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HomeMy WebLinkAboutP&Z Packet 05-17-18MINUTES PRELIMINARY PLANNING AND ZONING COMMISSION APRIL 5, 2018 – 7:00 PM – FORMAL MEETING EMMA J. HARVAT HALL, CITY HALL MEMBERS PRESENT: Ann Freerks, Mike Hensch, Phoebe Martin, Max Parsons, Mark Signs, Jodie Theobald MEMBERS ABSENT: Carolyn Dyer, STAFF PRESENT: Sara Hektoen, Bob Miklo, Sarah Walz OTHERS PRESENT: Brian Vogel, Jason Walton, Ross Nusser, Ray Anderson, Laureen Ipsen, Bob Guyer, Marsha Anderson, Nancy Purington, Curt Moore, Sara Barron RECOMMENDATIONS TO CITY COUNCIL: By a vote of 6-0 the Commission recommends approval of REZ18-00002 an application submitted by Ross Nusser for a rezoning of approximately 1.89 acres from Planned Development Overlay/High Density Single Family (OPD/RS-12) zone to Low Density Multifamily (RM-12) zone for the property located at 1705 Prairie Du Chien Road with the following conditions: (1) Relocation assistance minimum of $1000 and nine months to find new housing; (2) two story limit on buildings; (3) design review; (4) outdoor amenities and; (5) Cap on three bedroom units of 30%. By a vote of 6-0 the Commission recommends approval of SUB18-00007 an application submitted by The City of Iowa City for a preliminary plat of Iowa City Industrial Campus, a 173-acre, 3-lot industrial subdivision with 3-outlots located at 420th Street, west of Taft Avenue. 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 (REZ17-00015): Discussion of an application submitted by Cardinal Pointe West, LLC for a rezoning of approximately 7.84 acres from Interim Development Research Development Park (IDRP) zone to Low Density Multifamily (RM-12) zone for the property located west of Camp Cardinal Boulevard and east of Deer Creek Road. Miklo noted the Commission received a revised plan in the packet mailing as well as revised elevation drawings via email. The plan has been modified to increase the setback from Duck Creek Road and Highway 218. The setback was previously 35 feet and it is now 65-67 feet which Planning and Zoning Commission April 5, 2018 Page 2 of 13 makes the closest point from the buildings 230 feet from the edge of the right -of-way of Highway 218. In order to accomplish the greater setback, the applicant has added a floor to each of the two northern buildings. Miklo explained the Zoning Code does allow additional height for greater setback to a point, however this building as proposed would still be 10 feet above what would be allowed by that exception. Therefore the applicant has amended the application to include a Planned Development Overlay, which does allow the City Council, upon the Commission recommendation, to waive dimensional standards including height. Miklo noted the applicant also amended the plan to include four deck areas that are adjacent to the pond on the north side of the property. Larger decks, with the greatest dimension of 40 feet on the two corners and then two smaller decks. Miklo did share with the applicant the Commission concerns regarding more details or amenities for those areas and the applicant then submitted an illustration showing a gazebo-type structure that would be included on the larger decks. Miklo also shared the Commission concerns about the elevation drawings and need to address this development as the first thing one would see when entering Iowa City off Highway 218. Miklo also discussed with the Fire Marshall the possibility of using grass creek or pervious pavers in the areas for fire access only. The Fire Marshall is open to that possibility but would want to see a specific plan showing how it would be engineered to accommodate the load of an emergency vehicle. Miklo also shared with the applicant the idea of prairie plantings in some of the area of the right-of- way. He discussed that with the Public Works Department, and they were receptive of that idea. There was also discussion of the possibility of larger trees at the time of planting being mixed in, not all of them because a smaller tree will grow faster and be healthier for the long term. Finally, as discussed all along, Miklo stated there would be a Conditional Zoning Agreement that would specify use of sound deadening materials (such as laminate windows and masonry construction). Freerks opened the public hearing. Brian Vogel (Hall & Hall Engineers, Inc.) stated that for all the additional requests the Commission asked for during the work session the applicant is willing to make those changes. Freerks said that part of the changes was building design. Vogel said they are willing to make some modifications to the building, they will work with the architect. Perhaps they did not understand the magnitude of design changes the Commission was expecting or requesting. As far as the trees, the applicant is willing to plant larger mature trees, they will do pervious pavers where the fire access locations are, and do the prairie plantings in the right-of-way. Theobald reiterated her concerns from a previous meeting regarding some of the evergreens species that were selected. Vogel replied that the applicant is open to any species that are requested. Freerks noted the Commission is focusing in on this application due to the request for additional height. There is already a waiver and now there is an additional exception of 10 feet of added height beyond the waiver. She added that the new setbacks are further than before, but still not 300 feet from the right-of-way of Highway 218. She noted that a buffer from the highway is in the Comprehensive Plan but not a zoning requirement, however since they are requesting a Planned Development Overlay the 300 foot setback can be required. She feels that this development is trying to push in a density of units into a space not suited for that density. Quoting from the OPD section of the zoning code if waivers are to be granted, there needs to be a facilitation of desired Planning and Zoning Commission April 5, 2018 Page 3 of 13 neighborhood amenities or open space; to preserve or protect natural, historic, or cultural features; to achieve compatibility with surrounding development; or to create a distinctive or innovative neighborhood environment. Those reasons are why the Commission is requesting an improved building design. She noted the problem is when they don’t have anything set regarding design standards, they have seen other cases where overtime design gets watered down and developed and built at a lower standard. Freerks is hesitant about this application without seeing any guarantee. Miklo stated that with a Planned Development Overlay a building plan is approved along with the site plan. Miklo said there is a building plan, but Freerks acknowledged that the Commission doesn’t have the building plan shows the building design elements the Commission has discussed. Vogel stated the building is designed with high standard materials, expensive stone work and other materials, it will be a nice building. With regards to the height, the three-story building will actually look taller than the four story buildings due to landscape elevations. Vogel noted the owner is willing to work with the City on every request, as they have been doing so. Freerks noted the applicant has not given them everything they asked for, commissioners had requested a better building design and have not seen that. Vogel said there needs to be more specifics on what a “better building design” entails. Theobald noted that this current design looks like every other apartment building in town, they are trying to embrace the “distinctive and innovative” key words from the Code. Martin added that this development is along a major highway and an entrance to Iowa City so they are looking for something that makes a positive statement or impact. Hensch acknowledged that the applicant is trying to do everything the Commission is asking, and he feels they are very close but in exchange for the approval of the height variation there are criteria that need to be met. Yes, the building looks like it will be made with quality materials, but the “distinctive and innovative” design is not being shown. Freerks stated that another option is for the applicant to lower the density of the development, then they wouldn’t need the variation on height and the Planned Development Overlay criteria. Vogel noted a frustration because with the first plan there wasn’t the added height, but it was requested to try to get further away from Highway 218. Therefore, they have comeback with a design with the added distance, but to do so they also needed to add height. Hektoen stated there has been an articulated public need to negate the sound and pollution effects of being close to the interstate. The Commission has the right, the power, granted by State law to impose conditions that are in addition to the Zoning Code that are intended to meet those public needs. So even though the 300-foot setback requirement isn’t a Zoning Code requirement, it doesn’t mean it isn’t very important or that there aren’t public needs created by putting a building up this close to the interstate. Vogel stated the applicant understands and agrees that the distance and the need to negate issues is important and that is why they agreed to using the higher end, sound deadening, materials. Miklo asked for a clarification on what materials will be used. Planning and Zoning Commission April 5, 2018 Page 4 of 13 Jason Walton (Walton Builders) stated the building is 2x6 constructed with a masonry product, they will also use a blow-in insulation product that will be of greater sound deafening, the windows are spec’d out for sound mitigation, the same windows that were used in the Hodge building on Rohret Road. The stone is a manufactured stone, there is a building in Coralville constructed of the same product. For the interior, it will contain the sound protection between walls and floors and all the fire code items met. On the exterior there is a vinyl siding on the upper floors and some of the area around the windows is a mason panel. Freerks appreciates this is slowly moving along however wants the applicant to understand what they are trying to achieve here. Walton noted that it is hard to see from architectural drawings, he has built hundreds of houses that all turn out spectacular even if the drawings weren’t. He personally feels this building is designed nicely and they are trying to keep this development in the affordability range, they have already gone above and beyond what they were originally anticipating, they have added additional stonework, beefed up the landscaping significantly, and need to keep some of the budget for other challenges that may arise. He noted this is a challenging site to work on, and they have internally been going back and forth on what design looks better (flat roof versus pitched), etc. Freerks appreciates that and noted that it is not up to the Commission to design the building, which is not their forte. She stated again if they remove some density to the project, all these issues go away. Martin feels they are close and acknowledged the applicant has done some of the things that the Commission has asked. Walton stated that their interest (the applicants) is the same, it is in their interest to have a very nice building so people will want to live there, and he is just struggling with what the Commission wants specifically. Miklo asked the Commission about the apartment building that was recently built on Rohret Road, also adjacent to Highway 218, if they felt that was distinctive. The Commission agreed it is an attractive building. Walton stated that one of the concepts the applicant had considered, was similar to that, but it was changed to have a hipped roof, trying give the buildings more neighborhood feel. Freerks suggested Walton work with staff and they can help guide them in the right direction. Walton noted he would like to keep this moving forward. Signs asked his fellow commissioners if they are down to the design of the building. He wants to give the applicant the right direction since they have asked at the last three meetings for additional things. Parsons agreed he is fine with everything except the design of the building. Freerks agreed. Theobald asked to see more of the detail on landscaping and species of trees. Miklo asked the applicant if they would agree to defer this until the April 19 meeting and Walton agreed. Freerks closed the public hearing. Hensch moved to defer REZ17-00015 until the April 19 meeting. Martin seconded the motion. Planning and Zoning Commission April 5, 2018 Page 5 of 13 A vote was taken and the motion carried 6-0. REZONING ITEM (REZ18-00002): Discussion of an application submitted by Ross Nusser for a rezoning of approximately 1.89 acres from Planned Development Overlay/High Density Single Family Residential (OPD/RM-12) zone to Low Density Multifamily Residential (RM-12) zone for the property located at 1705 Prairie Du Chien Road. Walz noted that before the meeting Staff distributed a letter they received from one of the neighbors regarding this development. She stated that the Commission discussed the rezoning two meetings ago and the Commission had requested a couple of things. First requested was a better sense of what was being proposed and then also a baseline for a relocation plan for current residents. Walz reiterated how they got to this point. The North District Plan, when written, contemplated that the current mobile home park might one day go away and there was a desire expressed in the Comprehensive Plan to maintain a diversity of housing so it contemplated a small apartment building would be appropriate at this location, particularly when Foster Road extension was completed. The Comprehensive Plan talks about the Foster Road extension making possible a greater variety and a greater density within the neighborhood. When the Commission reviewed the Foster Road rezoning it was discussed that the models looked at for transportation would provide some cross-connectivity that might alleviate the traffic south of Foster Road on Prairie Du Chien. Therefore, the applicant has proposed a development with a 24-unit apartment building in two parts, with most of the parking underground, they have provided a setback from the adjacent single-family property to the south, with an exterior playground area. It was noted in the neighborhood meetings the desire that this property be somewhere that invited longer-term residents, including families. The other issue Walz noted was the proposal for relocation assistance which the applicant will have to speak to. Freerks asked if there were any waivers or special issues with this application. Walz replied that it is not an Overlay Development Plan like the previous application. Freerks asked if the Commission would see this application again, or if the design would just be approved by Staff. Miklo confirmed that was the case unless the Commission conditioned the approval. Freerks opened the public hearing. Ross Nusser (250 Holiday Road, Coralville) is the applicant and can discuss the relocation plan. They have not worked out all the specific nor been in contact with the residents since the last meeting, they are willing to commit to $1,000 in relocation benefits to each resident who is in the trailer park. They are also willing to offer a minimum of nine months for relocation after the approval of rezoning. With regards to the design, the plan they are showing tonight is just conceptual as there are still discussions with regards to the other parcel and what the City or neighboring residents might want or desire there, perhaps a driveway that connects to Foster Road. He noted that they are trying to appease so many different people so it is not easy. They did review the North Side District Plan Planning and Zoning Commission April 5, 2018 Page 6 of 13 and acknowledged it notes that the area should be reserved for small buildings of multi-family housing to maintain a mix of housing in the area and with the images they are sharing tonight he feels they can achieved that but cannot commit to an exact design at this time. He added they just won’t know exactly what will work best until they get through the zoning process. He reiterated that the first priority is the transition of the current residents and the second priority is how a development will mix with the neighborhood. They are currently showing a two-story building, there is the ability to do a three story building within the zoning they are requesting, but they don’t feel that would fit within the neighborhood. Nusser stated that the images shown of possible buildings were drawn just for the benefit of the Commission, but they do only want to move forward with the best intentions. Nusser will continue to work with City staff on the best solutions for moving forward and will meet any restrictions imposed upon them. Martin asked why this is a work in progress and not a complete design at this time. Nusser said it is a work in progress because at this time they do not have any title or connection to the area that is City of Iowa City right-of-way. One of the biggest questions from Nancy Purington and some of the other neighbors is the connectivity to Foster Road which cannot happen if they do not have title to the connection area. Freerks commented on the conversation about curves and right-of-way and she noted that if the development connects via Foster Road it will be at a curve there too and therefore doesn’t see one option as being better than the other. Nusser noted it is more of an issue that they want to make accommodation for the people who live in the area and the neighbors have indicated their interest is to have the connectivity to Foster Road versus Prairie Du Chien. Nusser personally doesn’t have a preference, but this is out of respect to the neighbors. Freerks understands but feels it would be more difficult of a design to connection via Foster Road. Parsons asked if they anticipate the buildings being mostly one and two-bedroom units. Nusser confirmed that is the intention. Freerks asked about the outdoor amenities. Nusser said they are open to including any required outdoor amenities. Hensch added that if the goal is to have long term tenants in this development then having nice outdoor amenities is necessary, such as play areas for families, etc. Nusser agreed. Hensch also noted his concern with traffic and stated with the new Foster Road, it is hard to anticipate what the traffic will be. Freerks stated with one and two-bedroom units it won’t be a huge increase in traffic to the area. Signs stated that with some of the input from the last meeting and the letters the Commission has received, it seems that if there is a traffic problem it is not relevant to this particular piece, if people are speeding in the area then that needs to be address separately. Ray Anderson (2155 Prairie Du Chien Road) lives north of this area and has another property on 1 Caroline Court which is on the corner of Prairie Du Chien Road and can’t for the life of him see why the City would want to put an apartment complex in that area, it is a big area of single family houses, mostly small ranches with nice yards and feels this will change the whole nature of the property. Anderson states he has lived in the area for 40 years and Prairie Du Chien is a heavily traveled road with lots of traffic from the developments to the north. He is happy that Foster Road is being extended but doesn’t feel an apartment complex is going to do anything at all for the residents of the area. Anderson foresees a lot of traffic safety problems with a development of that Planning and Zoning Commission April 5, 2018 Page 7 of 13 size in the area. He added that the sidewalks on that side of Prairie Du Chien stop right there, before the freeway, and it is dangerous seeing people bicycling and walking there and to expand the number of people in this area is not a good idea. Laureen Ipsen (1710 Prairie Du Chien Road) said her house is directly across the street from the proposed driveway of this development. She said that the statement that the driveway would either spill out on Foster Road on a curve or Prairie Du Chien on a curve is true but the difference is in the width of the roads. She notices now people trying to make a left turn into the trailer park and cars can really get backed up and feels that will only get worse with the addition of Foster Road traffic coming to Prairie Du Chien. She added that Prairie Du Chien is a narrow road already being shared with bicyclists and Foster Road will be two lanes with added bicycle lanes so if this development entrance was off Foster Road it would be easier for people to get around the cars stopped trying to make a left turn into the development. Ipsen has talked with many residents on Prairie Du Chien and they are already having problems backing out of their driveways onto Prairie Du Chien. In this proposed development she counted 72 parking spaces and that puts a lot of pressure on an already narrow, busy street with bicyclists. Ipsen asked if it would be possible to have the design flipped so the driveway goes to Foster Road and the two story bigger building is closer to Prairie Du Chien. Freerks noted what most people want is for these driveways to be further away from major intersections and the City agrees as it is safer. Ipsen understands but stated it puts a lot of pressure on Prairie Du Chien. Miklo said they could look at a scenario where the buildings and driveway are shifted to Foster Road, but that may not be possible with the topography and staff cannot commit to a driveway onto Foster Road. Signs added he heard a willingness from the developer to do this if possible, but right now it is unknown, a lot depends on how Foster Road is developed. Ipsen asked if the units in the development will be apartments or home-owned condominiums. Miklo stated that the City is not able to control that with zoning. Ipsen added that in talking with several other residents there is a concern with the speeding on Prairie Du Chien, it is a problem. She also asked if it is possible to hold off on the development of this application until it is seen what the traffic patterns will be once Foster Road is complete. Freerks stated that is not a fair request to the developer. Currently there are 12 units on this property (mobile homes) and this development will only be adding 12 more units (total of 24 or so apartments). Signs added that there is some urgency for this development because the current owner has concern regarding their sewer collapsing. Ipsen understands and noted she has also lived in trailer parks and understands the concerns. However, she is wondering if a traffic survey can be done she feels it would be beneficial. Bob Guyer (1529 Prairie Du Chien Road) asked if there are plans for a traffic light at the intersection of Foster Road and Prairie Du Chien. Miklo replied there are no plans for a traffic light at this time. Walz added there has to be a certain amount of traffic before a traffic light is warranted but once it reaches that threshold they would contemplate a light. Guyer said having one would help to slow down the traffic on Prairie Du Chien Road and people on Foster Road will have a difficult time getting onto Prairie Du Chien Road, especially during prime times. Freerks acknowledged that a traffic light will likely be in the works at some point. Guyer asked how much traffic is needed to warrant a light and noted that it took 30 years to get one at the corner of Prairie Du Chien and Dodge Street. Walz stated that the traffic model that was looked at with the Planning and Zoning Commission April 5, 2018 Page 8 of 13 extension of Foster Road showed that some traffic would be taken away from Prairie Du Chien. Guyer stated it is difficult getting out of driveways on Prairie Du Chien, it can be dangerous. He has made many complaints to the Police Department. Walz said they can make a request to put the speed trailer sign up and acknowledged it is an area that probably does experience some speeding because of the transition from rural to urban areas. Guyer reiterated his whole complaint is traffic, he understands people are going to build what they are going to build, and adding to the traffic is a concern. Marsha Anderson (1543 Prairie Du Chien Road) stated the area is already a hazard, there are 100’s of bicyclists, pedestrians and children that try to go over the freeway on a path that has no area for pedestrians or bicycles. It is not a safe road and traffic on it should not be increased. There are many types of vehicles on that road, motorcycles, water craft, etc. that all speed and she can hear tires squealing, it is dangerous and they don’t want more traffic there. Nancy Purington (1706 Prairie Du Chien Road) thanked the Commission for allowing her to speak and for reading her letter. When listening to the others from the neighborhood this evening she sees that she is not the only one who has observed and experienced traffic issues, so she is not going to talk about that. She is curious if this is the night where they will vote in changing it from RS-12 to RM-12. Walz explained that the Commission will provide a recommendation to be forwarded to the City Council and the City Council will make the decision. Purington stated that when reading the information in tonight’s agenda packet that dealt with the first applicant, the criteria for review of a Planned Development Overlay (which Freerks noted this current application is not a Planned Development Overlay), and this current application still reflects the conceptual premises used to develop neighborhoods. The density and design of an area will be compatible and/or complimentary to adjacent development in terms of land use, building mass and scale, relative amount of open space, traffic circulation and general layout. The development will not overburden existing streets and utilities, the development will not adversely affect views, light and air, property values and privacy of neighboring properties and the combination of land uses and building types and any variation from the underlying zoning requirements will be in the public interest, in harmony with the purposes and with other building regulations of the City. Purington said these things should be thought of with any consideration of change of zoning. Freerks agreed and noted that the Commission must think of a lot of things. Purington then encourages the Commission to not change the zoning of this area, especially since they have not seen what could be done with the way it is zoned now. Even though it is a humble street, it is very consistent in the architecture, there are under five houses that were there at the early part of the 20th century and for the most part post-WWII mid-century modern little bungalows and changing that area to multi-family dwellings, that are two or three stories, are all things that will not create a welcoming entrance to the city. This is also an entrance to the city, there is a very nice development on the county side and it gets more modest as you enter town. This proposed development is a jarring change, it looks very commercial and this is not a commercial street, and it is all single family dwellings. The question that arose at the neighborhood meeting regarding a space for the people that would live in the development as well as for the neighbors to use is not necessary, all the neighbors have their own yard space. Purington reiterated that this is a jarring disruption visually to have multi-family buildings, especially two stories, everything else in the area is single story. There is an opportunity here to keep one long stretch of homes consistent, which seems to be the goal when looking at changes, to keep things compatible. Purington stated that in the first meeting they had with Nusser he did show little duplexes and the neighbors that were there preferred those, these large buildings were not preferred. It doesn’t fit with the neighborhood at all, on either side of the interstate. Purington is questioning what development could be done in Planning and Zoning Commission April 5, 2018 Page 9 of 13 this area without changing the zoning and keeping it consistent because that is one pleasant quality of that street. It is a calming area that is single-family oriented. This development will disrupt property values, it will change the feel. Curt Moore (3169 Dubuque Street NE) thanked Signs for addressing that this is two separate issues, this tonight is about rezoning, and the street issue is totally separate. He came before the Commission during the discussions of the Foster Road extension and that there would be a development on the corner with potentially a commercial building and another 100 units down the road, no one came and said anything at that discussion, and he was the only one. He can appreciate the issues the residents of Prairie Du Chien may have, he lives on Dubuque Street and he also cannot back out of his driveway, traffic gets backed up from the interstate to his place and he’s a quarter of a mile away, so he understands what road conditions are. Moore reiterated that this is a zoning issue and they are bending over backwards. When Moore was at the first community meeting at the grade school for the Vintage Coops, he probably asked 50% of the questions and there were probably 50 people in the room. Everyone was all for Foster Road extension and one of the issues was what would happen to the trailer court and when could it be gotten rid of. At that meeting it was said that was not the issue of discussion, only to discuss Foster Road. Now it is time to do something about it, it’s time to clean it up, time to make Iowa City better and for the Commission to look at the big picture and this application is part of it. Moore added that they are on a time schedule in terms of the sewer and water, it will not last, and they have a solution for the transition of the current residents. Moore also noted that there are other areas around this development that have been rezoned and could have apartment buildings put on them, this is just in the middle of that, but the rest of the area is not always going to be single family homes. Sara Barron (Johnson County Affordable Housing Coalition) wanted to express the Coalition’s support for the continued push for relocation assistance as the City is allowing these redevelopment projects. There was some question on how that was going to come into play and it was great to hear Mr. Nusser address that tonight with the offer of relocation assistance to all the residents. The Coalition stresses the need to prioritize the impact it has on residents that are living in areas that may very well need to be redeveloped, but to keep thinking about the impact it has on those families. Hensch asked Barron how she viewed the proposed relocation proposal offered this evening. Barron said she could not speak for the residents and cannot offer a specific dollar amount but does think there are some good resources that show costs associated with relocations and if the $1000 proposed will be sufficient. She added that the yearlong period is more generous than what is normally required for relocation projects. Freerks asked what the amount was that the City Council agreed upon for the relocation of residents displaced from Dolphin Pointe. Hektoen thought $500, noting there were a couple different pots of money that were available to those residents. Laureen Ipsen (1710 Prairie Du Chien Road) noted she did get sidetracked with the traffic issues and did want to say before they change the zoning if they could see if there is an option to keep it the same zoning and what would the builders have options to do. Freerks stated that the Commission cannot require that, there is a cost involved in all these things and to ask a developer to show options for things other than what they are requesting would be a burden and something the City does not require. Freerks said someone from the City probably could say how many units could be on this property if the zoning stayed the same. Walz said Planning and Zoning Commission April 5, 2018 Page 10 of 13 townhomes could probably be done with the current zoning, likely a dozen to 18 townhomes, but it would have to be laid out with driveways, etc., to be exact. Miklo added that the Comprehensive Plan specifically shows this area as low density multi-family versus high-density single family. Walz added at the intersection of two major streets it is not unusual to see low density multi-family. The other goal with this particular property was the idea if the trailer court went away to replace it with something that diversified it and gave opportunity for housing that might tend to be more affordable. Ipsen understands what they are saying but still feels the density will change the dynamic of Prairie Du Chien and it may not be as inviting looking depending upon how it is built, it will affect the single family dwellings in the area. She suggests leaving the zoning as is and see what a townhouse concept would look like. Bob Guyer (1529 Prairie Du Chien Road) asked if Planning and Zoning has any input or power as far as relocation benefits to the people. Freerks stated it was something the Commission talked about recently. Hektoen stated the State Code allows the City Council, and Planning and Zoning advises City Council, to impose conditions on an owner of a property that are in addition to the zoning code requirement. The conditions must meet public needs that are identified as a result of the rezoning request. In this case there is a public need because people will be displaced by this zoning and imposing a condition can mitigate the impact on the displaced persons. Guyer acknowledged then that the Commission has input. Freerks confirmed they can make a recommendation to City Council and City Council has already put a stipulation that if there are 12 or more that are being displaced relocation assistance must be included. In this case it is 9 or so, therefore under the required number, however there are other issues in this case such as low income, difficulty in moving the trailers, some are owner-occupied, some are rentals, and there are many concerns. Guyer stated that the $1000 proposed for each family would not go very far toward moving is expensive. Nancy Purington (1706 Prairie Du Chien Road) acknowledged that where Foster Road connects to Prairie Du Chien it will make a corner but surrounding that whole area are single family dwellings. Up the street there is a trailer court that will be reversed back to four single family lots once any change happens and that will be consistent with the neighborhood. When Purington called the City to ask about that several months ago they said it would have to be four single family lots and the dwellings would have to be consistent with the architecture on the street. Purington questions how this area is any different. Freerks reiterated that this area in the Comprehensive Plan was specified for low density multi- family so that is what the applicant is asking for. The Comprehensive Plan was discussed publicly at one time. Walz added when Foster Road is constructed there will be that remnant piece land that is left over that is not developable on its own and therefore this application property becomes the defacto corner lot. In the case of the other trailer court, it is in the middle of a neighborhood, surrounded on all sides. Miklo added that the Zoning Code does not require single family houses to be compatible or in character with the others in the neighborhood. That would only be required if it were in a historic preservation overlay. Purington said is seems strange the City would encourage dissentient in design and not harmony. Regardless the rest of the street is always going to be single family residents and will not change. Foster Road is different, it will be a different type of street, and there is an opportunity to put in a bunch of different things at once. This will disrupt the entrance to the city and the harmony of the Planning and Zoning Commission April 5, 2018 Page 11 of 13 neighborhood. Signs stated he feels Purington is driving on a different Prairie Du Chien then he drives on because as he drives on Prairie Du Chien from Dodge Street north, consistency is not a word that would come to his mind. There is a wide variety of housing styles and lot sizes. Purington disagreed. Parsons asked to see the map of all the zonings in that area. He noted there is already RS-12 south of the application property. Miklo said the area is RS-12, the City recently approved a planned development to allow multi-family attached units in the RS-12 zone for the Vintage Co-op and adjacent properties. This application would change from RS-12 to RM-12. Freerks closed the public hearing. Hensch moved to approve REZ18-00002 an application submitted by Ross Nusser for a rezoning of approximately 1.89 acres from Planned Development Overlay/High Density Single Family (OPD/RS-12) zone to Low Density Multifamily (RM-12) zone for the property located at 1705 Prairie Du Chien Road with the following conditions: 1. Relocation assistance minimum of $1000 and nine months to find new housing. 2. Two story height limit on buildings. 3. Design review being required. 4. Outdoor amenities. 5. Cap on three-bedroom units of 30%. Parsons seconded the motion. Hensch noted that the request is consistent with the Comprehensive Plan, he is sensitive to traffic issues, but that is a separate issue that needs to be addressed separately. He added he is pleased with the applicant’s offer for relocation assistance. Yes $1000 isn’t a lot anymore, but it is enough for a rental deposit. With regards to the conditions, Freerks would like to discuss outside amenities and to make sure they are only one or two-bedroom units, no larger. Signs noted that when discussing outside amenities they discussed playground area for children but typically when thinking of one or two-bedroom units you don’t think families. Miklo suggested that if a goal is to attract some families to this area, in other areas of the Code there is a restriction to 30% of three-bedroom units, so they may want to provide that flexibility. Signs feels that would add to neighborhood stability and less turnover in leases. The Commission agreed to add a condition of a limit of three-bedroom units to 30%. Freerks noted in the design review stage she likes to see the larger green space areas rather than multiple smaller green spaces hidden amongst parking spaces. Signs understands the neighborhoods passion for their area. He just sees the speeding on the street and traffic as a separate issue, but the neighborhood has every right to be concerned about it. At this point no one really knows what the Foster Road connection will do to the traffic in that area, and the neighborhood will have to be vigilant about that and come to the City with concerns. It just isn’t relevant to for this development going from 12 units to potentially 24. He reiterated the public comment about no one being present to comment on the huge multi-family development proposed along Foster Road which may impact the traffic way more than this little piece will. Signs also likes the design of this proposal because it puts the smaller building facing Prairie Du Chien Planning and Zoning Commission April 5, 2018 Page 12 of 13 and puts the big building behind with a frontage on Foster Road and that helps maintain the character of smaller structures along Prairie Du Chien. Freerks agrees and likes the current layout and the distance of the bigger building from Foster Road will help minimize its size. A vote was taken and the motion carried 6-0. SUBDIVISION ITEM (SUB18-00007): Discussion of an application submitted by The City of Iowa City for a preliminary plat of Iowa City Industrial Campus, a 173-acre, 3-lot industrial subdivision with 3-outlots located at 420th Street, west of Taft Avenue. Miklo stated the annexation and rezoning of this property was approved a number of years ago. A preliminary plat was also approved at that time. However, preliminary plats are valid for two years so the plat has expired and the City is now seeking reapproval of basically the same design with a couple of changes. The original design had the area south of 420th Street broken into smaller lots and they are now proposing to leave that as one outlot for future development so it would come back before the Commission if it were to be subdivided. The plan also has an outlot that covers the wetland area. There would be three industrial lots for development with access to 420th Street. Freerks opened the public hearing. Seeing no one Freerks closed the public hearing. Signs moved to approve SUB18-00007 an application submitted by The City of Iowa City for a preliminary plat of Iowa City Industrial Campus, a 173-acre, 3-lot industrial subdivision with 3-outlots located at 420th Street, west of Taft Avenue. Theobald seconded the motion. Hensch asked if the one outlot was wetlands because of the topography. Miklo believes it is due to the topography but also a drainage way that runs through that area. A vote was taken and the motion carried 6-0. Adjournment: Hensch moved to adjourn. Parsons seconded. A vote was taken and the motion passed 6-0. PLANNING & ZONING COMMISSION ATTENDANCE RECORD 2017 - 2018 8/3 8/17 9/7 9/21 10/5 10/19 11/2 12/7 12/21 1/4 1/18 2/15 3/1 (W.S) 3/12 3/15 (W.S.) 4/2 4/5 DYER, CAROLYN X X X X X X O/E X X X X X X X O/E X O/E FREERKS, ANN X O/E X X X X X O/E X X O/E X X X X X X HENSCH, MIKE X X X X X X X X X X X X X O/E O/E X X MARTIN, PHOEBE X X X X X X X X O/E O/E X X X O/E X X X PARSONS, MAX X X O/E X X X X X X X X O/E X X X X X SIGNS, MARK X X X X X X X X X X X X X X X X X THEOBALD, JODIE O/E X X X X X X X X O/E X O/E X X X X X KEY: X = Present O = Absent O/E = Absent/Excused --- = Not a Member MINUTES PRELIMINARY PLANNING AND ZONING COMMISSION APRIL 16, 2018 – 5:15 PM – WORK SESSION HELLING CONFERENCE ROOM , CITY HALL MEMBERS PRESENT: Carolyn Dyer, Ann Freerks, Mike Hensch, Phoebe Martin, Max Parsons, Mark Signs, Jodie Theobald MEMBERS ABSENT: STAFF PRESENT: Sara Hektoen, Bob Miklo, Sarah Walz CALL TO ORDER: Freerks called the meeting to order at 5:15 PM. REZONING/DEVELOPMENT ITEM (REZ18-00013/SUB18-00006): Discussion of an application submitted by application, submitted by North Dubuque, LLC for a rezoning of approximately 73.15 acres of land from Interim Development - Low Density Single- Family (ID-RS) zone, Low Density Single-Family (RS-5) zone, and Planned Development Overlay/ High Density Single-Family Residential (OPD/RS-12) zone to Planned Development Overlay/ High Density Single-Family Residential (OPD/RS-12) zone for approx. 50 acres of property and Planned Development Overlay I Highway Commercial (OPD/CH-1) zone for approx. 23 acres of property. The applicant is also requesting approval of the preliminary plat of Forest View, a 73.15-acre subdivision, located north of Foster Road, south of 1-80, west of N. Dubuque Street, east of Mackinaw Drive. Walz brought materials and the presentation from the Comprehensive Plan Amendment that was approved late last summer. She showed the area the Commission considered: the only portions of the area currently developed are Forest View Mobile Home Park and a small cluster of single-family houses to the east and two more single family houses in the southwest area. When the Comprehensive Plan Amendment was approved, it inlcuded a set of goals. Those goals were housing goals which included relocation assistance for the Forest View Mobile Home Park, buffering Mackinaw Village from any multi-family residential that would be adjacent, preserving the scenic character of the north Dubuque Street streetscape, and creating a conditional zoning agreement that would guide design of buildings. There were also transportation goals regarding secondary access for residents of the Peninsula area and traffic functions from a proposed new intersection onto North Dubuque Street. Walz noted that the City does not have a traffic study at this time nor do they have the Army Core of Engineers permit that would allow for filling in the wetland areas. Walz next discussed what has changed in the proposal since the approval of the Comprehensive Plan Amendment, and noted that Staff has not completed the analysis of the application. Previously two hotels were proposed and there was a road that passed along the north side of the development and curve down to the south. As the developer was laying out the site, they came to the staff with a concept that seemed to isolate the Forest View housing behind large parking areas. Staff felt that Forest View needed a more direct access to the street and that the location behind large commercial parking lots was not ideal or safe. Staff asked the Planning and Zoning Commission April 16, 2018 – Work Session Page 2 of 8 applicant to provide another public street access. Staff also suggested more southerly location for Forest View Drive and the developer agreed and have created a proposal with a more new location for the road. Moving that road made some sense for a number of reasons to create a better interface between the commercial and the residential neighborhood with large parking lots facing Interstate toward I-80 and away from residential uses. Walz pointed out in the map where the commercial properties would be constructed. There would be larger commercial uses, such as motels, and also smaller neighborhood commercial uses closer to the residential areas, south of Forest View Drive. A gas station/convenience store is proposed near North Dubuque. The applicant is seeking to fill one of the wetland areas for an area east of Laura Drive, in exchange they can provide more screening from north Dubuque Street. Walz then showed where the multi-family buildings would be located, with one set marketed as elder housing, and then transitioning into the area where the manufactured housing would be. Walz noted there have been emails and correspondence with concerns from residents of Mackinaw Village regarding the manufactured housing being close to their neighborhood. The manufactured housing will have to go through a Planned Development Overlay approval process due to the lot sizes of the manufactured housing. The location of the manufactured housing is a change from the proposal seen during the Comprehensive Plan Amendment process and there has not been a “good neighbor meeting” held so that is why residents in Mackinaw Village are voicing their concerns now. One of the concerns is the traffic on Algonquin Drive but Walz said it should not create an unacceptable level of traffic as this is a lower density than what was previously proposed. There is a proposed roundabout on Algonquin Drive that transitions Forest View Drive to Algonquin Drive to slow traffic down. In terms of the manufactured housing, Staff felt this layout was better as it made it part of the neighborhood and not hidden from view behind parking lots and will have regular street access. All the units will have their parking off the interior alleys with the exception of lots that back up to west property line. These lots will maintain the tree buffer in that area. The applicant has also proposed to not connect Flint Drive, which the requirements of the subdivision requirements would require that connection. The criteria for alleviating that requirement are included in the report. Walz stated there is a lot of review still needed before the Planned Development Overlay can be approved: staff needs to evaluate stormwater, traffic, and building elevations. She stated the applicant is marketing this area and the buildings will be built by someone else so the applicant beleives they cannot provide building elevations at this time. The applicant noted they will meet the higher quality multi-family design standards. Walz said although not all is evaluated the applicant still wanted to move forward and present the application to the Commission for feedback. Freerks noted it is a little maddening because it is just pieces and parts right now and not a complete proposal. She feels there are a few discrepancies and things that are not allowed in the Comprehensive Plan Amendment. She noted it is RS-12 and there is a lot of multifamily and pretty high density for the area. Freerks asked about the fast food restaurants and if a special waiver was needed. Walz these are allowed uses in the CH-1 zone. Hektoen noted that the number of restaurants can be limited with a conditional agreement if they can articulate the public need. Freerks is also concerned about the wetlands being filled in and how that is different than the concepts that were previously discussed. She reiterated that this area is a major entrance into the community and it is currently quite picturesque with all the trees and would like to see this Planning and Zoning Commission April 16, 2018 – Work Session Page 3 of 8 proposal do everything it can to maintain that. She also feels the density is pretty high and doesn’t want to have to create waivers for the manufactured housing lots. She added that with all those units there is no park area and the Commission has requested time and time again to have some type of public recreation area when there is this type of housing density. Walz stated with the manufactured housing there will be a community center and they will add a play area around that as well. Also in the preserved woodland area the applicant has indicated there would be trails. Freeks also added that the multifamily building that will be marketed for elder housing has parking lots far away from the buildings and should have underground parking. She also noted that before it was not proposed as manufactured housing but rather modular homes. Walz said they have reduced the manufactured housing area down to 59 units. Freerks stated it may need to be reduced more to make sure there is a play area and community space. She feels they are just trying to cram too much into one space, understanding the goal is affordable housing. She also has an issue with not connecting the streets in a neighborhood and the need to keep a neighborhood feel with the street connections, sidewalk connections and playground areas. Hensch asked how many units are in the current Forest View Mobile Home Park. Miklo stated he believes there are 80-90 units that are occupied. Walz said what the applicant has indicated that any residents that do not find housing in the new manufactured housing area would be given option of a unit in one of the multifamily buildings. Hensch agreed with Freerks and in an area with this density it is crucial to have recreational areas, particularly play areas for children, walking trials are great for adults but children need play areas. Additionally Hensch noted the concern of the residents to the south he is concerned about filing in wetlands, there needs to be ways to stop water runoff. He requested seeing the traffic study and road connectivity so they can be assured traffic would be moving and not congested in one area. With so much density he also feels there should be traffic calming features along the roads. Hensch stated he is always concerned about manufactured housing waivers, it is important to him that just because someone lives in an affordable residence they should be put in a smaller area, they should still be allowed green space and nice size yards. It is a quality of life issue for the residents. Finally he agrees with Freerks on the need for underground parking for the elder residential buildings, additionally underground parking would help minimize the impervious concrete in the area and assist with water runoff. Walz stated they do not have the stormwater information but she does know the applicant is proposing very large underground water detention storage. Freerks suggested reviewing the minutes from the meetings last summer when the Comprehensive Plan Amendment was discussed so everyone is up-to-date on concerns and issues raised at that time. Freerks also asked about the Kum & Go proposed, Walz said it will be a gas station, not confirmed it will be a Kum & Go. Freerks would like to see exact dimensions and specific design on that as it is so close to the area. Signs noted on the original plan on the western edge there were five large buildings and another half dozen smaller multi-plexes. Walz said originally townhouses were proposed and added that at this stage there is not a detailed analysis of design so some of the things shown on the comprehensive plan image would not meet zoning standards. Signs said he doesn’t think the density is any different than previously proposed, it is just broken down differently with the Planning and Zoning Commission April 16, 2018 – Work Session Page 4 of 8 manufactured housing and multifamily buildings. He asked what drove the change; the Commission spent a lot of time on the original proposal during the Comprehensive Plan Amendment process. Walz said mostly due to the road shifting to the south. Hektoen stated that road shift was a staff supported change. Walz said the shift in the location of the road allows a better relationship between the residential and the larger commercial uses. The applicant shifted the manufactured housing so they could stage the entire development; in the previous location, residents would have been displaced from the current manufactured homes and not been able to move into the new ones for quite some time. Walz also mentioned there were issues with multiple crossings of the gas pipeline easement and this plan just keeps the traffic flow moving better and not having the manufactured homes accessed through the commercial parking lots. Miklo added with the original plan some of the multi-family budilings were within the 300-foot buffer from the highway. Theobald asked about the change from modular homes to manufactured homes. Hektoen said the applicant can address that on Thursday. Freerks asked if the owners of the manufactured homes will own their lots. Hektoen said the concept is more like a condominium regime. Freerks noted then they would have to pay a fee, such as lot rent, and that is not what the Commission felt was proposed during the Comprehensive Plan Amendment. Signs said if it is a true condominium regime it would be ownership with undivided interest in the common elements. Dyer noted there are 20 buildings in addition to the manufactured homes with no elevations. Other Overlay Plan Developments have to have elevations for all four sides of each building. She acknowledged it is an expense but this is a huge project. She noted that the plan is so changed from the Comprehensive Plan Amendment and now the developer is saying “trust us we’ll build nice buildings”. Freerks feels if they cannot provide elevations at this point, then the Commission should be consulted for each building before design approval. Parsons asked if Algonquin Road will connect to Foster Road and Walz confirmed it would. He noted if there is a flood emergency the entire traffic flow will be going through the manufactured housing area, which makes him uneasy. Walz acknowledge one of the impendences for this project was to create the second access road from the area in case of flood emergency. Parsons agreed it is necessary, but in the original plan the traffic flowed around the manufactured housing, not through it. Parsons also asked about fire access to all the buildings. Walz said fire access is required to the rear of all these buddings. Hensch is very uneasy with the manufactured housing as when the Comprehensive Plan Amendment was approved it was felt these homes would be a path to home ownership. Home ownership is land as well, not just the structure. Signs requested seeing a comparison of the density that was proposed in the Comprehensive Plan Amendment versus the density proposed in this plan. He also added his concern with the neighbor’s letters. There was a big process with the approval of the Comprehensive Plan Amendment last year and now all of a sudden there is a big group of neighbors indicating they had no idea this was going on. Walz said she believes the concern is the shift of the manufactured housing to the west, where it was townhomes previously. Planning and Zoning Commission April 16, 2018 – Work Session Page 5 of 8 REZONING ITEM (REZ17-00015): Discussion of an application submitted by Cardinal Pointe West, LLC for a rezoning of approximately 7.84 acres from Interim Development Research Development Park (IDRP) zone to Planned Development Overlay/Low Density Multifamily (OPD/RM-12) zone for the property located west of Camp Cardinal Boulevard and east of Deer Creek Road. Miklo stated the applicant submitted a couple of concept illustrations of what the buildings could look like. They went from the 40 unit buildings with the gable/hip roof to one with flat roofs and modular changes in the building façade. The applicant is proposing three buildings with three different stone/brick colors for distinction. Theobald asked if the siding is vinyl siding. Miklo is unsure of the material but it is some sort of manufactured masonry product. One of the goals is more sound deadening materials due to the proximity to the highway so the Commission can specify what materials are used. Miklo also stated he confirmed that fire department is open to using pervious pavers or in the fire lanes if it is engineered to support fire trucks. The applicant is also working on identifying tree species to use in the buffer that aren’t susceptible to fungus or disease. He also added there would be some gazebos on the deck areas, the whole area would not be covered but some of the area would. Freerks suggested the top windows of the buildings to be taller perhaps to break up the design. Otherwise she feels this is the right direction. Signs is glad to see each building distinctive with color. Miklo stated the applicant should have plans complete for the meeting Thursday but the Commission may still want/need to place some conditions in the conditional zoning agreement that the applicant generally follow the concept plan, the landscaping plan be approved by the City Forrester, and the Fire Marshall and City Engineer approve the design of the fire lanes. REZONING ITEM (REZ18-00014): Discussion of an application submitted by 100-500 LLC, for a rezoning of approximately 3.41 acres from High Density Multi-Family Residential (RM-44) zone to Riverfront Crossings - South Downtown Subdistrict (RFC-SD) zone located at 12 E. Court Street. Miklo stated this property is currently RM-44 which is high density multi-family, there are approximately 95-100 apartment units in the complex. The complex was built after Urban Renewal and at the time Capital Street was closed to traffic. The Riverfront Crossings Plan calls for reopening Capital Street, and also calls for high density and possibility student housing in this area. This area is identified as appropriate for student housing because it is immediately adjacent to campus and the Code provides a bonus for student housing. A concept plan was included in the Commissioner’s packets showing how the street would be reopened, and a maximum foot print of what could be built there, no actual design has been drafted. The building would have stepbacks after a certain level and there would be some usable open rooftop area. The applicant originally submitted two designs for the street, a four-lane with parking and a two-lane with parking. Staff is inclined to go with the two-lane with parking and Planning and Zoning Commission April 16, 2018 – Work Session Page 6 of 8 turn lanes at Burlington Street. Staff is recommending conditioning the zoning on the street being built as part of the development. Miklo also pointed out the applicant is hoping to use the bonus provisions of the Code. Riverfront Crossings would allow 8 story buildings in this area with some stepbacks, the bonus provisions would allow up to 15 floors and dedication of the street right-of-way would be part of the bonus provision. To get the bonus provisions the design will require City Council approval, it would not come before the Planning and Zoning Commission, just the City Council. Dyer asked if it has to go before the Council, why can’t it come to the Commission first. Miklo said that could be a condition of the zoning if there is a valid reason. He noted the Comprehensive Plan does show what is anticipated here. Freerks commented that the Commission usually sees more from applicants at this point and is concerned the design will only go before City Council. Hensch asked what the goals were for opening up that street, seems like a perfect opportunity to create a pedestrian area. He noted that if this development is high density student population having traffic drive down the middle of it seems unsafe as students will cross mid-block. Freerks countered that she is excited to have the road open to traffic because often when these big buildings are developed there is no place for UPS to pull in or any other service vehicle. Signs noted that in other walkways around town (such as the T. Anne Cleary walkway) service vehicles are parked there all the time. Freerks acknowledged that but said it is different when it is private and deliveries are pizza and other types. Hensch asked if they could just have service lanes established. Additionally he noted there is a significant grade change where Capitol Street will go through. Miklo noted that Capitol Street may be necessary to provide access to unground parking for the eastern building. Signs noted he is excited to see the street go through but is concerned about the size of the buildings if a 15 story bonus is allowed, and no green space. Freerks noted they are proposing a roof top green space, but wants to make clear that it is more than just a few planters and a couple of chairs. What is needed is something with true green space and an area that could be used year-round. Hensch questioned how much room would be available on the rooftop with all the HVAC units and other mechanical equipment up there. Miklo noted that under the Form-Based Code they cannot build a rectangle building that goes all the way up, they will have to have stepbacks and some outdoor open space. One of the conceptual drawings shows and idea of the outdoor space being atop the lower floors where the stepback begins. Freerks said the Commission would like to hear details from the applicant regarding the recreation area. Dyer commented they would like to see actual concepts, not just images of other buildings. Hensch agreed and noted that for a project of this size (hundreds of units that will be here for many decades) the applicant should be able to spend the money to have elevation and concept designs drafted. Miklo asked Hektoen if the concerns about open space and the streetscape are valid enough reasons to impose a conditional zoning agreement so that the design would have to come back Planning and Zoning Commission April 16, 2018 – Work Session Page 7 of 8 before the Commission. Hektoen acknowledged if the rational is articulated a conditional zoning agreement could be imposed. Freerks asked about the building height being an issue for flight paths for the hospital helicopters. Miklo replied it would have to be approved by Federal Aviation Administration. Adjournment: Hensch moved to adjourn. Signs seconded. A vote was taken and the motion passed 7-0. PLANNING & ZONING COMMISSION ATTENDANCE RECORD 2017 - 2018 8/17 9/7 9/21 10/5 10/19 11/2 12/7 12/21 1/4 1/18 2/15 3/1 (W.S) 3/12 3/15 (W.S.) 4/2 4/5 (W.S) 4/16 DYER, CAROLYN X X X X X O/E X X X X X X X O/E X O/E X FREERKS, ANN O/E X X X X X O/E X X O/E X X X X X X X HENSCH, MIKE X X X X X X X X X X X X O/E O/E X X X MARTIN, PHOEBE X X X X X X X O/E O/E X X X O/E X X X X PARSONS, MAX X O/E X X X X X X X X O/E X X X X X X SIGNS, MARK X X X X X X X X X X X X X X X X X THEOBALD, JODIE X X X X X X X X O/E X O/E X X X X X X KEY: X = Present O = Absent O/E = Absent/Excused --- = Not a Member MINUTES PRELIMINARY PLANNING AND ZONING COMMISSION APRIL 19, 2018 – 7:00 PM – FORMAL MEETING EMMA J. HARVAT HALL, CITY HALL MEMBERS PRESENT: Carolyn Dyer, Ann Freerks, Mike Hensch, Phoebe Martin, Max Parsons, Mark Signs, Jodie Theobald MEMBERS ABSENT: STAFF PRESENT: Sara Hektoen, Bob Miklo, Sarah Walz OTHERS PRESENT: Brian Boelk, Dale McSurry, Donna Davis, Margarita Baltazar, Karin Franklin, Brian DeCoster, Dominica Pearson, Ehad Saad Aldin, Joe Hejda, Debra Thome, Lina Esso, Ivan Hall, Matt Alexander, Beth Pruessner, Haven Wojciak, Dave Moore, Rafael Morataya, Jillian Nagle, Dave Demik, Chad Diefenderfer, Diane Dunbar, Charlie Eastham, Ed Cole, Ashley Mangan, Karthik Gunasekaran, Jimmy Becker, Brittney Hejda, Pat Heiken, Dennis Tuite, Cynthia Vaske, Jason Walton, Rob Decker RECOMMENDATIONS TO CITY COUNCIL: By a vote of 7-0 the Commission recommends approval of REZ17-00015 an application submitted by Cardinal Pointe West, LLC for a rezoning of approximately 7.84 acres from Interim Development Research Development Park (IDRP) zone to Planned Development Overlay/Low Density Multifamily (OPD/RM-12) zone for the property located west of Camp Cardinal Boulevard and east of Deer Creek Road with the following conditions: • Sound mitigation provided through a plan from an acoustical engineer to be approved prior to the issuance of a building permit for the two buildings within 300 feet of Highway 218. • To maintain dust control from Deer Creek Road. • Substantial compliance with the site plan, including the decks adjacent to the stormwater pond. • Fire lane only areas would be pervious surface, approved by the Fire Marshall. • City Forrester approval of landscaping. • General conformance with submitted drawings of building plans. By a vote of 7-0 the Commission recommends approval of REZ18-00004 a n application submitted by 100-500 LLC, for a rezoning of approximately 3.41 acres from High Density Multi- Family Residential (RM-44) zone to Riverfront Crossings - South Downtown Subdistrict (RFC- SD) zone located at 12 E. Court Street including the conditions of: • The applicant will dedicate right of way to the City to reopen Capitol Street. • The developer will build the Capital Street to specifications approved by the City Engineer. • Applicant will install streetscape improvements to enhance the pedestrian environment on Burlington Street and Court Streets, as discussed in the Downtown and Riverfront Crossings Master Plan. • The design plan will come before Planning and Zoning for approval. Planning and Zoning Commission April 19, 2018 Page 2 of 25 CALL TO ORDER: Freerks called the meeting to order at 7:00 PM. PUBLIC DISCUSSION OF ANY ITEM NOT ON THE AGENDA: None. REZONING/DEVELOPMENT ITEM (REZ18-00013/SUB18-00006): Discussion of an application submitted by application, submitted by North Dubuque, LLC for a rezoning of approximately 73.15 acres of land from Interim Development - Low Density Single- Family (ID-RS) zone, Low Density Single-Family (RS-5) zone, and Planned Development Overlay/ High Density Single-Family Residential (OPD/RS-12) zone to Planned Development Overlay/ High Density Single-Family Residential (OPD/RS-12) zone for approx. 50 acres of property and Planned Development Overlay I Highway Commercial (OPD/CH-1) zone for approx. 23 acres of property. The applicant is also requesting approval of the preliminary plat of Forest View, a 73.15-acre subdivision, located north of Foster Road, south of 1-80, west of N. Dubuque Street, east of Mackinaw Drive. Walz began the staff report showing a map of the area, it is located in the North District near the intersection of North Dubuque Street and Interstate 80. The portion that is being proposed for the OPD Commercial Zone is on the eastern/northern portion of the site and the remainder is the residential zoning. Walz noted that the application is lacking some information at this time and therefore staff has not completed a full evaluation but the applicant wanted to still move forward in an effort to get some feedback from the Commission. Walz stated they did receive a traffic study today and the transportation staff will start looking that over next week. The stormwater report is pretty close to being complete as well. One item the Commission requested is elevations and that has not been received. Walz noted there are also some clarifications and discrepancies between documents that staff needs to review, as well as looking more closely at the sensitive areas ordinance, the applicant does not have the Army Core permit for filling in the wetlands in the commercial portion of the site. Walz stated at this point staff is not prepared to give a recommendation, this meeting is to review the application, let the applicant speak, let the public speak and proceed from there. To review, last summer the Iowa City Council amended the North District Plan for this set of properties and there were two important goals in that amendment. One was secondary street access provided for the Peninsula area, there are over 500 homes built in that area and where there is severe flooding folks have to be evacuated. Not because their homes will be flooded, but due to the flooding of Foster Road. The second goal is to provide for relocation assistance, new housing for those in the trailer park that will be displaced due to the new road, and a desire to keep them in the neighborhood. Walz next showed the concept plan that is being proposed today, in the residential area they are proposing 59 manufactured houses on the west edge of the development, which are required to go through an OPD plan, not for the lots themselves, most of which meet the bonus provision standard for smaller lot width and lot area, but the housing units do not meet the housing standard for width. The proposal also includes a three- story multifamily building (24-unit multifamily building), a five story multifamily building with 148 units, in the center a mix of multi-story buildings with 208 units (being proposed for senior housing but could be conventional multifamily), another large multifamily building with 75 units and another with 60 units. The request is to go to multifamily which is not ordinarily allowed in Planning and Zoning Commission April 19, 2018 Page 3 of 25 the zone but through the OPD plan they can request to cluster density and the applicant is asking for the maximum overall density which is 13 units per acre and will cluster things away from the protected woodlands and the central wetlands with steep slopes. Additionally by protecting the northern woodlands, it creates the 300 foot buffer required from the Interstate. Walz acknowledged there have been some questions regarding the manufactured housing , originally proposed to be in the eastern portion of the development and has now been moved to the western portion. Walz said it is often the case in these situations that once areas have been fully explored with terrain and easements things do change. The applicant has limitations on how often they can cross the gas line easement that runs through the area, also the lots the applicant proposed didn’t meet the minimum zoning requirements. Additionally in the original plan the manufactured housing was located behind the parking lots of the commercial properties, and there was concern of the residents of the manufactured housing cutting through the commercial parking lots to gain access to their homes rather than going around via the street access. Therefore the manufactured housing was moved to the western portion of the site. Walz noted from a planning aspect that makes sense as they would now be on public streets with better access and more integrated with the neighborhood and not concealed behind commercial parking lots. The applicant has provided elevations for the manufactured houses they plan to bring into the development. Walz next reviewed the commercial portion of the site, the plan shows the commercial buildings up to the street with pedestrian access, parking is to the rear and facing the Interstate. The applicant is requesting a hybrid zone, they started with a CH-1 zone which is fairy restrictive in uses allowed. The applicant is looking at hotels and offices in that commercial area. The commercial area to the south would be more neighborhood commercial, such as hair salon, dental clinic, small bank, small restaurant, etc. Along the North Dubuque Street frontage there would be a hybrid of the two types of commercial and would include a gas station/convenience store, drive-through restaurants and small retail. The applicant is also requesting to fill the wetlands there so they can push the site back to provide more tree cover in the area. Walz noted that one of the goals for the area is to preserve the view from North Dubuque Street as this area is an entryway into the city and it is important to keep the natural aesthetic of the area. The applicant will limit signage in that area, use higher quality building materials, and preserve the trees along the frontage. Parsons questioned the waivers required for this proposal and if the waivers would have been needed if the manufactured housing was kept on the east portion of the property as proposed with the Comprehensive Plan Amendment. Walz said fewer waivers would be needed with the manufactured housing on the west portion. There will need to be a small setback waiver on the corner lots as well as the lots along the west property line as they do not meet the lot width standard, all other lots meet the bonus provisions of the RS-12 zone due to the rear alley access. Miklo clarified that the minimum lot size required is 45 feet for lots that do not have driveway access to an alley, for the lots on the west end the request is to reduce the lot widths to 35 feet. Hensch asked if there is a total square footage required for the lots. Walz acknowledged there was and it is 5000 square feet. Theobald asked how many manufactured housing lots were in the original plan (on the east portion of the property). Walz said around 100. Freerks noted it wasn’t realistic as proposed then. Theobald noted there are 122 people that would be displaced from the current homes and was wondering how that will happen. Miklo deferred that issue for the applicant to address. Freerks opened the public hearing. Planning and Zoning Commission April 19, 2018 Page 4 of 25 Brian Boelk (HBK Engineering) thanked the Commission and City Staff for reviewing the application, it is a large project with many moving pieces. Boelk stated that over two years ago the development team set out to develop the Forest View neighborhood with several objectives in mind. (1) To provide lease-to-own residences for the residents of Forest View mobile homes; (2) providing connectivity with the secondary access to the Peninsula; (3) improving stormwater and mitigation for the neighbors to the south by using some innovative and more modern stormwater techniques; (4) generating economic development, including job growth, attracting offices, restaurants, retail and ultimately increasing tax base for the City of Iowa City; (5) providing access to additional amenities closer to the existing neighborhoods and proposed neighborhoods; (6) enhance the primary entryway into Iowa City while maintaining and protecting trees and sensitive areas. Boelk noted by preserving the trees and sensitive areas they need to then cluster the density and go “up” with buildings rather than spreading out; and finally (7) allowing for infill development and avoid destroying farm fields and going outside the growth limits of Iowa City. Boelk noted that Staff discussed the changes or modifications in the current proposal from the approved Comprehensive Plan amendment concept, he reiterated that moving the hotel back into the development assisted with removing all the high profile developments away from the North Dubuque Street entrance in an effort to preserve the aesthetic of the entryway. He noted that moving the manufactured housing to the west made for a safer neighborhood and would then be neighboring another single family subdivision and not commercial properties. Boelk pointed out that all the commercial development is located on the east side of the property, in closer proximity to the Interstate and North Dubuque Street and allowed for separation from commercial and residential for convenient access and reduced disturbance for those that are traveling to the residential areas. Boelk noted they added Haywood Drive going south to provide additional connectively within the development. The Comprehensive Plan Amendment was approved on August 15, 2017, and there were several resolutions that went with the approval that the applicant has continued to try to address. One was the housing goal and relocation plan. The relocation plan was updated to encompass all families in the mobile home park. On January 17, 2018, the development team met with City Staff and discussed a number of items (most of which Walz already reviewed in her report) including the shifting of the road from the north to the south and also the manufactured home area. By moving the manufactured home area to the west it did remove some of the grass and play area, which was a concern for City Staff. Boelk explained that when they shifted the road to the south they shared the change with the residents of the Forest View Mobile Home Park and there was some concern from the residents. One was the proximity of the road to their homes and the proximity of the hotel to their homes. After that feedback and looking at the overall plan the development team then chose to shift the manufactured home area to the western portion of the development and put it next to a single family residential area. By doing this it also gains the 300 foot sound buffer along the Interstate and the preservation of all that green space. Boelk noted they do plan to have foot trails throughout the woodland and it will also be used as a natural stormwater management. Boelk added if they needed they could accommodate even more green space on the west side by losing a couple manufactured homes as well as at the end of the cul-de-sac. Boelk stated the development team met again with City Staff on February 9, 2018, and staff was happy with the proposed changes, therefore the development team moved forward with the site plan building around that change. This change again keeps the manufactured housing residents from feeling isolated from the other neighborhoods and eliminates the need for a request for a waiver to develop within the 300 foot buffer. Planning and Zoning Commission April 19, 2018 Page 5 of 25 Boelk next addressed a few of the Commission questions. He noted there were 90 manufactured homes shown on the original plan during the Comprehensive Plan Amendment, it is now reduced by 31 to 59 home. However they have added the 24-plex directly east of the neighborhood to accommodate that reduction, there will also be condos available in the building to the northeast. Boelk stated that the 24-plex is comparable in size to the McCormick Square condos directly south of the development. He added that this plan will assure that all the families currently in Forest View Mobile Home Park will be accommodated and the updated relocation plan was submitted to the City on March 20, revisions were made to accommodate all the families and the City Attorney provided comments to the development team on April 13 to which the development team responded to on April 18 and will have the new relocation plan circulated to everyone on April 20 (the development team had no objections to any of the City Attorney’s comments). Dale McSurry (29 Forest View) stated he can sum up his feelings regarding the Dubuque LLC project by quoting a member of the Planning and Zoning Commission last year (paraphrasing) “I began reading the proposal and had to set it aside because I didn’t believe it, it was too good to be true” and McSurry is proud to have met with the team of humanitarians who have brought this proposal forward before you, Mr. Doyle, Mr. Cole, Mr. Maxwell and Mr. Munson, who are reaching out to the less fortunate than they are and are setting a fine example to the developers across the country as he can see this project making national headlines because it is unprecedented and more importantly will send a message to elected officials that making America Great Again begins with acts of kindness and reaching out to those that need a helping hand. McSurry encourages the Commission to join them in setting a new standard for developers and reminding America why the heartland of America has a big heart. Donna Davis (95 Forest View) with her husband has lived at Forest View Trailer Court since 1985 and they are so excited for this development, they have learned so much in the past couple of years from the City Council, the developers and everybody. She admits it has been pretty overwhelming at times and sometimes the waiting seems endless. She feels the new plan is a good one and seems much more cohesive, it’s good to be away from the commercial development and will be better for the children and everyone. Davis implores that the Commission pass this application as they would like to get on with it. Margarita Baltazar (President of the Forest View Association) stated they have been involved in this project for a very long time and they are at a very important point, the association and the residents are very pleased with the progress that has been made, above all for the sake of the children. They know there is a lot more work to do and there could be more changes but they are going to continue as they have. These will be changes that will be very beneficial for the residents of Forest View, the majority of them are here tonight in support of the project as long as the things that have been established for the residents of Forest View continue to be followed. So the residents put their trust in the City and know the City has always done the best they can do for the community and they don’t doubt the City will continue to do that. Boelk continued with his presentation and housing goals discussed in the Amendment Plan. He noted one of the changes was at the time of the Comprehensive Plan Amendment there was originally proposed 224 units on the west portion of the site next to Mackinaw Village and that is now reduced to 59 single family homes plus a 24-unit complex. That is a significant reduction in number of units and density on the west side. The development only has one multifamily building even close to Mackinaw Village and that is the 24-plex which is very different to what was originally proposed there which was three, four and five story multifamily buildings. Boelk Planning and Zoning Commission April 19, 2018 Page 6 of 25 remarked with regard to the manufactured homes and the footprint of the buildings they have been adjusted and reduced to be less intrusive to the neighbors than what was in the original plan, the homes are of good quality, manufactured homes, they are built in Indianapolis and the distributer is in Iowa. The roads in the development are now public roads throughout and built to City code. During the initial 15 year compliance period, the homes will be owned and maintained by the owners of North Dubuque LLC and managed by North Dubuque Developer LLC. On Monday the development team chartered a bus filled with Forest View residents to go to Mount Pleasant to walk though one of the homes which provided residents to see the quality of the finished product. Boelk added that the western border of the property is also buffered by a 45-foot wide woodland area and an additional 20 feet from the trees to the manufactured homes. Boelk stated another resolution with the Comprehensive Plan amendment was commercial and institutional goal of scenic character and the commercial areas will be subject to a CZA (Conditional Zoning Agreement) that addresses the landscaping, signage, lightening, building materials and design. Boelk stated the development team will have uniform design guidelines that apply to every lot and every structure. With regards to the manufactured homes will follow the manufactured standards with some leeway for families to individualize their homes in terms of color and/or interior combinations. The residential complexes for individuals and for senior living will follow the typical design standards of multifamily and senior living and the overall design standard will be guided by Neumann Monson so the end product will meet and exceed the Code requirements with quality and sustainable structures. Boelk showed pictures of similar structures Neumann Monson designed. Another item in the commercial and institutional area resolution was the tree buffer and visibility. Boelk showed images of the tree buffer from Dubuque Street to the commercial development. There will be some clearing of the trees in the area where the new road will meet Dubuque Street with added landscaping and retaining wall. From Dubuque Street the commercial buildings will be fairly hidden by the trees. Additionally there is a large outlot (outlot A, 1.2 acres) that provides a buffer from the commercial area to the residents to the south. Total acreage of trees 30.6 acres and total preserved acres are 14.56 plus the 3.49 acres of buffer for a total of 18.05 which is about 59% preservation. Lastly is the Comprehensive Plan amendment goal of transportation. They have conducted a traffic study and submitted it to the City on February 9 as part of the application. The study was revised and resubmitted on March 28 to provide additional information. As of today the traffic study is up-to-date and current as to what they feel the final layout will be. The access point intersection is designed to accommodate the anticipated traffic volume all the way to year 2040 and to handle the developing area west of Dubuque Street and Interstate 80. With regards to the deficiencies noted, Boelk commented with regards to the wetlands and the Army Corp permit, the permit application was submitted to the Corp and DNR on March 5, the DNR responded on March 12 favorably and everything is good to go in terms of the DNR. The Corp is a longer process, the public notice has gone out via the U.S. Army Corp of Engineers and will go for 30 days and therefore they expect reply on the permit on or before June 25. Therefore they are asking that rezoning and preliminary plat approval be contingent on receiving that permit from the Corp. They also have credits available due to wetland mitigation. Another deficiency was providing evidence of ownership on the property. Boelk said that was addressed today, there are legal descriptions for all the parcels and ownership was provided to City Staff yesterday. Some of the land is owned by the DOT and the development team sent Planning and Zoning Commission April 19, 2018 Page 7 of 25 purchase agreements to the DOT on March 28 and per Iowa Code that formal response will be provided back from the DOT on May 8. Again they are asking that rezoning and preliminary plat approval be contingent on those purchase agreements. Boelk discussed stormwater management noting that City Staff did not have time to get through everything but staff and the development team met this morning and had a productive meeting reviewing the proposal. There are a few clean-up edits the development team need to do due to some of the site changes. With regards to waivers the development team is requesting, Boelk noted the minimum lot widths (lots 19 to 12) in the manufactured housing development to achieve the correct lot widths they would have to construct an alley behind the homes and if they do so they will lose the woodland buffer. It would also impact the Mackinaw Village neighbors as they would see an alley and cars rather than woodland. He added there are two setback encroachments on the corners and it is due to being one to two feet short from the right-of-way to the front porches and it is because of the rounded corners at the street corners. Boelk addressed the maximum block length, typically it is a 600-foot maximum block length, they are asking for a variance as they don’t feel this is a typical subdivision and rather a one-building complex. There are several access points along the way including the Haywood extension heading south. The last waiver to address is building height. Based on RS-12 building limits up to 3 floors are allowed, they are going through the OPD process as their intent is to cluster and get group density and build up instead of out and preserve the sensitive areas and utilize the buildable areas. Boelk next addressed comments heard at the Monday work session meeting. Total density was originally 647 as shown in the Comprehensive Plan amendment concept, the current application shows 572. Freerks asked if they are at maximum density for a RS-12 at 572, how the density could have once been 647. Boelk said it is based on the total land area that is zoned residential and that has changed since the Comprehensive Plan amendment. Miklo added that in the original amendment concept plan, some of the lots didn’t meet the minimum standards and the density of 647 would not have been approved without a waiver. Walz stated that with the Comprehensive Plan amendment what was approved was 8-13 dwelling units per acre, a total number of units wasn’t approved. Boelk discussed the Flint Drive connection possibility, they are not showing a connection to Flint Drive because they cannot add more green space, address stormwater management, add Flint Drive and still maintain the same number of manufactured homes as wanted and needed there. More road connectivity means less green space, which means less preservation. They do show pedestrian connectivity. At Monday’s work session the concept of underground parking for the senior living building was discussed. Boelk stated that without knowing who will be developing that parcel it is hard to determine number of underground stalls a buyer will need, so therefore in the proposal the applicant has provided a “worst case scenario” demonstrating that parking commitments could be met entirely on the surface. He acknowledged that most likely with a senior living user/owner they will want underground parking and a developer would cater to that. Freerks asked the height of the buildings and Boelk confirmed they would be three, four and five stories. Freerks asked for more clarification as to why they are proposing to fill in the wetland area. Boelk stated that without removing or filling in any of the wetlands they would not be able to build the secondary access road. The road has to cross the wetlands to provide the access for Planning and Zoning Commission April 19, 2018 Page 8 of 25 the Peninsula neighborhood. Because of the nature of the wetlands, they are broken into small pieces of wetland and not considered quality wetlands, if you disturb one piece of the wetlands, hydrologically you might as well disturb them all. Earth View Environmental and 7G have completed reports discussing the hydrological side of the wetlands. Therefore it makes sense to fill them in, remove them all, and mitigate them correctly. They will add a retaining wall to control stormwater drainage from the north to the south. Finally, Boelk stated families in Forest View and the priority of choosing homes and home ownership was brought up at the work session meeting. Boelk noted currently there are 95 families that would meet the criteria to have a relocated home, 60% intend on relocating to other mobile home parks. Residents will have the option to choose the location of their home based on their tenure in the mobile home park. If the number of families seeking to move into the new neighborhood exceeds the number of homes then those families will have the option of a condo in the apartment units (either the one to the northeast or southeast). The development team has held several meetings with the residents of Forest View to explain all that. Theobald asked if there were any plans for a storm shelter in the manufactured housing area. Boelk replied that a storm shelter is proposed at the northwest corner of the development, it was originally an outlot but has been updated to be a parcel for the storm shelter. Dyer questioned in the event of a flood will all the traffic from the Peninsula go through Algonquin Road to get to the other access road. Boelk said that was the intent, to provide that access in case of a flood event. Hensch asked about the references to limitations due to presence of the gas line easement and what those restrictions are. Boelk stated structures cannot be built on it but you can put pavement on it, usually asphalt not concrete, nor can trees be placed on the easement. Hensch asked if recreational equipment could be placed there and Boelk confirmed it could. Hensch asked how many acres of wetlands they were planning to disturb or fill in. Walz said 0.68 would be filled. Hensch asked if they were natural wetlands or artificially created from a previous disturbance. Boelk said it was an area created from a previous disturbance. Freerks inquired about lot 12 and if the building would be four or six stories, and noted that the parking has to be on the same zone. Boelk stated that has been adjusted and the parking lots for lot 12 and lot 11 are not connected. Walz added there are some setback adjustments still needed in that area. Freerks asked about the correct size of lot 13. Boelk said all those areas have been adjusted, he was not sure of the exact size. Hensch asked about the length of Forest View Drive from Dubuque Street to the traffic circle, as it seems quite long. Walz said due to the topography of the area there are other options than to move traffic from Forest View Drive to Algonquin Drive. Freerks questioned why lot 15 shows 100 more parking spaces than is required. Boelk explained that has been altered as well. Freerks commented that the plan the Commission received is different from what is being shown tonight. Hensch asked if Cole Drive would have connectivity to the west. Boelk noted again that Flint Drive is a small stub street off Mackinaw Drive and if they tried to connect that to Cole Drive they would lose a manufacture home lot as well as green space and buffer space. They are proposing pedestrian connectivity there. Walz noted there are specific standards with regards Planning and Zoning Commission April 19, 2018 Page 9 of 25 to connectivity in the Subdivision Standards that is addressed in the staff report and there will need to be variance approved if Flint Drive is not connected. Boelk noted the development team offered to remove the stub of Flint Drive, as it has no driveway access, and make that green space and park space as well. Walz said that the intent of Flint Drive was to provide connectivity in the future and was platted as a requirement when Mackinaw Village was platted. Karin Franklin (816 Sugar Loaf Circle) wished to share some observations. During the Comprehensive Planning process she made some comments on how she thought that the intensity of development in this area that was being proposed was a lot for this particular area with the sensitive areas there, access issues, and stormwater collection issues. Obviously, the Comprehensive Plan amendment was approved and therefore will now direct her comments regarding the OPD-12 and CH-1 zones proposed. In the OPD-12 there is a density transfer that is being done to relieve some of the pressure on the sensitive areas, in calculating that number of units, she is making the assumption that everything that is in the OPD-12, the 50 plus acres is included and also includes two existing single family lots on which there is single family residences. One of the residences was built in 2016 and is Mr. Cole’s residence and the other was built in the 70’s and is owned by Mr. Cole and another family. There is also a drive from those residences that goes south to Foster Road. The driveway that serves the house that was built in the 70’s can not possibility be built upon and Franklin thinks it is inappropriate to include those two single family residences and that lane in the density calculation. They should be eliminated from the calculation. Franklin continued by discussing the western part of this development and the manufactured housing area, which she thought when the Comprehensive Plan amendment was proposed they were to be modular homes, but it doesn’t really matter. She agrees with the Commissioner statements from Monday’s work session meeting that the Comprehensive Plan amendment was very much centered on the notion that the folks in Forest View would get a path to ownership. Even with Boelk’s comments tonight it is unclear how that will work so people can afford this. Franklin stated at the work session there was also discussion of play space for the children, the ravine can be fine perhaps, but most people want to be able to see their children when they are out playing so there does need to be a play area. She does favor extending Flint Drive for connectivity and in addition she would take the manufactured/modular units on lot 20 and put them on lot 23 as the multifamily seems inappropriate there. Even though it is being put in place now to accommodate residents of Forest View, all of this will be here beyond the transition of these residents and there will be a multifamily building in the midst of a single family area. The connection of Flint Drive would be an integration of the single family neighborhood with the Mackinaw single family neighborhood. Additionally moving the lot 20 units would allow for space for a play area. Franklin also suggests the Commission not waive the width requirement on the lots, perhaps without the lot 23 multifamily moved they could accommodate the loss of lots due to width and street connectivity. With regards to the senior housing, it should be labeled as multifamily until an entity is in place that will in fact provide senior housing of some type, and they know what the level of service will be and what is being dealt with, otherwise it is just multifamily housing and should be called such. Franklin noted at the work session there were a number of comments made about the building elevations and how they are needed for an OPD. Franklin suggested a way to address that since there is an architect that is part of the principles they could develop a design code which Planning and Zoning Commission April 19, 2018 Page 10 of 25 would be adopted that would include representations of that design code as examples. It would not tie them to exact buildings but would enable this to go forward. Lastly Franklin addressed lot 14, if it is not going to be built on shouldn’t it be labeled an outlot. Brian DeCoster (6 Knollwood Lane) lives just south of the proposed gas station noting there are five houses in that particular neighborhood, all of them are very historical and in the last eight years four of the five houses have been extensively remodeled. They are very proud of their neighborhood and it is a low-density neighborhood and all of a sudden they have a gas station being built next to them. DeCoster acknowledged he feels the whole proposed development is pretty neat, he is not necessarily against any of it, but he wants to be on record that he and his neighbors want a good buffer between this gas station and their neighborhood. Right now it is about 100 feet, an irregularly shaped piece, and he would also like to see a sound wall or a berm and trees to protect their neighborhood. Since none of the specifics are determined yet, the neighbors are fearful that when the gas station goes in they will have no voice. They just want to preserve their neighborhood and the investments in their property. DeCoster noted the second issue the neighborhood had was with the hotel and the height of it looking into their neighborhood, but that has been resolved with moving that hotel to the north and west. He is grateful for that relocation. He also likes the restaurant area and suggests flipping the gas station with the restaurants which would make it easier on his neighborhood than dealing with gas station canopy lights. Hensch asked about the acre outlot north of DeCoster’s neighborhood and if that was planted in hardwood trees would that be acceptable. DeCoster would have to confer with his neighbors and also see how long it would take those trees to grow. Walz noted the existing trees will be left in that area. DeCoster is unsure if the trees there now are sufficient for a sound barrier. He added that the residents of the house directly across the street from the proposed gas station will be affected more than anyone as their elevation will have them at the same elevation as the gas station. Two young residents of Forest View came forward to speak. Anna stated she is happy to have a new home. Arianna is 10 years old and has been living in Forest View for a long time. She stated they will be happy for the new houses. Freerks asked if they would be interested in a playground near their homes and both girls replied yes. Dominica Pearson (1205 Laura Drive, Lot 73) has lived in Forest View for the past six years and has to say that quickly she grew an appreciation for the community after experiencing the many fellowship activities hosted at the neighborhood park during the summers. Those activities gave all residents an opportunity to meet and greet. Since residing at Forest View, as a single parent, with affordable housing, Pearson has been able to better understand budgeting and money management, she has been able to maintain a full-time job while going to college and accomplishing a few trades on her own, while having two kids. Today she stands before the Commission as a Certified Nursing Assistant, she also holds a CDL (Commercial Driver’s License), also a phlebotomy technician and currently finishing her associates of applied science degree in radiology technician. Pearson noted that achieving all this has been due to affordable housing in addition to all the hard work and efforts and achievements. She is able to incorporate reliable transportation to family oriented services for the children all while residing in a safe, friendly and diverse community with a neighborhood watch. Pearson appreciates the proposed plan and hopes it does take affect and go into motion soon. As far as the disagreements with the community moving in, everybody deserves housing and everybody is not always able to afford what others have and she appreciates what the development is doing Planning and Zoning Commission April 19, 2018 Page 11 of 25 for the residents. As far as the gas station is concerned, she can see what may be security issues or whatnot but really can’t imagine anyone not wanting a gas station in the neighborhood, it will be very convenient. Forest View is a great community, Pearson has learned a lot being around different cultures and wants to thank the people of Forest View for allowing her and her family to be part of a community. It has been great for her kids, the park has been great. Ehad Saad Aldin (738 Mission Point Road) lives right next to the west side of the proposed plan and is part of the Mackinaw Village. He acknowledged it is great that stuff is happening in their neighborhood and taking into account all the changes that are taking place he feels the need to voice his opinion. For some background, the property he owns is in his name but it was paid for by his parents, they used their life savings. Aldin is from Syria and his parents worked for 30 years to save money to send him to medical school and to come to America to get the training that he has, and due to the volatile situation in the Middle East they chose to invest their money into a house. Aldin stated that the area where his house is located looks similar to his country before the war in terms of peace and quiet, terms of the serenity, and in terms of how it reminds them of the mornings back home. His parents work for an entire year in another country but they do come to visit. Aldin is worried about a few things that may happen after the new project takes place in terms of his family’s life investment and losing their only outlet when they come visit here. Joe Hejda (752 Mission Point Road) is an Iowan, a veteran, a parent. He lives here now because he was unable to keep his job, a great paying job in oil and gas in Chicago, due to his medical conditions. He picked Iowa City both for the schools, the community, the wonderful people in this town, and the great level of care he is able to receive at the VA. It was a dream come true when they found their condo, they were afraid they wouldn’t be able to find anything in their price range that would meet their needs. Hejda voiced his concern with this development and what it might do to his property values, he understands that sounds cold but he literally risked his life and gave his health for the money he put into this condo. He drives a very old car on 380 everyday, his wife drives an even older car to take care of his children, and he is not saying there is anything wrong with Forest View, he walks over there with his son and daughter, and it is a nice neighborhood and nice people. He agrees they should have the parks and amenities they currently have, there is a large soccer field there now and he doesn’t see anything like that in the proposal. Hejda also noted that on every plan they see there are less and less trees, the developers are gradually turning up the heat and hoping no one is going to notice. He is asking the Commission as the experts with the big picture to do the most right for everyone involved, don’t pick winners, don’t pick losers, bring everyone in this neighborhood up. Hejda doesn’t think this is necessarily a bad development but it could go very far either way and asks that judgement and care is taken. Debra Thome (131 Pentire Circle) is speaking on behalf of the Idyllwild owners association. She serves on the Board of Directors with Terry Tegen and Kurt Kimmerling. Kurt was unable to be present this evening but he did prepare a formal statement that was included in the Commissioner’s packets. Thome noted they have attended all the Planning & Zoning meetings concerning Forest View and have met with the City Engineers, the developers and the contractors. Thome feels everyone is aware of their neighborhoods concerns of future flooding and would like to give an overview of what is important to the Idyllwild community. They want everyone here to know, as they have stated all along, they are not trying to stop the development of Forest View, they are only trying to protect the Idyllwild community from future water runoff and flooding. Thome stated there are three things that should happen before any Planning and Zoning Commission April 19, 2018 Page 12 of 25 rezoning. (1) Water diversion. The City is aware that the current water storm system is not adequate, there is a proposal for a new diversion plan by the City and that plan would reroute water around Idyllwild to the Iowa River. Thome noted that is a great start. However, as of today the Idyllwild community doesn’t even know if that has been approved. (2) They need a pump station. A pump station would handle stormwater accumulations in the ponds when events of high water happen on the Iowa River. Sometimes it is necessary to close the levy slew gates and at that point the water has nowhere to go. The Idyllwild community proposal is that a pumping station be constructed to pump water out of ponds to the Iowa River also protecting their homes. (3) A stormwater district. The Idyllwild community would like the City to form a stormwater district for Idyllwild watershed. The district would be overseen by all stakeholders, the City, Idyllwild, Forest View and any other homeowners association and businesses in the watershed. The district would manage any and all detention systems, fund maintenance of any future projects, and manage stormwater runoff. The Idyllwild community feels no rezoning should happen until the developer has a proper and complete stormwater plan. Without these systems they believe their community will be at high risk for future flooding by stormwater runoff. Lina Esso (1750 Algonquin Road) is a new resident to Iowa City, from northern Virginia district of Washington DC, they were visiting Iowa City and fell in love with it. Her husband is a civil engineer, she is an accountant with two years electrical engineering, and they fell in love with Iowa and decided to make it home. They just moved into their condo a month ago and chose this area, the Peninsula, because it is unique, it is a quiet area, they are not million dollar homes with big land, it is a very modest middle class population, with barely any land. It is simply a quality of life with the fresh air, the greenery at the park, and that is what they feel in love with and decided to make this home. Today they were surprised with this project, they were not part of the Comprehensive Plan discussions in the past. As a civil engineer the first thing her husband said was this area needs to have another street exit. Therefore, with this design she appreciates the alternate route, whether flood or any other reason. She does not understand the developer’s financial needs and feels that hotels and gas stations, all are good, however the high density of residential is a concern. There will be noise, pollution, traffic circulation and with that comes a lack of security. Esso noted that Algonquin is a very quiet road, she can sit outside and read and enjoy this unique space. Now she looks at the proposal and sees that Algonquin will be a main traffic road for the high density residential area, moving the high density residential from the northeast corner and putting it on her doorstep and that is unfair to her community. Esso noted that when they took the tour looking for homes and she took the road going to Coral Ridge she noted that the trailer park area is bad, it is neglected. She lost her way recently and ended up in North Liberty and noticed the clean trailer parks, she drove for five minutes, and it was a huge area, neatly done with flowers and bushes. In this neighborhood it is full of rusted cars, damaged homes and with all due respect to everyone but if the residents of this neighborhood cared about their neighborhood they would take care of their homes. You are putting these residents next to our homes, which are not million dollar homes, two hundred to three hundred thousand dollar small homes, but it is a clean area. She is concerned not only is Algonquin going to be a high traffic road, but also then prefab homes sitting like military base next to a nice neighborhood. Esso asks to change the roundabout from Algonquin and leave Algonquin Road more private for the Mackinaw community. Ivan Hall (14 Idyllwild Court) stated he is a flood victim, 42 inches of water, and during that flood recovery his community didn’t do well at the priority draw and now they are facing being at the Planning and Zoning Commission April 19, 2018 Page 13 of 25 bottom of the watershed that feeds them. Idyllwild has made some proposals to City Council to work in conjunction but are waiting for fruition with the City Manager, the developer, and they are all trying to solve the problem of the watershed. Hall noted the diversion project is underway, it is being engineered now. The problem the community has is when the river reaches a certain height they have to shut their flood gates and basically become subject to trapping all the water that comes down the hill. The information he believes they need in order to continue and work these joint agreements is a repeatable and audible water management plan submitted. Hall would like to know exactly the amount of water, and the rate of water, that is going to come down and affect Idyllwild because it will have a direct relation to the pumping station they build and the diversion they can do passively. Hall stated the preliminary engineering studies that the City has done, if they get the right kind of circumstance in rain, they can be flooded from rain up the hill. There is technology and other things such as passive detention of trees that help. Hall is also concerned about the lack of trees. He believes his community deserves to know and understand the path forward so they can work together. As a resident that has gone through the flood it is important they do due diligence or they will deal with flooding. Idyllwild has invested a lot of money into their community, they built their own berm, they are putting money into the diversion project, and they are trying to work the cost share. Hall stated he likes the development and supports the development but they need data in order to get the pump station and diversions correct. Matt Alexander (744 Foster Road) lives right next to the intersection of Foster Road and Algonquin Road. His question relates to that intersection, as he exits Algonquin Road onto Foster Road in the mornings when he is headed to work there can be some close calls with oncoming cars when pulling out onto Foster Road. Foster Road is only getting busier as the Peninsula is not done building yet, and Algonquin Road is not fit for bidirectional flows of traffic because there is street parking. He envisions a dangerous situation where they have a lot of development going to the north of them and having a lot of exiting from Algonquin Road onto Foster Road. There is no traffic signal there, which there shouldn’t be as it is a neighborhood and should remain that way, but Alexander is requesting a traffic study of that intersection, he would hate to see car accidents at that intersection as it become busier and not fit for accommodating cars coming in all directions. Overall he feels the plan is very ambitious and wonders if it needs to be so ambitious, and if all the commercial is really necessary. If the commercial area was smaller perhaps the Forest View area wouldn’t need to be relocated. Alexander did add it would be nice to see a playground area in the neighborhoods. Beth Pruessner (5 Knollwoood Lane) stated she lives in the fabulous neighborhood down by the proposed gas station, she completely agrees with what DeCoster said earlier, looks like lots of great improvements. Pruessner noted they are newer to the neighborhood and this process so she has some questions. Her first question is with Laura Drive and will it continue down to Foster Road or are they planning to cut that off. Walz confirmed it will continue to connect to Foster Road. Pruessner stated then the traffic from the gas station and the hotels will drive down Laura Drive. Walz said that could be an option however there will also be the connection to Dubuque Street from the new Forest View Drive. Pruessner next asked how many yards there are in the 1.2 acre area, currently they can go outside and see the stars and with this development she is concerned about the lights. Hensch answered that an acre is about a football field and a half-length if that helps her visualize. Pruessner asked if the multifamily housing units would be all rentals or condos. Freerks replied that the City has no way to restrict or require a developer to do one or the other. Pruessner inquired what would be the height of the tallest building. Freerks acknowledged that is something the Commission is also curious about and have not received that answer. Pruessner asked if as a resident of this neighborhood Planning and Zoning Commission April 19, 2018 Page 14 of 25 it would be possible to get a walk-through of the area with the developer or anyone (the developer nodded his head in agreement). Haven Wojciak (762 Arch Rock Road) lives in the Mackinaw Village neighborhood and will soon be moving to 834 Tranquil Bluff Trail which is also in the Mackinaw Village neighborhood. Wojciak used to be on the board of the McCormick Square HOA and just recently stepped down from that. Wojciak has several concerns and considerations, the first being the through street at Algonquin Road, part of the reason they decided to move into their neighborhood (they have a very rambunctious four year old child) because the Mackinaw neighborhood is one of the f ew neighborhoods that have no through streets which means it has a much more limited amount of traffic going through it. Wojciak noted a parent with children finds it a blessing to have a neighborhood where you can feel safe to have your children out without excessive vehicle traffic running through your neighborhood. Wojciak acknowledged he is moving a little bit further away from Algonquin Road however that area is going to be vastly impacted and previously with the original plans that were shown, there was not developments like drive-thrus and restaurants, it was mostly billed as office space with maybe some residential on top of it. Most of that traffic would have come off Dubuque Street, now with restaurants it is much more traffic and a restaurant with a liquor license will send drunk drivers through his neighborhood. Therefore, by the change in plans it has created a situation where it will make it all a more dangerous neighborhood to have kids in due to the additional traffic. The second item W ojciak wished to note was in the original plans that were shown to the neighbors, and what was discussed at the neighborhood meetings was only shared with McCormick Square representatives, no other condo board in the area was ever contacted. Nonetheless, the original plan showed townhouses built behind the McCormick Square Condos, things that would continue to have the same feel and vibe as the neighborhood, in fact in the Comprehensive Plan Amendment from August 15, 2017, it states as the housing goal “any development of multifamily residential adjacent to the Mackinaw Village neighborhood must incorporate the design standards”. Wojciak states the current proposal in absolutely no way incorporates the design standards of Mackinaw Village, it is a neighborhood that contains three types of housing, apartments, townhouses and single family homes. The new proposal will introduce to Mackinaw Village a totally new type of housing. Wojciak asserted to say it will be a sub-development is a fallacy, he lives in that neighborhood and can see where the development is, to say there is woodland area between there, it is really like five trees. Therefore, that area will become a part of the overall neighborhood and it will not reflect the design standards of Mackinaw Village and that goes against the Comprehensive Plan. Wojciak stated additionally with the massive amount of commercial development in this proposal it reminds him of the Coralville River Landing area which has a lot of open and unused office spaces and retail spaces, not able to be filled, so if an area that already focuses on commercial cannot be filled what need is there for the office and retail area here. Right now it is a nice intersection coming off the highway that doesn’t have gas stations and fast-food restaurants all over it, and there is nothing wrong with keeping it that way. Finally he stated while it was appropriate that Forest View was brought into the development process, Mackinaw Village is the neighborhood that is going to be most impacted by the changes that they are proposing, and as such he feels any future development and approval of plans should involve the Mackinaw Village neighborhood because they are the ones that will be getting all the through traffic, they will be the ones that will be having new types of development, new zoning in their neighborhood, and if they are going to be asked to have those changes then they need to be part of the process. Planning and Zoning Commission April 19, 2018 Page 15 of 25 Dave Moore (425 Davenport Street) stated this must be an early stage of the process if at this time they don’t know the height of the highest building. Freerks agreed and guaranteed him that the Commission is not approving anything tonight. Moore noted at one time it was proposed as two luxury hotels, but declared that isn’t happening anymore. Freerks confirmed. Moore acknowledged this would negatively affect some people’s property values, and wonders what happens to the property value for the people that own that big piece of land. Moore asked if there were any images of what this area will look like from I-80, or any photos of what the signage will look like. Freerks stated there are sign standards in the Comprehensive Plan amendment. Walz said staff has proposed typical signage for the commercial area, the fronts of the buildings would have lighted signs. Moore stated he has had friends that have lived in the area so that is his interest, also noted that his mother-in-law lived in the Peninsula and complained there was no where to get a gallon of milk. Moore also noted that the City did a great job in south Iowa City with Terry Trueblood Park. Moore asked if he heard correctly that 60% of the current mobile home park residents would not be part of this new project. Freerks believes that is what was stated. Walz corrected that 60% are interested. Moore finished by acknowledging members of Forest View and stating he hopes they do get their homes, he understand when people get older they may not be as acceptable to change but they need to remember what it was like to start out and hopes they can all find a path to their affordable housing but doesn’t feel these manufactured homes are the path. He felt it would be like placing a Menards in the middle of the neighborhood. Moore reiterated that the exit off I-80 to Dubuque Street is beautiful and the only road into Iowa City that doesn’t have anything for sale and it should be kept that way. Rafael Morataya (Executive Director, Center for Workers Justice) stated for the last year and a half the Center has been working with the residents of Forest View and eventually created the tenant’s association to become a voice for the residents and to be able to negotiate with HBK and developers. The tenant’s association’s intention is to create an inclusive community with families. A lot of families live in Forest View, single mothers, single fathers, and some have lived there for more than 20 years. Morataya appreciates all the concern of others but looking forward he hopes the Commission puts the values of the community first and make this neighborhood inclusive, not exclusive. Jillian Nagle (751 Mission Point Road) has lived in the area for almost five years when she graduated from The University of Iowa five years ago with a mechanical engineering degree and was fortunate to get an amazing job in town and be able to purchase an amazing home here. Nagle has put all of her money into this home and her main concern with this new plan is her investment. She has been paying attention to the values of the townhomes in her HOA and they have increased significantly since she bought, which is exciting as a homeowner, her fear is with this new proposal that will backtrack significantly. She also wanted to say she bought her home in that area due to the quiet oasis, it is away from downtown, there is the great dog park, it is a quiet, quaint neighborhood, very friendly, and she is now overseeing her HOA and is very concerned what this proposal (high density housing) may do to their property values. Nagle reiterated what Wojciak said that this development is an extension of their neighborhood and she was a fan of it when it was townhomes going in and would essentially be an extension of her neighborhood. Dave Demik (730 Mission Point Road) stated he is new to the neighborhood having just bought his home last year. He noted it is a unique neighborhood and in Iowa City it is hard to find a Planning and Zoning Commission April 19, 2018 Page 16 of 25 townhome where there isn’t a lot of traffic, it is away from the noise of downtown, Highway 1 and Highway 6. Demik asserted he is concerned about Algonquin Road being the “cure all” for traffic. It is designed as a residential street and cannot accommodate two-way traffic flow so it is not a great solution. There is no space to widen the road and the mailboxes for the townhomes are on the other side so if you want to get your mail you will have to cross a potentially busy street. If the solution will be to restrict parking on that street it will affect the residents who rely on parking on the street and will shift the cars to Mission Point Road and Arch Rock Road and create an “Iowa Avenue” situation where you have cars bumper to bumper on both sides of the road. Demik remarked he also feels this proposal has too much density of housing and commercial space too for that matter. He worries about the hotels, there have been two new hotels built in the area in the last year and another one going up in Coralville. He wonders what the vacancy rate is and if there really is a need. He also is worried about the values of the homes in Mackinaw Village and preserving the environment and that seems to have gotten lost in the shuffle. Chad Diefenderfer (1290 Swisher Street) first stated that they should build the kids a park. He lives in the Peninsula neighborhood and has been through the Forest View area a couple times. His wife discovered there was an individual running a food truck up there and it was great. When he went into that neighborhood he was struck by two things, first was the sense of community. People were out on their porches, enjoying their yards, it was Peninsula like. On the flip side the area had roads and infrastructure that was lacking any type of maintenance, no reinvestment into this area. Diefenderfer wonders why the owner of this area has reinvested into it. There appears to be a fault and problem when an owner of an area is allowed to not have to maintain an area up to the standards it should. With that being said, Diefenderfer feels it is important to talk about what type of covenant is put into place for this entire area proposed. In the Peninsula area (he was on the board for six years) has in place a restrictive covenant that keeps the area looking nice. He assumes Mackinaw Village has something similar. Therefore, when discussing this new development, if it goes through, it needs to be kept at a high level of really nice quality. Secondly, he would like to point out this proposal is a “slant” on the concept of path to home ownership. The individuals that will be relocated to this area will not be homeowners, they may own a structure but they will not own the underlying property. It will be leased lots. Diefenderfer noted one advantage he has as a homeowner is he does not have volatile lease payments that go up over time, he owns his property. Hektoen noted that this proposal is actually for a condominium regime so the homeowners will own their property via an interest in the land. Diefenderfer acknowledged that was a great solution. Walz acknowledged Diefenderfer’s first point and said with the new development the streets will be public streets maintained by the City, whereas right now the Forest View Mobile Home Park has private streets maintained by the owner. Diefenderfer recognized that but stated in the current area it is not only the roads in poor shape but the overall quality of the development. If this proposal goes forward, there needs to be a covenant and requirements in place that will keep the area in the same standard and high quality nature as the Peninsula or Mackinaw Village. Diane Dunbar (2068 Mackinaw Drive) stated she was a former resident of the Idyllwild neighborhood and stayed in the area because she likes the area. She has a few concerns with the proposal as it will be in her backyard. The tree lines that have been discussed is part of the reason they moved to this home, they love the trees, they love the deer, they love the wildlife, they love the quiet, they love the neighborhood because there is not a lot of traffic, they are on a cul-de-sac for that reason. She understands people have homes that have to be moved, but questions why they have to be on top of each other. She is also concerned about fire, as close as these homes will be to one another if one catches on fire it will spread quickly. Dunbar noted Planning and Zoning Commission April 19, 2018 Page 17 of 25 she used to live in a very small town that took 25 years to get a McDonalds, she lived on a tree- lined boulevard and they put a McDonalds a block away, the high lights shine down into bedroom windows, it is not a good neighborhood feel. She moved away from that and would like to keep her current neighborhood from becoming that. The reason people live in this area is because it is not like the rest of Iowa City. Charlie Eastham (953 Canton Street) used to live in the Idyllwild development and now is in the Peninsula. He has been working with the Center for Workers Justice and the Forest View Tenant’s Association for two years or more and he has a couple of things to say. Eastham added he was also a member of the Planning and Zoning Commission for 10 years. He acknowledged that everyone is sympathetic to concerns of current residents about what will happen if there is a new development and want to make the transition as supportive as possible for everyone. Eastham believes this proposal is unique because involves relocation of people who are now living in a mobile home park and they want to move into new and better housing. He hopes that the Commission and eventually City Council will work out any subsidy differences between what is before them now and what they would like to see so this transition can happen. The financing, the moving of residents of a mobile home park the size of Forest View is a challenging proposition. Eastham is not suggesting the Commission has to entirely support the redevelopment of Forest View, but a primary concern is to work out the issues and concerns raised tonight so the residents of Forest View have this opportunity. He acknowledged he is not worried about the upkeep of the new development, the residents of Forest View are proud of their homes and he feels it will look just as good 20 years from now as when it is developed. He added there will be a homeowner’s association in charge of external maintenance similar to other communities. Ed Cole (620 Foster Road) is not only the developer but he and his wife just built a home on lot 20 of the development so he will be part of this community. Cole stated his development team is all about quality and they are all friends. Cole noted he grew up in a mobile home park he understands the dream of home ownership and now wants to give the same to these folks. Ashley Mangan (1128 Manitou Trail) and her husband voiced their concerns in an email they sent. They have lived there for about two years and when they bought and built their home this development was not proposed or they did not know about it. Had they known they probably wouldn’t have invested in their home if they had known, they are worried about preserving their neighborhood and keeping the value of their home. She acknowledged it is a fear of a homeowner to lose the investment in a home. She added they are not fans of the traffic this development will bring in. The roads are not adequate and they have small children and do not want that traffic in their neighborhood. She commented on the woods and that there will not be much left after this development and that is a concern. Karthik Gunasekaran (726 Mission Point Road) bought his home two years ago because of the tree line, the tranquility, the peace that exists in the neighborhood and that is the only reason they wanted to buy the house and raise their family there. He is an engineer and also has an MBA. He agrees with the gentleman that questioned why there was a need f or the commercial area when Coralville and North Liberty have so many vacant buildings. Proctor & Gamble is shutting down its shop, Rockwell Collins was bought out and is moving to Florida and he thinks economically this is not wise to build all this and believes there will be a housing bubble soon in Iowa City. Gunasekaran is representing his HOA’s concerns and they are asking for two things. First, they want to protect their investments, a high-density population coming in there will affect Planning and Zoning Commission April 19, 2018 Page 18 of 25 their investments. They are not millionaires, they are middle class people working hard to protect their investments. Secondly, the residents of this area are working people who want to be able to come home after work and enjoy a cup of coffee on their decks and enjoy the peace and quiet. They just want to protect the community. Jimmy Becker (Blackbird Investments) is representing the development team for the project. He began by recognizing that everyone deserves a safe, affordable and quality home and that is what they propose for the residents of Forest View. It has been mentioned that the Mackinaw neighborhood is already our neighbors and they hope to see that continue and build value and build new homes to replace mobile homes, some of which are in need of great repair. Some of the mobile homes are in fact immobile due to their age, condition and vintage. With regards to a couple items that were raised, Becker said they have proposed a park which will be located with the neighborhood shelter and are open to adding more green space to that park. However, it is important to recognize that by adding more green space the direct result is decreasing the number of homes. He noted there are currently 95 families in Forest View, based on the feedback from meetings, they have a best guesstimate of about 60% of the residents having an interest in moving into the new homes. That would be 57 families and they are proposing 59 homes so they can accommodate all the families. As stated in the relocation plan, all 95 families will be provided with assistance, even to those moving elsewhere. Becker commented on the quality of the homes, they will be built to last and are approved by the national government. The residents that got to see the homes were very happy. With regards to preservation, it is worth repeating there are currently 30.6 acres of trees and they are proposing to preserve 14.56 acres of those trees and in addition the tree buffer of 3.49 acres so in total 59% of the trees which is beyond the Code requirement. Becker acknowledged the comments on the commercial density and reminded everyone that the commercial development will help offset the costs incurred to relocated Forest View and give those families new homes. The two main objectives the development team shares with the City are the relocation of the 95 families that live in Forest View and also to provide a secondary access to Dubuque Street. The design standard, created by Neumann Monson, will be of high quality. Becker explained that with the lease to own structure of the housing, they are applying for low-income house tax credits to offset the cost to develop the project and that allows them to honor the current rate that residents are paying at the mobile home park today, all those details will be shared in the relocation plan. Freerks suggested that Becker supply the Commission with that information so they can digest it. Brittney Hejda (752 Mission Point Road) stated that many of the things that have been brought up tonight she shares. She noted that she is familiar with the Forest View area, her son walks down there to play with other children. She is very concerned about traffic on Algonquin Road and the cars parked on that street. It fits the neighborhood as is, and the parking on that road would not be able to be accommodated elsewhere. She also stated that the condos they live in were designed with the landscape in mind, they have huge picture windows that overlook the trees. So one can imagine their concern when they see this proposal and just see house after house after house and very little green space. Both Mackinaw and Forest View children play in those fields and it would be disappointing to see that go. With this proposal they are losing their tranquility, their peace and gaining all the light and noise from these new homes. Hejda suggested perhaps a different design structure for the homes can be considered. She came from a low-income family herself so she is understanding of the need to provide affordable housing. Pat Heiken (4 Knollwood Lane) wants to first commend Ed Cole because in his heart he is trying Planning and Zoning Commission April 19, 2018 Page 19 of 25 to lift up all these people with his new housing development for the residents of his mobile home court, he is a good guy. However, Heiken agrees with DeCoster and to move the gas station to the other side of the road might really help and be appreciated. Also adding a good berm or something would be nice as well. His bedroom window faces the proposed gas station, he has lung and brain cancer and doesn’t want to spend his time sucking in gas fumes any more than he has to. Dennis Tuite (21 Pentire Circle) lives in the Idyllwild area and absolutely loves it. He understands the concern of the residents of Mackinaw, they have wonderful views and are able to sit outside in peace is important. Tuite thinks the plan looks terrific, but would agree to swap the gas station and restaurants. He is concerned with the loss of trees and the effect on Idyllwild, his home is right on the pond, and questioned if there is a stormwater diversion system being worked on. Walz said engineers would have to describe the details, however Ivan Hall who lives in Idyllwild is also very involved and can help answer questions. Pat Heiken (4 Knollwood Lane) wondered if the waterway that is on Laura Drive will be affected or filled in when they start moving dirt for this development. Walz said yes, on the east side of Laura Drive they will be filling in the waterway. Heiken would like to see that gulley filled in. Cynthia Vaske (904 Manitou Trail) wanted to ask why the plan changed so drastically from the first plan they met about. She questions why the manufactured section of this proposal has moved and impacting three or four other neighborhoods, wouldn’t it make more sense to put the manufactured housing community up where the yellow triangles are at the top of the drawing. She feels no one is opposed to the manufactured home neighborhood, the concern is the flow of traffic, so moving it might help. Freerks noted there is a 300-foot buffer requirement that says we don’t want to put housing within 300 feet of an interstate for quality of life issues (noise, fumes, etc.). Ivan Hall (14 Idyllwild Court) offers the suggestion to the developer and Planning Commission, if they can guarantee Foster Road would stay open it would take pressure off the secondary road. There is an opportunity with the developer and Idyllwild and City to get Foster Road at 100% ability to handle the area. Hall also would like to see how the road is planned to go from Foster into the community on a map that also shows Idyllwild. Diane Dunbar (2068 Mackinaw Drive) asked if anything has been approved yet, Walz replied no. Dunbar reiterated she lives on the cul-de-sac and this is the first time she is hearing about this and only knows of this because of the sign on Dubuque Street from I-80. She wants to know why this is the first time she is hearing about this. Miklo stated letters were sent to properties within 300 feet of the rezoning area. Lina Esso (1750 Algonquin Road) stated that there is the City rule of no building in the 300 feet and the concerns and she stated those concerns are the same the Mackinaw neighborhood has (pollution, noise, quality of life). She again asks the committee to use other paths other than Algonquin Road, the street cannot sustain more than local traffic and it would be a huge injustice to them. Margarita Baltazar (President of the Forest View Association) stated they have heard a lot of opinions and respect them. She has lived for more than 12 years in this neighborhood in Iowa City, she has seen a lot of streets under construction, a lot of stores built, a lot of houses, and she sees trees disappear with each construction. She sees in other areas stores built that don’t Planning and Zoning Commission April 19, 2018 Page 20 of 25 have trees around them and she doesn’t understand that. They, in this project, are trying to conserve as much as possible of the nature. They are the most interested in conserving nature around them, and she sees a lot of people who are thinking about their interests but she also sees selfishness. Baltazar stated they also pay their taxes and work with the City, they work very hard to have dignity and make a living, and they are also people and deserve respect too. They just want houses with dignity for everyone and they want to continue to see an Iowa that is beautiful and have an opportunity for more people to have housing with dignity. Otherwise you will soon see a future with more people living in the street of Iowa City. How will they be able to explain to their children in that case what they are doing, and what we are doing by just thinking about ourselves? We are all human beings. Freerks closed the public hearing. Hensch moved to defer REZ18-00013/SUB18-00006 until the May 3 meeting. Parsons seconded the motion. Freerks noted she doesn’t feel this application will be decided upon at the May 3 meeting, there are too many questions. She acknowledged everybody’s opinion is important and valid, change is hard. She thinks the details need to be discussed, there are so many things that can make this palatable for the majority. Yes, it is a nice big green space that everyone loves and enjoys, and time and time again people buy a home next to a beautiful open green space that later gets developed. That is sad and unfortunate, but that is just the way it is. W hat we can do here is make sure it is developed in the best way, they can put stipulations and requirements (within reason). She asserts they need to review the traffic concerns, the drainage flows, the sensitive areas, and the aesthetic of the entryway into Iowa City. That entryway is one of the few entryways that is so beautiful so how do we retain that and still add a commercial element. It was already decided in the Comprehensive Plan Amendment we will do that, now is just figuring out how. Freerks acknowledged the plan is like a moving target and continues to need to be reviewed. She definitely wants to make sure there are no winners and no losers – need something that is best for all. Freerks expressed her concern that the plan presented this evening was changed from the one in the agenda packet and feels this is like holding a neighborhood meeting in the public forum because there are so many unknowns. She personally is not interested in allowing reduced lot sizes. There are set minimum standards for a reason, and in this whole area they are asking for the maximum density and are not meeting the minimum standards. She thinks perhaps they could lose the apartment building, put some of the manufactured homes there, add a park space, etc. She is in favor of the street connectivity and feels the neighborhoods should connect. Because the plans keep changing it is hard to make decisions or suggestions, she would like to see elevations, especially of the convenience store, and perhaps moving it, she wants to see more details or a set of standards to be approved. Signs respectively disagrees, looking at the aerial view of the two plans (he would like to see both plans on the same scale for comparison) he counted buildings, spaces of townhouses, concrete parking and to him he doesn’t see a significant change in the overall density, or overall green space. Freerks stated that the Commission did not approve a density and a number like 647 is too vague. Planning and Zoning Commission April 19, 2018 Page 21 of 25 Signs is looking at the footprints of the buildings and doesn’t recall these great concerns from the previous meetings when they did the Comprehensive Plan Amendment about the general concept of what would be going in this area. Martin expressed one of the things she sees missing is the transition style of housing, there are townhomes on Mackinaw Drive, then the manufactured houses and then large apartment complexes which with the original plan there were townhouses transitioning into the modular homes then over to multifamily and commercial. Signs also noted that while they are asking for waivers on the lot sizes, there were more homes shown in the original plan than are being shown now. Freerks noted those homes shown in the Comprehensive Plan amendment concept plan weren’t possible, they were a fantasy. Signs also stated that the Algonquin Road extension has been part of the plan since day one, the goal of the City has been to find an alternate route out of this area. Freerks agrees with that but also want to see the connection at Flint Drive. Signs concurs. He noted he drove out to that area this evening prior to the meeting and encourages all others on the Commission to do the same. Freerks reiterated the Commission needs a corrected plan to be able to comment and move forward. They need to see traffic studies, stormwater management plans, elevations, building materials, landscaping, lightening, signage, screening, etc. She would like to see a large park area added, and for everyone to be able to keep their sense of community. Martin discussed the possibility of flipping the location of the gas station, she is curious which would have more light and sound pollution, a gas station or a drive-thru restaurant. Signs concurred he would like to see the 23-plex disappear and see more green space and play space for the families that will live there. Parsons added he likes the clustering, he also would like to see more green space and street connectivity. Otherwise there are so many moving parts right now it is hard to really dig into. Hensch stated he is generally fine with the density, with regards to the manufactured housing he is not interested in reducing it from the minimum requirements, it is important for people to have space, and definitely need more green space and play space in that area, and definitely need the interconnectivity of the roads. Parsons asked about Foster Road and if there were calming features on that road. Miklo said on the western area in the Peninsula but not on the eastern portion. A vote was taken and the motion passed 7-0. REZONING ITEM (REZ17-00015): Discussion of an application submitted by Cardinal Pointe West, LLC for a rezoning of approximately 7.84 acres from Interim Development Research Development Park (IDRP) zone to Planned Development Overlay/Low Density Multifamily (OPD/RM-12) zone for the property located west of Camp Cardinal Boulevard and east of Deer Creek Road. Miklo noted they received updated plans and shared them with the Commission and showed the Planning and Zoning Commission April 19, 2018 Page 22 of 25 images looking at the property from the intersection of Deer Creek Road and Camp Cardinal Boulevard, noting the trees that will be preserved. The southern building would be three stories high, the two northern buildings appear four stories each on the north side and be five stories on the back where the parking structure is due to the slope. Miklo stated the buildings will have flat roofs so technically they are shorter and previous proposals, additionally they will be three different shades of stone. Miklo asked if the Commission also wanted the siding of the buildings to be different colors. Freerks said it would be nice, and others agreed. Miklo said that could be added to the Conditional Zoning Agreement. Next Miklo discussed the revised buffer plan and will recommend that the City Forrester must approve the landscaping plan before installation. Staff is recommending approval of REZ17-00015 with the following conditions: • Sound mitigation provided through a plan from an acoustical engineer to be approved prior to the issuance of a building permit for the two buildings within 300 feet of Highway 218. • To maintain dust control from Deer Creek Road. • Substantial compliance with the site plan, including the decks adjacent to the stormwater pond. • Fire lane only areas would be pervious surface, approved by the Fire Marshall. • City Forrester approval of landscaping. • General conformance with submitted drawings with different color siding for each building. Freerks opened the public hearing. Jason Walton (Walton Builders) addressed the siding colors and said the drawings do not reflect the variations. There are two different siding colors on the side of the buildings with the decks. He noted that the siding material will likely be a real wood or wood-appearance looking. That may be a challenge with the color choices. Freerks said they could just work with staff on that and come up with a good solution. Miklo said they can drop the condition of different color siding. Freerks closed the public hearing. Hensch moved to recommend approval of REZ17-00015 an application submitted by Cardinal Pointe West, LLC for a rezoning of approximately 7.84 acres from Interim Development Research Development Park (IDRP) zone to Planned Development Overlay/Low Density Multifamily (OPD/RM-12) zone for the property located west of Camp Cardinal Boulevard and east of Deer Creek Road with the following conditions: • Sound mitigation provided through a plan from an acoustical engineer to be approved prior to the issuance of a building permit for the two buildings within 300 feet of Highway 218. • To maintain dust control from Deer Creek Road. • Substantial compliance with the site plan, including the decks adjacent to the stormwater pond. • Fire lane only areas would be pervious surface, approved by the Fire Marshall. • City Forrester approval of landscaping. • General conformance with submitted drawings of building plans. Parsons seconded the motion. Planning and Zoning Commission April 19, 2018 Page 23 of 25 Freerks thanked the applicant for being patient through this process and thinks the end product will be wonderful and a nice area for the residents that will rent easily. Parsons noted it is a challenging piece of property to develop on and he feels the changes that have been made in this process make this application strong. A vote was taken and the motion carried 7-0. REZONING ITEM (REZ18-00014): Discussion of an application submitted by 100-500 LLC, for a rezoning of approximately 3.41 acres from High Density Multi-Family Residential (RM-44) zone to Riverfront Crossings - South Downtown Subdistrict (RFC-SD) zone located at 12 E. Court Street. Due to the late hour of the meeting Miklo did not deliver the whole staff report, it is online for anyone that wants to read it. Staff is recommending approval with the condition that the right-of- way to reopen Capitol Street be dedicated to the City and the applicant build or install the street to the specifications of the City Engineer. The direction of the street at this time is it will be open to traffic and not limited to a pedestrian street. The applicant would install the streetscape improvements as called for in the Riverfront Crossings Plan for Burlington and Court Streets. Additionally the affordable housing requirements Riverfront Crossings must be included in the Conditional Zoning Agreement. Miklo noted the applicant has indicated they will be seeking a bonus for additional stories on the buildings, possibility 15 floors, and the Commission had indicated a desire to see that design so that could be a condition placed on this rezoning. Freerks said she is interested in seeing the design of this project given the large scale and as she feels there needs to be usable indoor and outdoor spaces. Freerks opened the public hearing. Rob Decker (HBK Engineering) stated that this application will require a level two design approval so there will be a packet of information supplied to the City and he feels it does make sense to come back before Planning and Zoning. Decker confirmed they will be applying for height credits, they will get a lot of it from the right-of-way transfer. They will work with Public Works on parking options, and also address the pedestrian access required along Burlington Street and their intent is to do a full streetscape in the area. It will all be shown in the design packet submitted. Freerks noted she does want to see Capitol Street open to traffic and not just pedestrians due to all the deliveries that will go to these new buildings and need for vehicle unloading area (not on Burlington Street). Signs noted he is hopeful to see a dynamic design of this project, it is a premier piece of property. Freerks agrees and hopes to see green spaces and areas for activities. Freerks closed the public hearing. Hensch moved to recommend approval of REZ18-00004 a n application submitted by 100- 500 LLC, for a rezoning of approximately 3.41 acres from High Density Multi-Family Planning and Zoning Commission April 19, 2018 Page 24 of 25 Residential (RM-44) zone to Riverfront Crossings - South Downtown Subdistrict (RFC- SD) zone located at 12 E. Court Street including the conditions of: • The applicant will dedicate right of way to the City to reopen Capitol Street. • The developer will build the Capital Street to specifications approved by the City Engineer. • Applicant will install streetscape improvements to enhance the pedestrian environment on Burlington Street and Court Streets, as discussed in the Downtown and Riverfront Crossings Master Plan. • The design plan will come before Planning and Zoning for approval. Parsons seconded the motion. A vote was taken and the motion carried 7-0. CONSIDERATION OF MEETING MINUTES: MARCH 12, MARCH 15, APRIL 2 & APRIL 5, 2018 Miklo noted the April 5, 2018 minutes are not in the packet and will be deferred until the next meeting. Hensch moved to approve the meeting minutes of March 12, March 15 & April 2, 2018. Parsons seconded the motion. A vote was taken and the motion passed 7-0. PLANNING AND ZONING INFORMATION: Miklo reminded the Commission that in a previous meeting they recommended approval of historical landmark status for seven properties, City Council approved five of the properties. With two of the properties the owners objected and therefore the State Code requires six out of seven council members to approve and that did not happen. Miklo asked if the Commission wanted to meet with Council to discuss the votes. Freerks confirmed that yes a meeting should happen. Miklo said one possible time for the meeting would be May 15 at the Council’s work session. He said that the Historic Preservation Commission is also being invited, so he will confirm the meeting time once it is established. Adjournment: Hensch moved to adjourn. Parsons seconded. A vote was taken and the motion passed 7-0. PLANNING & ZONING COMMISSION ATTENDANCE RECORD 2017 - 2018 9/7 9/21 10/5 10/19 11/2 12/7 12/21 1/4 1/18 2/15 3/1 (W.S) 3/12 3/15 (W.S.) 4/2 4/5 (W.S) 4/16 4/19 DYER, CAROLYN X X X X O/E X X X X X X X O/E X O/E X X FREERKS, ANN X X X X X O/E X X O/E X X X X X X X X HENSCH, MIKE X X X X X X X X X X X O/E O/E X X X X MARTIN, PHOEBE X X X X X X O/E O/E X X X O/E X X X X X PARSONS, MAX O/E X X X X X X X X O/E X X X X X X X SIGNS, MARK X X X X X X X X X X X X X X X X X THEOBALD, JODIE X X X X X X X O/E X O/E X X X X X X X KEY: X = Present O = Absent O/E = Absent/Excused --- = Not a Member MINUTES PRELIMINARY PLANNING AND ZONING COMMISSION MAY 3, 2018 – 7:00 PM – FORMAL MEETING EMMA J. HARVAT HALL, CITY HALL MEMBERS PRESENT: Carolyn Dyer, Mike Hensch, Phoebe Martin, Max Parsons, Mark Signs, Jodie Theobald MEMBERS ABSENT: Ann Freerks STAFF PRESENT: Sara Hektoen, Bob Miklo OTHERS PRESENT: None RECOMMENDATIONS TO CITY COUNCIL: By a vote of 6-0 the Commission recommends setting a public hearing for May 17 on an amendment to the Comprehensive Plan, Annexation Policy, to add a section pertaining to affordable housing. CALL TO ORDER: Hensch called the meeting to order at 7:00 PM. PUBLIC DISCUSSION OF ANY ITEM NOT ON THE AGENDA: None. REZONING/DEVELOPMENT ITEM (REZ18-00013/SUB18-00006): Discussion of an application submitted by application, submitted by North Dubuque, LLC for a rezoning of approximately 73.15 acres of land from Interim Development - Low Density Single- Family (ID-RS) zone, Low Density Single-Family (RS-5) zone, and Planned Development Overlay/ High Density Single-Family Residential (OPD/RS-12) zone to Planned Development Overlay/ High Density Single-Family Residential (OPD/RS-12) zone for approx. 50 acres of property and Planned Development Overlay I Highway Commercial (OPD/CH-1) zone for approx. 23 acres of property. The applicant is also requesting approval of the preliminary plat of Forest View, a 73.15-acre subdivision, located north of Foster Road, south of 1-80, west of N. Dubuque Street, east of Mackinaw Drive. Miklo stated the applicant has indicated that a revised plan will be submitted for review at the May 17 meeting and therefore asking that this item be deferred to the May 17 meeting. He noted the Commission did receive correspondence that they can read before the next meeting. Signs moved to defer REZ18-00013/SUB18-00006 until the May 17 meeting. Parsons seconded the motion. A vote was taken and the motion passed 6-0. Planning and Zoning Commission May 5, 2018 Page 2 of 6 COMPREHENSIVE PLAN: Setting a public hearing for May 17 on an amendment to the Comprehensive Plan, Annexation Policy, to add a section pertaining to affordable housing. Miklo explained that tonight is just a formality to set the public hearing and to make the draft amendment available to the public for their consideration. The proposal is to amend the Comprehensive Plan to encourage inclusion or addressing of affordable housing for properties that being annexed into the City. Theobald moved to set a public hearing for May 17 on an amendment to the Comprehensive Plan, Annexation Policy, to add a section pertaining to affordable housing. Martin seconded the motion. A vote was taken and the motion passed 6-0. CONSIDERATION OF MEETING MINUTES: APRIL 5, APRIL 16, AND APRIL 19, 2018 Miklo requested the Commission defer these items. Due to the length of the meetings Staff has not had time to complete the minutes. The Commission agreed to defer. REPORT FROM NATIONAL AMERICAN PLANNING ASSOCIATION CONFERENCE: Martin attended this conference in New Orleans and did some of the tours and also attended classes. The first class she attended was “Back to Basics – Walkable Suburbanism” where they had done some case studies on a few different areas, one interesting one in particular was Atlanta, Georgia, where they have a suburb (Alpharetta) with a huge highway (similar to Chicago) with malls and commercial areas all along the highway, but what they did was put rooftop gardens on top of the malls and commercial buildings and connected the areas with trails under the highway. The class contained a lot of information regarding trails, connection to forests, overall connectivity. Martin showed pictures of the area. The speaker referred to the beach, and making your own beach front property wherever you are by adding to the community what they want. For example they created a cricket stadium as they had a large population of citizens who wanted that. That was their “beach” and then development was created around that park system. Martin also noted that when speakers were discussing the connectivity and designing areas the key word was authentic, to make the areas authentic and meaningful to the community. With regards to walkable communities there was also discussion about grocery stores, not just gas station markets but authentic little grocery stores in a smaller space. The class was interesting because the concept of “Walkable Suburbanism” is unusual because suburbia is usually spread out but the goal is to make these areas their own communities. Martin reported that there was also conversation regarding building spaces that everyone wants to be in and not to build the slums of tomorrow and when they look at building their suburbs not just having multiplexes but also other amenities such as parks, cricket stadium, grocery stores, Planning and Zoning Commission May 5, 2018 Page 3 of 6 connectivity to another neighboring community and being proactive with addressing noise, light, etc. Local and unique is critical to establishing these neighborhoods, for example in one suburb they used multiple architects to work as one team to create one project. She also showed an area where they built a town around a golf course in Georgia. Martin then did a walking tour of the French Quarter and in particular this tour focused on the LGBT community and having them as shop owners and having a larger role in New Orleans than they used to. The next day Martin attended a class “Art, Mitigation & Planning Oh My”. The class was led by a gentlemen from Monmouth County New Jersey who discussed the aftermath of Hurricane Sandy and there was a lot of discussion regarding FEMA. The class focused on how art can help a community rebound after a disaster and why it is so important. Last year alone FEMA had over 80 disasters they were working with and why FEMA values art. As a society it contributes to community, cohesion, cultural pride, in terms of well-being it illuminates personal lives and enriches our emotion world and helps foster compassion. Martin noted the National Endowment of Arts and FEMA work together. Also discussed was ecological art and Monmouth County New Jersey is just a sliver of land, a peninsula, in the ocean, and after Sandy an artist had come and built a statue of giant hands that looked like the sea was trying to pull the area into the water. They also had area school children paint murals on the cement barricades as a way of building community and leaving a positive stamp after such a tragedy. Additionally FEMA and the Smithsonian are also collaborators. Signs noted when he was with the organization Trees Forever they had a speaker talk about the need for trees and plants in an area after disaster. Martin continued and noted this speaker stated that stormwater retention basins do not do the good cities think they do, they may cause more harm. This was in reference to the flooding from Hurricane Sandy but Martin thought it was worth learning more about. In Monmouth County their Planning & Zoning had a huge role revitalizing that community and were proactive in extending out to the arts and suggesting they work as a team to make this work. Also in New Jersey they have a required arts curriculum in their public schools from pre-K to 8th grade, they are raised on youth and engagement, creating creative energetic outlets for kids, and more and more counties have county art plans. Overall, New Jersey had several small communities after Hurricane Sandy that could not recover on their own so worked by county to create county-wide art plans. Also discussed was going above and beyond flood protections and with FEMA if a community or county goes above and beyond their revitalization that FEMA sets forth a community can get points and lower their flood insurance costs to homeowners in their community. It has to be initiated at a local level, but arts can help with that. Martin noted one particular theme she heard throughout the classes was creating and keeping these ideas in- house and not using consultants. Martin attended a few different farm seminars, one was presented by Timothy Huey from Scott County, Iowa, and it was interesting to hear what they had to say. Scott County did their first Comprehensive Plan in 1980 and did not do another one until 2005 and those Plans are identical to each other, when they reviewed the Plan they decided no changes were needed. Hensch asked what Huey’s premise regarding farms being under treat. Martin explained that in the last 35 years the United States has lot over 31 million acres of farmable land. The next speaker was Julia Freedgood from Northampton, Massachusetts, is with American Farmland Trust and is working to save land that sustains us, wants people to pay attention to Planning and Zoning Commission May 5, 2018 Page 4 of 6 soil types and be intentional in sustaining food. Farms and farmland is being threatened in Iowa and other states and farmers are predominately living in poverty. Family farms are an economic engine and cannot be lost. Freedgood also talked a lot about food insecurity being a real issue. Farmers are aging and unable to retire due to their economic status which concerns the land use change. Currently they are seeing the trend as global society the young people that want to work in agriculture are ethnic and younger than current farmers so they farm in a different way. They are interested in farming for small communities, being sustainable, organic and in a small scale. However they cannot accomplish this because land is so expensive and instead of the aging farmers selling land to the younger farmers they are selling to developers and the result is the land loss. Hensch noted that Iowa imports more food into our state than any other state (other than Hawaii) because Iowa produces fuel and feed for livestock. Martin showed a map of the United States and the farmable quality land available. Freedgood also discussed the need to diversify the foods grown in each state, there just can’t be only corn and soybeans forever as it is killing the land. She suggests building wealth by connecting Ag ranchers with residential and making cities more livable so farms and land stay viable together and having a connectivity. Freedgood stated people need to stop drooling over flat farmland and make these lands an economic engine to fuel the future. Theobald mentioned Redford Farms in Louisa County, Iowa, and how that farmer is wanting to grow unique crops and rent off portions of this land to young farmers who want to grow different things. Next speaker was David Theobald from Fort Collins, Colorado, spoke about land change and climate change, drought versus flooding. He spoke about the farmable land data that comes from satellites and it is reflected incorrectly information especially with tree canopy. Martin attended the poster session at the conference, she noted Iowa City intern Sylvia Bochner was there and her poster was on walkability and bike-ability research in Mason City, Iowa. There were several students from Iowa showcasing posters at that session. The next class Martin attended was “Inclusive Food Economy Greater Than Access” about food access and availability and food deserts in large communities. The death of grocery stores was discussed, they did a case study from Flint, Michigan, where all the Kroeger Grocery stores left and the city could not find another grocery store to open there. It was also noted that fast food drive-thru restaurants play a role in low income housing areas in keeping residents from going out and searching for healthier options. If there is not a healthy option in a walkable distance, residents cannot get there. In Maryland they have created a crossroads farmers market which is based in a church right outside DC where people can use the commercial kitchen to cook items to sell at the farmers markets. The goal is to have these markets open every day so people can get groceries or food every day. They also created a hydroponic farm outside of the church. There have been some issues with affluent neighbors complaining. Hensch noted that Johnson County did fund a group to create a food hub for local famers to have a place to process the food they harvest and it is beginning to take shape. Martin then went on a tour of the New Orleans City Park, recovery after Katrina. She noted even when she lived in New Orleans for several years she never went to City Park and was very impressed. It was well manicured, had orchards, festival practice space and was just lovely. Martin also did a tour of the Gentilly neighborhood which is a north of the French Quarter. This Planning and Zoning Commission May 5, 2018 Page 5 of 6 area flooded from the storm surge but has been rebuilt and also implemented a lot of solar panel energy. Most of the houses were raised but with keeping the bungalow feel. Martin noted throughout New Orleans the housing prices are very high. Hensch asked what Martin’s biggest takeaway from the neighborhood tours was. Martin said when rebuilding after Katrina they stayed true to the New Orleans architecture. Businesses are rebuilt, even Domino’s sugar that was annihilated in Katrina is rebuilt on the Mississippi river. PLANNING AND ZONING INFORMATION: Miklo said they are in the process of scheduling a joint meeting with the Commission, City Council and representatives with the Historical Preservation Commission to talk about the two landmark status properties that the owners protested. Adjournment: Parsons moved to adjourn. Theobald seconded. A vote was taken and the motion passed 6-0. PLANNING & ZONING COMMISSION ATTENDANCE RECORD 2017 - 2018 9/21 10/5 10/19 11/2 12/7 12/21 1/4 1/18 2/15 3/1 (W.S) 3/12 3/15 (W.S.) 4/2 4/5 (W.S) 4/16 4/19 5/3 DYER, CAROLYN X X X O/E X X X X X X X O/E X O/E X X X FREERKS, ANN X X X X O/E X X O/E X X X X X X X X O/E HENSCH, MIKE X X X X X X X X X X O/E O/E X X X X X MARTIN, PHOEBE X X X X X O/E O/E X X X O/E X X X X X X PARSONS, MAX X X X X X X X X O/E X X X X X X X X SIGNS, MARK X X X X X X X X X X X X X X X X X THEOBALD, JODIE X X X X X X O/E X O/E X X X X X X X X KEY: X = Present O = Absent O/E = Absent/Excused --- = Not a Member