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HomeMy WebLinkAboutP&Z Agenda 6.15.17MINUTES PRELIMINARY PLANNING AND ZONING COMMISSION JUNE 1, 2017 – 7:00 PM – FORMAL MEETING EMMA J. HARVAT HALL, CITY HALL MEMBERS PRESENT: Ann Freerks, Carolyn Dyer Mike Hensch, Phoebe Martin, Max Parsons, Mark Signs, Jodie Theobald MEMBERS ABSENT: STAFF PRESENT: Sara Hektoen, Bob Miklo, John Yapp OTHERS PRESENT: Duane Musser, David Tokuhisa, Steve Long, Margarita Baltazar, Donna Davis, Maria Garcia, Marcel Lotado, Margarita Rodriquez, Juley Flores, Alberto Paris, Ivan Hall, Ginalie Swain, Brian DeCoster, Martha Kirby, Adam Pretorius, Kristin Wildensee, Laura Hawks, Debbie Heiken, Pat Heiken, Tim Conroy, Bob Kirby, Kurt Kimmerling, Terri Miller Chait, Dan McRoberts, Judy Joyce, Ed Cole CALL TO ORDER: Freerks called the meeting to order at 7:00 PM. PUBLIC DISCUSSION OF ANY ITEM NOT ON THE AGENDA: None. REZONING ITEM (REZ17-00009): Discussion of an application submitted by Watts Group Construction for a rezoning of approximately 21.77 acres from Rural Residential, RR-1, (4.16 acres) and Interim Development–Single Family Residential, ID-RS (17.61) acres to Single Family Residential (RS- 5) zone for property located north of Rohret Road, west of Lake Shore Drive. Miklo began the Staff Report showing a zoning map of the area in which the property is located, the surrounding areas within the city are zoned RS-5 Low Density Single Family. There is some Rural Residential, RR-1, zoning also in the neighborhood. There is a property to the south that is in the County, not the city, but it is also zoned residential. The existing Country Club Estates subdivisions were annexed and zoned residential a couple decades ago. Miklo pointed out an area of the annexation that was zoned Interim Development Residential (ID-RS) so it would allow agriculture uses until there was adequate infrastructure to allow development. Miklo said that the proposed zoning is the City’s lowest density zone (RS-5) and allows up to five single family housing units per acre, corner lots are allowed to have duplexes and smaller lots are allowed if alleys are put in. Staff finds that this proposed zone does meet the Comprehensive Plan which shows single family and duplexes in this general location. The proposed zoning is similar to surrounding neighborhoods as well. The reason this area hasn’t been rezoned and developed in the past is the lack of infrastructure. Sanitary sewer was improved with a lift station installed for Country Club Estates. Water service is also available to serve this area, but due to water pressure, Staff recommends that as part of a preliminary plat PlanningandZoningCommission June1,2017–FormalMeeting Page2of24  application, the developer be required to complete a pressure analysis and if necessary install a booster pump to provide adequate water pressure. Miklo discussed the condition of Rohret Road, as seen in the photos it is not currently improved to City standards, so Staff is recommending as a condition of approval that the developer improve the road to the first street that will be developed in the subdivision. Additionally the developer would need to pay the City the cost of developing the rest of the street in the future. The applicant agrees to pay 50% of the cost of improving the street to the western city limits. The City and/or future private development to the south will be responsible for the other 50%. Staff recommends approval of REZ17-00009, an application submitted by Watts Group Construction for a rezoning of approximately 21.77 acres to Low Density Single Family Residential (RS-5) zone for property located north of Rohret Road, west of Lake Shore Drive, subject to a Conditional Zoning Agreement specifying: 1) Upon subdividing any of the property hereby rezoned the Developer shall enter into a subdivider's agreement with the City for the installation of Rohret Road as a public improvement to the first street that will serve the development (a point approximately 200' west of Lake Shore Drive); 2) Prior to the issuance of a building permit, the Developer shall pay 50% of the cost of improving Rohret Road to the western city limits as determined by the City Engineer; 3) As part of a preliminary plat application for any of the property hereby rezoned, the Developer shall complete a water pressure analysis and, if necessary, design and construct the water system to include a booster pump to provide adequate water pressure. Freerks commented on her surprise that the report didn’t state the road would need to be improved across the whole development because that is something that is typically required. Miklo acknowledged there have been situations where the City has allowed subdivisions on unimproved roads, usually the zoning is already in place when that occurs, and that there is a formula in the Subdivision Code that allows the developer to pay a percentage of the developing of the street. Freerks asked if this area was currently in the streets capital improvement plan and Miklo stated it is not. Freerks stated her concern about the road not being fully developed at the time of the subdivision. Parsons asked about Rohret Road and if that area was all in the City. Miklo stated that it is not, the City line goes to approximately the center of the road and the other section is an easement in the County. Hensch asked if the road improvement is in the five-year plan for the County and Miklo replied that he didn’t believe so. Hensch commented on the water pressure issue and presumes that this point is the furthest west Iowa City will grow since there is the water pressure issues. Miklo stated that technically the Iowa City growth area does go further west, as typically growth area is based on water shed areas that flow towards the wastewater treatment plant. Miklo noted that this is a unique situation in that the alignment of Highway 965 is just to the west of this area and to ensure that highway is in the City the City expanded the growth area even though it was outside the watershed. So if that area further to the west is to develop, there will need to be extensive infrastructure improvements. PlanningandZoningCommission June1,2017–FormalMeeting Page3of24  Hensch asked about the issue of fire hydrant pressure. Miklo stated that the City is not aware there is a water pressure issue in this area, they are being proactive given the elevation of the property so that is why staff is recommending doing the water presure study. Parsons asked if Slothower Street is connected from Rohret Road to Melrose Avenue. Miklo stated it is not, there is a portion that road that has been abandoned and that would likely be redeveloped into some other road if the area was developed. Parsons noted it would be nice to have access to Melrose Avenue from these developments for people commuting via Highway 218. Signs asked about the OPD-5 area to the north. Miklo stated that the reason for that OPD-5 area is due to the wetlands in the larger subdivision and they were reducing the buffer so they went through sensitive areas rezoning to reduce the buffer. Freerks opened the public hearing. Duane Musser (MMS Consultants) stated that Taft Avenue, Herbert Hoover Highway, and American Legion Road are examples of where they have done developments up against County roads and have maintained the ditches until the City came through and did a City improvement project. Freerks commented that often there are issues with those examples. Freerks asked how many homes they plan for this development. Musser stated they have submitted a concept and preliminary plat that shows 80 units, all single-family. Hensch asked if the engineering analysis for the water pressure will include an assurance that there will be adequate water pressure for fire hydrants. Musser confirmed that yes that is one of the main requirements. He noted they completed the same exercise on Church Hills Parts 1, 2 & 3 and had to provide the same information before those plats were accepted. Parsons asked if there are examples elsewhere in the City where there was the need to add the booster pump. Musser is not aware of any in Iowa City, they have done some in other communities. Parsons asked if the cost of the booster pump and the study is upon the developer and Musser confirmed it will be the cost of the developer. David Tokuhisa (3305 Rohret Road SW) said he first wanted to thank Watts and MMS for working with the community to shift the future center line of Rohret Road to the north as to not take out the trees and encroach upon the property to the south which contains existing houses. Tokuhisa wanted these comments documented as they were presented by MMS when they briefed the neighborhood. Tokuhisa also noted the issue of the smaller lot housing, which will be on the edge of Rohret Road, and will be across the street from the largest lots in the area, which falls outside the City guidance for keeping like lots closer to similar sized houses. He stated they did a good job in avoiding putting the postage stamp lots next to the larger lots in the development but they completely forgot to take in account the houses across Rohret Road. The acreages in that part of the County run from 2 ½ to 6 acres in size. Tokuhisa suggested that the smaller lot homes be move to be along Slothower Road. Larger lots provide larger space for kids to play and therefore is less of an incentive to go wandering out across the street. Tokuhisa noted that front of these houses will front Rohret Road with an alley down the back and that concerns him, especially with respect to children, as the speeds along Rohret Road can be quite high. PlanningandZoningCommission June1,2017–FormalMeeting Page4of24  Hensch asked what is the speed limit on that portion of Rohret Road. Tokuhisa said the County side is 45 mph and the City side is 35 mph but once the cars clear the school zone it seems to be a free for all. Freerks asked Musser if he could comment on the shifting of the center lane. Musser stated that at the Good Neighbor Meeting they did discuss the shifting. The right-of-way is currently 60 feet wide and Rohret Road in the City limits is 80 feet wide so the developer/applicant has agreed to make up the difference of the 80 completely on the north so if or whenever Rohret Road is improved the County people to the south don’t have to dedicate any additional right-of- way and will maintain their current area. There was a lot of concerns about the trees, Musser stated he never promised or guaranteed that the trees would not be disturbed, there are currently no construction plans for that. At that time of construction, he is sure that all that can be done will be done to preserve the trees, the City Engineer has already confirmed that once a sidewalk is put in it will be a wide sidewalk on the north side and there will not be a sidewalk on the south side adjacent to the County homes. Musser noted that they did bring the preliminary plat to the Good Neighbor Meeting so everyone could see what was being proposed. Freerks asked about the homes that will front face Rohret Road and that there will need to be additional setbacks to accommodate the future right-of-way for Rohret Road improvements. Musser confirmed they are taking that into consideration with the setbacks. He noted the setbacks for those homes will be 40 feet and therefore have a larger front yard than the standard 25 foot setback. Signs asked if those homes will have alley entrances. Musser confirmed they would, noting that this is all a concept and preliminary plat all yet to be approved by Staff. Freerks asked Musser to continue to have conversations regarding lots sizes and other issues, those aren’t items the Commission is making decisions on this evening but all concerns should be addressed. It can often be an issue when the County abuts the City and things are drastically different. Hensch asked if there were any other issues raised at the Good Neighbor Meeting, the Commission never received a report from that meeting. Miklo noted that the concerns addressed by the neighbors were mostly about earlier phases of the subdivision and some erosion control that needed to be addressed. There were the concerns addressed tonight about the size of the lots on Rohret Road and the improvement of Rohret Road. Musser added there was discussion of speed on the road. There is also a homeowners association for the swimming pool and tennis courts and if this new subdivision will join in. Musser stated there were about 12 or 14 people at the meeting. Freerks closed the public discussion. Hensch moved to approve REZ17-00009 an application submitted by Watts Group Construction for a rezoning of approximately 21.77 acres to Low Density Single Family Residential (RS-5) zone for property located north of Rohret Road, west of Lake Shore Drive, subject to a Conditional Zoning Agreement specifying: 1) Upon subdividing any of the property hereby rezoned the Developer shall enter into a subdivider's agreement with the City for the installation of Rohret Road as a public improvement to the first street that will serve the development (a point approximately 200' west of Lake Shore Drive); 2) Prior to the issuance of a building permit, the Developer shall pay 50% of the cost PlanningandZoningCommission June1,2017–FormalMeeting Page5of24  of improving Rohret Road to the western city limits as determined by the City Engineer; 3) As part of a preliminary plat application for any of the property hereby rezoned, the Developer shall complete a water pressure analysis and, if necessary, design and construct the water system to include a booster pump to provide adequate water pressure. Theobald seconded the motion. Hensch agreed with Freerks on the concern that Rohret Road would not be completely developed with this project. Freerks asked about Commission input to capital improvements and perhaps this is a time to review the proposed capital improvements and add suggestions to present to Council. Signs agreed that it is a concern, potentially a middle ground would be to have the street paved fully through the final street connection. Freerks agreed with that idea. Theobald also agrees with the concerns regarding the street improvements and adding 80 additional homes to the area. Hensch asked if anyone was aware of the current traffic count on Rohret Road. Miklo does not have those numbers but could get them to the Commission by the next meeting. Parsons also stated a concern about approving this large of a development without improving the roads to accommodate all the traffic. Martin questioned the reason for deferring, noting that even if a conversation of adding road improvements to the Capital Plan doesn’t necessary deal with the situation at present. Freerks stated she feels that this plan to build 80 homes and not improve the road is not in the best interest of the community. If the Commission defers, perhaps that can lead to a negotiation to at least extend the road improvements to the end of the final street of the proposed subdivision. Signs suggested deferring this item. Hensch withdrew the motion, in favor of deferring. Signs moved to defer REZ17-00009 until the next meeting. Theobald seconded the motion. Signs asked to see the preliminary plat and concept at the next meeting as well. Hensch also requested that the Good Neighbor Meeting minutes be distributed to the Commission. A vote was taken and the motion carried 6-1 (Martin dissenting). COMPREHENSIVE PLAN ITEM (CPA16-00005): A public hearing on an application for a Comprehensive Plan amendment to amend the North PlanningandZoningCommission June1,2017–FormalMeeting Page6of24  District Plan for approximately 70 acres west of Dubuque Street, south of Interstate 80, and north and east of Mission Point Road and Mackinaw Drive, to modify the land use map, adopt a sensitive areas survey, and add certain housing, transportation and design goals. Yapp stated that North Dubuque, LLC owns approximately 70 acres of property west of Dubuque St, south of Interstate 80. The western portion of the property includes 1 single family home, the central portion· includes Forest View Mobile Home Park, and the eastern portion includes several other single family homes. The co-applicants, North Dubuque LLC and the Forest View Tenants Association, are requesting the adoption of a land use map and certain housing, transportation and design goals for the 70 acres. Yapp explained that with a Comprehensive Plan Amendment the Commission is tasked with two 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. Yapp showed a map of the existing North District Plan identifies the Forest View Mobile Home Park as 'multi-family residential,' and most of the remainder of the area as 'conservation design' and 'single-family/duplex residential.' The frontage along the west side of Dubuque St is identified as 'Large lot/ Rural Residential.' Yapp showed a map of the applicant’s proposed land use plan, for the central and southwest portions of the property, the Applicants have proposed amending the Map from 'conservation design' and 'single-family duplex residential' to Low-Medium Mixed Residential (8-13 units per acre).The south central portion of the property is proposed as the new neighborhood for residents of Forest View. For the northwest portion of the property, the applicants have proposed amending the Map from 'single-family duplex residential' to Multi-Family Residential (8-13 units per acre). The northern part of the property, the applicants have proposed amending the map from Multi-family residential (existing Forest View Mobile Home Park) to Highway/Neighborhood Commercial and the east portion is also to be Highway/Neighborhood Commercial. Yapp stated that the applicants’ submitted a concept plan that reflects a future Forest View Neighborhood in the central section of the property, office and mixed-use development along the south side of Interstate 80 with hotels and a small market along the Dubuque St frontage. There then would be townhome development to Mackinaw Village transitioning at the northwest portion of the property to a retirement village, multi-family apartments, and multi-family condominiums. Yapp reviewed the Staff Report, noting that regarding the Land Use Map a Change in Circumstances for the area is that since the North District Plan was adopted in 2001, over 500 new homes have been constructed in the Peninsula, Elk Run condominiums and Mackinaw Village including a mix of single-family and multi-family housing. Those areas are largely built out at this time. Other uses have been established including the Thornberry Dog Park and commercial and office uses. The Interstate 80 / Dubuque Street interchange has been improved and the Dubuque Street elevation and Park Road bridge replacement project is underway. With regard to Public Interest, the proposed development would provide a second means of access to the Peninsula and Mackinaw neighborhoods. The homes in Forest View Mobile Home Park were constructed prior to the National Manufacturing Housing Construction and Safety Standards Act of 1974. PlanningandZoningCommission June1,2017–FormalMeeting Page7of24  Yapp noted that the existing North District Plan has as a Housing Goal to maintain and enhance existing housing while providing opportunities for new housing development that complements existing neighborhoods, protects environmentally sensitive areas, and is affordable to people of all incomes. It has a Commercial and Institutional Uses goals to enhance commercial diversity and activity by encouraging a business mix that provides goods and services to satisfy neighborhood needs. Focus commercial activity in existing nodes along major arterial streets and discourage strip commercial development. The applicants have submitted a Sensitive Areas Inventory map which Staff proposes adopting as part of any Comprehensive Plan Amendment. The map was prepared by Earthview Environmental, who conducted surveys of the property and delineated the wetlands. While this Inventory should be considered a broad and general, it does reflect general conformance with the City Sensitive Areas Ordinance. Yapp pointed out areas on the map that would be preserved (light brown color) and those areas that would be disturbed (green colored) and it would generally meet the requirement to preserve 50% woodlands for residential development. Yapp pointed out on the map an existing gas pipeline easement. The applicants' Sensitive Areas Inventory is more detailed than information in the current North District Plan. The current North District Plan emphasizes providing for parks, trails and open space, and conservation design. With regards to Housing Goals, the south central portion of the property will become a new neighborhood for residents of Forest View Mobile Home Park. The western portion of the proposed development will transition from the Mackinaw Village neighborhood, with townhomes transitioning to higher densities further north from Mackinaw Village. North of Flint Drive, the applicants state that senior living and other multi-family buildings are proposed. The North District Plan currently states to “Maintain and enhance existing housing while providing opportunities for new housing development that complements existing neighborhoods, protects environmentally sensitive areas, and is affordable to people of all incomes and ages". Regarding the Change in Circumstances, Yapp stated the majority of homes in Forest View Mobile Home Park were constructed prior to modern safety standards. The age, and ongoing maintenance needs of the mobile homes is becoming more of an issue. The near build-out of the Peninsula neighborhood and nearby infrastructure improvements do make the property more ripe for development than when the North District Plan was first adopted. Regarding Public Interest, recreating an affordable community as outlined in the proposed relocation plan is consistent with North District Plan and affordable housing goals. Yapp briefly outlined a proposed Relocation Plan that was included in the Commissioner’s packets. All residents of Forest View Mobile Home Park who are residents on the day the Conditional Zoning Agreement is signed will receive relocation assistance. There are two types of replacement housing available, one type is single-family homes that the owner intends to construct and finance through low income housing tax credits with rents proposed at $310 per month and would increase at 2% per year. During the first 15 years tenants would accumulate equity on a principle of a loan amortized over 25 years. After 15 years, as proposed in the relocation plan, tenants would have the opportunity to purchase the home for an estimated price of $42,000. Alternatively they could continue to lease the home and cash out the equity. The second type of replacement housing is a cash assistance of $7,200 and is available to residents who are not income eligible to move into the housing tax credit project or to residents who chose to not move into the project. The owner is also proposing to provide all residents with advisory services which includes aid in paperwork, preparing to be homeowners, and moving PlanningandZoningCommission June1,2017–FormalMeeting Page8of24  assistance. Staff does not recommend adopting the Relocation Plan as part of a Comprehensive Plan Amendment but does recommend adopting the material items into any future Conditional Zoning Agreements. Residential land uses are proposed at higher densities than the current North District Plan. The North District Plan goal of "providing opportunities for new housing development that complements existing neighborhoods ... " which Staff feels is important in terms of how the proposed development transitions from the existing neighborhoods. Staff recommends the following Housing goals: a) Upon redevelopment of Forest View Mobile Home Park, the developer/owner should provide relocation assistance to the residents that includes replacement housing, preferably in the immediate area, advisory services and moving expenses. Said relocation assistance must be offered and made available prior to any demolition of existing homes as part of any first phase of development. A relocation plan must be made available to residents. b) 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. Yapp continued by discussing the Neighborhood/Highway Commercial Use the North District Plan states “It is a policy in the Comprehensive Plan to create and maintain attractive entrances to Iowa City. Dubuque St has long been recognized for its scenic character, views of the Iowa River, and woodlands and open space transitioning into the Northside neighborhood and downtown Iowa City. Discouraging changes in land use that might result in the degradation of the scenic qualities of the corridor will also protect the Dubuque St corridor.” The main change in circumstance is the growing population in the larger Peninsula neighborhood, and the professed need for neighborhood commercial to serve this population. Staff notes that the other change in circumstance which makes commercial development more feasible is the recent upgrades to the Dubuque St/ Interstate 80 Interchange. The North District Plan includes a goal to "focus commercial activity in existing nodes along major arterial streets". The City Council has adopted a Strategic Plan goal to "Proactively seek opportunities to facilitate development of our interstate entryways in a manner consistent with this strategic plan". The North District Plan discourages changes in land use that would result in the degradation of the scenic qualities of the Dubuque St corridor. Staff recommends that any Comprehensive Plan amendment include as a goal the need for a Conditional Zoning Agreement to address maintaining the scenic qualities of the Dubuque St entranceway. Yapp then showed the conceptual images the applicant submitted showing the Dubuque Street entranceway, the proposed new intersection, and a proposed hotel. Regarding transportation a new public street is proposed (Forest View Drive) that would connect Dubuque Street to Algonquin Road as well as Laura Drive. The proposed alignment would provide a secondary access/egress from the Peninsula area, which was evacuated during the Flood of 2008 because the single access road, Foster Road, was flooded. So even though the homes in the Peninsula and Mackinaw neighborhoods were not flooded, Foster Road was flooded and that is the only access to that area. Forest View Drive is proposed to connect to Dubuque St with a new intersection, turn lanes and traffic signal. The applicant has submitted a preliminary traffic study which demonstrates a need for a traffic signal and turn lanes at the proposed intersection. The traffic study also supports the access to Dubuque Street primarily PlanningandZoningCommission June1,2017–FormalMeeting Page9of24  due to the need to reduce traffic volumes at Foster Road and the need to distribute traffic. Yapp acknowledged that in the existing North District Plan it does call for a new east/west street from Laura Drive to the east side of the Mackinaw Village subdivision. The applicant is proposing something similar, but the new street would be along the south side of Interstate 80 and connect to Algonquin Road and have a new access to Dubuque Street. The North District Plan states "Development of this area has been limited due to the lack of adequate streets, water and sewer service”. A Change in Circumstance is there is now a property owner willing to install the necessary infrastructure, in a slightly different road alignment than the North District Plan, and has proposed a new access point to Dubuque Street. Creation of new east-west road is identified in the current North District Plan. The new street will provide a secondary access and relieve the necessity to evacuate the larger Peninsula area during major flood events and better distribute traffic. The creation of a new signalized intersection with Dubuque St is consistent with general goals for safe, efficient intersections where traffic volumes support the need for signalization. In summary, Yapp stated the applicant’s proposal does provide for: x The creation of replacement affordable housing and a commitment to the Forest View Relocation Plan; x Provision of a secondary access to the larger Peninsula neighborhood; x Creation of diverse housing types for a variety of households; x Providing commercial and office development opportunities at an existing highway interchange; and x A commitment to maintain the scenic qualities of the Dubuque St entranceway through conditional zoning agreements. Yapp noted the most significant changes to the current North District Plan include the introduction of commercial land uses west of the Dubuque St and south of Interstate 80, and the introduction of multi-family housing north and east of Mackinaw Village. Staff recommends approval of CPA16-00005 an addendum to the North District Plan, to: A. Adopt the land use map dated April 12, 2017 B. Adopt the Sensitive Areas Inventory dated April 5, 2017  C. Adopt the following goals:  a. Housing Goal: Upon redevelopment of Forest View Mobile Home Park the developer/owner should provide relocation assistance to the residents that includes replacement housing, preferably in the immediate area, advisory services and moving expenses. Said relocation assistance must be offered and made available prior to any demolition of existing homes as part of any first phase of development. A relocation plan must be made available to residents. b. Housing Goal: Any development of multi-family residential adjacent to the Mackinaw Village neighborhood must incorporate design standards, setbacks, woodland buffers, low-level lighting, and other methods to maintain the livability of the Mackinaw Village neighborhood. PlanningandZoningCommission June1,2017–FormalMeeting Page10of24  c. Commercial and Institutional Uses Goal: To preserve the scenic character of this primary entrance to the City, any redevelopment of property along Dubuque Street must adhere to strict design guidelines imposed through a Conditional Zoning Agreement. Such design guidelines will address building facade and materials, sign placement, setbacks from the street, screening and tree preservation. d. Transportation Goal: Upon redevelopment of property west of Dubuque Street 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. Yapp also mentioned some public input has been received regarding stormwater management, and as part of this Comprehensive Plan Amendment, while the applicant has taken a preliminary look at stormwater management, it has not been designed into the concept plan shown tonight or that was received in the Commissioners’ packets. Stormwater management will be required upon any development proposal. Hensch asked with other Comprehensive Plan Amendments done in the past has stormwater management ever been one of the goals. Yapp is not aware of any case where that has occurred because it is required according to City Ordinance at the time of development. Hektoen added that until an applicant has a project designed they do not go into that type of detail. Freerks understands that but also feels that it is in everyone’s best interest to know that the outcome is achievable before a lot of other time and money gets placed into the project. Before she is comfortable making these changes to the Comprehensive Plan and giving it the green light, stormwater management is a question that needs an answer. Freerks opened the public hearing. Steve Long (HBK Engineering) is working with the owners/developers on this process. Long also introduced Jimmy Becker (Developer, Blackbird Investments), Margarita Baltazar (President of Forest View Tenants Association) and Rafael Morataya (Executive Director Center for Worker Justice) whom have also been working with Long on this proposal for over a year. Long represents Forest View and North Dubuque, LLC who are the owners of the land and consist of Kevin Munson (Iowa City), Jeff Maxwell, Ed and Cherri Cole and Justin Doyle (Blackbird Investments). Long stated this is a very long and complicated process. The Cole family owned Forest View Mobile Home Park for over 20 years and have had numerous people approach them to redevelop the area. Because they have lived in Forest View Mobile Home Park as well as owned it they know it really is a community in the true sense. It is an affordable place to live where neighbors help each other out. Cole passed on many offers until the right developer came along that would also care about the future of the residents. The team of North Dubuque, LLC was formed and immediately partnered with the residents. Long acknowledged in his 20 years of development/planning he has never seen an instance where the owner of the land came together as a co-applicant with the actual residents that are impacted. Long noted that the concept plan was a result of almost 18 months of collaboration between the owners, developers, HBK Engineering, Forest View Mobile Home residents, Center for Worker Justice, City Staff, environmental non-profits, and surrounding neighborhood residents. PlanningandZoningCommission June1,2017–FormalMeeting Page11of24  Long began his presentation with Forest View Mobile Home Park, it was created in the 1940’s and over 90% of the homes there were constructed prior to 1974, the majority are from the 1950’s and 1960’s. This is important to note because in 1974 the federal law changed regarding the construction standards of mobile homes. Additionally because this park has been around for 70 years, the sewer is under constant repair. The development team and the residents decided they really wanted to keep the residents together, and to remain a community. They worked hard to find a location nearby, there are 68 children from this community that ride the school bus each day and didn’t want to disrupt that many children from Horace Mann. Long worked with a translator (Maria Hope) and personally visited 111 of the 122 occupied homes in Forest View and made sure everyone was aware of what was being proposed, had an input into what they wanted to see in the new neighborhood, and asked personal questions regarding income. The income piece was important because the program that is being proposed is call a 4% Tax Credit and there are income restrictions and requirements. Long stressed this is a tremendous opportunity as a path to home ownership and wanted to make sure all the residents were aware of that. Through the visits to the residents, they found that about 80% of the residents will qualify for this program, and even those that do not qualify will be accommodated through relocation programs. Margarita Baltazar (President of Forest View Tenants Association) is also a member of the Board of Directors for the Center for Workers Justice. This evening they are present here to support the continuation of this project. Before making her points in support of this project, she began by explaining a little bit on how they arrived at this point. It all began with rumors that the land had been sold and the uncertainty led them to investigate. They joined together and one of the institutions that has been their support helping as interpreters and intermediators in order to be able to communicate with people in the City and in all the meetings they have held in the center was the institution of Center for Worker Justice. When they confirmed that the land had been sold they began organize themselves. They knocked on doors and handed out flyers to have meetings. When they began knocking on doors there were initially some negative comments within and outside of their neighborhood. Divisions among people because people had different opinions and didn’t believe they would be able to achieve change. However, the commitment to move forward and to preserve the neighborhood and determination to protect the neighborhood allowed them to join together and bring the developers to the table together with residents so they could all voice concerns and come up with a plan. That afternoon was the beginning of arriving at that same goal for everyone. Each month they have been meeting, planning, and seeing the changes in the project and plans. They informed all the neighbors and invited all to participate but above all respecting the people who think differently. And even now they continue to unite more people so they can be on the same team. This has been achieved with a lot of perseverance so they can have better living. Sometimes they have been very tired after lots of work but they have maintained unity within the meetings. Now this afternoon they are here to support the project and to ask for the Commissions support to achieve the dream of Forest View. The Commission is playing a very important role in the lives of many people and Baltazar thanked them for their attention. She understands there will be some changes, but feels they can achieve some good changes. She wants to step aside so other neighbors can give their points of view as well. Thank you. Donna Davis (1205 Laura Drive #95) stated her husband Fred and herself have lived in Forest View Mobile Home Park since 1985 which was even before the Cole family owned it. When they first moved there it was mostly a transient place with a lot of students living there in the few years they were in school and young families that were going onto a house. Originally that was their plan, to save money living cheaply in a trailer court so they could buy a house eventually. However, the housing situation in Iowa City never was affordable for them. When they originally PlanningandZoningCommission June1,2017–FormalMeeting Page12of24  talked about developing the court and the plan was to move all the trailers back to the new development they were really concerned because they lives in one of those really old trailers and there is no way it is moving anywhere. They did not want to go back to apartment living and don’t feel they want to go into senior housing yet (although they will want that later down the road) but they just didn’t know what they would do. With this plan, they would achieve their dream of eventually owning a home. Davis cannot say enough about the people who worked with them on this, the Forest View Tenants Association, the developers, the landlord, everyone has just been fantastic. Davis asks that the Commission okay this plan because this is a neighborhood they really want to live in and people she wants to live with. Maria Garcia (1205 Laura Drive) has lived in the neighborhood for 17 years and her children grew up here. Her concern is that the trailers are very old and its effect on the health of children. There are children that show up with asthma because of the humidity in the houses/trailers that are very old. Garcia had traveled to Texas but her concern was her children didn’t like Texas because they are accustomed to the schools here and to their friends. She thinks that if her children would move from this place it would bring a lot of trauma to them since they have become accustomed to living here in this neighborhood. In terms of transportation for her children they have transportation that comes right to Forest View and are assured they will arrive safely to school. In the years they have lived here they have lived peacefully and calmly without any problems. Garcia supports the development of the developers and this project Marcel Lotado (1205 Laura Drive) has lived in Forest View for 15 years and likes his community. Everyone speaks Spanish and he doesn’t understand English. He hopes the dream of a new Forest View becomes a reality. His work is very close, he is only 10 minutes from his work, he can take his children to City Park, the library, and the public transportation that comes there is excellent when his car is not working. He supports the developers and the development and hopes for the Commission’s support as well. Margarita Rodriquez (1205 Laura Drive) has lived in Forest View for over 27 years, moving there in 1990 from Texas to bring her family to live in a better life. Her kids went to school here, grew up here and she only works about 6.5 miles from Forest View. She is very grateful for this development here. She hopes the Commission decides to support it as well, it has been so much work and after 27 years she has the opportunity to own a home. Juley Flores (1205 Laura Drive) is also a resident of Forest View and agrees with the discussion points that the President of the Association has raised. She feels this is an extremely important project in part because of the kinds of people who live there, people like her who are low income. One of the advantages she has seen with the development project that is before the Commission today is that they are respecting the amount of rent they currently pay monthly. It is extremely affordable for them and allows them to have a quality of life and maintaining the quality of life is very important to them. The important needs of a human being are housing, education and quality of life and she feels all these things can be realized through the plan they are developing. It has impacts across the City in terms of having the potential to create good jobs. Really the final and most essential point she wants to make is that in this plan they can all win, they win in terms of the quality of life they can enjoy and you win in helping other human beings achieve better lives. Alberto Paris (1205 Laura Drive) stated he is one of the youngest living at Forest View as he has only been there for two years. He joined the association of residents of Forest View because of the great cause that this project represents. Because it is a community PlanningandZoningCommission June1,2017–FormalMeeting Page13of24  development who’s objective is to improve the quality of housing and beautify the community of Forest View. Just as the entrance to the City is one of the entrances to the City with the most traffic, keeping in mind as well fauna and ecological design of the area. In an integral way also including dealing with the extra traffic in that area with the construction of new entrances and exits. This project represents a very important part of what we call the American dream. To enrich the quality of life of residents by changing the mobile homes for houses with people’s own property. In addition to having a commercial center that is only a few moments away from your housing. All of this automatically will raise the quality of life of this community. The unity and cooperation among the City authorities, developers, construction companies, and the neighbors of Forest View can make possible the realization of this project in this way benefiting the residents of Iowa City in this location by facilitating this cooperation of efforts. The social development for this community as well as for other communities across the State that find themselves in the same situation. In the history of the United States, Iowa has been a leader that has set the standard in the life of Americans through new concepts, technologies, and social influence for the national level. This urbanization project, by the association of Forest View represents one more of these changes. And also demonstrates the reason that this State has been called the heartland of the country. It is not because of its geographic situation, but because of the way the people here are that marks the social transcendence in the history of this country. Long stated those previous speakers were just a sampling of the over 350 people that live in Forest View and why the Cole family waited for the right development team for this project. Long noted that this representation of the new neighborhood is just a massing exercise, it is all just a concept. The homes are not mobile homes, they are modular homes on a permanent foundation. In New Orleans they are called shotgun style homes with a front porch and a front door. Although this is just a concept at this time, it is to fulfill not only the needs of the neighborhood but it is also an environmentally diverse area with a lot of sensitive areas especially along Dubuque Street. Long stated there is someone from Earthview Environmental if there are any questions. It is a high priority of the developers and the residents to maintain the beautiful entrance to Iowa City and do not want this to become like any other entrance in the United States that is just parking lots and Taco Johns (no offense to Taco Johns). Freerks asked about the concept drawing and if the trees shown are existing trees or new trees. She noted she has lots of questions and concerns, there has been a lot of discussion on the central portion but she wants to also discuss other areas of the plan such as traffic and environmental issues. Long acknowledged it is a complicated plan with lots of parts. In response to the tree question, it would be a combination of existing trees and new planted trees. The concept is really just to show that one will not be able to see the commercial area from Dubuque Street. The developers have talked with some potential occupants and they are fine with no signage or visibility, people use their smartphones to find places and there will be a blue sign on the interstate. Parsons asked if there would be any upgrade or improvement to Dubuque Street with the new intersection. Yapp stated there would need to be turn lanes added (north and south bound turn lanes). Freerks questioned the placement of the intersection on Dubuque Street and if City Engineers have been part of the discussions and noted the lack of space between the two intersections. Long said the Department of Transportation requires at least 600 feet from the off ramp before there is an intersection and this would be a little over 600 feet. He also noted they have one preliminary traffic study completed and after talking with City Staff they are updating PlanningandZoningCommission June1,2017–FormalMeeting Page14of24  the traffic study but it does appear to warrant the traffic signal. Yapp added that the Engineering Department has reviewed this at a concept level. Long reiterated they have held lots of meetings regarding this project with Staff and Good Neighbor Meetings and a development meeting for discussion on what people wanted to see in this neighborhood, which is where the idea of a marketplace came up. Freerks asked if marketplace really meant gas station/convenience store and Long confirmed that is most likely. Ivan Hall (14 Idyllwild Court) stated the Idyllwild community is in Iowa City and was formed in 1992, there was a major flood in 2008, and he was a pre-flood owner and has dealt with 3 1/2 foot of water in his house. He feels the number one capacity this property ought to provide is for the low income housing. When Hall was at the community meeting he asked the developer if he would be so ready to support them if it were just about them and he replied no, it is about making money. Part of the things that have transgressed, there was a Taft study back in 2012, grants of aid given back to the State and Federal for Idyllwild. There was a stormwater management study that has recently been done and none of these things were acted upon. Hall would describe it as the can being kicked down the road. He stated the single most risk area in this discussion is the Idyllwild community which right now gets a discharge from the hill. Stormwater management is not just water it is the composition of what comes down. Hall feels there is too much desire to the property and recommends the City prioritize to number one low income housing, and then regular housing and the last thing to put there is service stations and hotels because the water will flood Idyllwild. Hall noted Freerks stated she would like to see a study done to assure this project is not over committing and will accomplish what it says it will. Hall mentioned the National Pollutant Discharge Elimination System, it is a federal program and Iowa City has a permit and every permit requires by law that you protect the communities and waterways without exception from stormwater issues which pollutants, insecticides, and all bad things, not just discharge. The rate of discharge could be the same as it is today, but if the composition of it is changed, it could be lethal. Hall reiterated he supports the low income housing and the City should make this area a center for that. He also noted it was disappointing the Idyllwild was not mentioned anywhere as a sensitive area for the stormwater management in the environmental paper that was written. In fact it stated there were no stormwater inputs at this time. That is crazy, a 400 page study for Taft, the Idyllwild stormwater management study both exist. There are topographic maps of the area, there is wetlands for the property, and there is the existing drainage that comes across the street. Freerks acknowledged appreciation for the topographical map that was sent to the Commission by the Idyllwild people. Hall showed a map of Idyllwild area, it is 92 homes the water that comes down the hill has nowhere else to go. He shared his displeasure that Idyllwild can’t seem to get any support in the politics of Iowa City and can't get any support to protect the area. They have spent their own money to protect themselves and it seems like insult on misery but now there is an option in front of the Commission to use the MPS guidance that the engineers have, do the evaluation and then be able to make an informed decision. Hall stated he is a professional engineer, the topography, the wetlands, the stuff going on with Idyllwild can all be accomplished and still be able to support the low income housing they propose. Hall just feels the hotels and the gas station are too much. Hall stated he will petition to the Federal Government to the compliance and accuracy of the City's permit to do this development in an effort to protect himself. He noted that in the conversation there is concern about the Peninsula neighborhood and Foster Road flooding, if Foster Road floods, Idyllwild floods and they are not mentioned in the PlanningandZoningCommission June1,2017–FormalMeeting Page15of24  report. The dog park gets more press in the report by Staff than Idyllwild does and that is unconscionable. Additionally Hall stated the proximity for the two intersections onto Dubuque Street will be too close and will create traffic backup. Hall has more comments and hopes he will get more opportunity to participate, noting that the permit expires in October and it will be reviewed and if the Federal Government has to redo it, it will cost the City big bucks. Freerks stated that this proposal is not an "us against them" situation, everyone has a dream of their home, where they live, issues they've dealt with (flooding, etc.). The devil is in the details and it is all about how it comes together and that is why the Commission will take time with this and not rush a decision. Ginalie Swain (1024 Woodlawn Ave) stated that in the summer of 1969 she drove into Iowa City for the first time and she still remembers vividly pulling off of I-80 onto the long sweep of Dubuque Street with a few historic homes perched among the woods, the sparkling curve of the Iowa River, the emerald green of City Park and then the steep hill flanked by grand fraternity houses. Because of careful City planning the Dubuque Street entrance remains perhaps one of the loveliest entrances in any US town, most communities would give their eyetooth to have an entrance like that. It is safe from urban sprawl and is truly our front porch telling everyone that Iowa City is a special place. Tonight's applicants deserve incredible praise for diligent study of sensitive areas and thorough communication, transparency and planning for housing relocation. Nevertheless, because the Comprehensive Plan has long rightfully recognized the Dubuque Street entrance as deserving to be protected for its scenic qualities she urges special attention to the enormous change of introducing commercial use. First, one of the North District Planning principles for commercial use has been to "encourage a business mix that provides goods and services to satisfy neighborhood needs". Swain would venture that the proposed office park goes far beyond neighborhood needs. Second, the applicant's concept plan shows not one but two hotels which again seems well beyond neighborhood needs when there are hotels at the other I-80 exits and in fact wouldn’t we rather direct visitors to the hotels in our vibrant downtown or to the bed and breakfasts in the historic neighborhoods. Third, the applicant's plan to protect and retain the scenic quality (the hillsides and trees) yet the applicant also proposes to build two hotels where the very fact of hotels is for it to have signage and be seen by weary drivers pulling off the interstate at night. Swain recognizes the applicant’s comments about finding the hotels by GPS and all that but she herself doesn't do that when traveling. She brings this up because she questions if it is an achievable outcome. Fourth, in terms of the new trees that would have to be planted along Dubuque Street, how many decades it will take for any of those to really mask the hotels. Five, would the western most hotel be visible from the ramp which is really part of Dubuque Street (once you are off the interstate). The concept plan shows green in front of that hotel and parking lot but it looks more like grass than trees. Six, regarding the so-called marketplace will signage and parking for that also be screened? Is that an achievable outcome? Seven, Swain has a question regarding residential woodlands, the applicant states that the concept plan is "based on approximately 50% residential woodland preservation" but under the amendment requested the residential zoning would become RM-12 which only requires 20% woodland retention. Swain questions if this means the applicant could alter plans down the road and retain only 20% rather than 50% of residential woodland. Finally, is it sufficient for the City to rely on a Conditional Zoning Agreement to protect the entrances scenic quality? Is there an agreement that truly has enough teeth and accountability to protect this most valuable community asset? Nearly a century ago in 1925 the City added land to City Park on the east side of the river because a gas station was planned to be built there. That early the City was already taking steps to protect the beauty of this entrance. Today we are entrusting our City's loveliest gateway to this applicant, who has indeed gone the extra mile in several aspects, nevertheless she urges the Commission to ask PlanningandZoningCommission June1,2017–FormalMeeting Page16of24  for more accountability and more specifics regarding commercial use along this lovely gateway. Brian DeCoster (6 Knollwood Lane) lives in a small neighborhood consisting of only five homes between Laura Drive and Dubuque Street. Knollwood Lane was developed in the 1950’s by an architect named Paulsen, and he was an understudy of Frank Lloyd Wright, and lived in West Branch. All the homes in DeCoster’s neighborhood are very similar but unique. Each home was acquired either when the homeowner before them went into a retirement center or died, so it is fair to say everyone in that neighborhood expects to think of their home as their last home. DeCoster noted he has lived in his home for 18 years, the neighbor next door (George Gay) recently died and the people that bought his home have done some extensive remodeling and will be showcased on the Parade of Homes. 2 Knollwood Lane, owned by Amy and Gary, recently got a historic preservation award, as they had extensively renovated the home to the original look. 1 Knollwood Lane is undergoing extensive renovation at this time and DeCoster’s home (with his wife Darcy and daughter Charlotte) has undergone a fair amount of renovation as well. It is a tight neighborhood, a good little community, it is historically significant. They are sandwiched in between Laura Drive and Dubuque Street and soon to be another street to the north and Foster Road. DeCoster cannot think of another neighborhood that is so tightly boxed in on all four sides. DeCoster noted the Commission might expect him to say he is opposing this development, but that is not necessarily the case. In his opinion he is not opposed just concerned that they maintain the neighborhood as it is. His concern is the gas station (any light pollution) and the hotel. DeCoster stated that the developer (Ed Cole) came to him about two years ago to speak with him and explained what he wanted to do. There has been good communication with Mr. Cole and Kevin Munson and it feels as if they are sincere. They say they will maintain 150 foot between DeCoster’s neighborhood and the gas station. The gas station is a concern, but the developers have already agreed to flip the gas station 180 degrees so the gas pumps, canopies, lights and noise will face the north side. DeCoster understands it is too early to see what will actually happen as this is all just a proposal but he just wanted the Commission to know that he is concerned. For example, what kind of barrier will it be? Pine trees that will give protection all year? If pine trees, will a row of trees have to be removed so the pine trees can be planted? If pine trees are planted, how many years until they are mature and give protection? Perhaps an earth berm with trees on top of it. There are so many details, but he wants the Commission to know he lives in a very important neighborhood and it should be preserved. Another concern is the height of the hotel, will it be three stories or five? DeCoster reiterated that they have had good communication and hopes it will continue to be as good in the future. Bottom line is he doesn’t want his neighborhood to be forgotten. Martha Kirby (400 Foster Road) first stated she has some family history with Forest View, her father and mother lived there when they were college students, her three oldest siblings were born there and her father used to fish out of the Iowa River to feed his family while he was an engineering student. Her husband and she bought their property on Foster Road in 2010. It had been vacant for about 4 years and they completely renovated property, even had to hook it up to City water. After all the work they put into their house, they are planning to spend many years there. Kirby stated the proposed neighborhood comes right up to the edge of her property and they are thrilled with what the development is doing. When they moved into the neighborhood Ed Cole was the first one to welcome them and he told them at some point he would be developing in the area and he would keep them up to date and he has done exactly that. Kirby stated they are thrilled with the plan, they are thrilled with the communication of the developers and are thrilled the people in this town are going to have homes. Kirby asks that the Commission take all of that into consideration and just as life changes, Comprehensive Plans need a new look. PlanningandZoningCommission June1,2017–FormalMeeting Page17of24  Adam Pretorius (670 Walker Circle) both lives and owns a business in the Peninsula neighborhood and is not talking about the sensitivity of the residents but rather the upper Peninsula residents and neighborhoods. The Peninsula neighborhood a few years ago had a lot of concerns about a second access. In the 2008 flood there were about 35 residences today there are 350 residences (just in the Peninsula). Construction of the Peninsula neighborhood will be done at the end of this year and at that time there will be 405 residences. Since there are about 2.5 people per residence that is 1000 people just in the Peninsula. That number will double when Mackinaw Village is added in, and that area is also nearing the completion of its construction. Pretorius stated that a few years ago the created what is called the “Second Way Access Committee” and it is comprised of residents from Peninsula, Mackinaw Village, Oakmont Estates, Elk Run, Lewis Place and the Elks Golf Course. They wrote a letter to the City and got some opinions on why there was the need for a second access. Pretorius stated the second access is so important, there are so many more people than were living in this area in the 2008 flood and they need a way out. He noted that when they contacted the City they were very responsive and wrote a letter in winter of 2016 with three ideas for a second access. The first idea was to raise Taft Speedway, which we now know has been exhausted because the City Council voted that down, the second idea wasn’t a second access, but instead to raise the portion of Foster Road that floods along with Idyllwild, and the third idea is the new road that connects to Dubuque Street and goes into Mackinaw Village. That would be the only second access option that would exist in an emergency situation. Pretorius stated on behalf of himself and all the residents to encourage the second access that this proposed development provides. Kristin Wildensee (1710 Ridge Road) came forward to speak to the benefit of the trees, the 70 acre Forest View property is heavily wooded with large mature canopy trees. She absolutely appreciates and applauds the intentions of the developers to preserve approximately 50% of the woodland in the residential areas and to “make the wetlands and woodlands an asset to the commercial development areas”. From what she has learned and understood so far is that many of the tall mature trees will remain. That being said, even with 50% retention of trees in the residential areas that means 50% could or will be lost. In the commercial areas that could be up to 90% of the trees lost according to the zoning designation. Trees are not merely aesthetic, they provide measureable, tangible ecosystem benefits to humans that we are choosing to trade, or let go of, when we destroy tree canopy development. For example, trees intercept storm water which can reduce flooding, the sequester carbon, they cool our living environments, provide wildlife habitat and food sources, reduce pollution, and prevent soil erosion. In addition, trees, especially large mature trees, like the ones at Forest View provide a link to nature which has been shown to have significant public health benefits for all ages (infants through older adults). Trees have been shown to increase personal safety security by reducing crime. All of these benefits can quantified, including a dollar value (there has been research done by a professor at the University of Washington that states having high quality nearby nature in communities could return annual savings of up to 11.7 billion dollars in avoided healthcare costs). While that is a national number, Wildensee is using it as an example to make the point that trees give us enormous amounts of tangible, measureable, economic benefits. She proposes that the public interest ecosystem benefits of the entire existing tree canopy on the Forest View land measured, quantified in dollars, so the citizens of Iowa City know what they have and understand what they are giving up or trading for the other alternative public interest benefits that this development will bring. Knowing what is traded will allow them to know what replacement will be needed. There can never be a replacement for the mature canopy trees that will be cut down in Forest View in our lifetimes. Even if a new tree was planted elsewhere for every large tree that was cut down, it would take decades to create what is already there. Wildensee also encourages that best practice management be used to build PlanningandZoningCommission June1,2017–FormalMeeting Page18of24  among the trees as much as possible rather than clearing before building. The Wharton School of Business has done research that shows large mature canopy trees can increase home values by approximately 30% and other research shows that people will travel further and spend more money in retail areas that have tree canopy versus ones that do not. Widlensee applauds that is happening with the development yet encourages consideration of what we might be losing. Laura Hawks (1710 East College Street) is speaking on behalf of Project Green who was very thankful of being included in early discussions with the developer, Newman Munson, and HBK Engineering however they are not 100% supportive of all of the concepts. One area of concern is the commercial development along Dubuque Street and the Fairview Drive entry off Dubuque Street. Looking at the grades at that point there is a substantial rise so there will be quite a bit of grading involved in order to build a drive at that point. Project Green is requesting thorough review of the grades and to review any other alternatives for a point of entry or second exit from the Peninsula. Debbie Heiken (4 Knollwood Lane) reiterated what DeCoster said about them having a unique neighborhood and one they would like to maintain. When they moved to the neighborhood, they loved it and want to stay there until their next exit (whether it is the mortuary or nursing home). Heiken has no problem with the residential part of the development and feels they are doing wonderful things on that aspect. Her concern is the commercial part of the development. They have gone from a large lot, single-family dwelling zoning to a commercial zoning. To her that seems like a bit much. Her home is 100 feet from the proposed gas station, and when they thought that it was going to be a hotel they were horrified, but as a gas station they are completely devastated. Heiken noted her husband is a lung cancer survivor, he wasn’t expected to live six months and he is now eighteen months cancer free. Therefore to introduce a gas station 100 feet from their home is absolutely appalling and like a death sentence. There are many reasons the commercial aspect needs to be reviewed, (the stormwater and everything else that has previously been mentioned). Heiken noted they have lived in their home for 22 years and never thought they would be living next to a gas station. She asks the Commission to think about how they would feel living 100 feet from a gas station when all the studies show that within 100 yards (300 feet) of a gas station one subjects themselves to increased health issues. She asks the Commission to keep their neighborhood in mind, and to think twice before changing it to a commercial area. Pat Heiken (4 Knollwood Lane) wanted to commend Ed Cole on being a considerate person and hopes he continues to consider others and how close that gas station will be placed to the houses. Cole is showing the golden rule, do unto others as you would do unto yourself, for the residents of Forest View. Heiken just requests the Cole not put a gas station any closer to Heiken’s house than Cole would put near his own home. He understands the finances of development, but implores all to let him maintain the quality of life he has now in his home. Tim Conroy (1410 Foster Road) lives in the Peninsula neighborhood and wanted to echo what Pretorius said that the secondary access road with the amount of people that live in the area is paramount and the development team has had that need in their minds since day one. Conroy also wanted to echo the “good vibes” that have come out during this meeting, this development is a huge change to a substantial amount of land that has a tremendous amount of uniqueness. Conroy also echoed that those that are initiating this huge change have done the right thing by reaching out and not only talking to so many groups, but listening. The development team has key members of the community, a couple of people that actually live in the area, all who care PlanningandZoningCommission June1,2017–FormalMeeting Page19of24  about this community. Conroy believes everything is going to work out for the best. Opening up the trailer park population to the rest of the neighborhood (right now Forest View is kind of isolated) is a huge plus and encourages a true large neighborhood feel. This type of development could have gone so many other ways, and not good ones, but this proposal shows respect to everyone and will meet approval of everybody. Conroy closed by saying that the development team from day one was committed to keeping the Forest View Mobile Home Park population together and in the area and that is the most admirable aspect of this development. So many times situations like this end in displacement and lack of creativity of fostering home ownership. This model could serve for many more developments to come. Bob Kirby (400 Foster Road) has lived in his home for about seven years. He wanted to reiterate a couple of points that have come up this evening. First, the level of traffic that is now on Foster Road is greatly increased due to the Peninsula and Mackinaw Village so to have another road/access point would help alleviate the traffic. Kirby noted that since they moved into their home they have had to have a culvert replaced. Their land is 9+ acres in the 52 acre drainage area, and the new culvert that had to be put in is a 36 inch culvert. Kirby also noted the flooding in Idyllwild is a concern and is also a concern to his home due to the drainage that comes from the area, but Idyllwild flooded because the Iowa River flooded, not because of water coming down from the 52 acre drainage. It is important to keep aware of where the water is coming from and the area that is of concern, the valley, is being maintained primarily by trees, so it is important to see how much of that protected land will be maintained. Kurt Kimmerling (33 Trevose Place) which is in the Idyllwild community and he is representing the 92 owners as he is the president of the Board of Directors. They submitted a letter to the Commission regarding the drainage issues and wanted to reiterate some of the points. Idyllwild, a property of 20 or so acres located off of Foster Road. Our property is wedged between the Iowa River to our south and a mostly wooded and undeveloped hillside property to our north. Idyllwild was inundated during the Year 2008 Iowa River flood (and was abandoned for over a year). In 2016, we completed construction of a flood mitigation berm to prevent Iowa River flooding from impacting up to a so-called 100-year level. After many years of hard-work and significant expense to our ownership—about $6 million—we are again a thriving community. Within our property are two ponds that serve as detention ponds that accumulate and then slowly drain to the river stormwater runoff from the Idyllwild watershed that includes: x Idyllwild’s property, x Foster Road’s stormwater drainage system from Algonquin Road to Laura Drive, and x Approximately 110 acres of property that lies directly north of us. Flash flooding from a significant rainfall event over our watershed has been a subject of concern for years. Flash floods, unlike floods, are sudden events that offer little or no time to prepare for. They are dangerous and impossible to mitigate with temporary means like sandbags. Idyllwild’s stormwater basins and drains are overwhelmed yearly and some flooding of street and lawns has occurred. In 2012, the City commissioned a project to consider the problem. The recently completed study, called the Idyllwild Stormwater Drainage Diversion project, highlights the problem through modelling rainfall events over the Idyllwild watershed and identifying deficiencies to the drainage infrastructure. A stormwater basin in the northeast corner of our property is of particular concern since it receives runoff from both Foster Road and the 110 acres to our north. The study demonstrates it has capacity issues. Our past experience confirms their findings as it has been overwhelmed many times and requires constant monitoring to clear debris from its inlet and exit pipes. The North Dubuque LLC property, about 70 acres, is located within the Idyllwild watershed. Any changes to the watershed create a great concern to us since PlanningandZoningCommission June1,2017–FormalMeeting Page20of24  any alterations/development could subject us to stormwater flows that would overwhelm our existing basins, culverts, ponds, and recently completed flood prevention system designed and built to mitigate Iowa River flooding. We have reviewed all existing and available documentation concerning the North Dubuque development plans. There’s a promise of improved housing for Forest View tenants and a road out for Peninsula residents when Foster Road is closed due to river flooding. But nowhere is there a specific mention of our Idyllwild neighborhood with regard to stormwater management of the watershed and the findings in the stormwater diversion drainage study. Questions about how future stormwater retention infrastructure inside the development will be designed and maintained must be answered. It’s a major deficiency in their proposal and something that needs to be rectified before going forward with any amendments to Iowa City’s Comprehensive Plan. Idyllwild Condominiums Owners Association suggests the following goals to be added for development: 1. Creation of a “stormwater district” operated by a board of stakeholders, namely City, Idyllwild, and North Dubuque LLC with follow-on to owners and associations within the future development. This district would be responsible for overseeing stormwater management within the Idyllwild watershed, ensuring infrastructure is maintained and funded. It only seems fair since Idyllwild’s infrastructure is being asked to handle the water from other property that we are currently obligated to maintain. 2. Idyllwild having a seat during engineering of stormwater retention in the North Dubuque property. We have plenty of information about stormwater effects on Idyllwild given varying river levels. In other words, when the river is high, it doesn’t drain as well as it should and water impacts them significantly. Most studies don’t consider different water levels when they look at watershed drainage. 3. City guarantee the construction of the diversion system described in the Idyllwild Diversion Drainage study. Do not allow development in our watershed until the diversion system is built. 4. Funding of Idyllwild’s plan for the phase 2 mitigation system within our community to handle flooding from significant rainfall events when high-water events occur on the Iowa River. Much of the water we must convey is from sources outside our property, and need help maintaining it. In the late 1980’s early 1990’s timeframe, a planning and zoning commission just like this one was considering a development along the Iowa River. One can image engineers and other “experts” facing the commission and expressing their assurances on developing the property. A manmade reservoir upstream would prevent against river flooding. Maybe a few protested or even cautioned against it. The commission approved development and the experts were proven wrong, Idyllwild experienced a catastrophic flood in Year 2008. You have a similar opportunity before you. Please listen to everyone and consider any North Dubuque Development carefully. Be suspicious of “expert” opinions and assurances on stormwater management. The future livelihood and maybe even the lives of 92 Idyllwild owners are in your hands. Terri Miller Chait (452 North 7th Avenue) is the president of the Idyllwild Development, the company that is responsible for building out the Idyllwild area of 92 units. In response to Mr. Kirby she wanted to state that rainfall does have a significant impact on the water in Idyllwild, it did flood in 2008 because of the river but during that flooding event there was a huge amount of rainfall coming down during that event every day. They were sandbagging in the rain. There was the drainage that was coming down from the 110 acres above them in addition to the river. PlanningandZoningCommission June1,2017–FormalMeeting Page21of24  As they built the sandbag wall around Idyllwild the water was coming in from other drainage areas as well. She noted her disappointment that there is not some stormwater management plans built into this Forest View/Dubuque LLC development. She did meet with Ed Cole and some of his partners at an earlier time and did discuss the stormwater management. Therefore she was expecting that something pretty comprehensive would be included in the development regarding the water issues. With the increase in parking lots and buildings there is less area for the water to drain into the soil and it has caused a lot of drainage coming down the hill into the ponds and out to the river. There are many times when it overwhelms the easements and retention areas that are there. In 1991 when they worked with the City to develop Idyllwild it was never really anticipated that the Peninsula and all that development was going to happen and drain down the hill. Miller Chait acknowledged the Stormwater Drainage Diversion Study and hopes that it can be implemented before this new project would take place and in addition that the storm planning for this development be considered as part of dealing with the drainage at Idyllwild. Certainly the City would not want this project to do harm to the people that live below and asks the Commission for their consideration. Parsons asked if the stormwater issues is something that should be resolved at the zoning level or can it be part of the Comprehensive Plan. Freerks stated the Commission can consider it because it is a huge change. Hektoen said it is really at the time of subdivision is where the City requires proof of calculations, plans and address the stormwater management. At this conceptual level they have not yet gotten into the detail of their plans, and are not able to provide accurate measurements at this stage. Certainly stormwater is something the City is concerned about with development and do have Code provisions that impose requirements at other stages. Typically in a Comprehensive Plan the City does not require details. Freerks acknowledge that however stated with an area this steep and with woodlands they would want to make sure that change is discussed. Hektoen agreed conceptually, however Comprehensive Plans are stated broadly because it is meant to be a guideline. She wants the public to understand the process, they are just at the Comprehensive Plan stage, then there will be a rezoning where the City will impose conditions based on public needs created by the rezoning, and finally a subdivision process that will again come before the Commission and the Council. Freerks agreed and stated these are building blocks that they build upon so they want to make sure the right decisions are made and considerations are given at every stage. Hektoen reiterated that there are multiple layers and opportunities to refine things further as plans become more concrete and information is more accurate. She added there are public processes that occur at each of those stages. Dan McRoberts (1130 Church Street) teaches at Horace Mann and has worked with some of kids that live at Forest View and is concerned about some rumors he has heard about people having to prove ownership to be part of the relocation. He commends the work that has been done so far to build this plan up and hopes that the relocation plan prioritizes the goal of providing affordable, healthy, and safe places to live (with large trees) to all the residents of Forest View and not get weighed down by the details of how someone goes about proving their ownership of their current home. Brian DeCoster (6 Knollwood Lane) also discussed stormwater and the area north of Knollwood Lane where all the woods are mostly sheds onto the ditch on the east side of Laura Drive, goes down to Foster Road via the back of his property and under Knollwood Lane through a culvert underneath Foster Road. His lane soaks in quite a bit and the culvert gets quite full of silt. When he has called the City regarding this they note that it is his private lane and he is responsible for cleaning that out. His yard is not producing all the silt, there is a massive PlanningandZoningCommission June1,2017–FormalMeeting Page22of24  amount of land north of him that drains down. It is an ongoing issue and the City should come clean it out. Kurt Kimmerling (33 Trevose Place) wanted to add that stormwater management is more than just engineering and calculations. He can take the Commission out right now to show them the basins that are silted up and full of debris from Foster Road (milk jugs, soccer balls, tarps) anything someone can throw into a storm sewer comes to Idyllwild and clogs those drains. Kimmerling confirmed what DeCoster said that calling the City to come get those storm drains cleared is a difficult feat and it is not something that happens often enough. So when discussing calculating the water off the acreage is going to drop from 4 cubic seconds to 5 cubic seconds it doesn’t assume that these things are clogged up and won’t drain. Idyllwild is bearing the cost of clearing these things and killing the weeds. As for this development, unless someone answers the question about diverting the water there will be more debris and more stuff and Idyllwild will have to continue to finance the problem. Ivan Hall (14 Idyllwild Court) wanted to reemphasize the MPDDS system, the Federal system, talk to the lawyer, he signed it, it is an agreement with the State and Federal Government and it takes precedent over protecting the communities and waterways and says in the planning as soon as possible to do that. Hall read from part of it “comply with efficient standards and provisions established under this section of the Clean Water Act within the time provided in the regulations and establish these standards and provisions or be prosecuted for not complying with the Study”. Hall noted the whole purpose of getting this permit is where you can on your own solve the problems up front so you minimize the rework you have to do later. That is all he is trying to suggest, a system engineer can see the whole area is competing benefits and negative things going on. If you let the 1000 cars go by, they come up the road and all the water discharge from the cars comes down the hill that needs to be mapped in the study. There is nothing that says you have to wait on process to solve a smart question. He is asking the Commission to please do what is right. Judy Joyce (903 Walker Circle) is the owner of Earthview Environmental and worked on the sensitive area mapping. She has been working with the developer and HBK Engineering on some of the preliminary work on stormwater management, again at a very concept preliminary stage. They have discussed low impact development, stormwater management best practices, and will continue to evaluate things as they go through the process and will have more detail when they get things finalized. Freerks noted that if the orange area on the map is the sensitive areas and counted as bonus points (or bonus percentage) how is the water managed in that area without dealing with removal of trees. Joyce agreed that is a good question on how in the areas that are protected would they integrate stormwater management without impacting trees. Joyce said she can answer that question but also suggested if anyone wants to go on a field trip she can show areas where they have worked in ravines and tight spaces to make this work in unique and innovated ways. Ed Cole (1450 Laura Drive) is one of the owners and developer and wanted to thank everyone who spoke and noted it gives them a lot more to think about. Stormwater detention has been their biggest issue and are also keeping the safety of the kids in the neighborhood in mind. But he wants to assure everyone and the Idyllwild folks that stormwater detention is a priority and they are thinking about them. He wanted to state that this is a big project and they are very excited about it but there are a lot details to still be worked out. Freerks closed the public hearing. PlanningandZoningCommission June1,2017–FormalMeeting Page23of24  Theobald moved to defer CPA16-00005 to the next meeting. Hensch seconded the motion. Yapp announced the next meeting will be June 15 at 7pm in this room. Freerks proposed the Commission hold a work session early next week, a work session is open to the public but no public comment is allowed. It is a chance for the Commission to ask Staff questions and discuss the questions. Her goal is for this to be something that no one will regret later and everyone can learn from and be used as a model to be implemented elsewhere. The time and agenda for the work session will be posted on the Iowa City website. Freerks reminded the Commission and public that the Commission does not discuss this or any item off record, only at open meetings and work sessions. Signs commented on how amazing this process has been and how rationale and reasonable everyone on all sides have been and is impressed by all in attendance this evening. A vote was taken and the motion for deferral carried 7-0. CONSIDERATION OF MEETING MINUTES: MAY 18, 2017 Hensch moved to approve the meeting minutes of May 18, 2017 with edits. Parsons seconded the motion. A vote was taken and the motion passed 7-0. PLANNING AND ZONING INFORMATION: Freerks would like to look into why the Commission is not reviewing and having input on the capital improvements plan for the city. It is something the Commission used to do on a yearly basis. Signs also requested more information on the watershed study that was done for the work session. Martin noted she will be out of town for the next meeting on June 15. ADJOURNMENT: Hensch moved to adjourn. Martin seconded. A vote was taken and motion carried 7-0. PLANNING & ZONING COMMISSION ATTENDANCE RECORD2016 - 20178/4 9/1 10/6 10/20 11/17 12/1 12/15 1/19 2/2 3/2 3/16 4/6(W.S.)4/20 4/20 5/4 5/18 6/1 DYER, CAROLYNX X X X X X X X X X X X X X X O/E X FREERKS, ANNX X X X X X X X X X X O/E X X X X X HENSCH, MIKEX X X X X X X X X X X X X X X X X MARTIN, PHOEBE XXXO/EXO/EXXXXX X O/E O/E X X X PARSONS, MAXX X X X X X X X X O/E X X X X X X X SIGNS, MARK XXXXO/E X X X X XX X X X X X X THEOBALD, JODIE XXXXXXXXXXXXXXXXX KEY: X = Present O = Absent O/E = Absent/Excused --- = Not a Member MINUTES PRELIMINARY PLANNING AND ZONING COMMISSION JUNE 7, 2017 – 5:15 PM – WORK SESSION EMMA HARVAT HALL – CITY HALL MEMBERS PRESENT: Carolyn Dyer, Ann Freerks, Phoebe Martin, Max Parsons, Mark Signs, Jodie Theobald MEMBERS ABSENT: Mike Hensch STAFF PRESENT: Sara Hektoen, Bob Miklo, Jason Reichart, John Yapp CALL TO ORDER: Freerks called the meeting to order at 5:15 PM. COMPREHENSIVE PLAN ITEM (CPA16-00005): Discussion of an application for a Comprehensive Plan amendment to amend the North District Plan for approximately 70 acres west of Dubuque Street, south of Interstate 80, and north and east of Mission Point Road and Mackinaw Drive, to modify the land use map, adopt a sensitive areas survey, and add certain housing, transportation and design goals. Reichart (City Engineer) gave an overview of the stormwater project. He began with a brief history, starting with the flood. In January 2009 the City hired Stanley Consultants to complete a feasibility study of flood mitigation projects around the City. There were some concerns from residents, which generated the Taft Speedway study. They looked at the feasibility and flood mitigation of Taft Speedway and Idyllwild areas. This study looked purely at river flooding and the Council chose to not move forward with Staff’s recommendation of flood mitigation in that area but did choose to move forward on a recommendation from that study which led to the Idyllwild Drainage Diversion Study. That study essentially looked at drainage of the area north of Idyllwild which is approximately 78 acres. It also looks at rainfall events, runoff coming from those 78 acres into the Idyllwild area and how it impacts the existing storm sewer system. The study identifies deficiencies in the existing system and gives potential recommendations as how to address these deficiencies. In the study it states that in the undeveloped state there is a lot of runoff flowing through Idyllwild and recommends the diversion. Reichart believes the Staff recommendation will be the drainage swale along the road to allow the stormwater runoff to bypass Idyllwild but will still allow low-flow to go through the ponds to maintain water quality in the Idyllwild stormwater management area. Yapp asked when that project is funded. Reichart stated the project funding was provided in 2016 and they have $450,000 in the budget to move forward with the recommendations. They currently have a Request for Quotes out for design of the stormwater diversion project and then hope to begin construction in 2018. Freerks asked if Reichart could comment on how he feels this proposed development might affect the stormwater diversion plan. Reichart noted that in the study they did look at a conservative estimate of development to the north in the 78 acres and did cursory stormwater PlanningandZoningCommission June7,2017–InformalMeeting Page2of6  runoff counts. Without an actual plan or design there is no way to accurately measure that but they do state in the undeveloped state it would be four cubic feet per second flowing through. The City’s stormwater management requirements have to limit that to 0.15 cubic feet per second so it would be a significant reduction. Reichart stated during the subdivision phase of development the applicant will have to submit all those counts and calculations to be reviewed and they must meet those stormwater requirements. He said the diversion will help, the applicant will only be required to manage the excess from a 100 year storm and the diversion will help with any excess runoff that may happen to enter Idyllwild in those larger storms. Martin asked for clarification on the undeveloped stage and Reichart stated undeveloped is how it exists today. Martin asked when any land is developed, does that make the water runoff harder to maintain or easier. Reichart said it depends, when they look at runoff, they base the calculations on the type and amount of ground cover, so the more permeable surface there is the more infiltration there will be, the more impermeable the more runoff. So if a development has a lot of roofs and pavement there will be more runoff that will need to be handled. Martin asked if the diversion would help that. Reichart said the diversion project is to help the situation in the present state as there are currently deficiencies identified. Signs stated he is understanding that the new development then would have to meet the requirement of a maximum of 0.15 cubic feet per second. Reichart confirmed that is correct. Freerks noted that Staff had passed along to the Commission a letter from some neighbors and a copy of the Idyllwild Drainage Diversion Study. She stated she wants to use this work session for the Commission to give Staff a list of question/concerns so Staff can prepare answers for the next meeting. Freerks began by asking her questions. 1. When the wetlands determination will come back from the Corps of Engineers. 2. With regards to the replacement housing, has the tax credit been secured? If not is there a backup plan? 3. She would like to see a map overlay of the sensitive areas and stormwater management area and would like more information on how those two things can overlap and how there can be credit for woodlands and have stormwater management in the same area. Would the woodland area need to be expanded in order to maintain the numbers at a 50% level. 4. She noted her concern about the Highway Commercial and having a gas station in the area. How will that really protect and enhance the District’s unique characteristics along that corridor, which is a concern and requirement for that District. She added that perhaps instead of a 20% reserve of trees in that area it should be more like 50% to minimize the impact. Martin asked about the percentages, if the Commission requires the percentage to be higher and the developer takes the trees down anyway, what is the repercussion? Hektoen stated that would be stated a conditional zoning agreement for the correct impact, putting it in the Comprehensive Plan forecasts or sends a message that it is the goal but does not have the force of law. Freerks agreed however feels if it is mapped in the Comprehensive Plan as Highway Commercial a stipulation should be included. Martin commented that she felt the Commission discussed this same issues years back when they were doing some zoning at the Dodge Street exit and maintaining the unique PlanningandZoningCommission June7,2017–InformalMeeting Page3of6  characteristics of the area. Freerks stated it is in the Comprehensive Plan now, but if they amend the Comprehensive Plan the need to make sure they note the desire to protect and enhance to City’s entrances. 5. With regards to traffic, Freerks asked if engineers looked at the proposed new intersection with Dubuque Street. Yapp noted that it is within regulations, and noted that again this is all at a Comprehensive Plan conceptual level. Freerks is concerned with Hancher and sporting events what the impact will be to add another light on Dubuque Street. Yapp noted the signals will all be interconnected (at the ramps, this intersection, and the intersection at Foster Road). Signs asked if there has been any discussion about connecting the new road into Foster Road rather than intersecting onto Dubuque Street, which is what is in the current Comprehensive Plan. Foster Road has been improved significantly. Yapp stated that upon full build-out, if this development happens, a second, separate, access to Dubuque Street is strongly recommended otherwise it would overload the Foster Road/Dubuque Street intersection. Yapp noted it is also important for distribution of traffic, to help balance those traffic volumes, especially as secondary access from the larger Peninsula area. 6. Freerks was curious about the grading along the new Dubuque Street interchange, and how much grading will be needed. It appears to be very steep there and possibility quite a bit of dirt will need to be removed to create that access point. 7. Freerks feels there needs to be more thought on the tree preservation, especially along the unique corridor the City wants to preserve. Theobald requested an inventory of what trees are in that location. Yapp noted the City typically does that in the public right-of-ways but not on private property, he would have to find out the Forestry Departments workload. Dyer asked how much of the property is public right-of-way. Yapp showed on the concept plan map a red line that shows approximately where the right-of-way is located. 8. In the discussion of entering Conditional Zoning Agreements in the future and controlling design Freerks would be interested to know what the applicant has in mind and examples of designs (materials, etc.). 9. She shared her concern regarding stormwater and how it travels and wants to make sure no greater harm will be done before making this big change in the Comprehensive Plan. The combination of maintaining woodlands and natural space along with stormwater management is difficult to see how it can be achieved. Dyer asked if the change in the Comprehensive Plan designate the desirable uses, like for a hotel or gas station. Yapp replied that the change in the Plan would be vaguer than that, the land use map would identify Highway Commercial/Neighborhood Commercial land uses and then the text of the Plan could be more specific about what is desirable or not desirable. Dyer stated her concern is a gas station in that location. She noted the two most recent gas stations (HyVee at north Dodge and Kum & Go on Riverside) are adjacent to residential and they are like beacons in the night. Signs shared his comments/observations noting that one of the basic challenges they as a community have to look at is where there is space left to grow. By looking at the map, this PlanningandZoningCommission June7,2017–InformalMeeting Page4of6  conflict of natural areas will happen in a lot of places. As a whole there needs to be a balance of how to grow and yet keep natural areas. He was taken aback in the Comprehensive Plan the desire to proactively develop interstate entryways to the community. Iowa City has two entryways (three if you count Herbert Hoover Highway) so there is a limit on where the development can happen. He struggles with all the development that is going on elsewhere and is concerned that they not scare away development opportunities in Iowa City. He believes everyone would agree the City needs to grow its tax base, especially as Federal and State resources continue to dwindle. Signs is very involved in affordable housing and trying to find places in Iowa City to put affordable housing is very difficult. So if this area can have affordable housing, some commercial, and be an attractive entryway how can that be accomplished. He noted he is a tree person and spent six years working at an environmental non-profit and likes to see trees and woodlands and natural areas. The struggle is the balance and emphasizes does need to be placed on the trees along Dubuque Street and the interstate entryway. Within the development it appears they have done a good job avoiding some of the major sensitive areas and ravines. Freerks doesn’t see how the preservation of trees will be doable with the need for the stormwater retention area and therefore needs to be shown how the two can be achieved. Signs agreed but noted there are a lot of techniques that can be used beside just stormwater retention basins. Signs is frustrated about the conversation regarding the secondary access, and while it is a great idea it seems as if that should have been covered when the Peninsula was being developed. If it is so critical to have that secondary access, why wasn’t it built at that time, rather than using that as a reason to support this project when this project should stand on its own. Parsons noted that perhaps the circumstances have changed because of the 2008 flood. Signs stated it is his understanding they talked about secondary access from the get-go, the plan was to put a bridge across over to Coralville but never seriously explored. Parsons noted that still wouldn’t work because a bridge would likely be closed during a flood event as well. Yapp confirmed that a bridge across to Coralville was never seriously considered. Martin added that it was her understanding that after the flood the Peninsula was invited by the City to have a conversation about secondary access and they declined. Yapp doesn’t believe that is correct, and best to just deal with what is happening now. Signs agreed and reiterate this is why what they as a Commission does now is so important to the impact of the future. Signs mentioned that specifically with the hotel and gas station, he knows the residents that live close by were not happy with living next to a gas station. Therefore it seems an easy thing would be to move the boutique hotel down to that are and have the gas station north of the access street. Signs also mentioned that at the last meeting a lot of attention was given to the relocation plan and wanted to say it appears to be an amazing product that the developer and the residents have worked through and resulted with and it doesn’t negate any of the other issues that are needing to be resolved. Dyer agreed but noted it is likely the other aspects of the plan are necessary to be able to finance the low income housing relocation plan. Martin asked if this Comprehensive Plan Amendment happens is there a guarantee the relocation plan has to be implemented. Hektoen stated that is why the goals Staff PlanningandZoningCommission June7,2017–InformalMeeting Page5of6  recommended adding to the Comprehensive Plan are not as specific as just adopting the developers plan and incorporating it into the Plan. It again would be more relevant at the Conditional Zoning Agreement level. The relocation plan has been provide and Staff has extrapolated from it the material terms and added them to the draft of the recommendations for the Comprehensive Plan Amendment. Staff is not recommending that the relocation plan be incorporated into the Comprehensive Plan. Freerks noted that is why she asked what a backup plan would be if this relocation plan is not achieved. Freerks noted that she is honing in on finer points but also looking at this globally and how the pieces of the Plan come together. Signs asked if the requirements or specifications around the affordable housing piece be part of a Conditional Zoning Agreement. Yapp stated the Staff recommendation is it would have to be part of a Conditional Zoning Agreement as part of any first phase of development. Freerks stated she is not opposed to commercial along the interstate, but it is important to take caution with what is put there and where it is put and the effect on neighbors. Signs agreed but wants to make sure it won’t end up as a Coral Ridge Avenue type exit. Miklo noted that it might be difficult to have all the questions answered and addressed by the next meeting so perhaps a discussion with the applicant to defer will be needed. Dyer noted that it seems that they are changing the Comprehensive Plan to accommodate changes of circumstances but the circumstances haven’t already occurred. Signs agreed that one of the criteria for a reason to change the Comprehensive Plan is because there is an owner that wants to develop the area. Yapp agreed that is a factor. ADJOURNMENT: Parsons moved to adjourn. Martin seconded. A vote was taken and motion carried 6-0. PLANNING & ZONING COMMISSION ATTENDANCE RECORD2016 - 20179/1 10/6 10/20 11/17 12/1 12/15 1/19 2/2 3/2 3/16 4/6(W.S.)4/20 4/20 5/4 5/18 6/1(W.S)6/7 DYER, CAROLYNX X X X X X X X X X X X X X O/E X X FREERKS, ANNX X X X X X X X X X O/E X X X X X X HENSCH, MIKEX X X X X X X X X X X X X X X X O/E MARTIN, PHOEBE XXO/EX O/E X X X XX X O/E O/E X X X X PARSONS, MAXX X X X X X X X O/E X X X X X X X X SIGNS, MARK XXXO/E X X X X XX X X X X X X X THEOBALD, JODIE XXXXXXXXXXXXXXXX X KEY: X = Present O = Absent O/E = Absent/Excused --- = Not a Member