pine trees as a buffer between Knollwood Lane homes and the proposed
Market Place
• Will the layout of Haywood Drive remain as it is or will it be increased to city standards?
I concur that this is a representation of comments expressed at the November 13, 2016 Good Neighbor Meeting.
_______________________
Karen Howard, Associate Planner
Neighborhood and Development Services, City of Iowa City
Forest View Good Neighbor Meeting Notes
Date Held: November 13, 2016
Time: 6:30 pm
Attendees: 28 people in attendance, including residents of Idyllwild Condominiums,
Knollwood Lane and area east of Dubuque Street, north of Bjaysville Lane. Plus,
representatives of the City of Iowa City, HBK Engineering and North Dubuque,
LLC.
Location: Iowa City Elks Lodge, 637 Foster Road, Iowa City, IA
The following are comments/questions heard from the attendees:
• How Many Rooms will be in the proposed hotel?
• Do not want a strip mall on steroids
• Increased traffic concerns along Foster Road
• Concerns about any increase in stormwater impacting Idyllwild
• The City is in the middle of a stormwater design plan for Idyllwild —make sure you
coordinate with the City.
• Please develop in an eco-friendly way
• Maintain the beauty of the site
I concur that this is a representation of comments expressed at the November 13, 2016 Good Neighbor Meeting.
_______________________
John Yapp, Development Services Coordinator
Neighborhood and Development Services, City of Iowa City
Summary Report for
Good Neighbor Meeting
Project Name: ___________________________Project Location: _________________________
Meeting Date and Time: ________________________________________________________
Meeting Location: _____________________________________________________________
Names of Applicant Representatives attending: ______________________________________
______________________________________
Names of City Staff Representatives attending: _______________________________________
Number of Neighbors Attending: ________ Sign-In Attached? Yes ______ No ______
General Comments received regarding project (attach additional sheets if necessary)-
_______________________________________________________________________
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_______________________________________________________________________
_______________________________________________________________________
_______________________________________________________________________
_______________________________________________________________________
Concerns expressed regarding project (attach additional sheets if necessary) -
_______________________________________________________________________
_______________________________________________________________________
_______________________________________________________________________
_______________________________________________________________________
_______________________________________________________________________
_______________________________________________________________________
Will there be any changes made to the proposal based on this input? If so, describe:
________________________________________________________________________
________________________________________________________________________
________________________________________________________________________
Staff Representative Comments
______________________________________________________________________________
______________________________________________________________________________
______________________________________________________________________________
______________________________________________________________________________
Forest View Development Laura Drive
December 11, 2017 at 5:00 - 7:00p
Iowa City Elks Lodge
Blackbird, HBK Engineering
North Dubuque, LLC (owners)
Sarah Walz
40 x
Provided multiple massings of Overall Site Map, Renderings, and Floor Plans
Discussed overall phasing of the development and vehicular access
Discussed benefits of the development and density of residential area
Discussed pricing, materials, floor plans, upgrades, and storage of the homes
Discussed the selection process for individuals / families in Forest View
Discussed lot sizes of Forest View and green space within the neighborhood
Requested additional information concerning stormwater management
Expressed concern with buffering and separation between Resi / Commercial
Requested more information concerning traffic, post-development
Expressed concerns: highway noise, impacts to deer, and tree reduction
We will conduct a traffic study and will adjust density per code
We will define and modify our storm water management plan
We will meet with the city of Iowa City to discuss accessibility and uses
D. Haven Wojciak
826 Tranquil Bluff Trail
Iowa City, Iowa 52245
2/5/19
Planning and Zoning Commission
Harvat Hall
Iowa City, Iowa 42240
Dear Commissioners,
I am writing in my capacity as a resident of the Mackinaw Village Neighborhood. While I do not imply
that I speak for all members of the neighborhood, or its multiple condominium associations, I know that
they share some of my concerns.
First, it is worth noting that I, amongst other residents of the Mackinaw Village Neighborhood, did not
receive mail notification of the rezoning meeting taking place on February 7th, 2019. It may be that no
one on Tranquil Bluff Trail was sent notification of the rezoning meeting. This alone is concerning.
Fortunately, I was notified by staff, as I have been involved in this matter for some time, having been a
resident of the neighborhood since 2014, and then by other members of the neighborhood.
Second, it is important to address the issue most at heart to members of the Mackinaw Village
Neighborhood. As can be seen in housing goal number 2, Page 2 paragraph 2 of the planning and zoning
commission staff report dated September 14, 2018, included in your meeting report, “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.” (Citing the 2017 Comprehensive Plan Amendment). The plan
submitted before you fails to do as such. The design standards of the Mackinaw Village Neighborhood
are those of townhouses, small apartment buildings, and foundation built single family homes that are
built into the landscape with minimal terraforming and minimal tree removal. There is no question that
the plan proposed, which requires rezoning of the neighborhood in order to accomplish the goals of the
Forest View LLC development team, by the very definition of rezoning would fail to meet this second
housing goal. In fact, it appears that this plan has now even changed the units in new “Forest View”
development from potentially owned units to leased units. (See Staff Report, Page 16) As was noted by
Commissioner Hensch in the April 16, 2018 hearing, this was supposed to create a path to home
ownership for people in the Forest View Community; at every turn it does so less and less. (See Meeting
Notes from April 16, 2018, page 4 of 8, approved May 17, 2018.)
It is also important to note that on page 18 of the staff report, it states:
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.
While this is separated by two pages in the staffing report and does not in any way reference it, this #3
housing goal is referencing the leased manufactured housing for the displaced residents for the Forest
View Community. In fact, to have such housing placed would require, to my understanding, significant
waivers by the planning and zoning commission on order to have such small lots. Moreover, I must
protest that knowing that this was such an issue at prior meetings, the arguably attempted deception of
both the residents of the community and this committee, and the violation of the spirit, if not letter of
housing goal related to Mackinaw Village is in very poor taste. If the committee saw the need for
rezoning to place this type of housing in the Mackinaw Village Neighborhood in April 2018, then I
believe that would still apply, despite what page 18 of the staff report might say.
It is important to point out that Prior to the plan submitted before you, a previous plan was submitted
to the planning and zoning commission, and was shown to neighbors at a “good neighbors” meeting
that, on its face, would have appeared to meet such a goal, by building townhouses in a similar fashion
to those already in the Mackinaw Village Neighborhood. It is important to note that this previously
referenced plan has not been included in the materials before you, and that all proposed copies of it
have been scrubbed from Forest View LLC’s website. However, the original plan that was shown to
residents of Mackinaw Village, and indeed all members of the peninsula neighborhood area can still be
found on page 11 of 154 of the July 6, 2017 Planning and Zoning Commission meeting minutes. This plan
also included retirement housing, which is no longer present in the current plans. Furthermore, it did
not include such items as gas stations or drive through restaurants, both of which have been now
proposed, to the understanding of the general public, by the developers. In fact, the plan as shown to
people at the only “good neighbor” meeting could not have been more different from the plans that are
before you today, or the plans that were put before this committee in April 2018. It should be noted
that the fact that there was no good neighbor meeting to even address these concerns was noted at the
last meeting in April 2018 by Staff Member Walz (See Meeting Notes from April 16, 2018, page 2 of 8,
approved May 17, 2018.). Commissioner Freerks was also concerned about how the plans were
significantly different from the ones previously proposed, along with the filling in of wetlands proposed
by the developers.
It appears in examining the information before the zoning and planning commission that the concerns of
both the residents that border the development and the commission itself have been ignored. Rather,
the developers have appeared to have repackaged their exact same plans, avoided any potential
interaction with the residents in the area at all, despite what appear to be clear wishes from the
commission that they do so, and now appear to be pushing through a plan for approval that requires
significant variance from the original design, would drastically change the characteristic of the
neighborhoods that surround it, and while providing financial benefit for the developers, do nothing but
create bad blood with the community that they are impacting.
Moreover, while this may not be the correct place to address these concerns (and this may be better
address to the city commission should this plan move forward), but the relocation of the families from
the Forest View neighborhood from into their own new neighborhood, as was slated in the original plan,
as now into the Mackinaw Village neighborhood, has been handled carelessly at best and needs to
rectified as soon as possible. As soon as the developers determined that they were going to relocate a
dislocated population into an already established neighborhood, they should have at the very least
informed the property owners who would be bordering the development. Moreover, knowing that the
Forest View neighborhood functions as an association with leadership, there was an opportunity for that
leadership to have been put in contact with people in the neighborhood in order to facilitate positive
transition. I will not speculate as to why the developers chose not to inform the residents of the
neighborhood as soon as they knew they had changed their development plans.
As such I urge the zoning and planning commission to deny the application for rezoning. The developers
should return to the original plan that they submitted and attempt to work with the plan they presented
to residents in good faith. They should work with the residents who already live in the neighborhoods,
all of the residents, to find solutions that work for everyone to provide affordable housing for the soon
to be displaced residents of Forest View, to honor the concerns of the planning and zoning commission,
to abide by the housing goals set forth in the master plan, and to respect the residents of the Mackinaw
Village Neighborhood. When parties work together openly and in good faith, seek compromise and
understanding, and value each other, then everyone can win.
I have no doubt that the residents of Mackinaw Village all want the residents of Forest View to have
safe, affordable housing with minimal displacement, both in time and distance. I am sure we all
understand the goal of having a second egress route from the peninsula area as well. And we don’t deny
that the Dubuque LLC development team has a right to develop property, and that this provides jobs
and opportunities. We just ask that what was offered to us when this project began, that “[a]ny
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” be honored.
Respectfully,
D. Haven Wojciak, Esq.
MINUTES PRELIMINARY
PLANNING AND ZONING COMMISSION
FEBRUARY 4, 2019 – 5:15 PM – INFORMAL MEETING
HELLING CONFERENCE ROOM , CITY HALL
MEMBERS PRESENT: Larry Baker, Carolyn Dyer, Mike Hensch, Max Parsons, Mark
Signs, Billie Townsend
MEMBERS ABSENT: Phoebe Martin
STAFF PRESENT: Sara Hektoen, Anne Russett
CALL TO ORDER:
Hensch called the meeting to order at 5:15 PM.
PUBLIC DISCUSSION OF ANY ITEM NOT ON THE AGENDA:
Russett noted the purpose of this informal meeting is an opportunity for the Commission to raise
questions, concerns or issues they would like more information on so Staff can address them in
the formal presentation at the regular meeting Thursday.
Hektoen noted that public comment is not part of the informal meeting and therefore there will
not be much discussion at today’s meeting but rather an opportunity to raise questions to be
addressed on Thursday and the public can have an opportunity to respond at that time.
COMPREHENSIVE PLAN AMENDMENT (CPA18-00002):
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.
Russett noted this is a request to set a public hearing for a proposed Comprehensive Plan
amendment on February 21, 2019 and the discussion on the item would happen on February 21.
Parsons asked if the Commission has to wait for the Comprehensive Plan amendment to be
approved before they can move forward on the application for the rezoning/development item.
Russett stated Staff is recommending before the Commission recommend approval of the
rezoning and preliminary plat they do recommend approval of the Comprehensive Plan
amendment. Parsons noted that the rezoning item will likely be a deferral then.
REZONING/DEVELOPMENT ITEMS (REZ18-00013/SUB18-00006):
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
Planning and Zoning Commission
February 4, 2019 – Informal Meeting
Page 2 of 4
(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.
Russett stated this is a request for a rezoning in the Sensitive Areas Development Plan for the
area generally known as Forest View which is south of Interstate 80 and west of North Dubuque
Street. The item is the request for rezoning in the Sensitive Areas Development Plan as well as
application for a preliminary plat of a subdivision.
Russett provided a high-level overview of the project and will go in to much more detail at
Thursday’s meeting. She showed a location map of the proposed area, in terms of existing
conditions the area is largely undeveloped, there is the existing Forest View Mobile Home Park
and there is a handful of existing single-family residences. The rest of the land is undeveloped
with a variety of sensitive areas, existing woodlands, wetlands and slopes in the area. Russett
showed the existing zoning map of the area, the area is currently zoned Interim Development
Single Family Residential and the mobile home park is zoned High Density Single Family
Residential with a Planned Development Overlay, and the remainder of the project site is Single
Family Residential with a small section to the south zoned Low Density Multifamily. The request
is to rezone the area to High Density Single Family Residential with a Planned Development
Overlay and Highway Commercial with a Planned Development Overlay. Russett next showed
the land use map summary of the proposed project, the area to the west is the proposed single
family area where the applicant is proposing 57 units for a manufactured single family housing
community, and then there will be three larger single family residential lots to the south. The
plan also shows three outlots which are conservation areas to be preserved for existing
woodlands and other sensitive features. There is also an outlot proposed to the south of the
manufactured housing community which will serve as a dry stormwater detention basin and the
private open space for the single family manufactured housing community. The area to the east
of the single family manufactured housing community is the proposed multifamily area, there are
four lots proposed with several buildings, two buildings on lot 15, three on lot 14, one on lot 13
and one building on lot 12 for around 473 units total proposed, 190 of which would be for senior
housing. The area that is to the northeast is the proposed commercial area, the lots to the north
(lots 5 -8) are proposed for hotel and larger scale office uses, the lots to the south of Forest View
Drive are proposed for more neighborhood services commercial uses, and the lots along North
Dubuque Street (lots 1-4) are proposed for a gas station/convenience store (lot 1) and
restaurants (lots 2, 3 and 4). Russett noted in terms of the rezoning the applicant is proposing a
hybrid zoning so although the base zoning is Highway Commercial some of the lots will have
more of a Neighborhood Commercial feel and character.
Russett noted there are many sensitive areas on the project site and woodlands, the applicant is
proposing to fill in a wetlands ravine located east of Laura Drive. Russett stated that 36% of the
woodlands would be impacted but the applicant is proposing to mitigate that impact through the
planning of 828 new trees throughout the entire development. The applicant has submitted a
detailed landscaping plan which includes placement for those replacement mitigated trees, street
trees, parking trees as well as trees on site.
In terms of housing, the applicant is proposing relocating the existing residents of the Forest
View Mobile Home Park to new housing within the development and the applicant has worked
with the residents to develop a relocation plan.
Planning and Zoning Commission
February 4, 2019 – Informal Meeting
Page 3 of 4
In terms of transportation, the project includes the creation of the new Forest View Drive which
would be a new public street running through the site which would act as a secondary acces s for
emergencies for those living west of the project site in Mackinaw Village and Peninsula during
flood events. Other transportation improvements would include a 10-foot trail developed along
North Dubuque Street. The applicant has completed a traffic study of the area, which was
reviewed by City Staff. The Iowa Department of Transportation has access rights along North
Dubuque Street so proposing Forest View Drive to access North Dubuque Street requires review
and approval by the Iowa Department of Transportation as well as the Federal Highway
Administration and the City has worked with the applicant to submit those permits and are
waiting back on formal approval.
With stormwater management the applicant has worked with the City’s Public Works Staff to
provide information on stormwater management and the project proposes three types of
stormwater management facilities including detention basins, on-site underground storm water
management facilities, and storm water management best management practic es in the
woodland areas.
Hensch asked if the Commission had any specific questions they would like Staff to address at
the upcoming meeting.
Townsend asked about the Good Neighbor Meetings that were held but there was no information
in the packet about the responses from those meetings and asked if they could see notes from
those meetings.
Hensch suggested new Commission members go back and review the minutes from the April
2018 meetings where this project was previously discussed.
Dyer requested a copy of the original site map that was proposed so they could see what has
changed in this new application.
Parsons agreed this application looks similar to what was presented at the April 2018 meeting
and would like to see what has changed.
Hensch requested updates from the neighbors in the Idyllwild Development if they are getting
satisfaction from the stormwater plan and are supportive of the plan. Signs agreed and
wondered if the City has made progress helping that development with their water problems.
Hensch asked about the open area for the manufactured housing and where the recreation
areas would be and more details. It is very important to him that the children that live in that
manufactured housing area have a place to play.
Hensch still have a concern about the reduction of the square footage of the lots to be less than
the 5000 square feet that is required for RS-12, he would rather reduce the number of lots to be
able to get to larger square footage. He noted it seems very compact and is concerned about
space for the residents.
Signs noted that there has been some interest on the City’s part to look at some new zoning laws
that would allow for smaller lots throughout the City and perhaps hearing an update on those
discussion might be helpful. This came up in the discussions about the Missing Middle and the
affordable housing folks as possible ways to make housing more affordable.
Planning and Zoning Commission
February 4, 2019 – Informal Meeting
Page 4 of 4
Hensch noted he does not have opposition to smaller lots if there is open space adjacent to the
area.
Dyer is concerned about garden space for the residents. She also wondered if the Mackinaw
Village residents were invited to the Good Neighbor Meetings.
Baker noted his primary questions concern the commercial development, particularly the master
sign plan and the entrance from North Dubuque Street with access and line of sight view.
Baker also had a list of questions to be address beginning with Forest View Drive being the only
access to the commercial areas. Hensch noted the commercial area can be accessed from
Laura Drive with connects to Foster Road.
Hensch asked about traffic calming device placements along Forest View Drive and asked for an
update about that.
Baker asked about the reduction in street width from 60 feet to 50 feet and assumes the fire
department has reviewed the plans. He also asked if zoning was determined in the prior
discussions or just Comprehensive Plan revisions and was Commercial Highway zoning part of
that prior discussion. Hensch confirmed it was. With regards to the proposal on senior and
assisted living Baker asked if what the Commission approves be based on requiring the senior
and assisted living or could the developer change it after the approval and just make it
multifamily. He would like to know what provisions there are for conditions placed on the
conditional zoning for the senior and assisted living housing. Additionally under Conditional
Zoning Agreements does the City have the right to limit the number of bedrooms. Russett noted
they do limit number of bedrooms under the Zoning Code but will provide additional information
on the details at the Thursday meeting.
Dyer asked if this proposal would come back in front of the Commission after the rezoning stage.
Townsend has some concerns about the relocation plan and the $202,000 construction price for
the single family manufactured housing and wanted more information on how that price was
determined. She is concerned overall with the relocation plan and how a person who currently
lives and owns one of the trailers in the current mobile home park can afford a $202,000 new
home. She also asked if the residents would own the lots their new manufactured housing would
be on. Parson noted there is a path to ownership for both the home and the lot. Signs added
that the neighborhood association for the current residents have worked very closely with the
developer on this relocation plan.
Parsons requested a recap on all the open green space on the property and what it will be used
for. Signs added information on any dedication of public space or green space proposed or
needed.
ADJOURNMENT