Loading...
HomeMy WebLinkAbout02-21-2019 Planning and Zoning CommissionPLANNING AND ZONING COMMISSION February21, 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, S- lot residential subdivision located at 4354 Treefarm Lane 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. 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. To: Planning and Zoning Commission Item: CPA18-00002 North District Plan Amendment GENERAL INFORMATION: STAFF REPORT Prepared by: Luke Foelsch, Planning Intern Date: February 7, 2019 Applicants: North Dubuque, LLC 130 E. 3`d Street, Suite 400 Des Moines, Iowa 50309 Owner/Contact: North Dubuque, LLC 130 E. 3`d Street, Suite 400 Des Moines, Iowa 50309 515.371.2851 Requested Action: Amend the North District Plan's land use map to change the location of the proposed multi -family and single-family residential development. Purpose: To allow for higher -concentration multi -family residential development to be located central to the community and single-family residential development to be located along the western edge of the community. Location: Location Map: Existing Land Use and Zoning: Generally west of N. Dubuque St, south of Interstate 80 Single Family (RS-5) Mobile Home Park (OPD/RS-12) Undeveloped (ID-RS) 4 Surrounding Land Use and Zoning Comprehensive Plan: File Date: North: Interstate 80 East: Dubuque St South: Residential (RS-5, OPD-5, OPD-8, and ID- RS) Multi -Family (RM-20 and RM-12) West: Residential (OPD-5) North District Plan September 14, 2018 BACKGROUND INFORMATION: North Dubuque, LLC, the applicant, owns approximately 70 acres of property, hereafter referred to as Forest View, located west of Dubuque St, south of Interstate 80, and north and east of the Mackinaw Village neighborhood. On July 20, 2017, the Planning & Zoning Commission recommended adoption of an amendment to the North District Plan, requested by North Dubuque LLC, for this area. On August 15, 2017, City Council adopted this amendment to the North District Plan, which modified the land use map, accepted a sensitive areas inventory, and added certain housing, transportation, and design goals (see Attachment 2). Since the adoption of this plan amendment, the proposed development has changed. Therefore, the applicant has proposed an amendment modifying only the land use map of the North District Plan. Previously Adopted Comprehensive Plan Amendment (2017) The existing North District Plan land use map adopted in 2017 shows Forest View split into three main land uses, with Multi -Family Residential in the northwest corner, Low -Medium Mixed Residential in the southern and central area, and Highway/Neighborhood Commercial to the north and east (see page 4 of Attachment 2). The Sensitive Areas Inventory adopted under the same resolution was added to the North District Plan as an appendix and identifies impacts of proposed developments and potential preservation areas. There were five total goals adopted and incorporated into the North District Plan resulting from the 2017 resolution. The goals are as follows: Housing Goal: Upon redevelopment of Forest View Mobile Home Park, the developer/owner should provide relocation assistance to the residents that includes replacement housing, preferably in the immediate area, advisory services and moving expenses. Said relocation assistance must be offered and made available prior to any demolition of existing homes as part of any first phase of development. A relocation plan must be made available to residents. Housing Goal: Any development of multi -family residential adjacent to the Mackinaw Village neighborhood must incorporate design standards, setbacks, woodland buffers, low-level lighting, and other methods to maintain the livability of the Mackinaw Village neighborhood. Commercial and Institutional Uses Goal: To preserve the scenic character of this primary entrance to the City, any redevelopment of property along Dubuque St must adhere to strict design guidelines imposed through a Conditional Zoning 3 Agreement (CZA). Such design guidelines will address building fagade and materials, sign placement, setbacks from the street, screening and tree preservation. Commercial and Institutional Uses Goal: A buffer of existing trees and vegetation should be preserved between the Dubuque Street right of way and any development. Woodlands in between Knollwood Lane homes and commercial development should be preserved to provide a distance and visual buffer. For properties fronting on Dubuque Street, the percentage of preserved woodlands should exceed minimum code requirements. Transportation Goal: Upon redevelopment of property west of Dubuque St and south of Interstate 80, access to Dubuque Street for south -bound traffic north of Foster Road may be allowed provided that the access point / intersection is designed to accommodate anticipated traffic volumes from the developing area west of Dubuque St, south of Interstate 80. While the comprehensive plan amendment from 2017 modified a variety of aspects of the North District Plan, the current proposal seeks only an adjustment of the land use map. The above - mentioned sensitive areas inventory and goals will be carried forward with the proposed plan amendment. Proposed Conroprehensuve Man Amendment The current amendment proposes an updated land use map (see Attachment 3) which differs from the current land use map only in the placement of the Multi -Family Residential area and the Low - Medium Mixed Residential area. The proposal switches the placement of these two areas. The lower intensity mixed residential area would be established on the western edge of Forest View adjacent to existing single-family residential to the west and the higher intensity multi -family residential area would be established in the center of Forest View to serve as a transition between the lower intensity residential to the west and the planned commercial corridor to the east. Further details regarding the proposal are included in the Analysis section below. ANALYSIS: The applicant has submitted a proposed land use map (Attachment 3) which contains the following alterations to the current land use map: Central: For the central portion of the property, the applicant has proposed amending the map from Low -Medium Mixed Residential (8-13 units per acre) to Multi -Family Residential (8-13 dwelling units/acre). West and Northwest: For the northwest portion of the property, the applicant has proposed amending the map from Multi -Family Residential (8-13 units per acre) to Low -Medium Mixed Residential (8-13 units per acre) and extending this mixed residential area along the entire western edge of Forest View. East and Northeast: The map amendment proposed does not impact the commercial area. El Figure 1: Existing North District Plan Land Use Map Figure 2: Proposed North District Plan Land Use Map tk IFM1Mr1�n ,i� rRRI'T Iy aa+tfr WW! r The applicant's land -use exhibit illustrates the intent of the proposed rezoning and development plans, which now calls for the single-family housing community to be located on the west side of the development. The Commission is tasked with determining whether the Applicant's request satisfies the following criteria: 1. Circumstances have changed and/or additional information or factors have come to light such that the proposed amendment is in the public interest. 2. The proposed amendment will be compatible with other policies or provisions of the Comprehensive Plan, including any District Plans or other amendments thereto. COteria AnaDysus Regarding #1: Circumstances have changed and/or additional information or factors have come to light such that the proposed amendment is in the public interest. According to the applicant's statement (Attachment 4), the applicant relocated the proposed hotel "inboard to the development, per the recommendation of city staff, with the intent to remove all high -profile buildings off North Dubuque Street and to preserve the entry way off North Dubuque Street." This in turn caused the developers to shift the proposed single-family manufactured housing community to the western edge of the development, away from the hotel, which necessitated the multi -family development be moved to the center of the property. 5 This shift does, however, render the land use map adopted with the previous comprehensive plan amendment incongruous to the applicant's current development plan. It is staff's opinion that undergoing the comprehensive plan amendment process at this stage is in the interest of the public because aspects of the intended development are fundamentally different than what was planned for and what was conveyed to the public during the previous plan amendment process. Areas in the development that were once designated for single-family residential are now intended to be used for multi -family residential, and vice versa. Amending the land use map will align the public's expectations with the future development. Regarding #2: The proposed amendment will be compatible with other policies or provisions of the Comprehensive Plan, including any District Plans or other amendments thereto. The proposed shift of the lower intensity mixed residential towards the existing single-family homes to the west of Forest View is consistent with the North District Plan's planning principles. The overarching housing principle stated on page 9 of the North District Plan includes "providing opportunities for new housing development that complements existing neighborhoods," and a subheading on the same page states the intent to "retain the predominantly single-family residential character of existing neighborhoods." This proposal is consistent with both as it would allow for a transition from the existing single-family neighborhood to the west of Forest View toward the higher intensity multi -family development planned for the center of Forest View. This transition will mitigate the potential for out -of -scale development adjacent to the existing single-family neighborhood to the west, thereby better preserving and complementing the character of the existing neighborhood. The North District Plan also states on page 9 the intent to "locate medium -density housing, including townhouses, condominiums, and apartments ... close to neighborhood commercial areas." The proposed update to the land use map will better conform to this stated principle of the North District Plan by shifting the planned multi -family residential development closer to the neighborhood commercial corridor planned for the eastern portion of Forest View. STAFF RECOMMENDATION: Staff recommends that the Planning & Zoning Commission set a public hearing for February 21, 2019 on the proposed amendment to the North District Plan (CPA18-00002). ATTACHMENTS: 1. Location Map 2. Adopted Resolution for CPA16-00005, which includes the adopted North District Plan Land Use Map 3. Proposed Future Land Use Map for the North District Plan 4. Applicant's Statement . S%+*,� rJApproved by: Danielle Sitzman, AICP, Development Services Coordinator Department of Neighborhood and Development Services �t Prepared by: John Yapp, Dev. Srvs., 410 E. Washington St, Iowa City, IA; 319-356-5252 (CPA16-00005) Resolution No. 17-275 A resolution amending the North District Plan for approximately 70 acres west of Dubuque Street, south of Interstate 80, and north and east of Mission Point Road and Mackinaw Drive, to modify the land use map, accept a sensitive areas survey, and add certain housing, transportation and design goals Whereas, the North District Plan, an element of the Iowa City Comprehensive Plan serves as a land -use planning guide by illustrating and describing the location of appropriate land uses throughout in the North District, and provides notification to the public regarding intended uses of land; and Whereas, if circumstances change and/or additional information or factors come to light, a change to the Comprehensive Plan may be in the public interest; and Whereas, the North District Plan currently includes a goal to maintain and enhance existing housing while providing opportunities for new housing development that complements existing neighborhoods, protects environmentally sensitive areas, and is affordable to people of all incomes and ages; and Whereas, the North District Plan states that if the Forest View Mobile Home Park redevelops in the future, consideration should be given to securing relocation assistance for the current residents of the park; and Whereas, since 2001 when the North District Plan was adopted, over 500 new homes have been constructed in the area, the Thornberry Dog Park has been established, commercial and office uses have been established in the Peninsula Neighborhood, and several infrastructure improvements have been made including the Dubuque Street / Interstate 80 interchange and the on -going Dubuque Street elevation project; and Whereas, the proposed land use map includes commercial land uses south west of the Dubuque Street / Interstate 80 interchange, and existing transportation node, and mixed residential and multi -family uses northeast of the Mackinaw Village neighborhood; and Whereas, the applicant submitted a Sensitive Areas Inventory of its 70 acres which in general shows anticipated areas of disturbance and preservation; and Whereas, a new east -west road is reflected on the proposed land use map, and said road will provide a secondary access to and from the larger Peninsula neighborhood; and Whereas, because the new land use map contemplates redevelopment of the Forest View Mobile Home Park, will include a mix of uses, and will impact this busy, scenic entryway to the City, this amendment adds goals and objectives related to affordable housing, opportunity for commercial development, diverse housing and secondary access; and Whereas, the Planning and Zoning Commission has reviewed this amendment and determined that circumstances have changed to the extent that an amendment to the comprehensive plan is warranted. Now, therefore, be it resolved by the City Council of the City of Iowa City, Iowa, that: A. The attached land use map dated April 12, 2017 is hereby adopted and incorporated into the North District Plan as the land use map guiding development of the area shown. B. The attached Sensitive Areas Inventory dated April 5, 2017 is hereby added to the Resolution No. 1 7_779 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 <ellie Fruehling, J y Clerk City Attorneys Office 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 L Proposed Amendment to the Iowa City Comprehensive Plan (North District Plan) Muti-Famity Residential (8-13 Dwelling UniWAcre) o -� ;.'-�* iL FLINTDR a Low -Medium Mixed Residential °a (8-13 Dwelling Units/Acre) 4/(CII ItO[X RO FOSTER RO Highway/Neighborhood Commercial 'ry Low -Medium Mixed Reside (8-13 Dwelling Units/Acre) Low -Medium Mixed F (8-13 Dwelling Units/ H/TEASTATF Bp NE m m iNTENSTPTE eD NE µTERSTPTE EE SE LQ m Highway/Neighborhood Commercial ze zE s ep sE NNea pySPTE SSE NAYWOOO OF HighwayMeighborhootl Commercial pa p sFe p i i r Cn'4ELRNE Gq PEN11ftE --.. 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 Opp Masai hbk ENGINEERING Exhibit A: Forest View Sensitive Areas Inventory 250 500 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. 1,000`i y = Feet r Project Boundary Potential Woodland Development N ©'' 1 Pipeline Easement Commercial, preservation (1.6 ac) W +E Waflards; (1.32 ac) Commercial, proposed impact (3.8 ay w' .E wetlands(1.32 ac) i Protected Slope Buffer (59) Resitlential, preservation (15.6 ac) :............ S 1� VJootllantl Bober Residential, proposed impact (14.6 ac) n. semec eannvew en.o-onm,�mi mc. anrzan 0 Ifm U J J m W_ m co W = E a L LLV� 0 z C? FiLED N � z 2010 SEP 14 AM I1- 52 2 CITY CL.E111i w Forest View September 2018 Applicant's Statement for Comprehensive Plan AmendRit E Introduction 26JU SEP 14 Ali II! 52 On August 15th, 2017 the council made a resolution to amend the North Di�s�*tri_ct Plan for approximately 70 acres west of Dubuque Street, south of Interstate 80, ar�d g rltl a i�l�e'stlof Mission Point Road and Mackinaw Drive, to modify the land use map, accepta sensitive'afeas survey, and add certain housing, transportation and design goals. Based on the feedback from city staff and the community of Iowa City, the development team made three key modifications from the site plan. 1. The hotel, previously located adjacent to North Dubuque Street, was relocated inboard and replaced by smaller footprint commercial retail buildings. 2. Forest View Neighborhood swapped sites with the western multi -residential housing complex. 3. Forest View Drive shifted from the North to the South of the office and commercial buildings along Interstate 80. These modifications were driven by our desire to preserve the treasured scenery of North Dubuque Street, maximize green space and natural areas, create a distinct separation between commercial and residential areas, complement the existing communities, and protect the interests of the current and future residents o f the community. With respect to what was previously proposed during the comprehensive plan, the hotel was relocated inboard to the development, per the recommendation of city staff with the intent to remove all high -profile buildings off North Dubuque Street and to preserve the entry way off North Dubuque Street. As a result, Forest View Neighborhood was moved to the western end of the development and switched places with the high -concentration residential, which was shifted inboard and central to the development. The newly proposed arrangement provides current and future residents of Forest View Neighborhood a safer, less trafficked area, establishing a single-family subdivision adjacent to an existing single-fvnily subdivision. In addition to the long-term benefits, this adjustment will allow us to speed up the construction and phasing of the road and infrastructure, as well as the construction of the manufactured homes. This will expedite the construction of Forest View Neighborhood, as well as the construction of the secondary access (Forest View Drive). Shifting Forest View Drive south resulted in the ability to create a sound buffer composed of greenspace and timber to promote healthy living within the surrounding communities. The previous sound buffer would have been a multi -family residential complex that would have required a variance from the City. Under the modified plan, this variance is no longer required. In addition to the Forest View Drive shifting to the South, the development team added an additional connecting road that is designed to be able to connect with Haywood Drive. Forest View September2018 The shift of the high -concentration residential to the central area of the development creates a community hub that is adjacent to the commercial amenities. By moving the multi -family residences to this location, the existing multi -family residences will naturally become a part of this central location and will allow these residents to better access the commercial niceties with case and convenience. c7 C.D Farest View Septem be 2018 Gjait°,, A. Circumstances have changed and/or additional information or factors have come to light 2010 SEP (WhAftll152roposed amendment is in the public interest. a. Since the Comprehensive Plan was originally completed hr 2001, over 500 new CITY tries have been constructed in the Peninsula, Elk Run condominiums, and 10V7`it CITY.I.Vlackinaw Village. These new neighborhoods have significantly altered the character of the area, by the creation of Thornberry Dog Park, commercial property, multi -family and single-family residential housing, and medical offices. b. During the 2008 and recent floods, these residents were forced to evacuate due to the Iowa River exceeding its banks and covering Foster Rd. This proposed development will provide secondary roadway access to those residents during such an event and they will be able to remain in their homes. C. Forest View Mobile Home Park was developed in the 1940s and the majority of the existing homes were constructed in the 1960s, and 1970s, prior to the National Manufactured Housing Construction and Safety Standards Act of 1974. This proposed development seeks to improve the housing quality by providing permanent, affordable homes a few hundred feet to the west. B. The proposed amendment will be compatible with other policies or provisions of the Comprehensive Plan, including any District Plan or other amendments thereto. a. The North District Planning Principles (p.10)— i. Housing Goal- states that future development should, "Maintain and enhance existing housing while providing opportunities for new housing development that complements existing neighborhoods, protects environmentally sensitive areas, and is affordable to people of all incomes and ages." ii. Commercial and Institutional Uses — states that future development should, "Focus commercial activity in existing nodes along major arterial streets ... Discourage strip connnercial development" iii. Retain and enhance the open space buffer between Interstate 80 and residential development."- "Provide for new parks, trails, and open space to meet the present and future needs of area residents with an emphasis on protecting and enhancing the District's unique natural areas.... Protect sensitive enviroiunental features... Retain and enhance the open space buffer between Interstate 80 and residential development." b. The South District Plan Map Designations (p.52) i. The `Low to Medium Mixed Residential' map designation in the South District Plan has been applied to this Comprehensive Plan miendruent. Forest View September 2018 ..,_ t This map designation aligns with the principles of the proposed site r >, development, because "clustering is desirable to protect sensitive ...r 3 environmental features." This map designation indicates 8-13 dwelling urlitslacre. lhe"'North District Planning Principles - Housing development that complements existing neighborhoods... and is affordable to people of all incomes and ages: As noted in the North District Plan, "Consideration should be given to securing relocation assistance for the current residents of forest View Park (p. 27)," a relocation plan has been created and will be implemented once development proceeds. A new neighborhood will be created that is permanent and affordable. d. The North District Planning Principles - Environmental Sensitive Areas: As stated in the North District Plan (p. 27), "Promoting conservation design by clustering development away from wooded areas and ravines [that] will protect wildlife corridors, preserve the tree canopy in the area, prevent erosion of steep slopes, and reduce storm water run-off." North Dubuque; LLC is proposing to develop the site using lose -impact design techniques that will cluster development and protect environmental features throughout the area. In addition, North Dubuque, LLC has a goal of retaining as much storm water run-off as possible on site. This goal exceeds current City storm water standards. e. The North District Planning Principles - Parks and Open Space that retain and enhance the open space buffer between Interstate 80 and residential development i. The majority of the proposed development along I-80 is proposed to be used for office and retail/community commercial; however, the western portion of the site is residential. North Dubuque, LLC is aware of City Code requirements for residential uses within 300' of 1-80. By preserving the existing tree canopy and using appropriate building materials, any residential uses will be buffered from the sound of lnterstate 80. f. The North District Planning Principles - Commercial and Institutional Uses that focus commercial activity in existing nodes along major arterial streets... Discourage strip commercial development i. The proposed development includes well -designed and environmentally sensitive commercial uses along Dubuque Street. g. The Comprehensive Plan stresses the importance of creating and maintaining attractive entrances to Iowa City. Any redevelopment of the property along Dubuque Street will have a goal of maintaining the scenic character by incorporating strict design guidelines through a Conditional 7oning Agreement (CZA). Project Green has a 40-year history of maintaining and protecting the Dubuque Street entry -way into Iowa City. Representatives from Project Green met with North Dubuque, LLC representatives to discuss the proposed development and receive input and suggestions to ensure that the goals of the Comprehensive Forest View September 2018 Plan are met. This partnership will continue throughout the development. The goal of the development is to preserve as much of the natural features of the site as possible. The proposed commercial area along Dubuque Street will be unique in that the main feature will be the natural vegetation and not the commercial buildings. CIj us P. P Cw4l f✓�: �a c ,a 7 Forest View Ln September 2018 L Ap'xCicant s Statement for Comprehensive Plan Amendment Narrative ckgr n r - tth D uquc� 1, LC owns approximately 70 acres all of which fall under the North District Plan. Tlwestem portion of the property includes one single-family home; the central portion includes Forest View Mobile Horne Park and the eastern portion of the property includes three single-farnily homes. The majority of the approximately 70 acres is vacant. The current North District Plan shows the anticipated uses for the property as Multi -Family Residential, Single-Family/Duplex Residential, Large Lot/Rural Residential, Public/Private Open Space and Conservation Areas. The plan being proposed will incorporate a mix of uses, such as Office/Commercial, HighwayiNeighborhood Commercial, Open Space and a mix of Residential. The proposed plan will focus heavily on land conservation and will provide secondary road access to the neighborhoods to the west, including the Mackinaw and the Peninsula neighborhoods. Protection of environmentally sensitive areas is very important to the Applicants. As stated in the North District plan (p. 27), -'Promoting conservation design by clustering development away from wooded areas and ravines [that] wilt protect wildlife corridors, preserve the tree canopy in the area, prevent erosion of steep slopes, and reduce storm water run-off." North Dubuque, LLC worked with Earthview Environmental to prepare a sensitive areas plan to show the sensitive features of the site and to highlight the woodland, steep slopes and wetland areas to be protected. In addition, they are proposing to develop the site using low -impact design techniques in order to minimize the impact of storm water run-off. Estimates on the amount of storage required for storm water have been provided using the Ven Te Chow design method. It is likely that a combination of low -impact design using pervious pavers, bioretention cells, or other similar methods will be combined with more traditional practices, such as underground detention. The west portion of the property will become a new neighborhood for residents of Forest View Mobile Home Park. The area where Forest View Mobile Home Park is currently located is shown as Multi -Family Residential. The area for the new neighborhood is vacant land. The new area is proposed to be Law -Medium Density Mixed Residential (RS-12). This designation is meant to retain as many current Forest View residents as possible. Additionally, this designation complements the development's desire to protect environmentally sensitive areas while maintaining a lower scale residential neighborhood feel. Forest View Mobile Home Park was developed in the 1940s and the majority of the existing homes were constructed in the 1960s and 1911 Os, prior to the National Manufactured Housing Construction and Safery Standards Act of 1974. North Dubuque, LLC is proposing to relocate residents from Forest View Mobile Home Park to a proposed neighborhood of permanent, affordable homes a few hundred feet to the west. The new neighborhood will be less dense than the existing Forest View Mobile Home Park with larger lots, additional open space with soccer fields and playgrounds, and a community building with a tornado shelter. The south-central portion of the proposed development is proposed to be Multi -Family Residential (RS-12) comprised of mixed -use development with apartments, condominiums, and Forest View Septem her 2018 a senior living complex aimed at increasing the density while providing a range of housing options and protecting sensitive areas. Due to the preservation of woodlands, a higher density is requested. it is a desire of the developers to have a diversity of housing options, including inter - generational living. This area will be designed to provide senior living options that provide residents with an active lifestyle and the option to start in the neighboring apartments or condominiums and as the need for care increases, they can move into the higher density units. This increased density preserves sensitive areas and meets the design elements of the Conservation Design zone expressed in the North District Plan. While this change in use and density is a departure from the North District Plan, the increase in housinu within The Peninsula and Mackinaw Village has also dramatically altered the neighborhood. This proposed development will add additional housing options, much like those successfully attracting different income -levels in nearby neighborhoods, while providing access to commercial offices and a marketplace. The closest commercial areas to the proposed Forest View development are located in The Peninsula neighborhood, which includes a few offices mid minimal retail spaces. While the proposed Office Commercial and Highway/Neighborhood Cormmercial zoning on the eastern side of the development is different than uses outlined in the North District Plan, they are meant to serve the growing number of residences within the neighborhood. These offices and commercial uses would adhere to any design criteria outlined in a Conditional Zoning Amendment. The Highway/Neighborhood Commercial zone could potentially include a marketplace that would also serve the surrounding community. The northern portion of the development site is adjacent to I-80. The majority of the proposed development along I-80 is proposed to be used for office and retail/community commercial:. however, the western portion of the site is residential. The Applicants are aware of City Code requirements for residential uses within 100' of 1-80. By preserving the existing tree canopy and using appropriate building materials, any residential uses will be buffered from the sound of Interstate 80. During the floods of 2008, a portion of Foster Road was under water forcing the evacuation of 500+ residents in the neighborhoods to the west of this area, including the Peninsula and Mackinaw neighborhoods. The proposed road alignment would eliminate the need to raise Foster Road and will provide direct access for residents to N. Dubuque Street in the event that another major flood should occur. LUMy r- tewqM �F'uupwv ya- tD r+ Forest View September 2018 Dubuque Street Commercial Area The Comprehensive Plan stresses the importance of creating and maintaining attractive entrances to Iowa City. Any redevelopment of the property along Dubuque Street will have a goal of maintaining the scenic character by incorporating strict design guidelines through a Conditional Zoning Agreement (CZA). 'the CZA will cover items such as building fagade, sign placement, setbacks from the street, building materials, screening and tree preservation. The commercial uses will support the proposed neighboring offices and also the surrounding residential neighborhoods. In addition. the area between Laura Drive and Dubuque Street is currently designated in the Comprehensive Plan as Large Lot Rural Residential and contains slopes, woodlands and wetlands_ Earthview Environmental was hired to survey the area, create a sensitive areas map and to designate areas to be preserved. A large buffer of trees will be preserved between the commercial area and the homes to the south along Knollwood Drive, in addition to preserving trees in the area between Dubuque Street and the commercial area. The new Forest View Drive will connect with Dubuque Street and complete the secondary access options for the neighbors to the west. To make the connection and to provide access to the new commercial area, a portion of the wetlands may be disturbed. Earthview Environmental has been in contact with and has given a tour of the area to representatives of the US Army Corps of Engineers. The wetland delineation reports and the joint permit application to the US Army Corps of Engineers and the Iowa DNR have been submitted for preliminary review. In order to serve the growing population in the neighborhoods to the west of the property, the residents of the proposed development and the surrounding community, it is necessary that commercial development occur at this location. This commercial site offers an opportunity for small to medium sized offices, neighborhood retail, hotel options and potentially a marketplace for nearby residents who currently drive to Coral Ville for basic- provisions. The Applicants intend to not only abide by the lowa City Sensitive Areas Ordinance, but also intend to make the wetlands and woodlands an asset to the commercial development. Neighborhood Input Three Good Neighbor meetings were held on Sunday, November 13, 2016 at the Iowa City Elks Lodge. Approximately 112 people attended the meetings, including residents fromMackinaw Village, Oak Grove Condominiums, Haywood Drive, Foster Road, Knollwood Lane. Idyllwild and Forest View Mobile Home Park. Additionally, the development team presented at the Planning and Zoning meeting on April 19, 2018. Meetings were held in June 2016 and in August 2016 at Parkview Church for residents of Forest View Mobile Home Park to discuss the Comprehensive Plan process and the proposed developmWt w .l ground 70 people at each meeting. Additional meetings were held in Deeember=01TAIlks Lodge, in April 2018 at Davis Homes in Mount Pleasant, and in July 2011 at Pa!&.vie f-,*,hurch for the residents of Forest View to expla'm the modifications to the Coi S7ehengjN e $l�and review floor plans. Also, regular monthly meetings are held at the Centerr'.for Y�crkei'rustice with the Forest View Tenants Association and representatives of Forest View September 2018 North Dubuque, LLC to discuss the proposed development and the Comprehensive Plan amendment process. Comments are also accepted at www.forestviewic.com. In addition, individual meetings were held with representatives from Environmental Advocates, Project Green and the Iowa City Downtown District to discuss the project and to receive input and suggestions for the proposed development. Representatives of all three entities were supportive of the general principles of the proposed development. c\i to 8. U F y' ice` NCw vJ pr' rid'~" REm Forest View September 2018 Relocation Plan Several development considerations align with the North District Planning principals, such as Housing, Commercial and Institutional Uses and Parks and Open Space. As noted in the North District Plan, "Consideration should be given to securing relocation assistance for the current residents of Forest View Park (p. 27), ' a relocation plan has been developed and will be finalized and implemented once the rezoning process begins. Regularly scheduled monthly meetings with the Forest View Tenants Association- the Center for Worker Justice and representatives of North Dubuque, LLC are being held to discuss the Relocation Plan, comprehensive plan amendment, rezoning process and the timeline of the proposed project. Also, five Large neighborhood meetings with Forest View Mobile Home Park residents were held in June 2016, August 2016, December 2017, April 2018, and July 2018 to discuss the overall plan for the property, the comprehensive plan amendment process, rezoning process and the Relocation Plan. In order to engage residents, each of these events has been promoted with Spanish translated documents and had translators present. Representatives of North Dubuque, LLC worked with the Forest View Tenants Association, the Center for Worker Justice and HBK Engineering to develop a Relocation Plan in both Spanish and English. The Relocation Plan has been discussed and ideas generated at the monthly meetings and at a workshop promoted be the Center for Worker Justice. In addition, the Plan is on the Forest View website created by North Dubuque, LLC (www.forestviewic.com), copies have been distributed to residents in both FnOish and in Spanish by the Forest View Tenants Association, and the Relocation Plan was discussed during the door-to-door resident survey undertaken by HBK Engineering. The Applicants have worked to ensure that every Forest View Mobile Home resident is aware of the proposed development, the proposed changes to their neighborhood and the details of the Relocation Plan. Due to the above Listed changes to the surrounding land use and compatibility with the City of Iowa Ci s Comprehensive Plan, we are confident that the proposed amendment meets the approvalmritei ia. cwa To: Planning and Zoning Commission Item: SUB18-00019 Pigeon Timber Second Addition GENERAL INFORMATION: STAFF REPORT Prepared by: Ray Heitner, Associate Planner Date: 02/21 /2019 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: Requested Action: Purpose: Location: Location Map: Longsterman Holding LLC 4105 Windsor Ct. Suite 2 Coralville, IA 52241 319-631-4133 aklostermanbuild@aol.com Approval of preliminary and final plat. Construction of three single-family homes. Johnson County, Fringe Area "A' North Corridor. 4354 Treefarm Ln. NE. Size: 3.17 acres 0 Existing Land Use and Zoning: Surrounding Land Use and Zoning Comprehensive Plan: Neighborhood Open Space District: File Date: Rural residential, R - County Residential North: R — County Residential South: R — County Residential, A— County Agricultural East: R — County Residential West: AR — County Agricultural Residential Iowa City/Johnson County Fringe Area Agreement 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 new45-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 Lott 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 through 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. 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. rd 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 R RR R A R R R RR RR R R Rf�EDEN DR NE k FIR -'R �u Z R J� A pR `ARARAR F A R R R R A R A R A A A STD NE An application submitted by Longsterman Holding LLC for preliminary and final plat approval for Pigeon Timber Second Addition, a 3.17 acre, 3-lot subdivision located at 4354 Treefarm Ln NE. M 144TI AR AR R AR 1 ::m1ir4 rYli®I14TV CITY OF IowA CITY F'1 A A�_ A A A oleo A A A A I [4]Ai%mil I r'a 00161 W 04107.11 IMA INDEX LEGEND [IIIIIII[11Lim to] 11K PIGEON TIMBER REQUESTOR: AARON KLOSTERMAN PROPRIETOR: LONGSTERMAN HOLDINGS, LLC SURVEYOR: J. SCOTT RITTER, PLS H16546 COMPANY: HART-FREDERICK CONSULTANTS P.C. 510 STATE ST. PO BOX 560 TIFFIN, IA 52340 RETURN TO: sritter@hart-frederick.com (319) 545-7215 NEWPORT TOWNSHIP LOT 14 \ Mark Wendell Schulz NEWPORT RIDGE SUBDIVISION BK. 36, PG. 238 APPROVED BY THE CITY OF IOWA CITY. IOWA N I I I I I I I I I I I LOT 15 '1 I I I CITY CLERK DATE I I I I -,I Lucas S. Van Orden IV I I I I I I I I I I I I I I LOT 7 I I I I I HART-FREDERICK CONSULTANTS P.C. www. hart -f rede rick com 510 Rate Street P.O. Box560 TIFFIN, I0WA523404)560 Phone .(319)545-/215 www. hart -frederick.com PRELIMINARY A FINAL PLAT J PIGEON TIMBER SECOND ADDITION 1:. A RESUBDIVISION OF LOT 2 OF PIGEON TIMBER SECTION E JOHONSON COUNTY, W IOWA Gary L. Lust cc�� Cj J O�V�Z�o �404� �32 e LOT 1 Mary Jo Jacobsmeier-Strait NUMBER ➢IRECTION ➢ISTANCE Ll N 00.08'53' E 33.37'(M) N 02.OL'29' E 33.36'(R) L2 N 00.33'L3' E 56.83'(M) N 02.20'54' E 56.85'(R) L3 N 00.33'L3' E 21.26' L4 N 00.33'L3' E 35.57' L5 N 89°22'38' W 154.39'(M) S 87°39'06' E 154.38'(R) L6 S 00.06'1L' W 91.94'(M) S OL°49'58' W 91.73'(R) L7 N 00.06'1L' E 91.94' L8 S 15'L4'36- W 91.907(M) S 17.03'52' W 91.30'(R) L9 N 15'L4'36- E 58.L2' L10 N 81.54'09' E 8.80, Lll N 25°43'42' W 33.00'(M) N 23-58'44- W 33.00'(R) L12 S OL°53'44' E 184.03' L13 S 16.58'23' E 84.40' L14 N 15'L4'36- E 71.07' L15 N 08.56'16' W 199.81' L16 N 03.26'09- W 92.63' L17 S 03.26'09' E 89.05' L18 S 08.56'16: E 202.72' L19 S 81.53'L2W 23.88' f9UIXa17OICl:iX iYi4aIJIInnnunm Being Lot 2 of Pigeon Timber as is recorded in Book 35 on page 98 in the office of the Johnson County Recorder. ----------------------------------------------- --� LEGEND Joseph E3 White \\ TRACT 1 1 TRACT 2 I / \ W CONSERVATION EASEMENT P.O.B. , , \ R.O.W. DEDICATION \ \ - - / \ >89°24'23"E 293.23(M) S87°3410'E 293.60'(R) I� o m I� 0 Izc60. s m o 0 0 H o N 0 o Iw .o 133 z to 0 00 NOTE; The purpose of the Conservation Easement is to preserve the natural drainageway running north & south through this area, along with the other conservation values in this Conservation Easement. Accordingly, land use within this Conservation ACRE In O.W. o r Easement must comply TRACT 3 with the Subdivider's +56.90' m ° \` \\ CURRENT ZONING: R-RESIDENTIAL Agreement for this / r o ` \ SETBACK REQUIREMENTS I89°20'44'E 310.86' 0 00 `v A FRONT = 40' SUbdIVISIOn, m u' ` \ SIDES = LO' ` 20' X 20' WELL SITE \ \ CENTERED ON LINE REAR SURVEY \ REAR = 0,0 \ AREA = 45000 SQ. FT. 2 a a'� l 2 1 I BK. 14,\PG. 64 \ EAST 1/4 CORNER 1.00 ACRE \ \ SECTION 8'REB6 �lOA8 ACRE R.O. EXISTING DRIVE v A FLUSH 5/G REBAR \ ,,� FLUSH W/GROUND 84.23' N 1 ` TIES BK 34 PG 3L1 260.2Y 260.60' R VE 50.48-228.20'- - \ Kenneth L. Lowder \ ' 'n ` \\ 3� Joe B. Sohaski 1 1 b I I Betty Lou Kemp z Im ---L5 v ___ 148610__.. II. 1 i II N 8 E 265 9°03'12' 743'(N) � Betty Lou Kemp._ I I CENTER SECTION 26-80-6 SUBDIVISION I ISDI / I FOUND 5/8" REBAR #8165 ALTO,' 134 Betty Dalton pG. I / FLUSH W/GROUND25,11' gK. TIES BK. 40, PG. 283 LOT 1 I / /r / LOT 1 LOT 2 CONSERVATION EASEMENT V v - Robert L. Maske \ ,,-' \ Gary L. Lust ? S89'03'12"W 169.22'. __.__.__.__.__._ __._ _ __. ; 1002.14 a10926 Ce °o a "a5 a a 28 TRACT 4 Gary L. Lust I` ROW o ROW I a " w \ \ Robert L. Maskeo \\ o o ~ o ro ) TIMBER -'� I / � (+EON o � 98 Tina McCoy Hearn / IG \ Being a part of Lot 2 of Pigeon Timber as is recorded I - C// P o`� pG. / 'r / g,C 35 �' m I EXISTING COMMUNITY WELL \ in Book 35 on page 98 in the office of the Johnson 1 r o � / e / Z /SEE WELL AGREEMENT \ County Recorder more particularly located in the I / / fr. / Kathleen A. Cable 2 � BK. 393, PG. 365 \\ 30' ACCESS EASEMENT Southeast 1/4 of the Northeast L/4 of Section 26, I , Township 80 North, Range 6 West of the 5th P.M., i - - yf'' TRACT 5 \ B t f L t 2 f P' Tib Johnson County, Iowa and is described as Commencing at _ _ - - - _ ° o ' •/ the Northwest corner of said Pigeon Timber; thence - - - - ART RD NE e o /K 198 S81°20'59"E S 89.24'23' E along the North line of said Pigeon Timber, - - - t- - NEW.P i ° <N81°20595W ) 198¢jiR m n distance of 60.00 feet to the Point of Beginning; I _ ---';- 24301' ) m � N distance ofthence t1nuing S 50.48 feet; 2thence S along 01 53544" W, aid North d stance >--1____---` - - = - ° ° N99°3500 y� 24293 iM)a °g81 of 184.03 Feet; thence S 16'58'23' E, a distance of 84.40 - - ;- -` TREEF - - -12 iR) "' '3 S8 Feet to a point on the common line between Lot L and _ _ _ - - - ARM - m O Q-� I '� Lot 2 of said Pigeon Timber; thence N 89.22'38' W along - - - - I LN• NE - - - a:c0� i� O said common line, a distance of 84.23 Feet; thence N 00'39'16" E, a distance of 264.28 feet to the Point of Beginning containing 0.36 acre. j RIGHT OF WAY ➢E➢ICATION Being a part of Lot 2 of Pigeon Timber as is recorded in Book 35 on page 98 in the office of the Johnson County Recorder more particularly located in the Southeast 1/4 of the Northeast 1/4 of Section 26, Township 80 North, Range 6 West of the 5th P.M., Johnson County, Iowa and is described as Commencing at the Northwest corner of said Pigeon Timber; thence S 89°24'23' E along the North line of said Pigeon Timber, a distance of 33.00 feet to a point on the East right of way line for Newport Road NE, being the Point of Beginning; thence continuing S 89.24'23' E along said North line, a distance of 27.00 feet; thence S 00'39'L6" W, a distance of 264.28 feet to a point on the common line between Lot L and Lot 2 of said Pigeon Timber; thence N 89'22'38' W along said common line, a distance of 27.00 feet to a point on said East right of way line for Newport Road NE; thence N 00°39'16' E along said East right of way line, a distance of 264.26 feet to the Point of Beginning containing 7135.3E square feet (OA64 acre). I hereby certify that this land surveying document was prepared and the related survey work was performed by me or under my direct personal supervision and that I am a duly licensed Professional Land Surveyor under the laws of the State of Iowa. J. Scott Ritter, P.L.S. Date Iowa License Number: 16546 My license renewal date is December 31, 2018. Pages covered by this seal: THIS SHEET ONLY Charles Thomas Foster Jr. Basis for be- -'-- is IARTN net, Iowa South c J. SCOTT RITTER 16546 E o loa zoo Scale: t' = tall' Dan M. Gable Z O~ I v I I I I I I I I I I I I I I I I I I I I I I NUMBER ARC LENGTH DELTA ANGLE RADIUS CHORD LENGTH CHORD DIRECTION CL L00.65 06'24727" 900.00 L00.60 S 03'06'03" E <M) 99.9E 06'2L'41" 900.00 99.87 S 01'20'52" E <R) C2 L00.09 06'24'27" 895.00 L00.04 N 03'06'03" W C3 99.09 L5'08'26" 375.00 98.81 S 07'40'24" W (M) 99.69 L5'13'54" 375.00 99.40 S 09'22'20" W (R) C4 97.77 L5'08'25" 370.00 97.49 N 07'40'23" E C5 45.89 07'06'24" 370.00 45.86 S 03'39'23" W CIS 5L.88 08'02'02" 370.00 5L.84 S Ll'L3'35" W C7 43.51 07'L9'54" 340.00 43.48 N Ll'34'39" E C8 266.74 63'40'44" 240.00 253.2E N 32.25'56" E <M) 266.71 63.40'22" 240.00 253.20 N 34611'05" E (R) C9 303.38 63.40'L7" 273.00 288.01 S 32.26'09" W of L - _ \ eing a par o 0 o im er as is o 19 o °o o \ recorded in Book 35 on page 98 in the office 0.56 L °oo°oo ,. ° 49 )' °° °° 1''/�f� of the Johnson County Recorder more g o o.°S81'5409 ° �" ?_' - (R) Y particularly located in the Southeast L/4 of 169.30 M o 3808 �" ice' 154.49 ' ; the Northeast 1/4 of Section 26, Township 80 2 W S83o ° o I I\ ; North, Range 6 West of the 5th P.M., Johnson 57" W 169.36'LK) oo I County, Iowa and is described as Commencing at o \ I the Southwest corner of said Lot 2; thence ° \ I N 00'08'53' E along the common line between 30' ACCESS EASEMENT \ ° o \\ I Lot I and Lot 2 of said Pigeon Timber, a distance of 33.37 feet to a point on the \ I ' North right of way line for Treefarm Lane NE; 1 0 1 I thence IN81.53'12" E along said North right of PLAT O, SURVEY o� ` �' ' way line, a distance of L40.56 feet to the ��. SHUBATT'S TREEFARM ESTATES of g17107g BK. 9, PG. 15 1 �'�' distance ofPoint feet thence50Nor Northerly 43.51 �-� a''' o BK. 35, PG. 99 1 feet along the arc of a 340.00 foot radius ao I curve, concave Westerly, whose 43.48 foot Kathleen A. Gable j LOT 2 chord bears N LL'34'39" E; thence I / I N 08°56'16' W, a distance of 199.81 feet; / I / Kathleen A. Gable Kathleen A. Gable thence N 03'26'09' W, a distance of 92.63 i feet; thence S 89'20'44" E, a distance of 30.08 I feet; thence S 03°26'09' E, a distance of 89.05 I feet; thence S 08656'16' E, a distance of ' K LOT 1 202.7E feet to a point on the West right of l \ - -I way line for said Treefarm Lane NE; thence \ Southerly along said West right of way line \ / 51.88 feet along the arc of a 370.00 foot radius curve, concave Westerly, whose 5L.84 1� \ foot chord bears S LL613'35' W; thence \ \ - - S 15.14'36" W along said West right of way _ ` - - - - - - - - - - I L.- line, n distance of 58.1E feet to n point on -----___ \ - - - - - said North right of way line for Treefarm ----___ \ �________1____-----Lane NE; thence S 81.54'09" W along said North ---- _ __________________________________ right of way line, a distance of 8.80 feet; thence S 81653'12' W along said North right of L_._._._._._._._._._._._._._._._._._._._._._._._._._._._.-.-.--------- way line, a distance of 23.88 feet to the Point of Beginning containing 0.28 acre. LONGSTERMAN HOLDINGS, LLC P.O. BOX 5275 CORALVILLE, IA. 52241 ATTORNEY: RYAN J. PRAHM 425 E. OAKDALE BLVD., SUITE 201 CORALVILLE, IA. 52241 PLAT PREPARED BY: HART-FREDERICK CONSULTANTS P.C. 510 STATE Si. P.O. BOX 560 TIFFIN, IA. 52340 REVISION DATE REASON L 12/5/18 L ACRE MIN. LOT AREAS 2 L/17/19 ADD STREET SURFACE 3 PRELIMINARY a FINAL PLAT PIGEON TIMBER SECOND ADDITION A RESUBDIVISION OF LOT 2 OF PIGEON TIMBER SECTION 26, T-80-N, R-6-W JOHNSON COUNTY, IOWA 13/17 UNN: JSR Arr: p GPS/ROBOT PROJ. NO: 171048.49 i r �tu�11r � CITY OF IOWA CITY CITY OF IOWA CITY MEMORANDUM 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 project. All correspondence received as additional correspondence received will be at the meeting on February 21, 2019. Questions from the Informal Meeting from members of the public regarding the proposed of Thursday, February 14, 2019 is attached. Any provided to the Commission either in advance of or 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 projects 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 properly. 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. lu•iY�..eageSCSokMn-^.�. �tq� ,, -,� 1 7-7 Nil WIT mop Ott d �, ZLZ 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. LOCAL. or COLLECTOR so 30' o / CURB LOCAL or R.O.W. COLLECTOR ARTERIAL 3c, 30 I 30• so ARTERIAL 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: Da itzman, AICP, Development Services Coordinator Neighborhood & Development Services UTILITI INFR4STRUCTURE SOLUTIONS ENGINEERING 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 CHICAGO, IL I OAK BROOK, IL I NORRISTOWN, PA I PHILADELPHIA, PA I IOWA CITY, IA I CEDAR RAPIDS, IA UTILITI INFR4STRUCTURE SOLUTIONS ENGINEERING Forest View Good Neighbor Meeting Notes Date Held: November 13, 2016 Time: 5:00 pm Attendees: 35 people in attendance, including residents of Mackinaw Village, Oak Grove Condominiums, Haywood Drive, Foster Road and Knollwood Lane. Plus representatives of the City of Iowa City, HBK Engineering and North Dubuque, LLC. Location: Iowa City Elks Lodge, 637 Foster Road, Iowa City, IA 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 CHICAGO, IL I OAK BROOK, IL I NORRISTOWN, PA I PHILADELPHIA, PA I IOWA CITY, IA I CEDAR RAPIDS, IA UTILITI INFR4STRUCTURE SOLUTIONS ENGINEERING Forest View Good Neighbor Meeting Notes Date Held: November 13, 2016 Time: 6:30 pm Attendees: 28 people in attendance, including residents of Idyllwild Condominiums, Knollwood Lane and area east of Dubuque Street, north of Bjaysville Lane. Plus, representatives of the City of Iowa City, HBK Engineering and North Dubuque, LLC. Location: Iowa City Elks Lodge, 637 Foster Road, Iowa City, IA 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 CHICAGO, IL I OAK BROOK, IL I NORRISTOWN, PA I PHILADELPHIA, PA I IOWA CITY, IA I CEDAR RAPIDS, IA � r Summary Report for p' Good Neighbor Meeting's CITY OF IOWA CITY Project Name: Forest View Development Project Location: Laura Drive Meeting Date and Time: December 11, 2017 at 5:00 - 7:00p Meeting Location: Iowa City Elks Lodge Names of Applicant Representatives attending: Blackbird, HBK Engineering North Dubuque, LLC (owners) Names of City Staff Representatives attending: Sarah Walz Number of Neighbors Attending: 40 Sign -In Attached? Yes No x General Comments received regarding project (attach additional sheets if necessary) - 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 Concerns expressed regarding project (attach additional sheets if necessary) - 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 Will there be any changes made to the proposal based on this input? If so, describe: 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 Staff Representative Comments 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 71h, 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. From: David DeMik To: Anne Russell Subject: Re: Forest View Neighbor Notice Date: Thursday, February 07, 2019 12:39:54 PM IE Anne, I am having trouble locating the traffic study to assess the impact of the proposed development and rezoning on the Mackinaw Village area. This was a universal concern voiced by residents of the area and shared by members of the Planning and Zoning Commission when publicly discussed last year. Developers provided assurance this would be completed and available for review, however it appears all traffic studies seem to focus on Dubuque Street. To briefly summarize, the proposed development converts Algonquin Rd from an access point to a small residential neighborhood (Mackinaw Village) into a major throughway for both the proposed development and entire Peninsula area. Due to the existing width of the road and necessary on -street parking, the road cannot readily accommodate traffic flow in both directions at the same time. This is particularly evident during the winter months when there may be snow on the ground. Photos are attached for reference. Please share them with the Commission as they may not appreciate the day-to-day road conditions. There are also concurrent concerns about the noise and safety of this many cars passing through a neighborhood, particularly given the speed at which people travel on Foster road. Algonquin appears to have been designed as access to a small residential area and does not seem equipped to function as the secondary access point to the Peninsula or fit to accommodate the housing density and commercial developments proposed by the developers. Given the limited size of parkways and proximity of homes to the road, it does not seem amenable to widening the road and this would not address concerns of traffic and noise. I recommend consideration of an alternate route, such as the further area East down Foster road where there are fewer existing homes and more opportunities to find a pathway to accommodate the traffic strain imposed by this new development. I would also like to draw attention to a housing goal in the staff report since 2017 (page 5 of current pdfj: 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. To date, the developers have failed to address how they plan fulfill this aim; it continues to be a neglected item in the current proposal. Additionally, the developers have largely failed to involve the community in Mackinaw Village in their recent proposals in any meaningful way. While they did solicit a list of questions or concerns from the residents in May 2018, their response was nearly identical to what was previously submitted to the Planning and Zoning Commission. Even after specifically being asked to address the questions and concerns they asked us to provide, Mr. Becker and team have failed to do so to date. Their pattern of interactions with residents of the area suggests they have much more concern about pushing forward with their commercial agenda regardless of the impact on the people living in the area. The public reception from residents of Mackinaw Village, Idyllwild, and the Peninsula has been largely negative and I continue to question whether commercial interests should supersede the interests of the existing community. Sincerely, David DeNU On Jan 25, 2019, at 1:20 PM, Anne Russett < wrote: The email only included the notice for the meeting. More information will be presented in a staff report to the Commission. The staff report will be published either next Friday or the following Monday. You can check this website for the additional information: httos://www.jcgov.org/city-goyernment/boa rds/ol a n n i na-anal-zor.,.ir, o-corrint,. Let me know if you have other questions. Thanks, Anne Anne Russett, AICP Senior Planner City of Iowa City 319/ 356-5251 anne-rusaett@iQwe 0y,Arg Sent: Friday, January 25, 2019 1:04 PM To: Anne Russett <Anne-Russett(@iowa-citv.ore> Subject: Re: Forest View Neighbor Notice Hi Anne, Thanks for the email. Where is the rest of the information? With what is provided in the email, it appears they are submitting largely the same plan that was received rather poorly the last time it went to the committee. Specifically I'm referencing concerns about environmental drainage, traffic, light and noise pollution, extreme housing density that have gone unaddressed by the developer, at least in terms of what has been communicated to current residents of the neighborhood. While I don't have the previous proposal in front of me, it looks like they may actually be pushing for more housing units (57 "modular housing" units and 473 other housing units). Dave DeMik Sent from myiPhone On Jan 25, 2019, at 12:52, Anne Russett <Anne-Russett0iowa-city.ore> wrote: :C=ll5Z You are receiving this notice because you have expressed interest in the proposed Forest View development project. I have attached the notice of the proposed rezoning and preliminary plat that is tentatively scheduled to be before the Planning and Zoning Commission on Thursday, 2/7 at 7 PM. More details are in the attached. Thanks, Anne Anne Russett, AICP Senior Planner City of Iowa City 319/356-5251 a n ne-russettB Iowa-city.om Disclaimer The information contained in this communication from the sender is confidential. It is intended solely for use by the recipient and others authorized to receive it. If you are not the recipient, you are hereby notified that any disclosure, copying, distribution or taking action in relation of the contents of this information is strictly prohibited and may be unlawful. <Forest View -neighbor notice.pdf> From: Ouenbv Mumhv To: Anne Russel[ Subject: Re: Forest Yew Neighbor Notice Date: Wednesday, February 06, 2019 10:48:17 PM III Anne, I spoke with you on the phone late this afternoon and wanted to thank you for taking the time to clarify some things for me regarding the planning and zoning process on the proposed Forest View development. You suggested I send you my letter from the last time I shared my concerns. Below I have copied and pasted the original comments that I submitted last April to Sarah Walz. As I look at the most current document that you attached in your recent email, the concerns that I outlined in April remain, so I think the comments below are still relevant. Thank you again for taking the time to talk with me today. -Quenby Murphy Hello, I am writing to express some concerns about the current proposal under review for the Forest View development off of Dubuque Street. My family and I live on White Oak PI, off of Foster Road. Some of the main reasons that drew us to this neighborhood are what I feel might be jeopardized with this project: While this area has excellent proximity to downtown IC and to 180 (which we use daily for our commute to work in North Liberty), it still has that feeling of being a small, quiet neighborhood that is removed from the more commercial, higher density areas. The additions of several large, multi -unit housing structures as the Peninsula approaches completion have already affected the neighborhood, because of the higher traffic that brings in as well as just the sense of being more crowded. I am concerned that adding the number multi -unit housing buildings to this area as well as the amount of office/commercial space proposed in the Forest View development will further take away from that "small neighborhood" feel. Additionally, many of us here value the natural aesthetic that this area offers. Even though it is close to the interstate, the natural features and the number of trees have always provided a buffer in terms of sight and noise, and have made this neighborhood a favorite of walkers, runners, and cyclists, who appreciate being able to be active while enjoying the natural surroundings. It is lovely to get off the interstate and drive down Dubuque and up Foster Rd. while taking in the scenery, and it is one of my favorite things about living here. Again, I worry that the size and density of the proposed Forest View plan will negatively impact the natural beauty that we love about living in the Mackinaw/Peninsula area. As a bom and raised Iowa City resident, I have always treasured the Dubuque St. entrance to our town; when compared to the more typical commercialized entrances off 180 to Coralville, we have a unique and special feature in terms of the first impression it offers of our town, and one that I would be deeply saddened to see disrupted in a major way. While a gas station would of course be convenient for my family and fellow residents, I know for me and others who chose this neighborhood for the same reason, that convenience is easily outweighed by the value of the peaceful, nature -filled atmosphere that we enjoy by living off of Foster Rd. I don't know where you are in the process of approval for the Forest View project. I do recognize and appreciate that the development would offer secondary access to my neighborhood in the event of a future flood. While I do not approve of the Forest View proposal in its current state, I do appreciate and value the fact that it includes replacement housing for the residents of the mobile home park, which I think is important. My hope is that if the project continues to move forward, that it could be scaled back to include a smaller footprint so as not to disrupt the natural beauty of the area and the "buffer" to the interstate, that it could be lower density in terms of the number of multi -unit residential buildings and commercial space so as not to continue to increase traffic and crowding to an area that we valued for its lack of those things, and that the city would take the utmost caution to preserve the beauty of the Dubuque Street entrance to Iowa City. To be clear, I am not completely against any or all development to this particular area, but I am not in favor of the plan as it stands now and would like to see changes made before it's approved. Thank you for your time. Quenby Murphy Iowa City Resident (White Oak Place) On Fri, Jan 25, 2019 at 12:53 PM Anne Russett <Ann�sett&owa-cijy.ore> wrote: [.W[allm You are receiving this notice because you have expressed interest in the proposed Forest View development project. I have attached the notice of the proposed rezoning and preliminary plat that is tentatively scheduled to be before the Planning and Zoning Commission on Thursday, 2/7 at 7 PM. More details are in the attached. Thanks, Anne Anne Russett, AICP Senior Planner City of Iowa City 319/356-5251 an ne-russettOlowa-citv.ora From: Lauren To: Anne Rum!! Subject: Re: North of Foster Road Request for Rezoning Date: Thursday, February 07, 2019 5:07:53 PM To Whom it May Concern: I received a letter regarding a request for rezoning of my neighborhood with a notice for a public meeting to voice concerns for this application. I would like to voice my concerns for the request for rezoning, and I appreciate this notice and opportunity to do so. I have multiple concerns about the potential consequences of the rezoning and plan for space use detailed in the letter I received. First, this rezoning has the potential to lead to reduction of the trees and wooded areas. Second, this rezoning and the changes would potentially lead the disruption of wildlife, including but not limited to deer, rabbits, birds (including bald eagles commonly observed in this area), and other animals. Third, rezoning may lead to detrimental effects on property values. Fourth, this planned construction has significant effects on the privacy of those property owners who have adjacent land to the area outlined for rezoning, who now will have the properties that they have chosen for such privacy backing up to residential or commercial properties. Fifth, Foster Road is currently a road that experiences a high volume of traffic on certain days, and it is currently one lane in each direction. Creation of these new properties has the potential to significantly disrupt traffic. I am uncertain about other potential effects, including those related to the drainage patterns for times when current residents experience inclement weather, but this potential for additional effects leads to a more general concern about the possibilities related to this request and application. Thank you in advance for considering my concerns about this application. I appreciate your work for the City of Iowa City. Respectfully, Lauren Clevenger To: Planning and Zoning Commission Item: REZ18-00013 / SUB18-00006 Forest View GENERAL INFORMATION: STAFF REPORT From: Anne Russett, Senior Planner Date: February 7, 2019 Applicant: North Dubuque LLC 130 East 3rd Street Suite 400 Des Moines, IA 50309 Forest View Tenants Association 1205 Laura Drive Lot #63 Iowa City, IA analizbeth@gmail.com Contact: Jimmy Becker jimmy(cDblackbird invest. com Property Owners: North Dubuque LLC Requested Action: Rezoning from Interim Development Single -Family Residential (ID-RS), Low Density Single -Family Residential (RS-5), Low Density Multi -Family Residential (RM-12), and High Density Single - Family Residential with a Planned Development Overlay (OPD/RS-12) to OPD/RS-12 for 45.58 acres and Highway Commercial with a Planned Development Overlay (OPD/CH-1) for 23.83 acres; Sensitive Areas Development Plan; and Preliminary Plat Purpose: To allow for development of a mix of commercial uses, mainly along N. Dubuque Street and Interstate 80 (1- 80) and a mix of single-family and multi -family residential development south and west of the proposed Forest View Drive, including relocation of the Forest View Mobile Home Park. Location: South of 1-80 west of North Dubuque Street and North of Foster Road. Location Map: Size: Existing Land Use and Zoning: Surrounding Land Use and Zoning Comprehensive Plan: Neighborhood Open Space District: File Date: 45 Day Limitation Period: BACKGROUND INFORMATION: 73.15 acres Predominately undeveloped except for five single- family homes and the Forest View Mobile Home Park community; ID-RS, RM-12, OPD/RS-12, RS-5 North: Interstate 80 South: Residential, OPD/RS-5, RS-5, RM-20, RS- 12, RM-12, OPD-5. East: Residential, RS-12 West: Residential, OPD/RS-5 North District Plan - Low to Medium Mixed Residential and Multi -Family (8-13 dwelling units per acre) and Highway/Neighborhood Commercial. Foster Road March 20. 2018 Applicant requested a waiver of the 45-day limitation period. The applicants, North Dubuque LLC and Forest View Tenants Association, have requested a rezoning from ID-RS, OPD/RS-12, and RM-12 to OPD/RS-12 for 45.58 acres and from ID-RS, OPD/RS-12, and RS-5 to OPD/CH-1 for 23.83 acres. The proposed rezoning is located south of I- 80, west of N. Dubuque Street, and north of Foster Road. The applicant is applying for a Planned Development Overlay with a Sensitive Areas Development Plan to allow residential density to be clustered to minimize disturbance of sensitive features [Attachment 3]. The applicants also submitted an application for a Preliminary Plat [Attachment 4]. In August, 2017, the City Council adopted an amendment to the North District Plan to modify the "future land use map", adding certain housing, transportation, and design goals [Attachment 5]. The amendment recognized the need to achieve a second means of access to the Peninsula area due to the flood potential along a portion of Foster Road. The future land use map identified opportunities for certain types of commercial development along the Interstate 80 frontage and 3 North Dubuque Street while preserving the natural aesthetic of this important community entrance. It also identified areas for multi -family residential to the western portion of the site and mixed -residential in between the multi -family and commercial areas. Based on changes to the proposed project since the adoption of the comprehensive plan amendment, staff requested that the applicant submit another application for a comprehensive plan amendment to clarify more recent changes to the proposed project. Specifically, the change in the location of the multi -family residential and the single-family manufactured housing community. On June 21, 2018, the Planning & Zoning Commission deferred this application indefinitely until additional details were worked out. Since that time, staff has worked with the applicant to address several issues. SUMMARY OF PROJECT: Current Context: Existing land uses include the Forest View Mobile Home Park, which is located just south of 1-80 toward the center of the project site. The Forest View Mobile Home Park contains 155 lots for mobile homes (approximately 103 homes are occupied, 44 homes are vacant and 8 lots are vacant). East of the mobile home community are three existing single-family residences. There are also two existing single-family residences located in the southwest portion of the project site. The vast majority of the project site is undeveloped. Many of the undeveloped areas contain sensitive features, including wetlands, steep slopes, and woodlands. Residential Land Uses: The plan proposes that all residential uses be located south of Forest View Drive and west of the current Haywood Apartment complex. All residential uses will be located at least 300 feet from 1-80. The project includes a 57-unit single-family, manufactured housing community to be located on the western edge of the project site adjacent to Mackinaw Village. Unlike the current Forest View Mobile Home Park, which consists of mobile homes, the proposed community will consist of single-family homes on permanent, fixed foundations. The applicant has collaboratively worked with the residents of the Forest View Mobile Home Park to develop a comprehensive relocation plan [Attachment 6]. The plan also includes several multi- family buildings south of Forest View Drive totaling 473 dwelling units, 190 of which are for senior housing. Commercial Land Uses: Lots proposed for commercial zoning are located along the interstate and N. Dubuque Street, with a small cluster of three commercial lots located along the south side of Forest View Drive, directly north of the Haywood Apartments. Specific uses for the project have not been identified, but the applicants anticipate a gas station and convenience store along with several fast-food drive -through uses off of N. Dubuque Street. South of the interstate and north of Forest View Drive, the applicants anticipate hotel and office space. For a summary of all land uses, and proposed lots, please see Attachment 7. Sensitive Areas: The site includes several environmentally sensitive features. The table below outlines the existing sensitive features and the amount impacted by the proposed project. Sensitive Feature Total Existing Total Impacted Protected slopes 1.88 acres 0.00 Critical slopes 2.98 acres 1.31 acres 44% Wetlands 0.98 acres 0.35 acres 36% Woodlands 36.48 acres 19.54 acres 54% The development proposes to not impact 46.44% of the woodlands. The non -impacted woodlands rd includes preserved woodlands, wooded buffers, and remnant woodlands. The wooded buffers and remnant woodlands cannot be counted toward the woodland preservation total due to the proximity of construction activity. Therefore, 12.38 acres (33.9%) of the woodlands are considered preserved woodlands. The project preserves the largest concentration of woodlands (8.52 acres) at the center of the development. The applicant also proposes to maintain a 40-foot wooded area between the development and the N. Dubuque Street right-of-way. A wetland located in the ravine east of Laura Drive is proposed to be filled in order to allow development of Lots 1-4 and a portion of Forest View Drive. Transportation: The project will result in the development of Forest View Drive, a public street that provides a secondary access to the Peninsula neighborhood and Mackinaw Village. The existing roadway to these communities, Foster Road, is susceptible to flooding. The addition of Forest View Drive will provide an emergency access route. Other improvements include a 10-foot trail along N. Dubuque Street between the intersection of N. Dubuque Street and the 1-80 off - ramp, which will provide a connection to the Iowa River Trail. Housing: The project site is home to the Forest View Mobile Home Park. Through the proposed project the applicant proposes to relocate the existing residents into either a new manufactured housing unit, another housing unit within the proposed project, or another housing unit outside of the project area. Staff is requesting that as a condition of the rezoning the applicant execute an affordable housing agreement with the City that outlines the specifics of the relocation. Through this agreement, the applicant will be required find new homes for existing tenants prior to the demolition of the existing housing. Storm Water Management: The project proposes a number of storm water management facilities, including detention basins, on -site underground storm water management facilities, and storm water management best management practices. Based on the City's review of the proposed storm water management study, the proposed storm water management system will be able to accommodate storm water at full build out. Additional details regarding storm water management are required at the final plat stage and will be reviewed and approved by the City's Public Works staff. Due concerns from residents of the Idyllwild community, the applicant has made efforts to coordinate with these neighbors regarding plans for managing storm water. Good Neighborhood Meeting: The applicant has indicated that they have used the "Good Neighbor Policy" and conducted a number of neighborhood meetings prior to submission of this application in March. The applicant has worked closely with the Forest View Tenants Association, which is a co -applicant. The applicant has submitted a summary of the outreach completed to date [Attachment 8]. Role of the Commission: The Commission's role in this application is to review and make recommendations to the City Council regarding the following: 1. The proposed rezoning to OPD/RS-12 and OPD/CH-1. The Commission is tasked with reviewing the proposed rezoning against the criteria for Planned Development Overlays, which are outlined in the section titled "General Planned Development Review Criteria". 2. The Sensitive Areas Development Plan. As with the rezoning, the Commission is tasked with reviewing the SADP against the criteria for Planned Development Overlays, which are outlined in the section titled "General Planned Development Review Criteria". 3. The preliminary plat. In its review of the preliminary plat the Commission is tasked with ensuring that the plat complies with the City's subdivision regulations. ANALYSIS: Current zoning: The area along N. Dubuque Street is currently zoned Low Density Single - Family (RS-5). The existing Forest View Mobile Home Park is zoned Medium Density Single- Family with a Planned Development Overlay (OPD/RS-12). The remaining area to the west is zoned Interim Development Single -Family Residential (ID-RS). The purpose of the Interim Development zone is to provide for areas of managed growth and non -urban uses of land may continue until such time as the City is able to provide services and urban development can occur. Upon provision of City services, the City or the property owner may initiate the rezoning process Proposed zoning: The applicant has requested a rezoning to High Density Single -Family Residential (RS-12) zone and Highway Commercial (CH-1) zone with a planned development overlay [Attachment 9]. The RS-12 zone is intended to provide for development of single-family dwellings, duplexes and attached housing units at a higher density than in other single-family zones. The applicant is proposing a hybrid commercial zone with the CH-1 as a base zone and allowing some of the uses permitted in the Neighborhood Commercial (CN-1) zone in areas south of Forest View Drive. In addition, some of the CN-1 development standards will also be required. Please see Attachment 10, the draft conditional zoning agreement, for additional information. Staff supports the proposed hybrid commercial zoning for the following reasons: • It addresses the opportunities of the location adjacent to I-80 by providing hotel, gas, and larger office uses. • It serves the surrounding residential neighborhood by providing a commercial node that offers basic services designed to be accessible and compatible with nearby residential uses (i.e. retail and personal services). • It provides the opportunity for commercial uses along N. Dubuque Street without detracting from the natural aesthetic of this important community entryway. • The economically viable commercial zoning helps facilitate the construction of critical flood mitigation roadway infrastructure that will provide much -needed secondary access to thousands of existing residents, improve access for public safety personnel, and allow for the City to properly protect and maintain utility infrastructure that could otherwise be inaccessible in major flood events. The CH-1 zone is intended to allow larger scale commercial uses, such as offices and hotels, south of I-80. The purpose of the CH-1 zone is to allow development along expressways or arterial roadways to provide food, lodging, motor vehicle service and fuel convenient to the thoroughfare user. The CN-1 zone is intended to allow smaller -scale, pedestrian friendly commercial uses that are conveniently located to residential neighborhoods. In approving the amendment to the North District Plan, the Council made clear that it did not wish to encourage retail strip or big box retail that would compete with existing commercial areas located more centrally within the community. The CH-1 zone restricts sales -oriented retail uses to convenient stores with gas stations; however, the CN-1 zone allows most retail uses but limits the scale of development and includes design standards that emphasize a pedestrian orientation. Table 1 compares uses permitted in the CH-1 and CN-1 zones. TABLE 1. Comparison of CN-1 and CH-1 Uses . .. ... Animal Related Commercial All activities must be conducted NO Uses — General (e.g. indoors within a soundproof veterinary clinics, grooming) building Eating Establishments Occupancy limit of 100 (125 by YES Special Exception) Drinking Establishments Occupancy limit of 100 (125 by YES Special Exception) Office Uses - Medical and 5,000 sq. ft. maximum gross YES General floor area (2,400 maximum on first floor) Personal Service Oriented 2,400 sq. ft. maximum gross Not within 100 feet of a (e.g. banks, salons, dry floor area (5,000 by Special residential zone cleaning) Exception) Alcohol Sales Oriented 2,400 sq. ft. maximum gross Limited to convenience stores Retail floor area (5,000 by Special associated with quick vehicle Exception) servicing uses Hospitality Oriented Retail Limited to "guesthouses" (9 YES (e.g. hotels) bedrooms max) Daycare Standards based on number of Standards based on number of children children Commercial Recreational Indoor only - 5,000 sq. ft. Permitted (indoor and outdoor) maximum gross floor area Specialized Education (e.g. 2,400 sq. ft. maximum gross NO dance studios, music schools, floor area etc.) Sales Oriented (e.g. stores, 2,400 sq. ft. maximum gross Limited to convenience stores shops, etc.) floor area (5,000 by Special associated with quick vehicle Exception). Drugstores / servicing uses hardware stores up to 15,000 sq. ft. Groceries up to 30,000 or 40,000 sq. ft. if additional 10,000 sq. ft. is allocated to non-food items Quick Vehicle Service By Special Exception Not within 100' of any residential zone boundary Vehicle Repair NO Not within 100' of any residential zone boundary, additional site design standards Community Service By Special Exception NO Surface Passenger Service NO YES (e.g. passenger rail depots, taxi dispatch facilities) 7 Additional Information on Proposed Commercial Rezoning: Commercial Lots 5, 6, 7, and 8 Development on Lots 5, 6, 7, and 9 will be subject to the CH-1 zoning regulations. However, given the proximity of these building to the proposed residential development, staff recommends that as a condition of the rezoning development on these lots be subject to the standards for Large Retail Uses, which calls for details and features that provide visual interest, reduce the perception of the mass of the building, provide attractive entrance features and quality materials. Due to the scale of the buildings, staff is also recommending as a condition of the rezoning that buildings are setback a minimum of 15 feet from Forest View Drive (as opposed to the minimum setback of 10 feet in the CH-1 zone). Additional standards related to building materials, signage, and lighting will be outlined in the conditional zoning agreement. Commercial retail uses are not permitted on Lots 5, 6, 7, and 8. Commercial Lots 9, 10, and 11 Staff is recommending that as a condition of the rezoning development on lots 9, 10, and 11 be subject to the CN-1 zoning regulations. These lots are intended to serve neighborhood residents, and therefore, the CN-1 uses and standards are more appropriate since size and scale are limited. All uses in the CN-1 zone are either provisional uses, which means there are additional criteria that need to be met for these uses, or permitted through the special exception process. These permitting requirements and additional review criteria apply to Lot 9, 10, and 11. These criteria are generally outlined in Table 1. The CN-1 standards address the following: • Building placement requirements that ensure the majority of the building fronts the street. • Restrictions on the placement of parking, loading, drives, and aisles to create an area that is easy to walk in. • Drive -through facilities are limited to banks and pharmacies. • Sidewalk connectivity, safe and easy pedestrian access. • Screening of mechanical structures. • Standards related to street -level windows to ensure a high degree of transparency. • Limitations on building length and articulation requirements for buildings that are greater than 50- feet in width. • Standards related to building entrances to ensure they are easily distinguished (e.g. canopies, recesses) Commercial Lots 1, 2, 3, and 4 Staff is recommending that as a condition of the rezoning Lots 1-4 be subject to the CN-1 zoning regulations with a few exceptions. The proposed site layout as shown on the plans do not meet all CN-1 regulations, including build -to line standards; location of parking, loading, drives, and aisles; and drive- throughs. The development on these lots may be built as shown on the plans noting these exceptions. Additionally, the applicant is proposing a gas station and convenience store on Lot 1. Gas stations require a special exception in the CN-1 zone, which would require review and approval by the Board of Adjustment. Planned Development Overlay: In addition to allowing a hybrid of uses, the planned development overlay (OPD) zone is necessary for the following reasons: • To allow the disturbance of environmentally sensitive areas. • To allow the development of a manufactured housing community. • To allow density that might otherwise be achieved through conventional development to be clustered so as to avoid or minimize disturbance to sensitive features. The applicant is proposing to cluster residential density into seven multi -family buildings to be located on four lots. • To allow waivers of certain use regulations. The planned development overlay (OPD) zone permits flexibility in the use and design of structures and H land in situations where conventional development may be inappropriate and where modifications to requirements of the underlying zone will not be contrary to the intent and purpose of the zoning code, inconsistent with the comprehensive plan, as amended, or harmful to the surrounding neighborhood. The OPD zone is intended to: • Provide flexibility in the design, placement and clustering of buildings; mixture of land uses; use of open space; traffic circulation and parking; and related site and design considerations; • Encourage the preservation and best use of existing landscape features through development that is sensitive to the natural features of the surrounding area; • Promote efficient land use with smaller utility and street networks while maintaining pedestrian oriented street frontages; • Encourage and preserve opportunities for energy efficient development; • Promote an attractive and safe living environment compatible with surrounding residential developments; • Provide an alternative method for redeveloping older residential areas; and • Encourage infill development. Requested Waivers: The OPD process also allows applicants to request waivers from zoning regulations. The applicant has requested the waivers related to building height, public right-of-way width, lot dimensions for the single-family community, and private open space [Attachmentl 1 ]: Building Height: The applicant is proposing modifications related to maximum building height. The maximum height in RS-12 is 35 feet and the plan shows buildings on Lots 12, 13, 14, and 15 that exceed that requirement. Specifically, Lots 12 and 13 propose 4-story buildings, and Lot 14 proposes one 4-story and one 5-story building. The applicant has proposed a setback of at least 70-feet on Lot 15 for the proposed 5-story (above -grade) building. In addition, the applicant states that the buildings were designed with a smaller footprint and increased height in an effort to minimize impact to the surrounding sensitive areas. This proposed modification is reviewed against the criteria outlined in Standards for Modified Developments (14-3A-4K): The maximum building height may be modified provided the design of the development results in sufficient light and air circulation for each building and adequate, accessible open space for all residents of the development. When the underlying base zone is single-family residential, at least 35% of the net land area in a planned development shall remain free of buildings, parking and vehicular maneuvering areas. This criterion is met since the percentage of net land area not developed in the proposed single-family residential zoned portion of the project is 44%. Public Right -of -Way: The applicant has proposed that the public right-of-way for Cole Drive and Flint Drive be 50 feet. The standard is 60 feet. Cole Drive is a small section of roadway through the manufactured housing community, which will not be extended in the future. Flint Drive is tying into the existing street, which is already 50 feet in width. This proposed modification is reviewed against the criteria outlined in Standards for Modified Developments (14-3A-4K): • Reductions to the required street right-of-way width may occur when the planned development is able to provide sufficient area within the right-of-way for required street trees and public and private utilities, which is the case for both Cole Drive and Flint Drive. The proposed reduction will not impact safety and still provides enough space for the needed utilities, as well as one side of on - street parking. Lot Dimensions & Size: The applicant is also proposing a modification to the size of the lots for the single-family manufactured housing community. The RS-12 zone has a minimum lot size requirement of 5,000 square feet. Several lots within the proposed development are less than 5,000 square feet, but none are less than 4,000 square feet. In addition, several lots do not meet the minimum lot width of 45 feet or the minimum frontage requirement of 40 feet. The plans show that with widths and 91 frontages around 36 feet. These modifications are reviewed against special provisions criteria (14- 2A-7A). • For Lots 16-48 and Lots 58-73 the proposed manufactured housing community meets the criteria for a lot size, lot width, and lot frontage reduction since vehicular access to garages and off- street parking spaces are restricted to private rear alley. Open Space: Lastly, the applicant is requesting a waiver from the City's recently adopted open space regulations. Since the zoning code does not outline specific review criteria for modifications to open space standards, staff has reviewed this request against the criteria for requested exceptions (14-3A-7). The City adopted new open space regulations in 2018. The regulations require that single-family homes have at least 500 square feet of usable open space located behind the dwelling unit. The proposed single-family, manufactured housing community does not meet this requirement due to the small size of the lots and the fact that many of the homes have alley access with backyards taken up by the required parking. Open space on the 57 lots would total 0.65 acres of private open space. The applicant has proposed providing a communal open space area of 1.65 acres for the single-family community. A playground and other outdoor amenities, such as benches and shade trees, are proposed for this location. The criteria for review are as follows: o The modification will be in harmony with the purpose and intent of this title and the city comprehensive plan. • Although the open space will not be provided on individual lease lots, the applicant will provide private open space for the manufactured housing community. Staff finds the proposal to be in line with the intent of the private open space provisions, which is to ensure every new development has easy access to open space. o The modification will generally enhance the proposed planned development and will not have an adverse impact on its physical, visual or spatial characteristics. • By providing the open space off -site approximately 1 more acres of open space will be provided for the community than small, private backyard spaces. The open space area will be an enhancement to the development. o The modification shall not result in a configuration of lots or a street system that is impractical or detracts from the appearance of the proposed development. • The modification will not impact lot configuration or the street system. o The modification will not result in danger to public health, safety or welfare by preventing access for emergency vehicles, by inhibiting the provision of public services, by depriving adjoining properties of adequate light and air, or by violating the purposes and intent of this title or the city's comprehensive plan. • The modification is an enhancement to the development that will not impact public health, safety, or welfare. Based on staff's analysis, the review criteria for the proposed modifications related to building height, public right-of-way width, lot dimensions and size, and open space have been met. Finally, although not technically a proposed waiver from zoning regulations, the applicant has not provided elevations of the proposed buildings. Elevations are typically provided as part of the OPD process. Instead of providing detailed elevations, the applicant has provided design guidelines [Attachment 12]. The applicant has expressed that it is difficult to provide elevations at this time since it is unknown which lots will be developed by the development team and which lots will be sold. Furthermore, the buildout of this project will take several years. Therefore, staff recommends that as a condition of the rezoning detailed design guidelines that address signage (including a master sign plan), building materials, and lighting be incorporated into the conditional zoning agreement. The applicant has also provided perspectives of N. Dubuque Street to illustrate the impact of the development along that corridor [Attachment 13] 10 General Planned Development Approval Criteria Application for Planned Development (OPD) re -zonings are reviewed for compliance with the following standards according to Article 14-3A of the Iowa City Zoning Code. 1. The density and design of the Planned Development will be compatible with and/or complementary to adjacent development in terns of land use, building mass and scale, relative amount of open space, traffic circulation, and general layout. a. Density: The overall proposed density for the 43.85 net land area proposed is 13 units per acre, which is the maximum density allowed in the proposed zone district. The residential zone is broken down into three distinct areas: i. Three single-family lots (Lots 74, 75, and 76) range in size from 0.74 acres to 2.21 acres and have frontage from a cul-se-sac east of Algonquin Road. Lots 75 and 76 have existing single-family homes. Lot 74 will allow the development of a third single-family home comparable to those on Lots 75 and 76. ii. Lots 16-73 will comprise the manufactured housing community, which has a density of approximately 8 units per acre. This density and housing type provide a transition from the low -density single-family neighborhood to the west and the proposed higher density multi- family to the east. ii. Lots 12-15 are proposed for multi -family housing. All four lots are located south of Forest View Drive and include seven buildings. A total of 473 units are proposed on these four lots, which is around 33 units per acre. b. Land uses proposed, general layout, and mass and scale: The project proposes to transition from lower intensity single-family uses at the western edge of the project site to multi -family in the center of the project site to commercial along 1-80 and N. Dubuque Street. The lowest intensity land uses, the manufactured housing community, is located adjacent to the existing single-family neighborhood. East of the manufactured housing community and south of Forest View Drive, the applicant is proposing multi -family housing, which will transition into commercial development. The summary below outlines the proposed development from west to east, as it is shown on the Sensitive Areas Development Plan (plan): MAP 1. Forest View Land Use Summary — Single -Family Uses 11 Single -Family: Lots 16-73: Fifty-seven manufactured housing units are being proposed as replacement for the current Forest View residents. Outlots E and F provide a buffer between the proposed single- family community and 1-80. Access to these lots is via an extension of Algonquin Drive and the proposed Forest View Drive. All lots, with the exception of the western most lots (Lots 49-57) are accessed from the rear via private alleys. Five-foot sidewalks on both sides of the street are proposed throughout the community. Outlot D will provide storm water management in the form of a dry basin and serve as a private open space area for the single-family, manufactured housing community. Lots 74-75: Two of these three larger lots contain existing homes. An additional home could be built on Lot 74. Access to these lots is provided east of Algonquin Road via Cole Court. Outlot G will remain undeveloped. MAP 2. Forest View Land Use Summary — Multi -Family Uses Multi -Family: Lot 15: The plan for this lot includes two, four-story multi -family buildings with 148 dwelling units. The site is accessed via Forest View Drive. A pedestrian path is identified from the public sidewalk off of Forest View Drive to both buildings. Subterranean parking is proposed. Lot 14: One hundred and ninety units are proposed for this site within three multi -family buildings. The buildings are three, four, and five stories in height. The applicant proposes to market this lot for senior housing with a mix of independent living and assisted living. Access to the site is provided via Forest View Drive and Haywood Drive. Pedestrian access is provided from public sidewalks to the main entrance of each building. Parking is proposed behind the buildings in the center of the site. Lot 13: One building is planned for this lot with 75 dwelling units. Both surface and subterranean parking are proposed. Access to this site is provided via Haywood Drive. Pedestrian walkways 12 are proposed connecting the public sidewalk with the multi -family building. Lot 12: One, four story building with 60 dwelling units is proposed for Lot 12. Parking is provided behind the building. This lot is accessed via Forest View Drive and Haywood Drive. Pedestrian access is identified from both Forest View Drive and Haywood Drive. Outlots H and I contain woodlands, wetlands, and slopes. These lots will remain undeveloped as preservation areas. Staff is still working with the applicant on parking calculations for the proposed multi -family lots. The City's zoning code regulates parking based on number of bedrooms per dwelling units. Since the number of units and bedrooms may change as the area builds out, staff will ensure that parking layout and design is consistent with that proposed on the plan and ensure that the minimum required parking is met. In addition, the proposed multi -family buildings generally meet the multi -family design standards in terms of the layout of the buildings and the site design. The proposed buildings front the street and provide pedestrian access from public sidewalks to main building entrances. As part of the site plan review process, staff will ensure that the multi -family design standards are met. MAP 3. Forest View Land Use Summary — Commercial Uses onTI nTF' LOTLOT VIITL11 LOTS Forces A-1.lWl LOT41 _ .. LOT 53 OT 51 LOT 52 = L Tm LCT 53 LCTS _ LOTS `�'. -_ - _ LOT:T ff P.mJ 63f,_ 8 LOT VUTLV f9' T_ 4 Commercial: LO1 Lots 9, 10, 11: These lots are located south of Forest View Drive just east of the proposed multi- family residential. The intent with these lots is to provide neighborhood commercial services that could be utilized by the nearby residential neighborhoods. The plans show each lot containing one building of the following sizes: 9,600 square feet, 6,960 square feet, and 4,581 square feet, respectively. Lots 5, 6, 7, and 8: These lots are adjacent to 1-80 and north of Forest View Drive. The applicant is marketing lots 5, 6,7, and 8 for hotel and office use. All parking and vehicle activities for the lots are adjacent to 1-80 and located behind the buildings and toward the interstate. Commercial 13 development on these lots may serve as a buffer between the residential uses on the south side of Forest View Drive and heavy traffic on 1-80. All commercial buildings front Forest View Drive provide a transition to the residential neighborhood to the west and separate vehicle uses (e.g. parking and loading) from residential and pedestrian areas. The plan shows street facing building entrances along Forest View Drive with pedestrian access from the public sidewalk. Lots 1, 2, 3, and 4: These lots are located at the eastern edge of the project site along N. Dubuque Street. The plans show a gas station and convenience store proposed on Lot 1. Lots 2, 3, and 4 show three buildings, two of which include drive -through facilities. The applicants anticipate eating and drinking establishments in this area. Outlot A is a preservation area that will act as a buffer between the existing single-family residential neighborhood to the south and the proposed commercial area. Outlot B provides a sanitary sewer easement and Outlot C is a public right-of-way easement to access the existing Haywood Apartments. c. Open Space: The plan contains 18.95 acres of protected open space areas. These are areas that contain sensitive environmental features, such as woodlands, wetlands, and steep slopes. Although these areas will not be used for active recreation, preservation of these environmental features will be an amenity to future residents. The largest protected open space area is Outlot H, which contains 8.52 acres of preserved woodlands, wetlands, and slopes. Outlot H is located east of the manufactured housing community and adjacent to the proposed multi -family area. Outlots E and F, located adjacent to 1-80, contain 2.8 and 3.2 acres, respectively of preserved woodlands. These outlots will serve as a buffer between the manufactured housing community and the multi -family building proposed on Lot 15. Outlot A contains 1.28 acres of preserved woodlands and buffers the proposed convenient store and gas station from the existing single- family residences to the south. Outlots G and I include the remainder of the preserved area. In addition, the plan identifies on -site private open space areas for the proposed residential components of the project. For the manufactured housing community, the applicant is proposing a communal open space area of 1.65 acres on Outlot D. This private open space area will also function as a storm water management facility. The plan also identifies private open space areas for each multi -family development. The zoning code requires 10 square feet of private open space per bedroom for multi -family residential uses. The applicant's intention is to provide private open space in excess of the requirement. Staff is working with the applicant to confirm the required open space is met. Table 1 identifies the amount of private open space provided for the multi -family buildings. Table 1. Private Open Space on Multi -Family Lots Lot Lot 12 60 multi -Tamil units Open Space 920 Lot 13 75 multi -Tamil units 6,370 Lot 14 190 units, senior housing) 4,830 Lot 15 148 units 6,000 The applicant anticipates including seating areas, shade -trees, and general recreational lawn areas in the private open space areas. Private open space for multi -family housing is reviewed at the site plan stage and must meet the standards outlined in the zoning code. Generally, the code requires that these areas be open air, outdoor spaces (except that up to 50% may be indoors) accessible to all residents; include amenities such as seating, shade trees, planters, gardens, and/or other improvements to support passive recreation; may not be less than 400 square feet 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 alsc allows for a future street connection of Haywood Drive if desired. All proposed streets are either 26' or 28' wide and are intended to become 'public' streets upon completion — the only'private' streets proposed are the rear alleys serving the lots intended for manufactured homes. A traffic circle is also proposed at the intersection of Forest View Drive and Algonquin Road. The purpose of the circle is to calm traffic and deter cut -through traffic to/from the neighborhoods to the west of the development. Iowa City Transit currently provides service to the Algonquin Road / Foster intersection and has a bus shelter for patrons. This bus stop would be walkable (approximately 2-3 tenths of a mile) from a majority of the planned manufactured housing, but may not be adequate for the remaining residential units adjacent to Forest View Drive. However, additional service can be contemplated during the City's pending transit route study. 2. The development will not overburden existing streets and utilities. Transportation: Public Works staff and the City's transportation planner completed a thorough review of the traffic study and concurs with the findings. Based on the traffic study, it is anticipated that full build -out of the proposed development will generate over 15,000 vehicle trips per day. This is in addition to the existing traffic counts of approximately 22,400-24,100 trips per day on N. Dubuque Street. While this is a significant amount of additional traffic, the study indicates that the transportation system with some improvements will still operate at the City's minimum acceptable level. To meet the City's minimum acceptable level of service, a number of infrastructure improvements need to be made by the developer, including, but not limited to: • Development of a new public roadway, Forest View Drive, with access via N. Dubuque Street, which includes a connection from N. Dubuque Street to the Dubuque frontage road to the east Improvements to N. Dubuque Street include: o Dedicated north and southbound left -turn lanes onto Forest View Drive o Dedicated southbound right -turn lane onto Forest View Drive o Dual eastbound left turn lanes from Forest View Drive to N. Dubuque Street • Development of a 10-foot wide trail along the west side of N. Dubuque Street between the 1-80 eastbound ramp terminals and Forest View Drive Due to the project's close proximity to the 1-80 / N. Dubuque Street interchange, the Iowa DOT 15 required that the traffic study show that the eastbound and westbound ramp terminals at 1-80 can operate at a minimum required level of service. The traffic study shows that this minimum is met in 2025 (i.e. full build / completion of the development). City staff requested that the traffic study also analyze how the corridor would function in 2040 with the proposed development and without. The results of the analysis indicate that without the development the service levels would begin to fail in 2046, which indicates potential capacity improvements would be necessary at the interchange due to anticipated annual community growth. The analysis shows that with the development, the service levels begin to fail as soon as 2035. In short, the proposed development will accelerate the needed transportation improvements at the interchange. Furthermore, the exact improvements needed at the interchange are not known. It may be full reconstruction of the interchange or an additional third northbound lane on Dubuque Street. Costs associated with these improvements would be negotiated between the City and the Iowa DOT. Please see Attachment 14 for additional information on the traffic study. Storm Water: Pubic Works staff has worked with the applicant to address concerns related to storm water management. The preliminary storm water management report submitted by HBK and Impact7G as part of the Planned Development and Sensitive Areas rezoning process is meant to provide a preliminary storm water analysis that models existing and proposed conditions. The intent of the report is to demonstrate how storm water management throughout the development will operate as a complete system to meet the City of Iowa City Standards and minimize impacts to downstream properties. The applicant is proposing three different types of storm water management facilities: detention basins, on - site underground storm water storage system, and storm water best management practices (BMP's). Storm water will be detained in these basins and storage systems and released slowly into the surrounding ravines or drainage areas. It should be noted that preliminary storm water management report will need to be supplemented and/or revised as development continues and final design and construction drawing are prepared. Public Works staff is currently working with HBK to develop a phasing plan for the entire development. This phasing plan will allow Public Works staff to review and approve final storm water management design as individual sites are developed. This will also help Public Works staff work with the developer to implement temporary storm water management and BMP's while individual sites are being developed before the permanent storm water management facilities are being constructed. As a condition of the rezoning, staff is recommending that upon final plat approval, the owner execute a subdivider's agreement with the City that addresses, among other things, the need for annual certification of private storm water management systems to ensure that the systems will be properly maintained. Please see Attachment 15 for additional information on storm water management plans. Water & Sewer: The preliminary plat has also been reviewed by Public Works staff to ensure availability of public sanitary and water service. 3. The development will not adversely affect views, light and air, property values and privacy of neighboring properties any more than would a conventional development. The proposed development locates the single-family, manufactured housing community adjacent to the existing single-family neighborhoods to the west of the development. The manufactured housing provides a transition from the existing single-family neighborhood to the west to the multi -family housing further east. Staff also recommends as a condition of the rezoning that all single-family buildings have clearly defined main entrances identified by either a porch or a canopy, transom and sidelight windows, pilaster and pediment, or other architectural features; and that the main entrances of each dwelling unit must face the street. In addition, the development proposes a landscaped buffer 16 between the existing single-family and the manufactured housing community. Staff recommends as a condition of the rezoning that a landscaped buffer be maintained between the proposed single-family, manufactured housing community and the existing single-family neighborhood. The proposed multi -family uses are clustered toward the center of the project site and are located near the commercial uses. The multi -family is separated from the existing multi -family and townhome developments to the south on Foster Road and Algonquin Road by a large area of preserved woodland. A wooded buffer also provides a separation between the single-family community along N Dubuque Street and the proposed commercial development on Lots 1-4. The commercial uses are located adjacent to 1-80 and N. Dubuque Street. The commercial development proposed adjacent to the multi -family development is intended to act as an amenity in the area for neighborhood residents. 4. The combination of land uses and building types and any variation from the underlying zoning requirements or from City standards will be in the public interest, in harmony with the purpose of the zoning code and with other building regulations of the City. While the proposed density is higher than what would ordinarily exist in the RS-12 zone, the proposed planned development does not exceed the maximum density allowed for an OPD. Furthermore, the project helps to achieve two important public purposes: • Construction of Forest View Drive provides a secondary roadway access from the Peninsula area. The extension of Algonquin Road and Forest View Drive will provide alternative access during severe flooding when a portion of Foster Road is impassible. Since the North Area Plan was adopted in 2015, more than 500 new homes have been constructed in the area. Relocation of residents from the Forest View Mobile Home Park-57 new manufactured housing units will be established on lease lots, the majority of which meet the RS-12 standards. These housing units will be established along city streets with sidewalks, city sewer and water, and other services as a part of the larger neighborhood. Current Forest View residents who are not provided manufactured housing will have the option to rent/purchase condominiums in other multi -family structures within the development. Staff is recommending that as a condition of the rezoning the applicant executive an affordable housing agreement with the City that outlines the specifics of the relocation. The applicant's general plans for relocation are outlined in Attachment 6. Please see the "Requested Waivers" section, which starts on page 8, for staff's review of the applicant's proposed modifications to the underlying zoning requirements. Sensitive Areas Review: Due to the number of sensitive environmental features on the site a Sensitive Areas Development Plan was required. Due to the impacts on woodlands and wetlands, the SADP must be reviewed by the Planning and Zoning Commission and approved by the City Council. Woodlands: The project site contains a total of 36.48 acres of woodlands. The vast majority of these woodlands (30.57 acres) are located on the proposed residential lots. The remainder (5.91 acres) exist on the proposed commercial lots. The table below provides a summary of existing woodlands, impacted woodlands, and preserved woodlands compared to the retention requirements in the zoning code. 17 The remaining woodlands not reflected in the table are either proposed as a woodland buffer or remnant woodland. Neither of these categories are considered preserved due to the proximity of construction activity. However, a 40-foot remnant woodland area is proposed along N. Dubuque Street. Staff recommends as a condition of the rezoning that these 40-foot area along N. Dubuque Street remain unimpacted by the development. Wooded buffers of 50-feet are identified around all of the proposed preserved woodlands. The SADP meets the retention requirement for the commercial area, but not the residential area. Therefore, the project must mitigate through tree plantings. Per code, the applicant is required to plant 828 trees. The SADP includes a tree replacement plan, all of which are proposed on the project site. The table below outlines the breakdown of the proposed restoration trees. Location Street trees Number of Trees 109 Site trees 257 Restoration trees 387 Parking lot trees 75 Total 828 The City Forester reviewed the location of the proposed restoration trees and generally agreed with the locations proposed; however, the City Forester requested that additional restoration trees be provided in a few key locations, including along N. Dubuque Street. In terms of monitoring the replacement trees, the applicant has proposed a monitoring plan that will include the development of an annual report to be submitted to City staff for a minimum of five years. This will ensure pro -active monitoring of the replacement trees. Staff recommends including this monitoring plan within the development agreement for the project. Please see Attachment 16 for the applicant's memo regarding woodlands. Slopes: The project site also includes 1.88 acres of protected slopes (40% or greater), none of which will be impacted. The plans also identify the required buffer around all protected slopes. Critical slopes (25%-40%) make up 2.98 acres of the project site and 1.31 acres or 44% will be impacted by the proposed project. Wetlands: The project site includes 0.98 acres of wetlands, 36% of which will be impacted by the proposed commercial development along N. Dubuque Street. The applicant has submitted a U.S. Army Corp of Engineers permit indicating that the City may consider filling in a jurisdictional wetland located east of Laura Drive. The Army Corp approved this permit in September 2018. Landscaping: The applicant has submitted a landscaping plan, which includes street trees, site trees, parking lot trees, plantings for screening, and restoration (i.e. replacement) trees to mitigate the impact the development has on existing woodlands. The applicant has also provided a list of tree species for street trees and restoration trees. The City Forester reviewed the landscaping plans and the list of tree species. The City Forester had some recommendations on areas to increase restoration trees and also requested that the applicant remove five tree species. In terms of street trees, the applicant is proposing streets trees every 40-feet along Forest View Drive. Within the manufactured housing community, one street tree is proposed per lot with additional street trees along Forest View Drive and Flint Drive. The plan also shows shrubs that will be planted to act as a screen throughout the development. Key locations where these shrubs are shown include between parking areas and Forest View Drive, as well as between 1-80 and the parking areas proposed for the commercial development. West of the proposed manufactured housing park the plans show an existing wooded area to remain, as well as a row of evergreens that will provide additional separation between the lower density single-family community to the west Neighborhood Open Space Requirement (Public Open Space): Based on the 50.31 acres proposed for residential rezoning, the applicant must dedicate 2.82 acres of land or pay fees in lieu of. Fees would be applied to parks within the Foster Road Open Space District and finalized during the final platting process. Consistency with the Comprehensive Plan: The North District Plan was amended in (August 15, 2017) to allow for development of low -medium mixed residential and multi -family uses (8-13 dwelling units per acre) along the western and southern portions of the area, and a mix of Highway and Neighborhood Commercial uses to the north and east (Attachment 4). The following goals were also adopted and incorporated into the North District Plan: 2. Housing Goal: Upon redevelopment of Forest View Mobile Home Park, the developer/owner should provide relocation assistance to the residents that includes replacement housing, preferably in the immediate area, advisory service, and moving expenses. Said relocation assistance must be offered and made available prior to any demolition of existing homes as part of any first phase of development. A relocation plan must be made available to residents. As part of the earlier comprehensive plan amendment the applicants submitted a relocation plan for the residents of the Forest View neighborhood. Staff recommends that as a condition of the rezoning the applicant executes and affordable housing agreement with the City (to be approved by the City Council), which will outline the operative provisions of the relocation plan. 3. Housing Goal: Any development of multifamily residential adjacent to the Mackinaw Village neighborhood must incorporate design standards, setbacks, woodland buffers, low-level lighting, and other methods to maintain the livability of the Mackinaw Village neighborhood. The current proposal has shifted multi -family development further to the east. Development adjacent to the Mackinaw Village subdivision is now single-family. The applicant is proposing to maintain a woodland buffer along the west property line. 4. Commercial and Institutional Use Goal: To preserve the scenic character of the primary entrance to the city, any development of property along Dubuque Street must adhere to strict design guidelines imposed through a Conditional Zoning Agreement (CZA). Such design guidelines will address building fagade and materials, sign placement, setbacks from the street, screening and tree preservation. The applicant has submitted a detailed landscaping plans, which have been reviewed by the City Forester. The plans include a 40-foot wooded buffer between N. Dubuque Street and the proposed commercial development (Lots 1-4). The applicant submitted perspectives of N. Dubuque Street to illustrate the impact of the development along that corridor. Finally, staff is working with the applicant to incorporate guidelines related to signage, lighting, and building materials into the conditional zoning agreement. 5. Commercial and Institutional Goal: A buffer of existing trees and vegetation should be preserved between the Dubuque Street right of way and any development. Woodlands between Knollwood 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: Location Map Zoning Map Planned Development and Sensitive Areas Development Plan Preliminary Plat Resolution for the 2017 North District Plan amendment 6. Relocation Plan 7. Summary of Proposed Land Uses 8. Applicant's Summary of Outreach 9. Rezoning Exhibit 10. Draft Conditional Zoning Agreement 11. Applicant's List of Requested Modifications and List of Requested Variances 12. Applicant's Proposed Design Guidelines 13. Applicant's Perspectives of N. Dubuque Street 14. Memo for the City's Transportation Planner regarding the Traffic Study 15. Executive Summary of Storm Water Management Plans 16. Memo regarding Woodlands from Impact7G Approved by: Danielle Sitzman, AICP, Development Services Coordinator Department of Neighborhood and Development Services P1 R55 R55 - R55 „ 2 ^ R85 RSs RSS y R55 R55 7, CO R$5 G -1 R85 RS5�I. R`FLINTDR ft55 R55 RS5 R551 R55 ai5 C SS 2 R55 R55 Z h'IISSION RS5 RS5 U POINT RO p --_ RS5 z z IRSS �� R55 Rss--` Rss ARCH � RS5 R55 Rss ROCK RC R55 RS5 RS5 RS5 _ OO R55 RS5 R55 RS5 .R55 RSS'OPD S 'i R55 RM12 RS5 R55 RS5 R55 RS5 _ RS5 RS5 _ __FOSTER RD2 RS5 -- "' An application submitted by North Dubuque, LLC for a o:z rezoning from Interim Development Single -Family Residential (ID-RS), Low Density Single -Family Residential (RS-5), Lowpf_ Density Multi -Family Residential (RM-12), and High DensitySingle-Family Residential with a Planned Development Overl(OPD/RS 12) to OPD/RS-12 for 45.58 acres and High Commercial with a Planned Development Overlay (OPD/CH-1) for 23.83 acres; Sensitive Areas Development Plan; and a Preliminary Plat. r,t � CITY OF 10WA CITY R512 , RS5 R55 .L P R55 .' R55 RS5 �9G �G ZRs5 Rss RS5 R55 RS5 RS5 RSE L S RS5 RS5 RS5�X RS5 RS5, \.I �-�0 Rss , Rss TAFT SPEEDWAY _ Pi RS5 RS5 P1 P1 P1 P1 P1 P1 APPLICATION FOR REZONING FOREST VIEW SENSITIVE AREAS DEVELOPMENT PLAN IN THE CITY OF IOWA CITY, JOHNSON COUNTY, IOWA SITE INFORMATION PROPERTY INFORMATION. PROPERTY AREA 73.15 ACRES PROPOSED ZONING OPD-RS-12 & CPD-CH-1 ALGONQUIN AND FOREST VIEW DRIVE TYPICAL SECTION 1 HAYWOOD DRIVE, COLE DRIVEICOURT STREET SECTION 11 PROJECT VICINITY MAP S 3 i YXCER fl0 nam4R PROJECT LOCATION aa. aw @mw.a p.m p1NR] a flN �y - FlINI6 f61FA S RY o- N��S"�.�q% RaW EXIFN%al F iL B FOS14FA8 fl¢S1 W ouwa, c � E � E mlma ntE 1-1 JC­ XI4BN1 ♦W 51 D� � � NDT TO SCALE Aa Ia -in min F IOWA CITY, JOHNSON COUNTY, IOWA INDEX OF SHEETS SHEET TITLE ST. COVER SHEET SENSITIVE AREAS DEVELOPMENT PLAN .1.oi EXISTING SITE CONDITIONS 11.11 PROPOSED OVERALL DEVELOPMENT SA11111 SENSITNE AREAS DEVELOPMENT PLAN - LOTS iS-70 SA1.01 SENSITNE AREAS DEVELOPMENT PLAN - LOTS 71.7i SA1.02 SENSITNE AREAS DEVELOPMENT PLAN -LOTSd 1214-15 SA1.03 I SENSITNE AREAS DEVELOPMENT PLAN - LOT 11 M OUTLOTIT SA1114 SENSITNE AREAS DEVELOPMENT PLAN - LOTS a-7. All SAL05 SENSITNE AREAS DEVELOPMENT PLAN - LOTS iK CH.. GRADING S SENSITNE AREAS DEVELOPWENT PLAN - LOTS 1h-70 G1GI GRADING a SENSITNE AREAS DEVELOPMENT PLAN - LOTS naR G1n2 GRADING e SENSITNE AREAS DEVELOPMENT PLAN - LOTS 8.Xi4-15 G1." GRADING& SENSITNE AREAS DEVELOPMENT PLAN - LOT 13&OUTLOTH G1.04 GRADING& SENSITIVE AREAS DEVELOPMENT PLAN - LOTS i-7, SO .1OP GRADING M SENSITNE AREAS DEVELOPMENT PLAN - LOTS 14 LAinn LANDSCAPING N SENSITN E AREAS DEVELOPMENT PLAN -LOTS ii70 LA1.01 LANDSCAPING SENSITNE AREAS DEVELOPMENT PLAN - LOTS 71-73 LA1.02 LANDSCAPING SENSITNE AREAS DEVELOPMENT PLAN - LOTS n, 12, 14-15 LA1.03 LANDSCAPING& SENSITN E AREAS DEVELOPMENT PLAN - LOT 11 A OUTLOTH LA10d LANDSCAPING S SENSN ITE AREAS DEVELOPMENT PLAN - LOTS S7311 LA1.05 LANDSCAPING& SENSITNE AREAS DEVELOPMENT PLAN - LOTS 1-1 PLAT/PLAN APPROVED BY THE CITY OF IOWA CITY CITY CLERK DATE UTILITY EASEMENTS, AS SHOWN HEREON, MAY OR MAY NOT, INCLUDE SANITARY SEWER LINES AND/OR STORM SEWER LINES, AND/OR WATER LINES: SEE CONSTRUCTION PLANS FOR DETAILS SENSITIVE AREAS INFORMATION RgILtYMi 169a Pesutl i I-P m YllNdt Awevad 9ma gdertu IKnLgpfl 11pUYd Y0.=F aYAwO lapta%IMg Ilunml>• Mertd aWg1a gaam --.w A� weegea 9opr gttW� % W4d 9epw Owel WNw gfnuMve deal UeXe PtN RIY Y WXYLm� wFtlrda gW1Ylu WWM gILbYL Y WOOYaOi xuN=MI 910XM¢ wwdM gWRNY Y Prtarol wmdlrtW %IWelme IMWe Wnpp[p WRn) a wwaM IMWIry Wmuye Yln% Wn.sn gWatlf wpLM V,FNrviJM qaM WwIM a'11fp �~P PlbMa NMY m i.nN! be 411 am 0.m M{ LA EN am (AL tm% 0.6 iw # 0.m ams Ou[Ixn CA vM am IA bx am Ua v% ¢q A. A. L% vM M,m aaM 0.L '6d Laa Y¢,m5 AA DXa wXlxe ov ow In a. nto qx am Ua am aw o[ um Mm lax am ams Pao. gXlac Daft am of om az PaoPH omn 4uW, aa.% ww act am am w av an wn au nv 1ma a¢ Lm a w o,a ImmL am am9 am% nm am am RFa CdIN M81 am am al{ IA Lm g[ 6L 6T % Q3L 6L 1@% S91 46 ]SL% 60 LStlY ]LM 6Y ail a@ eNm b beO-]F a@ am oX 0.m ak am (UNUa 9M m tm% a03 aa>x ).9% aw aY aN Mlxa Ln CM am 0.m oX MO am am ak am am 0% ¢@ AAft. A. ak Ow ¢m 0,k 6h amx 0.m a@a 0.m% aa] am am MIxE a@ 0.@ M 0.@ a@ a% Aa] aa] L% L@ am S[ Ln am am aM Aa] an MIxF &M a@ 0.@ M 0.@ a@ a% Aa] 0.a] L% L@ am M L# ISM &7AI LSE QL14% 45w %.M H.]]% Aa] an SSm w L@ prtluG 10 20) a@ 6f0 a{ 6@ a0] qF 6@ Cm M 6@ 40 fM IN ow a.@ aaM sR K1M tmaXE 6@ aai 1 IA1 aN N4 aW 0.@ 0[ LN a�]1 2E9% 6D a.EM m.a% 6@ L@ . P]] au[Ipl L41 a@ 6@ P{ 6@ a@ 0% 6q am N4 a@ 0.@ aft 616 6@ q@% 6m ]L6M mmx 6@ aM P@ na.uuN ao am am n om a@ ax a@ am uwE a@ L@ o% na os Loa% am amx am% am am am Ij 0.@ aK 0.M aW L9]% 0.W 29l% 91.]R AW PA LA ]6Fw ReS n!E iH 0.W M 0.W 0A) a% 19 0.W EL% Ln 0.a1 lY NW 1E.(B N.3N1 1LIi ]].EEIE m.RX 0.0D LSS Ln mEN Tau Ln om w Ln >m n% L9E Ln aa% qEl ou eax .. _ ua seen vaE svnl 1YIY cEr dN Ln W IWo[.a4a%cppmrMM1BWM1r 4f WIWOG NWNI.MPn.Mw Lao.. 0.%E6o.r ![IFnatpN WXII.Mf gYNbMam]q�llnin vnPeuarumaee..,aprvwh as MdtlMla914n1M..nl..arwYia4pu.lnei.wrv.:Il nFettutwlmm�l�onvnFlM1e HagR. N uu A hbk E s PxvEc.7-0001 I h O12ESl VIEW COVER SHEET hbk HBK ENGINEERING, LLC 509 S. GILBERT ST. IOWA CRY, IA 52240 PHONE: (319) 338-7557 FAX: (319)358-2937 IOWA DEPARTMENT OFLABOR REGISTRATION NO. 00527328 11 tn^rte.XXxexcxeewx�.coln II NORTH nuerQtT 1c 1 1In F_SOL IT. SIT, 1 Pall RES MOINES, IS 50309 NORTH DUHEVEE,LEC I.W F.3" ST. SUITF 400 DES HOUR& 11 STA19 Jan 24, 2019 - 12:00pm I:\Project\170001\dwg\CAO\Rezoning Exhibit\170001-Rezoning Plan Set.Ewg CI.00 N LEGEND w hbk E 17-0001 FOREST VICAAT O EXISTING - SITE CONDITIONS hbk ,.� ___ � - _ HER ENGINEERING, LLC 509 S. —� OWACIILBERT IOWA CITY, IA 5224240 PHONE:59 FAX �319)358-2931 II i ,^✓tea .- y \ ! �\IOWA DEPARTMENT OF LABOR REGISTRATION N0. 00521328 _ / exgxeerelxc mx xR...�xrex NORTH DUBU allE LLC \. \1 c �1 \'\\ .\ OES MOINES, IA 64309 I _ i ray h __ aaV v vV A 1 1 W \ T. ELNDEN lI /30 I 1 �'E S 1 j \ \\ \ • •• NORTH DUBUQUE, LLC 1 T25 AYE 5y)g / i� I `t AV 1 1 {,re1 h� /// / 1 A 130SUITE 0S E.SRT. OES MDINES, IAb0309 \\rv\A \\\\\ 1 'x(i � 1� /US i/ J o m � v 1 � ---- ---------- __ __ __ _ - MISSIdi PgNT ftOM 'v 6 ____________ _ r I I \ v ^A9 ____ ____ __ LiaNaL _ __ __ ___ __ ____I � 1 � 1 '•\ � x 06-11-2015 ----' -" -----_-- .-_-_.----_.----_�\ - _____ - -- __ ---_ DRPpVING LOG ® \ — _ __ -� Id \`_____- xATE ISSIIEry FOR D6 CB _1 I \ 4 __ ___ i i i 1 ___ EONING�N I rvc .l.a NLa ___ RwresUB NOP NLB iiaL GIPR - -r----- -- -- _ INi sUBMITT:\L 1 '_ONINGSUBMITT>L N,B NJB 1-11-18 .UxIxG SUFrv,ITTai OM --_-_— -J, - -- -- -- -- ® __ --J ASHBACKER SCALE_ I-130' C1,01 Sep 2, 2019 - 2'.08prN I,\Prole t T70001\dxg\CAD\Base TopoP1 ]0001 Base Topo.Evlg LEGEND 1 7-0001 FOREST VIEW PROPOSED OVERALL DEVELOPMENT hbk ENGINEERING HOK ENGINEERING, LL6 6093. GILBERT ST. 1MA cm. W nuo PHONE: 1319I 338-7557 F" 1319115&2837 IOWA DEPARTMENT OF LABOR REGISTRATION No. 00527329 nQNTH-kMI1QtY. II IM E. SRU ST. SUITt.4W 'UR771 OV5UQL I.LC Im R 5RD S'7. SLTTE I OFS.mw'", U jIl Y19 Dec 10. 2018 — 10:24cm L\Project\170001\dwg\CAD\R... nhg Exh1bit\170001—Rezoning Plcn Setdwg SCALE: I"= NY I 1-80 V I I III ■ tL . L'€ASP]P'�— -"------�---------------- ---- Li 9ll kTCHLINE HEET SA1-0 r.s? Wrllolma - as' 5 RM '!' �- C TC `iIN iLim `1M 1 24 N 0 a GRaPH�LJ LEGEND ©�ww��w�w�.aw.a. nmmeewenWa�••� n L LOTS 16-73: BUILDING USE: RESIDENTIAL -MANUFACTURED TYPICAL BUILDING DIMENSIONS: 76 X 15'2' FRONT SETBACK: 15 FEET REAR SETBACK: 20 FEET SIDE SETBACK: 5-10' FORESTVIEW SENSITIVE AREAS DEVELOPMENT PLAN - LOTS 15 - 71 hbk ENGINEERING HBK ENGINEERING, LLC 509 S. GILBERT ST- IOWA CITY, IA MUD PHONE: (319)338-7557 FAX: (319) 35&293T IOWA DEPARTMENT OF LABOR REGISTRATION NO. 0OWN acTe e. NORTH➢UBUQUB LLC INK3RUST. SUITE OM DH0 MOINHS-]A MM NOR7RDUBUQIIR,LLC IMB3RDST. SUITE,00 DES MOINPS, U S 9I9 SAI.00 Jon 24, 2019 - LlIYm L\Pro jecl\170001\dwq\CAD\Rezaninq Edliblt\170001-Rezoning Plnn Set.dwq LEGEND ® xmev �➢ ���. monn'nmaerenrm rL i MATCHLINE SHEET SA1.00 Ion 3■■■-��■■a■fla��■ -- OUTLOT'D' I � DI l I I 1 I Ererun G�59 wax EI.i -- I �DDADAAlII:� ���1 t � y MATCHLINE THIS SHEET 1 ■ ■ . . . ■ ■ access GRAPHIC $CA .� ,' en FOR€ST VIEW I \ • LOT 7rI- p e----- _--_— ,I LOT 76 9 1 ______ _-___ 11058'—�j 1 MATCHLINE THI t 7&1&mI OUTLOT 'G' SENSITIVE AREAS DEVELOPMENT PLAN - LOTS 71-76 hbk ENGINEERING HBK ENGINEERING, LLC 509 5- GILBERT 5T. IOWA CITY, IA 52240 PHONE: (319) 31 &7557 FAR: (319) 35&2837 IOWA DEPARTMENT OF LABOR REGISTRATION NO. 0OU7320 wmnrexwcnxmiwcox. NORTH ➢LBVQLW: LLC INE.3RDST. SVITE 000 DES MOM,]A MAD NORTH DVBVQLT.A.I.t 130E 3RD ST. SLRTE JRO DES MOMJ S,]A MNH xfMRAET 170001 ro ➢5-31-2017 -• -. /mv lrlw • �-. Jon 24, 2019 — 1:40Pm I:\Project\170001\dwg\CAD\Rezoning Exhibit\170001—Rezoning Pim Set.d.g O 0 N Z J 2 cQ L G� u ,0 11wI 1 ORAPX�J : 1 'gnn NO SE "BUFFER - _ SLDG 15E ^p ' —" LOT 15 e.3desF w11 l m_ � Santa 16.910 SFel I � / , 4 i OUTLOT 'H' MATCHLINE SHEET SA1.03 -193'— SLOG8A 9.3,95E I I Ilp I.33 /� ii I BWG,ds 22.6 fi SF 8285 II 1 _ A6dT I ! y illll�i��,L ,I \ I , II 7• 1 — rnrn Yur4-q� r _��— �q Pub �l/Purp�nrgr„-„ Jri a L 1 . 1... ..... am i.� RBI ■ ■ 1 ■ ■ I1{ � ,a3• _ j � 9LDG 5W,02 40 � \ � ♦ 1 �__ V° 's' a �% ,r � w I �e Q / a%Pri /�'�/�f 3P =ST VIEW DRIVE � — • Ivu*wnenswl � a' 165 I fiLQG 12A Id.6906F LOT 12 ® S2 3 � rF i _-- LEGEND ® PON. 17-0001 FOREST VIEW SLNSITtVE AREAS DEVELOPMENT PLAN - LOTS S. 12.I4-15 hbk ENGINEERING HBK ENGINEERING, LLC 509 SGILBERT ST. IOWA CITY, IA 522d0 PHONE (319) 33&7SS7 FAX:(3191 VW2937 aOWA DEPARTMENT OF LABOR REGISTRATION wmvxOmlvlOc xu7 3 a8 nx NORTfI DIBLrQVL,LLI' IM Y..JRD9'f. SUITRJ99 OIS MVI.MS. ]A 3U]09 NOR7RDUSUQ115•LLc IME.JRDST. SUITE d99 DES MOINES, ]A SGWI Jan 25, 2019 — 8:55om Eehibit\170001—Rezoning Plon Set.dxg SAL02 s9�o� LEGEND MATCHLINE SHEET SA1.02 1 II;I {� 51 j. IV I�11 `I�I I � r F• 1 i /l 1ti1 I Ja,/,� r ___1 nwoaeaemic=u••ad OUTLOT T $- 17-0001 —� FOR€ST VIEW J eaisws rya waR ense.•.r �—•— y' a—• - n—• n �_.—n n— `•`• SEN517[VE AREAS DEVELOPMENT PLAN ! -LOT 13 @ OUTLOT H a 'a�� hbk ENGINEERING RBK ENGINEERING, LLC ( _ I� — MA509 CITY. IA MU IOWA:(319IA11-70 PHONE:19 ]38455T — --' FAX: 131 Pj 358-283T T. IG OMVt IOWA DEPARTMENT i OF LABOR !a� fgsnrt _ a— • REGISTRATION _ i. , _ — — _ _ _ — — — 1 i 1 NO. S052i321 ':, ,__,+ 1 I i I —T> 11 1 i PI I NORI ➢U➢UUUx LLI; \\ ' i 1 mi SUITE 41A LOT t.i r OFS MOINPS.lA NM 1 1 I • 1 II SLOG 13A i 24.768 SF NORTN DUBUQUE, LLC �6.62 LMxlRDST. I SUITF. bS OE6 MOINPS, ]A SOAl9 - 9 N' Tz �I Jon 25, 2019 — 9:08em I:\Project\170001\dwg\CAD\Rezoninq Exhibit\170001—Rezoning Plan Set.dwq SA1.03 05 114ib SLUG TA m I& LOT 1 1s,654 SF L 303] JFTT __----_—___ — — �Z 'F z fir. 3 21- Nr — "1. G RLDG t1a - • _ ssaQ sF ..� BLDG 1CA LOT 11 1' fi,9605F T.5 �1 - -I LOT 1 C y LOT 9 BLDG BA i 5A sal SF T 1zn, a71 s, e1 0 5.1 h\ �S q b� (rYm.—r—w <9 w r 2 to w SLOT 6 1-80 6'w RAMP BLDG 6A 14.0110 SF I�0•_I M1 a111're/ .o\ v CO w w D0 w z J U Q GRAPHIC �E LEGEND v r r.�•.o � www. ����'.��"nwmM s�awnrevxu L _J rtsu lit FOREST VIEW SENSITIVE AREAS I DEVELOPMENT PLAN - LOTS 5-7, 9-11 hbk ENGINEERING HOK ENGINEERING, LLC 509 B. GILBERT ST_ IOWA CITY, IA 52240 PHONE: (319) 3U-7557 FA%: (319) 356-293T IOWA DEPARTMENT OF LABOR REGISTRATION w..wreGiemacremT�xce o. NORTH DUBUQU6 LIX INP.3RUST. SUITE OM DES MOINIM ]A NM NO11711BUBUQU9,LLC IMLSRHST. SUITE e00 DES MOINES, ]A S)A SA1.04 . n 25, 2019 — 9:26em I:\Project\170001\dwg\GAD\Rezoning Enhibit\170001—Rezoning Plan Set,dwq I s �\ �. -.\ aFaF .•.ca r � \ \ \ LEGEND vana�ue L._ w^ ®� �. �a i•a i� ^aryl^"^�'"�'�Mo L____J 8 -.. v T 3Lu ' Lu co Lu Z c c_ A "' LOT _ ♦, -� \ � ,pry , F �A V I,,� IXDG IA a \ 1\ l (J6 TLOT 'A' � � 9 M1 s A � A o ss M Im GRnPXIC 0[AIE J� WW nw 17-0001 �oR�sr vu:11 SEN51T7VE AREAS DP.VELOPMENTPLAN- LOTS I A hbk ENGINEERING HBK ENGINEERING, LLC SODS ' 09S. GILBERT ST_ IOWA CITY, IA MUD PHONE: (319) 3U-707 FA%: (319)350-293T IOWA DEPARTMENT OF LABOR REGISTRATION NO. 00WRIS EpNORTH DUBUQUL LLC INP.3RUST. SUITE JM DES MOINIM ]A NM NORTRDUSUQUILLIX IMLSRDST. SUITE AA DES MOINES, ]A S)NN tONI F SA1.05 . n 25, 2019 — 9:06em I:\Project\170001\dwg\GAD\Rezoning E01W\170001—Rezoning Plan SO dnq I l _ �euc.xic F_ t I t I I I Itl I III �1 IL�,TI 1 I I�1 I B B I B IIFEBia I .. I0-ejE� .y« I I Li of �� Ilo l 13I • l rW 'l/ r I I --Z-ii--! p r IIaI III IQB t11B r Nl l tl Iwo � tl r(�I BE�>s rirr — IS w I I [I r � m Ix Ills L - I _ - - - - - - trig • I II � I ILL). «I UC r k� IfT l All I ?TCH`LJ.NE HEFT G1 I 1 ■ u m ■ ■ N IR 77! -UECPNeF,wv>— — WW 2 W Z OUTLOT 'F = I� ■ IIS°l1®� ■ ■mil ° �■ ■�� —� B ���� �1SJw 9`a ■ sir°�BB ��� _� �• � �� B� MEN U LEGEND ti �` wwnmru noawv,,�uw EROSION CONTROL ITEMS 4'-O-NIGH GR NIGE PLASTIC CONSTRUCTION FENCE M71H 1 TOP AND BOTTOM RAIL, STEEL FENCE POSTS AT 6-0' OC MINIMUM (FENCE LOCATION WILL BE DETERMINED IN THE FIELD BY THE OWNER) TYPICAL ALL TREES INSIDE Vh1RKAREA. TREE PROTECTION DETAIL SUDAS EROSION CONTROL DETAILS WOODEN 2m CONTINUOUS TOP AND OM RAILS (SECURE FABRIC TO RAIL) (3) TIES PER POGT CCNCRETEBASETOBE USED ON PAVED AREAS 17-0001 FORESTVIEW GRADING @ EROSION CONTROL - LOTS 16-70 hbk ENGINEERING HSK ENGINEERING, LLC 509 S. GILBERT SIT IOWA CITY, IA MUD PHONE: (319)338-T35T FAX; (319)35B-Y93T IOWA DEPARTMENT OF LABOR REGISTRATION NO. 00527RB NORTH DUBUQUE. LLC INIF.JRUST. SUITE 4M DES MOIMUM ]A NM NORTHDUBUQUILLLQ IMLSRDST. SUITE 4A DES MOINES ]A SONS9 GI.00 Jon 24, 2019 — L14Pm I:\Pmleet\170001\dwq\CAD\Rezan(nq Eahlbit\170001—Rezoning Plon Set,dwg MATCHLINE SHEET G1.00 i I 5■ M■■---------------- I qqq , 1 I 1 1 yyqq 1 I l I 4 I u� I 1 I I MATCHLINE THIS SHEET 1■■■■■■■ access LEGEND � Pmmu.w.,Mm,.wwP r. �..r wmnicmnu.rt s^aw..NxvNw ISO MINE ■EIN Q(ITLOT 'Df EMWG Gti:AWNEA4-----.— _--_---- OCITLOT G' IoWe I■.■11■■ NOI EROSION CONTROL ITEMS — COL-E—GOURT- -- --------- i YC dF11«1.,d7q � I II -------------------- MATCHLINE THIS SHEET 1■■■■■■■ LOT 7z.1 y LOT 76 GRAPHIC SCPLE LOT 75 \ it -16PN6mGt9 MM �FiSEw♦Nl r �m �m "M —^ t —r —w 1 \ OUTLOT 'G' ■1 r 144 FOR€STVIEW SENSITIVE AREA' I DEVELOPMENT PLAN - LOTS 71-76 hbk ENGINEERING HBK ENGINEERING, LLC 509 5_ GILBERT 5T. IOWA CITY, IA 522A0 PHONE: (319) 33&7357 FAR: (310) 35&2037 IOWA DEPARTMENT OF LABOR REGISTRATION NO. 0OU7320 wmnlersxm�ixacex. .FORTH ➢LBUQVF_ LLC IME-3RI1ST, SVITE Jw OE5 MOHRS.IA 5Y] VOR In F.3VQVi LL[ IMP.. ST. SUITE YP5, IA O69 Mp155y19 170001 ro 06.11-2018 Jon 24, 20113 - 1:2Spm I:\Pro Fcl\170001\dwg\CAD\Rezoninq Exhibit\170001-Rezoning Pion Set.dwg GI.01 0 � 0 1 L--------------I EIEEIN�FAM _ 3 1% �., I - _�N15�6UFFeP'--- LOT 15 r� rn pr I 1 4 + _ 1 f � OUTLOT 'H' 1 �\ ti ^HL`NE 94 ET G1.03 G e LOT 8 _J I I I I I I ,I B ig�UV�P T VIEW DRIVE --------- ___ --- -- 1 LOT 12 ICI _I �I — `I — uJ 1 la�°i°e 111, Q It C3 P, �\\\\l 111111111111111111 / y J _ �- LEGEND I� •91�,ryeuren arV� xiexo 1'I�' ^rorrcmxa[rrrr T mmue�u _..IN.._ueT�-lxN,�X !�f✓4�11Y�r., EROSION CONTROL ITEMS EM xr,� 17-0001 FOREST VIEW 'GRADING & SENSITIVE AREAS DEVELOPMENT PLAN hbk ENGINEERING HBK ENGINEERING, LLC 5095GILBERT ST. IOWA CITY. IA 52M PHONE: (319) 338-7557 FAY(: (310) 35629W IOWA DEPARTMENT OF LABOR REGISTRATION NO. 00527328 NOOTII MRUQUP 1.1-u IMEARDST. SUREa10 DIM MOINW..1A 51,1w MORI11 laMIOUE. 1 IX I.W E.3RDFT, SLIT. J XS MINNFN IA %W ,bn 25. 2019 - 8:5+Sm 1:\Project\170007\dwg\CAD\Rezoning Exhibit\770001-Retuning Plan SaLdwg ,f LEGEND ® »n»am�e..oen,a.eunw .f•�+mr.r.ra EROSION CONTROL ITEMS IZ J �4.woacnw MATCHLINE SHEET 131.02 I �8! Ar 1♦ • jw. v 1 `` 1 •v I �, f�//d/ �7 ,tip ii tea:<� J OUTLOT 'Y 17-0001 rr Faisuc as.wR vsv.w.r �—•— ' 'f5bRADING&SENSITIVE _ AREAS DEVELOPMENT PLAN -LOT IJ&OOTLOTH hbk / / 1 ENGINEERING L�OQ rs�rylry`_ _ HBKENGINEERING, ERTSLLC 9995.GILRERTxL IONE:(31, I318-70 PHONE: 1319)338456T FA%: (319) aill 3T ,\ 5 _DRIB IOWA DEPARTMENT • OF LABOR REGISTRATION NO. (i I I �I I NORTH ➢II9UUUxLL Imi T !I I SUIT Q.A LOT13 � I i i orsNPalAmolwwr L'I I • I Jill I I NORrxnu9lrguR,LLc I I.Mx3RUsr. L SUITF. v09 _ OE6 MOINPS, ]A SOAl9 — — _ — _ _ _ _ _ _ _ _ _ _ . Jon 25, 2019 — 9:DPam I:\Project\170001\dwg\CAD\Rezoninq Exhibit\170001—Rezoning Plan Set.dwq GI.03 II ' - r LOT 7 !e /�l •.�, LOT 6 ___ -- =�— ��'' — 'SOREST V `__ � '�•Y. LflT 11 LOT 10 LOT 9 _ r � -- y—R � 0 Lu n Lu W Lu Ln 4 Lu I 1� 0 a Lu Z e 0 � = � NEI LEGEND xnc USE mx �.m�w...w.. m ww,m.rmrr wm. ww. EROSION CONTROL ITEMS GPAPHCS J FORESTVIEW SENSITIVE AREAS DEVELOPMENT hbk ENGINEERING HBK ENGINEERING, LLC S99 B. GILRERT ST- IOWA CITY, IA MUD PHONE: (319) 3U-707 HA%: 13111) MB-293T IOWA DEPARTMENT OF LABOR REGISTRATION mwreGia«acremT�xce o. NORTH DUBUQUR LL ❑ E.3RUST. SUITE JM DES MOUSES. ]A NM NDRTRDUSUQUS,LIX IMR3RDST. SUITE AA DES MOINES, ]A SDA G1.04 , n 25, 2019 - 9:12am I:\Pro Fcl\1]0001\dwq\CAD\Rezaninq Exhibit\17C001-Rezoninq Plan SeLdwq / a ee1 OT 4 a a LOT 2 i cRAFwc scALE LEGEND EROSION CONTROL ITEMS C—A .r,...�.... N T s ti LOT \ \ J��TLOT .. A' e a 4 _ M 7-0001 WPIESr WPM GRADING k SENSITIVE AREAS DEVBLOTWN'T PLAN-LG75 IA hbk ENGINEERING HBK ENGINEERING, LLC 509 SGILBERT ST. IOWA CITY, IA 52"0 PHONE (319) 339-7557 FAX: 1319135&2937 90WA DEPARTMENT OF LABOR REGISTRATION NG. 0OU7328 NGRTU D19LrQLE. LLl' 13/5.All SUITE111 DES MUIl ]A MX19 NGRTRDUSUQI ILL I.ME.IRD ST. SUITE:1 DES MOINES, ]A S13CM Jan 25, 2019 — 9: 32am I:\Project\170001\dwg\CAD\Rezoning Exhibit\170001—Rezoning Plan SaLdnq G1.05 1 1-80 140.15' I EXISTING 25' ELECTRIC OUTLOT'Fr VA ' V1111I • T- .. n n _L r _ . E 1 u`wra rrrrrrrrin ��' �L 01 M f �`Tl = �M W 1W = Jun 25. 2019 — 9:34om I:\Project\I70001 \dwg\CAD\Rezoning Exhibit\170001—Rezoring Exhibit US SCREENINI His 1 1LU LU Ill 1 W LU Z N O Q J PLANT SCHEDULE OVERALL TREES COMMON NNAE 01Y STREETTREE tIM 0 SITETREE ui b�+ RESTORATION TREE 397 PARKING TREE 211A MD SITE TREE' he EVERGREEN lot SHRUBS COMMON NAME CITY Q82SCREENING I.w PLANT SCHEDULE RESIDENTIAL TREES TREES COMMON NAME i STREETTREE 10 f�'^� r 1 SITE TREE 257 p IZV RESTORIO ATN TREE 357 PARKINGTREE 75 SHRUBS ccMMON NAME CITY aS2 SCREENING 269 PLANT SCHEDULE LOTS 113-73, OUTLOTS D, F Tal COMMON NAME I aTREETTREE Be eITETREE 58 �irly RE4TORAT[ONTREE 150 �� EVERGRESN 101 LEGEND ®xeww°N.ea..aravrm ev.�r.sra. WOODLAND AREA IMPACTS RSi AREA: Total Woodlands (pre-devalopmenlg 30.57 acres Requimdmtenhon(50%); 1526acres Retention Proposed: 11 47 saes Mitigation required at I Lucie for every 20D square feet of miligalion Brunei Mitigation acreage: 3.8 Bass or 165,526 square feet Replacement trees: 155,5281200 = 928 Wass CH-110 AREA: Total Woodlands (pre-0evelopmealg 5.91 acres Required relenllon I1U%): .59 acres Retention PmpWad: 0.91 acres (15%) REQUIRED RESTORATION TREE EREAKOOWN Number of replacement trees required for en0re projad: 828 Breakdown of toal numbm of trees: Sheet Trees. 109 Sue Trees: 257 Restora8on Trees. 387 Park'mg Lot Trees: 75 TOTAL#TREES- 828 NOTE: All trees provided in the proposed plans are included in the taal number W reslorafan Imes_ The quantity of restoration trees N the number of trees beyond what has been provided w comply with tuning ordinances for street, parking, and site trains. Additional trees have not ba shown In the commercal moss since We preserved amount Is in excess of We required retained vecadland. All trees shown an the plan account far the minimum quantity at Imi to b i mitigated. Tree symbols m talon indicate trees needed for zoning ordinance compliance, Time Symbols with out colorare the balanceof required i reas Mr restoration. - Add site boas to Imes above the minimum required by zoning ordinance and are intended to provide more safe Screening. PROPOSED LIST OF NATIVE TREES AND SHRUBS This list is meant as a guide to allow flexibility of design for earls site and is not an exhaustive list of the types and species available. Street Trees -Large Querars lmbdraria Shingle Bak Quartos maoratama Buraak Oremus miss Red oak Quemusellip.,lealls Nothem pin Bak Chon albs Whileaek Cerye cadlrormis BlFtern,d Hickory Tlia..ocana American basswood Cerys evala Shagbark rickety Carys Mmeni Mockeffild Nckory duglons dnaea Butternut Aasculus glebe OhiBburkir" Ouemus hu ahlenbergil Chinkapin ask Qusmus ioub. Black oak C.I iaocadenbilis Common led Ipany Street Trees -Smell Malus loansis Pravie crebapple Gymnauladua diocus Kentucky oufte°tree Osh/m eirginianl Hop HBmbasm CaminuscirollnMta Aniescan HBmoeam Clo.Boanaderais Red bud Viburnum pnrreallum Blarkle. viburnum Qree ram) Prof. trlfolala Hppt.oANafmr ash fuse form) Druspyrue vilginiane Auxncan per&mmon Restoration Area& - Upland Ace nigrum Black maple 0uerw6imhriwne Shingle calk mesrorarpa Ruroek Ouercus cobra Red oak Quewe ellipeaildahe. Ni pin ask Quemus albs Mae oak CaryacadiPormis Bibemut hickory Til'a amedcana Amercan lln..a Caryaovea Shagbark hickory Caryabmeal Mcaeroul hickory Edipe nut duglens rinema Bulfemra Edible nut Aesalusgli Ohio buckeye Querns mrehicirsk a Chinkapn Bak Ouertus ueluana Black oink Carlo oatdenlella Common hackberry 0"virginiana Aearkan hoplrmrbeam Proms amedrana American plum ji,iji ogre Black Weinm Prunus seMinm Black Cherry Becoymes lampurpuaus pesnm coolie Caryage" Pignut Hickory Restoration Area- Lowland Qucrcus Pauses pinoak QuarWa bltpyr Swamp whta Bak Darya Wool. Shrill Many Phtsous ocaidaatalis American sycamore Ulmusannucana Amorist elm Bill ni River Oirth GymdOtledua diocus Renlvcky coRcetree CeIllsacabeni Common hackberry VlWmum tnloWm Hignpusn Churnal 5taphylea Mfalie Bladdismad Spbea Alba Mancluvweet Amapballaul tea Indigo Bush Cephel&Mllus dcatle1lgbS Communbuthabush euonymus atropurpumus Eastern walwo Carta Pecan Evemeen trees 1, 30' in heith0. Thies Bcodanlalia Detr Green otherness ThUni Standfil x pliCRIS Green Giant ATorate Picts ramllre Swee Slona Pine Antes concolor Silver Fit Pla:a Bill at dome 13111 Hills Spruce NOTES: TYPICAL TREE TYPES TO SATISFY TREE REQUIREMENTS ALL DECIDUOUS TREES TO BE MINIMUM OF 1-5' CALIPER AT TIME OF PLANTING ALL EVERGREEN TREES TO BE A MINIMUM OF 3' TALL AT TIME OF PLANTING DISCLAIMER: THIS EXHIBIT IS FOR INFORMATIONAL PURPOSES ONLY. THIS PLAN HAS NOT BEEN APPROVED BY GRAPHICSCALE THE CITY. NOT FOR CONSTRUCTION. 17-0001 FOREST VIEW LANDSCAPING R SENSITIVE AREAS DEVELOPMEN'TPLAN- hbk ENGINEERING NBN ENGINEERING, LLC 509 S. GILBERT ST. IOWA CITY, IA 62240 PHONE: (319) 338-7657 FAX: (319)35a-293T IOWA DEPARTMENT - OF LABOR REGISTRATION NO.00527329 wm.°Nwan°eeaea�N NORTH DUBUQUI LLC 00131 St SUITE400 DES MOINES, IA SUM NORTH DUBUQU E, LLC I" E JRD 51' SUITE 4W DES MOINES. IA 5cM LAI.00 MATCHLINE SHEET LA1.00 / I / I — �T- / z I — — — — — —I — — — — — _ — — — II I � I AOUTLOT IG' OATCHLINE THIS SHEET 1I - I �I II I ' II , I III Access .7 rrr,7Mjj ■ = = = MATCHLINE THIS 5 LOT J WATER TO BE ANDONE LOT 75 -4 EX PL // -Sr,5 rB) z rs� (0) LOT 76 LEGEND Nl vmun u.m x.wmexmm E G EA MENT(G) (¢t le3 OUTLOT IGI 1 I II II x GRAPHIC SC E .. I slmxvnn,rwws r 17-0001 FOREST VIEW FDELANDSCAPING & SENSITIVE AREAS VELOPMENTPL.AN- hbk ENGINEERING HBH ENGINEERING, LLC A9 S. GILBERT ST. IOWA CITY, IA 52240 PHONE: (319) 838.7SS7 FAX: (319)858-2987 IOWA DEPARTMENT OF LABOR REGISTRATION NO.0052732B 11 wwwxa..xeix.uixemH II NORTH OQBUQDE, LLC 130 E 3RD ST SUUE XI DES MOINE& IA mo NORTH DUBUQUE, LLC 130E 3W SF BIICfE 9uo DES MOINES [A WIGS --------`EI] — 33.02,E ---" Jon 25, 2019 — 9:26am Exhiblt LE SCREENINGAtl g LALGI PLANT SCHEDULE LOT 8, OUTLOT E TREES CAMNDN NAME Ott J. STREETTREE 52 4 �y SITE TREE IT � RESTORATION TREE NS PARKINGTREE 40 ADD SITE TREE- 25 SHRUBS COMMON NAME COY ® $2 SCREENING 214 PLANT SCHEDULE LOT 15 TREES COMMON NAME 07Y STREETTREE 15 SITE TREE 34 +� RESTORATIONTREE TT SHRUBS COMMON NAME CITY 626CREENING A LOT 820NE: OPO-CH-1 LOT 12 ZONE: UPD-PS-12 SITEAREA: 3.9 ACRES SITE AREA: 2.12 ACRES BUILDING USE: COMMERCIALBUILDING BUILDING USE' MULTI FAMILY RESIDENTIAL BUILDING BUILDING BUILDING AREA: 18,620, 22,680,18,620 SF AREA:59,2005F(14,800 ST, 4 ROCI ) (9,310; 11,340; 9,3105F PER FLOOR) PARKING PROVIDED: 66 STALLS PARKING PROVIDED: 199 STALLS PARKING REQUIRED: 59 STALLS PARKING REQUIRED: 199 STALLS (I PER 3005F) TOTAL NO. OF UNITS: 48(24 STUDIO, 131-BR, 112-BR) BLEEDING BA 2 FLOORS 9,310 SF PER FLOOR FF: 72&w. I BUILDING 15B 5 FLOORS 17,800 SF BUILDING 140 FLOORS 2S SF FF: 7251 r4 BUILDING1SA 5 FLOORS 17800$F6Err- j PLANT SCHEDULE LOT 12 PLANT SCHEDULE LOT 14 LOT 14 ZONE', OPO-RS-12 TREES COMMON NAME OTY TREES COMMON NAME ON SITE AREA: 5.20ACRES BUILDING USE: SENIOR RESIDENTIAL r A- INDEPENDENT LIVING STREET TREE tT STREET TREE M B- NURSING/REHAB F`" C -ASSISTED LIVING E •1$ sI-TREE zs 4 •ib SITETREE sz BUILOINGAREA: A- 49,260 Sr(9,852 Sr, 5 rL0ORSl `4,trQ B- 67,6585F (22,556 SF, 3 FLOORS) I��' RESTGRATIDNTREE 6 S'% RESTORATION TREE 5 PARKING PROVIDED: C-50,7285E (12,662$r,4FLOORS( 123 STALLS .� PARKING REQUIRED': 122 STALLS PARKINGIAEE a -p� PARKING TREE a1 LOT 1S 70NE: OPD-RS-12 SHRUBS OOMMON NAME OTY SHRUBS OOMMON NAME OTY SITE AREA-. 3.16 ACRES BUILDING USE: RESIDENTIAL BUILDING G 5250REENING in ® 525CREENING 25 BUILDING AREA: 881(17,600 SF PER FLOOR, 5 FLOORS) PARKING PROVIDED: 291 STALLS (2 LEVELS UNDERGROUNPI PARKING REQUIRED: 206 STALLS BUILDING 2 FLOORS OORS 11,340 SF PER FLOOR FF ]2&WY Ii11 16LI61 FT-T, i I S2 SCREENING 4 9 FLOORS p� BUILDING 8C 2 FLOORS 9,3103E PER FLOOR FF: 725 ]5Y BUILDING 12A 14,B006E FF: T2]-05': LOT 12 LU 0 D� GRAPHIC GCLLE LEGEND rILE � � o bOF1p W.tl;lhNMElE6,yw�1 N wOE 5 M21WTME ER 17-0001 FOREST VIEW SENSITIVE AREAS 11 DEVELOPMENTPLAN- hbk ENGINEERING HEN ENGINEERING, LLC W S S. GILBERT ST. IOWA CITY, IA 52240 PHONE: (319) 338.7S57 FAX: (319)358-293T IOWA DEPARTMENT OF LABOR REGISTRAMON O. 0052732B WMVrM ENFNYMEFR M4 fAY NORTH DVBUQUE, LLC 130 E 3RD ST SUITE 4W DES MOINPS, IA A303 NORTH DU FUGUE, LLC 130E 3W ST SUITE 4W DES MOIRES, IA MUIR Jon 2h, 2019 — 9:17am Exhibit%170001—Rezoning EAhihit LS SCREENINCAd g LALD2 LEGEND ! h h 4 - OINMM,YMnCMxO � � PnM�CM�oYw ne�uMowMwo -. s.wmm,..w>M f�) f LOT 13 ZONE: OPD-RS-12 SITE AREA: 3.64 ACRES BUILDING USE, MULTI -FAMILY RESIDENTIAL BUILDING AREA: 99,W2 5F (24,768 SF PER FLOOR, 4 FLODRS) PARKING PROVIDED: 132 (695URFACE, 53 UNDERGROUND) PARKING REQUIRED: 1ZO STAG G 30 (ONE BEDROOM @ 1 PER UNIT) 28 jTW O BEDROOM @ 2 PER UNIT) 17 (THREE BEDROOM @ 2 PER UNIT) TYPICAL TREE TYPES TO SATISFY TREE REQUIREMENTS. ALL DECIDUOUS TREES TO BE MINIMUM OF 15- CALIPER AT TIME OF PLANTING. ALL EVERGREEN TREES TO BE A MINIMUM OF 3' TALL AT TIME OF PLANTING. D15CLAIMER: THIS EXHIBIT IS FOR INFORMATIONAL PURPOSES ONLY. THIS PLAN HAS NOT BEEN APPROVED BY THE CITY, NOT FOR CONSTRUCTION. PLANT SCHEDULE LOT 13 TREES GGMMQN NAA6E GTY STREETTREE 3 SITE TREE 0.5 RESTORATION TREE 3 PARHINGTREE 28 SHRUBS COMMON NAME GTY G82 SCREENING N o a w ioo GRAPH I "'- \ @�-d- \ \I, G IF ' LLU W ,co LLI— w-1 W— mlrf IS Al 1 EI m'lj� N wOE 5 M210TMVlffil.' 17-0001 FOREST VIEW LANDSCAPING& SENSITIVE AREAS DEVELOPMENT PLAN - LOT 13 & OUTLOT H hbk ENGINEERING HEK ENGINEERING, LLC 508 S. GILBERT ST. IOWA CITY, IA 52240 PHONE: (319) 338.75S7 FAX: (319)368-293T IOWA DEPARTMENT OF LABOR REGISTRATIDN NO. 002732B wxx Wa mol5zuxec m NORTH DUBUQU6, LLC IM E 3RU ST SUITE 4 DES MONES. IA 50309 NORTH DUDUQUE, L 130 E 3R0 ST Bur -Ea ➢E$ MOIN ES, 1A 503M Jon 25, 2019 — 9:05am Fxhfblt LS SCREENINC.dwg LAI.M 3 c BUILDING I I A - - 3,5oG FF. 1W.98'i n_ BUILDING 10A LOT11 C$a SF BUI �ING9A FF: 70780s 4,581 Si 1 (G} (c7 lc) lG) (c) { P� () t (G) f4} c) (G� I I91J% G l 1 3 {caS r IG) $u w� DISCLAIMER: THIS EXHIBIT IS FOR INFORMATIONAL PURPOSES ONLY. THIS PLAN HAS NOT BEEN APPROVED BY THE CITY. NOT FOR CONSTRUCTION. o x n m GRAPHIC 8CAJF PLANT SCHEDULE LOTS 5-T PLANT SCHEDULE LOTS 9-11 TREES COMMON NAME CITY TREES CCmMCN NAME OTY SIREETTREE 18 STREETTREE 14 SITE TREE 34 SITETREE PARKING TREE 53 max: PARKINGTREE 12 80 RAMP AODSITETREE- 32 SHRUBS COMMON NAME CITY CL� SHRUBS COMMON NAME CCITYWSCREENING 35 ICGI co ® 52 SCREENING 354 io 40 ! L0 CD TYPICAL TREE TYPES TO SATISFY TREE REQUIREMENTS, ALL DECIDUOUS TREES TO BE MINIMUM OF 1.5' CALIPER AT TIME OF PLANTING. ALL EVERGREEN TREES TO BE A MINIMUM OF3' TALL AT TIME OF PLANTING. LEGEND ®+mxn.mralnv,. .11• �+ •�• a nn.w�rw,w•o wsmxx .•. n..n C—=1. o. M �mrtun•c maw.nn•xum LOT57ONF: 01-CH-1 SITE AREA: 1.54 ACRES BUILDING USE: COMMERCIALBUILDING BUILDING AREA: 1,87S SF PARKING PROVIDED: 18 STALLS PARKING REQUIRED: 6 STALLS (1 PER 15o ST) LOT 5 ZONI OPD-CH-1 SITE AREA: 1.93 ACRES BUILDING USE: COMMERCIAL BUILDING BUILDING AREA: li SF (14,000 SF per floor) PARKING PROVIDED: 122 STALLS 179 SURFACE, 43 UNDERGROUND( PARKING REQUIRED: 120 STALLS U. PER GUESTROOMI LOT 7 ZONE: OP0.CH-1 SITE AREA: 2.30 ACRES BUILDING USE: COMMERCIAL BUILDING BUILDING AREA: 57,2525F {19,084 SF PER FLOOR) PARKING PROVIDED: 149 STALLS (69 SURFACE, 79 UNDERGROUND) PARKING REQUIRED: 148 STALLS (1 PER ROOMI LOT 9 ZONE: OPD-CH-1 SITE AREA: 1.09ACRES BUILDING USE: COMMERCIAL BUILDING BUILDING AREA: 4,5915F PARKING PROVIDED: 27 STALLS PARKING REQUIRED: I5 STALLS (I PER 3005F) LOT 10 ZONE: OPD-CN-1 SITE AREA: 0.74 ACRES BUILDING USE: COMMERCIAL BUILDING BUILDING AREA: 6,9605F PARKING PROVIDED: 34 STALLS PARKING REQUIRED: 23 STALLS U. PER 3DO SF) LOT 11 ZONE: OPD{H-1 SITE AREA: 0.9 ACRES BUILDING USE: COMMERCIAL BUILDING BUILDING AREA: 9,600 SF PARKING PROVIDED: 35 STALLS PARKING REQUIRED: 32 STALLS (1 PER 300 Si 11-0001 FOREST VIEW LANDSCAPING & SENSITIVE AREAS OEVELOPMENTPLAN- hbk ENGINEERING HER ENGINEERING, LLC 509 S. GILBERT ST. IOWA CITY, IA 62240 PHONE: (319) 538.7667 FAX: (319)359-2937 IOWA DEPARTMENT OF LABOR REGISTRATION NO.0052732B wnvxaV[xeix[uixc raM NORTH DUBUQUE, ULC 130 E 3RD ST SUITF40G DES MOM ES, R 30399 T10RTR DU9uQVE, LLC 130 E 3RD ST 3UITE4G0 DES MOM ES. IA 50M Jon 2S. 2C19 - B:57am I:\Project\170001\dwg\CAD\Remnin9 Exhihil\17C001-R ezar(mg Exhri LS SCREENING.dwg LA1.04 l s \ J jj+ a •f+++�++C + + #+• i 2b�K20 � SIt�J gM�Tk \ P J S2 SIGN 4. \ Ioq 1 \ \ m 1 1 J\rJ t \ 1 01 a\ 11 \ 6 \ 1 O/ 20, P + y SIG * + + ESMT \ af#+#f \\ \ ♦P PLANT SCHEDULE LOT TREES COMMON NAIVE CITY I STREETTREE 9 SITETREE 8 PARKING TREE 7 SHRUBS COMMON NAME OTY ® S2 SCREENING e4 PLANT SCHEDULE LOTS 2-4 TREES COMMONNANE CITY STREETTREE IB 5 j�jY SITE TRCE 24 J PARKINGTREE Il { � ADD SITE TREE- 21 SHRUBS COMMONNAAE CITY 9 52 SCREENING 110 TYPICPL TREE TYPES TO SATISFY TREE REQUIREMENTS. ALL DECIDUOUS TREES TO BE MINIMUM OF 1.5-CALIPER AT TIME OF PLANTING. ALL EVERGREEN TREES TO BE A MINIMUM OF T TALL AT TIME OF PLANTING. LOT17ONE cm14I SITE AREA: 1.89 ACRES BUILDING USE COMMERCIAL -QUICK VEHICLE SERACEW/CUNVENPENCE STORE BUILDING AREA: 4,606 SF PARKING PROVIDED: 24 STALLS PARKING REOUIREO: 20 STALLS Q PER ZW SFI WEE ZONEOPOCH-1 SITE AREA: E.16ACRES BUILDING USE: COMMERCIAL -RESTAURANT BUILDINGAREA: 2,20SP PARKING PROVIDED, 2D STALES PARKING REQU [RED : 1E STALL511 PER LR05Fj MY ZON E: OPD H-1 51TE AREA: 0.50 KRE5 SUILDING USE: EOMMEROAL-RESTAURANT RUILDINGAREA 2,2655T PARKING PROVIDED', 2D STALLS PARKING REQU I RED: is6TALL613 PER IWSO [OT420NE UPOCH-1 SITEAREA: 2.42ACRE5 GDILDING USE: COMMERCIAL BUILDING DUILDING AREA: 2,4005i PARKING PROVIDED: 22 STALLS PARKING A EQU I RED: B STALL$ Q PER'00 SF) i LEGEND #v,xewamvw �povnnwAamntiw ® wn4umrsvx�rw Paw rmimlPaurE P 21 9 1 W GRMHIC 6CAiE DISCLAIMER: THIS EXHIBIT IS FOR INFORMATIONAL PURPOSES ONLY. THIS PLAN HAS NOT BEEN APPROVED BY THE CITY. NOT FOR CONSTRUCTION. 17-0001 FOREST VIEW FDELANDSCAPING & SENSITIVE AREAS VELOPMENTPLAN - hbk ENGINEERING HEK ENGINEERING, LLC WE S. WI-EERT ST. IOWA CITY, IA 62240 PHONE: 1319I 338.7S57 FAX: (319) 359-293T IOWA DEPARTMENT OF LABOR REGISTRATION NO.0052732B NURTH DUBUQUE, LLC 130 E 3RD ST SUITE400 PER MOIN ERA IA WK 9 NORMDUBUQlIE,LLC I30 R 3RD sT SUITE400 DF.S MOINPS.IA S0309 LA1,05 Jon 25, 2019 — 9:48om I: \ProJecl\170001 \tlwg\CAD\Remning Fahlbit\170001—Re7oning EKhlblt LS SCRFENINO.tlwg I I � IINTERSTATE 80 I I I STATE OF IOWA _ RIGKZ _OF —WAY — POINTOFBEGINN—ExisnNczs vv v ««« ELECTRIC / \\ ..1.... «........ EASEMENT — — — r T — —I--- -- 497'\ -- I —�— —LC — / I /139' � �� � ------ TV ONS Y / — ) n LOT CONSERVATION EASEMENT co � 104 I I y \ �O4 OUTLOT T 'PC ADVANTAGE / 1 139,459 SQ FT ) 1 1- RENTALS LLC I V A 1 ) t / ,;:Os I�;�� 3.2aACRES 1 I I �N'b$ / 12 LOT I �' % 15' 16, 81' / �- 5 I I I 1 233j AD TAGIE ` ) ) a DEN SLLC - � I;r•,7p4 � L C E D i 784 0 ACR — 1_ 777777J _-MAI OCA " 86_ - 55 L T I I 1 - — � s,laas T aA� 159' S,1`z1 � 1 � s oEs SO FT 2 .. ,II ANTA1 I 1/ ^ $O i \ TLS LLC IL �1 - LOI r _ j T '4 158, o ' asQ� o m oasaFT I,31a OAT 120' 1% _ �= CDONN L, MAR A / 6 FL / SOT j 1 ' 4�024 50 FT V14CDONN L JOA M 7Z o cV 157'8 I f0 0 /. I ,... \ "LOT 19 03 ( / m 4lV24 SO Fr I `D 4..124 SO FT/ )�., / 4.31fl SO FT \ 35 �Ba�c,2S �c,A' m 0� � IyI \ �p 31 I LOT 20 YFlf/ N I I 1 1 \ \ O 3 1 II M a�45O Fr\ m . ao2a "O. / 4.3 is SO FT — r 69� 1 J _ i lLU Cal \ -.I---..T 2 J L9T 32\ .. \ LOT-11 LOT 43 1 V 154' I O a,0 Fr 4.024\SU FT\ '� a,31a GO FT Q II 4 1 I W W AEDNVTA AGE I � IFT Q LOT 22 N> LJ I ` : LOT42 L 3 LLC 42a FT 4.3t350 FTES FT , � � I-..-..-..-..�..-..- 1 sO T I m V / - U) T I L w i LOT23- - _ S/ / 1 Fr I �1 a' a,oz� sc1 Fi - a?� s �T �\ a,31� sO FT W D __ __ 152' _ jj11DU ARS I OTI g I 11 LOT 4 a _ T 35 LOY 24 HAUR ,I I -- 1 �I a,31a'sO FT. I s n Frl _ 4,024 sO FT , - v LO 4 < J � a31a — /LOT.39- LDT 36 l T 25 V a02 aa2asOFTE sgFT ♦ 1 '3 457 t.! - 11,4 SO FT ' — T \ _ COLLE N l I I OT 38 LOT 37 I I I L T 2f 1 61 Q/ _ HEITMANN, MICHA l a,052 S 111' 4.11T SO 111' S.152 O FT - - — II4----��� r 149' vlcc� - 0 f— (s) �— ri5�)� \ I — �� 4'I A 36' 716 — 15 Public' LOT s £ LL �d �d LL �d LL �d \ , �d 31 _ ~N ~N of o\° DVANTAGf ENTALS LL co S'- o a e e\ \ of e —,F s 711 LL LL LLI. o a s_ o I 1 I< I I ��rM LF0 ICHO s J / / ' / 412' / R RITr va. � 00 / / / / / / /20' STq2SEWER A D _ - C 3 DRTNAGE EA�EvnEl2T_.. N // / / P ICA9CES �Yd'SEMEN, I .NrVLryG:, � I � / / I lci At2RIS,K NETHK I I I I UTLO 'D' 'S DIANE — L r sTa�nsENga� 7 741 S / / Vq r DRAINAGETASEWIENT \ \ Q \ \ 1. AC\ES ( ( 1 I \ I , > > )> —> 7 TI \ V > > �\> V A A\ II I YaA 28 I v 432' CLEVENGER, LA'I"EN A- / - / — J / • h• • - • �' ••" • • •• • �� _ - - - I r-----+— — II I I LOT I LOT LOT I I I I I RMICK MCCORMICKSQUARE I MCCORMICKSQUARE I2 I I I CONDOMINIUMS CONDOMINIUMS : CONDOMINIUMS ER, 61J I I C•I LOT 68,�- 5655 SO FIT - — LOT 69\V `/ ( 4,319 SO FT / 3 LOT 70 I � T a:3,a sO FT \ N � LOT71 ` 4,320 GO FT t. EX WATER TO BE LOT 72 A8ANDCPQ IF 4.320 SO FT NN \ LOT V ` L'O30 73 176'■'� (G) (G� (G) ) I OT / 2 I \ i MCCO ICK SQUARE C T I MISSION POINT ROAD — 90�� - - --T 1 I � I _ � L0 = L _--____ I________ I 83 En I II I i 0 40 80 ISO 1 inch = 80 ft. STANDARD LEGEND Boundary Proposed Contour Proposed Property Line/ROW Proposed Water Main — W W Section Line Proposed Sanitary Sewer — Centerline - Proposed Storm Sewer — > > — Easement - — — — — — - FenceLine Existing Contour - - - - 650 ---- Overland Flow Direction Existing Water Main (w) (w) Proposed Storm MH/Intake O C3 Existing Sanitary Sewer (S (S Proposed Sanitary Manhole Existing Storm Sewer(sr> (sr ) Proposed Hydrant M' Existing Communication (Co) (CO) Property Corner, Found Existing Underground Electric — (E) (E) Property Corner, Set O Existing Overhead Electric —(0") (a") Section Corner- Found Existing Gas Main (c( (c( Recorded Dimensions (R) Measured Dimensions (M) NOTES: 1. OUTLOT "A" TO BE PROTECTED AS PRESERVATION AREA. 2. OUTLOT "B" TO BE OWNED AND MAINTAINED BY NORTH 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. TYPICAL MINIMUM PARCEL LENGTH AND WIDTHS WITHIN THE FOLLOWING LOTS: LOT 16-LOT 26 TO BE 36'x120' AN D BE NO LESS THAN 4,000 SQ. FT. LOT 27-LOT 48 TO BE 36.25'x111' AN D BE NO LESS THAN 4,000 SQ. FT. LOT 49 FOR NEIGHBORHOOD COMMUNITY BUILDING LOT 50-LOT 57 TO BE 45'x140' AN D BE NO LESS THAN 5,000 SQ. FT. LOT 58-LOT 67 TO BE 36.25'x111' AN D 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 SUBJECT TO FINAL DESIGN OF INDIVIDUAL PROPERTIES. 14. BASIS OF BEARINGS IS GPS MEASUREMENTS IN THE IOWA STATE PLANE COORDINATE SYSTEM SOUTH ZONE NAD83. 15. ERROR OF CLOSURE IS LESS THAN 1:10,000. 16. SANITARY SEWER ON COLE COURT SHALL BE PRIVATE AND BUILT TO PUBLIC MAIN STANDARDS. SEWER \4e (s' MATCH LINE SHEET 2 / > ^ 152�v � �� � �/� � / 6OXISTINC�A� (Gy —� kGy, c f ( A-QE E L—tG) =T'� —''y(G) OJ AA , i lG) 'I (G) �— (G) CG i N- LOT 76 96,100 SO FT CONSERVATION ••••%••••»• 2.21 ACRES EASEMENT OUTLOT 'G' , 90,243 SQ FT `y\ 2.07 ACRES COLE, EDDIE D. \ COLE, CHERI D. \ ROSENQUIST, / ALEXANDER ROSENQUIST, \ LARISSA \ DEG 309 WARRA DEED AgR6g3 PA AN�� it o E 41 71 001� wAR�gED33$'i ti061 --- lot, If OF I FORE ST 0 0 lf CITY OF IOWA CITY JOHNSON COUNTY, A PART OF THE NORTHWEST QUARTER OF THE NORTHWEST QUARTER OF SECTION 3, TOWNSHIP 79 NORTH, RANGE 6 WEST OF THE FIFTH PRINCIPAL MERIDIAN, LOTS 7, 8, 9, 10, 11, 12, 20, AND 21 OF KNOB HILL SUBDIVISION AS RECORDED IN BOOK 4, PAGE 376 OF THE RECORD'S OF THE JOHNSON COUNTY, IOWA RECORDER'S, AND PART OF THE NORTH HALF OF THE NORTHEAST QUARTER OF SECTION 4, TOWNSHIP 79 NORTH, RANGE 6 WEST OF THE FIFTH PRINCIPAL MERIDIAN, ALL IN IOWA CITY, JOHNSON COUNTY, IOWA, DESCRIBED AS FOLLOWS: BEGINNING AT THE NORTHWEST CORNER OF LOT 104 OF MACKINAW VILLAGE PART FIVE AS RECORDED IN BOOK 57, PAGE 241 OF THE RECORD'S OF JOHNSON COUNTY, IOWA RECORDER'S OFFICE; THENCE S86'50'44"E ALONG THE SOUTHERLY RIGHT-OF-WAY LINE OF U.S. HIGHWAY INTERSTATE 80, A DISTANCE OF 140.15 FEET, THENCE N86-23-32"E ALONG SAID SOUTHERLY LINE, A DISTANCE OF 718.54 FEET, THENCE N75-35-49"E ALONG SAID SOUTHERLY LINE, A DISTANCE OF 463.42; THENCE N80'27'46"E ALONG SAID SOUTHERLY LINE, A DISTANCE OF 294.70 FEET, THENCE N87-03-11"E ALONG SAID SOUTHERLY LINE, A DISTANCE OF 428.87 FEET; THENCE S81004'24"E ALONG SAID SOUTHERLY LINE, A DISTANCE OF 105.39 FEET; THENCE S79011'57"E ALONG SAID SOUTHERLY LINE, A DISTANCE OF 504.56 FEET, THENCE N01045'45"W ALONG SAID SOUTHERLY LINE, A DISTANCE OF 18.82 FEET, THENCE S80001'15"E ALONG SAID SOUTHERLY LINE, A DISTANCE OF 199.89 FEET, THENCE S79024'10"E ALONG SAID SOUTHERLY LINE, A DISTANCE OF 91.26 FEET TO A POINT OF CURVATURE; THENCE SOUTHEAST ALONG A CURVE TO THE RIGHT HAVING A RADIUS OF 411.12 FEET AND A CHORD BEARING OF S56007'38"E, AN ARC DISTANCE OF 322.19 FEET; THENCE S32002'15"E ALONG THE WESTERLY RIGHT OF WAY LINE OF NORTH DUBUQUE STREET , A DISTANCE OF 1004.62 FEET; THENCE N89005'02"W ALONG THE SOUTHERLY LINE OF THE PARCEL DESCRIBED IN WARRANTY DEED RECORDED IN BOOK 5464, PAGE 622 OF THE RECORD'S OF THE JOHNSON COUNTY, IOWA RECORDER'S OFFICE, A DISTANCE OF 390.00 FEET, THENCE N30031'45"W ALONG THE WESTERLY LINE OF SAID PARCEL, A DISTANCE OF 511.92 FEET; THENCE S88057'02"W ALONG THE SOUTHERLY LINE OF KNOB HILL SUBDIVISION AS RECORDED IN BOOK 4, PAGE 376 OF THE RECORD'S OF JOHNSON COUNTY, IOWA RECORDER'S OFFICE, A DISTANCE OF 410.69 TO A POINT ALONG THE EASTERLY LINE OF THE PARCEL DESCRIBED IN WARRANTY DEED RECORDED IN BOOK 266, PAGE 287 OF THE RECORDS OF THE JOHNSON COUNTY, IOWA RECORDER'S OFFICE; THENCE N01045'28"W ALONG SAID EASTERLY LINE, A DISTANCE OF 194.61 FEET; THENCE S88054'57"W ALONG THE NORTHERLY LINE OF SAID PARCEL, A DISTANCE OF 665.15 FEET, THENCE S01011'07"E ALONG THE WESTERLY LINE OF SAID PARCEL AND THE WESTERLY LINE OF AUDITOR'S PARCEL "B" AS RECORDED IN BOOK 34, PAGE 44 OF THE RECORD'S OF THE JOHNSON COUNTY, IOWA RECORDER'S OFFICE, A DISTANCE OF 654.95 FEET; THENCE S88009'37"W ALONG THE SOUTHERLY LINE OF THE NORTHEAST QUARTER OF THE NORTHEAST QUARTER OF SAID SECTION 4, A DISTANCE OF 640.01 FEET TO THE SOUTHWEST CORNER OF SAID NORTHEAST QUARTER OF THE NORTHEAST QUARTER; THENCE S88039'49"W ALONG SAID SOUTHERLY LINE, A DISTANCE OF 152.49 FEET; THENCE S49042'42"W ALONG THE EASTERLY LINE OF THE PARCEL DESCRIBED IN QUIT CLAIM DEED RECORDED IN BOOK 5683, PAGE 809 OF THE RECORDS OF THE JOHNSON COUNTY, IOWA RECORDER'S OFFICE, A DISTANCE OF 111.02 FEET, THENCE S26043'41"E CONTINUING ALONG SAID EASTERLY LINE, A DISTANCE OF 158.46 FEET, THENCE S44043'52"W ALONG SAID EASTERLY LINE, A DISTANCE OF 337.66 FEET; THENCE S02040'38"E ALONG SAID EASTERLY LINE , A DISTANCE OF 41.04 FEET; THENCE S87004'33"W ALONG THE SOUTHERLY LINE OF SAID PARCEL, A DISTANCE OF 181.81 FEET, THENCE S00001'08"E ALONG EASTERLY LINE OF THE PARCEL DESCRIBED IN WARRANTY DEED RECORDED IN BOOK 5464, PAGE 632 OF THE RECORD'S OF THE JOHNSON COUNTY, IOWA RECORDER'S OFFICE, A DISTANCE OF 328.80 FEET; THENCE S87058'50"W ALONG THE SOUTHERLY LINE OF SAID PARCEL A DISTANCE OF 33.02 FEET, THENCE N00001'08"W ALONG THE WESTERLY LINE OF SAID PARCEL, A DISTANCE OF 814.67 FEET TO THE NORTHEAST CORNER OF MACKINAW VILLAGE PART 3 AS RECORDED IN BOOK 55, PAGE 328 OF THE RECORD'S OF THE JOHNSON COUNTY, IOWA RECORDER'S OFFICE; THENCE S88041'48"W ALONG THE NORTHERLY LINE OF SAID MACKINAW VILLAGE PART THREE, A DISTANCE OF 674.33 FEET TO A POINT ALONG THE EASTERLY LINE OF SAID MACKINAW VILLAGE PART TWO; THENCE N03005'12"W ALONG SAID EASTERLY LINE OF MACKINAW VILLAGE PART TWO AND THE EASTERLY LINE OF MACKINAW VILLAGE PART FIVE AS RECORDED IN BOOK 57, PAGE 241 OF THE RECORD'S OF JOHNSON COUNTY, IOWA RECORDER'S OFFICE, A DISTANCE OF 1039.43 FEET TO THE POINT OF BEGINNING. SAID PARCEL CONTAINS 73.15 ACRES MORE OR LESS, AND SUBJECT TO EASEMENT AND RESTRICTIONS OF RECORD SDEw < UNLESS NOTED OTHERWISE, ALL DIMENSIONS ARE IN FEET AND HUNDREDTHS PROJECT NUMBER: 17-0001 PROJECT NAME: FOREST VIEW PRELIMINARY PLAT PLAT PREPARED BY: hbk ENGINEERING HBK ENGINEERING, LLC 509 S. GILBERT ST. IOWA CITY, IA 52240 PHONE: (319) 338-7557 FAX: (319) 358-2937 IOWA DEPARTMENT OF LABOR REGISTRATION NO. 00527328 WWW.HBKENGINEERING.COM North Dubuque, LLC 130 E. 3rd St. Suite 400 Des Moines, IA 50309 North Dubuque, LLC 130 E. 3rd St. Suite 400 Des Moines, IA 50309 ATTORNEY: John D. Freund Freund Law Firm, P.C. 0 1005 Main Street Suite 200 KTaa aN/ Dubuque, IA 52001 T'FCC IAVEh£NI —gym- f 1E ` 6"B BBCSE \` COMPPCTEO SJGRABE 3B�-r FLINT DR. TYPICAL SECTION STORM SE OR 6" BBRAN PLAT/PLAN APPROVED BY THE CITY OF IOWA CITY CITY CLERK DATE UTILITY EASEMENTS, AS SHOWN HEREON, MAY OR MAY NOT, INCLUDE SANITARY SEWER LINES AND/OR STORM SEWER LINES, AND/OR WATER LINES: SEE CONSTRUCTION PLANS FOR DETAILS FOLDERNAME: r'/ 170001 DATE CREATED: 12-6-2018 DRAWING LOG DATE ISSUED FOR DB CB 01-05-18 DESIGN ESW TEH 02-20-18 P&Z SUBMITTAL ESW BAB 03-19-18 P&Z SUBMITTAL ESW BAB 4/11/2018 RESUBMITTAL NJB BAB 4/16/2018 RESUBMITTAL NJB BAB 4/25/2018 RESUBMITTAL NJB BAB 5/23/2018 RESUBMITTAL NJB AA 5/31/2018 RESUBMITTAL NJB AA 9/28/2018 UPDATES PER PLAN AA AA 12/6/2018 SUBMITTAL QM AA 1/25/19 PER COMMENTS QM AA PROJECT MANAGER: ALA ET 1 OF 3 Jan 25, 2019 - 9:38am I:\Project\170001\dwg\CAD\Plats\170001-Preliminary Plat.dwg RICHT—OF—WA—i ` --------- EX15'TELEPHONE ----__ — EASEMENTiiiiiiiiiii IN '105,720 `EXISTING 20' / 1 I V A A 363' » »...... •,,,,,,»"*.. / / - �LSCTRIC I 1 1 A `� �r \F�XISTING 20' l_- -- -- / // � -�EABEIN ` ELECTRIC EASEMENT -- O --LT/8 �7 - _7- if j= — — — — — = _ �\169,760SQFT/ — - — — — ` — —\ N — L — LOI\7— `� 1 p0,037 S FT - - - /230ACR�S 728 _� 223' v vv _�\ — c vv� ----'- - `� z - i o v / �'-� 732 CONSERVATION EASENAENT _ _ _ - - - T 65, 372' 15' Public Utility Ease ne , _ - 71' _ 166' I vOUTLOT'E'v ��6 ___�- - gas' _ _(-(-( - - - - -(--(-(-(- -( I' 120,771 SY� FT \ _ _ _S� /2s ti6 1L� (� (� 243'� / — 254' — ..tr FORE T VIEW DRI E (66' Row) -1 % _ — 2.77 ACRES y g'�� f-I-� < vvi g mPs� _) - �z� ROAD I 1919101IN01-01 \1 F 0 R E S'T � ` 0 Ell!" CITY OF IOWA CITY 0 40 80 160 I inch = 80 & I Ea o — 8T I tia 1 15' Public Utility Easement 278' — _ — —7 93' ��_---� - -- 0 �� -ems' NOTES: O 244 / N � � DEPDGE S gOQ � � '3p� 68' � � 1. OUTLOT "A" TO BE PROTECTED AS PRESERVATION AREA. I I 1 N) 6 0 -/ ` 2. OUTLOT "B" TO BE OWNED AND MAINTAINED BY NORTH DUBUQUE LLC. _ 0 SOU R 724 \ / N�R��S�gd LOT 12 pR�H I_EF2 A SANITARY SEWER EASEMENT ENCOMPASES OUTLOT "B". �w- 726 Ii - $00 92 313 SO FT LOT 15 \137,863 QPT-- - 3.16AC ES - �v �`_ �8v o0 ,76 � v I /' OR1 N 0 I OT 10 3. OUTLOT C TO BE DEDICATED TO THE PUBLIC AS ROW. 2.12 ACRES V M` v39,300 SO FT N. I M N 0.90.A -ACRES I - 32,266 SO FT M 4. OUTLOT "I TO BE PRIVATE STORM WATER MANAGEMENT AREA AND COMMUNITY OPEN SPACE. v 0.74 ACRES m 732 W = 5. OUTLOT "E" TO BE PROTECTED AS PRESERVATION AREA. I = 6. OUTLOT "I TO BE PROTECTED AS PRESERVATION AREA. 6 �cJ �o U) 7. OUTLOT "G" TO BE PROTECTED AS PRESERVATION AREA. _>2 EXISTING GAS MAIN EASEMENT W 8. OUTLOT "H" TO BE PROTECTED AS PRESERVATION AREA. 103' _1 I_ 174 rcJ - c - Z ' _- - - _ — - - _ �� cA••-� 9 OUTLOT "I" TO —v(G) (G) (G)��)) J BE PROTECTED AS PRESERVATION AR A. v r — (G) ,"�- (G) c — (G) — (G) -� - - 10. ALL PUBLIC WATER MAIN SHALL BE 8" IN DIAMETER. — (�) — (G) 11. ALL PUBLIC SANITARY SEWER MAIN SHALL BE 8" IN DIAMETER. ,\X� 25'x501 / 'r _ -- - - - - - -- - 50.00 (G _. �_ - - 0 PRI(AiE SAN..=y LOT 14 12. NOT ALL PROPOSED INTERIOR UTILITY EASEMENTS ARE SHOWN AND ARE SUBJECT TO FINAL DESIGN OF v � � I� S EME T \ V �I �' v 226 546 SO FT v _ v ' v.,\,� I5.20- - - - - �� INDIVIDUAL PROPERTIES. F ,-. ACRES- \ v I-- ' - TG) (G) (c1 � (G) E A 13. BASIS OF BEARINGS IS GPS MEASUREMENTS IN THE IOWA STATE PLANE COORDINATE SYSTEM SOUTH ZONE183.LJ v v v v ���� _ - �I ; . ` I - 'I . ink _ - 14. ERROR OF CLOSURE IS LESS THAN 1:10,000. v / - - _ _ �0�w 4�, S.7o W� t W—W (� T(12 - I IIII / riVl DRIVE) vJW V V M_ ATCH LINE THIS PAGE r 7 7 �pV v /I� m \ 232' i '(G, /(G) - - - \ \,� _ , �4\ \ 66 —; c � f) l \ _ / G — (� c) � (c) I �� / , O i I I f 2' ' U - - _ \ \ c O c (G) O 60 XIST -� f�) (� L c (GW ' - —� Ate' , i 8.5 A'e1�E�`. T.. �� ' 11;,\ \�\- \�:�,\ \ ' , / / ,9 `G`•5 () G G (G) - (G) �— (c) ( A� �— (� /(G) "' H % - ONSER�ATION \\ 69 .I - - ' ,90 kR ? `�� ) — (G) O ) �_ (G \r ¢Z y/�-/L� ` r rLLI cn �. �pNp�pF z G'U8 LRT 13`y V o ; \ A�`\ ,A\T\ �`.v��v� ¢v �/� 'VAv �� F RR?may, 158,689SOFt V A\ �........ >� � �`�'n,/ �I I111� A r ` a / \ rsJ 6' �� �s OT 3.64ACRES� v\ LOT76 - _--20�TOR SEWER _ \ \ \ �pj" /' // L _ .. .. ». \ \ - -AGE , ` mow\ \\ MccO cKSOUnNE 96,100 SO FT CONSERVATION ••✓_ •• ... S; -- ANDDRAI `�HG�_ --_ A \ �.��'�\V A - _ ��, �%� !� ��- _ A \ I 1 1 i I " \ \ \ \\ �- I \ COND NIUMS / 1 s- _ 7 /. ��/ w �vv 2.21 ACRES EASEMENT / �5 ` OUTLOT'G' -- SQ FTr O.Za - LOT 74 / 90,243 ACRE � / \ I EX WATER\ \\ .�\\ \ ���'� /Yi\\\I `; \hO6,V TL-i VF'l/---'I — — TO BE 71 8 -/.. � 1 1 \ \ \ _ ,/ l�Y \ � A ID(1�IQ�D 32,�v �Q1) �5 DRES 1 i pots aTud / _/ PR0 3D' PRIVATE\ \ \..� / N \ ` i 4 .SAN. SE Rr' w/ / _.): '. /` /A V'- �A "EA,SENIENT �- / _ 'AQE' 'ENfi MATCH LINE THIS PAGE v �� I/ v - - 'I,w souTx i 2 9' �� 11 YNE 0 �s vv - �- 429 A r l y.G 1 4 S C 4-1 9E R6 .NE - - 232'v''�-I l i- - (( (G) Imo` ���I I fGf)G�- c —G c GO SD XISTIN Af- (0(c72 c O �— (cA (W aL- (c O O O Gi O G) (G) I (G) (G) - - T l ni /lT 7C s s BDN ALGONQUIN ROAD & FOREST VIEW DRIVE TYPICAL SECTIO NTs - F611TTgML 7 \ ` ssueensE \` coNPxrm e RroE T EWEROR 6suBD zs ae� -eoRaN r_��alc z•L�.I:ZK•] �.�:�_vLZK•I xe■WHI I I I I I � L0 I , � I 1706, 0 Permanent Access Ease — — (w 2.07 ACRES � I / COLE, EDDIE D. COLE, CHERI D. ROSENQUIST, ` ALEXANDER ROSENQUIST, EEE� 0 B9ISSA L 1. I �i AGE •'i ,,t i AE 5653' P R[al`T� 0O'� �A DV,ED33$'j `I K 6 EASEMENT OCESS �AgR�ED283 $ ppGEV Ga II OUTLOT G D 5 SJF »....... R\o,IER j I I � I I LOT 510 I 3 S1jgD1'q 53 Rs� 6, pP G oo li DOE, I I I STANDARD LEGEND Boundary Proposed Contour ,7zo Proposed Property Line/ROW Proposed Water Main — W W Section Line Proposed Sanitary Sewer — Centedine Proposed Storm Sewer — > > — Easement - — — — — — - Fence Line Existing Contour - - - - e50 ---- Overand Flow Direction Existing Water Main (W) M Proposed Storm MH/Intake O C3 Existing Sanitary Sewer (s) (s) Proposed Sanitary Manhole m Existing Storm Sewer (n) (sT) Proposed Hydrant M' Existing Communication (Co) (Co) Property Corner, Found Existing Underground Electric — (E) (E) Property Corner, Set O Existing Overhead Electric —(a) (a ) Section Corner- Found Existing Gas Main (c) (c) Recorded Dimensions (R) Measured Dimensions (M) PROJECT NUMBER: 17-0001 PROJECT NAME: FOREST VIEW PRELIMINARY PLAT PLAT PREPARED BY: ENGINEERING HBK ENGINEERING, LLC 509 S. GILBERT ST. IOWA CITY, IA 52240 PHONE: (319) 338-7557 FAX: (319) 358-2937 IOWA DEPARTMENT OF LABOR REGISTRATION NO. 00527328 WWW.HBKENGINEERING.COM NORTH DUBUQUE, LLC 130 E. 3rd St. Suite 400 Des Moines, IA 50309 NORTH DUBUQUE, LLC 130 E. 3rd St. Suite 400 Des Moines, IA 50309 ATTORNEY: A Freund Law Firm, P.C. 1005 Main Street Suite 200 Dubuque, IA 52001 H1�LDERNAME: r�/ 170001 DATE CREATED: 12-6-2018 DRAWING LOG DATE ISSUED FOR DB CB 01-05-18 DESIGN ESW TED 02-20-18 P&Z SUBMITTAL ESW BAB 03-19-18 P&Z SUBMITTAL ESW BAB 4-11-18 RESUBMITTAL NJB BAB 4/25/18 RESUBMITTAL NJB BAB 5/23/2018 RESUBMITTAL NJB AA 5/31/2018 RESUBMITTAL NIB AA 9/28/2015 UPDATES PER PLANS AA AA 12/6/2018 SUBMITTAL OM AA PROJECT MANAGER: ALA SET 2 OF 3 Jan 25, 2019 - 12:14pm I:\Project\170001\dwg\CAD\Plats\170001-Preliminary Plat.dwg 0 40 80 160 STATE OF IOWA INTER RIGHT—OF—WAY 1 inch = 80 it. 1- STgTE 80 Iz F \ �_ \ EEn STA: 2917+97.98 v,363'3'--__ IL50.73 Si 16 CL70�GD' — 142' ' 738 _ _ _ _ _ — _ STA: 2918+77.86 200 >34 5 — — --- — �4 00 N LLOT 6 84,266 SQ FT 1-93ACRES I I 243 ///1.5\4A��S�.I�\�'\, `Gl / TA:10+09.3 � � � � L' _ \ �.�.L��_L I i ll1 ' _� I A',•� N�Wo: � V I _ �� - �V�nB \ �o l �I�I' NpS�I\ A\�11;/ /� v �11 A 1 1 r r FEE / )°� LOT 10 �, , vI / �ZZ l4 p ?o >,266 SO FT 6 A �zs A'86— .74 ACRES 732 LOT 47,430 SOFT \ P�A yLOT 4 N 1.09 ACRES 05,310 su FT;; 2.42ACRES r� rt\ v ' v VG GAS MAIN EASEMENT f IGILGI Gl 0q I A II I A I \ 1 V� V "V A . V 165' �� 224' ((G} _ O A V A �V Av G5 ,575 SQ FT X 16ACRES ��' \ ESMT vvv v\ G Uh(G) (G) 0\\ \ , \Q` .. _..L ... ` -- ��/ ;'14fl63 / \\ ,\ �... "a3 + .7 \ \�..\ \ \ / o-i, EO_\ \ a\� �., 1 5� �",.'\\\)` 714 `\ �� \ \ '.FF -, '� to , CT2EISQ\ �y p vA vv y 15 (�_ (w} (+0 2o'x2 IleFy 2 _ v SIN �SVI DFOVE) �i�� v v v o w �\ J g v ESra'�- — v F / )OA RCIA R"i A `�`.� TV':v 0.A58 AC SI \ o �� P,/ V V A A �S �., / V V AA\ SEE NOTE 15 oti o o E v .v v' F, , \ \\\ T 'RANTY DEED v� v v� �� vv vvv 266, PAGE 287 „1 v v Vv`�vv� \ 700 v�v v LQ 1 A RP V` v \S2,d 6 S FT FF `�/ I I� AVAV A A \ \\ �,1.88AC[k, .AVA\VA vvv A .�i- i --- — — --_ 'I, \ AAA ` \v "\yV FFF —_——— CON E�TIONA\\ \\v�\A\\ / A \v\A v A—f'�"\ T OUTLOAV A55592S T \ \% -AU Th PARCEL B\\.\ \,\ 1 \vA\ FF NKO FF 1 V A\\\ \V \ A \ABOOK qh \DACE 44, ` V FF` )4440i76 8rEELE\ \VA \ O \ MARTOL TiRUST\A........\ \A` 1A\ \\V( A \\ lA\6' 0+F,' \ . \\ 01J �'6\\\` Fr' —_ 111\IIII \\ \ \ \ \ \ , \ j / C GE/L G T, � _ ---- 1 , �� � /" / \ 1 I I Il \�II iI IIIII \ \.,,\ `\ \ \ `, \ :` T F\ \ TOP'— �. EOIR AY \,\\ \\ \ i— k//� /RE�I0C4BLETg{I�� — (y 'Ibi6RWLC VA'� u v I \ d AI .-' / / i / / /l II�,� v, I I I � I v• � � � / ER VAV(�TERMAIN / 1 1�1B2ABANDONED / \ LE �Lv' PE i 0 T,��� �iiu�si. A A l l r VA AA A \ fi— nE v v vA.AA0A ^,AAA .�,A1,1 .A.1AVA / ALGONQUIN ROAD & FOREST VIEW DRIVE TYPICAL SECTIO NTS PRELIMINARY PLAT FOREST vIEjv 6- BDMN �r 7 T \` conPEo B WRAOE I I T EWEROR 6� "BBRNN 266651BD HAYWOOD DR, COLE DR, AND COLE CT TYPICAL SECTION z NTS STANDARD LEGEND Boundary Proposed Contour Proposed Property Line/ROW Proposed Water Main — W W Section Line Proposed Sanitary Sewer — Centedine — Proposed Storm Sewer — > > — Easement — — — — — — — Fence Line Existing Contour — — — — 650 ---- Overand Flow Direction Existing Water Main M M Proposed Storm MH/Intake O O Existing Sanitary Sewer (s) (s) Proposed Sanitary Manhole Existing Storm Sewer (sr) (sT) Proposed Hydrant Existing Communication (Co) (CO) Property Corner, Found 0 Existing Underground Electric — (E) (E) Property Corner, Set O Existing Overhead Electric —(oB) (aB) Section Corner- Found Existing Gas Main (c) (c) Recorded Dimensions (R) Measured Dimensions (M) CITY OF IOWA CITY JOHNSON COUNTY, IOWA 8 compzao- 'spoil a,an4 up1,IIKde ..e_ o,(nom I) dla. sp fied 24 French Donribei O °xmLiEro�P(NO1111ybi, aIllth,1em soaalis s�T TENCE 9040.105 WAITIE TFECALSILHFENCE . erg LOr E o.AE ,pP_ TwICAL SILT FENCE INEToLL,HrC N N SUDAS EROSION CONTROL DETAILS NOTES: 1. OUTLOT "A" TO BE PROTECTED AS PRESERVATION AREA. 2. OUTLOT "B" TO BE OWNED AND MAINTAINED BY NORTH DUBUQUE LLC. A SANITARY SEWER EASEMENT ENCOMPASES OUTLOT "B". 3. OUTLOT "C" TO BE DEDICATED TO THE PUBLIC AS ROW. 4. OUTLOT "D" TO BE PRIVATE STORM WATER MANAGEMENT AREA AND COMMUNITY OPEN SPACE. 5. OUTLOT "E" TO BE PROTECTED AS PRESERVATION AREA. 6. OUTLOT "F" TO BE PROTECTED AS PRESERVATION AREA. 7. OUTLOT "G" TO BE PROTECTED AS PRESERVATION AREA. 8. OUTLOT "H" TO BE PROTECTED AS PRESERVATION AREA. 9. OUTLOT "I" TO BE PROTECTED AS PRESERVATION AREA. 10. ALL PUBLIC WATER MAIN SHALL BE 8" IN DIAMETER. 11. ALL PUBLIC SANITARY SEWER MAIN SHALL BE 8" IN DIAMETER. 12. NOTALL PROPOSED INTERIOR UTILITY EASEMENTS ARE SHOWN AND ARE SUBJECT TO FINAL DESIGN OF INDIVIDUAL PROPERTIES. 13. BASIS OF BEARINGS IS GPS MEASUREMENTS IN THE IOWA STATE PLANE COORDINATE SYSTEM SOUTH ZONE NAD 83. 14. ERROR OF CLOSURE IS LESS THAN 1:10,000. 15. MODIFICATIONS TO LAURA DRIVE ROW TO MAKE A STANDARD ROW WIDTH WOULD BE HANDLED DURING THE FINAL PLAT PROCESS AND THE PROPERTY INCLUDED IN LOT 3 OF THIS PRELIMINARY PLAT. 9040,119 s�T TENCE PROJECT NUMBER: 17-0001 PROJECT NAME: FOREST VIEW PRELIMINARY PLAT PLAT PREPARED BY: ENGINEERING HBK ENGINEERING, LLC 509 S. GILBERT ST. IOWA CITY, IA 52240 PHONE: (319) 338-7557 FAX: (319) 358-2937 IOWA DEPARTMENT OF LABOR REGISTRATION NO. 00527328 WWW.HBKENGINEERING.COM NORTH DUBUQUE, LLC 130 E. 3rd St. Suite 400 Des Moines, IA 50309 NORTH DUBUQUE, LLC 130 E. 3rd St. Suite 400 Des Moines, IA 50309 ATTORNEY: A Freund Law Firm, P.C. 1005 Main Street Suite 200 Dubuque, IA 52001 H1�LDERNAME: 170001 DATE CREATED: 12-06-2018 DRAWING LOG DATE ISSUED FOR DB CB 01-05-18 DESIGN ESW TEH 02-20-18 P&Z SUBMITTAL ESW BAB 03-19-18 P&Z SUBMITTAL ESW BAB 4-11-18 RESUBMITTAL NJB BAB 4/25/18 RESUBMITTAL NJB BAB 5/23/2018 RESUBMITTAL NJB AA 5/31/2018 RESUBMITTAL NJB AA 9/28/2018 UPDATES PER PLANS AA AA 12/6/2018 SUBMITTAL OM AA PROJECT MANAGER: ALA SET 3 OF 3 Jan 25, 2019 - 3:18pm I:\Project\170001\dwg\CAD\Plats\170001-Preliminary Plat.dwg �t Prepared by: John Yapp, Dev. Srvs., 410 E. Washington St, Iowa City, IA; 319-356-5252 (CPA16-00005) Resolution No. 17-275 A resolution amending the North District Plan for approximately 70 acres west of Dubuque Street, south of Interstate 80, and north and east of Mission Point Road and Mackinaw Drive, to modify the land use map, accept a sensitive areas survey, and add certain housing, transportation and design goals Whereas, the North District Plan, an element of the Iowa City Comprehensive Plan serves as a land -use planning guide by illustrating and describing the location of appropriate land uses throughout in the North District, and provides notification to the public regarding intended uses of land; and Whereas, if circumstances change and/or additional information or factors come to light, a change to the Comprehensive Plan may be in the public interest; and Whereas, the North District Plan currently includes a goal to maintain and enhance existing housing while providing opportunities for new housing development that complements existing neighborhoods, protects environmentally sensitive areas, and is affordable to people of all incomes and ages; and Whereas, the North District Plan states that if the Forest View Mobile Home Park redevelops in the future, consideration should be given to securing relocation assistance for the current residents of the park; and Whereas, since 2001 when the North District Plan was adopted, over 500 new homes have been constructed in the area, the Thornberry Dog Park has been established, commercial and office uses have been established in the Peninsula Neighborhood, and several infrastructure improvements have been made including the Dubuque Street / Interstate 80 interchange and the on -going Dubuque Street elevation project; and Whereas, the proposed land use map includes commercial land uses south west of the Dubuque Street / Interstate 80 interchange, and existing transportation node, and mixed residential and multi -family uses northeast of the Mackinaw Village neighborhood; and Whereas, the applicant submitted a Sensitive Areas Inventory of its 70 acres which in general shows anticipated areas of disturbance and preservation; and Whereas, a new east -west road is reflected on the proposed land use map, and said road will provide a secondary access to and from the larger Peninsula neighborhood; and Whereas, because the new land use map contemplates redevelopment of the Forest View Mobile Home Park, will include a mix of uses, and will impact this busy, scenic entryway to the City, this amendment adds goals and objectives related to affordable housing, opportunity for commercial development, diverse housing and secondary access; and Whereas, the Planning and Zoning Commission has reviewed this amendment and determined that circumstances have changed to the extent that an amendment to the comprehensive plan is warranted. Now, therefore, be it resolved by the City Council of the City of Iowa City, Iowa, that: A. The attached land use map dated April 12, 2017 is hereby adopted and incorporated into the North District Plan as the land use map guiding development of the area shown. B. The attached Sensitive Areas Inventory dated April 5, 2017 is hereby added to the Resolution No. 1 7_779 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 <ellie Fruehling, J y Clerk City Attorneys Office 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 L Proposed Amendment to the Iowa City Comprehensive Plan (North District Plan) Muti-Famity Residential (8-13 Dwelling UniWAcre) o -� ;.'-�* iL FLINTDR a Low -Medium Mixed Residential °a (8-13 Dwelling Units/Acre) 4/(CII ItO[X RO FOSTER RO Highway/Neighborhood Commercial 'ry Low -Medium Mixed Reside (8-13 Dwelling Units/Acre) Low -Medium Mixed F (8-13 Dwelling Units/ H/TEASTATF Bp NE m m iNTENSTPTE eD NE µTERSTPTE EE SE LQ m Highway/Neighborhood Commercial ze zE s ep sE NNea pySPTE SSE NAYWOOO OF HighwayMeighborhootl Commercial pa p sFe p i i r Cn'4ELRNE Gq PEN11ftE --.. 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 Opp Masai hbk ENGINEERING Exhibit A: Forest View Sensitive Areas Inventory 250 500 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. 1,000`i y = Feet r Project Boundary Potential Woodland Development N ©'' 1 Pipeline Easement Commercial, preservation (1.6 ac) W +E Waflards; (1.32 ac) Commercial, proposed impact (3.8 ay w' .E wetlands(1.32 ac) i Protected Slope Buffer (59) Resitlential, preservation (15.6 ac) :............ S 1� VJootllantl Bober Residential, proposed impact (14.6 ac) n. semec eannvew en.o-onm,�mi mc. anrzan FOREST VIEW MOBILE HOME PARK RELOCATION PLAN Iowa City, IA December zo16 (Revised May 2o18) Prepared by HBK Engineering, LLC in partnership with North Dubuque, LLC, North Dubuque Developer, LLC, the residents of Forest View Mobile Home Park and the Center for Worker Justice BACKGROUND North Dubuque, LLC is committed to building stronger neighborhoods by providing quality housing options for the residents of Forest View Mobile Home Park as the development surrounding it progresses. North Dubuque, LLC shares a vision for building a neighborhood of new modular condominium homes matchingthe needs of the residents. The residents, North Dubuque, LLC, North Dubuque Developer, LLC, Center for Worker Justice, and the City of Iowa City staff have met many times to discuss the development process and to create a vision for a new neighborhood southwest of Forest View Mobile Home Park. This relocation plan has been prepared for Forest View Mobile Home Park residents and will be funded by North Dubuque, LLC. The plan is guided by the principles of the Uniform Relocation Assistance and Real Property Acquisition Policies Act of 1970 (URA) and the pertinent federal regulations under 49 CFR Part 24. The primary goal of the proposed new Forest View neighborhood is to support the continuation of the strong community that exists and to provide high quality, decent, and safe housing for residents. There are several important considerations that underlie this relocation plan: 1. It is the goal of North Dubuque, LLC that the replacement housing will be comparable to what residents currently have in Forest View Mobile Home Park. z. Even though all residents in the Forest View Mobile Home Park will be required to move fromtheir current home, each resident will have options for replacement housing, either in the new Forest View Neighborhood or elsewhere. 3. North Dubuque, LLC remains committed to the concept of home ownership opportunities for the residents of Forest View Mobile Home Park. 4. Regardless of the chosen housing replacement option, North Dubuque, LLC is committed to minimizing the impact of permanent displacement and hardship for all current Forest View Mobile Home Park residents by offering move -related advisory services and covering expenses related to the move. This plan uses the following criteria to accomplish these goals: • Minimize the impact of permanent displacement and hardship. • The new neighborhood will be constructed and completed prior to relocation. • Provide a 4% Low -Income Housing Tax Credit (LIHTC), state tax-exempt housing bond or a similar program to provide a home ownership opportunity for theresidents. • Residents will have options to move to a home other than Forest View or lease -to -own a condominium at the apartment complex directly east of the new Forest View neighborhood. Characteristics of Current Forest View Mobile Home Park Forest View Mobile Home Park was originally built in the late 194os and is located on Laura Drive, just south of 1-8o, on the north side of Iowa City. The majority of the homes were constructed prior to 1974. There is on -site management, including leasing and maintenance staff. There is also an onsite play area, a soccer field, and laundry facilities. It is managed by North Dubuque, LLC and contains 155 lots for mobile homes (approximately 103 homes are occupied, 44 homes are vacant and 8 lots are vacant). Currently, it is unknown exactly how many of the 103 homes are owner -occupied or owned by a third party and rented to the occupant. However, members of North Dubuque, LLC are currently cross-referencing property records from Johnson County with leases to determine ownership. SUMMARY OF THE RELOCATION PLAN It is the goal of North Dubuque, LLC to minimize the impact of permanent displacement and hardship for all current residents of Forest View Mobile Home Park. For the purposes of this relocation plan, the term resident means any person occupying a housing unit. This Relocation Plan is effective as of the date that the Conditional Zoning Agreement (CZA) is signed by North Dubuque, LLC and the City of Iowa City. All persons who are residents on the day the CZA is signed are eligible for provisions outlined in this plan. For the purposes of this relocation plan: • "Eligible" means any resident that is in good standing with the property and is abiding bycurrent lease agreements (if there is a lease agreement). • "Income -eligible" means that a resident is income eligible to move to the new Forest View neighborhood (see "Pathway to Home Ownership" section below). • "Good standing" means that the resident has not committed serious lease violations (if there is a lease agreement), such as rent or utility delinquencies. North Dubuque, LLC is committed to providing quality housing options for residents and it is their intention to relocate residents just once to comparable replacement housing (see Comparable Replacement Housing section below). The new Forest View Neighborhood will be built southwest of the current neighborhood (Forest View Mobile Home Park) and it is anticipated that approximately 57 new modular homes will be built based on the number of income -eligible residents and their desire to remain in the community. There are currently 103 homes at Forest View Mobile Home Park. As noted, approximately 57 new modular homes (each on their own lot) will be constructed in the new Forest View neighborhood. Additional opportunities for replacement homes will be made available in Johnson County or individual condominiums within the multi -family development, directly east of the New Forest View neighborhood, will be made available. In addition, North Dubuque, LLC is committed to including in the definition of the provision of "quality housing": • Incorporating green and environmentally friendly elements into the new home design and construction process of this project; • Providing the opportunity for income -eligible residents to participate in a lease -to -purchase pathway to home ownership. North Dubuque, LLC has contracted with HBK Engineering and North Dubuque Developer, LLC to write the relocation plan and help with the initial information -gathering and relocation efforts. To determine resident relocation preferences, a proposed number of new modular homes to be constructed and to communicate information directly to residents about the relocation process, North Dubuque, LLC directed HBK staff to go door- to-door with a Spanish translator. The communication with the residents during this one-on-one interview process includes: 1. An explanation of the proposed new development and the relocation process. z. Gathering the necessary information from the resident about the size of the household, names and ages of each person in the home, number of bedrooms, and the gross income of the household. Subsequently, North Dubuque, LLC in collaboration with North Dubuque Developer, LLC has held monthly meetings with Forest View Tenant Association and Center for Worker Justice and has held quarterly good neighbor meetings, in which all residents of Forest View have been invited to participate to keep informed on the development. Each resident will receive notification at least one (i) year in advance of the date they must move from Forest View Mobile Home Park. While many communication and information -gathering activities are currently ongoing, the relocation process activities (See Relocation Expenses and Process) will ramp up after the residents receive this notification. All of the relocation activities under this plan will be implemented by a Relocation Coordinator who will be retained by North Dubuque, LLC. Comparable Replacement Housing As defined for this project, comparable replacement housing is, at a minimum, a dwelling that is similar in size, function, and location to the dwelling in which the resident is living. Comparable replacement housing for displaced residents will meet decent, safe, and sanitary standards. The Relocation Coordinator will work with residents to find comparable housing that, whenever possible, will: • Be similar in size as they generally will have the same amount of space as the original home and will have similar improvements and amenities. The modular homes constructed in the new Forest View Neighborhood will have three bedrooms and Boo to 1,000 SF and will, in most cases, be largerthan their current homes; • Contain the same principle features with regard to function. For example, if the original home has a separate dining and living room and the replacement home combines the dining and living rooms to accommodate the same activities, the replacement home is functionally equivalent to the original home; Be located in an equal or better area as pertains to utilities and public and commercial facilities. Be decent, safe, and sanitary which means the dwelling is: 0 Structurally sound and in good repair 0 Weathertight 0 Walls must not leak 0 Utilities must not leak 0 Plumbing must work properly 0 Hot and Cold water must be provided 0 Heating systems must work properly and be adequate for size of housing unit 0 Lighting and wiring must work and be safe for use 0 Floors, stairways and railings must be safe 0 Rental units must be free from trash, rodents or pests 0 Sewer must be working properly 0 Adequate bins for trash 0 Units must meet compliance with lead -based paint, if applicable 0 Units must meet local city housing codes and standards Replacement Housing Options There are three categories of replacement housing in this plan: A) moving to the new Forest View Neighborhood if income eligible or B) relocating to replacement housing outside of the development or C) relocating to replacement housing within the Development. Priority will be determined by tenure in Forest View Mobile Home Park. In order of tenure, residents will have the option to choose the location of their new home within the neighborhood development or to relocate outside of the development. If the number of residents exceeds the number of modular homes built in the new Forest View neighborhood and the residents want to live in the development, then residents will have the option to choose a condominium in the apartment complex directly east of the new Forest View neighborhood. The options within each of these categories are described below. In order to provide a smooth transition for all residents, the Relocation Coordinator will be the contact person for the entire moving process, including assistance with selling or moving the existing home, acquiring new housing rd whether rental or purchase, moving expenses, utility disconnections and connections, and other issues related to ownership or unpaid taxes on the home. A. Moving to a home in the new Forest View Neighborhood For those who choose and are income -eligible to move to the new Forest View Neighborhood, the proposed path forward is modeled around the Cleveland Housing Network system where they utilize a federal low- income housing tax credit (LIHTC) to provide homeownership opportunities to low- income families. Pathway to Home Ownership in the new Forest View Neighborhood when the following circumstance is applicable: Resident owns the mobile home or rents and wants to move to the new Forest View neighborhood Each income -eligible resident that chooses to move to the new Forest View Neighborhood will enter into a lease -to -purchase contract for the home. For 15 years the relationship between the property owner/North Dubuque, LLC and the resident is one of a landlord and tenant. The resident will not be responsible for taxes, maintenance, and/or any obligations for condominium fees during those 15 years. In order to qualify for the lease -to - purchase program; at the date of move -in, a household income must be below 60% of the Area Median Income (AMI)for Iowa City, as defined by the US Department of Housing and Urban Development. As of June 6, 2o16, 6o%AMI for a household of four is $51,840. The leasing period is for 15 years and during that time, financial education will be provided to prepare residents for homeownership. Each resident begins by leasing the home at the initial rent of $310/ month (the current lot rent) for a 1-year term. For each additional year lease period, there will be a 2% annual rent increase. During the 15 years of the compliance period for the LIHTC program, the resident accumulates equity in the home equal to the principal component of a 25-year mortgage. The equity funds will be located in a bank account and residents will be sent annual statements to update them on their accumulated equity. (See example below and attached amortization table). At the end of 15 years, North Dubuque, LLC will work with the resident to help arrange financing to purchase the home. There are three possible scenarios available to the resident during and after the 15-year leasing period: 1. Purchase at end of 15 years - Resident rents the home for 15 years under the conditions stated above. At the end of 15 years, Resident will have the option to purchase the home and use the accumulated equity to purchase the home for the amount of the remaining principal left on the loan. EXAMPLE: The sale price of the home is not necessarily the same as the cost to build the home. For example, a home may cost $202,000 to build, but because of the tax credits the home may sell for $66,340. After 15 years the funds in the bank account may be $24,103. In this case, the remaining balance to be financed is $42,237• Price of Home Construction Price $202,000 Sale price at beginning of lease $66,340 Subtract funds in bank account -$24,103 Final Sale Price at 15 Years $42,237 The maximum sale price for the modular home or condominium in the apartment complex for the existing residents of Forest View at the beginning of the lease will not exceed $66,340. The accumulated funds in the bank account will be paid directly to the seller as a down payment if the tenant exercises the purchase option. Based on this calculation, the final sale price at 15 years (balance to be financed) will be $42,237• z. Decides not to purchase or does not qualify for a loan (due to credit issues or other factors) to purchase at end of 15 years - Resident(s) receive the equity accumulated over the 15 years as a cash payment. Resident(s) can continue to rent the property from North Dubuque, LLC under the same rental formula as previously established with the same household income as described above. 3. Moves from home prior to 15 years (not including eviction)- Resident receives the equity accumulated as a cash payment. North Dubuque, LLC will lease out the home to another household using rental requirements for 6o% area median income (AM I) limits. In Case of Eviction While North Dubuque, LLC is committed to providing affordable and quality housing for income - eligible residents, in the event of an eviction while renting at the new Forest View neighborhood there are two potential scenarios: 1. If eviction is occurring for non-payment of rent then the equity accumulated will be decreased by the rent due, and the resident receives the balance as a cash payment. z. If eviction is for other cause, the equity accumulated will be decreased by the cost to repair damages caused to the unit during the occupancy of the resident. The resident receives the balance as a cash payment. f:3 B. Moving to a home outside of the new Forest View Development The following circumstances are applicable • Resident owns the mobile home, but wants to move mobile home to another park • Resident owns the mobile home, cannot move the mobile home, and wants to buy another mobile home • Resident rents mobile home, wants to rent a mobile home, apt, duplex, single family home, etc. • Resident is neither an owner of a mobile home nor signatory to a written lease • Residents who are not income -eligible or who choose not to move to the new Forest View Neighborhood will also have options under this relocation plan. Two possible scenarios apply: 1. Mobile Home Relocation, if possible -For residents who currently own their mobile home and move it out of Forest View, if the new location is within 50 miles of Forest View, expenses will be covered or reimbursed by North Dubuque, LLC as described in detail below in the Relocation Expenses section. z. Moving to a different location and/or living situation- The relocation coordinator will work with residents who fit this scenario to determine comparable housing options. Replacement housing payments, not to exceed $7,200 per household, will be covered by North Dubuque, LLC as described in detail below in the Relocation Expenses section. Pi C. Moving to a condominium within the development Pathway to Condominium Ownership in the neighboring Apartment Complex the following circumstance is applicable: Resident owns the mobile home or rents and wants to move to the apartment complex or the resident owns or rents the mobile home and wants to move to the new Forest View neighborhood but is unable to because the number of families exceeds the number of homes built in Forest View neighborhood. Each income -eligible resident will enter into a lease -to -purchase contract for the condominium. For 15 years the relationship between the property owner/North Dubuque, LLC and the resident is one of a landlord and tenant. The resident will not be responsible for taxes, maintenance, and/or any obligations for condominium fees during those 15 years. In order to qualify for the lease -to -purchase program; at the date of move -in, a household income must bebelow 6o%of the Area Median Income (AMI)for Iowa City, as defined by the US Department of Housing and Urban Development. As of June 6, 2o16, 6o%AMI for a household of four is $51,840. The leasing period is for 15 years and during that time, financial education will be provided to prepare residents for condominium ownership. Each resident begins by leasing the condominium at the initial rent of $31o/month (the current lot rent) for a 1-year term. For each additional year lease period, there will be a 2% annual rent increase. During the 15 years, the resident accumulates equity in the condominium equal to the principal component of a 25-year mortgage. The equity funds will be located in a bank account and residents will be sent annual statements to update them on their accumulated equity. (See example below and attached amortization table). At the end of 15 years, North Dubuque, LLC will work with the resident to help arrange financing to purchase of the condominium. There are three possible scenarios available to the resident after the 15-year leasing period: 1. Purchase at the end of 15 years - The same terms provided to residents in Forest View neighborhood apply, as shown: Sale price at beginning of lease $66,340 Subtract funds in bank account -$24,103 Final Sale Price at 15 Years $42,237 The maximum sale price for the modular home in the Forest View neighborhood or condominium in the apartment complex for the existing residents of Forest View at the beginning of the lease will not exceed $66,340. The accumulated funds in the bank account will be paid directly to the seller as a down payment if the tenant exercises the purchase option. Based on this calculation, the final sale price at 15 years (balance to be financed) will be $42,237• i[a 2. Decides not to purchase or does not qualify for a loan (due to credit issues or other factors) to purchase at end of 15 years - Resident(s) receive the equity accumulated over the 15 years as a cash payment. Resident(s) can continue to rent the condominium from North Dubuque, LLC under the same rental formula as previously established with the same household income as described above. 3. Moves from condominium prior to 15 years (not including eviction)- Resident receives the equity accumulated as a cash payment. North Dubuque, LLC will lease out the condominium to another household using rental requirements for 6o%area median income (AMI) limits. In Case of Eviction While North Dubuque, LLC is committed to providing affordable and quality housing for income - eligible residents, in the event of an eviction while renting at the apartment complex east of the new Forest View neighborhood there are two potential scenarios: 1. If eviction is occurring for non-payment of rent then the equity accumulated will be decreased by the rent due, and the resident receives the balance as a cash payment. 2. If eviction is for other cause, the equity accumulated will be decreased by the cost to repair damages caused to the unit during the occupancy of the resident. The resident receives the balance as a cash payment. 11 Replacement Housing Option Scenarios Income -eligible Resident owns mobile home wants to move to new Forest View neighborhood. enter into During 15 years, At end of 15 1"; Sell mobile \ years, residents home f rental/lease equity in home / have option to agreement / accumulates 4 purchase home zi Resident owns mobile home wants to move home to another mobile home park. Relocation within 50 Move mobile � " ordinator will miles, up to home , work with $7,200 will be resident covered Resident owns mobile home, cannot move mobile home, wants to buy another mobile home Relocation If within 50 Sell mobile oordlnator will miles, up to home work with $7,200wiN be /4 resident covered Income -eligible Resident rents mobile home, wants to move to new ForestView neighborhood Enter Into During 15 At end of 15 rental/lease Years, equity in years, residents agreement hom have option to accumulates >1purchase home • 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 ❑R if income \\ Relocation V200 wimiles,iO> eligible, enterint� End of 15 years, co kwinatorwil $7co0 red rental/lease / o pti o n to p u rchas e workwith reside covered agreement, equity • 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 Enterinto rental/lease agreement During 15 years, equity in home accumulates At end of 15 years, residents have option to purchase home fp RELOCATION EXPENSES & PROCESS Relocation / Moving Expenses North Dubuque, LLC is applying the principles of the Uniform Relocation Act (URA) guidelines under 49 CFR 24.301(9)(1-3). This section outlines agency guidelines for providing residents with transportation costs, packing personal property, and disconnecting and reinstalling utilities and relocated resident appliances. Once the exact number of residents wishing to stay in the neighborhood is determined, the developer can provide a more detailed relocation expense analysis. Everyone will be accommodated, regardless of whether they own the home or rent and regardless of their income. The ownership will be responsible for providing residents with eligible moving assistance and replacement housing assistance (following the pertinent guidelines set forth in 49 CFR 24.301 (g) and 49 CFR 502 of the URA), as outlined in the flat rate chart below. Out-of-pocket moving expenses will be covered per the Fixed Residential Moving Cost Schedule (2015) for Iowa: Number of Rooms with Furniture 1 Room 2 Rooms 3 Rooms 4 Rooms Payment $550 $700 $800 $900 All residents moving to the new Forest View neighborhood or apartment complex directly east of the new Forest View neighborhood will not receive out-of-pocket assistance for moving expenses as these costs will be offset by North Dubuque LLC hiring a moving agency. Replacement housing expenses: • For resident owners who choose to move their home: t. The reasonable cost of disassembling, moving, and reassembling any structures attached to a mobile home, such as porches, decks, skirting, and awnings, which were not acquired, anchoring of the unit, and utility "hookup" charges. 2.The reasonable cost of repairs and/or modifications so that a mobile home can be moved and/or made decent, safe, and sanitary. Reasonable will be determined by the relocation coordinatorand will be decided based on the economic feasibility of the additional expenses. 3.The cost of a nonrefundable mobile home park entrance fee, to the extent it does not exceed thefee at a comparable mobile home park, if the relocation coordinator determines that payment of the fee is necessary to effect relocation. • For resident owners who choose not to move their home or if the home is not able to be moved, the owner must first try to sell the home on the open market, or negotiate with North Dubuque, LLC If resident is not able to sell the home within 6o days of moving to their new location, North Dubuque, LLC will pay resident fair market value for the property. • For residents who are currently renting their mobile home, and either are not income-eligibleor choose not to move to the new neighborhood, the resident is eligible for a replacement housing payment, not to exceed $7,200. 13 Relocation Process Activities Each resident will receive notification at least one (i) year in advance of the date they must move from Forest View Mobile Home Park; however, residents can voluntarily move at any time if they are not moving to the new Forest View neighborhood or the apartment complex directly east of Forest View neighborhood. The process for assisting them with their move will begin with that notice. Language translation and interpreting services will be provided at all stages of the relocation process. There will be a phased approach to the relocation process activities. • Phase I. During the first phase of the project, meetings will be held with property management at Forest View to discuss general relocation issues. The construction of the new neighborhood and apartment complex and other project infrastructure will be phased such thatthe residents will not have to move until a certificate of occupancy has been granted for the new modular homes or apartment complex. North Dubuque, LLC has determined that the entire construction process for the modular homes and the condominiums will last approximately 12 months. • Phase II. In phase two, the Relocation Coordinator will conduct resident meetings to discuss relocation issues and options for eligibleresidents. • Phase III. Phase three will begin after the new neighborhood or apartment complex is complete and will include the actual relocation to the new home. Relocation coordinator All of the relocation activities under this strategy will be implemented by a Relocation Coordinator who will be designated by North Dubuque LLC. The Relocation Coordinator will be responsible for: • Studying the project extensively and identifying any relocation issues • Reviewing current rent roll • Continuing to review rent roll after relocation has begun • Reviewing current eviction "for cause" files and/or serious lease violations • Determining income -eligible relocation residents • Working with North Dubuque, LLC to determine moves based upon timelines and schedules • Compiling relocation checklists • Completing a Site Occupancy Report on each resident • Conducting face -to face interviews with residents • Researching and gathering data to prepare detailed relocation plan for approval • Meeting with the assigned moving company The Relocation Coordinator will conduct face-to-face resident interviews to: • Obtain some information about each person in the home • Estimate all eligible expenses for relocation • Explain all notices, including rights & responsibilities of the resident • Provide accurate project information • Will assist with locating new housing options 14 Resident Notices and Communication The following notices will be issued to each resident of Forest View during the relocation process: t. North Dubuque, LLC will send a written notice to all of the residents at Forest View Mobile Home Park at least one year in advance of their move. This notice will explain that they are not being asked to move right away, that they should continue to pay their lot rent, and that they will be kept informed of the nature and dates of any subsequent activity with regard to their dwelling unit. They will also be provided with the name, phone number, and email address of a Relocation Staff person whom they are advised to contact for further information. The Relocation Staff person will obtain either a written receipt on a copy of the notice itself or a signed (green) U.S. Postal Service receipt for registered mail as evidence of the notification. z Initially, the Relocation Staff will evaluate the information provided by property management to determine if there are any obvious relocation related problems. A preliminary estimate of the cost for relocation will be completed. This estimate will identify the costs associated with moving. There will be connection costs and transfer fees for utility hook-ups including gas, electric, telephone and cable (if applicable), or any other services the residents were receiving at their previous home. There may be storage costs, packing and unpacking costs, and other possible outof-pocketexpenses. North Dubuque, LLC will be responsible for paying for these expenses. 3. The Relocation Coordinator will administer all moves and will continue working withcontractors, property management, and City of Iowa City inspectors, etc. ensuring that residents are treated fairly and with dignity and to ensure their rights are respected. The Relocation Coordinator will perform a walk-through of each new home to determine its living conditions and will issue move -in notices once the Certificate of Occupancy and rental permits have been obtained from the City of Iowa City. 4. Where possible, payment of all the moving and out-of-pocket expenses will be paid directly by North Dubuque, LLC to the appropriate utility or vendor. Where possible, any expenses (moving costs, transfer fees for gas, electric, telephone & cable, etc.) that must be pre -paid by the resident will be done so prior to the move. The residents will be fully informed of the required documentation needed to support reimbursement of eligible out-of-pocket expenses that they pay. 5. Assurance that the homes that residents move to are decent, safe, and sanitary (DS&S), and suitable for the resident household will be the responsibility of North Dubuque, LLC. No resident will be allowed to move into their home before a Certificate of Occupancy (CO) is issued by the City of Iowa City. 6. Advisory or supportive services will be offered to residents being relocated. 7. North Dubuque, LLC will identify moving companies in the local area that will accommodate resident moves or residents may choose to move themselves. & Documentation will be available on a monthly basis to residents and the City showing allmoves with updated resident information. 15 Resident Meetings Resident meetings will be coordinated by the Relocation Staff and will be held during hours that accommodate all residents. A combination of day and evening meetings may occur and will last approximately one hour. Meeting dates and times will be posted in a prominent location for viewing, including the property management office. Agendas (a listing of what will happen at each meeting) will be written and approved by North Dubuque, LLC prior to each meeting. Minutes (documentation of what happened at the meeting) will be taken at each meeting. Relocation Services and Resources The Forest View residents will receive a brochure, which will provide information about relocation procedures, benefits, rights, protections, advisory services, and housing options. The Relocation Office will be on -site to ensure all residents have access to assistance. The resident will receive the following: • Explanation of all eligible relocation assistance • Explanation of appeal rights if dissatisfied with the relocation process • Explanation of other resources offering assistance • Information on credit checks and deposits • Assistance with relocating or finding a place to live The following are the required documentation that will be kept in each resident file t. Name and address of displacement dwelling z. Original move -in date of each occupied dwelling 3. Age and sex of all household members 4. Monthly income (gross, not net) of all adult household members 5. Description of resident relocation needs and preferences 6. List of all referrals made to each resident 7. Description of replacement dwelling 8. Copy of Relocation Notice Letter (i.e., iz-month notice to move) 9. Proof of receipt of Relocation Notice Letter to. Notice of Condition of Occupancy and Acceptance tt. Copy of each supporting document to determine eligibility for payments made (if applicable) tz. Evidence and receipt of payment made (if applicable) 13. Copy of all correspondence to residents, including information regarding claim payments 14. Copy of all credit checks and deposits 15. Copy of all correspondence regarding appeals filed and resolution of action taken 16 OVERCOMING POTENTIAL IMPEDIMENTS TO RELOCATION In the case where the title of the mobile home is not current, the developmentteam will work with the resident to resolve title issues and to secure ownership of the home If it is not safe to move the home (or cannot be sold within 6o days) then the developmentteam will hire an appraiser, offer fair market value price for the home and then purchase thehome. DISPUTE RESOLUTION In the event of a disagreement between the residents and North Dubuque, LLC during the relocation process, the Relocation Coordinator will reviewthe claims and offer a solution. If necessary, a professional mediator may be hired. 17 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 REZONING EXHIBIT G@pm PGmr" w I , mT Z E iNrRsrArE60s INTERSTATE p ES TON E Jit T T.. 8G I Q 1 % " 3 , _ LOT B LOT 7 mcn VENTURAAVE }�y. L�d�' OUTLOT E' LOT 1 FOREST VIEW DRIVE /+ LOT 5 fj OUTLOT'F' / 1 LOT 11 LOT 10 LOT 49 COLE DRIVE - O LOT 12 LOTS L0T4 LOT 48 LOT 27 LOT i6 LOT 15 O A LOT 50 L LOT 28 LOT 17 LOT 14 m i 'F LOT 51 L L 0 LOT 1B r -s,°" V ,G 2 LOT 52 LOT 45 LOT 2 LOT 53 OUTLOT'B �p LOT 54 O LOT 42 LOT 33 0. LOT 22* J LOT 3 LOT 55 LOT 41 LO 34 Z LOT 23 LOT 56 V LOT LO 3 LOT LOT 3 LOT 57 G LOT fo O G LOT 38 LOT 37 LOT 26 OUTLOT'H' LOT 1 m FLINT OR FLINT DRIVE LOT fib LOT 13 r re n n m� 00F r r r r r e r OOO O O OO LO 69 LOT 74 W LO 70 - LO 71 OUTLOT'A' i LO 72 LOT 75 OUTLOT'I' OUTLOT'D' LOT 73 d COLE COURT �- 000 A i� O ' 3 NTRD MISSION POILOT 76 OUTLOT'G ��py�(��''" ➢ O lid L. `{ C .i - a`Ta 3 FOSTERRD y a ARCH ROCK RD t O F - a1 �RNE07R e n r i d it.r n r \ O t +40 - . g �. »R i.T SEDWAY TAFPE q k x �iS 1 ` FOREST VIEW North Dubuque LLC January 24, 2019 Legend COMMERCIAL-CH-1 (23.83AC) RESIDENTIAL-RS-12 (45.58AC) hbk ENGINEERING DRAFT CZA Conditions Whereas, the Iowa City 2030 Comprehensive Plan and the North District Plan include a housing goal for the provision of relocation assistance to residents that include replacement housing in the immediate area, advisory services and moving expenses, make available prior to demo of existing homes as part of any first phase of development; and Whereas, to further this housing goal, North Dubuque, LLC, is committed to constructing replacement housing comparable to what residents currently have in the existing Forest View Mobile Home Park; and Whereas, each resident will have options for replacement housing in the newly -constructed Forest View Neighborhood, condominium dwellings, or elsewhere in the Iowa City Community; and Whereas, Developer is committed to the concept of home ownership opportunities for the residents of Forest View Mobile Home Park; and Whereas, Developer is committed to minimizing the impact of permanent displacement and hardship for all current Forest View Mobile Home Park residents by offering move -related advisory services and covering expenses related to the move; and Whereas, North Dubuque, LLC will work to enhance the quality, size, and configuration of the housing to provide the residents of Forest View with the best possible housing solution; and Whereas, Developer is committed to minimizing the impact of permanent displacement and hardship; constructing the new neighborhood prior to closure of the old neighborhood; pursuing a 4% Low -Income Housing Tax Credit (LIHTC), state tax-exempt housing bond or a similar program to provide a home ownership opportunity for the residents; and Whereas, the density and design of the planned development will be compatible with and/or complementary to adjacent development in terms of land use, building mass and scale, relative amount of open space, traffic circulation and general layout; and Whereas, the development will not overburden existing streets and utilities; and Whereas, the development will not adversely affect views, light and air, property values and privacy of neighboring properties any more than would a conventional development; and Whereas, the combination of land uses and building types and any variation from the underlying zoning requirements or from city street standards will be in the public interest, in harmony with the purposes of this title, and with other building regulations of the city; and Whereas, in accordance with Iowa City Code Section 14-3A-4C, a mixture of land uses are allowed in planned developments that might not otherwise be allowed with the underlying zoning. Land uses proposed must meet all of the dimensional and site development standards of the underlying base zone, unless a modification is specifically approved during the planned development process. NOW, THEREFORE... 1. 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 1 assistance. The provisions of said agreement shall be guided by the principles of the Forest View Mobile Home Park Relocation Plan dated May of 2018 prepared and submitted by Owner and the residents of Forest View Mobile Home Park and the Center for Worker Justice, a copy of which is attached hereto, and shall include the provision of replacement housing, financial advisory services and moving expenses to all households residing on the above -described property upon the effective date of this Conditional Zoning Agreement. This affordable housing agreement shall foster diligent communication with residents, ensure the provision of replacement housing prior to demolition of the existing housing, and offer opportunities for homeownership to minimize the impact of displacement and hardship on the residents. Owner shall offer three categories of replacement housing to ensure that residents are relocated to affordable, decent, safe and sanitary houses which are, at a minimum, comparable in size and features to what residents currently have in the existing Forest View Mobile Home Park. Those three categories are: relocation to the new Forest View Manufactured Housing Park; relocation to the new multi -family buildings constructed within the above -described property; and relocation not within the above -described property. Said affordable housing agreement shall be approved by the City Council. b. Development shall conform to the following strict design guidelines: i. Building facade and materials: All structures shall be constructed of high quality, authentic materials within a range of the color palette described below and approved by the Director of Neighborhood Development Services, or designee. Authentic materials do not include material that has been made to simulate another material, unless it improves the weather -resistance, such as wood -toned products. As an example, column covers should not be made of metal to appear to be wood or stone, just as fiberboard cement panels should not be printed or stamped with wood grain. The quality and type of the primary material used on the front fagade of each building should be consistent for all remaining sides, except as allowed below. A natural pallet of colors shall be used for large expanses of walls with accent colors used for emphasis and identification of individual businesses. Acceptable building materials shall include: • Brick (2 3/8" tall, standard brick preferred); • Stone (natural or cultured); • Wood (e.g. ipe or clear cedar) or high-pressure laminate plates composed of wood -based fibers, including those manufactured by Trespa, Prodema, Resysta, or similar products; • Fiber -cement boards; • Metal panels; and • Clear or lightly tinted glass. • Corporate colors will be allowed as accents for appropriate identification of individual business. The following materials are only allowed as limited: z • Vinyl siding may be used only for manufactured homes; • Exterior insulation and finish system (EIFS) are allowed at 8 feet or more above grade; • 3-part synthetic stucco may be used on Lots 2-15 only; • Split faced block may not be used unless used at half -story base; • Burnished block may not be used unless used at half -story base; The following materials are not allowed • Smooth -faced concrete block; • Unadorned tilt -up concrete panels; and • Lower quality metal siding, such as that used for metal pole buildings. ii. Sign Master Plan: Prior to final plat approval, a master sign plan shall be submitted to and approved by the Director of Planning or designee, indicating the potential locations and design concept for common signage for the development, which may include entranceway signage, directional drainage, development signs, identification signage, masonry wall signs, monument signs and interstate signs. Signs shall use san serif type fonts, except for logos and required user franchise signage. iii. Setbacks: All buildings on Lots 5, 6, 7, and 8 shall be setback from Forest View Drive at least 15', as shown on the OPD plan. iv. Screening and Tree Preservation: Development shall include screening and tree preservation along Dubuque Street in accordance with an approved landscape plan, which the Developer shall monitor and guarantee for five years following installation. The landscape plan shall ensure the preservation of existing trees along the Dubuque Street frontage in excess of the code requirement. Notwithstanding anything herein to the contrary, there shall be a building setback of fifty feet (50') from North Dubuque Street, but appropriate tree screening and preservation may occur within said setback. v. For those lots shown as Lots 5-8, all development, regardless of size, shall comply with the Commercial Site Development Standards for Large Retail Uses set forth in Iowa City Code Section 14-2C-6K. vi. Other Lighting Design guidelines as required by code for dark sky and minimum spill into the neighborhood. c. Signage for the following properties are limited as follows: i. For those lots shown as Lots 1-4 on the approved preliminary plat and planned development overlay plan, only those signs allowed for CN-1 uses shall be permitted, as shown in Table 513-2 of the Iowa City Code of Ordinances Section 14-513-8, except that in the event that a quick servicing vehicle use is established, electronic changeable copy may be allowed for gas prices only. No signs shall be oriented toward North Dubuque Street. 3 ii. For those lots shown as Lots 5-7 on the approved preliminary plat and planned development overlay plan, no free standing sign shall be taller than 25 feet. No electronic changeable copy is allowed except for time and temperature signs and gas prices for quick vehicle servicing uses. Non -building signs along the Forest View Drive frontage limited to monument signs only. iii. For that lot shown as Lot 8 on the approved preliminary plat and planned development overlay plan, only those signs allowed for CN-1 uses shall be permitted, as shown in Table 513-2 of the Iowa City Code of Ordinances Section 14-513-8, 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 513-2 of the Iowa City Code of Ordinances Section 14-513-8. 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 14-513 and the approved master sign plan. d. For those lots shown as Lots 1-4 on the approved preliminary plat and planned development overlay plan, the following uses shall be allowed, in accordance with Iowa City Code Section 14-3A-4C. i. Only those uses allowed in the CN-1 zone, as set forth in 14-2C-2. All uses on these lots shall comply with the site development standards for CN-1 uses set forth in 14-2C-7, as well as the dimensional requirements for CN-1 uses set forth in 14-2C-4, except as waived below. e. For those lots shown as Lots 9-11 on the approved preliminary plat and planned development overlay plan, the following uses shall be allowed, in accordance with Iowa City Code Section 14-3A-4C. i. Only those uses allowed in the CN-1 zone, as set forth in 14-2C-2. All uses on these lots shall comply with the site development standards for CN-1 uses set forth in 14-2C-7, as well as the dimensional requirements for CN-1 uses set forth in 14-2C-4, except as waived below. f. As part of the public improvements installed for development of the above -described property, developer shall: i. design and construct a new 4-way intersection at Forest View Road and Dubuque Street to accommodate anticipated traffic volumes from the developing areas west of Dubuque and south of 1-80, in accordance with an approved traffic study and Iowa Department of Transportation access management standards and permit, subject to review and approval by the Public Works Director. ii. design and construct a 10' wide trail in accordance with the approved preliminary plat and planned development overlay plan. g. All single-family buildings must comply with the following: rd i. Main entrances to dwelling units must be clearly demarcated by one of the following means: covered porch or canopy; transom and sidelight windows; pilasters and pediment; or other significant architectural treatment that emphasizes main entrances. Simple trim around the doorway does not meet this standard. ii. Each dwelling unit must have a separate main entrance that must face the street, be at an angle of up to forty-five degrees (450) from the street, or open onto a porch. The main entrance may not face an alley. h. The following site development standards are hereby modified: i. Pursuant to 14-2A-7(A)(3), for those lots shown as Lots 17-25, 28- 47, 58-67 and 69-72 on the approved preliminary plat and planned development overlay plan, if vehicular access to garages and off-street parking spaces are restricted to an alley or private rear late, the minimum lot size may be 4,000 square feet, the minimum lot width may be 36', and the minimum frontage may be 26'. ii. For lots 1-4, as shown on the approved preliminary plat and planned development overlay plan, notwithstanding the requirement that the development comply with CN-1 design standards set forth in paragraph above, compliance with the following such CN-1 design standards are not required: Build -to Line requirements outlined in 14-2C- 7E; Location of Parking, Loading Drives, and Aisles outlined in 14-2C-7F; Drive -through facilities outlined in 14-2C-7G. Drive-throughs on these lots are not limited to financial institutions and pharmacies; pedestrian, Bicycle, and Vehicular Circulation outlined in 14-2C-7H-1 in that pedestrian access will not be provided from N. Dubuque Street; however, pedestrian access will be provided from Forest View Drive. iii. The minimum open space requirement established in 14-2A-4(E) for Lots 16-73, as shown on the approved preliminary plat and planned development overlay, is hereby waived. iv. In accordance with 14-3A-4K, for those lot shown as Lots 12, 13, 14, and 15 on the approved preliminary plat and planned development overlay, the building heights may exceed the maximum of 35-feet otherwise limited in the RS-12 zone. On Lots 12 and 13, heights may not exceed 4-stories. On Lot 14, one 3-story, one 4-story and one 5-sotry building shall be allowed. On Lot 15, two 5-story buildings. i. Storm water management Upon final plat approval, Owner shall execute a subdivider's agreement with the City that addresses, among other things, the need for annual certification of private stormwater management systems to ensure that the systems will be properly maintained. s hbk INFRASTP.UCTURE SOLUTIONS ENGINEERING List of Requested Modifications Forest View Development January 25, 2019 The following modification to the Iowa City Municipal Zoning Code is to be considered for approval with the Forest View Development rezoning application: 1. Lots 17-25, 28-47, 58-67, and 69-72 within Forest View Neighborhood (modular homes), are proposed at approximately 4,000 SF rather than the minimum 5,000 SF per City Code; however, via 14-2A-7 Special Provisions, minimum lot size may be reduced to 3,000 SF when vehicular access to garages and off-street parking spaces is restricted to an alley or private rear lane which is applicable for all lots identified above. Minimum lot widths may also be reduced to 30' (lots identified above are 36' in width) and frontage reduced to 20' (lots identified above have 26' frontage) when the preceding criteria are met. A modification is being requested for lot sizes and dimensional requirements based on the allowed modifications per Section 14-2A-7 Part B. CHICAGO, IL 1 049 BROOK. IL I NORRISTOWN. PA I PHILAOELPHiA, PA ! IOWACITY. IA I MOM RAHUS, IA I 6ALTIMORE. MP hbk INFRASTP.UCTURE SOLUTIONS ENGINEERING List of Requested Variances Forest View Development January 25, 2019 The following variances are to be considered for approval with the Forest View Development rezoning application: 1. Per City of Iowa City Code for RS-12 intent of zone, portions of this development with the proposed RS-12 zoning may be considered as multi -family use in terms of building layout. This proposal is due to the presence of Sensitive Areas and preservation thereof, with the intent to impact less footprint by combining units and utilizing elevation (stacked levels). 2. Portions of Forest View Drive do not meet the preferred maximum 600' spacing per subdivision code between public streets; however, private streets or accesses may be located withinthose 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 effortto minimize impact to the surrounding sensitive areas. CHICAGO, IL 1 049 BROOK. IL I NORRISTOWN. PA I PHILAOELPHiA, PA ! IOWACITY. IA I HOAR RAPIDS, IA I 6ALTIMORE. MP Forest View Development Guidelines District Characteristics Located at the intersection of Interstate-80 and North Dubuque Street, Forest View Development has the potential to become a great new business and residential area in Iowa City. Forest View is positioned well to take advantage of its proximity to infrastructure and amenities, including the interstate, the University of Iowa, City Park, the Iowa River, and downtown Iowa City. The site is bordered by single-family and medium -density multi -family housing on the south and southwest. Fingers of ravines and heavily wooded land run along the southern edge, through which there are views to the Iowa River. A driving principle behind Forest View Development is to preserve the natural characteristics of the rugged ravines and native woodlands. Streets are designed and buildings are placed to minimize the visibility of parking and retain the greatest number of trees, and to provide connections to the Iowa River Bike Trail. There are two distinct districts in the Forest View Development: a mix of residential housing types, and a combination of office, retail, and lodging. The residential development includes 57 new single-family manufactured homes that will replace smaller, outdated mobile homes. Currently, the Forest View mobile home park is isolated from other neighborhoods in the vicinity and many of the mobile homes are located adjacent to the Interstate 80 right-of-way. When the first phase of residential development is complete, new single-family homes will be at least 300 feet away from the Interstate 80 right-of-way and there will be connectivity between these households and existing neighborhoods. Construction will be phased and coordinated to minimize disruption of current residents. As residential development expands into the center of the development, the single-family housing community will transition to multi -family development and will include a retirement village. While the new single-family residences are established and the mobile homes are removed, construction will along the eastern edge of Forest View. This district, sited not far from 1-80, has amenities that serve the interstate and Iowa City, including a market, hotels, office, and some small retail. The taller buildings in the district will be visible from the interstate, yet screened from nearby residences by surrounding trees. As the front face of the development, the commercial and office district will highlight the quality of materials and architectural construction throughout the Forest View Development. Applicability Development within Forest View must comply with the adopted planned development (OPD and Sensitive Areas Development Plan). Proposed changes to the approved OPD Plan or the Sensitive Areas Development Plan shall be evaluated per 14-813-7E. Development of all infrastructure, including but not limited to roadways, sidewalks, storm water, sanitary sewer, and water service shall be consistent with the approved final plat and construction drawings. In addition, these design guidelines are to be followed unless explicitly noted elsewhere in this package. These guidelines in no way reduce the adherence of the properties to local zoning or other laws observed in Iowa City. Process After approval of the planned development, final sensitive areas development plan, and final plat, staff will review all development projects within the Forest View project for consistency with these guidelines and all other applicable zoning and building regulations through the site plan review process. Design Guidelines Signage Signs within the Forest View development shall conform to the Iowa City Zoning Ordinance, as well as the following guidelines: • Signs to use san serif type fonts, except for logos and corporate standard signage. • Exit Ramp and 1-80 frontage east of Haywood Drive extended (Lot 5-7): Limit to standards of CC-2, CI-1 and CH-1 zones. Exception from standards and location restrictions: No free standing signs taller than 25 feet (no 65 feet highway signs). Limit free standing signs to ramp and 1-80 frontage only. Non -building signs along the Forest View Drive frontage limited to monument signs only. • Exit Ramp and 1-80 frontage west of Haywood Drive extended (Lot 8): Limit to standards of CO-1, CN-1 and MU zones. Free standing signs are prohibited. Fascia signs are not subject to the maximum height requirement, which limits fascia signs to the top of the first story. Fascia signs may extend to the top of top story of the building. • Signs along the Forest View Drive frontage (Lots 9-11) should meet the CO-1, CN-1, MU standards. • Dubuque Street frontage properties south of Haywood Drive extended (Lots 1-4): Limit to standards of CO-1, CN-1 and MU zones. Free standing signs are prohibited. Exception from standards: Allow a Quick Servicing Vehicle Use electronic changeable copy for gas pricing only. No signs shall be oriented along/face toward North Dubuque Street. • General Restrictions for entire commercial area: Prohibit cabinet signs where the entire face of the cabinet is illuminated. This should apply to both facia and monument signs. Prohibit all electronic changeable copy except for Time & Temperature signs and gas pricing signs for Quick Vehicle Serving Uses. Site Development Standards Manufactured Housing Community All single-family buildings must comply with the regulations for single-family uses in the RS-12 zone in addition to the following requirements: (A) Main entrances to dwelling units must be clearly demarcated by one of the following means: covered porch or canopy; transom and sidelight windows; pilasters and pediment; or other significant architectural treatment that emphasizes main entrances. Simple trim around the doorway does not meet this standard. (B) Each dwelling unit must have a separate main entrance that is visible from and oriented toward the street. To meet this standard, the main entrance must face the street, beat an angle of up to forty five degrees (45°) from the street, or open onto a porch. The main entrance may not face an alley. In addition, the following RS-12 requirements have been waived per the OPD plan: Lots 17-25, 28-47, 58-67, and 69-72 within Forest View Neighborhood (modular homes), are proposed at approximately 4,000 SF rather than the minimum 5,000 SF per City Code; however, via 14-2A-7 Special Provisions, minimum lot size may be reduced to 3,000 SF when vehicular access to garages and off-street parking spaces is restricted to an alley or private rear lane which is applicable for all lots identified above. Minimum lot widths may also be reduced to 30' (lots identified above are 36' in width) and frontage reduced to 20' (lots identified above have 26' frontage) when the preceding criteria are met. A modification is being requested for lot sizes and dimensional requirements based on the allowed modifications per Section 14-2A-7 Part B. Multi -Family Buildings All multi -family buildings will be held to the multi -family design standards in the zoning code (14-213-6). This includes requirements that parking must be setback and screened from the public street, either behind the building or behind landscaping and that a main entrance must face the street and be accessible from the public sidewalk among other requirements. Commercial Buildings Commercial buildings south of the Forest View Drive and along North Dubuque Street (Lots 1, 2, 3, 4, 9, 10, and 11) shall comply with some of the regulations of the CN-1 zone. This includes, but is not limited to the use regulations, site development standards (14-2C-7), and dimensional standards. However, the development on Lots 1, 2, 3, and 4, may be built as shown on the approved OPD plan even though the development does not meet all CN-1 requirements related to build -to lines, location of parking, loading, drives, and aisles, and drive-throughs. Commercial buildings north of Forest View Drive (Lots 5, 6, 7, and 8) shall be subject to the regulations of the CH-1 zone, in addition to the standards for Large Retail Uses (14-2C-6K), which call for details and features that provide visual interest, reduce the perception of the mass of the building, provide attractive entrance features and quality materials. Acceptable Materials and Usage The architectural character of the Forest View development will be very sensitive to the surrounding environment and architecture. The architectural style of the buildings will vary by function and district but shall be built of high quality, authentic materials within a range of the color palette described below. There is no determination in these guidelines for or against a particular architectural style (e.g. arts and crafts or contemporary) as long as the details and materials selections described herein are adhered to and are treated with authenticity. Authentic treatment of the architectural materials can best be described as not using a material that has been made to simulate another unless it improves the weather resistance such as wood toned products. As an example, column covers should not be made of metal to appear to be wood or stone, just as fiberboard cement panels should not be printed or stamped with wood grain. Exterior materials should at all times be authentic and avoid those that are made to look like another material. The quality and type of the primary material used on the front facade of each building should be consistent for all remaining sides, with specific exceptions outlined in this document. Acceptable building materials for all districts (unless noted otherwise here or elsewhere): • Brick (2 3/8" tall, standard brick preferred) • Stone (natural or cultured stone) • Wood (e.g. ipe or clear cedar; Trespa, Prodema, Resysta or similar products • Fiber -cement boards • Metal panels • Clear or lightly tinted glass Restricted building materials for all districts (unless noted otherwise here or elsewhere): • Vinyl siding (Approved for manufactured homes only) • EIFS (only allowed 8 feet or more above grade) • Synthetic stucco (3-part stucco may be accepted in specific locations) • Split faced block (unless used at half -story base) • Burnished block (unless used at half -story base) Other lower quality or less durable exterior building materials, such as smooth -faced concrete block, unadorned tilt -up concrete panels, synthetic stucco, and EIFS do not qualify as quality building materials and are restricted. 3-part stucco may be accepted in specific locations; Split faced block and burnished copes may be used at the half -story base. In no case shall EIFS be used within the first 8 feet above grade. Lower quality metal siding, such as that used for metal pole buildings, is not allowed. Colors: A natural pallet of colors are approved for large expanses of walls with the opportunity for accent colors used for emphasis. Corporate colors will be allowed as accents for appropriate identification of individual businesses. A suggested pallet of colors is available for review. Parking Parking should, wherever possible, incorporate LID technologies to reduce need for water retention and the movement of vehicle pollutants onto neighboring properties. Shared parking is encouraged. In the commercial areas, parking lots have been designed to be shared in the sense that there is not separation between lots: Lots 2-4 will have a shared parking area as will lots 9-11 and the lots north of Forest View Drive. For this reason, there should be uniform landscape screening and lighting elements that carry over from lot to lot. Bicycle parking should also be the same from lot to lot. Residential properties must provide all required parking on site and parking areas may not be shared between lots or zones. Parking will also be available on street. Lighting It is encouraged that all lighting should utilize energy efficient fixtures. LEDs are preferred. Street lighting will provide a safe environment at all times along the road, sidewalks, trails, and parking areas. Exterior building lighting for each building should be of the same color temperature. Provide lighting for all entries, vehicle drop-off, and any walking surfaces. Exterior lighting shall be full cut-off. Lighting for parking areas and buildings will be subject to the zoning code standards. FOREST MEIN DEVELOPMENT 5 COLOR PALLET (FOR NON•SINOLE FAMILY BUILDINGS) BRICK/ TERRA GOTTA METAL PANEL PANELS/ TRIM i - 1 ` k 1 ! • I t M11 ! 1 �i i 1 — ^'jIL — tr f WOOD TONES STONE/ CULTURED STONE low -w mom I r I I � oft{ 1 r + 4 i 1 j ppr II � oil ai t' 4p _ 4 V I � 1 T r I r r # f f f f .66 _'— i I y y r J .r f JMK r , y , I , r ,yr I dftM l t - a NOT SHOW - ACCENT COLORS PER WAND OF COMPANIES OCCLWYM, OLHU) S JANUARY 2019 I i1} �1 ' a M IJ .4 - s 3 20re (�ooal. . a Goole - e a rt h � i I M 3 { 2010 GGGplf � zoea cecpi. ' Aw _ - ML a ® 4 17 tStreetY� Google earth q . WE�,i 44 "irk + l y - 1. •♦x. f. �. • :� - WA �44t9Caequ •,_f•- c.,.earth t *, _ L 5 t� �n j - I -• t ~ 44 low& � • !K � � _ � _ram. � �a. T- r 6 . 4RM w r V iif � . _ .� - a "+ • .ii - 1.Y y[ ram. Iw Mpm 1• _ .-..e'4! t •r i r CITY OF IOWA CITY CITY OF IOWA CITY MEMORANDUM Date: January 30, 2019 To: Anne Russett; Senior Planner From: Kent Ralston; Transportation Planner Re: Forest View Development Transportation Study Introduction Staff reviewed the Forest View Development Traffic Study (dated October 30, 2018) and the supplemental analysis (dated December 14, 2018) completed by Foth consultants. The studies assess the impacts of the Forest View Development on the surrounding roadway network including several intersections along Foster Road, the Foster Road / Dubuque intersection, a future intersection (Forest View Drive) at Dubuque Street, and the 1-80 / Dubuque interchange ramp terminals (Exhibit 1). Exhibit 1 - Study area Study Overview The study analyzes peak hour traffic and is broken down into four phases: • Phase 1 (2014) represents existing traffic conditions on the existing roadway network. • Phase 2 (2020) 'opening day' represents approximately 50% of the total anticipated trips generated by the development and construction of a new intersection of Forest View Drive at Dubuque Street. February 8, 2019 Page 2 Phase 3 (2025) 'full -build' represents completion of the development and 100% of the anticipated trips generated by the development. Phase 4 (2040) analyzes 'full -build' conditions with an anticipated 1.7% annual growth rate to account for background traffic and to assess long-term impacts of the development. A 'no -build' scenario (assuming no development) with a 1.7% annual growth rate was also provided to compare to each phase of the development. Study Results Trip Generation: It is anticipated that at 'full -build' over 15,000 vehicle trips per day will be generated by the development which will be added to the existing traffic count of approximately 22,400-24,100 trips per day on Dubuque Street. Estimates of total existing traffic and estimated trips for each study phase can be seen in Exhibit 2. The 'build' scenarios include traffic generated by the development (as well as 1.7% annual growth) whereas the 'no -build' scenarios only include 1.7% annual growth rates without the development. Exhibit 2 - Trip generation estimates Scenario Existing 2020 No build 2020 Build 2025 No Build 2025 build 2040 No Build 2040 Build ADT On Dubuque St. S. of ES Ramps 24,100 26,500 29,700 26,700 35,200 3S1000 43,500 S. of Feder 22,400 24,600 26,900 26,900 31,500 32,S00 37,100 Level -of -Service: The study utilizes performance measures and describes required improvements for each of the four development phases previously mentioned. The main performance measure used in the study is vehicle delay and corresponding level -of -service (LOS). LOS describes operating conditions based on a number of factors including speed and travel time, freedom to maneuver, traffic interruptions, and comfort & convenience. LOS A represents the best operating conditions (free -flow movement) and LOS F represents the worst conditions, i.e. extreme congestion and stop -and -go conditions. A summary of LOS, as defined by the Highway Capacity Manual (HCM) 2010, is shown in Exhibit 3. Exhibit 3 — Highway Capacity Manual Level -of -Service summary LOS Average Delay per Vehicle (sec) Signalized Intersections Unsignolized Intersections A Less than 10 Less than 10 B 10 to 20 30 to 15 C 20 to 35 15 to 25 D 35 to 55 25 to 35 E 55 to 80 35 to 50 F Greater than 80 Greater than 50 is the City's desired minimum acceptable LOS for each 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 approach of an intersection. Roadway Improvements: To meet City desired minimum acceptable LOS thresholds, a number of physical improvements to Dubuque Street will be necessary — chiefly the construction of a new intersection (Forest View Drive) at Dubuque Street. Attachment 1 illustrates the number of lanes and geometry of the intersection at 'full -build' in 2025, including: dedicated north and southbound left -turn lanes, a dedicated southbound right -turn lane, dual eastbound left -turn lanes, and construction of a proposed connection from Dubuque Street to the Dubuque Street frontage road to the east. As shown in Exhibit 4, there is only approximately 24' between the existing radii of Dubuque Street and the frontage road at B'Jaysville Lane. While the connection 2 February 8, 2019 Page 3 to the frontage road at the Forest View Drive / Dubuque Street intersection is not necessary for the development, it would allow for the frontage road to be disconnected at B'Jaysville Lane if desired in the future. The purpose of the disconnection would be to ultimately improve intersection operations at the Foster Road / Dubuque Street intersection as increased traffic volumes are anticipated upon completion of the Foster Road connection to Prairie Du Chien Road in 2019. Exhibit 4 — Foster Road (B'Jaysville Lane) / Dubuque Street Intersection Due of the proximity of the 1-80 eastbound ramp terminals and the proposed Forest View Drive intersection with Dubuque Street, the Iowa Department of Transportation (DOT) required that the study show the eastbound and westbound ramp terminals at Interstate 80 can operate at a LOS D or better during peak hours in the 2025 'full -build' scenario. A LOS of D is the DOT's desired minimum acceptable LOS for the ramp terminals. Although the DOT's minimum acceptable standards are shown to be met at the 1-80 ramp terminals in 2025, the City requested that the traffic study also show how the Dubuque Street corridor would function in 2040 both with and without the proposed development. The results of the analysis indicate that without the development, LOS at the 1-80 ramp terminals will likely begin to fail in 2046 — indicating that potential capacity improvements would be needed at the interchange simply due to annual growth. The analysis further suggests that with the development the horizon year where LOS begins to fail would be as soon as 2035 (Exhibit 5). Exhibit 5 — Projected Traffic Volumes and Capacity Threshold Capacity & Projected Volumes on Dubuque Street at 1-80 ES Ramps vuv Narthbnund Thr.uah PM Peak ToHic lCnticalMo,rement 31W 12W Va, —Na P Fa Ramp1 JW111J —Nb CaPwN lw� E1 l[K FI .a:s :uo zms :W 2N> real 3 e¢.n While the exact capacity improvements that would be needed in the horizon year are not known, there is the potential that full reconstruction of the Dubuque Street / 1-80 interchange may be necessary. At a minimum, the corridor would require an additional third northbound lane on Dubuque Street (north of Forest View Drive) which will require modifications to the northbound bridge over the interstate. Attachment 2 illustrates additional improvements that February 8, 2019 Page 4 would be necessary to maintain minimally desired LOS in the Dubuque Street corridor in 2040. Regardless of when interchange improvements become necessary, staff recommends that the capacity needs identified in the study be included in future long-range planning documents. February 8, 2019 Page 5 Attachment 1 — Proposed Dubuque Street / Forest View Drive Geometry P 5 -4- �r FOREST VIEW u 202[i u 2025 rnwvcwy= hbk ENGINEERING February 8, 2019 Page 6 Attachment 2 — Proposed Geometry of Dubuque Street in 2040 N IowaS. Gilbert Street Phone: 3358.29.7557 UTILITY hbk Iowa City, IA 52240 Fax: 319.358.2937 INFRASTRUCTURE SOLUTIONS hbkengineering.com ENGINEERING Project Number: 17-0001 PRELIMINARY STORMWATER MANAGEMENT REPORT FOR THE PLANNED DEVELOPMENT — SENSITIVE AREAS REZONING OF FOREST VIEW — IOWA CITY, IOWA Dubuque Street & Interstate 80 T79N R6W Section 3 and 4 Iowa River Drainage Basin Prepared for: North Dubuque LLC May 13, 2018 Revised — August 2, 2018 Revised — September 6, 2018 Revised — October 1, 2018 64 UTILITY INERASTRUCTUPE SOLUTIONS hbk ENGINEERING Project Number: A17-0001 Executive Summary North Dubuque LLC is planning the redevelopment of 73 acres of land at the southwest quadrant of the 1-80 and N. Dubuque Street interchange in Iowa City. The property is currently single family residential use and native forest and open land. The property is accessed from N. Dubuque St. via Foster Road and Laura Drive. Plans for redevelopment include relocation of the Forestview Mobile Home Court to a new location within the property, construction of new roadways and public utilities, construction of new residential and commercial developments and preservation of forested and open land. Proposed roadways will connect directly to N. Dubuque Street, Laura Drive and to streets in the Mackinaw Village subdivision. Under the current, pre -developed conditions storm water discharges from the property at four locations: 1) the East Ravine, which aligns with Laura Drive and outlets to the south, 2) the West Ravine, in the central -southern area of the property and outlets to the south, 3) the southwest corner of the property, which outlets to the Mackinaw Village subdivision, and 4) the 1-80 drainage way, which parallels the northern boundary of the property. The majority of the property is drained by the West Ravine, but a large portion of this area will remain undeveloped. Approximately half of the area that drains to 1-80 will also remain undeveloped. The areas to be developed in the East Ravine and the southwest corner of the property will be almost fully developed and will restrict the release of storm water in compliance with the Iowa City storm water requirements. Developed area in the West Ravine and 1-80 drainage areas will also restrict the discharge of storm water per code. The development plan proposes the establishment of storm water management systems for each major area of development. Within these areas, which vary in size and land use, storm water will flow through storm sewers and drainage ways and be collected in a combination of dry bottom basins and below ground detention storage systems. Storm water will be detained in the basins and storage systems and released slowly into the ravines or 1-80 drainage way. The new roadways will also incorporate storm water management practices and provide detention storage within easements solely for roadway detention on land to be developed or integrated with the storage systems constructed for the development areas. Portions of the development will receive overland flow from land south of the property along Haywood Drive. This storm water will be channeled to the East and West ravines where it currently drains from the site. The planned development will reduce the impact of storm water flow on areas downstream of the property. This is achieved by reducing the rate at which water is released from the drainage areas to the outlet points at the property line. Technical Summary This report is being completed as part of the Planned Development, Sensitive Areas Rezoning Process through the City of Iowa City. At the time of this report, the proposed lot sizes and uses are preliminary. The drainage report will need to be supplemented or revised at the time final construction documents being prepared for street or site plan development. The intent of this report is to account for storm water management for the different drainage areas of the property to show that the concept is feasible from a storm water management view. Final design and a final storm water management report will be needed as development of the site continues. The objective of this report is to provide a storm water management analysis that models the existing and proposed conditions for the Forest View development and provide storm water management features that meet the City of Iowa City Standards and minimizes any harmful impacts to downstream properties. The site is located at the southwest corner of Interstate 80 and North Dubuque Street in Iowa City, Johnson County, Iowa. The site currently consists of the Forestview Mobile Home Court, wood lands and open space. 509 S. Gilbert Street i U T2 hbk INFPA Iowa City, IA 52240 hbkengineering. com ...T,URC mwnoes ENGINEERING UTILITY INERASTRUCTUPE SOLUTIONS hbk ENGINEERING Project Number: A17-0001 The pre -developed watershed area included in the proposed development is approximately 79 acres. Storm water currently drains from the property in five directions. Approximately 37 acres drains to the wooded ravine, referred to herein as the West Ravine, located within the western 2/3r°' of the site. The storm water from the ravine drains southward from the property towards and under Foster Road, then through the Idyllwild community and into the Iowa River. Approximately 19 acres drains to the existing wooded ravine, referred to herein as the East Ravine, located within the eastern 1/3`° of the site. The ravine drains southward along the east side of Laura Drive to Foster Road and the Dubuque Street drainage system. Approximately 13 acres drains to the north into the Interstate I-80 drainage way. The highway drainage system flows westward and discharges into the Iowa River about 1,700 feet west of the property. Approximately 8 acres of the site drains to the west and southwest into the Mackinaw Village residential community and its storm sewer system. The final area, approximately 2 acres, drains eastward into the Dubuque Street drainage system on the west side of Dubuque Street. The five watershed areas described above divide into eight separate drainage areas. Table 1 presents a summary of the drainage areas and their associated hydrographs. Table 1 — Summary of Pre -Developed Drainage Areas Hydrograph Number Hydrograph Name Drainage Area (ac.) Drains to 1 Pre Area 1 4.35 Mackinaw Village 2 Pre Area 2 3.65 Mackinaw Village 3 Pre Area 3 5.54 1-80 4 Pre Area 4 7.26 1-80 5 Pre Area 5 31.54 West Ravine 6 Pre Area 6 5.39 West Ravine 9 Pre Area 7 19.20 East Ravine 10 Pre Area 8 2.09 Dubuque Street 79.02 Total Drainage Area The proposed development will be a mixed -use development with a portion for commercial use, a portion for the relocation of the Forestview Mobile Home Court residents, and a portion for new residential use. Residential development type ranges from manufactured housing to mid -rise buildings to senior living. Developed areas will provide vehicle parking appropriate to their developed land use. Some development will incorporate parking below the buildings to supplement surface parking lots. The post -developed watershed area included in the proposed development is approximately 78.2 acres. Analysis was grouped into the five major pre -developed drainage areas: SW Residential (Mackinaw Village), 1-80, West Ravine, East Ravine and Dubuque Street. Each of these areas have additional sub -drainage areas that define the native, developed and offsite drainage areas within the larger watershed. Post Area 1—SW Residential drains to the West Ravine (per Iowa City request) and is approximately 13 acres in size. Post Area 2 —1-80 drains to the Interstate 1-80 drainage way and is approximately 12 acres. Post Area 3 —West Ravine drains to the West Ravine and is approximately 32.5 acres. Post Area 4 — East Ravine drains to the East Ravine and is approximately 19 acres in size. And Post Area 5 — Dubuque Street drains approximately 1.5 acres to the Dubuque Street drainage system. Table 2 presents a summary of the post -developed drainage areas and their associated hydrographs. Table 2 — Summary of Post -Developed Drainage Areas Hydrograph Number Hydrograph Name Drainage Area (ac.) Drains to 12 Post Area 1 13.33 West Ravine 16 Post Area 2 11.99 1-80 22 Post Area 3 32.48 West Ravine 27 Post Area 4 19.05 East Ravine 31 Post Area 5 1.38 Dubuque Street 78.23 Total Drainage Area 509 S. Gilbert Street ii U T2 hbk INFPA Iowa City, IA 52240 hbkengineering. com ...,,URC mwnoes ENGINEERING UTILITY INERASTRUCTUPE SOLUTIONS hbk ENGINEERING Project Number: A17-0001 Table 3 present a summary and comparison of the drainage areas that comprise each drainage area in the Pre - Developed and Post -Developed condition. Most of the pre- and post -drainage areas remained the same size except for the West Ravine which will expand to include the post -development drainage area of the SW Residential area. Table 3—Comparison of Pre -Developed and Post -Developed Drainage Areas PRE -DEVELOPED POST -DEVELOPED Area ID Drainage Area (ac.) Area ID Drainage Area (ac.) Lots Ven Te Chow Area ID 1,2 8.00 1 SW Residential 13.33 16-48,50-73 H Outlot D H ROW H 3,4 12.80 180 11.98 F2 Outlotss E, F n/a 5,6 36.93 3 West Ravine 32.48 10 E2 11 E3 12 K1 13 K3 14 K2 15 G ROW FVD-CENTRAL 74, 75, Outlot H n/a Offsite A, B n/a 7A, 76 19.20 East Ravine 19.06 1 (partial) B 2, 3, 4 (partial) C 4 (partial), 5 (partial) GAS 1 5 (partial),6 D ROW FVDEEAST Offsite A (incl. Outlot B, C) n/a Offslte B (part of Outlot A) n/a 8 2.09 5 Dubuque St 1.37 N. of FVD (partial Lot 2, 4) n/a S. of FVD (partial Lot 1 & Outlot A) n/a 79.02 78.22 The NRCS (hydrograph) method was used to estimate the peak release rates for pre- and post -developed drainage areas. Some of the post -developed drainages areas will remain in their native condition or be enhanced with stormwater BMPs. The release rate from these native areas has been estimated by hydrograph method. The release rate from developed areas is restricted by Iowa City ordinance to 0.15 cubic feet per second per acre of developed land. Table 4 presents a summary of the peak release rates for pre- and post -developed drainage areas. 509 S. Gilbert Street iii uFT,F� hbk INFPAURC Iowa City, IA 52240 hbkengineering. com ...,,mwnoes ENGINEERING UTILITY INERASTRUCTl1RE SOLUTIONS hbk ENGINEERING Project Number: A17-0001 Table 4 - Peak Release Rate Summary (cfs) 1-80 Rain Event PRE -DEVELOPED POST -DEVELOPED (AREA 2) Recurrence Interval AREA 3 AREA 4 TOTAL Outlot E, F Lot 7, 8 TOTAL 5-yr 6.072 18.83 24.90 8.00 0.85* 8.85 100-yr 19.43 44.84 64.27 25.47 0.85* 26.32 SW RESIDENTIAL Rain Event PRE -DEVELOPED POST -DEVELOPED (AREA 1) Recurrence Interval AREA 1 AREA 2 TOTAL AREA 1 5-yr 5.80 4.60 10.40 2.0* 100-yr 17.94 14.66 32.60 2.0* WEST RAVINE Rain Event PRE -DEVELOPED POST -DEVELOPED (AREA 3) Recurrence Interval AREA 5, 6 74,75 Outlot H Offsite A Offsite B 10-15, FVD- CENTRAL TOTAL 5-yr 57.82 10.80 4.11 2.89 2.79* 20.59 100-yr 155.31 34.67 10.80 7.60 2.79* 55.86 COMBINED SW RESIDENTIAL& WEST RAVINE Rain Event PRE -DEVELOPED POST -DEVELOPED Recurrence Interval SW RES W. RAVINE TOTAL SW RES W. RAVINE TOTAL 5-yr 10.40 57.82 68.22 2.0 20.59 22.59 100-yr 32.60 155.31 187.91 2.0 55.86 57.86 EAST RAVINE Rain Event PRE -DEVELOPED POST -DEVELOPED (AREA 4) Recurrence Interval AREA 7A AREA 713 TOTAL 1-6, 9, B, C, FVD-EAST Offsite A Off site B TOTAL 5-yr 26.40 16.12 42.52 1.77* 18.27 1.05 21.09 100-yr 65.80 40.19 105.99 1.77* 45.02 3.27 50.06 DUBUQUEST Rain Event PRE -DEVELOPED POST -DEVELOPED (AREA 5) Recurrence Interval AREA 8 N. of FVD S. of FVD TOTAL 5-yr 3.73 1.02 2.33 3.35 100-yr 10.42 2.81 6.42 9.23 NOTE: All flow rates determined by hydrograph, except values noted with * which are allowable release for developed area per city code (0.15 cfs/ac). The increases in peak discharge for Post -Developed areas shown in the hydrographs (see appendix) as compared to the Pre -Developed condition is due to the development of the land and the increase in impervious pavement and buildings. The final peak discharge rates shown in Table 4 reflect the incorporation of Qan .11,11 for developed land. To offset the reduction in release rate storm water detention storage is required. 509 S. Gilbert Street iv °T2 hbk INFPA Iowa City, IA 52240 hbkengineering. com ...,,URC mwnoes ENGINEERING UTILITY INFRASTRUCTURE SOLUTIONS hbk ENGINEERING Project Number: A17-0001 The City of Iowa City requires the use of the Ven Te Chow method (Hydrologic Determination of Waterway Areas for the Design of Drainage Structures in Small Drainage Basins, Engineering Experiment Station Bulletin No. 462) in determining the runoff volume required to be detained on developed land. The detention storage volume determined by the Ven Te Chow method is compared to the maximum storage volume required per city code, which is equal to 4.5 acre-inches/acre of development. The lessor of the two values is taken as the required amount of detention storage. Table 5 presents a summary of the maximum storage volumes determined by this analysis. Table 5 - Detention Storage Volume Required Summary Area Lot Number Volume (cf) Method* Drains To Area B 1 26,953 4.5 East Ravine Area C 2, 3, 4 (partial) 49,039 4.5 East Ravine Area D 5 (partial), 6 39,882 4.5 East Ravine Area El 9 17,805 4.5 East Ravine Area E2 10 12,088 4.5 West Ravine Area E3 11 14,702 4.5 West Ravine Area Fl 7 33,977 4.5 1-80 Area F2 8 58,316 4.5 1-80 Area G 15 51,619 4.5 West Ravine Area H ROW, 16-48, 50-73, Outlot D 217,746 4.5 West Ravine Area Kl 12 34,630 4.5 West Ravine Area K2 14 84,942 4.5 West Ravine Area K3 13 59,459 4.5 West Ravine GAS 1 4 (partial), 5 (partial) 15,285 V East Ravine FVD-EAST ROW 31,527 4.5 East Ravine FVD-CENTRAL ROW 46,391 4.5 West Ravine * Volume determined by: V = Ven Te Chow, 4.5 = City Code The development team's intention is to include basins or bio-retention areas and other best management practices where possible to minimize underground storage, as well as enhance the storm water management plan. Where underground storage is proposed, it is intended to be a closed system that does not infiltrate storm water into the ground, although that is an option, should soil conditions be favorable. The drainage reports will need to be updated/supplemented in order to model each site during the site plan review process as layouts are adjusted. Table 6 presents a summary of the detention storage analysis of each developed area and the proposed approach to storage, by either dry bottom basins, underground storage or a combination of both. Table 6 - Detention Storage Summary for Post -Developed Areas Area 1- SW RESIDENTIAL DRAINAGE AREA LOT SIZE (acres) CN QA.o Al, Volume (cu.ft.) Volume (ac.ft.) Storage Method H 1 tlot RO OuClot D,, ROW 13.33 88 2.00 217,746 5.00 Basin Total 13.33 88 2.00 217,746 5.00 Area 2 - 1-80 DRAINAGE AREA LOT SIZE (acres) CN QA.o Al, Volume (cu.ft.) Volume (ac.ft.) Storage Method Fl 7 2.08 90 0.31 33,977 0.78 UG F2 8 3.57 90 0.54 58,316 1.34 UG Total 5.65 90 0.85 92,293 2.12 509 S. Gilbert Street vj� Iowa City, IA 52240 hbkenclineerincl.com " eacrNask UTILITY INFRASTRUCTURE SOLUTIONS hbk ENGINEERING Project Number: A17-0001 Area 3 - WEST RAVINE DRAINAGE AREA LOT SIZE (acres) CN Qall.wabie Volume (cu.ft.) Volume (ac.ft.) Storage Method E2 10 0.74 91 0.11 12,088 0.28 UG E3 11 0.90 91 0.14 14,702 0.34 UG Kl 12 2.12 86 0.32 34,630 0.80 Basin/UG K2 14 5.20 91 0.78 84,942 1.95 Basin/UG K3 13 3.64 86 0.55 59,459 1.37 UG G 15 3.16 88 0.47 51,619 1.19 Basin/UG Forest View Dr. ROW 2.84 89 0.43 46,391 1.07 Basin Total 18.60 89 2.79 303,831 6.98 Area 4 - EAST RAVINE DRAINAGE AREA LOT SIZE (acres) CN Qanowabie Volume (cu.ft.) Volume (ac.ft.) Storage Method B 1 1.65 91 0.25 26,953 0.62 UG C 2, 3, 4 (partial) 3.00 86 0.45 49,039 1.12 UG D 5(partial),6 2.44 90 0.37 39,882 0.92 UG El 9 1.09 84 0.16 17,805 0.41 UG GAS 1 4 (partial), 5 (partial) 1.69 74 0.25 15,285 0.35 UG Forest View Dr. ROW 1.93 89 0.29 31,527 0.72 Basin Total 11.80 87 1.77 180,491 4.14 GRAND TOTAL 49.38 7.41 794,360 18.23 Appended to this report is the "Preliminary Stormwater Best Management Practices Plan" by Impact7G. The plan proposes the installation of BMPs in the West Ravine and Outlots E & F. These areas are not planned for development and are well suited for implementation of measures to improve the water quality of storm water discharged from the Forest View development as well as to reduce the volume of water discharged. The storm water management measures discussed in this Technical Summary will provide the necessary control of storm water for the development independent of the application of BMPs. Implementing BMPs in the ravine and outlots would allow for a reduction in the volume of detention storage required on Lots 14 & 15 and in the southwest residential area. The potential benefits of BMP enhancements to the storm water management plan is discussed in the narratives for Areas G, H and K. This project is affected by many Iowa City classified Sensitive Features including steep slopes, woodlands, and wetlands. These sensitive features are mentioned within this report as consideration of these features will be required with the final design of storm water outlets to the ravine to ensure a controlled release and to protect the sensitive slopes. Atypical approach would be to discharge the pipe at the toe of the slope and provide outlet protection to minimize erosion of the slope. This is the approach modeled within this report. Other options are being considered that could move the pipe discharge up the slope and proved slope protection devices. These systems are being considered in conjunction with Impact7G/EarthView Environmental (see appendix). If a system similar to this would be used, supplemental calculations would need to be completed for City of Iowa City review at that time. A full NRCS analysis routing hydrographs thru ponds for detention was not performed at this time because the storage results would be less than those determined by the Ven Te Chow method. Hydrograph routing will be performed during final engineering to confirm the results of this report. Also, the Ven Te Chow requirement is a more conservative design than the SUDAS methodology. By meeting the Ven Te Chow volume, we will meet the SUDAS 509 S. Gilbert Street vi U T2 hbk INFPA Iowa City, IA 52240 hbkengineering. com ...,,URC mwnoes ENGINEERING UTILITY INERASTRUCTUPE SOLUTIONS hbk ENGINEERING Project Number: A17-0001 methodology for release rate. Construction and Post -Construction Considerations The Forest View development is expected to be constructed in phases, beginning initially with the SW Residential neighborhood and then subsequent commercial and residential developments. Although this report evaluates the project's stormwater management system in its completed state for the entire Forest View area, the stormwater plan will need to be tailored during construction to coordinate the management of runoff from undeveloped land within the project with that of the built property. This may entail construction of temporary facilities that reduce the rate and/or volume of storm runoff from undeveloped parcels. Appropriate sediment and soil erosion control measures will be applied during each phase of the project to reduce the impact of construction activities on the storm sewer and management facilities already in place. Throughout development of the preliminary design presented in this report consideration has been given to the operation and maintenance of the completed stormwater management system. The development of public facilities has been approached with the intent to avoid specialized maintenance operations. Roadway sewers will be designed to comply with Iowa City standards and practices. Detention storage facilities will be open, dry bottom basins. Underground storage is proposed for private developments and would consist of a non -infiltrating, precast concrete storage chamber. The chamber's interior will vary in height but be accessible via manhole covers for inspection and cleaning. Industry standard practices, such as vortex structures, can be installed upstream of the storage to improve the quality of the water entering the chambers. Following are exhibits showing an overall view of the project and storm water related elements and separate report sub -sections that present a narrative, analysis results and exhibits for each of the proposed areas to be developed. 509 S. Gilbert Street vii Fit 11V hbk INFRAblRUCIURF Iowa City, IA 52240 hbkenpineerinp. com �l nR s ENGINEERING Seven Generations into the future — and beyond December 21, 2018 To: City of Iowa City Staff From: Impact7G, Inc. and HBK Engineering Re: Forest View Woodland Replacement/Mitigation Plan IMPACT79J The goals of the woodland preservation plan are to meet the following: • Meet City Code requirements; • Align with the recommendations in the City of Iowa City's Natural Areas Inventory and Management Plan; • Maintain and enhance the quality of woodlands on the Forest View property. Although less than half of the woodlands are expected to be impacted, a total of 37.5%of the property's woodland will be preserved as "woodland retention', which falls short of the 50% requirement for an OPD/RS-12 zone (see Table 1). The proposed density represents the required number of units necessary to make the project economically viable and every effort was made to shift buildings and reduce parking areas to accommodate as much woodland preservation as possible. ble 1- Sensitive Areas - Residential Woodlands Acres iWoo Existidlands 30.57 Woodland Impacts 15.09 Percent 100% 49.36% Woodlands - Not Impacted 15.48 50.64% Preserved 11.47 37.52% Grove/Remnant 0.49 1.60% Wooded Buffer (existing trees) Woodland Mitigation Required 3.52 3.815 11.51% 12.48% Woodland Mitigation: H of Trees Required [(1) tree for every 200 sq. ft. of impact over 50%] 831 Trees The engineering layout of the development and respective positioning of buildings and parking was subject to numerous site constraints, including but not limited to the following: • The need for single family replacement housing for current Forest View residents; • Limitations to density on the west side of the project due to the requirement of a natural transition to the Mackinaw Village neighborhood; • Challenging topography of the site, which makes it difficult to avoid impacting woodlands, as well as steep slopes and wetlands; • The presence of existing gas pipelines and an associated easement that run throughout the site and therefore limit development options; • Residential setback requirements from 1-80 limit the available land area for residential development; • The need for a roundabout at the intersection of Forestview Drive and Algonquin Drive; Page I 9550 HICKMAN RD, STE 105 CLIVE, IA 50325 (P) 515.473.6256 (F) 515.528.8005 W W W.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 1-80 that will improve the buffer between the development and interstate. As described in Table 2 below, the development team will provide the following replacement trees: Table 2 - Residential Woodland Replacement Calculations Tree Type Acres Replacement Woodland/Mitigation Trees (areas identified in Appendix A) 4.62 ML Trees Replacement/Mitigation Trees in Identified Areas (see Appendix 578 A) Street Trees 109 Site Trees (required by ordinance)* TBD Parking Trees (native species will be used) 75 Total Replacement Trees 762 *Number of native replacement trees not in identified replacement/mitigation areas will be provided by HBK Maintenance The development team will ensure that all replacement tree will be monitored for a minimum of five (5) years, which would involve an annual tree survey. The surveys would be conducted in the early -summer of each year and would observe tree and shrub plantings for viability. The survey includes repairing any damaged stakes or tubes, as well as removing unwanted vegetation from tree tubes where needed. If dead trees are observed, they will be replaced on a one-to-one ratio. An annual report will be prepared following the annual tree survey. The report will summarize the monitoring and corrective actions taken. Woodland Enhancement If the number of on -site replacement trees does not meet the 50%woodland preservation requirement, the following options are available: • Plant trees within the woodland preservation areas to enhance the quality of forest (preferred alternative); or Plant trees off -site in a location approved by the City of Iowa City. The preferred alternative, woodland enhancement, would include the following: • Planting native shrubs along the forest edge. Native shrubs, such a hazelnut, serviceberry, gooseberry, etc., grow edible berries as an amenity for residents of the Forest View development and for wildlife that resides in the woodland preservation areas; • Removing invasive woody vegetation. First and foremost, this should entail removal of invasive woody species such as non-native honeysuckle and Siberian elm. Selectively thinning dense or aggressive native Page 12 9550 HICKMAN RD, STE 105 CLIVE, IA 50325 (P) 515.473.6256 (F) 515.528.8005 W W W.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. 13 9550 HICKMAN RD, STE 105 CLIVE, IA 50325 (P) 515.473.6256 (F) 515.528.8005 WWW.IMPACT7G.COM a M i Appendix A - Location of Replacement/Mitigation Trees TMt•awxwnvvxa�mxlwaalwmlMnN NO .Pgg4 wxuM WeatllaM wx awXnxne gs35n wealun-Redmuwed tSAX haanvM 1LaI 3]ST 6 mplM1mnna ].� WwLG BWIn4alAX hwa1 3]] a1W1 WSNxY MXIPIknRpuxN 3.M5 II.IBY WmIYMMNWIbna xl lrw PepA�tllYllmld [wW eit �wep.k Nlmxmeaawly Tv66S�AvaldanGd Woodbnd RvpLuma�t Calau6Gona l lxe IYYx 11 Mw 1.fS Y1tlW P�yLa�mJne/MiGeoJvn law3in ldvn40ad Ar[u iNO Pppundir. S)B v Slr<N Iren 109 xYe {pmli2gYbed py YSjbdpCOL' f911 GnXing Trees jnexixe species will be usedl 75 1mIexYlRutlxm Yctla YYd •Nymbur0l Mbev repf^Mantnl Vbs .Jitle,.8K replaumem/mdiga[ion eaezi will be p�aeitled by X9S Appendix B Street Trees - Large Acer nigrum Black maple Acer saccharum Sugar Maple Quercus imbricaria Shingle oak Quercus macrocarpa Buroak Quercus rubra Red oak Quercus ellipsoildalis Northern pin oak Quercus alba White oak Carya cordiformis Bitternut hickory Tilia americana American basswood Carya ovata Shagbark hickory Carya tomentosa Mockernut hickory Juglans cinerea Butternut Aesculus glabra Ohio buckeye Quercus muehlenbergii Chinkapin oak Quercus velutina Black oak Celtis occidentalis Common hackberry Street Trees - Small Malus ioensis Prairie crabapple Edible fruit Gymnocladus diocus Kentucky coffeetree Ostrya virginiana Hop Hornbeam Prunus americana American plum Edible fruit Euonymus atropurpureus Eastern wahoo Carpinus caroliniana American Hornbeam Cercis canadensis Red bud Restoration Areas - Upland Acer nigrum Black maple Quercus imbricaria Shingle oak Quercus macrocarpa Buroak Quercus rubra Red oak Quercus ellipsoildalis Northern pin oak Quercus alba White oak Carya cordiformis Bitternut hickory Edible nut Tilia americana American basswood Carya ovata Shagbark hickory Edible nut Carya tomentosa Juglans cinerea Aesculus glabra Quercus muehlenbergii Quercus velutina Celtis occidentalis Ostrya virginiana Prunus americana Juglans nigra Prunus nigra Euonymus atropurpureus Carya glabra Mockernut hickory Butternut Ohio buckeye Chinkapin oak Black oak Common hackberry American hophornbeam American plum Black Walnut Black Cherry Eastern wahoo Pignut Hickory Restoration Area - Lowland Quercus palustris Quercus bicolor Carya laciniosa Platanus occidentalis Ulmus americana Betula nigra Gymnocladus diocus Celtis occidentalis Viburnum trilobum Staphylea trifolia Spirea Alba Amorpha furticosa Cephalanthus occidentalis Euonymus atropurpureus Carya illinoensis Pin oak Swamp white oak Shellbark hickory American sycamore American elm River birch Kentucky coffeetree Common hackberry Highbush Cranberry Bladdernut Meadowsweet Indigo Bush Common buttonbush Eastern wahoo Pecan Edible nut Edible nut Edible fruit Edible nut Edible nut Edible nut Edible fruit Edible nut Edible nut MINUTES PRELIMINARY PLANNING AND ZONING COMMISSION JANUARY 17, 2019-7:OOPM—FORMAL MEETING EMMA J. HARVAT HALL, CITY HALL MEMBERS PRESENT: Larry Baker, Mike Hensch, Phoebe Martin, Max Parsons, Mark Signs, Billie Townsend MEMBERS ABSENT: Carolyn Dyer STAFF PRESENT: Ray Heitner, Sara Hektoen, Jesi Lile, Anne Russett OTHERS PRESENT: Jenna Polk Anderson, Tom Townsend CALL TO ORDER: Hensch called the meeting to order at 7:00 PM. PUBLIC DISCUSSION OF ANY ITEM NOT ON THE AGENDA: None. REZONING/DEVELOPMENT ITEM (REZ18-00025): Discussion of an application, submitted by Anderson Construction LLC, for a rezoning of approximately 0.15 acres of property located at 2130 Muscatine Avenue from Community Commercial (CC-2) zone to High Density Single -Family Residential (RS-12) zone. Lile began the staff report noting this is a proposed rezoning of the former Frantz Pest Control lot by Anderson Construction LLC for a rezoning of approximately 0.15 acres of property located at 2130 Muscatine Avenue from Community Commercial (CC-2) zone to High Density Single - Family Residential (RS-12) zone. She showed a map showing the location of the property, it is approximately 6,750 square feet in size, it is located across the street from Walgreens to the east and a seamstress to the south, the rest of the block is zoned single-family residential. Lile showed the zoning map of the area, the rest of the block is low density single family residential and this lot acts as a bit of a transaction into the Towncrest commercial area. Lile noted the subject area is a small commercial lot, it is a difficult lot for commercial use due to its small size and the parking and stacking requirements for commercial as well as the setback requirements for this being on a commercial lot. High Density Single -Family Residential would allow for either a single family home or duplex on a lot this size. The applicant is considering three options, first is demolition of the current building and constructing a duplex, the second is an intensive survey of the site to determine historic significance and potentially seeking funding for a historic rehab (if the property is historic), and the third is renovation of the existing structure to a residential use. The applicant would prefer to renovate but the structure must be dried out to see if it is salvageable first. Lile noted the Comprehensive Plan provides the future land use goals and the ones achieved by this rezoning are to identify areas of property for infill development, to ensure infill development is capable with the neighborhood, and to provide appropriate transitions between high and low density development in between commercial areas and residential zones. In the future land use Planning and Zoning Commission January 17, 2019 Page 2 of 7 map this lot is still identified as commercial but it is surrounded by residential. This area is part of the Central Planning District and subarea B located away from the University and the student housing demand which makes it different from most of the Central District. There is still housing demand in the area but more for families as there are many schools in the area including Longfellow Elementary, Lucas Elementary, City High, Southeast Junior High and Willowwind School. The Central District Plan also provides some goals such as promoting the Central District as an attractive place to live by encouraging reinvestment in residential properties through the district and by supporting new housing opportunities as well as removing obstacles to reinvestment in neighborhood. The current commercial zoning is a barrier to the renovation and reinvestment in this property because of the small size and the existing regulations for commercial zoning. Lile showed photos of the lot and current structure. According to the Assessor data the building was built in 1900 but staff does not have an intensive survey for this site and does not know if it is a historically significant building or not. If the applicant chooses to pursue the route of surveying the property he would need to hire an historian to conduct an intensive survey and determine historic significance if any. Lile also noted there is a lack of sidewalks on the side of Muscatine Avenue where this lot is located. For traffic implications, access and street design, the proposed rezoning is a downzoning from CC-2 to RS-12, and therefore, will not impact traffic significantly. This corner lot currently has vehicular access from both 2nd Avenue and Muscatine Avenue. There are no existing sidewalks on the property. Staff proposes as a condition of the rezoning that redevelopment or renovation of the site requires installation of 5-foot sidewalks on both the Muscatine Avenue and 2nd Avenue frontages. In summary, this is a small, 0.155-acre lot is not suitable for commercial infill development, as parking requirements and street setbacks would take up much of the usable space. Rezoning to high -density single-family residential would conform with the rest of the block and provide a transition to the commercial properties across the street. Because this is infill development, there are no concerns with traffic increases and no associated infrastructure or open space fees. Staff recommends the approval of REZ18-00025, a proposal to rezone approximately 0.15 acres of property located at 2130 Muscatine Avenue from Community Commercial (CC-2) to High Density Single Family Residential (RS-12) subject to the following condition: 1. The developer will be required to install 5-foot sidewalks along the Muscatine Avenue and 2nd Avenue frontages upon redevelopment of the site or renovation of the existing building. This will be required prior to the issuance of a Certificate of Occupancy. Next steps, upon recommendation by the Planning & Zoning Commission, the rezoning will go to the City Council for final review and approval. Upon approval by the City Council, the developer will be subject to staff Design Review due to the location of the site in the Towncrest Urban Renewal Area and Site Plan review prior to the issuance of building permits. Hensch asked if the Historic Preservation Commission has ever looked at this property or in this neighborhood in general. Lile acknowledged the Historic Preservation Planner did talk to some people and got a brief summary that said the property might have some connection to some Civil War person who lived in the building, but no actual survey was competed. Hensch asked if the applicant was aware the Commission prefers to see concept plans on rezoning applications. Lile Planning and Zoning Commission January 17, 2019 Page 3 of 7 confirmed he was and noted that she does have examples of other work the applicant has done in the City, particularly of historic buildings and homes. The applicant has not gotten to the concept plan stage of this application yet. Hensch asked why a good neighbor meeting was not held. Lile noted the applicant would have to answer that. Signs noted it was mentioned in the report and presentation that the proposed zoning was in line with the rest of the block and but the map shows the rest of the block being RS-5. Lile explained that was the residential zoning and even putting the lot at high density single family residential wouldn't allow for more than a duplex due to the lot size. Parsons asked what the difference was in setbacks from RS-5 and RS-12. Russett noted there isn't much difference in setbacks, the difference comes with the minimum lot size requirements, the current size at 2130 Muscatine doesn't meet the minimum lot size requirement for RS-5 or RS-8. Hensch asked if it remained the current zoning and the applicant was able to renovate the existing structure could it be rented and occupied. Lile stated that single family is not allowed in commercial zoning. Hensch opened the public hearing. Jenna Polk Anderson (Owner, Anderson Construction) represented the company as her husband Ben was in Denver on business. With regards to not holding a good neighbor meeting, since they were buying the property without knowing the zoning the bank did not want to wait and because it is a house the bank feels it should be zoned residential for lending purposes. The goal is to rehabilitate the property to maintain a similar look to the neighborhood. She shared work the company has previously done including a house they received the Historic Preservation Award for. If it is not possible to restore the current house then they will build a new structure. Hensch asked why they didn't have the historical analysis performed first so they would have that information before they came before Planning & Zoning. Anderson said due to limited time they wanted to see if a rezoning is even a possibility and if it is possible then they will go forward with all the surveys. Tom Townsend (2128 Muscatine Avenue) owns the property to the west of the subject property and asked if the rezoning is approved and the applicant adds the 5ft sidewalk as the adjoining property owner who would be financially responsible for continuing the sidewalk. Russett explained the sidewalk would only be in front of the subject property. Hensch closed the public hearing. Parsons moved to recommend approval of REZ18-00025, a proposal to rezone approximately 0.15 acres of property located at 2130 Muscatine Avenue from Community Commercial (CC-2) to High Density Single Family Residential (RS-12) subject to the following condition: 1. The developer will be required to install 5-foot sidewalks along the Muscatine Avenue and 2nd Avenue frontages upon redevelopment of the site or renovation of the existing building. This will be required prior to the issuance of a Certificate of Occupancy. Baker seconded the motion. Planning and Zoning Commission January 17, 2019 Page 4 of 7 Baker asked if the Commission felt they should add a condition requiring a historical study of the property. Martin said there needs to be more information first, she feels this application is so general she does not feel there is enough information to make informed decisions. She understands timing and lender issues, but there should always be time for a good neighbor meeting. Hensch agrees that if the applicant says one of their intentions is to have the historical survey performed then that should be one of the rezoning conditions. Baker asked if the historic review is done and it is decided the property is historic and would demand preservation of the historic property shouldn't that be decided before a rezoning is granted. Hensch noted they can't do much with the property if it remains commercial. Hektoen noted that just having the survey done doesn't implicate historic review, it would have to be rezoned historic for historic ordinances to apply. She noted the concern is with this particular property is that it has been neglected and there are holes in the roof and whether is can be preserved at all at this point is a very large question. If the Commission is to approve this zoning application the condition to have it reviewed for historic value doesn't necessarily result in historic preservation. Parsons is leery of adding an unnecessary cost if it doesn't result in preservation. Baker noted the lack of specifics in general with this application and wondered if it was a concern shared by others. Martin feels it is important to see concepts to make sure the fit is proper with the rest of the neighborhood. Signs added that having three different options of what might happen to the property, rather than a specific plan, makes him uncomfortable. Baker noted it would either be a renovation of the current building or demolished and new structure built but either way it would be a duplex and fall under the guidelines of the Towncrest design review regulations. Signs asked if the Towncrest design review regulations even addressed residential. Lile said mostly with building materials and a general look but not specifics. Hensch noted his concern is if the structure is in poor shape, and he believes it is, he would have liked to see a picture or analysis showing the poor condition. He also feels good neighbor meetings are imperative for rezoning, and lastly is uncomfortable with a rezoning with no concept plan. Townsend said she is not so concerned about this due to the small size of the property and because residential is the only option, commercial is not viable, and if there are holes in the roof the building is probably damaged. Martin agreed but noted there is a precedent and it is important to be consistent and have concept plans for all rezoning so they can make informed decisions. Baker asked if the application could be deferred, Planning and Zoning Commission January 17, 2019 Page 5 of 7 Parsons noted it is after the limitation period so the applicant would have to be the one to request a deferral. Parson noted that he agrees with Townsend that the only option is residential due to lot size limitations and doesn't need to see a concept of single duplex house. Baker asked if a good neighbor meeting required a minimum number of days advanced notice. Russett replied there is not, and noted the good neighbor meeting is voluntary as is a submittal of a concept plan. Baker moved to ask the applicant to defer this until at least two weeks to allow time to arrange a good neighbor meeting. Anderson stated in regards to a concept plan and surveys it would be pouring money into a project without knowing if they are even able to rezone and rebuilt to make the neighborhood better. The timeline they were under is why a good neighbor meeting was not held. The concept plan would be similar to other properties they have constructed. Baker asked what problems a two week deferral would create. Anderson said the timeline was based on the lender and would have to find out those specifics. Parsons noted it would actually be three weeks until the next meeting. Anderson also noted that she would need more information on what actual information the Commission wants to gain from surveys so they know how to proceed. Hensch said he felt it would have been a stronger case if they knew the condition of the current structure and historic survey. He understands the consideration of cost that is often brought up. Anderson said they would like to rehab the property, they have done some research (on the soils around the building) because it had previously been a pest control business and some of the quotes to mitigate that have been very expensive, but they would still like to restore if possible. Baker said it is important the Commission checks the same boxes for each application (the good neighbor meeting, concept plans) and if this is deferred to the February 7 meeting would that be enough time. Hensch noted the Commission cannot require a good neighbor meeting so a deferral would not necessarily accomplish that. Hensch felt it was better to just go forward with a vote at this time. A vote was taken and the motion fails 3-3 (Martin, Baker, Signs dissenting) CONSIDERATION OF MEETING MINUTES: JANUARY 3, 2019 Parsons moved to approve the meeting minutes of January 3, 2019. Signs seconded. A vote was taken and the motion passed 6-0. Planning and Zoning Commission January 17, 2019 Page 6 of 7 PLANNING AND ZONING INFORMATION: Russett gave an update on the Johnson County/Iowa City Fringe Area Conflict Resolution Review Committee meeting related to the proposed fringe area rezoning of 11.34 acres from County A -Agriculture to County R-Residential located on the south side of American Legion Road SE and west of Wapsie Avenue SE. The Commission saw this case in October 2018 and staff had recommended against this proposed rezoning because it was in conflict with the Fringe Area Agreement and policies in the Agreement on development in this area. The Commission concurred with the staff recommendation as did City Council. The Johnson County Board of Supervisors saw this case as well and they wanted to approve rezoning since it is consistent with the County's recently updated Comprehensive Plan. Therefore representatives with the Board of Supervisors and City Council met last Friday to discuss next steps. The committee agreed to move forward with the rezoning and this application will go back before City Council on Tuesday. In the event the Council agrees with the committee and move forward with this rezoning it would be against the recommendation of the Planning & Zoning Commission and there may be a request for a consult with the Commission. Russett wanted to ask if the Commission felt a consult was necessary in this case. Hensch said they recommended against the application because it violated the Fringe Area Agreement and if the Fringe Area Agreement is being updated then the issue becomes moot The County is now asking the City do update the Fringe Area Agreement. Russett noted that City Staff has met with County Staff to begin working on an updated Fringe Area Agreement. Hensch doesn't feel a consult is necessary. All other agreed. Baker stated at the last meeting the Commission found out the Cherry Avenue project was turned down by the Council in September, why did it take so long for the Commission to find out. Hensch stated that the Commission told previous staff they like to see the loop closed on the applications so when the Council acts on something the Commission would like staff to inform them. 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.) 412 415 (W.S) 4116 4/19 5/3 5/17 6/7 6121 715 8116 916 9120 10118 12/20 1/3 1/17 BAKER, LARRY -- -- -- -- -- -- -- -- -- -- -- -- -- -- -- -- X X X X O/E X X X DYER, CAROLYN X O/E X X X X X O/E X O O/E O X X X O/E FREERKS, ANN X X X X O/E X X X -- -- -- -- -- -- -- -- -- -- -- -- -- -- HENSCH, MIKE X X X X X X X X X X X X X X X X MARTIN, PHOEBE X X X X X X X X X X X X X X O/E X PARSONS, MAX X X X X X X X X X X O/E X X X X X SIGNS, MARK X X X X X X X X X X X X X X X X THEOBALD, JODIE X X X X X X X O/E TOWNSEND, BILLIE -- -- -- -- -- -- -- -- X X X X X O/E X X KEY: X = Present O = Absent O/E = Absent/Excused --- = Not a Member 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 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 access 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 practices 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