HomeMy WebLinkAboutP&Z Packet 3.7.19PLANNING AND ZONING COMMISSION
March 7, 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 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
(Continued from 2/21/2019)
5. Case Nos. REZ18-00013 and SUB18-00006
Applicant: North Dubuque LLC
Location: An area generally located south of Interstate 80, west of N. Dubuque Street, and
east of Mackinaw Drive, commonly referred to as Forest View.
a. An application for a Sensitive Areas Development Plan and rezoning of approximately
73.15 acres of land from Interim Development-Low Density Single-Family (ID-RS) zone,
Low Density Single-Family (RS-5) zone, Planned Development Overlay / High Density
Single-Family Residential (OPD/RS-12) zone, and Low Density Multi-Family Residential
(RM-12) zone to Planned Development Overlay / High Density Single-Family
Residential (OPD/RS-12) zone for approximately 45.48 acres of property and Planned
Development Overlay / Highway Commercial (OPD/CH-1) zone for approximately 23.83
acres of property; and a Sensitive Areas Development Plan.
b. An application for a preliminary plat for Forest View, a 73.15-acre subdivision, to create
11 commercial lots, 4 multi-family lots, 60 single-family lots, and 9 outlots.
6. Consideration of Meeting Minutes: February 21, 2019
7. Planning & Zoning Information
8. Adjournment
If you will need disability-related accommodations to participate in this meeting, please contact Anne Russett,
Urban Planning, at 319-356-5251 or anne-russett@iowa-city.org. Early requests are strongly encouraged to allow
sufficient time to meet your access needs.
Upcoming Planning & Zoning Commission Meetings
Formal: March 21/ April 4 / April 18 / May 2
Informal: Scheduled as needed.
SSTAFF REPORT
To: Planning and Zoning Commission Prepared by: Luke Foelsch, Planning Intern
Item: CPA18-00002
North District Plan Amendment Date: February 7, 2019
GENERAL INFORMATION:
Applicants: North Dubuque, LLC
130 E. 3rd Street, Suite 400
Des Moines, Iowa 50309
Owner/Contact: North Dubuque, LLC
130 E. 3rd Street, Suite 400
Des Moines, Iowa 50309
515.371.2851
Requested Action: Amend the North District Plan’s land use map to
change the location of the proposed multi-family
and single-family residential development.
Purpose: To allow for higher-concentration multi-family
residential development to be located central to
the community and single-family residential
development to be located along the western
edge of the community.
Location: Generally west of N. Dubuque St, south of
Interstate 80
Location Map:
Existing Land Use and Zoning: Single Family (RS-5)
Mobile Home Park (OPD/RS-12)
Undeveloped (ID-RS)
2
Surrounding Land Use and Zoning: North: Interstate 80
East: Dubuque St
South: Residential (RS-5, OPD-5, OPD-8, and ID-
RS)
Multi-Family (RM-20 and RM-12)
West: Residential (OPD-5)
Comprehensive Plan: North District Plan
File Date: September 14, 2018
BACKGROUND INFORMATION:
North Dubuque, LLC, the applicant, owns approximately 70 acres of property, hereafter referred to
as Forest View, located west of Dubuque St, south of Interstate 80, and north and east of the
Mackinaw Village neighborhood. On July 20, 2017, the Planning & Zoning Commission
recommended adoption of an amendment to the North District Plan, requested by North Dubuque
LLC, for this area. On August 15, 2017, City Council adopted this amendment to the North District
Plan, which modified the land use map, accepted a sensitive areas inventory, and added certain
housing, transportation, and design goals (see Attachment 2). Since the adoption of this plan
amendment, the proposed development has changed. Therefore, the applicant has proposed an
amendment modifying only the land use map of the North District Plan.
PPreviously 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 façade and
materials, sign placement, setbacks from the street, screening and tree
preservation.
Commercial and Institutional Uses Goal: A buffer of existing trees and vegetation
should be preserved between the Dubuque Street right of way and any
development. Woodlands in between Knollwood Lane homes and commercial
development should be preserved to provide a distance and visual buffer. For
properties fronting on Dubuque Street, the percentage of preserved woodlands
should exceed minimum code requirements.
Transportation Goal: Upon redevelopment of property west of Dubuque St and
south of Interstate 80, access to Dubuque Street for south-bound traffic north of
Foster Road may be allowed provided that the access point / intersection is
designed to accommodate anticipated traffic volumes from the developing area
west of Dubuque St, south of Interstate 80.
While the comprehensive plan amendment from 2017 modified a variety of aspects of the North
District Plan, the current proposal seeks only an adjustment of the land use map. The above-
mentioned sensitive areas inventory and goals will be carried forward with the proposed plan
amendment.
PProposed Comprehensive Plan Amendment
The current amendment proposes an updated land use map (see Attachment 3) which differs from
the current land use map only in the placement of the Multi-Family Residential area and the Low-
Medium Mixed Residential area. The proposal switches the placement of these two areas. The
lower intensity mixed residential area would be established on the western edge of Forest View
adjacent to existing single-family residential to the west and the higher intensity multi-family
residential area would be established in the center of Forest View to serve as a transition between
the lower intensity residential to the west and the planned commercial corridor to the east. Further
details regarding the proposal are included in the Analysis section below.
ANALYSIS:
The applicant has submitted a proposed land use map (Attachment 3) which contains the
following alterations to the current land use map:
Central: For the central portion of the property, the applicant has proposed amending the
map from Low-Medium Mixed Residential (8-13 units per acre) to Multi-Family Residential
(8-13 dwelling units/acre).
West and Northwest: For the northwest portion of the property, the applicant has proposed
amending the map from Multi-Family Residential (8-13 units per acre) to Low-Medium
Mixed Residential (8-13 units per acre) and extending this mixed residential area along the
entire western edge of Forest View.
East and Northeast: The map amendment proposed does not impact the commercial area.
4
Figure 1: Existing North
District Plan Land Use
Map
Figure 2: Proposed North
District Plan Land Use
Map
The applicant’s land-use exhibit illustrates the intent of the proposed rezoning and development
plans, which now calls for the single-family housing community to be located on the west side of
the development.
The Commission is tasked with determining whether the Applicant’s request satisfies the
following criteria:
1. Circumstances have changed and/or additional information or factors have come to
light such that the proposed amendment is in the public interest.
2. The proposed amendment will be compatible with other policies or provisions of the
Comprehensive Plan, including any District Plans or other amendments thereto.
CCriteria Analysis
Regarding #1: Circumstances have changed and/or additional information or factors have come
to light such that the proposed amendment is in the public interest . According to the applicant’s
statement (Attachment 4), the applicant relocated the proposed hotel “inboard to the
development, per the recommendation of city staff, with the intent to remove all high-profile
buildings off North Dubuque Street and to preserve the entry way off North Dubuque Street.”
This in turn caused the developers to shift the proposed single-family manufactured housing
community to the western edge of the development, away from the hotel, which necessitated
the multi-family development be moved to the center of the property.
5
This shift does, however, render the land use map adopted with the previous comprehensive
plan amendment incongruous to the applicant’s current development plan. It is staff’s opinion
that undergoing the comprehensive plan amendment process at this stage is in the interest of
the public because aspects of the intended development are fundamentally different than what
was planned for and what was conveyed to the public during the previous plan amendment
process. Areas in the development that were once designated for single-family residential are
now intended to be used for multi-family residential, and vice versa. Amending the land use map
will align the public’s expectations with the future development.
Regarding #2: The proposed amendment will be compatible with other policies or provisions of
the Comprehensive Plan, including any District Plans or other amendments thereto . The
proposed shift of the lower intensity mixed residential towards the existing single-family homes
to the west of Forest View is consistent with the North District Plan’s planning principles. The
overarching housing principle stated on page 9 of the North District Plan includes “providing
opportunities for new housing development that complements existing neighborhoods,” and a
subheading on the same page states the intent to “retain the predominantly single -family
residential character of existing neighborhoods.” This proposal is consistent with both as it
would allow for a transition from the existing single-family neighborhood to the west of Forest
View toward the higher intensity multi-family development planned for the center of Forest View.
This transition will mitigate the potential for out-of-scale development adjacent to the existing
single-family neighborhood to the west, thereby better preserving and complementing the
character of the existing neighborhood.
The North District Plan also states on page 9 the intent to “locate medium -density housing,
including townhouses, condominiums, and apartments … close to neighborhood commercial
areas.” The proposed update to the land use map will better conform to this stated principle of
the North District Plan by shifting the planned multi-family residential development closer to the
neighborhood commercial corridor planned for the eastern portion of Forest View.
STAFF RECOMMENDATION:
Staff recommends that the Planning & Zoning Commission set a public hearing for February 21,
2019 on the proposed amendment to the North District Plan (CPA18-00002).
ATTACHMENTS:
1. Location Map
2. Adopted Resolution for CPA16-00005, which includes the adopted North District Plan
Land Use Map
3. Proposed Future Land Use Map for the North District Plan
4. Applicant’s Statement
Approved by: ______________________________________________________
Danielle Sitzman, AICP, Development Services Coordinator
Department of Neighborhood and Development Services
Date: March 7, 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
On February 21, 2019, the Commission conducted a public meeting to consider the proposed
sensitive areas development plan, rezoning, and preliminary plat of Forest View. Twenty-four
members of the public testified at the meeting. Many of the individuals who testified support the
project. Several residents of the Forest View mobile home park testified that the relocation plan
provides them with an opportunity to own their own home, obtain safe and secure affordable
housing, and stay together as a community, which is important due to strong social networks.
Some residents expressed concerns about the project, including concerns about traffic, lack of
notification of neighboring property owners, and the proximity of the proposed gas station and
market on Lot 1 to the Knollwood residents.
Several questions were raised by the Commission:
x Differences between the existing Forest View mobile home park and the proposed
single-family, manufactured housing community (e.g. density, size of lots, etc.)
x More details on the plans for signage, particularly for the commercial component along
N. Dubuque Street.
x Concern that no elevations were provided.
x Concern regarding the lack of detail in terms of recreational features and amenities for
the proposed private open space.
x Whether or not additional traffic calming features (besides the traffic circle) could be
added to Forest View Drive. Particularly interested in planted medians.
The Commission continued the agenda item to March 7, 2019.
Issues Discussed at February 21, 2019 Public Meeting
Manufactured Housing: The applicant provided elevations and floor plans for the proposed
single-family home community [Attachment 1]. Table 1 provides a summary of the comparison
of the existing and proposed Forest View community. The applicant provided a more detailed
version, which is included as Attachment 2.
March 1, 2019
Page 2
Table 1. Forest View Community Comparison
Existing Forest View
Neighborhood
Proposed Forest View
Neighborhood
Acreage 15.6 acres 8.34 acres (Total of lots 16-
73, Outlot D, excluding ROW)
Units 155 57
Density 10 dwelling units / acre 6.8 dwelling units / acre
Mobile Home / Manufactured
Home Occupation:
Acres 8.46 acres (~2,370 square
feet / dwelling unit)
6.69 acres (~4,800 square
feet / dwelling unit)
Open Space 2.81 acres 1.69 acres
Open Space / Dwelling Unit 790 square feet 1,292 square feet
Signage: Several questions were raised regarding signage, particularly as it relates to the N.
Dubuque Street corridor. The conditional zoning agreement outlines the following specific
signage requirements:
x Prior to final plat approval, a master sign plan must be submitted by the
applicant. The plan will be reviewed and approved by the Director of
Neighborhood and Development Services. The plan will identify the
potential locations and design concept for common signage for the
development, which may include entranceway signage, directional signage,
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. Signs shall comply with the
approved master sign plan.
x Additional limitations related to signage have been outlined for the
commercial portions of the development. These additional requirements
ensure that signage is more aligned with the City’s neighborhood
commercial signage standards as opposed to the highway commercial
signage standards. Neighborhood commercial sign requirements limit the
type and size of signs. Specifically, staff recommends the following:
o Lots 1-4: Only those signs allowed for CN-1 uses shall be permitted,
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.
o Lots 5-7: No free-standing signs 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.
o Lot 8: Only those signs allowed for CN-1 uses shall be permitted,
except that fascia signs may extend to the top of top story of the
building.
o Lot 9-11: Only those signs allowed for CN-1 uses shall be permitted.
o Cabinet signs where the entire face of the cabinet is illuminated are
prohibited throughout the development.
Lack of Elevations: The Commission has concerns that the applicant did not provide detailed
elevations of the buildings. Although elevations are typically provided as part of an OPD
rezoning process, the applicant has expressed that it is difficult to provide elevations at this time
March 1, 2019
Page 3
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 has worked with the applicant on an alternative approach - outlining detailed
design guidelines in the conditional zoning agreement. The design guidelines address building
materials and outline additional site development standards. As currently drafted, the conditional
zoning agreement outlines the following:
Building façade and materials:
All structures shall be constructed of high quality, authentic materials that align
within a colors palette to be approved by the Director of Neighborhood
Development Services, or designee. The applicant has submitted a proposed color
pallet [Attachment 3].
Acceptable building materials shall include:
x Brick (2 3/8” tall, standard brick preferred);
x Stone (natural or cultured);
x 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;
x Fiber-cement boards;
x Metal panels; and
x Clear or lightly tinted glass.
x Corporate colors will be allowed as accents for appropriate identification of individual
business.
The following materials are only allowed as limited:
x Vinyl siding may be used only for manufactured homes;
x Exterior insulation and finish system (EIFS) are allowed at 8 feet or more above
grade;
x 3-part synthetic stucco may be used on Lots 2-15 only;
x Split faced block may not be used unless used at half-story base;
x Burnished block may not be used unless used at half-story base;
The following materials are not allowed:
x Smooth-faced concrete block;
x Unadorned tilt-up concrete panels; and
x Lower quality metal siding, such as that used for metal pole buildings.
Additional Requirements per Draft CZA:
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.
Standards for Lots 5-8: Development on Lots 5-8, regardless of size, shall comply
with the Commercial Site Development Standards for Large Retail Uses, which call
March 1, 2019
Page 4
for details and features that provide visual interest, reduce the perception of the
mass of the building, provide attractive entrance features and quality materials.
Standards for Lots 9-11: Development on these lots will be subject to the CN-1 site
development standards, which address the following:
x Building placement requirements that ensure the majority of the building fronts the
street.
x Restrictions on the placement of parking, loading, drives, and aisles to create an
area that is easy to walk in.
x Drive-through facilities are limited to banks and pharmacies.
x Sidewalk connectivity, safe and easy pedestrian access.
x Screening of mechanical structures.
x Standards related to street-level windows to ensure a high degree of transparency.
x Limitations on building length and articulation requirements for buildings that are
greater than 50-feet in width.
x Standards related to building entrances to ensure they are easily distinguished (e.g.
canopies, recesses)
Standards for Lots 1-4: Development on these lots will also be subject to the CN-1,
except for regulations related to 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.
Additionally, all multi-family buildings will be subject to the City’s multi-family site development
standards. The purpose of these standards is to promote safe, attractive, and pedestrian-friendly
neighborhoods. The standards address multiple design elements, including screening,
landscaping, building placement, and building articulation. Staff will ensure that multi-family
buildings comply with these regulations at the site plan review stage.
In terms of lighting, the City’s lighting standards address height limitations, glare control, and light
trespass. Specifically, the gas station and market will be required to prevent upward light spillage;
limit light trespass at property lines to prevent outward light spillage onto residentially zoned
property; and limit the maximum outdoor light output for the entire site.
Open Space: The applicant is coordinating with the residents of the Forest View mobile home
park to solicit open space ideas for Outlot D. Additional information should be available at the
Commission’s March 7 meeting.
Traffic Calming: Staff discussed possible traffic calming options along Forest View Drive.
Forest View Drive has been designed with a couple of features that will help with traffic calming,
including the allowance of parking on both sides and the traffic circle. Staff would not require
additional traffic calming on Forest View Drive due to the primarily commercial nature of this
roadway; however, if traffic calming was pursued staff would recommend median islands or
pedestrian refuge islands.
Correspondence from Members of the Public
Since the Commission’s last meeting, staff received additional correspondence from members
of the public regarding the proposed project [Attachment 4] Any additional correspondence
March 1, 2019
Page 5
received will be provided to the Commission either in advance of or at the meeting on March 7,
2019.
Update on Deficiencies
The staff report dated February 7, 2019 to the Commission identified four deficiencies.
x Formal approval of the access permit from the Iowa DOT.
o Update: Staff has received email correspondence from the Iowa DOT and the
Federal Highway Association approving the requested access to N. Dubuque
Street [Attachment 5]. Staff has reached out to IDOT and FHWA to see if a
formal approval in the form of a signed permit or signed document on letterhead
is forthcoming.
x Development of more detailed design guidelines through further development of the
Conditional Zoning Agreement.
o Update: Staff has worked with the applicant for several months on the proposed
design guidelines, which are outlined in the draft conditional zoning agreement
and summarized above. In addition to the draft design guidelines, the zoning
ordinance includes specific design standards for neighborhood commercial
development, large retail uses, and multi-family uses. These additional
standards, which will apply to the proposed development, combined with the
proposed design guidelines are intended to ensure quality development. As part
of the site plan review process, staff will confirm that development complies with
the standards in the code, as well as the additional guidelines specified in the
conditional zoning agreement.
x 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.
o Update: Iowa DOT has accepted the applicant’s offer for the purchase of this
land. Although not finalized, the applicant is close to closing on the property.
x Show the right-of-way for Haywood Drive to be 60 feet on the preliminary plat.
o Update: The preliminary plat originally showed Haywood Drive as a 50-foot
public right-of-way. Staff requested that this be changed to a 60-foot public right-
of-way. The applicant has addressed this through the submission of a revised
preliminary plat [Attachment 6].
Staff Recommendation
Contingent upon approval of the comprehensive plan amendment, evidence of ownership of all
property to be developed, and confirmation of IDOT and FHWA approval of N. Dubuque Street
access staff recommends the following:
Approval of REZ18-00013, an application submitted by North Dubuque LLC and the Forest
View Tenants Association 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;
subject to the conditions outlined in the draft conditional zoning agreement [Attachment 7],
which address the following:
March 1, 2019
Page 6
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 plan for the residents
of Forest View.
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; and
Approval of SUB18-00006 an application submitted by North Dubuque LLC and the Forest View
Tenants Association 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.
Attachments:
1. Manufactured homes – Elevations and Floor Plans
2. Forest View Community Comparison – Existing and Proposed
3. Forest View Color Pallet (For Non-Single Family Buildings)
4. Email Correspondence from IDOT and FHWA
5. Revised Preliminary Plat, submitted February 5, 2019
6. Correspondence from members of the public
7. Draft Conditional Zoning Agreement
Approved by: ________________________________________________________________
Danielle Sitzman, AICP, Development Services Coordinator
Neighborhood & Development Services
NOVEMBER 2017
FOREST VIEW MANUFACTURED HOMES
VISUALIZATION
E)(OE)(OE)(OE)(OE)(OE)(OE)(OE)(OE)(OE)(OE)(OE)(OE)(OE)(OE)(OE)(OE)(OE)(OE)(OE)(OE)(OE)(OE)(OE)(OE)(OE)(OE)(OE)(OE)(OE)(OE)(OE)(OE)(OE)(OE)(OE)(OE)(OE)(OE)(OE)(OE)(OE)(OE)(OE)(OE)(OE)(OE)(OE)(OE)(OE)(OE)(OE)(OE)(OE)(OE)(OE)(OE)(OE)(OE)(OE)(OE)(OE)(OE)(OE)(OE)(OE)(OE)(OE)(OE)(OE)(OE)(OE)(OE)(OE)
From:David DeMik
To:Anne Russett
Subject:Re: Forest View Neighbor Notice
Date:Thursday, February 21, 2019 9:31:58 PM
Hi Anne,
Thanks for asking and appreciate your forwarding my inquiry on to Wendy. Please do share
the comments below with the Commission as I am working late this evening and unfortunately
unable to attend the meeting:
Dear Planning and Zoning Commission Representatives:
Anne Russett was kind enough to forward on the developers traffic study and I have pulled out
relevant information from the traffic study diagrams (below):
Current
Foster (E) to Algonquin: 5(10) - AM(PM)
Foster (W) to Algonquin: 10(10)
Algonquin to Foster (E): 5(10)
Algonquin to Foster (W): 5(10)
Total: 25(40)
2020 - No Build
Foster (E) to Algonquin: 8(11)
Foster (W) to Algonquin: 11(11)
Algonquin to Foster (E): 5(11)
Algonquin to Foster (W): 5(11)
Total: 29(44)
2020 - Build
Foster (E) to Algonquin: 8(11)
Foster (W) to Algonquin: 24(28)
Algonquin to Foster (E): 5(11)
Algonquin to Foster (W): 21(24)
Total: 58(74)
2025 - No Build
Foster (E) to Algonquin: 8(12)
Foster (W) to Algonquin: 12(12)
Algonquin to Foster (E): 6(12)
Algonquin to Foster (W): 6(12)
Totals: 32(48)
2025 - Build
Foster (E) to Algonquin: 8(12)
Foster (W) to Algonquin: 38(39)
Algonquin to Foster (E): 6(12)
Algonquin to Foster (W): 30(47)
Totals: 82(110)
Units are not specified on the diagram, but I am assuming this is a rate (vehicles per hour).
The results of the study should be interpreted critically. It seems that adding over 500 housing
units, commercial space, and creating a secondary entrance/exit to the Peninsula would result
in greater than a 15 cars per hour AM/PM increase compared to normal growth in 2020 and an
increase of 20 cars per hour over normal growth in 2025, as the current model states. The
projection does not show an increase in those traveling east on Foster to Algonquin or taking
Algonquin to travel west on Foster when comparing Build vs No Build. Otherwise stated, the
model is based in an assumption that those living in the Peninsula will not utilize Algonquin
via Foster to access the proposed residential or commercial areas, or even Dubuque street, and
also that those living in the development will not use Algonquin to access the Peninsula for
any purpose (i.e visit friends, utilize the dog park, or visit businesses in that area). One of the
touted benefits of this development is creating alternative access to the area, bypassing Foster
road. Therefore, either the model is incorrect in stating there will be no increased traffic
to/from the development and Peninsula or the benefits of secondary access are overstated and
will not be utilized outside of extreme flooding. The more reasonable explanation of the two is
the projections of traffic are too low and an alternate route would be routinely used.
Regardless of my opinion on the accuracy of the model, the projection still does estimate,
under the Build scenario, double the traffic on Algonquin in 2020 and triple in 2025 compared
to normal growth (No Build). The total projections indicate every minute there will be at least
one car driving on Algonquin road. I remain concerned about whether the proposal's intention
to convert Algonquin into a major throughway and the housing goal of maintaining livability
of the Mackinaw village area (residential, low traffic, low noise) are mutually exclusive to
some degree.
Additionally, the development results in saturation of the Dubuque St - Interstate 80
interchange about 10 years sooner compared to the no build scenario and would require earlier
reconstruction at presumably significant cost.
I reviewed the minutes from the 2/4/19 informal meeting. I purchased my home in mid 2017
and there was no invitation to a December 2017 "good neighbor” meeting was ever received at
my address. There is no documented sign in sheet so it is impossible to know who actually
attended the meeting or how well it was advertised. The value and necessity of hotels and fast
food to the surrounding community can be debated and the presence of these in a residential
area may even be considered undesirable. Neither a clear need for commercial development in
this area or widespread public support for more retail space have been demonstrated by the
developers. I also took note of the price tag for the manufactured housing - $202,000. I share
Ms. Townsend’s concerns about affordability of these units. The plots also do seem quite
small as several have less than the minimum 5,000 square feet. Small lot sizes and the
appearance of the manufactured homes are in conflict with previously outlined housing goals
(“Any development 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”). This proposal projects to be extremely
costly, given the need for the relocation of existing residents, proposed manufactured housing,
and commercial development, and it is unclear how or by whom (Forestview residents,
developers, TIF, other public means) it is being financed.
Respectfully,
David DeMik
On Feb 20, 2019, at 16:47, Anne Russett <Anne-Russett@iowa-city.org> wrote:
Hi, David –
It was the applicant’s responsibility to contract with a firm to prepare the traffic study.
The information that you have requested regarding the corporate structure and ownership
of North Dubuque LLC and Blackbird Investments is information that the City does not
have. I have CCed Wendy Ford on this email. Wendy – Can you answer David’s question
regarding public funds?
Thanks, Anne
Anne Russett, AICP
Senior Planner
City of Iowa City
319/ 356-5251
anne-russett@iowa-city.org
From: David DeMik [mailto:david.demik@gmail.com]
Sent: Wednesday, February 20, 2019 12:24 PM
To: Anne Russett <Anne-Russett@iowa-city.org>
Subject: Re: Forest View Neighbor Notice
Hi Anne,
Thank you again for sharing the study. It is very helpful to have something objective to
assess. Do you know who the study was funded by? I have pulled out relevant
information from the diagrams (below) for ease of discussion:
Current
Foster (E) to Algonquin: 5(10) - AM(PM)
Foster (W) to Algonquin: 10(10)
Algonquin to Foster (E): 5(10)
Algonquin to Foster (W): 5(10)
Total: 25(40)
2020 - No Build
Foster (E) to Algonquin: 8(11)
Foster (W) to Algonquin: 11(11)
Algonquin to Foster (E): 5(11)
Algonquin to Foster (W): 5(11)
Total: 29(44)
From:Pruessner, Jonathan A (UI Health Care)
To:Anne Russett
Subject:REZ18-00013/SUB18-00006
Date:Friday, February 22, 2019 1:00:59 PM
Good morning. Ms. Russet,
My name is Jon Pruessner and we live in the Knollwood Lane neighborhood in Iowa city that will be
affected by REZ18-00013/SUB18-00006. My wife Beth and our Neighbor Deb Heiken attended the
meeting last evening at City Hall.
I was unable to attend and I did want to ask a few questions.
In regards to the gas station plans in LOT #1 adjacent to the Outlot A which abuts our
Northern Knollwood Lane property line.
Are there elevation maps for the gas station area yet?
We weren’t sure if the gas station would be at the same, above or below our
properties elevation.
How much of the ravine in LOT 1 will be filled in?
What are the drainage ramifications of filling in for LOT 1.
There is a small creek that runs parallel to Laura Drive that is at the
bottom of 5 Knollwood Lane ravine and turns left at the corner of
Laura and Foster.
Will there be a significant increase in water flow if the ravine is filled
in for Lot 1 to the creek at bottom of Knollwood Lane Ravine?
Larry Baker – did speak up in questioning the gas station placement in LOT 1 – TI
wanted to say Thank you!
I would agree that having the gas station positioned to the South of Lot1 and
directly on the Northern border of Outlot A brings Knollwood residence into
close proximity to a very BUSY business that will likely be open 24 hrs a day.
Has there been a study of the light contamination of Knollwood Lane
from the proposed Gas Station?
Has there been a study of the organic fumes (fuel) from the gas
station and the affect’s on established neighborhood in close
proximity?
Has there been a study of the impact of the gas station is such close
proximity to an established neighborhood and the affects our
property values?
Is there a possibility of moving the gas station to LOT 2 or Lot 3 to increase
the distance between our neighborhood and the gas station to mitigate the
above issues?
Thank you for your time.
Jon Pruessner
Lead Clinical Laboratory Scientist
Department of Pathology
Molecular Pathology Lab
University of Iowa Hospitals and Clinics
1-319-384-9870
________________________________
Notice: This UI Health Care e-mail (including attachments) is covered by the Electronic
Communications Privacy Act, 18 U.S.C. 2510-2521 and is intended only for the use of the
individual or entity to which it is addressed, and may contain information that is privileged,
confidential, and exempt from disclosure under applicable law. If you are not the intended
recipient, any dissemination, distribution or copying of this communication is strictly
prohibited. If you have received this communication in error, please notify the sender
immediately and delete or destroy all copies of the original message and attachments thereto.
Email sent to or from UI Health Care may be retained as required by law or regulation. Thank
you.
________________________________
EXISTING 25'ELECTRICEASEMENTEXISTING 32' SANITARYSEWER EASEMENTMISSION POINT ROADALGONQUINROADFLINTDRIVEADVANTAGERENTALS LLCADVANTAGERENTALS LLCADVANTAGERENTALS LLCMCDONNELL, MARK AMCDONNELL, JOAN M.BACULIS, DAVIDBACULIS, KARENADVANTAGERENTALS LLCALAMMARI,ABDULLAH ALI FHEITMANN, COLLEENHEITMANN, MICHAELADVANTAGERENTALS LLCPHILPOT, NICHOLAS J.PHILPOT, BRITTANY A.HARRIS, KENNETH K.BLODGETT, DIANE S.CLEVENGER, LAUREN A.COLE, EDDIE D.COLE, CHERI D.ROSENQUIST,ALEXANDERROSENQUIST,LARISSANORTH DUBUQUE, LLCPOINT OF BEGINNINGLOT 324,024 SQ FTCOLE DRIVES88°41'48"W 674.33'N03°05'12"W 1039.43'S86°50'44"E 140.15'N86°23'32"E 718.54'N75°35'49"E 463.42'N80°27'46"E 294.70'S44°43'52"W 337.66'S26°43'41"E 158.46''08"W 814.67'S49°42'42"W 111.02'LOT 556,871 SQ FTOUTLOT 'H'371,273 SQ FT8.52 ACRESLOT 15137,863 SQ FT3.16 ACRESOUTLOT 'F'139,459 SQ FT3.20 ACRESLOT 384,052 SQ FTEXISTING 20'ELECTRICEASEMENTS88°39'49"W 152.49'60' EXISTING GASEASEMENTPRO 30' PRIVATESAN. SEWEREASEMENTMOEN, MARKRYDER, CALEB J.MCCORMICK SQUARECONDOMINIUMSMCCORMICK SQUARECONDOMINIUMSMCCORMICK SQUARECONDOMINIUMSMCCORMICK SQUARECONDOMINIUMS-2.0%INTERSTATE 80INTERSTATE 80OUTLOT 'E'120,771 SQ FT2.77 ACRESLOT 7434,177 SQ FT0.78 ACRESLOT 714,320 SQ FTLOT 634,053 SQ FTOUTLOT 'D'71,741 SQ FT1.65 ACRESLOT 4915,784 SQ FT0.36 ACRESLOT 507,140 SQ FTLOT 517,086 SQ FTLOT 527,032 SQ FTLOT 536,978 SQ FTLOT 546,925 SQ FTLOT 5711,407 SQ FTLOT 566,817 SQ FTLOT 485,121 SQ FTLOT 474,024 SQ FTLOT 464,024 SQ FTLOT 454,024 SQ FTLOT 444,024 SQ FTLOT 434,024 SQ FTLOT 424,024 SQ FTLOT 414,024 SQ FTLOT 404,024 SQ FTLOT 394,024 SQ FTLOT 275,089 SQ FTLOT 284,024 SQ FTLOT 294,024 SQ FTLOT 304,024 SQ FTLOT 314,024 SQ FTLOT 354,024 SQ FTLOT 334,024 SQ FTLOT 344,024 SQ FTLOT 374,117 SQ FTLOT 364,024 SQ FTLOT 174,318 SQ FTLOT 254,318 SQ FTLOT 184,318 SQ FTLOT 266,150 SQ FTLOT 194,318 SQ FTLOT 204,318 SQ FTLOT 214,318 SQ FTLOT 224,318 SQ FTLOT 234,318 SQ FTLOT 165,144 SQ FTLOT 244,318 SQ FTLOT 694,319 SQ FTLOT 704,319 SQ FTLOT 736,130 SQ FTLOT 724,320 SQ FTLOT 674,556 SQ FTLOT 664,037 SQ FTLOT 655,128 SQ FTLOT 645,194 SQ FTLOT 604,027 SQ FTLOT 624,028 SQ FTLOT 614,034 SQ FTLOT 584,900 SQ FTLOT 594,018 SQ FTOUTLOT 'G'90,243 SQ FT2.07 ACRESPROPOSED ACCESSOUTLOT 'I48,566 SQ FT1.11 ACRESLOT 7532,037 SQ FT0.74 ACRESLOT 7696,100 SQ FT2.21 ACRESPRIVATE ALLEYPRIVATE ALLEYPRIVATE ALLEYCOLE DRLOT 686,555 SQ FTLOT 14224,698 SQ FT5.16 ACRESRMOMOMIMMMCCORSQQUAREMCARRRRYYDCCACAALLEHHBHABARBLLOODDGGEEKETTENTT, PPHPHHLPTOT, T NTT, BHHEEITTMMAANNNNAAMMLLLRRNNTTLLSBBBAACCUULLISS, KAKAAVVARREMMMNEELEELVAVAANTATALLADRDENNW W W W W178'228'36'36'36'19'41'55'86'111'111'36'105'40'605'118'39'29'75'155'78'146'146'152'167'111'101'16'36'36'36'159'429'2'176'66'432'225'139'497'223'407'43'13'295'24'131'412'233'15'159'81'158'12'165'16'110'82'244'307'307'99'254'207'298'288'158'2'288'50'85'45'149'45'157'156'154'153'152'151'45'36'36'236'12'15'147'154'232'126'120'66'LOT 32LOT 34,024 SQFT024 SQ433'8°41'48"W 6748°41'48"W 6748°41'48"W 674.33'8°41'48"W 674.33'S49 4242W 111.0244F'FTSSLOT 27OT 275,089 SQFT089 SQLOT 28OT 284,024 SQ FT024 SQ FLOT 29OT 294,024 SQFT024 SQLOT 30LOT 34,024 SQFT024 SQLOT 31LOT 34,024 SQ FT024 SQ FLOT 35OT 354,024 SQ FT024 SQ FLOT 33OT 34,024 SQFT024 SQLOT 34OT 344,024 SQFT024 SQ FLOT 37LOT 374,117 SQFT117 SQ FLOT 36OT 364,024 SQ FT024 SQ FLOT 67OT 67OT 67OT 67LOT 66OT 66OT 66OT 664,037 SQF037 SQF037 SQ FT037 SQFLOT 65OT 65OT 655,128 SQ F128 SQ F128 SQ F128 SQ FT128 SQ FPRIVATE ALLEY36'36'36'19191919191941'41'41'41'55'55'55'55'111111113636'3636'36'12'555'516'LOOOO4,556 SQF556 SQ F556 SQ F556 SQ FT556 SQ FWW WWW W WW WWWWWW
19'19''19'1919'19'111'1111111111'111159159159159'159666666S49°42'42"W 111 02''4'4S88°39'49"W 152.49'60' EXISTING GASEASEMENT-2 0%-2.0%-2 0%2.0%2.0%20%%0%20%20%34340.LOT 71LOT 74,320 SQ FT320 SQ FLOT 17OT 174,318 SQFT318 SQLOT 25LOT 254,318 SQ FT318 SQ FLOT 18OT 184,318 SQFT318 SQ FLOT 26OT 266,150 SQ FT150 SQ FLOT 19LOT 194,318 SQ FT318 SQ FLOT 20LOT 24,318 SQ FT318 SQ FLOT 21LOT 24,318 SQFT318 SQ FLOT 22OT 224,318 SQ FT318 SQ FLOT 23OT 234,318 SQ FT318 SQ FLOT 16LOT 15,144 SQFT144 SQLOT 24OT 244,318 SQFT318 SQLOT 69OT 694,319 SQFT319 SQLOT 70OT 74,319 SQ FT319 SQLOT 73OT 736,130 SQ FT130 SQLOT 72OT 724,320 SQ FT320 SQ FPPRIVATE ALLEYPRIVATEALLEYLOT 68OT 686,555 SQ FT555 SQ F36'36'36'36'105105105'10540'40'40'40'29'29'29'75'75757575146146146'146152152'1524294294294292'2176176176'17666'62'363636'3636'36'36'36'236236236236'23612'12'12'12'15'511111111114444444444444477777777777''''232232232'2321111111222222226666666'''120120120'1206668888'81111111111115555555555588888888888''''2282282282282288811'WWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWW W W W W
CONSERVATION EASEMENTCONSERVATION EASEMENTCONSERVATIEASEMENTCONSERVATIONEASEMENTCONSERVATIONEASEMENTALGONQUIN ROAD (66' ROW)PROJECT LOCATIONNOTES:1. OUTLOT "A" TO BE PROTECTED AS PRESERVATION AREA.2. OUTLOT "B" TO BE OWNED AND MAINTAINED BY NORTH DUBUQUE LLC.A SANITARY SEWER EASEMENT ENCOMPASES OUTLOT "B".3. OUTLOT "C" TO BE DEDICATED TO THE PUBLIC AS ROW.4. OUTLOT "D" TO BE PRIVATE STORM WATER MANAGEMENT AREA ANDCOMMUNITY OPEN SPACE.5. OUTLOT "E" TO BE PROTECTED AS PRESERVATION AREA.6. OUTLOT "F" TO BE PROTECTED AS PRESERVATION AREA.7. OUTLOT "G" TO BE PROTECTED AS PRESERVATION AREA.8. OUTLOT "H" TO BE PROTECTED AS PRESERVATION AREA.9. OUTLOT "I" TO BE PROTECTED AS PRESERVATION AREA.10. TYPICAL MINIMUM PARCEL LENGTH AND WIDTHS WITHIN THE FOLLOWING LOTS:LOT 16-LOT 26 TO BE 36'x120' AND BE NO LESS THAN 4,000 SQ. FT.LOT 27-LOT 48 TO BE 36.25'x111' AND BE NO LESS THAN 4,000 SQ. FT.LOT 49 FOR NEIGHBORHOOD COMMUNITY BUILDINGLOT 50-LOT 57 TO BE 45'x140' AND BE NO LESS THAN 5,000 SQ. FT.LOT 58-LOT 67 TO BE 36.25'x111' AND BE NO LESS THAN 4,000 SQ. FT.LOT 68-LOT 73 TO BE 36.25'x120' AND BE NO LESS THAN 4,000 SQ. FT.11. ALL PUBLIC WATER MAIN SHALL BE 8" IN DIAMETER.12. ALL PUBLIC SANITARY SEWER MAIN SHALL BE 8" IN DIAMETER.13. NOT ALL PROPOSED INTERIOR UTILITY EASEMENTS ARE SHOWN AND ARE SUBJECTTO FINAL DESIGN OF INDIVIDUAL PROPERTIES.14. BASIS OF BEARINGS IS GPS MEASUREMENTS IN THE IOWA STATE PLANE COORDINATE SYSTEM SOUTH ZONE NAD83.15. ERROR OF CLOSURE IS LESS THAN 1:10,000.16. SANITARY SEWER ON COLE COURT SHALL BE PRIVATE AND BUILT TO PUBLIC MAINSTANDARDS.LOCATION MAP - NOT TO SCALEUNLESS NOTED OTHERWISE, ALL DIMENSIONS ARE IN FEET AND HUNDREDTHSA PART OF THE NORTHWEST QUARTER OF THE NORTHWEST QUARTER OF SECTION 3, TOWNSHIP 79 NORTH, RANGE 6 WEST OF THEFIFTH PRINCIPAL MERIDIAN, LOTS 7, 8, 9, 10, 11, 12, 20, AND 21 OF KNOB HILL SUBDIVISION AS RECORDED IN BOOK 4, PAGE 376 OFTHE RECORD'S OF THE JOHNSON COUNTY, IOWA RECORDER'S, AND PART OF THE NORTH HALF OF THE NORTHEAST QUARTER OFSECTION 4, TOWNSHIP 79 NORTH, RANGE 6 WEST OF THE FIFTH PRINCIPAL MERIDIAN, ALL IN IOWA CITY, JOHNSON COUNTY, IOWA,DESCRIBED AS FOLLOWS:BEGINNING AT THE NORTHEAST CORNER OF LOT 104 OF MACKINAW VILLAGE PART FIVE AS RECORDED IN BOOK 57, PAGE 241 OF THERECORD'S OF JOHNSON COUNTY, IOWA RECORDER'S OFFICE; THENCE S86°50'44”E ALONG THE SOUTHERLY RIGHT-OF-WAY LINE OFU.S. HIGHWAY INTERSTATE 80, A DISTANCE OF 140.15 FEET; THENCE N86°23'32”E ALONG SAID SOUTHERLY LINE, A DISTANCE OF718.54 FEET; THENCE N75°35'49”E ALONG SAID SOUTHERLY LINE, A DISTANCE OF 463.42; THENCE N80°27'46”E ALONG SAIDSOUTHERLY LINE, A DISTANCE OF 294.70 FEET; THENCE N87°03'11”E ALONG SAID SOUTHERLY LINE, A DISTANCE OF 428.87 FEET;THENCE S81°04'24”E ALONG SAID SOUTHERLY LINE, A DISTANCE OF 105.39 FEET; THENCE S79°11'57”E ALONG SAID SOUTHERLY LINE,A DISTANCE OF 504.56 FEET; THENCE N01°45'45”W ALONG SAID SOUTHERLY LINE, A DISTANCE OF 18.82 FEET; THENCE S80°01'15”EALONG SAID SOUTHERLY LINE, A DISTANCE OF 199.89 FEET; THENCE S79°24'10”E ALONG SAID SOUTHERLY LINE, A DISTANCE OF 91.26FEET TO A POINT OF CURVATURE; THENCE SOUTHEAST ALONG A CURVE TO THE RIGHT HAVING A RADIUS OF 411.12 FEET AND ACHORD BEARING OF S56°07'38”E, AN ARC DISTANCE OF 322.19 FEET; THENCE S32°02'15”E ALONG THE WESTERLY RIGHT OF WAY LINEOF NORTH DUBUQUE STREET , A DISTANCE OF 1004.62 FEET; THENCE N89°05'02”W ALONG THE SOUTHERLY LINE OF THE PARCELDESCRIBED IN WARRANTY DEED RECORDED IN BOOK 5464, PAGE 622 OF THE RECORD'S OF THE JOHNSON COUNTY, IOWA RECORDER'SOFFICE, A DISTANCE OF 390.00 FEET; THENCE N30°31'45”W ALONG THE WESTERLY LINE OF SAID PARCEL, A DISTANCE OF 511.92 FEET;THENCE S88°57'02”W ALONG THE SOUTHERLY LINE OF KNOB HILL SUBDIVISION AS RECORDED IN BOOK 4, PAGE 376 OF THE RECORD'SOF JOHNSON COUNTY, IOWA RECORDER'S OFFICE, A DISTANCE OF 410.69 TO A POINT ALONG THE EASTERLY LINE OF THE PARCELDESCRIBED IN WARRANTY DEED RECORDED IN BOOK 266, PAGE 287 OF THE RECORDS OF THE JOHNSON COUNTY, IOWA RECORDER'SOFFICE; THENCE N01°45'28”W ALONG SAID EASTERLY LINE, A DISTANCE OF 194.61 FEET; THENCE S88°54'57”W ALONG THENORTHERLY LINE OF SAID PARCEL, A DISTANCE OF 665.15 FEET; THENCE S01°11'07”E ALONG THE WESTERLY LINE OF SAID PARCEL ANDTHE WESTERLY LINE OF AUDITOR'S PARCEL “B” AS RECORDED IN BOOK 34, PAGE 44 OF THE RECORD'S OF THE JOHNSON COUNTY,IOWA RECORDER'S OFFICE, A DISTANCE OF 654.95 FEET; THENCE S88°09'37”W ALONG THE SOUTHERLY LINE OF THE NORTHEASTQUARTER OF THE NORTHEAST QUARTER OF SAID SECTION 4, A DISTANCE OF 640.01 FEET TO THE SOUTHWEST CORNER OF SAIDNORTHEAST QUARTER OF THE NORTHEAST QUARTER; THENCE S88°39'49”W ALONG SAID SOUTHERLY LINE, A DISTANCE OF 152.49FEET; THENCE S49°42'42”W ALONG THE EASTERLY LINE OF THE PARCEL DESCRIBED IN QUIT CLAIM DEED RECORDED IN BOOK 5683,PAGE 809 OF THE RECORDS OF THE JOHNSON COUNTY, IOWA RECORDER'S OFFICE, A DISTANCE OF 111.02 FEET; THENCE S26°43'41”ECONTINUING ALONG SAID EASTERLY LINE, A DISTANCE OF 158.46 FEET; THENCE S44°43'52”W ALONG SAID EASTERLY LINE, A DISTANCEOF 337.66 FEET; THENCE S02°40'38”E ALONG SAID EASTERLY LINE , A DISTANCE OF 41.04 FEET; THENCE S87°04'33”W ALONG THESOUTHERLY LINE OF SAID PARCEL, A DISTANCE OF 181.81 FEET; THENCE S00°01'08”E ALONG EASTERLY LINE OF THE PARCEL DESCRIBEDIN WARRANTY DEED RECORDED IN BOOK 5464, PAGE 632 OF THE RECORD'S OF THE JOHNSON COUNTY, IOWA RECORDER'S OFFICE, ADISTANCE OF 328.80 FEET; THENCE S87°58'50”W ALONG THE SOUTHERLY LINE OF SAID PARCEL, A DISTANCE OF 33.02 FEET; THENCEN00°01'08”W ALONG THE WESTERLY LINE OF SAID PARCEL, A DISTANCE OF 814.67 FEET TO THE NORTHEAST CORNER OF MACKINAWVILLAGE PART 3 AS RECORDED IN BOOK 55, PAGE 328 OF THE RECORD'S OF THE JOHNSON COUNTY, IOWA RECORDER'S OFFICE;THENCE S88°41'48”W ALONG THE NORTHERLY LINE OF SAID MACKINAW VILLAGE PART THREE, A DISTANCE OF 674.33 FEET TO APOINT ALONG THE EASTERLY LINE OF SAID MACKINAW VILLAGE PART TWO; THENCE N03°05'12”W ALONG SAID EASTERLY LINE OFMACKINAW VILLAGE PART TWO AND THE EASTERLY LINE OF MACKINAW VILLAGE PART FIVE AS RECORDED IN BOOK 57, PAGE 241 OFTHE RECORD'S OF JOHNSON COUNTY, IOWA RECORDER'S OFFICE, A DISTANCE OF 1039.43 FEET TO THE POINT OF BEGINNING.SAID PARCEL CONTAINS 73.15 ACRES MORE OR LESS, AND SUBJECT TO EASEMENT AND RESTRICTIONS OF RECORD. DEVELOPER:ATTORNEY:WWW.HBKENGINEERING.COMHBK ENGINEERING, LLC509 S. GILBERT ST.IOWA CITY, IA 52240PHONE: (319) 338-7557FAX: (319) 358-2937IOWA DEPARTMENTOF LABORREGISTRATIONNO. 00527328PROJECT NUMBER:PLAT PREPAREDBY:PROJECT NAME: Feb 06, 2019 - 12:18pm I:\Project\170001\dwg\CAD\Plats\170001-Preliminary Plat.dwg STANDARD LEGEND650Existing CommunicationExisting Underground ElectricExisting Overhead ElectricExisting Water MainExisting Storm SewerSection LineCenterlineProposed Property Line/ROWEasementExisting ContourBoundaryExisting Sanitary SewerPLAT/PLAN APPROVEDBY THECITY OF IOWA CITYUTILITY EASEMENTS, AS SHOWN HEREON, MAY ORMAY NOT, INCLUDE SANITARY SEWER LINES AND/ORSTORM SEWER LINES, AND/OR WATER LINES: SEECONSTRUCTION PLANS FOR DETAILSCITY CLERKDATE15' Public Utility Easement15' Public Utility and Sanitary Sewer Easement15' Public Utility and Sanitary Sewer Easement15' Public Utility EasementFence LineExisting Gas MainProperty Corner, FoundProperty Corner, SetRecorded Dimensions(R)Measured Dimensions(M)Section Corner - FoundProposed Water MainProposed Storm SewerProposed Sanitary SewerWWMAILBOX LOCATION15' Public Utility Easement15' Public Utility Easement20' STORM SEWER ANDPUBLIC ACCESS EASEMENTMATCH LINE SHEET 2MATCH LINE SHEET 2Proposed HydrantOverland Flow DirectionProposed Sanitary ManholeProposed Storm MH/IntakeProposed Contour720
EX15' TELEPHONEEASEMENT300' SOUND BUFFER300' SOUND BUFFEREXISTING 32' SANITARYSEWER EASEMENTEXISTING GAS MAIN EASEMENTHAYWOOD DRIVEINTERSTATHAYWOOD B BELLEMARTIAL TRUSTAMEREX CORPNORTH DUBUQUE, LLCNORTH DUBUQUE, LLCN75°35'49"E 463.42'N80°27'46"E 294.70'S81°04'24"E 105.39'S79°11'57"E 504.56'N01°45'45"WN01°4S88°09'37"W 640.01'S01°11'07"E 654.95'S49°42'42"W 111.02'N87°03'11"E 428.87'OUTLOT 'H'371,273 SQ FT8.52 ACRESLOT 15137,863 SQ FT3.16 ACRESEXISTING 20'ELECTRICEASEMENTEXISTING 20'ELECTRICEASEMENTLOT 8169,760 SQ FT3.90 ACRESS88°39'49"W 152.49'60' EXISTING GASEASEMENTPRO 30' PRIVATESAN. SEWEREASEMENT-2.0%OUTLOT 'E'120,771 SQ FT2.77 ACRESLOT 7434,177 SQ FT0.78 ACRESOUTLOT 'I'48,566 SQ FT1.11 ACRESLOT 7532,037 SQ FT0.74 ACRESLOT 76PRIVATE ALLEYLOT 7100,037 SQ FT2.30 ACRESNORTH DUBUQUE, LLCLOT 14224,698 SQ FT5.16 ACRES178'40'605'233'179'118'29'75'155'78'146'146'152'167'337'103'194'60'401'429'2'223'407'43'13'295'429'105'363'82'244'307'307'99'254'207'298'61'82'273'288'65'372'248'71'106'243'220'93'27'233'179'60'2'36'236'12'15'147'154'232'126'66'335'209'S49 4242 W 111.0244W640 01'8°09'37"W640S88°09'37"W 640S88°09'37"W 6408°09'37"W640.01'8°09'37"W640.01'S01°11'07"E 6541°11'07"E 6541°11'07"E 654.95'1°11'07"E 6547'337337337337337401401401'401335'335'33335335209'00EXISTING 32' SANITARYSEWER EASEMENTNORS49°42'42"W 111 02'4'4OUTLOT 'H'OUTLOT 'HOUTLOT 'H371,273 SQFT371,2738.52 ACRESCRESS88°39'49"W 152.49'60' EXISTING GASEASEMENTPRO 30' PRIVATESAN. SEWEREASEMENT-2 0%0%20%20%-2 0%-2 0%2.0%20%%20%20%20%LOT 74LOT 7434,177 SQ FT34,1770.78 ACRESCRESOUTLOT 'I'OUTLOT 48,566 SQ FT48,5661.11 ACRESCRESLO4 AOT75532,037 SQ FT37 S0.74 ACRES07T 755FTOT0.7400000OO77OT37T34T44A7A7AC575A5555CFFFTFTTTT8'11811811811829'29'29'29'75'75757575155'155'1515515578'78'78'7878'78'146146146'146146146146'146152152152'1527'167167167167429429429'4292'22'36363636236236236'23612'12'12'12'15'511111111114444444444444477777777777''''4'154154154154232232232'2321111111222222226666666'''6'66666666OUTLOT 'E'OUTL288288288'2886555553722222243'243'24243'243'OUTLOT ELOTE120,771 SQ FT20,772.77 ACRESCRES99999''''254'254'254'254'300' SOUND BUFFEREXISTING GAS MAIN EASEMENTHAYWOOD DRIVEORTH DUBUQUE, LLCTH DUBUQUENORTH DUBUQUE, LLC233233233'233797979'79103103'103194194194'19460'60'60'60'6666611111'82'82'82'82'273273273'27399933'27'27'27'233233233233'233179179179'179300' SOUND BUFFERNORTH DUBUQUE, LLCLOT 15LOT 15137,863 SQ FT37,8633.16 ACRESCRESPPRIVATE ALLEYPRIVATE ALLEYPRIVATE ALLEYPRIVATE ALLEYNOLOT 14LOT14224,698 SQ FT224,6985.16 ACRESCRES178178178178'17840'40'40'40'05'6056056056058888888222222'''''244244244'244307'307307307307307307'307307307307307999999298'298'298'298'OWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWW W W W W W
W
W WWWWWWWCONSERVATION EASEMENTCONSERVATIONEASEMENTCONSERVATIONEASEMENTFOREST VIEW DRIVE (66' ROW)HAYWOOD DR
LOT 13157,471 SQ FT3.62 ACRESLOT 1289,681 SQ FT2.06 ACRES258'258'265'245'Existing 33'Gas EasementExisting 100'Gas EasementLOT 47,430 S1.09 ACS88°54'57"W 665.15'Permanent Access EasementBook 2814 Page 4ALGONQUINROADCOLE, EDDIE D.COLE, CHERI D.ROSENQUIST,ALEXANDERROSENQUIST,LARISSARITTER,TROYER J.SJF LLCJEW, JEAN Y.JOE, SHUNG MOOS44°43'52"W 337.66'S87°58'50"W 33.02'S26°43'41"E 158.46'S00°01'08"E 328.80'S87°04'33"W 181.81'N00°01'08"W 814.67'S49°42'42"W 111.02'S02°40'38"E 41.04'S88°39'49"W60' EXISTING GASEASEMENTMOEN, MARKMCCORMICK SQUARECONDOMINIUMSOUTLOT 'G'90,243 SQ FT2.07 ACRESPROPOSED ACCESSEASEMENT TOOUTLOT GLOT 7696,100 SQ FT2.21 ACRESRRMOMOMMTTTTETRTERR,RJRJJW1152'2'176'66'2'232'12S49 4242 W 111.024WWWWWW66666666 S49°42'42"W 111 02'4'4S88°39'49"W60' EXISTING GASEASEMENT1111152152152'1522'2176176176'176666'62'232232232'2321111111126666W CONSERVATIONEASEMENT DEVELOPER:ATTORNEY:WWW.HBKENGINEERING.COMHBK ENGINEERING, LLC509 S. GILBERT ST.IOWA CITY, IA 52240PHONE: (319) 338-7557FAX: (319) 358-2937IOWA DEPARTMENTOF LABORREGISTRATIONNO. 00527328PROJECT NUMBER:PLAT PREPAREDBY:PROJECT NAME: Feb 06, 2019 - 12:19pm I:\Project\170001\dwg\CAD\Plats\170001-Preliminary Plat.dwg MATCH LINE THIS PAGEMATCH LINE THIS PAGEMATCH LINE SHEET 1MATCH LINE SHEET 315' Public Utility Easement15' Public Utility Easement15' Public Utility Easement15' Public Utility Easement15' Public Utility Easement
15' Public Utility EasementNOTES:1. OUTLOT "A" TO BE PROTECTED AS PRESERVATION AREA.2. OUTLOT "B" TO BE OWNED AND MAINTAINED BY NORTH DUBUQUE LLC.A SANITARY SEWER EASEMENT ENCOMPASES OUTLOT "B".3. OUTLOT "C" TO BE DEDICATED TO THE PUBLIC AS ROW.4. OUTLOT "D" TO BE PRIVATE STORM WATER MANAGEMENT AREA AND COMMUNITY OPEN SPACE.5. OUTLOT "E" TO BE PROTECTED AS PRESERVATION AREA.6. OUTLOT "F" TO BE PROTECTED AS PRESERVATION AREA.7. OUTLOT "G" TO BE PROTECTED AS PRESERVATION AREA.8. OUTLOT "H" TO BE PROTECTED AS PRESERVATION AREA.9. OUTLOT "I" TO BE PROTECTED AS PRESERVATION AREA.10. ALL PUBLIC WATER MAIN SHALL BE 8" IN DIAMETER.11. ALL PUBLIC SANITARY SEWER MAIN SHALL BE 8" IN DIAMETER.12. NOT ALL PROPOSED INTERIOR UTILITY EASEMENTS ARE SHOWN AND ARE SUBJECT TO FINAL DESIGN OFINDIVIDUAL PROPERTIES.13. BASIS OF BEARINGS IS GPS MEASUREMENTS IN THE IOWA STATE PLANE COORDINATE SYSTEM SOUTHZONE NAD 83.14. ERROR OF CLOSURE IS LESS THAN 1:10,000.STANDARD LEGEND650Existing CommunicationExisting Underground ElectricExisting Overhead ElectricExisting Water MainExisting Storm SewerSection LineCenterlineProposed Property Line/ROWEasementExisting ContourBoundaryExisting Sanitary SewerFence LineExisting Gas MainProperty Corner, FoundProperty Corner, SetRecorded Dimensions(R)Measured Dimensions(M)Section Corner - FoundProposed Water MainProposed Storm SewerProposed Sanitary SewerWWProposed HydrantOverland Flow DirectionProposed Sanitary ManholeProposed Storm MH/IntakeProposed Contour72060.0013'5'1'7" PCC PAVEMENT4" PCCSIDEWALK1'6" PCCTRAIL8'10'33'33'℄ROW℄STREET28' B-B6" SUBBASECOMPACTEDSUBGRADESTORM SEWER OR6" SUBDRAIN1.5%4%1.5%4%2%2%ROW LINEROW LINENTS5'1'7" PCC PAVEMENT4" PCCSIDEWALK8'-6"25'℄ROW℄STREET26' B-B6" SUBBASECOMPACTEDSUBGRADEKT OR LJOINTSTORM SEWER OR6" SUBDRAIN1.5%4%2%2%ROW LINEFLINT DR, COLE DR, AND COLE CT TYPICAL SECTIONNTS36'4%1.5%5'1'25'ROW LINE6'4" PCCSIDEWALKKT OR L JOINT8'-6"9'-0"9'-0"KT OR LJOINTKT OR L JOINT9'-0"10'-0"5'1'7" PCC PAVEMENT4" PCCSIDEWALK8'-6"30'℄ROW℄STREET26' B-B6" SUBBASECOMPACTEDSUBGRADEKT OR LJOINTSTORM SEWER OR6" SUBDRAIN1.5%4%2%2%ROW LINEHAYWOOD DR TYPICAL SECTIONNTS211'4%1.5%5'1'30'ROW LINE11'4" PCCSIDEWALKKT OR L JOINT8'-6"9'-0"
SOUND BUFFERSTING GAS MAIN EASEMENTN. DU
B
U
Q
U
E
S
T.LAUR
A
D
RI
V
E
HAYWOOD DRIVEINTERSTATE 80STA: 2916+00℄70.00'STA: 2917+97.98℄50.73STA: 2918+77.86℄50.40STA: 10+09.39℄121.40'STA: 00+40.71℄103.37'AMEREX CORPExistin
g
3
3'
Gas E
a
s
e
m
e
nt
S79°11'57"E 504.56'N01°45'45"W 18.82'S80°01'15"E 199.89'S32°0
2'
1
5"
E
1
0
0
4.62'N01°45'28"W 194.61'L=322.192,R=411.122S79°24'10"E 91.26'OUTLOT 'A'55,592 SQ FT1.28 ACRESLOT 182,066 SQ FT1.88 ACRESROAD ROW0.58 ACRES20'x20'SIGNESM'THAYWOOD B BELLEMARTIAL TRUSTBROADSTON, ERINHEIKEN, PATRICK &DEBRAPRUESSNERGEOIRGE L GAYREVOCABLE TRUSTMARGOLIS, AMYKK MMMAMMAAAAAMM143'326'179'220'405'215'14'56'97'79'212'363'142'19'200'34'57'247'75'183'
210'
87'
250'
276'390'65'
70'
107'243'220'179'60'364'65'96'69'22'20'74'134'92'241'158'143'97'140'22'73'121'224'87'LAUR
A
D
RI
V
EOUOU55,555 51.2LOT 1LOT 182,066 SQ FT82,0661.88 ACRESCRES20SIESESHAYWOOD B BELLEMARTIAL TRUSTRINHEIKEN, PATRICDEBRA326'326326326326250'250'2250250
65'65'665'65'''''N.
D
UB UQ UE
N. D UB UQ UE S
0'0200NNM'TAMEREX CORPMEREX COEMMMEERREREEXXXX CCOOOW0.58 ACRES70'70'70'770'70'140'1401401401402G
405'4054054054054052
243'243'243'24243'243'43'143143143143SOUND BUFFERSTING GAS MAIN EASEMENTN01°45'28"W 194.61'HAYWOOD DRIVE797979'79212212212'212179179179179'17960'60'660'60'333336666666664444444''''''656565'656599999996666666666'''666666699999999'''22'220'200220747474'74742'929292929222'222222273'73'73'73'121121121'121224224224'224215'215'2152215215 14'141414145555555556666666''''107'107'107110710797'979797979797'97'97'97'79'79'79'79'134'134'113413458'15815815815815887'87'87'887'87'87'87'887'87'ROAD RO058ACRE43'1431431431431437'7''''WWWWWWWWWWWWW
W
W
W
W
W WWWWWWWWWWWWWWWWWWL=322.192,R=4=411.12393910+09.3+09.30'STA: 121.40'214S℄℄℄℄℄℄℄℄℄1212Existin
g
3
3'
Gas E
a
sement
2°0 2'15"
E 1 004.62'2°0 2'15"
E 1 004 2'SS32°0
2'15"
E 1 004
S32°0
2'15"
E 1 004
122777555555'''''183'183'1831183183
210'210'2210210
41'24124124124124120'x20'SIGNESM'TCONSERVATIONEASEMENTFOREST VIEW DRIVES88°57'02"W 410.69'N30°3
1'
4
5"
W
5
1
1.
9
2'
271'326'N89°05'02"W 390.00'36'OUTLOT 'B'14,063 SQ FT0.32 ACRESOUTLOT 'C'11,214 SQ FT0.26 ACRESLOT 321,751 SQ FT0.50 ACRESLOT 4105,310 SQ FT2.42 ACRESLOT 250,575 SQ FT1.16 ACRESNORTH DUBUQUE, LLCLOT 566,910 SQ FT1.54 ACRESSTA: 5+67.73℄113.18'LOT 684,266 SQ FT1.93 ACRESWATER MAINTO BE ABANDONEDLOT 947,430 SQ FT1.09 ACRES7"W 665.15' DEVELOPER:ATTORNEY:WWW.HBKENGINEERING.COMHBK ENGINEERING, LLC509 S. GILBERT ST.IOWA CITY, IA 52240PHONE: (319) 338-7557FAX: (319) 358-2937IOWA DEPARTMENTOF LABORREGISTRATIONNO. 00527328PROJECT NUMBER:PLAT PREPAREDBY:PROJECT NAME: Feb 06, 2019 - 12:22pm I:\Project\170001\dwg\CAD\Plats\170001-Preliminary Plat.dwg SEE NOTE 1513'5'1'7" PCC PAVEMENT4" PCCSIDEWALK1'6" PCCTRAIL8'10'33'33'℄ROW℄STREET28' B-B6" SUBBASECOMPACTEDSUBGRADESTORM SEWER OR6" SUBDRAIN1.5%4%1.5%4%2%2%ROW LINEROW LINENTS5'1'7" PCC PAVEMENT4" PCCSIDEWALK8'-6"25'℄ROW℄STREET26' B-B6" SUBBASECOMPACTEDSUBGRADEKT OR LJOINTSTORM SEWER OR6" SUBDRAIN1.5%4%2%2%ROW LINENTS26'4%1.5%5'1'25'ROW LINE6'4" PCCSIDEWALKKT OR L JOINT8'-6"9'-0"9'-0"KT OR LJOINTKT OR L JOINT9'-0"10'-0"MATCH LINE SHEET 215' Public Utility Easement15' Public Utility Easement15' Public Utility EasementREVISION10-21-14SHEET _1 of _12 Disturbed AreaArea to beProtectedSpace as specified inthe contract documents.WattleStakes2-4" TrenchCompact trench spoilagainst uphill side of wattle.9" (nominal) dia.or as specified.Joint WrapTurn uphill.WATTLEREVISION10-21-14SHEET _1 of 2_2 1Post Spacing(5'-0" max.)Post Spacing(5'-0" max.)FabricVariable (20'-0" for a normal 10'-0" wide ditch.)2" min.20" min.PostWire orCable TiesInsert 12 inches of fabric a minimumof 6 inches deep (fabric may befolded below the ground line).1SILT FENCETYPICAL SILT FENCE DITCH CHECKATTACHMENT TO POSTREVISION10-21-14SHEET 2_ of 2_2 (Plan View)124"36"8'-0" Spacing200'-0" max. length per section(600'-0" if slope is flatter than 5%)2(Profile View)11See plans for spacing.'T' SteelFence Post4'-0" min.Ground lineFabricGround LineFabricGround ContoursInstall parallel toground contour.Install "J-hook" at each end of anindividual section of silt fence.Insert 12 inches of fabric a minimumof 6 inches deep (fabric may befolded below the ground line).Reduce post spacing to 5'-0" at waterconcentration areas, or as requiredto adequately support fence.12SILT FENCETYPICAL SILT FENCE INSTALLATION ON LONGITUDINAL SLOPESDETAILS OF SILT FENCE ON LONGITUDINAL SLOPESTYPICAL SILT FENCE INSTALLATION ON LONGITUDINAL SLOPESSUDAS EROSION CONTROL DETAILS66.0066.0066.00NOTES:1. OUTLOT "A" TO BE PROTECTED AS PRESERVATION AREA.2. OUTLOT "B" TO BE OWNED AND MAINTAINED BY NORTH DUBUQUE LLC.A SANITARY SEWER EASEMENT ENCOMPASES OUTLOT "B".3. OUTLOT "C" TO BE DEDICATED TO THE PUBLIC AS ROW.4. OUTLOT "D" TO BE PRIVATE STORM WATER MANAGEMENT AREA ANDCOMMUNITY OPEN SPACE.5. OUTLOT "E" TO BE PROTECTED AS PRESERVATION AREA.6. OUTLOT "F" TO BE PROTECTED AS PRESERVATION AREA.7. OUTLOT "G" TO BE PROTECTED AS PRESERVATION AREA.8. OUTLOT "H" TO BE PROTECTED AS PRESERVATION AREA.9. OUTLOT "I" TO BE PROTECTED AS PRESERVATION AREA.10. ALL PUBLIC WATER MAIN SHALL BE 8" IN DIAMETER.11. ALL PUBLIC SANITARY SEWER MAIN SHALL BE 8" IN DIAMETER.12. NOT ALL PROPOSED INTERIOR UTILITY EASEMENTS ARE SHOWN AND ARE SUBJECTTO FINAL DESIGN OF INDIVIDUAL PROPERTIES.13. BASIS OF BEARINGS IS GPS MEASUREMENTS IN THE IOWA STATE PLANE COORDINATE SYSTEM SOUTH ZONE NAD 83.14. ERROR OF CLOSURE IS LESS THAN 1:10,000.15. MODIFICATIONS TO LAURA DRIVE ROW TO MAKE A STANDARD ROW WIDTH WOULD BE HANDLED DURING THE FINAL PLAT PROCESS AND THE PROPERTY INCLUDED IN LOT 3 OF THIS PRELIMINARY PLAT.STANDARD LEGEND650Existing CommunicationExisting Underground ElectricExisting Overhead ElectricExisting Water MainExisting Storm SewerSection LineCenterlineProposed Property Line/ROWEasementExisting ContourBoundaryExisting Sanitary SewerFence LineExisting Gas MainProperty Corner, FoundProperty Corner, SetRecorded Dimensions(R)Measured Dimensions(M)Section Corner - FoundProposed Water MainProposed Storm SewerProposed Sanitary SewerWWProposed HydrantOverland Flow DirectionProposed Sanitary ManholeProposed Storm MH/IntakeProposed Contour720
1
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
2
assistance. The provisions of said agreement shall be guided by the principles
of the Forest View Mobile Home Park Relocation Plan dated May of 2018
prepared and submitted by Owner and the residents of Forest View Mobile Home
Park and the Center for Worker Justice, a copy of which is attached hereto,
and shall include the provision of replacement housing, financial advisory
services and moving expenses to all households residing on the above-described
property upon the effective date of this Conditional Zoning Agreement. This
affordable housing agreement shall foster diligent communication with residents,
ensure the provision of replacement housing prior to demolition of the existing
housing, and offer opportunities for homeownership to minimize the impact of
displacement and hardship on the residents. Owner shall offer three categories
of replacement housing to ensure that residents are relocated to affordable,
decent, safe and sanitary houses which are, at a minimum, comparable in size
and features to what residents currently have in the existing Forest View Mobile
Home Park. Those three categories are: relocation to the new Forest View
Manufactured Housing Park; relocation to the new multi-family buildings
constructed within the above-described property; and relocation not within the
above-described property. Said affordable housing agreement shall be approved
by the City Council.
b. Development shall conform to the following strict design guidelines:
i. Building façade and materials: All structures shall be constructed of
high quality, authentic materials within a range of the color palette
described below and approved by the Director of Neighborhood
Development Services, or designee. Authentic materials do not include
material that has been made to simulate another material, unless it
improves the weather-resistance, such as wood-toned products. As an
example, column covers should not be made of metal to appear to be
wood or stone, just as fiberboard cement panels should not be printed or
stamped with wood grain. The quality and type of the primary material
used on the front façade of each building should be consistent for all
remaining sides, except as allowed below. A natural pallet of colors shall
be used for large expanses of walls with accent colors used for emphasis
and identification of individual businesses.
Acceptable building materials shall include:
x Brick (2 3/8” tall, standard brick preferred);
x Stone (natural or cultured);
x 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;
x Fiber-cement boards;
x Metal panels; and
x Clear or lightly tinted glass.
x Corporate colors will be allowed as accents for appropriate identification of
individual business.
The following materials are only allowed as limited:
3
x Vinyl siding may be used only for manufactured homes;
x Exterior insulation and finish system (EIFS) are allowed at 8 feet or more
above grade;
x 3-part synthetic stucco may be used on Lots 2-15 only;
x Split faced block may not be used unless used at half-story base;
x Burnished block may not be used unless used at half-story base;
The following materials are not allowed:
x Smooth-faced concrete block;
x Unadorned tilt-up concrete panels; and
x Lower quality metal siding, such as that used for metal pole buildings.
ii. Sign Master Plan: Prior to final plat approval, a master sign plan shall
be submitted to and approved by the Director of Planning or designee,
indicating the potential locations and design concept for common signage
for the development, which may include entranceway signage, directional
drainage, development signs, identification signage, masonry wall signs,
monument signs and interstate signs. Signs shall use san serif type fonts,
except for logos and required user franchise signage.
iii. Setbacks: All buildings on Lots 5, 6, 7, and 8 shall be setback from
Forest View Drive at least 15’, as shown on the OPD plan.
iv. Screening and Tree Preservation: Development shall include
screening and tree preservation along Dubuque Street in accordance with
an approved landscape plan, which the Developer shall monitor and
guarantee for five years following installation. The landscape plan shall
ensure the preservation of existing trees along the Dubuque Street
frontage in excess of the code requirement. Notwithstanding anything
herein to the contrary, there shall be a building setback of fifty feet (50’)
from North Dubuque Street, but appropriate tree screening and
preservation may occur within said setback.
v. For those lots shown as Lots 5-8, all development, regardless of size,
shall comply with the Commercial Site Development Standards for Large
Retail Uses set forth in Iowa City Code Section 14-2C-6K.
vi. Other Lighting Design guidelines as required by code for dark sky and
minimum spill into the neighborhood.
c. Signage for the following properties are limited as follows:
i. For those lots shown as Lots 1-4 on the approved preliminary plat and
planned development overlay plan, only those signs allowed for CN-1
uses shall be permitted, as shown in Table 5B-2 of the Iowa City Code of
Ordinances Section 14-5B-8, except that in the event that a quick
servicing vehicle use is established, electronic changeable copy may be
allowed for gas prices only. No signs shall be oriented toward North
Dubuque Street.
4
ii. For those lots shown as Lots 5-7 on the approved preliminary plat and
planned development overlay plan, no free standing sign shall be taller
than 25 feet. No electronic changeable copy is allowed except for time
and temperature signs and gas prices for quick vehicle servicing uses.
Non-building signs along the Forest View Drive frontage limited to
monument signs only.
iii. For that lot shown as Lot 8 on the approved preliminary plat and
planned development overlay plan, only those signs allowed for CN-1
uses shall be permitted, as shown in Table 5B-2 of the Iowa City Code of
Ordinances Section 14-5B-8, except that fascia signs may extend to the
top of top story of the building.
iv. For those lots shown as Lots 9-11, only those signs allowed for CN-1
uses shall be permitted, as shown in Table 5B-2 of the Iowa City Code of
Ordinances Section 14-5B-8.
v. Cabinet signs where the entire face of the cabinet is illuminated are
prohibited. In all other regards, the signs shall comply with the Sign
Regulations set forth in 14-5B and the approved master sign plan.
d. For those lots shown as Lots 1-4 on the approved preliminary plat and planned
development overlay plan, the following uses shall be allowed, in accordance with
Iowa City Code Section 14-3A-4C.
i. Only those uses allowed in the CN-1 zone, as set forth in 14-2C-2. All uses on
these lots shall comply with the site development standards for CN-1 uses set
forth in 14-2C-7, as well as the dimensional requirements for CN-1 uses set forth
in 14-2C-4, except as waived below.
e. For those lots shown as Lots 9-11 on the approved preliminary plat and planned
development overlay plan, the following uses shall be allowed, in accordance with
Iowa City Code Section 14-3A-4C.
i. Only those uses allowed in the CN-1 zone, as set forth in 14-2C-2. All uses on
these lots shall comply with the site development standards for CN-1 uses set
forth in 14-2C-7, as well as the dimensional requirements for CN-1 uses set forth
in 14-2C-4, except as waived below.
f. As part of the public improvements installed for development of the above-described
property, developer shall:
i. design and construct a new 4-way intersection at Forest View Road and
Dubuque Street to accommodate anticipated traffic volumes from the
developing areas west of Dubuque and south of I-80, in accordance with
an approved traffic study and Iowa Department of Transportation access
management standards and permit, subject to review and approval by the
Public Works Director.
ii. design and construct a 10’ wide trail in accordance with the approved
preliminary plat and planned development overlay plan.
g. All single-family buildings must comply with the following:
5
i. Main entrances to dwelling units must be clearly demarcated by one of
the following means: covered porch or canopy; transom and sidelight
windows; pilasters and pediment; or other significant architectural
treatment that emphasizes main entrances. Simple trim around the
doorway does not meet this standard.
ii. Each dwelling unit must have a separate main entrance that must face
the street, be at an angle of up to forty-five degrees (45°) from the street,
or open onto a porch. The main entrance may not face an alley.
h. The following site development standards are hereby modified:
i. Pursuant to 14-2A-7(A)(3), for those lots shown as Lots 17-25, 28-
47, 58-67 and 69-72 on the approved preliminary plat and planned
development overlay plan, if vehicular access to garages and off-street
parking spaces are restricted to an alley or private rear late, the minimum
lot size may be 4,000 square feet, the minimum lot width may be 36’, and
the minimum frontage may be 26’.
ii. For lots 1-4, as shown on the approved preliminary plat and
planned development overlay plan, notwithstanding the requirement that
the development comply with CN-1 design standards set forth in
paragraph ____ above, compliance with the following such CN-1 design
standards are not required: Build-to Line requirements outlined in 14-2C-
7E; Location of Parking, Loading Drives, and Aisles outlined in 14-2C-7F;
Drive-through facilities outlined in 14-2C-7G. Drive-throughs on these lots
are not limited to financial institutions and pharmacies; pedestrian,
Bicycle, and Vehicular Circulation outlined in 14-2C-7H-1 in that
pedestrian access will not be provided from N. Dubuque Street; however,
pedestrian access will be provided from Forest View Drive.
iii. The minimum open space requirement established in 14-2A-4(E)
for Lots 16-73, as shown on the approved preliminary plat and planned
development overlay, is hereby waived.
iv. In accordance with 14-3A-4K, for those lot shown as Lots 12, 13,
14, and 15 on the approved preliminary plat and planned development
overlay, the building heights may exceed the maximum of 35-feet
otherwise limited in the RS-12 zone. On Lots 12 and 13, heights may not
exceed 4-stories. On Lot 14, one 3-story, one 4-story and one 5-sotry
building shall be allowed. On Lot 15, two 5-story buildings.
i. Storm water management
i. Upon final plat approval, Owner shall execute a subdivider’s agreement with
the City that addresses, among other things, the need for annual certification
of private stormwater management systems to ensure that the systems will
be properly maintained.
MINUTES PRELIMINARY
PLANNING AND ZONING COMMISSION
FEBRUARY 21, 2019 – 7:00 PM – FORMAL MEETING
EMMA J. HARVAT HALL, CITY HALL
MEMBERS PRESENT: Larry Baker, Carolyn Dyer, Mike Hensch, Phoebe Martin, Max
Parsons, Mark Signs, Billie Townsend
MEMBERS ABSENT:
STAFF PRESENT: Eleanor Dilkes, Ray Heitner, Anne Russett, Danielle Sitzman
OTHERS PRESENT: Scott Ritter, Jimmy Becker, Ed Cole, Wilfred Nixon, Donna Davis,
Jillian Nagle, Sulay Flores, Javier Laguna, Marcial Utalo, Sara
Barron, Margarita Rodriguez, Margarita Baltazer, Rafael Morataya,
Chris Traeger, Gustavo Caro, Beth Pruessner, Deb Heiken, Alberto
Perez, Angelica Ortiz, Alberto Ortiz, Sandra Garcia, Cindy Onnen,
Roberto Garcia
RECOMMENDATIONS TO CITY COUNCIL:
By a vote of 7-0 the Commission sets the public hearing on CPA18-00002 for March 7, 2019.
By a vote of 7-0 the Commission 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.
CALL TO ORDER:
Hensch called the meeting to order at 7:00 PM.
PUBLIC DISCUSSION OF ANY ITEM NOT ON THE AGENDA:
None.
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 just a request to set a public hearing, there is no staff presentation.
Hensch asked what date Staff would like to hold the hearing. Russett requested the hearing to
be at the first Planning and Zoning Commission meeting in March, March 7.
Signs moved to set the public hearing on CPA18-00002 for March 7, 2019. Parsons
seconded the motion, a vote was taken and the motion passed 7-0.
Planning and Zoning Commission
February 21, 2019
Page 2 of 23
REZONING/DEVELOPMENT ITEMS (SUB18-00019):
An application for a preliminary and final plat, submitted by Longsterman Holding, LLC,
for Pigeon Timber Second Addition, A Resubdivision of Lot 2 of Pigeon Timber, a 3.17-
acre, 3- lot residential subdivision located at 4354 Treefarm Lane NE in Johnson County,
IA.
Heitner presented the staff report and started by showing an aerial view of the subject property
which is approximately half a mile east of Prairie DuChien Road in unincorporated Johnson
County. The subject property is currently zoned County Residential and the surrounding zoning
of the subject parcel either County Residential or County Agricultural Residential. The request is
to re-subdivide a 3.17 acre lot into three new lots for future single family housing. The subject
property is located in the Iowa City/Johnson County Fringe Area A-North Corridor and properties
that are located within this designation are subject to residential zoning requirements of Johnson
County however subdivisions must also be approved by the Iowa City Planning & Zoning
Commission and any infrastructure improvements must meet the rural design standards that are
outlined in Appendix A of the Fringe Area Agreement.
Heitner stated the Johnson County Planning and Zoning Commission met on this issue on
February 11, 2019, and recommended approval of the subdivision to their Board of Supervisors
with the following four 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 Storm water Management plan be submitted by the applicant and approved by
Planning Development Services (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 final action can be taken by
the Johnson County Board.
Heitner showed more pictures of the subject property with respect to how it is situated in the
Fringe Area. He showed the proposed preliminary and final plats and noted the area that would
be a new access easement for access to the properties on lots 2 and 3. With respect to
environmental and sensitive areas there will be 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. Currently it is estimated that only about 20% of the subject areas
woodlands would be impacted by this development and Johnson County ordinance allows up to
25% to be impacted before a mitigation plan is required. 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. With respect to water
and sewer service, water service will be provided by a private well system in the area and the
lots will use septic sewer systems. Storm water management will be provided by the insulation
of a 2,450- square foot bioretention cell.
Planning and Zoning Commission
February 21, 2019
Page 3 of 23
Next steps pending approval of this application this evening will be Iowa City Council review and
approval of the application followed by final review by the Johnson County Board of Supervisors.
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.
Signs asked about what appears to be an existing building at the bottom of the proposed lot and
if it will be removed. Heitner confirmed it will be removed and replaced to another location.
Hensch opened the public hearing.
Scott Ritter (Harford Consultants) came forward on behalf of the applicant to answer any
questions the Commission may have. He did note the building Signs was asking about was a
house and it will remain where it is, there are two additions on the house which are not in good
shape and those will be removed and the remaining house will not be in the way of the new
access easement.
Hensch asked about the storm water management issue noting there will be a 2,450- square foot
bioretention cell and asked what a bioretention cell is. Ritter noted there are slopes going down
to the cell, there will be a rock bed with a pipe that carries the water both ways to the outlets
north and south. The system slows down the water and allows the water exiting is supposed to
be better than the water coming in controlling both the quantity and quality of the water.
Hensch closed the public hearing.
Parsons moved to recommend 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.
Martin seconded the motion.
A vote was taken and the motion carried 7-0.
REZONING/DEVELOPMENT ITEMS (REZ18-00013/SUB18-00006):
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
Planning and Zoning Commission
February 21, 2019
Page 4 of 23
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 will begin the report with some background, then she will provide a high level overview of
the proposal and discuss some changes to the project that have occurred since the Commission
last saw this item in April and June of 2018, she will discuss the Planned Development Overlay
rezoning and the Sensitive Areas Development Plan and the proposed rezoning. Finally she will
discuss the criteria the Commission needs to review these proposals against for Planned
Development Overlays and the applicants requested waivers.
In terms of background, in August 2017, the Commission recommended an amendment to the
North District Plan and the City Council adopted the amendment to the North District Plan to
modify the “future land use map”, adding certain housing, transportation, and design goals. The
amendment also identified the proposed area for commercial and single family and multifamily
residential. In June 2018 the Commission deferred the application for the rezoning indefinitely
until additional details were worked out. Since that time, staff has worked with the applicant to
address several deficiencies and while there are still deficiencies staff is working with the
applicant.
Russett showed an aerial of the project site and a map showing the overview of the development
showing the proposed land uses, the conservation areas and the proposed transportation
improvements. The main entrance to the site will be off North Dubuque Street onto Forest View
Drive. The land uses proposed off North Dubuque Street and the eastern portion of Forest View
Drive are commercial (identified on the map in red), the applicant is proposing a gas station and
market on lot 1, lots 2, 3 and 4 along the eastern boundary of the site are anticipated to be
developed with eating and drinking establishments as well as some proposed drive-thru
restaurants. The applicant plans to develop a hotel south of Interstate 80 and west of the
proposed eating and drinking establishments on lots 5, 6, 7 and 8. Lots 9-11 are intended for
lower scale neighborhood commercial uses, those are the lots just east of the proposed
multifamily. Continuing west on Forest View Drive, lots 12, 13, 14 and 15 (identified on the map
in orange) are proposed multifamily housing with lot 14 intended for a senior housing
development. Further west on Forest View Drive and located on the western edge of the
proposed project is the proposed manufactured housing single family home community and in
this area the applicant is proposing to relocate the tenants of the existing Forest View Mobile
Home Park. Russett stated the areas shaded in green on the map are proposed conservation
areas, noting there are many sensitive areas on this site including woodlands, wetlands and
slopes and there would be conservation easements to maintain the woodlands and Outlot D,
south of the single family units would be maintained as a private green space area for the
manufactured housing community and also as a dry storm water detention basin.
Russet noted there are also additional access points to this proposed development, one off
Laura Drive, which connects with Foster Road, also Algonquin Road will connect to the
community as well as an access off Flint Drive.
Russett next discussed the changes the applicant has made to the proposed project to address
concerns from both residents and staff since the Commission last saw this application. Many of
the changes are in the manufactured housing area, outlot D, the open space area, has been
Planning and Zoning Commission
February 21, 2019
Page 5 of 23
moved from the west side of the community to the south and been expanded from 0.62 acres to
1.65 acres. The applicant has also extended Flint Drive through to connect the area. The lots
on the western portion of the project site meet the minimum 5000 square foot requirement in the
RS-12 zone the number of manufactured housing lots has been reduced from 59 to 57. Russett
noted a lot was identified at the northwest corner of the plat to be a community center for the
neighborhood. Additionally lot 23 was originally proposed as a four story 24 unit multifamily
building and has now been removed from the plans. The applicant has also worked with staff on
lot 14 which is located toward the center of the site, the original proposal did not meet the
multifamily design standards of the zoning ordinance but the plan has been revised to locate the
buildings toward the public roadways and to locate the parking toward the center and back of the
buildings. The applicant also identified on the plans locations and size of open space areas for
the multifamily developments. Due to the impact of the woodlands to the development the
applicant is required to plan replacement trees and the applicant has worked with the staff to
make improvements to the Sensitive Areas Development plan related to woodland buffers and to
identify the location of the replacement trees. The applicant has also submitted detailed
landscaping plans to show screening, site trees, street trees, parking trees and replacement
trees. Lastly the applicant has worked with a consultant and submitted a traffic study, staff
concurs with the findings of the traffic study and the applicant has also worked with staff on
concerns related to storm water management.
Russett stated the rezoning before the Commission is a rezoning to a Planned Development
Overlay (OPD) and this is required due to the sensitive features as well as the proposed
manufactured housing community on the project site. OPDs allow flexibility in the proposed
development, they allow clustering to preserve sensitive areas and they also allow a variety of
housing types, both single family and multifamily. Finally OPDs allow applicants to request
waivers to development standards and she will review the requested waivers later in her
presentation.
In terms of the sensitive features the project site is heavily wooded, it contains a total of 34.6
acres of woodlands, the vast majority of these woodlands (around 31 acres) are located on the
proposed residential lots, and the remainder (about 6 acres) are located on the proposed
commercial lots. Russett showed a table summary of the existing woodlands, the impacted
woodlands and the preserved woodlands compared to the retention requirements in the zoning
code. The project does meet the retention requirements for the commercial area but not for the
residential area and when that happens the Code requires the mitigation of the loss of those
woodlands through planting of trees, in this case the applicant would be required to plant 828
trees on the project site. The applicant submitted plans to show the location of those restoration
trees which has been reviewed by the City Forester and the City Forester generally agrees with
the proposed location of the restoration trees and has recommended some additional
replacement trees along North Dubuque Street. The applicant has also proposed a monitoring
plan for the restoration trees that will include the development of an annual report to be
submitted to City staff and staff recommends the details of this monitoring plan be worked out as
part of the development agreement for the project. In addition to the preservation areas the
proposed plan also identifies a 40 foot wooded area along North Dubuque Street and staff is
recommending as a condition of the rezoning the 40 foot area be un-impacted by the
development. Russett next discussed the wetlands on the project site, just under 1 acre, 36%
will be impacted by the development and the applicant has submitted a U.S. Army Corp of
Engineers permit indicating the City may consider f illing in a jurisdictional wetland and that permit
has been approved by both the Iowa DNR and Army Corp of Engineers.
Planning and Zoning Commission
February 21, 2019
Page 6 of 23
Russett showed a map of the existing zoning of the site, the area is zoned a mixture of Interim
Development Single Family and a small portion of multifamily. The applicant is proposing that
the area be rezoned to High Density Single Family Residential with the Planned Development
Overlay (identified in the map in orange) and the blue area be redeveloped as Highway
Commercial with Planned Development Overlay. Regarding the commercial rezoning the based
designation proposed is Highway Commercial and the applicant is proposing a hybrid zoning
district that incorporates some aspects of the Neighborhood Commercial zoning district. Lots 5,
6, 7 and 8 the base zone would be Highway Commercial but any development on those sites
would be subject to standards for large retail uses and there would also be a recommended
condition related to signage, building materials and lighting. For lots 9, 10 and 11 the base zone
would again be Highway Commercial however any development would be subject to
Neighborhood Commercial regulations which limits scale, building placement, addresses
pedestrian connectivity, addresses parking and loading areas, screening as well as a condition
related to signage, building materials and lighting. And lastly for the lots on the east side of the
project, lots 1, 2, 3 and 4 development on these lots would also be subject to Neighborhood
Commercial development standards with some exceptions, mainly related to the parking areas
and drive-thrus. They would however be subject to conditions related to signage, building
materials and lighting.
Russet reiterated this is a Planned Development Overlay rezoning and there are specific review
criteria that need to be addressed when reviewing Planned Development Overlay. The
Commission is tasked with reviewing the rezoning against these criteria. The first is related to
density, the total project is around 13 dwelling units per acre which is in line with both the
Comprehensive Plan and the proposed RS-12 zoning designation. However if looking at the
multifamily and single family separately the single family area is much lower at 8 dwelling units
per acre and the multifamily lots are higher at around 33 dwelling units per acre. In terms of land
use, mass and scale, the project proposes the lowest density development (single family) at the
western portion of the project site and is located to the east of the existing single family housing
development off of Mackinaw Drive. The applicant is proposing to relocate the existing Forest
View Mobile Home Park tenants to either new homes in this area or elsewhere and staff is
recommending as a condition of the rezoning the applicant execute an affordable housing
agreement with the City that outlines the specifics of the relocation. Toward the center of the site
the applicant has proposed four multifamily lots, the applicant is proposing two buildings on lot
15, three buildings on lot 14 and one building each on lots 12 and 13. On lot 14 the applicant is
proposing senior housing however there is nothing in the proposal or draft conditional zoning
agreement to tie development to becoming senior housing development so if that is something
the Commission would like to require it would need to be a condition to the rezoning. Russett
noted the highest intensity uses are the commercial uses south of Interstate 80 and along North
Dubuque Street. In terms of private open space areas the applicant has identified open space
areas for the residential portions of the project. The applicant has also identified the areas and
square footages of open space areas on the multifamily lots. These are intended to provide
seating, shade and sheltered recreational areas. There will also be several outlots where
existing woodlands will be preserved through conservation easements and total around 19 acres.
The City also has a public open space requirement that would be around 2.2 acres of public
open space or a fee-in-lieu and at this time no public open space is being proposed on the site.
In terms of traffic circulation there will be a new public street, Forest View Drive, which will serve
as a secondary access to the Peninsula and Mackinaw Village neighborhoods. Access to North
Dubuque Street as it is proposed now requires a permit from the Iowa Department of
Transportation and the Federal Highway Administration. Additionally Algonquin Road and Flint
Planning and Zoning Commission
February 21, 2019
Page 7 of 23
drive would be extended as access points to the new neighborhood. In terms of sidewalks and
trails 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. There is also a 10-
foot trail proposed along North Dubuque Street. Regarding transit there is a is a bus stop at the
intersection of Algonquin Road and Foster Road which is walkable from the manufactured
housing area.
The applicant did work with a consulting firm to put together a traffic study and Russett
highlighted a few aspect of that study. Currently the existing traffic count of North Dubuque
Street is between 22,000 and 24,000 vehicles per day. At full built-out of the proposed
development it would add an additional 15,000 vehicles which is a significant amount of traffic
however the study shows with the proposed improvements the system will be able to run at an
acceptable level. Due to the proximity of the development to the I-80 interchange both the City
and the Iowa Department of Transportation was interested in the projects impact on the
interchange. Without the development, service levels at the interchange begin to fail around
2056 due to regular annual community growth, with the development the service levels begin to
fail around 2035 so in short the proposed development would accelerate needed improvements
at the interchange by around 11 years. The addition of Forest View Drive extends east from
North Dubuque Street and would have both dedicated north and south turn lanes, there would be
a dedicated right southbound turn lane onto Forest View Drive and there would be dual
eastbound turn lanes from Forest View Drive onto North Dubuque Street.
In terms of storm water the applicant has submitted a preliminary storm water management
report and they are proposing three types of storm water management facilities: detention
basins, on- site underground storm water storage system, and storm water best management
practices. Staff is recommending a proposed condition 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. Russett showed on the map the locations of the proposed storm water
management areas as identified in blue.
Lastly regarding views, light and air, property values and privacy of neighboring properties the
development does transition from single family to the west, multifamily in the center and
commercial to the east. The proposal also identifies buffers and screens between proposed
development and existing single family. Staff also recommends as a condition of the rezoning
that all single family buildings have clearly defined main entrances, a landscaped buffer be
maintained the existing single family and proposed manufactured housing community and lastly
that the 40-foot buffer along North Dubuque Street remain un-impacted. Russett showed a map
with the locations of the buffers.
Finally the applicant has requested several waivers, and the Planned Development process does
allow flexibility. They are requesting waivers from building height, public right-of-way width, lot
dimensions for the single-family community, and private open space. The maximum building
height in RS-12 is 35 feet and in the multifamily lots the applicant is proposing 4 story and 5 story
buildings. Russett explained the criteria staff must review these waivers against in the Code is
that at least 35% of the net area must be free of buildings and parking and based on staff
calculations it is 44% so the applicant meets that criteria. With regards to the public right-of-way
they are requesting a waiver from a right-of-way requirement of 60 feet for Cole Drive and Flint
Drive to a reduction of 50 feet for those roadways. The criteria is if the applicant is able to
provide enough space for required utilities. This request has also been reviewed by the Fire
Planning and Zoning Commission
February 21, 2019
Page 8 of 23
Department, Public Works and the City Transportation Planner. In addition the existing Flint
Drive is 50 feet so the applicant is matching what is already there. The requests for waivers to
lot dimensions and size are for the manufactured housing community, the minimum lot size
requirement is 5000 square feet, the minimum lot width is 45 feet, and the minimum lot frontage
is 40 feet. The applicant is proposing some lots at 4000 square feet and some frontages around
36 feet. The criteria that has to be met to allow this waiver is off-street parking must be provided
through a rear alley and this criteria is met for several of the lots. All the lots in center, east and
south all have access from private rear alleys, the homes on the west side do not have access
from a private rear alley but those are all at least 5000 square feet.
Russett stated that there is a minimum 500 square feet required of open space for each single
family lot but the applicant is proposing instead of providing individual open space the applicant
is proposing 1.65 acres of private open space which is 1 acre more than is required. The criteria
for this waiver is consistent with the Comprehensive Plan to enhance the project and not
negatively impact the area and that there would be no danger to public health.
In terms of public correspondence Russett noted staff has received several letters from members
of the community, six letter expressing opposition or concern to the project, mainly related to
traffic, lack of notification, level of density and intensity of the development and concerns related
to impact on the sensitive areas. Staff also received two letters expressing support, the support
was in regards to the new housing for the mobile home tenants and the secondary access for
emergencies provided through the development of Forest View Drive.
Next steps include the public hearing on March 7 regarding the proposed Comprehensive Plan
Amendment and further discussion of the proposed rezoning and plat. After a recommendation
to City Council and upon City Council approval there would be the development of a Master Site
Plan which is included as a proposed condition to be reviewed and approved by the Director of
Neighborhood Services. The applicant would also be required to execute an Affordable Housing
Agreement related to the relocation to be approved by City Council and finally an application for
final plat.
Staff is recommending 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.
Signs asked when the North District Plan was written. Russett is not sure but will look into it.
Martin asked for the difference in size for the current mobile homes to what the proposed
manufactured housing is, she is wondering if there are more or less new homes being proposed
and the sizes of those homes. Russett does not have that information but perhaps the applicant
can address it or she will look into it.
Baker agreed about receiving information about the exceptions for the manufactured housing lot
sizes and private open space, he assumes the current mobile home lots are already under 5000
square feet and private open space doesn’t reach 500 square feet. Baker noted that he and
Townsend are new to the Commission since this application was last reviewed so he may ask
questions that are redundant, and asked if this project is approved and once development has
started can the developer somehow circumvent the conditions required by the Commission. For
example, perhaps go to the Board of Adjustment for exceptions. He feels once they start dealing
Planning and Zoning Commission
February 21, 2019
Page 9 of 23
with commercial development in particular commercial developers have their own standards and
their own requests (especially for something like a gas station). He is particularly concerned
about signage and lighting and once the conditions are placed at the Planning and Zoning level
what is the process, if any, for changing those later. Russett stated that if there are significant
changes proposed to the approved OPD plan it would have to come back to the Planning and
Zoning Commission for review and approval for a recommendation to City Council.
Baker noted the Commission reviewed this project in another form last year and he asked if the
biggest difference now is the multifamily and single family areas have switched. Russett said the
proposal the Commission saw last year had the same locations for the single family and
multifamily. Parsons noted in the Comprehensive Plan Amendment proposal the manufactured
housing development was more in the center of the project. Baker asked what causes the need
to amend the Comprehensive Plan. Russett said it is due to the move of the single family
manufactured housing to the west side of the proposed development.
Baker asked about the acceleration of the redevelopment of the I-80 interchange due to the
increased traffic, would that be an Iowa Department of Transportation cost or a cost to the City
as well. Russett said those costs are negotiated between the IDOT and the City.
Baker noted the definition of Commercial Highway Zoning states one of the purposes of that
zone is to draw in traffic from the highway. Once off the highway, what is the signage
requirement along North Dubuque Street, and how would the City keep the exit from being
littered with signage. Russett said the Conditional Zoning Agreement as it currently is written
would not allow any signage along North Dubuque Street.
Baker asked if Lot 1 was always intended to be a gas station, even in earlier reviews. Parsons
recalls it was, although there was a lot of discussion around that. Baker said if the goal is to
have this area not visible with signage and lighting from North Dubuque Street that seems
contradictory to the concept of having a gas station at that location, especially when the design
shows a 20 foot sign right at the corner of the lot. He wonders how necessary a gas station is for
this overall development.
Hensch noted in the manufactured housing area there is a waiver or variance requesting the
reduction for the frontage of the lots, a waiver or variance for the open space requirement, and a
variance or waiver for the total square footage and he wonders if there is a restriction on the
number of waivers or variances one can have. Russett replied there is no limit to the number of
waivers that can be requested.
Hensch opened the public hearing.
Jimmy Becker (Blackbird Investments) is representing the owner and development team. He
thanked Russett for a well done report and for providing a good summary of the application.
Becker noted his team has over three years invested in this development and there are several
decades tied to this community. On a personal note he was born in Iowa City and spent the first
few years of his life here and currently has a brother that lives in the Peninsula neighborhood.
Becker stated this development is significant not only in size but also and more importantly in
what has been proposed, this is an opportunity here in Iowa City to set an example of how a
development can work truly for the betterment of the community. He is joined tonight by several
residents of Forest View Mobile Home Park and other members of the development team with a
request for the Commission to approve the proposed Comprehensive Plan Amendment,
Planning and Zoning Commission
February 21, 2019
Page 10 of 23
Sensitive Areas Development Plan, Preliminary Plat and rezoning of the overall site. They are
very excited about the proposed plan and thankful for the tireless efforts and support of City staff
as they have worked diligently and thoughtfully through this process. Becker next provided a
brief recap noting that in December 2017 the development team hosted a good neighbor meeting
at the Elks Club, following up on that meeting in January 2018 they met with City staff and at that
meeting City staff suggested to move the road, relocate the hotels and moved them off North
Dubuque Street and shift the multi-residential complex on the west to the south to get out of the
300 foot sound buffer as shown. Moving the road, hotel and multi-residential complex created a
ripple effect. After meeting with the City the development team met with the residents and at that
meeting the residents expressed concern about the proximity of neighborhood to the commercial
traffic and adjacent hotels and offices. Ultimately, as co-applicants, they decided to accept the
City’s recommendations and as a result moved the Forest View neighborhood to a safer, less
traffic area of town. In April 2018 the proposal was presented to the Planning and Zoning
Commission, at that meeting the Commission requested the team and the City resolve the
following deficiencies: storm water management, sensitive areas and traffic impacts. The
development team has since completed these items and have members of the consulting team
present to answer any specific questions. Becker noted that since April they have worked
diligently to address any concerns voiced by members of the community, City staff and members
of the governing boards, all of which is reflected in the current submittal.
Becker next discussed comments from the Commission’s meeting on February 4 and wanted to
address questions raised at that meeting. First a quick overview of the residential zone, this area
gradually adapts to the adjacent neighborhoods, the clustered development is built up rather
than out to preserve wetland and sensitive areas, the density is compliant with Code with 530
units in total which equates to 13 units per acre, and all traffic requirements meet DOT, Federal
Highway and City standards. Second, the beautification along the entry way and preservation, it
is a shared goal of both Iowa City and the development team to preserve the treescape along the
eastern gateway and throughout the development. To achieve this they have dedicated a 40-
foot tree buffer on the east side and have several surrounding treescapes. As Russett
described. Forest View will preserve 44.6% of trees in Forest View, counting the wooden buffers
and remnant woodlands, they will also be planting 828 trees within the development and have
designated outlots in total of almost 19 acres to preserve the existed forested areas. Another
question that was asked was with respect to the modifications to the Forest View neighborhood
since April. Russett acknowledged most of them but Becker highlighted the 30% reduction in the
number of homes in the west side of the development when they removed the 24-plex. In
addition, also worth mentioning they shifted the single family homes to better blend with the
existing neighborhoods to the west, south and east of the development based on feedback from
neighbors. They also added tree buffers on the west, south and east sides of the development
as well. A question was asked about the relocation plan, the relocation plan was updated and
finalized in May 2018. For the residents staying within the development each qualified resident
begins by leasing a home at an initial $310 per month, this rent rate escalates at 2% annually.
During the first 15 years leased a portion of the rent will be escrowed and used as a down
payment. At year 15 the home will be sold to the resident at a pre-determined amount of
$66,340. Another question was asked about construction price of the single family homes, as
describe in the relocation plan the project cost per home is $202,000 and they have been able to
hold to that price. Approximately 50% of that cost is comprised of the cost to build the homes,
the remaining 50% includes the land, soft costs, financing fees, permits, roadways and
infrastructure. The question asked about lot dimensions in Forest View neighborhood Becker
explained what is represented today has evolved over several years and many iterations, many
compromises have been made with consideration of all stakeholders. The average size of the
Planning and Zoning Commission
February 21, 2019
Page 11 of 23
lots is 4800 square feet, which allows for 57 homes to be constructed, what is shown today has
been signed off by all parties involved including the residents, the City, the Center for Worker
Justice and the development team.
Martin asked for clarification on the term single family home, does that refer to the manufactured
homes. Becker confirmed that is correct. Martin wanted to understand because single family
homes and manufactured homes have different loan lending requirements so there is a
difference.
Becker next discussed meeting the criteria for the waivers, specifically for lots 16-48 and lots 58-
73 with having the back alley ways and the frontage reduction. For the sake of the residents and
the development they cannot afford anymore reductions to the number of homes. A question
was asked about how many residents currently live in Forest View Mobile Home Park and there
are 95 families living there. In the new development there will only be 57 homes constructed.
Becker next discussed the impacts to Mackinaw Village neighborhood, the proposed
development meets the intent of what was approved in the Comprehensive Plan Amendment. In
lieu of the multifamily they have proposed single family, the density has been substantially
reduced to better compliment the adjacent neighborhoods. The original Comprehensive Plan
had 314 units and required the development to cut down more trees, the April plan had 83
homes and the current plan has only 57 manufactured homes. With respect to design standards
the homes will be a single story with a permanent fix foundation and the road and infrastructure
will be built to City Code. With respect to the setbacks, the setbacks will be in compliance with
Code with a second point of access from all surrounding neighborhoods to the south and west of
the development connecting from Flint Drive and Algonquin Road. With respect to lighting, the
lighting will be in compliance with City Code and with respect to woodland buffers, they will be
included. Becker stated there will be a treescape buffer between the proposed Forest View
development and surrounding neighborhoods as requested. During the initial 15 year
compliance period the homes will be owned by the owners of North Dubuque LLC and managed
and maintained by Blackbird. After the 15 year compliance period the homeowners association
will determine who will be responsible. To answer the question asked about safety concerns
with respect to vehicular speeds along Forest View Drive, the development team and residents
of Forest View share that concern and are amenable to the City’s suggestions with respect to
reasonable speed control measures to reduce speeds and keep the kids safe. In working with
the City to address this concern they have added a circle drive adjacent to the neighborhood
development with the plan. Becker next addressed the question on open space in Forest View
neighborhood, there will be several outlots, one in particular (outlot D) is 1.65 acres and will be a
dedicated green space recreation area including play areas, possibly a soccer field area, garden
areas and a playground. This area is over an acre greater than the minimal requirement and
equates to 1 ¼ of two professional football fields including both end zones. Becker noted the
ownership team has committed $100,000 for recreational space and equipment for this area and
the fit-out of the space will be determined by the homeowners association as no one knows
better than those that will be living there. This area will be privately owned but open for public
recreation use. There is also lot 49, directly to the north, which will be a community center for
the residents, this lot is roughly 16,000 square feet and will include a 2400 square foot facility for
the residents, it is also adjacent to 6 acres of preservation directly to the north and 8 ½ acres of
preservation to the east. The final question asked was regarding the Conditional Zoning
Agreement, Becker noted to date they have provided everything they have and understand they
will be held to the Conditional Zoning Agreement that will be drafted by the City Attorney and
approved by the Council. Becker stated they recognize that they and all future owners will be
Planning and Zoning Commission
February 21, 2019
Page 12 of 23
required to comply with City Code which will require City approval prior to any issuance of all
permits.
In conclusion Becker stated the have diligently worked with the City on their primary objectives
and to address namely the relocation, access, preservation and compliance. Within the
proposed this development will provide relocation opportunities and/or safe, quality affordable
housing for the residents of Forest View Mobile Home Park, they addressed this by maximizing
the number of homes in the neighborhood, neighboring a single family development to and
existing single family neighborhood. Second, this development will provide a secondary access
within the development, they address this by providing an access point that meets City, State
and Federal requirements. Third this development will preserve trees, sensitive areas and the
beautiful entryway, they address this by building up instead of out in cluster areas to maximize
preservation, planting 828 trees and adding tree buffers along the eastern and western borders.
Fourth, this development will be compatible and complimentary to adjacent developments and
will not adversely impact the surrounding neighborhoods. They address this by satisfying code
requirements and working with the City in consideration of all the stakeholders comments and
concerns. Becker stated in the end they are here to help the residents of Forest View
experience the American dream and to collaborate with the greater community to enhance
connectivity in all senses of the word. Becker thanked the Commission for their time tonight and
welcomes their feedback.
Signs asked about the manufactured homes sitting on fixed foundations and if they would be on
individual lots, each home goes with each lot, it is not a lot rental situation. Becker confirmed
that was correct.
Baker noted that in a previous rendition the manufactured housing was centered more to the
middle of the development and the multifamily was to the west. That design proposal went
through a staff review and the Comprehensive Plan was amended through a staff review and
then after that the plans changed at the staff’s direction? Becker confirmed that was correct.
Baker next asked about the hybrid commercial area, the staff report (on page 5) states staff
supports the proposed hybrid commercial zoning for the following reasons…and the fourth
reason is the economical viable commercial zoning helps facilitate the construction of critical
flood mitigation…is it Becker’s position that this project absolutely has to have a commercial
component or the entire redevelopment is not feasible. Becker confirmed the commercial area
will help offset the costs for constructing the homes on the west side. Baker asked if the whole
area was planned as a large residential area it would still not be financially viable. Becker
confirmed that was correct.
Baker asked about the North Dubuque entrance, along the interstate there will be signage (hotel,
gas station available), but once a car makes the turn there is no additional signage along North
Dubuque Street. Becker stated it is their intent with the retaining wall that is represented will
allow for the commercial uses to have their logos inscribed on that wall.
Baker next asked about lighting for the gas station, there was some provision about allowing an
electronic sign that is standard with most gas stations, when he looks at the lot layout for the gas
station, two 20-foot signs one is right on the corner so he asks at what point someone driving
down North Dubuque Street would they see that sign. Becker said there are a couple solutions,
the sign will be seen from the interstate but more likely someone will use their phone to GPS it if
they don’t already know the gas station is there, those that live to the west will know it well and
obviously know where to go, and those coming from the city will also be familiar with the area as
Planning and Zoning Commission
February 21, 2019
Page 13 of 23
well. Baker understands many want a gas station in that area however he is concerned how it
can possibly be a viable business there and maintain the green treescape entrance way into
Iowa City. Baker asked if a gas station is necessary for the viability for the overall development
and Becker confirmed it is.
Martin asked if it was possible to get a spec of one of the homes with all the finishes details.
Becker acknowledged he would get that information to the Commission.
Hensch said one of the efforts in the area is to include a diversity of housing types and
populations of people that can live there and the senior housing area still seems to be optional
and asked if Becker could elaborate on the decision making of if that area will go to senior
housing or just be multifamily. Hensch noted there is a lot of interest in having a diversity of ages
in housing living in this area. Becker stated it is their intent to have full-care senior housing
provided in the facility so each of those buildings will have various dedications, one to senior
living, one to assisted living and another to memory care which is also why there is a difference
in number of levels in each building. Therefore it is built with the intent to market it to senior
living.
Martin asked if they had someone in mind to purchase the senior living areas or if it would be
fresh marketing. Becker said about a year ago they went out to market with the area and had
interest but as things have been deferred they have had to postpone conversations.
Hensch was happy to hear about traffic calming devices on Forest View Lane, and he really likes
the traffic circle, he feels it is a very long stretch of road and livability for families is one of his
priorities and keeping traffic slow. He noted one of the staff’s options in the memo was maybe to
put raised beds in that road and wondered if the development team thought that might be an
option. Becker acknowledged it is something they would be open to.
Hensch questioned outlot D, the proposed public space essentially for the people living in the
manufactured housing neighborhood and also looks like there is some open space for recreation
in outlot F but he noticed in the plans this time there is no detailing, he acknowledged Becker
addressed this in his report that the residents of Forest View would make the decisions but
Hensch would feel more comfortable to see something of the tentative plans for the space.
Becker said they can follow up with the co-applicants and gather information for the next
meeting.
Dyer questioned the 828 trees they will be planting and when they will be planted. Becker said
the trees will be planted as the areas are developed. As far as how they are looking to develop
they will follow the road and infrastructure development. Forest View will be built first along with
the initial commercial lots along the east side.
Dyer said ordinarily when the Commission approves OPDs they see elevations of buildings
showing the materials and use, they see recreation areas delineated with picnic tables and play
equipment and they have sent OPDs back to developers to provide that information so she is
concerned there is a lot of “trust me” in this proposal, there are no building elevations, no play
equipment, no picnic tables, and it is a huge area of the city they are asking the whole city to
accept. Becker said with respect to that there will be two agreements they will be signing with
the City, one is a Conditional Zoning Agreement and the other is an Affordable Housing
Agreement which will include the stipulation the developer has given $100,000 for play
equipment for the recreational space to be decided upon by the homeowners. The Conditional
Planning and Zoning Commission
February 21, 2019
Page 14 of 23
Zoning Agreement will hold the developer to the design standards stipulated in that agreement.
Russett noted that in lieu of the elevations staff has been working with the applicant to identify
some additional design standards and design guidelines which will be included in the Conditional
Zoning Agreement, so if there are details missing or additional things the Commission would like
to see they wish to see in the Agreement staff would be happy to have that feedback.
Martin agrees with Dyer and would like to see the elevations because this area is such a high
point of town and feels it is important.
Hensch noted that other times when they haven’t had specific elevations they have had some
articulations about quality building materials, etc. That may go a long way to sway some
concerns.
Becker noted that Kevin Munson with Neuman Munson Architects has provided some of that
detail concerning materials and what they are proposing to build. Hensch stated that would be
helpful to see.
Townsend had a question about the manufactured homes, some lots are 4000 square feet and
some are 5000 square feet and the size of the units are larger or smaller depending on the size
of the lots. Will there be a difference in the rate charged for the two different sizes. Becker noted
the current rent rate to live in Forest View is $310 and that is what they will charge. Townsend
said even through there is a difference in lot size and structure size. Becker noted there is no
difference in structure size, only lot size.
Baker has not reviewed the transportation study so asked when it was completed, did it take into
account the current layout or the previous layout. Becker said it took into consideration this
layout, it has more units than what is describe here because at the time it was completed it was
542 units and 530 are represented today. He believes the study was done in the last three to six
months. Russett confirmed it was done at the end of last year.
Baker asked if would be a safe assumption to say moving the manufactured housing to the west
side versus the multifamily you are decreasing potential traffic on Algonquin Road and Mackinaw
Drive. Becker confirmed and agreed it is an improvement for traffic in the existing
neighborhoods.
Baker noted one of the questions raised in correspondence from the neighbors was in design
and in the earlier discussions of the multifamily on the west side there was a point made they
would be designed to be compatible with or supportive of the existing homes in that area, now
with manufactured housing on the west side there seems to be less flexibility on design and
compatibility. Becker said that will be best answered by providing the specs of the manufactured
housing to the Commission.
Dyer asked if Flint Drive and Algonquin Road are 50-feet wide. Becker said it will be Flint Drive
and Cole Drive that will be 50-feet wide and Algonquin Road is 60-feet wide. Dyer believes
those will be the roads that take up the whole Peninsula area traffic when Foster Road is
flooded. Becker noted that with Flint Drive is already developed at 50-feet wide.
Ed Cole (620 Foster Road) is one of the owners and developers and noted this project will be
right in his front yard and he is thrilled. He said they have watched these families raise their
Planning and Zoning Commission
February 21, 2019
Page 15 of 23
families in Forest View for three generations and everyone has stayed together. This project has
a lot of “not in my backyard” philosophy going on and it hurts, this project should be a pilot for the
rest of the country on how to incorporate affordable housing into a development.
Hensch asked how many lots are in the current mobile home park, how many occupied mobile
homes and dimensions of the current lots. Cole said the current lots at Forest View have 16
units to an acre, which when built back in the late 40’s and 50’s the home sizes and lots sizes
were small, and there were no requirements so they flooded as many in as could fit. He feels the
average lot size would be 30x60 (1800 square feet). There are currently 155 mobile homes in
the park on 16 acres.
Dyer asked for the reason for reducing the number of manufactured homes from the number of
occupied homes now. Cole said just the allowable space, back when the current park was built
they put 16 units per acre and today’s laws state 8 units per acre. Dyer asked why though if
there are currently 92 occupied units why are they only proposing 57 in the new location. Becker
noted there are several goals they are trying to accomplish and one of which is preserving the
trees and in order to preserve the trees and wetlands and provide the homes in the correct lot
size they were limited in terms of space. Also in providing the green space area and 300 foot
sound buffer added to the constraining factors. Dyer noted that presumably they could use more
land to put more manufactured homes on to correspond with the number needed rather than the
multifamily uses.
Signs acknowledged that a number of the families are planning to move elsewhere and per the
relocation plan will receive money for doing so and not all the 92 families are planning to stay.
Becker confirmed that was correct.
Baker thanked Mr. Cole for working with the City as much as he has over the years and
acknowledged if they agree about anything at all if this proposal goes forward it will be a
remarkable improvement in the quality of life for a lot of people who are living out there right now
and he should be commended for that.
Wilfred Nixon (802 Tranquil Bluff Trail) lives just off Mackinaw Drive, he has lived in Iowa City,
although not on Tranquil Bluff Trail, for 32 years. His primary concern with this proposal is the
traffic. The study indicates the traffic along North Dubuque Street will increase by 15,000
vehicles a day as a result of this development buildout. The only reason for that is because of
the development. Those vehicles will not just be on North Dubuque Street, they will be coming
down Forest View Drive and that is an awful lot of vehicles and it will not be uniform during the
day and they can envision many hours during the day when they will be seeing a 1000 vehicles
an hour on Forest View Drive which is an awful lot of vehicles. It is 15 or 16 per minute, they
currently don’t see that sort of traffic level anywhere in this part of time, and the roads even as
proposed are in no way able to handle that much traffic. And while he agrees with the need for
traffic calming it will make the problem even worse. There are two things that can happen here,
either they get that much traffic and they get what they might call charitably call a “hot mess” or
they don’t get that much traffic and the commercial entities fail because they don’t have enough
customers. He doesn’t see a way to generate a win on this, the area is simply not able to take in
1000 vehicles per hour. Secondly this additional traffic will accelerate the need to rebuild the I-
80 interchange in about 11 years. Such interchanges typically cost several million dollars and
the time value money of several million dollars over 11 years is quite a lot of dollars and it was
mentioned those dollars would be an agreement with the City of Iowa City and the State, but it is
still our money and is a lot of expense. Nixon questions what they will get for that money,
Planning and Zoning Commission
February 21, 2019
Page 16 of 23
sometimes they get good things from development, here we are going to get a gas station. He
has not noticed a lack of gas stations in and around Iowa City. They are going to get some fast
food restaurants, we already have some of those as well, they are going to get some hotels, the
city already has a few of those too. He is not seeing anything here which is sufficiently unique to
cost the City several million dollars over 10 or 11 years in terms of time value of money and 1000
vehicles per hour on a two-lane road. Given that he asks the Commission to reject the proposal
as it stands.
Donna Davis (1205 Laura Drive, #95) has lived in Forest View with her husband since 1986.
When they first moved there it was with the intention of living there for a few years and probably
saving enough money to buy a home but somehow homes were never affordable enough for
them to buy and time went on and they have now lived there for over 30 years and probably
would continue to live there but their trailer is falling apart. It is a 55 year old trailer and probably
only built to last for 25 years. Davis acknowledged that most of her neighbors are in the same
situation, the trailers are literally falling apart, falling in on their heads. Three years ago when
this whole process started she doesn’t think they had any idea it would take this long and they
are coming to learn three years isn’t that much time in the life of a city but in their lives with their
old trailers is it a lot of time. Davis stated these are good people in this mobile home park, they
are all neighbors in the true sense of the word, they take care of each other, they look out for
each other, they are hard-working people and want to keep the neighborhood together because
they are their own support system. For the people that have children they are currently in a
school that is very good for them and they just want to stay together. Davis noted they are so
pleased that developers are willing to give them this opportunity, for some of them this may be
the only chance they ever get to own their own home and any study can tell you how important
that is for people. She feels at her age this is the first time in her life she has felt housing
insecure and she doesn’t like it a bit. She asks the Commission to give consideration to passing
this proposal.
Jillian Nagle (751 Mission Point Road) wants to voice two concerns she has with the proposal,
one is traffic which has been brought up a lot, but her main concern lies on Algonquin Road,
there are lots of cars parked on Algonquin Road and especially in the winter it is very hard to get
through and you typically have to play the jogging game with people coming the other way. With
this additional road, Forest View, anyone coming from the north is typically going to be turning
onto Forest View rather than going to Foster Road, it just makes more sense, which then would
bring the traffic through Algonquin Road, partially because Flint Drive is going to be a smaller
road as well, her concern is the additional traffic on Algonquin Road and the street being able to
withstand the two-way traffic there. Her other concern is regarding the good neighbor meeting,
which Becker mentioned was in December 2017, she personally doesn’t remember having an
invite to that meeting and she has been in her home since 2013. She did note at that time, in
2017 she didn’t have an issue with the plan so maybe she was invited and didn’t attend. The
plan was changed in April 2018 and neighbors were notified in April of the plan change but have
not been invited to a good neighbor meeting with the developer since. Nagle acknowledged the
developer has done a fantastic job of including the affected residents of Forest View but the
neighboring areas have been left out of the planning and voicing their opinions.
Sulay Flores (1205 Laura Drive #80) (via translator) has been a resident of Forest View for five
years, her husband has lived there for 10 years already and we have realized that it is a
community, a neighborhood, it is well located, it is accessible, it is centrally located and they are
reasonably priced living quarters, homes to live in, it is a very quiet and calm neighborhood. In
the last few years she has lived there she appreciates that none of the other neighborhoods or
communities have been affected so she believes it is a development that can be possible like
Planning and Zoning Commission
February 21, 2019
Page 17 of 23
folks like herself that are lower income and they can share so they can obtain dignified living
because all of them have opportunities to get better and improve themselves in all aspects. And
in especially and in particular with improvements to housing which is a right we all have to do for
ourselves.
Javier Laguna (1205 Laura Drive #63) (via translator) lives in Forest View and has lived there for
more than 10 years. He is in complete agreement the Commission should approve the
development given that it is an opportunity for himself, his family, his children, it is close to
school, it is close to shopping and it is close to his job. And this is a brighter future for my family,
my children and myself. When he cannot be there for his children he knows he has a community
where he lives, his neighbors, who are very good people, they all know each other and have
lived there for many years. The home would be a dream come true and this would be a great
new future for myself and my family, for my children so they have a place to live and call home.
Marcial Utalo (1205 Laura Drive) (via translator) has lived 15 years in Forest View, he has raised
his family, his children, there. Forest View is very calm, it is a quiet neighborhood, in addition to
that it is a part of his heritage in this community, and he knows all of his neighbors as said
previously. When he cannot get out of work early, or doesn’t have someone to take his children
to school or pick them up from school he calls a friend and they will pick up his children. In
addition the schools are close by, work is close by, and practically this is a good development
and he believes it is a great opportunity to have a home, a dignified home, with a rent that is
reasonable and affordable and in addition this development will be an improvement to the City. It
is true that we aren’t that many people in this area but he believes the people that oppose or
refer to traffic every September when football season starts that street is always completely
maxed out and he has not seen anyone protesting because there is too much traffic. He
believes it is ridiculous to believe the people who live in Forest View or in the at-large community
will create too much traffic on those streets.
Sara Barron (Executive Director, Johnson County Affordable Housing Coalition) is here tonight
with the support of the Johnson County Affordable Housing Coalition Board of Directors and
members to speak in favor of this project. They have several reasons to bring to the
Commission’s consideration. The first is these new homes being proposed are permanent
homes for single family households to have something beyond their current living conditions.
While they are being called manufactured homes and there are distinctions there, these are
permanent homes that will be a great improvement in quality of housing for Forest View
residents. The proposal keeps the existing neighborhood together and the residents of the
community have said that is a priority for them and the Coalition supports them in naming that as
a priority. Barron notes Iowa City says they are a City that values inclusion and this development
gets us closer to that goal of including many different housing types and family types in all the
neighborhoods. For those who have been present for the many iterations of these conversations
you know while people’s arguments may have gotten more sophisticated that when people first
came to respond to this project it was very difficult for them to hide some of the biases that were
influencing their objection to the project. Barron stated that the City will need innovation in order
to solve the housing problems, so while yes there are some lot size waivers and some things that
are being asked for, but while we move toward that goal of what it looks like to create more
housing options we need Planning and Zoning to invest in more creative solutions like the ones
that are being proposed through this redevelopment. Barron notes this development stands out
because the residents have been so involved in the planning process and we can be assured
they may not be getting what they want because they are able to say very clearly what they want
and they are getting their needs met from this project. Therefore we can set aside any of our
Planning and Zoning Commission
February 21, 2019
Page 18 of 23
own concerns knowing the residents have been outstanding advocates for themselves and they
have asked so many questions and have pushed for solid answers to those questions and
Barron trusts them and he work they have done with the developers. Barron stated that if one
were to look at some of the adjoining neighborhoods many of those home have very small green
space allocations and lot sizes so really what is being proposed is not outside of the character of
the neighborhood and general development of that area. Finally there is a plan in place to take
excellent care of this neighborhood and urges the Commission to listen to the residents when
they say they are ready to invest in this neighborhood and not let people suggest it may detract
from the quality of the overall neighborhood because we know they are about to greet some
really outstanding new neighbors.
Margarita Rodriguez (1205 Laura Drive #121) came to Iowa City in 1990 and has lived in Forest
View for 29 years now, her kids grew up there, they all went to school, elementary, junior high
and high school, they all graduated and she is very proud of them. Rodriguez believes Blackbird
and the owners are doing a good thing for the residents, she has lived in #153, moved to #74,
moved to #91 and now she lives in #121. She says to get this project going, get the half glass to
a full glass and have everybody with enjoyment. She has never had such an opportunity, when
she first got here she saw a sign that said “rent to own” and when she called that number and
said her name the man immediately said he didn’t think she was qualified. Now she is really
being given this opportunity to rent to own, please let her take it, please let her have a good
home, it would be so great. What the Commission does and decides will matter, it is a choice
and she will be very glad when they make that choice. With regards to traffic, she has lived there
29 years and football, basketball, performances, people don’t slow down, she drives through
there and follows the speed limits (25, 35) and sees cars not following those instructions. She
asks the Commission to consider this and continue with the project as she would like to be part
of it.
Margarita Baltazer (1205 Laura Drive) (via translator) is the president of the Forest View
Association, this night, the community of Forest View is here tonight, so that the Commission will
hear the concerns from the community. This project is super important for all of them, this
project is for lower income, it is a project or development for a dream for many of them, for their
children, for people who have lived there for more than 30 years. You can drive by their
neighborhood and check out their homes, you’ll see them, hers is kind of okay but she does go
to sleep and wonder what is going to happen to her home, how much more time will she have
here, will it fall down, what is she to do with her children, how will she move herself to get to
work. What will she tell her children, please take into consideration our children, they have
dreams of having a home, a more dignified home, they all work with dignity to earn their money
and pay their rent, they know this development has been very long but thanks to their
community, they got organized, they spoke up, to say they want something better for
themselves. They have sat down with the developers and presented their needs and concerns
and have worked collaboratively, every month they have meetings and every month they have
hope to give their children a better home. Baltazer noted she is a single parent, she wakes up
every morning with energizing hope that she can get a better home for her child, her daughter.
These homes are affordable, she can afford this home, she cannot afford any other place, they
are too expensive, because she is also thinking of her daughter’s future, going to university and
the support she wants to provide there. If the Commission allows this development to go through
you will allow the parents to dedicate more time and more money to invest into the future of our
children to be university graduates. Her child and the children of Forest View are the same
children like any other place and they deserve a dignified home.
Planning and Zoning Commission
February 21, 2019
Page 19 of 23
Martin is curious how the residents of Forest View feel about the addition of the highway
commercial area being proposed. Baltazer said the commercial part is an opportunity for the
residents as well because they can have employment very close by, they will have more
opportunities to work very close to home and maybe not even have to drive. She also added the
school is super close by for the children.
Rafael Morataya (1556 1st Avenue, #C) is the Executive Director for the Center for Worker
Justice and noted this project started before his time in the City, three years ago, and the
residents have been really patience for the last three years, they have been organizing, created
a tenants association to defend and understand the concept and to set a precedent for the City.
The Center for Worker Justice has trust in the developer who is from Des Moines, for this project.
Morataya doesn’t believe the City has done a project like this before, especially to have 57
affordable housing homes. This will help 57 families, they will own homes after 15 years. This is
a unique opportunity for the City to set an example for the State as a whole. Morataya presented
signatures from a meeting held at the Center today for support.
Chris Traeger (700 Mission Point Road) wanted to touch on something he heard from Baltzar
that they have been meeting monthly with the developers and he was not aware of this and
noted this has been how the entire process has been with their neighborhood, very limited
information has been passed along to them, they rarely hear about meetings. It is interesting to
him the developers are taking time to meet with the Forest View residents but not taking the time
to meet with the surrounding neighborhoods that are being affected.
Gustavo Caro (1902 Algonquin Road) (via translator) is the president of the Homeowners
Association at McCormick II Condominiums which are the houses that in front of the future
development. He wants to continue on something Traeger said regarding the conversations the
developer has had with the various neighbors and why the neighbors in front of the development
have not had any meetings with the developers of any kind. They have met with the neighbors
from Mission Point on a number of occasions and many of them have different types of concerns
and questions and would like to have the same treatment the other people have had with respect
to transparency. It would be a good idea if it would happen after this meeting so the outcome of
this development would be positive for all. Caro noted it is being said at this meeting one of the
objectives is to incorporate more people that are in close neighborhoods which he believes
would be important to start a new relationship with the neighbors and start dialogue and not
place one group against another. As a person that lives in the neighborhood, he would like more
details with respect to the traffic, which he doesn’t believe it is a silly topic when there is parking
issues with cars parked on either side of the street in both directions. Mission Point also has
areas where parking only is allowed on one side of the street so there are really problems with
the flow of people that come and go in terms of traffic and they need to address parking spaces
in terms of circulation for ambulances and emergency vehicles and such. He has not heard any
solutions in respect to those issues. In conclusion he noted there are some positive things they
have heard, but there is more work to resolve other concerns, doubts and problems in other
various neighborhoods that have not been invited.
Beth Pruessner (5 Knollwood Lane) her home is in the small neighborhood south of outlot A and
there has been lots of great discussion tonight, she appreciates Baker’s questions about the gas
station, they do appreciate the outlot A but do have concerns it will not be enough of a barrier
between the gas station and the homes in her neighborhood. At the last meeting she thought the
discussion of the buffer would be an acre but tonight is has been said to be 40 feet and is curious
if that changed.
Planning and Zoning Commission
February 21, 2019
Page 20 of 23
Russett replied that the 40 feet is a wooded buffer along the east side of the project area, along
North Dubuque Street, the acreage of outlot A is different.
Pruessner would also like to request to be invited to development meetings as well to hear the
great discussions. She stated they do have great concerns about the gas station in lot 1 and
propose it be flipped with lots 2 and 3 and be on the other side of the road and keep the fumes
and lights and traffic over there.
Deb Heiken (4 Knollwood Lane) she is in the northern most house in the Knollwood development
and her property line will go from 65 feet from outlot A to 260 feet on the other side. As far as
she can determine her bedroom window will be 200 feet from the proposed gas station we she
noted they can all agree no one would want to live like that. She questions the absolute need of
a gas station in this development. If there absolutely has to be a gas station then to flip it with
lots 2 and 3 so at least they don’t have that 24/7 lights, noise and fumes. She would much rather
sleep near a restaurant that will close at some point. The other concern she has is what the
future development potential is of outlot A, will it always just be trees or down the road if they
need more commercial footage could they turn outlot A into something. She noted there is a lot
of trust here and hard to know what will happen down the road. She asked the Commission to
take into concern the rest of those living next to the commercial area. It is great for what they are
doing for all families in the mobile home park, but the commercial area is of a concern. If it must
be done, could it be without a gas station it would be appreciated.
Martin asked how long Heiken has lived in her home. Heiken replied 23 years.
Signs asked how far away Heiken’s house from Dubuque Street is, say in comparison to lot 1.
Heiken is unsure, but they are setback from Dubuque Street.
Alberto Perez (1205 Laura Drive) (via translator) stated he would be very brief because he
knows the Commission is tired and told us not to repeat ourselves. On this day, realistically, as
with all the other meetings they have had they come up with the great big conclusions and
decisions that affect societies in all of the country, not just Iowa. If this development works out
as we believe, and as it is being planned out, this will be a very big project and rewrite history
because many other people will want to repeat this project in other parts of the country. He is an
artistic type of a guy, he paints portraits, he can do many things with his hands but one thing he
cannot do is tell people what to do, but he is very good at observing. When he came to Iowa City
and lived in Forest View he thought he would only live there for a few months, but saw the
neighbors were very calm, tranquil neighbors. He comes from Los Angeles and comparatively
this area is super tranquil and super calm, the people of Iowa are very noble and he liked and fell
in love with this place. When this development came about the residents were told the delay
would be about a year, 12 months, he was trilled, he didn’t participate but then the year came by
and nothing was done and they were told “next year” and while he continues to be happy
knowing it was all being taken care of. Now he has completely changed his opinion because he
has become aware this has taken three years, maybe going for another few months, but this
guarantees that things are being thought out carefully and well done, details are being managed
well, people who are managing this are being careful and thinking things out carefully. That is
what made him change his mind and he will participate more in this process, he does not want to
seem sarcastic or critical of things that have not been done well or things that could have been
done better, he is very secure and certain that all of this time that everyone has taken, and even
more time if you want, and the patience of the developers everyone will do a fabulous, grandiose
development. He does not want to tell the Commission where it is okay or not okay but want he
Planning and Zoning Commission
February 21, 2019
Page 21 of 23
wants to tell them, whatever they need that he can contribute to, he will do so. He will take his
time to help, if he is needed to help complete this project, he is bilingual and translates at the
hospital for patients. He is speaking in Spanish this evening and using a translator to make sure
exactly what he wants to say is being address correctly and understood.
Martin asked how long Perez has lived in Forest View. Perez replied four years.
Angelica Ortiz (1205 Laura Drive) (via translator) has lived in Forest View for 23 years, her boys
were born there, and the Cole family has been a blessing because they have always taken their
time so the children always have a place to play sports, learn, learn about God, gone to school
and don’t want to move from there, all their friends are located there, many of their friends have
been born and raised in Forest View. Many families have moved in and moved out of Forest
View, many of the children that have moved out have fallen into depression and fallen into bad
ways, including some of her neighbors, she doesn’t want that to happen to her family. The Cole
family is always keeping an eye on everyone, they know if the children are in the park too late
and tell them to go home, they take care of our children. This is why Ortiz has been very
comfortable living in this neighborhood. She noted her home is very small, she has three boys
and there is only two rooms, they need an extra room and it would be a blessing to have a new
home that is larger. Her home is old, with all the changes that are happening and possibility of a
new home, they cannot fix anything in the old home, it is all on pause. For that reason she asks
the Commission to please approve so the families can have new homes, everyone just wants
better homes for their children.
Alberto Ortiz (1205 Laura Drive) stated he was born and raised in Forest View, he goes to City
High where he will graduate this May. This development is about the American dream, it is his
families first opportunity to own a home, it has been a discussion of theirs for a while and it might
finally come true. This brings opportunities to work close to home, it brings amenities to the
neighborhood, the traffic and commercial is all to the east and the residential is to the rest. He
asked for the Commission’s support.
Sandra Garcia (1205 Laura Drive) has lived in Forest View as long as she can remember,
probably 20 years (she is 21) and would like to see this development go through, the family
keeps growing. Like others they live in a two-bedroom home and the family is getting bigger and
she would like to see her future children grow up as she did in this great community.
Cindy Onnen (1205 Laura Drive) has lived in Forest View for 45 years, she has raised her
children and her grandchildren in her mobile home. It is a very special place for her, it is very
difficult to think about moving but the current shape of court is changing. She has seen homes
go from 8-wide to 10-wide and replaced with 12-wide and 14-wide and now the trailers almost
touch each other because they go so much bigger. She knows she needs to move and that the
day would come, they all need a new place, they are outdated in many ways. She has been
fortunate to meet many people there of many cultures, economics and religions. She has helped
children, she has helped the elderly, the community is her home, and she cannot imagine living
anywhere else. The importance is more to her than some because it is home, it is a community
that looks after each other, they look out for the disabled and the elderly, and they care for each
other. People come back to visit the place, to see how it’s changed, it is very special for a lot of
people. People have chosen that community to live in and cannot imagine to live anywhere else.
Roberto Garcia (1205 Laura Drive) (via translator) has lived in Forest View since 1998 and just
as all other have provided a short statement he agrees with the comments. They are all a
community, if one asks for a favor, they all help each other. He knows his neighbors, the
Planning and Zoning Commission
February 21, 2019
Page 22 of 23
children call them their adoptive grandparents, because they have been there for such a long
time. He does not believe it is a complicated issue with the traffic, from Foster to Dubuque and
would like for the Commission to support the planning that is taking place for the homes and
support our families.
Hensch closed the public hearing.
Parsons moved to defer REZ18-00013/SUB18-0006 until the March 7, 2019 meeting.
Townsend seconded the motion. A vote was taken and the motion passed 7-0.
CONSIDERATION OF MEETING MINUTES: JANUARY 17, 2019 & FEBRUARY 4, 2019
Townsend moved to approve the meeting minutes of January 17, 2019 & February 4, 2019.
Parsons seconded.
A vote was taken and the motion passed 7-0.
PLANNING AND ZONING INFORMATION:
Russett gave an update on the proposed rezoning at 2130 Muscatine Avenue from commercial
to residential which was denied by the Planning & Zoning Commission went to Council earlier
this week and they have requested a consult with the Commission. The Council is proposing
March 12 at 5pm.
Baker noted he feels bad about that vote saying using the criteria of not holding a neighborhood
meeting is not correct since Code does not require such meeting. It should not be held against
the applicant.
The Commission agreed to the consult meeting on March 12.
Russett also noted the proposed text amendments for Title XIV was passed and adopted by City
Council at the meeting on Tuesday. Russett knows the Commission had concerns about the
change for the language regarding liquor and Councilman Cole had the same concerns and
voted against the amendment but everyone else was in favor so it was approved.
Adjournment:
Parsons moved to adjourn.
Signs seconded.
A vote was taken and the motion passed 7-0.