HomeMy WebLinkAboutP&Z Packet 2.21.19 - completePLANNING 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: Luke Foelsch, Planning Intern
Item: CPA18-00002
North District Plan Amendment Date: February 7, 2019
GENERAL INFORMATION:
Applicants: North Dubuque, LLC
130 E. 3rd Street, Suite 400
Des Moines, Iowa 50309
Owner/Contact: North Dubuque, LLC
130 E. 3rd 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: Generally west of N. Dubuque St, south of
Interstate 80
Location Map:
Existing Land Use and Zoning: Single Family (RS-5)
Mobile Home Park (OPD/RS-12)
Undeveloped (ID-RS)
2
Surrounding Land Use and Zoning: 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)
Comprehensive Plan: North District Plan
File Date: 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
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Agreement (CZA). Such design guidelines will address building façade 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 Comprehensive Plan 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.
4
Figure 1: Existing North
District Plan Land Use
Map
Figure 2: Proposed North
District Plan Land Use
Map
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.
Criteria Analysis
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
Approved 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. 17-279
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 C/<H /ccc, z z r-/ f F fu
ellie Fruehling, J y Clerk City Attorney's Office y%, 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:
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ENGINEERING
Exhibit A: Forest View Sensitive Areas Inventory
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Notes: concept plan based on approximately
50% residential woodland preservation
The woodland border was delineated using
a GeoXH 6000 GPS unit with sub -meter
accuracy, based on surveyed tree
trunks.
Although parts of the woodlands overlap
the pipeline easement, those portions
were not included in acreage calculations.
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
2
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.
3
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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1486.10'1002.14'LOT 2PIGEON TIMBERAARON KLOSTERMANLONGSTERMAN HOLDINGS, LLC145.46'
L14 L15
L16
L17
L18140.56'L19144.08'120.17'
144.14'120.14'60.00'5.03'30.08'33.89'
L12L13
109.26'30.29'29.67'
5C6C
7C 50.48'56.90'84.23'144.34'39.69'6
(
186.89'Y:\1048 Klosterman Construction\171048.49 Re-Sub Lot 2 Pigeon Timber\drawings\171048-49.DWG, 1/17/2019 11:49:53 AM
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)-
_______________________________________________________________________
_______________________________________________________________________
_______________________________________________________________________
_______________________________________________________________________
_______________________________________________________________________
_______________________________________________________________________
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.
STAFF REPORT
To: Planning and Zoning Commission From: Anne Russett, Senior Planner
Item: REZ18-00013 / SUB18-00006 Date: February 7, 2019
Forest View
GENERAL INFORMATION:
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@blackbirdinvest.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 (I-
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 I-80 west of North Dubuque Street and
North of Foster Road.
2
Location Map:
Size: 73.15 acres
Existing Land Use and Zoning: 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
Surrounding Land Use and Zoning: 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
Comprehensive Plan: North District Plan - Low to Medium Mixed
Residential and Multi-Family (8-13 dwelling units per
acre) and Highway/Neighborhood Commercial.
Neighborhood Open Space District: Foster Road
File Date: March 20, 2018
45 Day Limitation Period: Applicant requested a waiver of the 45-day limitation
period.
BACKGROUND INFORMATION:
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
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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 I-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 I-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
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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 I-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-
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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
Uses Neighborhood Commercial
(CN-1)
Highway Commercial
(CH-1)
Animal Related Commercial
Uses – General (e.g.
veterinary clinics, grooming)
All activities must be conducted
indoors within a soundproof
building
NO
Eating Establishments Occupancy limit of 100 (125 by
Special Exception)
YES
Drinking Establishments Occupancy limit of 100 (125 by
Special Exception)
YES
Office Uses - Medical and
General
5,000 sq. ft. maximum gross
floor area (2,400 maximum on
first floor)
YES
Personal Service Oriented
(e.g. banks, salons, dry
cleaning)
2,400 sq. ft. maximum gross
floor area (5,000 by Special
Exception)
Not within 100 feet of a
residential zone
Alcohol Sales Oriented
Retail
2,400 sq. ft. maximum gross
floor area (5,000 by Special
Exception)
Limited to convenience stores
associated with quick vehicle
servicing uses
Hospitality Oriented Retail
(e.g. hotels)
Limited to "guesthouses" (9
bedrooms max)
YES
Daycare Standards based on number of
children
Standards based on number of
children
Commercial Recreational Indoor only - 5,000 sq. ft.
maximum gross floor area
Permitted (indoor and outdoor)
Specialized Education (e.g.
dance studios, music schools,
etc.)
2,400 sq. ft. maximum gross
floor area
NO
Sales Oriented (e.g. stores,
shops, etc.)
2,400 sq. ft. maximum gross
floor area (5,000 by Special
Exception). Drugstores /
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
Limited to convenience stores
associated with quick vehicle
servicing uses
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
(e.g. passenger rail depots,
taxi dispatch facilities)
NO YES
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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
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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 [Attachment11]:
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
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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]
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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 terms 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.
iii. 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 I-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
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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 I-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
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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
Commercial:
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 I-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 I-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 I-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 I-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 Open Space Provided (sq ft)
Lot 12 (60 multi-family units) 920
Lot 13 (75 multi-family 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
14
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 also
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 I-80
eastbound ramp terminals and Forest View Drive
Due to the project’s close proximity to the I-80 / N. Dubuque Street interchange, the Iowa DOT
15
required that the traffic study show that the eastbound and westbound ramp terminals at I-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 I-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
Proposed
Zone
District
Existing
Woodland
Impacted
Woodland
Preserved
Woodland
Retention
Requirement
(per code)
OPD/CH-1 5.91 acres 4.45 acres
(75%)
0.91 acres
(15%)
10%
OPD/RS-12 30.57 acres 15.09 acres 11.47 acres
(38%)
50%
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 Number of Trees
Street 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.
18
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 I-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 façade 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
19
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:
20
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:
1. Location Map
2. Zoning Map
3. Planned Development and Sensitive Areas Development Plan
4. Preliminary Plat
5. 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
EXISTING 25'ELECTRICEASEMENTEXISTING 32' SANITARY
SEWER EASEMENTMISSION POINT ROADALGONQUINROAD FLINTDRIVEADVANTAGERENTALS LLCADVANTAGERENTALS LLCADVANTAGERENTALS LLCMCDONNELL, MARK AMCDONNELL, JOAN M.BACULIS, DAVIDBACULIS, KARENADVANTAGERENTALS LLCALAMMARI,ABDULLAH ALI FHEITMANN, COLLEENHEITMANN, MICHAELADVANTAGERENTALS LLCPHILPOT, NICHOLAS J.PHILPOT, BRITTANY A.HARRIS, KENNETH K.BLODGETT, DIANE S.CLEVENGER, LAUREN A.COLE, EDDIE D.COLE, CHERI D.ROSENQUIST,ALEXANDERROSENQUIST,LARISSASJF LLCNORTH DUBUQUE
,
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1
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ALGONQUIN ROAD (66' ROW)0.8%-2.6%WWWWW178'
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W W W W W W W W W W W WWWWWWWWWWWWWWWWWWWW W W W W W W W W WWWWWWWWWWWWWWWWWWWWWWWWW724726EX WATERTO BE ABANDONEDCONSERVATION EASEMENTCONSERVATION EASEMENTCONSERVATIONEASEMENTCONSERVATIONEASEMENTCONSERVATIONEASEMENTPROJECT LOCATIONNOTES: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 ANDCOMMUNITY 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'x120' 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.LOT 49 FOR NEIGHBORHOOD COMMUNITY BUILDINGLOT 50-LOT 57 TO BE 45'x140' 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'x120' 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 SUBJECTTO 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 MAINSTANDARDS.LOCATION MAP - NOT TO SCALEUNLESS NOTED OTHERWISE, ALL DIMENSIONS ARE IN FEET AND HUNDREDTHSA PART OF THE NORTHWEST QUARTER OF THE NORTHWEST QUARTER OF SECTION 3, TOWNSHIP 79 NORTH, RANGE 6 WEST OF THEFIFTH PRINCIPAL MERIDIAN, LOTS 7, 8, 9, 10, 11, 12, 20, AND 21 OF KNOB HILL SUBDIVISION AS RECORDED IN BOOK 4, PAGE 376 OFTHE RECORD'S OF THE JOHNSON COUNTY, IOWA RECORDER'S, AND PART OF THE NORTH HALF OF THE NORTHEAST QUARTER OFSECTION 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 THERECORD'S OF JOHNSON COUNTY, IOWA RECORDER'S OFFICE; THENCE S86°50'44”E ALONG THE SOUTHERLY RIGHT-OF-WAY LINE OFU.S. HIGHWAY INTERSTATE 80, A DISTANCE OF 140.15 FEET; THENCE N86°23'32”E ALONG SAID SOUTHERLY LINE, A DISTANCE OF718.54 FEET; THENCE N75°35'49”E ALONG SAID SOUTHERLY LINE, A DISTANCE OF 463.42; THENCE N80°27'46”E ALONG SAIDSOUTHERLY LINE, A DISTANCE OF 294.70 FEET; THENCE N87°03'11”E ALONG SAID SOUTHERLY LINE, A DISTANCE OF 428.87 FEET;THENCE S81°04'24”E ALONG SAID SOUTHERLY LINE, A DISTANCE OF 105.39 FEET; THENCE S79°11'57”E ALONG SAID SOUTHERLY LINE,A DISTANCE OF 504.56 FEET; THENCE N01°45'45”W ALONG SAID SOUTHERLY LINE, A DISTANCE OF 18.82 FEET; THENCE S80°01'15”EALONG SAID SOUTHERLY LINE, A DISTANCE OF 199.89 FEET; THENCE S79°24'10”E ALONG SAID SOUTHERLY LINE, A DISTANCE OF 91.26FEET TO A POINT OF CURVATURE; THENCE SOUTHEAST ALONG A CURVE TO THE RIGHT HAVING A RADIUS OF 411.12 FEET AND ACHORD BEARING OF S56°07'38”E, AN ARC DISTANCE OF 322.19 FEET; THENCE S32°02'15”E ALONG THE WESTERLY RIGHT OF WAY LINEOF NORTH DUBUQUE STREET , A DISTANCE OF 1004.62 FEET; THENCE N89°05'02”W ALONG THE SOUTHERLY LINE OF THE PARCELDESCRIBED IN WARRANTY DEED RECORDED IN BOOK 5464, PAGE 622 OF THE RECORD'S OF THE JOHNSON COUNTY, IOWA RECORDER'SOFFICE, A DISTANCE OF 390.00 FEET; THENCE N30°31'45”W ALONG THE WESTERLY LINE OF SAID PARCEL, A DISTANCE OF 511.92 FEET;THENCE S88°57'02”W ALONG THE SOUTHERLY LINE OF KNOB HILL SUBDIVISION AS RECORDED IN BOOK 4, PAGE 376 OF THE RECORD'SOF JOHNSON COUNTY, IOWA RECORDER'S OFFICE, A DISTANCE OF 410.69 TO A POINT ALONG THE EASTERLY LINE OF THE PARCELDESCRIBED IN WARRANTY DEED RECORDED IN BOOK 266, PAGE 287 OF THE RECORDS OF THE JOHNSON COUNTY, IOWA RECORDER'SOFFICE; THENCE N01°45'28”W ALONG SAID EASTERLY LINE, A DISTANCE OF 194.61 FEET; THENCE S88°54'57”W ALONG THENORTHERLY LINE OF SAID PARCEL, A DISTANCE OF 665.15 FEET; THENCE S01°11'07”E ALONG THE WESTERLY LINE OF SAID PARCEL ANDTHE 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 S88°09'37”W ALONG THE SOUTHERLY LINE OF THE NORTHEASTQUARTER OF THE NORTHEAST QUARTER OF SAID SECTION 4, A DISTANCE OF 640.01 FEET TO THE SOUTHWEST CORNER OF SAIDNORTHEAST QUARTER OF THE NORTHEAST QUARTER; THENCE S88°39'49”W ALONG SAID SOUTHERLY LINE, A DISTANCE OF 152.49FEET; THENCE S49°42'42”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 S26°43'41”ECONTINUING ALONG SAID EASTERLY LINE, A DISTANCE OF 158.46 FEET; THENCE S44°43'52”W ALONG SAID EASTERLY LINE, A DISTANCEOF 337.66 FEET; THENCE S02°40'38”E ALONG SAID EASTERLY LINE , A DISTANCE OF 41.04 FEET; THENCE S87°04'33”W ALONG THESOUTHERLY LINE OF SAID PARCEL, A DISTANCE OF 181.81 FEET; THENCE S00°01'08”E ALONG EASTERLY LINE OF THE PARCEL DESCRIBEDIN WARRANTY DEED RECORDED IN BOOK 5464, PAGE 632 OF THE RECORD'S OF THE JOHNSON COUNTY, IOWA RECORDER'S OFFICE, ADISTANCE OF 328.80 FEET; THENCE S87°58'50”W ALONG THE SOUTHERLY LINE OF SAID PARCEL, A DISTANCE OF 33.02 FEET; THENCEN00°01'08”W ALONG THE WESTERLY LINE OF SAID PARCEL, A DISTANCE OF 814.67 FEET TO THE NORTHEAST CORNER OF MACKINAWVILLAGE PART 3 AS RECORDED IN BOOK 55, PAGE 328 OF THE RECORD'S OF THE JOHNSON COUNTY, IOWA RECORDER'S OFFICE;THENCE S88°41'48”W ALONG THE NORTHERLY LINE OF SAID MACKINAW VILLAGE PART THREE, A DISTANCE OF 674.33 FEET TO APOINT ALONG THE EASTERLY LINE OF SAID MACKINAW VILLAGE PART TWO; THENCE N03°05'12”W ALONG SAID EASTERLY LINE OFMACKINAW VILLAGE PART TWO AND THE EASTERLY LINE OF MACKINAW VILLAGE PART FIVE AS RECORDED IN BOOK 57, PAGE 241 OFTHE 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.SHEET:PROJECT MANAGER:ISSUED FORDATECBOWNER:DEVELOPER:ATTORNEY:WWW.HBKENGINEERING.COMHBK ENGINEERING, LLC509 S. GILBERT ST.IOWA CITY, IA 52240PHONE: (319) 338-7557FAX: (319) 358-2937IOWA DEPARTMENTOF LABORREGISTRATIONNO. 00527328PROJECT NUMBER:DBPLAT PREPAREDBY:DRAWING LOGPROJECT NAME: Jan 25, 2019 - 9:38am I:\Project\170001\dwg\CAD\Plats\170001-Preliminary Plat.dwgFOLDER NAME:DATE CREATED:DESIGN17-0001North Dubuque, LLC130 E. 3rd St.Suite 400Des Moines, IA 50309North Dubuque, LLC130 E. 3rd St.Suite 400Des Moines, IA 50309John D. FreundFreund Law Firm, P.C.1005 Main StreetSuite 200Dubuque, IA 5200117000112-6-201801-05-18ESWTEH02-20-18P&Z SUBMITTALESWBAB03-19-18P&Z SUBMITTALESWBAB4/11/2018RESUBMITTALNJBBAB4/16/2018RESUBMITTALNJBBAB4/25/2018RESUBMITTALNJBBAB5/23/2018RESUBMITTALNJBAA5/31/2018RESUBMITTALNJBAA9/28/2018UPDATES PER PLANAAAA12/6/2018SUBMITTALQMAA1/25/19PER COMMENTSQMAAALA1 OF 3FOREST VIEWPRELIMINARY PLATSTANDARD LEGEND650Existing CommunicationExisting Underground ElectricExisting Overhead ElectricExisting Water MainExisting Storm SewerSection LineCenterlineProposed Property Line/ROWEasementExisting ContourBoundaryExisting Sanitary SewerPLAT/PLAN APPROVEDBY THECITY OF IOWA CITYUTILITY EASEMENTS, AS SHOWN HEREON, MAY ORMAY NOT, INCLUDE SANITARY SEWER LINES AND/ORSTORM SEWER LINES, AND/OR WATER LINES: SEECONSTRUCTION PLANS FOR DETAILSCITY CLERKDATE15' Public Utility Easement15' Public Utility and Sanitary Sewer Easement15' Public Utility and Sanitary Sewer Easement15' Public Utility Easement
Fence LineExisting Gas MainProperty Corner, FoundProperty Corner, SetRecorded Dimensions(R)Measured Dimensions(M)Section Corner - FoundProposed Water MainProposed Storm SewerProposed Sanitary SewerWW15' DRAINAGE EASEMENT15' STORM SEWER ANDDRAINAGE EASEMENTMAILBOX LOCATION15' Public Utility Easement15' Public Utility Easement20' STORM SEWER ANDPUBLIC ACCESS EASEMENTMATCH LINE SHEET 2MATCH LINE SHEET 2
Proposed HydrantOverland Flow DirectionProposed Sanitary ManholeProposed Storm MH/IntakeProposed Contour7205'1'7" PCC PAVEMENT4" PCCSIDEWALK8'-6"25'℄ROW℄STREET26' B-B6" SUBBASECOMPACTEDSUBGRADEKT OR LJOINTSTORM SEWER OR6" SUBDRAIN1.5%4%2%2%ROW LINE
FLINT DR. TYPICAL SECTIONNTS26'4%1.5%5'1'25'ROW LINE6'4" PCCSIDEWALKKT OR L JOINT8'-6"9'-0"
Existing 100'Gas EasementEX15' TELEPHONEEASEMENT300' SOUND BUFFER300' SOUND BUFFEREXISTING 32' SANITARYSEWER EASEMENT
EXISTING GAS MAIN EASEMENTHAYWOOD DRIVEINTERSTATE 80HAYWOOD B BELLEMARTIAL TRUSTAMEREX CORPNORTH DUBUQUE, LLCNW 1/4 - NE 1/4SECTION 4-T79N-R6WNORTH DUBUQUE
,
LLCN75°35'49"E 463.42'N80°27'46"E 294.70'S81°04'24"E 105.39'S79°11'57"E 504.56'N01°45'45"W 18.82'N01°45'28"W 194.61'S88°09'37"W 640.01'S88°54'57"W 665.15'S01°11'07"E 654.95'S49°42'42"W 111.02'N87°03'11"E 428.87'OUTLOT 'H'371,273 SQ FT8.52 ACRESLOT 15137,863 SQ FT3.16 ACRESLOT 1292,313 SQ FT2.12 ACRESEXISTING 20'ELECTRICEASEMENTEXISTING 20'ELECTRICEASEMENTLOT 8169,760 SQ FT3.90 ACRESS88°39'49"W 152.49'60' EXISTING GASEASEMENTPRO 30' PRIVATESAN. SEWEREASEMENTCOLE COURT-1.0%-2.0%-1.6%-1.6%INTERSTATE 80OUTLOT 'E'120,771 SQ FT2.77 ACRESLOT 7434,177 SQ FT0.78 ACRESLOT 14226,546 SQ FT5.20 ACRESOUTLOT 'I'48,566 SQ FT1.11 ACRESEX PRIVATE SAN.SEWER20' STORM SEWERAND DRAINAGEEASEMENTEX. 25'x50'PRIVATE SAN.SEWEREASEMENTLOT 7532,037 SQ FT0.74 ACRESLOT 76PRIVATE ALLEY
-1.0%-5.1%NE 1
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-R6WLOT 13158,689 SQ FT3.64 ACRES-1.0%-2.6%LOT 1139,300 SQ FT0.90 ACRESLOT 7100,037 SQ FT2.30 ACRESLOT 1032,266 SQ FT0.74 ACRESLOT 947,430 SQ FT1.09 ACRESNORTH DUBUQUE
,
LLC-1.1%720 724728720730732724
732730 724722Existing 33'Gas EasementDONOHOE, ROBERT J.DONOHOE, TAMRA A.71872272
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722726730724726710ROAD ROW8.49 ACRES178'40'605'
248'
233'
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220'
179'
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3
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722EX WATERTO BE ABANDONEDCONSERVATION EASEMENTCONSERVATIONEASEMENTCONSERVATIONEASEMENTFOREST VIEW DRIVE (66' ROW)HAYWOOD DRFOREST VIEW DRIVE (66' ROW)Permanent Access EasementBook 2814 Page 4ALGONQUIN
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'S87°58'50"W 33.02'S26°43'41"E 158.46'S00°01'08"E 328.80'S87°04'33"W 181.81'N00°01'08"W 814.67'S49°42'42"W 111.02'S02°40'38"E 41.04'S88°39'49"W 152.49'60' EXISTING GASEASEMENTMOEN, MARKMCCORMICK SQUARECONDOMINIUMSCOLE COURTOUTLOT 'G'90,243 SQ FT2.07 ACRESPROPOSED ACCESSEASEMENT TOOUTLOT GLOT 7696,100 SQ FT2.21 ACRESW146'152'2'176'66'2'232'12W
CONSERVATIONEASEMENTSHEET:PROJECT MANAGER:ISSUED FORDATECBOWNER:DEVELOPER:ATTORNEY:WWW.HBKENGINEERING.COMHBK ENGINEERING, LLC509 S. GILBERT ST.IOWA CITY, IA 52240PHONE: (319) 338-7557FAX: (319) 358-2937IOWA DEPARTMENTOF LABORREGISTRATIONNO. 00527328PROJECT NUMBER:DBPLAT PREPAREDBY:DRAWING LOGPROJECT NAME: Jan 25, 2019 - 12:14pm I:\Project\170001\dwg\CAD\Plats\170001-Preliminary Plat.dwgFOLDER NAME:DATE CREATED:DESIGN17-0001NORTH DUBUQUE, LLC130 E. 3rd St.Suite 400Des Moines, IA 50309NORTH DUBUQUE, LLC130 E. 3rd St.Suite 400Des Moines, IA 50309AFreund Law Firm, P.C.1005 Main StreetSuite 200Dubuque, IA 5200117000112-6-201801-05-18ESWTEH02-20-18P&Z SUBMITTALESWBAB03-19-18P&Z SUBMITTALESWBAB4-11-18RESUBMITTALNJBBAB4/25/18RESUBMITTALNJBBAB5/23/2018RESUBMITTALNJBAA5/31/2018RESUBMITTALNJBAA9/28/2018UPDATES PER PLANSAAAA12/6/2018SUBMITTALQMAAALA2 OF 3FOREST VIEWPRELIMINARY PLATMATCH LINE THIS PAGEMATCH LINE THIS PAGEMATCH LINE SHEET 1
MATCH LINE SHEET 315' Public Utility Easement
15' Public Utility Easement15' Public Utility Easement15' Public Utility Easement15' Public Utility Easement15' Public Utility EasementNOTES: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. NOT ALL PROPOSED INTERIOR UTILITY EASEMENTS ARE SHOWN AND ARE SUBJECT TO FINAL DESIGN OFINDIVIDUAL PROPERTIES.13. BASIS OF BEARINGS IS GPS MEASUREMENTS IN THE IOWA STATE PLANE COORDINATE SYSTEM SOUTHZONE NAD 83.14. ERROR OF CLOSURE IS LESS THAN 1:10,000.STANDARD LEGEND650Existing CommunicationExisting Underground ElectricExisting Overhead ElectricExisting Water MainExisting Storm SewerSection LineCenterlineProposed Property Line/ROWEasementExisting ContourBoundaryExisting Sanitary SewerFence LineExisting Gas MainProperty Corner, FoundProperty Corner, SetRecorded Dimensions(R)Measured Dimensions(M)Section Corner - FoundProposed Water MainProposed Storm SewerProposed Sanitary SewerWWProposed HydrantOverland Flow DirectionProposed Sanitary ManholeProposed Storm MH/IntakeProposed Contour72050.0013'5'1'7" PCC PAVEMENT4" PCCSIDEWALK1'6" PCCTRAIL8'10'33'33'℄ROW℄STREET28' B-B6" SUBBASECOMPACTEDSUBGRADESTORM SEWER OR6" SUBDRAIN1.5%4%1.5%4%2%2%ROW LINEROW LINEALGONQUIN ROAD & FOREST VIEW DRIVE TYPICAL SECTIONNTS15'1'7" PCC PAVEMENT4" PCCSIDEWALK8'-6"25'℄ROW℄STREET26' B-B6" SUBBASECOMPACTEDSUBGRADEKT OR LJOINTSTORM SEWER OR6" SUBDRAIN1.5%4%2%2%ROW LINEHAYWOOD DR, COLE DR, AND COLE CT TYPICAL SECTIONNTS26'4%1.5%5'1'25'ROW LINE6'4" PCCSIDEWALKKT OR L JOINT8'-6"9'-0"9'-0"KT OR LJOINTKT OR L JOINT9'-0"10'-0"
300' SOUND BUFFEREXISTING GAS MAIN EASEMENTN. DUBUQUE ST.LAURA DRIVEHAYWOOD DRIVEINTERSTATE 80STA: 2916+00℄70.00'STA: 2917+97.98℄50.73STA: 2918+77.86℄50.40STA: 10+09.39℄121.40'STA: 00+40.71℄103.37'NW 1/4 - NW 1/4SECTION3-T79N-R6WSTA: 5+67.73℄113.18'AMEREX CORPExisting 33'Gas EasementS79°11'57"E 504.56'N01°45'45"W 18.82'S80°01'15"E 199.89'S32°02'15"E 1004.62'N89°05'02"W 390.00'N30°31'45"W 511.92'S88°57'02"W 410.69'N01°45'28"W 194.61'S88°54'57"W 665.15'L=322.192,R=411.122S79°24'10"E 91.26'OUTLOT 'A'55,592 SQ FT1.28 ACRESLOT 182,066 SQ FT1.88 ACRESROAD ROW0.58 ACRESOUTLOT 'B'14,063 SQ FT0.32 ACRES20'x20'SIGNESM'THAYWOOD B BELLEMARTIAL TRUSTBROADSTON, ERIN
HEIKEN, PATRICK &DEBRAPRUESSNER,GEOIRGE L GAYREVOCABLE TRUSTMARGOLIS, AMYOUTLOT 'C'11,214 SQ FT0.26 ACRES-1.6%-7.7%-6
.3%LOT 321,751 SQ FT0.50 ACRESLOT 566,910 SQ FT1.54 ACRESLOT 684,266 SQ FT1.93 ACRESLOT 1032,266 SQ FT0.74 ACRESLOT 947,430 SQ FT1.09 ACRES732732692704720728710728710690680 700700726LOT 4105,310 SQ FT2.42 ACRESLOT 250,575 SQ FT1.16 ACRESNORTH DUBUQUE
,
LLC143'326'
220'179'220'92'405'215'14'36'56'97'79'212'165'363'142'19'200'34'57'247'75'183'210'87'250'276'390'65'271'70'107'243'220'179'168'60'364'65'96'69'22'20'74'134'220'92'405'241'158'143'97
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SHEET:PROJECT MANAGER:ISSUED FORDATECBOWNER:DEVELOPER:ATTORNEY:WWW.HBKENGINEERING.COMHBK ENGINEERING, LLC509 S. GILBERT ST.IOWA CITY, IA 52240PHONE: (319) 338-7557FAX: (319) 358-2937IOWA DEPARTMENTOF LABORREGISTRATIONNO. 00527328PROJECT NUMBER:DBPLAT PREPAREDBY:DRAWING LOGPROJECT NAME: Jan 25, 2019 - 3:18pm I:\Project\170001\dwg\CAD\Plats\170001-Preliminary Plat.dwgFOLDER NAME:DATE CREATED:DESIGN17-0001NORTH DUBUQUE, LLC130 E. 3rd St.Suite 400Des Moines, IA 50309NORTH DUBUQUE, LLC130 E. 3rd St.Suite 400Des Moines, IA 50309AFreund Law Firm, P.C.1005 Main StreetSuite 200Dubuque, IA 5200117000112-06-201801-05-18ESWTEH02-20-18P&Z SUBMITTALESWBAB03-19-18P&Z SUBMITTALESWBAB4-11-18RESUBMITTALNJBBAB4/25/18RESUBMITTALNJBBAB5/23/2018RESUBMITTALNJBAA5/31/2018RESUBMITTALNJBAA9/28/2018UPDATES PER PLANSAAAA12/6/2018SUBMITTALQMAAALA3 OF 3FOREST VIEWPRELIMINARY PLATSEE NOTE 1513'5'1'7" PCC PAVEMENT4" PCCSIDEWALK1'6" PCCTRAIL8'10'33'33'℄ROW℄STREET28' B-B6" SUBBASECOMPACTEDSUBGRADESTORM SEWER OR6" SUBDRAIN1.5%4%1.5%4%2%2%ROW LINEROW LINEALGONQUIN ROAD & FOREST VIEW DRIVE TYPICAL SECTIONNTS15'1'7" PCC PAVEMENT4" PCCSIDEWALK8'-6"25'℄ROW℄STREET26' B-B6" SUBBASECOMPACTEDSUBGRADEKT OR LJOINTSTORM SEWER OR6" SUBDRAIN1.5%4%2%2%ROW LINEHAYWOOD DR, COLE DR, AND COLE CT TYPICAL SECTIONNTS26'4%1.5%5'1'25'ROW LINE6'4" PCCSIDEWALKKT OR L JOINT8'-6"9'-0"9'-0"KT OR LJOINTKT OR L JOINT9'-0"10'-0"MATCH LINE SHEET 2
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e1Post Spacing(5'-0" max.)Post Spacing(5'-0" max.)FabricVariable (20'-0" for a normal 10'-0" wide ditch.)2" min.20" min.PostWire orCable TiesInsert 12 inches of fabric a minimumof 6 inches deep (fabric may befolded below the ground line).1SILT FENCETYPICAL SILT FENCE DITCH CHECKATTACHMENT TO POSTREVISION10-21-14SHEET 2_ of 2_9040.1192 FIGURE 9040.119SHEET 2 OF 2(Plan View)Flow124"36"8'-0" Spacing200'-0" max. length per section(600'-0" if slope is flatter than 5%)2(Profile View)11See plans for spacing.'T' SteelFence Post4'-0" min.Ground lineFabricGround LineFabricGround ContoursInstall parallel toground contour.Install "J-hook" at each end of anindividual section of silt fence.Insert 12 inches of fabric a minimumof 6 inches deep (fabric may befolded below the ground line).Reduce post spacing to 5'-0" at waterconcentration areas, or as requiredto adequately support fence.12SILT FENCETYPICAL SILT FENCE INSTALLATION ON LONGITUDINAL SLOPESDETAILS OF SILT FENCE ON LONGITUDINAL SLOPESTYPICAL SILT FENCE INSTALLATION ON LONGITUDINAL SLOPESSUDAS EROSION CONTROL DETAILS66.0066.0066.00NOTES: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 ANDCOMMUNITY 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. NOT ALL PROPOSED INTERIOR UTILITY EASEMENTS ARE SHOWN AND ARE SUBJECTTO 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.STANDARD LEGEND650Existing CommunicationExisting Underground ElectricExisting Overhead ElectricExisting Water MainExisting Storm SewerSection LineCenterlineProposed Property Line/ROWEasementExisting ContourBoundaryExisting Sanitary SewerFence LineExisting Gas MainProperty Corner, FoundProperty Corner, SetRecorded Dimensions(R)Measured Dimensions(M)Section Corner - FoundProposed Water MainProposed Storm SewerProposed Sanitary SewerWWProposed HydrantOverland Flow DirectionProposed Sanitary ManholeProposed Storm MH/IntakeProposed Contour720
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. 17-279
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 C/<H /ccc, z z r-/ f F fu
ellie Fruehling, J y Clerk City Attorney's Office y%, 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
LLBL /
NTERSTgTF NEProposedAmendmenttotheIowaCityComprehensivePlan
North District Plan)
m
Nim
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m
iNTEftSTATE
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INTERSTPTE
BU SE \
e
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eo s< 10
Highway/Nelghbomood Commerdal
taRNtN,
e
Mul i -Family Residential
8-13 Dwelling UnWAcre)
Highway/Neighborhood
Low -Medium Mixed Residential - - -
8.13 Dwelling Unils/Acre)
NAYWOOOOR
HighwayMeighborhood Commercial
Low -Medium Mixed Residential
Low -Medium Mixed Residential (8-13 Dwelling Units/Acre)
8-13 Dwelling Units/Acre) LZI
ARCRROCI(RO - _ - C9 MBORNECR
RENT
0.E
FOSTER RDISt ? I
2 2e
FOREST VIEW
North Dubuque LLC
April 12, 2017
Legend
Commercial
Low to Medium Mixed Residential
Multi -Family
ROW
O Project Limits
Pipeline Easement
0 75 150 100Fael
hbk
ENGINEERING
Exhibit A: Forest View Sensitive Areas Inventory
i
waklands
00.6.64 ac
s®
see
a., ,+r.rro a..,,. aye.• r
0 250 500 1,000
Feet
Project Boundary Potential Woodland Development
N ®
Pipeline Easement m LL Commercial, preservation (1.6 ac)
Commercial, proposed Impact (3.6 ac)
w E
Wetlands (1.32 ac)
i Protected Slope Buffer (59) Residential, preservation (15.6 ac)
S Modland Border Residential, proposed impact (14.6 ac)
east'
wetlands
0.68 ac
Notes: concept plan based on approximately
50% residential woodland preservation
The woodland border was delineated using
a GeoXH 6000 GPS unit with sub -meter
accuracy, based on surveyed tree
trunks.
Although parts of the woodlands overlap
the pipeline easement, those portions
were not included in acreage calculations.
1
FOREST VIEW MOBILE HOME PARK
RELOCATION PLAN
Iowa City, IA
December 2016
(Revised May 2018)
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
2
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 matching the 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 Par t 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.
2. Even though all residents in the Forest View Mobile Home Park will be required to move from their current
home, each resident will have options for replacement housing, either in the new Forest View
Neighborhood or elsewhere.
3. North Dubuque, LLC remains committed to the concept of home ownership opportunities for the
residents of Forest View Mobile Home Park.
4. Regardless of the chosen housing replacement option, North Dubuque, LLC is committed to minimizing
the impact of permanent displacement and hardship for all current Forest View Mobile Home Park
residents by offering move-related advisory services and covering expenses related to the move.
This plan uses the following criteria to accomplish these goals:
• Minimize the impact of permanent displacement and hardship.
• The new neighborhood will be constructed and completed prior to relocation.
• Provide a 4% Low-Income Housing Tax Credit (LIHTC), state tax-exempt housing bond or a similar
program to provide a home ownership opportunity for the residents.
• Residents will have options to move to a home other than Forest View 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 1940s and is located on Laura Drive, just
south of I-80, 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.
3
SUMMARY OF THE RELOCATION PLAN
It is the goal of North Dubuque, LLC to minimize the impact of permanent displacement and hardship
for all current residents of Forest View Mobile Home Park. For the purposes of this relocation plan, the term
resident means any person occupying a housing unit. This Relocation Plan is effective as of the date that the
Conditional Zoning Agreement (CZA) is signed by North Dubuque, LLC and the City of Iowa City. All persons who
are residents on the day the CZA is signed are eligible for provisions outlined in this plan. For the purposes of
this relocation plan:
• “Eligible” means any resident that is in good standing with the property and is abiding by current lease
agreements (if there is a lease agreement).
• “Income-eligible” means that a resident is income eligible to move to the new Forest View neighborhood
(see “Pathway to Home Ownership” section below).
• “Good standing” means that the resident has not committed serious lease violations (if there is a lease
agreement), such as rent or utility delinquencies.
North Dubuque, LLC is committed to providing quality housing options for residents and it is their intention to
relocate residents just once to comparable replacement housing (see Comparable Replacement Housing section
below). The new Forest View Neighborhood will be built 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.
2. Gathering the necessary information from the resident about the size of the household, names and
ages of each person in the home, number of bedrooms, and the gross income of the household.
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.
4
Each resident will receive notification at least one (1) 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 800 to 1,000 SF and will, in most cases, be larger than
their current homes;
• Contain the same principle features with regard to function. For example, if the original home has a separate
dining and living room and the replacement home combines the dining and living rooms to accommodate
the same activities, the replacement home is functionally equivalent to the original
home;
• Be located in an equal or better area as pertains to utilities and public and commercial facilities. Be
decent, safe, and sanitary which means the dwelling is:
Structurally sound and in good repair
Weather tight
Walls must not leak
Utilities must not leak
Plumbing must work properly
Hot and Cold water must be provided
Heating systems must work properly and be adequate for size of housing unit
Lighting and wiring must work and be safe for use
Floors, stairways and railings must be safe
Rental units must be free from trash, rodents or pests
Sewer must be working properly
Adequate bins for trash
Units must meet compliance with lead-based paint, if applicable
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
5
whether rental or purchase, moving expenses, utility disconnections and connections, and other issues related to
ownership or unpaid taxes on the home.
6
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, 2016,
60% AMI for a household of four is $51,840.
The leasing period is for 15 years and during that time, financial education will be provided to prepare residents
for homeownership. Each resident begins by leasing the home at the initial rent of $310/
month (the current lot rent) for a 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 $66,34o. 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
7
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.
8
2. Decides not to purchase or does not qualify for a loan (due to credit issues or other factors) to
purchase at end of 15 years – Resident(s) receive the equity accumulated over the 15 years as a
cash payment. Resident(s) can continue to rent the property from North Dubuque, LLC under the
same rental formula as previously established with the same household 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 60% area median income (AMI) limits.
In Case of Eviction
While North Dubuque, LLC is committed to providing affordable and quality housing for income-
eligible residents, in the event of an eviction while renting at the new Forest View neighborhood there are two
potential scenarios:
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.
9
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.
2. Moving to a different location and/or living situation– The relocation coordinator will work with residents
who fit this scenario to determine comparable housing options. Replacement housing payments, not to
exceed $7,200 per household, will be covered by North Dubuque, LLC as described in detail below in the
Relocation Expenses section.
10
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 be below 60% of the Area Median Income (AMI) for Iowa City, as defined by the US
Department of Housing and Urban Development. As of June 6, 2016, 60% AMI for a household of four is
$51,840.
The leasing period is for 15 years and during that time, financial education will be provided to prepare residents
for condominium ownership. Each resident begins by leasing the condominium 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, 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.
11
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 60% area median income (AMI) limits.
In Case of Eviction
While North Dubuque, LLC is committed to providing affordable and quality housing for income-
eligible residents, in the event of an eviction while renting at the 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.
12
Replacement Housing Option Scenarios
• Income-eligible Resident owns mobile home wants to move to new Forest View neighborhood.
• Resident owns mobile home wants to move home to another mobile home park.
• Resident owns mobile home, cannot move mobile home, wants to buy another mobile home
• Income-eligible Resident rents mobile home, wants to move to new Forest View neighborhood
• Resident rents mobile home, wants to rent a mobile home, apt, single family he
• Resident is neither an owner of a mobile home or a signatory to a written lease
• 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.
Sell Mobile home
Enter into
rental/lease
agreement
During 15 years,
equity in home
accumulates
At end of 15
years, residents
have option to
purchase home
13
RELOCATION EXPENSES & PROCESS
Relocation / Moving Expenses
North Dubuque, LLC is applying the principles of the Uniform Relocation Act (URA) guidelines under 49 CFR
24.301 (g)(1-3). This section outlines agency guidelines for providing residents with transportation costs,
packing personal property, and disconnecting and reinstalling utilities and relocated resident appliances. Once
the exact number of residents wishing to stay in the neighborhood is determined, the developer can provide a
more detailed relocation expense analysis. Everyone will be accommodated, regardless 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:
1. The reasonable cost of disassembling, moving, and reassembling any structures attached to a mobile home,
such as porches, decks, skirting, and awnings, which were not acquired, anchoring of the unit, and utility
“hookup” charges.
2. The reasonable cost of repairs and/or modifications so that a mobile home can be moved and/or made
decent, safe, and sanitary. Reasonable will be determined by the relocation coordinator and will be
decided based on the economic feasibility of the additional expenses.
3. The cost of a nonrefundable mobile home park entrance fee, to the extent it does not exceed the fee at a
comparable mobile home park, if the relocation coordinator determines that payment of the fee is necessary
to effect relocation.
• For resident owners who choose not to move their home or if the home is not able to be moved,
the owner must first try to sell the home on the open market, or negotiate with North Dubuque, LLC If
resident is not able to sell the home within 60 days of moving to their new location, North Dubuque, LLC will
pay resident fair market value for the property.
• For residents who are currently renting their mobile home, and either are not income-eligible or
choose not to move to the new neighborhood, the resident is eligible for a replacement housing payment, not
to exceed $7,200.
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Relocation Process Activities
Each resident will receive notification at least one (1) year in advance of the date they must move from Forest
View Mobile Home Park; however, residents can voluntarily move at any time if they are not
moving to the new Forest View neighborhood 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 that the 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 eligible residents.
• 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
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Resident Notices and Communication
The following notices will be issued to each resident of Forest View during the relocation process:
1. North Dubuque, LLC will send a written notice to all of the residents at Forest View Mobile Home
Park at least one year in advance of their move. This notice will explain that they are not being asked to move
right away, that they should continue to pay their lot rent, and that they will be kept informed of the nature
and dates of any subsequent activity with regard to 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.
2. Initially, the Relocation Staff will evaluate the information provided by property management to determine if
there are any obvious relocation related problems. A preliminary estimate of the cost for relocation will be
completed. This estimate will identify the costs associated with moving. There will be connection costs and
transfer fees for utility hook-ups including gas, electric, telephone and cable (if applicable), or any other
services the residents were receiving at their previous home. There may be storage costs, packing and
unpacking costs, and other possible out-of-pocket expenses.
North Dubuque, LLC will be responsible for paying for these expenses.
3. The Relocation Coordinator will administer all moves and will continue working with contractors,
property management, and City of Iowa City inspectors, etc. ensuring that residents are treated fairly and with
dignity and to ensure their rights are respected. The Relocation Coordinator will perform a walk-through of
each new home to determine its living conditions and will issue move-in notices
once the Certificate of Occupancy and rental permits have been obtained from the City of Iowa City.
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.
8. Documentation will be available on a monthly basis to residents and the City showing all moves with updated
resident information.
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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:
1. Name and address of displacement dwelling
2. 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., 12-month notice to move)
9. Proof of receipt of Relocation Notice Letter
10. Notice of Condition of Occupancy and Acceptance
11. Copy of each supporting document to determine eligibility for payments made (if applicable)
12. Evidence and receipt of payment made (if applicable)
13. Copy of all correspondence to residents, including information regarding claim payments
14. Copy of all credit checks and deposits
15. Copy of all correspondence regarding appeals filed and resolution of action taken
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OVERCOMING POTENTIAL IMPEDIMENTS TO RELOCATION
• In the case where the title of the mobile home is not current, the development team will work with
the resident to resolve title issues and to secure ownership of the home
• If it is not safe to move the home (or cannot be sold within 60 days) then the development team will hire
an appraiser, offer fair market value price for the home and then purchase the home.
DISPUTE RESOLUTION
In the event of a disagreement between the residents and North Dubuque, LLC during the relocation process,
the Relocation Coordinator will review the claims and offer a solution. If necessary, a professional mediator may
be hired.
Summary of Stakeholder Meeting Dates & Submittal Dates
Meeting 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
LOT 14
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FOREST VIEWNorth Dubuque LLC
Legend
COMMERCIAL -CH-1 (23.83 AC)RESIDENTIAL-RS-12 (45.58 AC)
FORE ST VI EW DR IV E
HAYWOOD DRIVEFOREST VIEW DRIVECOLE D RI VE
COLE DRIVEFLI NT D RIVE ALGONQUIN ROADCOLE C OURT
January 24, 2019
REZON ING EXHIBIT
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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. In consideration 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
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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 façade 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 façade 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:
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• 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.
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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 14-5B 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 I-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:
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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 (45°) 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
i. 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.
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.
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.
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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 I-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 14-8D-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.
2
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 I-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 I-80 frontage only. Non-building
signs along the Forest View Drive frontage limited to monument signs only.
• Exit Ramp and I-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.
3
(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 (14-2B-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.
4
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 façade 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.
5
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.
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 I-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 8, 2019
Page 2
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
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
and associated trip generation is
sizeable, the study indicates that
vehicle movements at each of the
study intersections will operate at
a Level-of-Service (LOS) E or
better during the AM and PM peak
travel hours at ‘full-build’ of the
development in 2025. A LOS of E
is the City’s desired minimum acceptable 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
February 8, 2019
Page 3
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 I-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 I -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 I-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
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 / I-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 8, 2019
Page 4
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.
February 8, 2019
Page 5
5
Attachment 1 – Proposed Dubuque Street / Forest View Drive Geometry
February 8, 2019
Page 6
6
Attachment 2 – Proposed Geometry of Dubuque Street in 2040
509 S.Gilbert Street
Iowa City,IA 52240
Phone:319.338.7557
Fax:319.358.2937
hbkengineering.com
PRELIMINARYSTORMWATERMANAGEMENTREPORT
FORTHEPLANNEDDEVELOPMENT–SENSITIVEAREASREZONING
OFFORESTVIEW–IOWACITY,IOWA
Dubuque Street &Interstate 80
T79NR6WSection3and4
IowaRiverDrainageBasin
Preparedfor:
NorthDubuqueLLC
May13,2018
Revised–August2,2018
Revised–September6,2018
Revised–October1,2018
ProjectNumber:17Ͳ0001
ProjectNumber:A17Ͳ0001
509S.GilbertStreeti
IowaCity,IA52240hbkengineering.com
ExecutiveSummary
NorthDubuqueLLCisplanningtheredevelopmentof73acresoflandatthesouthwestquadrantoftheIͲ80andN.
DubuqueStreetinterchangeinIowaCity.Thepropertyiscurrentlysinglefamilyresidentialuseandnativeforestand
openland.ThepropertyisaccessedfromN.DubuqueSt.viaFosterRoadandLauraDrive.Plansforredevelopment
includerelocationoftheForestviewMobileHomeCourttoanewlocationwithintheproperty,constructionofnew
roadwaysandpublicutilities,constructionofnewresidentialandcommercialdevelopmentsandpreservationof
forestedandopenland.ProposedroadwayswillconnectdirectlytoN.DubuqueStreet,LauraDriveandtostreetsin
theMackinawVillagesubdivision.
Underthecurrent,preͲdevelopedconditionsstormwaterdischargesfromthepropertyatfourlocations:1)theEast
Ravine,whichalignswithLauraDriveandoutletstothesouth,2)theWestRavine,inthecentralͲsouthernareaofthe
propertyandoutletstothesouth,3)thesouthwestcorneroftheproperty,whichoutletstotheMackinawVillage
subdivision,and4)theIͲ80drainageway,whichparallelsthenorthernboundaryoftheproperty.Themajorityofthe
propertyisdrainedbytheWestRavine,butalargeportionofthisareawillremainundeveloped.Approximatelyhalf
oftheareathatdrainstoIͲ80willalsoremainundeveloped.TheareastobedevelopedintheEastRavineandthe
southwestcornerofthepropertywillbealmostfullydevelopedandwillrestrictthereleaseofstormwaterin
compliancewiththeIowaCitystormwaterrequirements.DevelopedareaintheWestRavineandIͲ80drainageareas
willalsorestrictthedischargeofstormwaterpercode.
Thedevelopmentplanproposestheestablishmentofstormwatermanagementsystemsforeachmajorareaof
development.Withintheseareas,whichvaryinsizeandlanduse,stormwaterwillflowthroughstormsewersand
drainagewaysandbecollectedinacombinationofdrybottombasinsandbelowgrounddetentionstoragesystems.
StormwaterwillbedetainedinthebasinsandstoragesystemsandreleasedslowlyintotheravinesorIͲ80drainage
way.Thenewroadwayswillalsoincorporatestormwatermanagementpracticesandprovidedetentionstorage
withineasementssolelyforroadwaydetentiononlandtobedevelopedorintegratedwiththestoragesystems
constructedforthedevelopmentareas.Portionsofthedevelopmentwillreceiveoverlandflowfromlandsouthof
thepropertyalongHaywoodDrive.ThisstormwaterwillbechanneledtotheEastandWestravineswhereit
currentlydrainsfromthesite.
Theplanneddevelopmentwillreducetheimpactofstormwaterflowonareasdownstreamoftheproperty.Thisis
achievedbyreducingtherateatwhichwaterisreleasedfromthedrainageareastotheoutletpointsattheproperty
line.
TechnicalSummary
ThisreportisbeingcompletedaspartofthePlannedDevelopment,SensitiveAreasRezoningProcessthroughtheCity
ofIowaCity.Atthetimeofthisreport,theproposedlotsizesandusesarepreliminary.Thedrainagereportwill
needtobesupplementedorrevisedatthetimefinalconstructiondocumentsbeingpreparedforstreetorsiteplan
development.Theintentofthisreportistoaccountforstormwatermanagementforthedifferentdrainageareas
ofthepropertytoshowthattheconceptisfeasiblefromastormwatermanagementview.Finaldesignandafinal
stormwatermanagementreportwillbeneededasdevelopmentofthesitecontinues.
Theobjectiveofthisreportistoprovideastormwatermanagementanalysisthatmodelstheexistingandproposed
conditionsfortheForestViewdevelopmentandprovidestormwatermanagementfeaturesthatmeettheCityof
IowaCityStandardsandminimizesanyharmfulimpactstodownstreamproperties.
ThesiteislocatedatthesouthwestcornerofInterstate80andNorthDubuqueStreetinIowaCity,JohnsonCounty,
Iowa.ThesitecurrentlyconsistsoftheForestviewMobileHomeCourt,woodlandsandopenspace.
ProjectNumber:A17Ͳ0001
509S.GilbertStreetii
IowaCity,IA52240hbkengineering.com
ThepreͲdevelopedwatershedareaincludedintheproposeddevelopmentisapproximately79acres.Stormwater
currentlydrainsfromthepropertyinfivedirections.Approximately37acresdrainstothewoodedravine,referredto
hereinastheWestRavine,locatedwithinthewestern2/3rdsofthesite.Thestormwaterfromtheravinedrains
southwardfromthepropertytowardsandunderFosterRoad,thenthroughtheIdyllwildcommunityandintothe
IowaRiver.Approximately19acresdrainstotheexistingwoodedravine,referredtohereinastheEastRavine,
locatedwithintheeastern1/3rdofthesite.TheravinedrainssouthwardalongtheeastsideofLauraDrivetoFoster
RoadandtheDubuqueStreetdrainagesystem.Approximately13acresdrainstothenorthintotheInterstateIͲ80
drainageway.ThehighwaydrainagesystemflowswestwardanddischargesintotheIowaRiverabout1,700feet
westoftheproperty.Approximately8acresofthesitedrainstothewestandsouthwestintotheMackinawVillage
residentialcommunityanditsstormsewersystem.Thefinalarea,approximately2acres,drainseastwardintothe
DubuqueStreetdrainagesystemonthewestsideofDubuqueStreet.
Thefivewatershedareasdescribedabovedivideintoeightseparatedrainageareas.Table1presentsasummaryof
thedrainageareasandtheirassociatedhydrographs.
Table1–SummaryofPreͲDevelopedDrainageAreas
HydrographNumberHydrographNameDrainageArea(ac.)Drainsto
1PreArea14.35MackinawVillage
2PreArea23.65MackinawVillage
3PreArea35.54IͲ80
4PreArea47.26IͲ80
5PreArea531.54WestRavine
6PreArea65.39WestRavine
9PreArea719.20EastRavine
10PreArea82.09DubuqueStreet
79.02TotalDrainageArea
TheproposeddevelopmentwillbeamixedͲusedevelopmentwithaportionforcommercialuse,aportionforthe
relocationoftheForestviewMobileHomeCourtresidents,andaportionfornewresidentialuse.Residential
developmenttyperangesfrommanufacturedhousingtomidͲrisebuildingstoseniorliving.Developedareaswill
providevehicleparkingappropriatetotheirdevelopedlanduse.Somedevelopmentwillincorporateparkingbelow
thebuildingstosupplementsurfaceparkinglots.
ThepostͲdevelopedwatershedareaincludedintheproposeddevelopmentisapproximately78.2acres.Analysiswas
groupedintothefivemajorpreͲdevelopeddrainageareas:SWResidential(MackinawVillage),IͲ80,WestRavine,East
RavineandDubuqueStreet.EachoftheseareashaveadditionalsubͲdrainageareasthatdefinethenative,developed
andoffsitedrainageareaswithinthelargerwatershed.PostArea1–SWResidentialdrainstotheWestRavine(per
IowaCityrequest)andisapproximately13acresinsize.PostArea2–IͲ80drainstotheInterstateIͲ80drainageway
andisapproximately12acres.PostArea3–WestRavinedrainstotheWestRavineandisapproximately32.5acres.
PostArea4–EastRavinedrainstotheEastRavineandisapproximately19acresinsize.AndPostArea5–Dubuque
Streetdrainsapproximately1.5acrestotheDubuqueStreetdrainagesystem.Table2presentsasummaryofthe
postͲdevelopeddrainageareasandtheirassociatedhydrographs.
Table2–SummaryofPostͲDevelopedDrainageAreas
HydrographNumberHydrographNameDrainageArea(ac.)Drainsto
12PostArea113.33WestRavine
16PostArea211.99IͲ80
22PostArea332.48WestRavine
27PostArea419.05EastRavine
31PostArea51.38DubuqueStreet
78.23TotalDrainageArea
ProjectNumber:A17Ͳ0001
509S.GilbertStreetiii
IowaCity,IA52240hbkengineering.com
Table3presentasummaryandcomparisonofthedrainageareasthatcompriseeachdrainageareainthePreͲ
DevelopedandPostͲDevelopedcondition.MostofthepreͲandpostͲdrainageareasremainedthesamesizeexcept
fortheWestRavinewhichwillexpandtoincludethepostͲdevelopmentdrainageareaoftheSWResidentialarea.
Table3–ComparisonofPreͲDevelopedandPostͲDevelopedDrainageAreas
PREͲDEVELOPEDPOSTͲDEVELOPED
AreaIDDrainageArea
(ac.)AreaIDDrainageArea
(ac.)LotsVenTeChow
AreaID
1,28.00
1
SW
Residential
13.33
16Ͳ48,50Ͳ73H
OutlotDH
ROWH
3,412.802
IͲ8011.987,8F1,F2
OutlotsE,Fn/a
5,636.933
WestRavine32.48
10E2
11E3
12K1
13K3
14K2
15G
ROWFVDͲCENTRAL
74,75,OutlotHn/a
OffsiteA,Bn/a
7A,7B19.204
EastRavine19.06
1(partial)B
2,3,4(partial)C
4(partial),5(partial)GAS1
5(partial),6D
9E1
ROWFVDͲEAST
OffsiteA
(incl.OutlotB,C)n/a
OffsIteB
(partofOutlotA)n/a
82.095
DubuqueSt1.37
N.ofFVD
(partialLot2,4)n/a
S.ofFVD
(partialLot1&OutlotA)n/a
79.0278.22
TheNRCS(hydrograph)methodwasusedtoestimatethepeakreleaseratesforpreͲandpostͲdevelopeddrainage
areas.SomeofthepostͲdevelopeddrainagesareaswillremainintheirnativeconditionorbeenhancedwith
stormwaterBMPs.Thereleaseratefromthesenativeareashasbeenestimatedbyhydrographmethod.Therelease
ratefromdevelopedareasisrestrictedbyIowaCityordinanceto0.15cubicfeetpersecondperacreofdeveloped
land.Table4presentsasummaryofthepeakreleaseratesforpreͲandpostͲdevelopeddrainageareas.
ProjectNumber:A17Ͳ0001
509S.GilbertStreetiv
IowaCity,IA52240hbkengineering.com
Table4–PeakReleaseRateSummary(cfs)
IͲ80
RainEvent
Recurrence
Interval
PREͲDEVELOPEDPOSTͲDEVELOPED(AREA2)
AREA3AREA4TOTALOutlotE,FLot7,8TOTAL
5Ͳyr6.07218.83 24.908.000.85*8.85
100Ͳyr19.4344.84 64.2725.470.85*26.32
SWRESIDENTIAL
RainEvent
Recurrence
Interval
PREͲDEVELOPEDPOSTͲDEVELOPED(AREA1)
AREA1AREA2TOTALAREA1
5Ͳyr5.804.60 10.402.0*
100Ͳyr17.9414.66 32.602.0*
WESTRAVINE
RainEvent
Recurrence
Interval
PREͲDEVELOPEDPOSTͲDEVELOPED(AREA3)
AREA5,674,75,
OutlotHOffsiteAOffsiteB
10Ͳ15,
FVDͲ
CENTRAL
TOTAL
5Ͳyr57.8210.804.112.892.79*20.59
100Ͳyr155.3134.6710.807.602.79*55.86
COMBINEDSWRESIDENTIAL&WESTRAVINE
RainEvent
Recurrence
Interval
PREͲDEVELOPEDPOSTͲDEVELOPED
SWRESW.RAVINETOTALSWRESW.RAVINETOTAL
5Ͳyr10.4057.82 68.222.020.59 22.59
100Ͳyr32.60155.31 187.912.055.86 57.86
EASTRAVINE
RainEvent
Recurrence
Interval
PREͲDEVELOPEDPOSTͲDEVELOPED(AREA4)
AREA7AAREA7BTOTAL1Ͳ6,9,B,C,FVDͲEASTOffsiteAOffsiteBTOTAL
5Ͳyr26.4016.12 42.521.77*18.271.0521.09
100Ͳyr65.8040.19 105.991.77*45.023.2750.06
DUBUQUEST
RainEvent
Recurrence
Interval
PREͲDEVELOPEDPOSTͲDEVELOPED(AREA5)
AREA8N.ofFVDS.ofFVDTOTAL
5Ͳyr3.731.022.333.35
100Ͳyr10.422.816.429.23
NOTE:Allflowratesdeterminedbyhydrograph,exceptvaluesnotedwith*whichareallowablereleasefor
developedareapercitycode(0.15cfs/ac).
TheincreasesinpeakdischargeforPostͲDevelopedareasshowninthehydrographs(seeappendix)ascomparedto
thePreͲDevelopedconditionisduetothedevelopmentofthelandandtheincreaseinimperviouspavementand
buildings.ThefinalpeakdischargeratesshowninTable4reflecttheincorporationofQallowablefordevelopedland.To
offsetthereductioninreleaseratestormwaterdetentionstorageisrequired.
ProjectNumber:A17Ͳ0001
509S.GilbertStreetv
IowaCity,IA52240hbkengineering.com
TheCityofIowaCityrequirestheuseoftheVenTeChowmethod(HydrologicDeterminationofWaterwayAreasfor
theDesignofDrainageStructuresinSmallDrainageBasins,EngineeringExperimentStationBulletinNo.462)in
determiningtherunoffvolumerequiredtobedetainedondevelopedland.Thedetentionstoragevolume
determinedbytheVenTeChowmethodiscomparedtothemaximumstoragevolumerequiredpercitycode,which
isequalto4.5acreͲinches/acreofdevelopment.Thelessorofthetwovaluesistakenastherequiredamountof
detentionstorage.Table5presentsasummaryofthemaximumstoragevolumesdeterminedbythisanalysis.
Table5–DetentionStorageVolumeRequiredSummary
AreaLotNumberVolume(cf)Method*DrainsTo
AreaB126,9534.5EastRavine
AreaC2,3,4(partial)49,0394.5EastRavine
AreaD5(partial),639,8824.5EastRavine
AreaE1917,8054.5EastRavine
AreaE21012,0884.5WestRavine
AreaE31114,7024.5WestRavine
AreaF1733,9774.5IͲ80
AreaF2858,3164.5IͲ80
AreaG1551,6194.5WestRavine
AreaHROW,16Ͳ48,50Ͳ73,
OutlotD
217,7464.5WestRavine
AreaK11234,6304.5WestRavine
AreaK21484,9424.5WestRavine
AreaK31359,4594.5WestRavine
GAS14(partial),5(partial)15,285VEastRavine
FVDͲEASTROW31,5274.5EastRavine
FVDͲCENTRALROW46,3914.5WestRavine
*Volumedeterminedby:V=VenTeChow,4.5=CityCode
Thedevelopmentteam’sintentionistoincludebasinsorbioͲretentionareasandotherbestmanagementpractices
wherepossibletominimizeundergroundstorage,aswellasenhancethestormwatermanagementplan.Where
undergroundstorageisproposed,itisintendedtobeaclosedsystemthatdoesnotinfiltratestormwaterintothe
ground,althoughthatisanoption,shouldsoilconditionsbefavorable.Thedrainagereportswillneedtobe
updated/supplementedinordertomodeleachsiteduringthesiteplanreviewprocessaslayoutsareadjusted.
Table6presentsasummaryofthedetentionstorageanalysisofeachdevelopedareaandtheproposedapproachto
storage,byeitherdrybottombasins,undergroundstorageoracombinationofboth.
Table6–DetentionStorageSummaryforPostͲDevelopedAreas
Area1ͲSWRESIDENTIAL
DRAINAGE
AREALOT
SIZE
(acres)CNQallowable
Volume
(cu.ft.)
Volume
(ac.ft.)
Storage
Method
H16Ͳ48,50Ͳ73,
OutlotD,ROW13.33882.00217,7465.00Basin
Total13.33882.00217,7465.00
Area2ͲIͲ80
DRAINAGE
AREALOT
SIZE
(acres)CNQallowable
Volume
(cu.ft.)
Volume
(ac.ft.)
Storage
Method
F172.08900.3133,9770.78UG
F283.57900.5458,3161.34UG
Total5.65900.8592,2932.12
ProjectNumber:A17Ͳ0001
509S.GilbertStreetvi
IowaCity,IA52240hbkengineering.com
Area3ͲWESTRAVINE
DRAINAGE
AREALOT
SIZE
(acres)CNQallowable
Volume
(cu.ft.)
Volume
(ac.ft.)
Storage
Method
E2100.74910.1112,0880.28UG
E3110.90910.1414,7020.34UG
K1122.12860.3234,6300.80Basin/UG
K2145.20910.7884,9421.95Basin/UG
K3133.64860.5559,4591.37UG
G153.16880.4751,6191.19Basin/UG
ForestViewDr.ROW2.84890.4346,3911.07Basin
Total18.60892.79303,8316.98
Area4ͲEASTRAVINE
DRAINAGE
AREALOT
SIZE
(acres)CNQallowable
Volume
(cu.ft.)
Volume
(ac.ft.)
Storage
Method
B11.65910.2526,9530.62UG
C2,3,4(partial)3.00860.4549,0391.12UG
D5(partial),62.44900.3739,8820.92UG
E191.09840.1617,8050.41UG
GAS14(partial),
5(partial)1.69740.2515,2850.35UG
ForestViewDr.ROW1.93890.2931,5270.72Basin
Total11.80871.77180,4914.14
GRANDTOTAL49.387.41794,36018.23
Appendedtothisreportisthe“PreliminaryStormwaterBestManagementPracticesPlan”byImpact7G.Theplan
proposestheinstallationofBMPsintheWestRavineandOutlotsE&F.Theseareasarenotplannedfor
developmentandarewellsuitedforimplementationofmeasurestoimprovethewaterqualityofstormwater
dischargedfromtheForestViewdevelopmentaswellastoreducethevolumeofwaterdischarged.Thestormwater
managementmeasuresdiscussedinthisTechnicalSummarywillprovidethenecessarycontrolofstormwaterforthe
developmentindependentoftheapplicationofBMPs.ImplementingBMPsintheravineandoutlotswouldallowfor
areductioninthevolumeofdetentionstoragerequiredonLots14&15andinthesouthwestresidentialarea.The
potentialbenefitsofBMPenhancementstothestormwatermanagementplanisdiscussedinthenarrativesforAreas
G,HandK.
ThisprojectisaffectedbymanyIowaCityclassifiedSensitiveFeaturesincludingsteepslopes,woodlands,and
wetlands.Thesesensitivefeaturesarementionedwithinthisreportasconsiderationofthesefeatureswillbe
requiredwiththefinaldesignofstormwateroutletstotheravinetoensureacontrolledreleaseandtoprotectthe
sensitiveslopes.Atypicalapproachwouldbetodischargethepipeatthetoeoftheslopeandprovideoutlet
protectiontominimizeerosionoftheslope.Thisistheapproachmodeledwithinthisreport.Otheroptionsarebeing
consideredthatcouldmovethepipedischargeuptheslopeandprovedslopeprotectiondevices.Thesesystemsare
beingconsideredinconjunctionwithImpact7G/EarthViewEnvironmental(seeappendix).Ifasystemsimilartothis
wouldbeused,supplementalcalculationswouldneedtobecompletedforCityofIowaCityreviewatthattime.
AfullNRCSanalysisroutinghydrographsthrupondsfordetentionwasnotperformedatthistimebecausethe
storageresultswouldbelessthanthosedeterminedbytheVenTeChowmethod.Hydrographroutingwillbe
performedduringfinalengineeringtoconfirmtheresultsofthisreport.Also,theVenTeChowrequirementisamore
conservativedesignthantheSUDASmethodology.BymeetingtheVenTeChowvolume,wewillmeettheSUDAS
ProjectNumber:A17Ͳ0001
509S.GilbertStreetvii
IowaCity,IA52240hbkengineering.com
methodologyforreleaserate.
ConstructionandPostͲConstructionConsiderations
TheForestViewdevelopmentisexpectedtobeconstructedinphases,beginninginitiallywiththeSWResidential
neighborhoodandthensubsequentcommercialandresidentialdevelopments.Althoughthisreportevaluatesthe
project’sstormwatermanagementsysteminitscompletedstatefortheentireForestViewarea,thestormwaterplan
willneedtobetailoredduringconstructiontocoordinatethemanagementofrunofffromundevelopedlandwithin
theprojectwiththatofthebuiltproperty.Thismayentailconstructionoftemporaryfacilitiesthatreducetherate
and/orvolumeofstormrunofffromundevelopedparcels.Appropriatesedimentandsoilerosioncontrolmeasures
willbeappliedduringeachphaseoftheprojecttoreducetheimpactofconstructionactivitiesonthestormsewer
andmanagementfacilitiesalreadyinplace.
Throughoutdevelopmentofthepreliminarydesignpresentedinthisreportconsiderationhasbeengiventothe
operationandmaintenanceofthecompletedstormwatermanagementsystem.Thedevelopmentofpublicfacilities
hasbeenapproachedwiththeintenttoavoidspecializedmaintenanceoperations.Roadwaysewerswillbedesigned
tocomplywithIowaCitystandardsandpractices.Detentionstoragefacilitieswillbeopen,drybottombasins.
UndergroundstorageisproposedforprivatedevelopmentsandwouldconsistofanonͲinfiltrating,precastconcrete
storagechamber.Thechamber’sinteriorwillvaryinheightbutbeaccessibleviamanholecoversforinspectionand
cleaning.Industrystandardpractices,suchasvortexstructures,canbeinstalledupstreamofthestoragetoimprove
thequalityofthewaterenteringthechambers.
Followingareexhibitsshowinganoverallviewoftheprojectandstormwaterrelatedelementsandseparatereport
subͲsectionsthatpresentanarrative,analysisresultsandexhibitsforeachoftheproposedareastobedeveloped.
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9550 HICKMAN RD, STE 105 CLIVE, IA 50325 (P) 515.473.6256 (F) 515.528.8005 WWW.IMPACT7G.COM
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
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.
Table 1 - Sensitive Areas - Residential Woodlands
Acres Percent
Existing Woodlands 30.57 100%
Woodland Impacts 15.09 49.36%
Woodlands - Not Impacted 15.48 50.64%
Preserved 11.47 37.52%
Grove/Remnant 0.49 1.60%
Wooded Buffer (existing trees) 3.52 11.51%
Woodland Mitigation Required 3.815 12.48%
Woodland Mitigation: # 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 I-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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9550 HICKMAN RD, STE 105 CLIVE, IA 50325 (P) 515.473.6256 (F) 515.528.8005 WWW.IMPACT7G.COM
• 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 I-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
Trees
Replacement/Mitigation Trees in Identified Areas (see Appendix
A)
578
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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9550 HICKMAN RD, STE 105 CLIVE, IA 50325 (P) 515.473.6256 (F) 515.528.8005 WWW.IMPACT7G.COM
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.
1.62 Acres
0.56 Acres
0.25 Acres
1.17 Acres
0.28
Acres
0.15 Acres
0.13 Acres
0.25
Acres
0.46 Acres
Appendix A - Location of Replacement/Mitigation Trees
Appendix B
Street Trees - Large
Acer nigrum Black maple
Acer saccharum Sugar Maple
Quercus imbricaria Shingle oak
Quercus macrocarpa Bur oak
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 Bur oak
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 Mockernut hickory Edible nut
Juglans cinerea Butternut Edible nut
Aesculus glabra Ohio buckeye
Quercus muehlenbergii Chinkapin oak
Quercus velutina Black oak
Celtis occidentalis Common hackberry
Ostrya virginiana American hophornbeam
Prunus americana American plum Edible fruit
Juglans nigra Black Walnut Edible nut
Prunus nigra Black Cherry
Euonymus atropurpureus Eastern wahoo
Carya glabra Pignut Hickory Edible nut
Restoration Area - Lowland
Quercus palustris Pin oak
Quercus bicolor Swamp white oak
Carya laciniosa Shellbark hickory Edible nut
Platanus occidentalis American sycamore
Ulmus americana American elm
Betula nigra River birch
Gymnocladus diocus Kentucky coffeetree
Celtis occidentalis Common hackberry
Viburnum trilobum Highbush Cranberry Edible fruit
Staphylea trifolia Bladdernut Edible nut
Spirea Alba Meadowsweet
Amorpha furticosa Indigo Bush
Cephalanthus occidentalis Common buttonbush
Euonymus atropurpureus Eastern wahoo
Carya illinoensis Pecan Edible nut
MINUTES PRELIMINARY
PLANNING AND ZONING COMMISSION
JANUARY 17, 2019 – 7:00 PM – 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.
Adjournment:
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.)
4/2
4/5
(W.S)
4/16
4/19
5/3
5/17
6/7
6/21
7/5
8/16
9/6
9/20
10/18
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
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