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HomeMy WebLinkAboutP&Z Packet 3.21.19PLANNING AND ZONING COMMISSION March 21, 2019 Formal Meeting – 7:00 PM Emma Harvat Hall Iowa City City Hall 410 E. Washington Street AGENDA: 1. Call to Order 2. Roll Call 3. Public Discussion of Any Item Not on the Agenda 4. Case No. SUB18-00013 Applicant: Allen Homes Inc. Location: Southwest corner of Lower West Branch Road and Taft Avenue. An application for a Preliminary Plat and Sensitive Areas Development Plan for Rollins Pass subdivision, a 12-Lot, 8.02 acres subdivision located at the southwest corner of Lower West Branch Road and Taft Avenue. 5. Case No. VAC18-00001 Applicant: Bryan Svoboda Location: Hutchinson Avenue between 526 and 604 Park Road An application for a vacation of public right-of-way submitted by Bryan Svoboda for approximately 11,000 square feet of Hutchinson Avenue located between 526 and 604 Park Road. 6. Case No. REZ19-1 Applicant: City of Iowa City Location: Old Settler’s Association of Johnson County Cabins, off 100 Park Road in City Park. An application submitted by the City of Iowa City for a rezoning of approximately 0.6 acres of property located at 100 Park Road from Neighborhood Public Zone (P-1) to Neighborhood Public Zone (P-1) with a Historic District Overlay (OHD). 7. Case No. REZ19-2 Applicant: City of Iowa City Location: Ned Ashton House, 820 Park Road An application submitted by the City of Iowa City for a rezoning of approximately 1.82 acres of property located at 820 Park Road from Neighborhood Public Zone (P-1) to Neighborhood Public Zone (P-1) with a Historic District Overlay (OHD). 8. Case No. REZ19-3 Applicant: City of Iowa City Location: Old Post Office, 28 S. Linn Street An application submitted by the City of Iowa City for a rezoning of approximately .37 acres of property located at 28 S. Linn St. from Neighborhood Public Zone (P-1) to Neighborhood Public Zone (P-1) with a Historic District Overlay (OHD). 9. Consideration of Meeting Minutes: March 7, 2019 10. Planning & Zoning Information 11. Adjournment If you will need disability-related accommodations to participate in this meeting, please contact Anne Russett, Urban Planning, at 319-356-5251 or anne-russett@iowa-city.org. Early requests are strongly encouraged to allow sufficient time to meet your access needs. Upcoming Planning & Zoning Commission Meetings Formal: April 4/ April 18 / May 2 / May 16 Informal: Scheduled as needed. STAFF REPORT To: Planning and Zoning Commission Prepared by: Ray Heitner, Associate Planner and Jesi Lile, Associate Planner Item: SUB18-00013 Date: 03/21/2019 Rollins Pass Subdivision GENERAL INFORMATION: Applicant: Allen Homes Inc PO Box 3474 Iowa City, IA 52244 319-530-8238 allenhomesinc@gmail.com Contact: John Yapp PO Box 3474 Iowa City, IA 52244 319-325-1228 Johnyapp.allenhomes@gmail.com Property Owner: Rollins Pass Development LLC PO Box 3474 Iowa City, IA 52244 319-530-8238 allenhomesinc@gmail.com Requested Action: Approval of preliminary plat Purpose: Construction of 11 single family homes and 21 townhomes. Location: At the southwest corner of Lower West Branch Road SE and Taft Ave SE. Location Map: 2 Size: 8.02 acres Existing Land Use and Zoning: Undeveloped, RS-8 and RM-12 Surrounding Land Use and Zoning: North: R – County Residential South: R – County Residential RS-8 - Medium Density Single Family Residential East: A – County Agricultural West: RS-5 - Low Density Single Family Residential Comprehensive Plan: Northeast District Plan Neighborhood Open Space District: NE3 File Date: September 27, 2018 45 Day Limitation Period: November 12, 2018 – The 45-day limitation period has been waived by the applicant. BACKGROUND INFORMATION: The applicant, Allen Homes, Inc., has requested a preliminary subdivision for the 8.02-acre project area at the southwest corner of Lower West Branch Road SE and Taft Avenue SE. The requested platting is 2.10 acres zoned to Low Density Multi-Family Residential (RM-12) for townhomes, and 11 individual plats on 4.83 acres zoned to Medium Density Single Family Residential (RS-8). The City annexed the property in 2000 and it is currently undeveloped. On August 21, 2018, City Council passed a Conditional Zoning Agreement to rezone the 3.19 acres of the project area from Interim Development Single Family Residential (ID-RS) to Low Density Multi-Family Residential (RM-12) and 4.83 acres to Medium Density Single Family Residential (RS-8). The Conditional Zoning Agreement requires 1) the developer keep the number and types of units identified in the concept plan to ensure compatibility with the existing neighborhood, 2) the dedication of approximately 12 feet of public right-of-way on Taft Avenue to the city at final platting, 3) a detailed landscaping plan to ensure adequate buffer along Taft Ave, 4) the creation of an outlot along the northwest portion of the property to provide trail connection at the time of platting, and 5) the dedication of right-of-way to provide access to the property to the south at the time of platting. The applicant used the “Good Neighbor Policy” for the rezoning, and a meeting took place on May 31, 2018. Comments were generally positive, with a few concerns about storm water and runoff during construction. The applicant does not plan to hold another Good Neighbor meeting for the preliminary platting process. ANALYSIS: Compliance with the Comprehensive Plan: The future land use map in the Comprehensive Plan designates this area for residential development with 2-8 dwelling units per acre. This would allow for a maximum of 64 dwelling units on this site. The concept plan shows 11 single family homes and 21 townhomes, bringing the total to 32 units, well below the maximum allowed. The Northeast District Plan identifies this area for single family development; however, both the Comprehensive Plan and Northeast District Plan also encourage a mixture of housing types within a neighborhood, especially near major intersections. Since this project would support both single family and multi- family housing and is located at a major intersection, specifically with Taft Ave as a proposed arterial, Staff finds that this platting is consistent with both the Comprehensive and Northeast District 3 Plans. Subdivision Design: The proposed subdivision would require the addition of a new road, Rollins Lane, that the 11 single family homes would front. Rollins Lane would connect to both Lower West Branch Road and Taft Avenue, giving access to the neighborhood from multiple directions. The concept plan also shows 9 townhomes fronting Rollins Lane with the additional 12 townhomes fronting Lower West Branch Road. There is an alley with a fire truck turn around behind the townhomes, providing vehicle access for residents. Additionally, there is a stub for future connection with Huntington Drive between lots 8 and 9. The preliminary plat shows sidewalks on both sides of Rollins Lane that connect in the north to Lower West Branch Road, and run to Taft Avenue, which has no sidewalks currently. The preliminary plat does not show sidewalks along Taft Avenue; however, the applicant will be required to pay 12.5% of cost for eventual Taft Avenue upgrades. This cost will cover the installation of a sidewalk along the west side of the project site. A trail connection will be provided between Lots 5 and 6, connecting the sidewalk on Rollins Ln. with the existing trail network located in Stonebridge Estates Part Eight, southwest of the subject parcel. The applicant has agreed to install a bridge over Ralston Creek that will allow for this connection. This is consistent with the goal of the Northeast District Plan to provide interconnected sidewalks and trail systems throughout the district. A requirement for the conditional rezoning was a dedication of 12 feet of public right of way along Taft Avenue to be dedicated to the city at final platting. The preliminary plat shows plans to expand the right of way on Taft Avenue from the existing 33 feet to 45 feet, satisfying this requirement. The preliminary plat also shows a 15-foot landscape buffer along Taft Ave but does not yet contain a detailed landscaping plan as required at final platting. The minimum lot size for a lot in an RS-8 zone is 5,000 square feet. The eleven planned lots for single-family housing range in size between approximately 7,500 and 13,500 square feet, satisfying this requirement. Lot widths and lot frontages for each lot also meet minimum requirements. Upon completion of home construction, each single-family lot will have a maximum building coverage area of no greater than 45% of the lot’s total area. At 2.10 acres in size, Lot 12 far exceeds the minimum requirement for a Multi-Family lot of 8,175 square feet. Traffic Implications: The project site can be accessed by Lower West Branch Road and Taft Avenue. Recent traffic counts from the Iowa DOT indicate that current traffic counts on Lower West Branch Road range between 180 – 200 vehicles per day. The proposed development will not add a significant amount of traffic to these daily averages. Taft Avenue is currently an unimproved, chip seal roadway, but is planned as a future arterial street. The subdivision ordinance allows for the approval of subdivisions that access existing public streets that do not meet City standards, provided that the subdivider contributes to the future construction cost of bringing the segment of the street that abuts the project site to City standards. Therefore, the subdivider will be subject to the arterial street costs (12.5% of the total construction cost) at the time of final plat. These costs will include the construction of a sidewalk along Taft Avenue. As stated before, a condition of the subdivision area rezoning from June 7, 2018 was that the developer allocate an additional 12 feet of right-of-way along Taft Avenue to make these improvements. Rollins Lane will consist of a 28-foot wide new road that will intersect both Lower West Branch Road and Taft Avenue. There are no planned center or off-set turn lanes planned, and there are no traffic signals being implemented at either intersection. Rollins Lane will also intersect with Huntington Drive, which will stub at the southern property line. Staff does not see the need to 4 recommend any additional traffic calming measures. Neighborhood Open Space: The subdivision will include two separate outlots. Outlot “A” will be located to the east of Ralston Creek, and will consist of 0.41 acres of private open space. Outlot “B” will be in the southern portion of the development, and will include 0.99 acres of land that will be developed at a later date. There is a public open space requirement of 0.26 acres for this subdivision. The applicant will pay fees in-lieu of providing this requirement. Environmentally Sensitive Areas: Ralston Creek runs along the far western portion of the project site. Due to the presence of this watercourse, staff conducted a Sensitive Areas Review of the subject area. Staff’s review found that the stream corridor and stream corridor buffer areas are sized adequately. Despite the location of the creek, the project site is not located within a floodplain. Upon receipt of the preliminary plat, it was discovered by staff that t he project site might contain hydric soils, as defined by the USDA soil conservation service soil survey of Johnson County. The applicant submitted a Wetland Delineation Report, prepared by MMS Consultants, Inc., to examine the potential presence of wetlands in the subject area. The report concluded that the subject area does not contain any wetlands. These findings have been approved by the Army Corps of Engineers. Storm Water Management: Pursuant to section 16-3G-5A of the City Code, upon approval of the preliminary plat, the applicant will be required to submit plans, specifications and all calculations for the control of storm water runoff to the Public Works Director. Proposed storm sewer lines and proposed manholes and curb inlets are featured on the preliminary plat. The proposed storm sewer line will originate in the Taft Avenue right-of-way and run west beneath the Rollins Lane right-of-way, across Rollins Lane to a sewer and drainage easement between Lots 6 and 7, where the water will discharge into Ralston Creek. Public Works will evaluate the final stormwater management plan submittal at final plat review. Sanitary Sewer Service: The proposed development is near existing development, and has the capacity to connect to existing city utilities. Proposed sanitary sewer lines and manholes are featured on the preliminary plat. Two separate gravity fed sanitary lines will run beneath the right- of-way along the south side of Rollins Lane from each direction. These two lines will meet between Lots 5 and 6, where they will then join to flow to the southwest through a sanitary sewer easement to be located between Lots 5 and 6, onward to existing city sanitary sewer infrastructure located in Stone Bridge Estates, Part 8. Public Works staff has confirmed that this is the most feasible location for the development’s sanitary sewer connection to be made. Furthermore, installation of the sanitary sewer crossing, in conjunction with the preexisting remnants of the stone bridge to the north, could potentially create a flooding hazard for properties upstream. Because of this potential hazard, the City is requiring the developer to create a bypass channel to the north of the existing stone bridge. This channel will allow 100-year flood flows to bypass the existing narrow openings of the railroad bridge structure. Infrastructure Fees: The City requires developers to pay a $456.75 per acre fee for water service. The project site is not located in one of the City’s sanitary sewer districts, and therefore, the City collects no sanitary sewer tap on fees. The developer will be responsible for costs associated with the water and sanitary sewer improvements needed to serve the project site. The developer has also agreed to loop the water main north along the west side of Taft Avenue to Lower West Branch Rd. The cost of this infrastructure improvement will be deducted from the developer’s 12.5% infrastructure cost obligations. SUMMARY: Staff finds that the proposed preliminary plat and sensitive areas development plan is both in compliance with the Comprehensive Plan and compatible with the existing neighborhood. 5 The proposed density of 32 units is well below the allowable density of 64 units for the project site, and the proposed mixture of single and multi-family housing near a major intersection is compatible with guidelines from the Northeast District Plan. The subdivision will provide a highly useful connection to the City’s trail network, and contribute to infrastructure upgrades on Taft Avenue. Staff believes that the development will result in minimal impacts to area traffic and to adjacent environmentally sensitive areas. NEXT STEPS: Pending approval from the Planning and Zoning Commission, a resolution for approval of the preliminary plat and sensitive areas development plan will be forwarded onto the City Council for consideration. A final plat is required prior to development. Dedication of right-of- way, a final landscaping plan, and a final stormwater management plan will all be required at the time of final platting. STAFF RECOMMENDATION: Staff recommends approval of SUB18-00013, an application submitted by Allen Homes, Inc for a preliminary plat of Rollins Pass, a 12-lot, 8.02-acre residential subdivision located at the southwest corner of Lower West Branch Road and Taft Avenue. ATTACHMENTS: 1. Location Map 2. Concept Plan Associated with the Conditional Zoning Agreement 3. Preliminary Plat Approved by:_____________________________________________ Danielle Sitzman, AICP, Development Services Coordinator Department of Neighborhood and Development Services ST PATRICK DR LOWER WEST BRANCH RD SE THAMES DR Y O R K P L BROADMOOR LNCHADWICK LNLI V E R P O O L L N NORF O L K R D TAFT AVE SEARLINGTON DRMANCHESTERLNASHFORD PLBRENTWOOD DREVERSULL LNCOLCHESTER DRNOTTING HILL LNLOWER WEST BRANCH RD SE SUB18-00013Rollins Passµ 0 0.085 0.170.0425 Miles Prepared By: Luke FoelschDate Prepared: Sep. 2018 An application submitted by Allen Homes Incfor preliminary plat approval for Rollins Pass,a 12-lot, 8.02 acre residential subdivision locatedat the SW corner of Lower West Branch Roadand Taft Avenue. STAFF REPORT To: Planning & Zoning Commission Prepared by: Jesi Lile, Associate Planner Item: VAC18-00001 Date: March 21, 2019 Hutchinson Avenue between 526 & 604 Park Road GENERAL INFORMATION: Applicant/Property Owner: Bryan Svoboda 526 Park Road Iowa City, IA 52246 319-351-6534 Bryan-svoboda@gmail.com Requested Action: Vacation of Hutchinson Avenue right-of- way Purpose: To provide a private driveway for 526 Park Road and build a single- family home at 604 Park Road Location: Hutchinson Avenue north of Park Road Location Map: Size: Approximately 11,000 square feet Existing Land Use and Zoning: Public Road that essentially acts as a private drive; City-owned right-of-way Surrounding Land Use and Zoning: North: Residential; Low Density Single Family Residential (RS-5) South: Residential; Low Density Single Family Residential (RS-5) East: Residential; Low Density Single Family Residential (RS-5) West: Residential; Low Density Single Family Residential (RS-5) File Date: March 1, 2019 45-Day Limitation: April 15, 2019 BACKGROUND INFORMATION: The applicant, Bryan Svoboda, is applying for a vacation of Hutchinson Avenue north of W. Park Road between 526 and 604 Park Road. The area requested for vacation is approximately 11,000 square feet. The applicant owns the properties at 526 and 604 Park Road, and is requesting this vacation to gain ownership of the road for use as a private driveway. Additionally, he wishes to build a single-family home on the currently vacant 604 Park Road property. Figure 1. Map of the subject area on Park Road Though the original plat of Black’s Park Addition shows extensions of Hutchinson Avenue, Magowan Avenue, Ferson Avenue, and Gould Street, none of these streets were ever developed, and the City vacated right-of-ways in Black’s Park Addition from the 1940s through the 1980s. The image below compares the original plat of Black’s Park Addition from 1916 to today’s street layout. Figure 2. Above: Black's Park Addition as originally platted; Below: Black's Park Addition as developed. The area pertaining to the Hutchinson Avenue vacation is outlined in red. Existing roadways are shown in light gray. In 1973 a 10’x80’ vacation of Hutchinson Avenue was granted to the previous property owners of 526 Park Road because they built an addition on their house that was partially in the right-of-way. The property owners of 524 Park Road, the Skaugstads (who are the current owners) owned land to the north of 526 and 604 Park Road, and opposed the vacation on the premise that they may want to develop that land and extend Hutchinson Avenue as an access point. At the time this vacation was granted, it was argued that there was still room for a road if the City ever decided to extend it. Since then, Hutchinson Avenue has continued to act as a private drive for 526 and 604 Park Road and three Special Exceptions have been granted concerning the two properties on each side of Hutchinson Avenue. The first, in 1989, was granted to the previous residence at 604 Park Road to reduce the front yard requirements along Hutchinson Avenue and allow for a garage. The second was granted in 2007 at 526 Park Road for a reduction in the front yard setback requirements on Hutchinson Avenue in order to build a kitchen addition and a covered porch/entryway. During this special exception, a board member asked staff why they did not vacate, and staff replied that the owners of the property to the north were opposed, though the City had no plans to extend Hutchinson Avenue. The third exception was granted in 2015 to reduce the setback on Hutchinson Avenue at the former 604 Park Road residence to build a porch. ANALYSIS: The following factors are to be considered in evaluating a vacation request: a) Impact on pedestrian and vehicular access and circulation; b) Impact on emergency and utility vehicle access and circulation; c) Impact on access of adjacent private properties; d) Desirability of right-of-way for access or circulation needs; e) Location of utilities and other easements or restrictions on the property; f) Any other relevant factors pertaining to the specific requested vacation. a) Vehicular and pedestrian circulation and access to private property: Though Hutchinson Avenue is a public right-of-way, the street has never been constructed and currently functions as a private drive providing access to the properties at 526 and 604 Park Road. The Black’s Park Addition, which was platted January 3, 1916 shows an extension of Hutchinson Avenue to provide access to future development to the north of 526 Park Road. Based on conversations with Public Works, Hutchinson Avenue will not be extended due to the severe topography. Additionally, in the case of eventual development, the property to the north could be accessed via Park Road. The proposed vacation will not impact pedestrian circulation. Park Road has sidewalks on the north side, which will be unimpacted. b) Emergency and utility and service access: Emergency service access to this right-of-way will not be diminished by this vacation as the right-of-way does not currently provide access to any parcels or properties that cannot be accessed directly from Park Road. c) Impact on access of adjacent private properties If Hutchinson Avenue is vacated, the property owners at 524 Park Road would not be able to extend the road to access their property north of 526 Park Road in the case of future development. However, based on conversations with Public Works staff, extending Hutchinson Avenue is highly unlikely due to the steep topography. Furthermore, the property owners of 524 Park Road have access to their property from two points directly from Park Road. At present, they access their home off Park Road and the shed located in the north portion of their property via a separate small driveway off Park Road. In the case of eventual development of this property, the access could be improved to allow for access to the rest of their property. d) Desirability of right of way for access or circulation needs The primary function of Hutchinson Avenue is to provide access to 526 & 604 Park Road. It acts as a driveway for these properties and due to the topography, is very unlikely to be extended and used as an access point for the property north of these two lots. Development north of 526 Park Road is better served directly from Park Road. While the land north of 526 Park Road is platted, currently the property is all one lot under the ownership of 524 Park Road, and they have access to this area via Park Road as shown above. e) Location of utilities and other easements or restrictions on the property Public Works has confirmed that there are no public utilities in this section of the Hutchinson Avenue right-of-way. Staff has inquired with private utility companies as to whether there are utilities located in this section of Hutchinson Avenue, and is waiting on Figure 3. The property owned by the Skaugstads at 524 Park Road is outlined in blue. Notice the secondary access point off Park Road. a response. There are also no easements or restrictions on this section of Hutchinson Avenue. f) Any other relevant factors pertaining to the specific requested vacation The applicant currently provides all snow removal service and maintenance to this section of Hutchinson Avenue. If this vacation is approved, he will continue to do so. Additionally, a purchase agreement is under review. The owners of 524 Park Road will still have access to their property off Park Road, and if they choose to develop at some point in the future, would need to re-subdivide their land. SUMMARY: The section of Hutchinson Avenue north of Park Road has been functioning as a private drive for 526 & 604 Park Road for decades. The applicant intends to purchase this land from the City in order to make his residence at 526 Park Road more marketable and to build a single-family home at 604 Park Road. Regardless of the vacation, access to the north of 526 Park Road via an extension of Hutchinson Avenue is highly unlikely due to the steep topography of the area and the cost associated with building this extension vs the benefit of developing five or fewer new houses on these plats. Additionally, the property owners of 524 Park Road have access to the north side of their property via a second curb cut on Park Road, and would have to re-subdivide their land for development if they wished to do so due to vacations of other right-of-way in the original Black’s Park Addition subdivision. NEXT STEPS: Upon recommendation of approval by the Planning and Zoning Commission, the proposed vacation will be reviewed by the City Council. The City Council will consider both the vacation and conveyance of this land. The applicant has made a purchase offer for the vacated right-of-way. Additionally, in order to gain access to 604 Park Road directly off of Park Road and not the Hutchinson Avenue right-of-way, he will need to apply for a Minor Modification and Curb Cut Permit in order to reduce the driveway spacing and for a new curb cut and driveway at 604 Park Road. This process will need to be reviewed by Staff. STAFF RECOMMENDATION: Staff recommends the approval of VAC18-00001, a vacation of the Hutchinson Avenue right-of-way north of Park Road in the Black’s Park Addition subdivision, Iowa City, IA. ATTACHMENTS: 1. Location Map 2. Subdivision Map 3. Photographs Approved by: ____________________________________________ Danielle Sitzman, AICP, Development Services Coordinator Department of Neighborhood and Development Services Date: March 21, 2019 To: Planning and Zoning Commission From: Ray Heitner, Associate Planner Re: Designation of Old Settler’s Association of Johnson County Cabins as a Historic Landmark (REZ19-1) Background: City staff has requested that the Old Settler’s Association of Johnson County Cabins, in City Park, be designated as an Iowa City Landmark. The cabins, locally known as the City Park Cabins, were listed in the National Register of Historic Places in September 2013. The property consists of two log structures. The Double Log Cabin, or dogtrot cabin, was built in this location in 1913 by the Old Settler’s Association of Johnson County as a replica of early Johnson County trader John Gilbert’s trading post. In 1918, the Single Log Cabin, built in 1889 at the Johnson County Fairgrounds, was moved to the site. As part of a multi-year project, the City Park Cabins has undergone a complete rehabilitation with much community support and including a Historic Resource Development Program Grant to reroof the cabins with cedar shingles. The City will soon celebrate the long-awaited reopening of the City Park Cabins, along with the 70th anniversary of City Park Pool. Staff would like the designation to be complete prior to this May 2019 celebration. Historic Preservation Commission Review: The Historic Preservation Commission met on March 14, 2019 and conducted a public hearing at which they reviewed and evaluated the historic significance of the Old Post Office. The Commission determine that the property meets the requirements for a landmark and voted to recommend approval of the designation of the City Park Cabins, off 100 Park Road in City Park as an Iowa City Historic Landmark. The buildings are significant because of the integrity of historic building techniques and materials used to construct the commemorative cabins, their relationship to the commemorative movement in America, and their relationship to the local Old Settler’s Association of Johnson County. Planning and Zoning Commission Review: Landmark Designation is a zoning overlay and therefore requires a recommendation from the Planning and Zoning Commission to the City Council. The Commission’s role is to review the proposed designation based on its relat ion to the Comprehensive Plan’s Historic Preservation Plan and proposed public improvements and plans for renewal of the area involved. The City Park Cabins are located in the Northwest Planning District, one of the planning districts which does not have an adopted district plan. Therefore, staff has reviewed the proposed landmark designation against the goals and policies of the Historic Preservation Plan. Goal 1: Identify historic resources significant to Iowa City’s Past, of the Historic Preservation element of the Comprehensive Plan relates to this proposal. The information provided by the National Register of Historic Places Nomination Form confirms that the property is significant to Iowa City’s history, architecture, and culture; and it is associated with events that have made a significant contribution to the broad patterns of Iowa City’s history. Furthermore, by pursuing local landmark designation of a property that has already been recognized as a National Landmark, the proposed designation satisfies Objective Five of this goal, pursuing local designation of landmarks as appropriate. March 21, 2019 Page 2 The landmark designation of this City-owned property helps to further the goals identified in the Comprehensive Plan to ensure the preservation of historic resources. Furthermore, the landmark designation of a City-owned resource will demonstrate leadership and a commitment by the City to preserve historic resources. Preservation of the Old Settler’s Association of Johnson County Cabins would not be in conflict with future redevelopment in the area, but would actively promote the preservation of historic resources and the conservation of environmentally sensitive areas. Furthermore, modifications to the exterior of the cabins will be able to be made with the review and approval of either the Historic Preservation Planner or the Historic Preservation Commission. Staff Recommendation: Staff recommends approval of REZ19-1, an application to designate the Old Settler’s Association of Johnson County Cabins as an Iowa City Historic Landmark and rezone from Neighborhood Public (P-1) to P-1 with a Historic District Overlay (P-1/OHD). Attachments: 1. Location Map 2. Zoning Map 3. Historic Preservation Commission Memo, 03/06/2019 Approved by: ________________________________________________ Danielle Sitzman, AICP, Development Services Coordinator Department of Neighborhood and Development Services PARK RD TEMPLIN RDE PARK RD OAKRIDGE AVE N RIVERSIDE DRN DUBUQUE STN DUBUQUE STCITY PARK ROADS CITY PARK ROA D S REZ19-1City Park Cabinsµ 0 0.055 0.110.0275 Miles Prepared By: Luke FoelschDate Prepared: Mar. 2019 An application submitted by the City of Iowa Cityfor the rezoning of approximately 0.6 acres locatedon Upper City Park Road, off the 100 block of ParkRoad from Neighborhood Public (P-1) to NeighborhoodPublic (P-1) with a Historic District Overlay (OHD). PARK RD TEMPLIN RDE PARK RD OAKRIDGE AVE N RIVERSIDE DRN DUBUQUE STN DUBUQUE STCITY PARK ROADS CITY PARK ROA D S RS5 RS5 RS5 P1 P2P2P2 RS5 RS5 P2 RS5 RS5 P1 RS5 P2 RM44 RS5 RS5 RS5 RS5 RS5 RS5 RS5 RS5 RS5 RS5 P2 RS5 RS5 RS5 RM44 RS5 RS5 RS5 REZ19-1City Park Cabinsµ 0 0.055 0.110.0275 Miles Prepared By: Luke FoelschDate Prepared: Mar. 2019 An application submitted by the City of Iowa Cityfor the rezoning of approximately 0.6 acres locatedon Upper City Park Road, off the 100 block of ParkRoad from Neighborhood Public (P-1) to NeighborhoodPublic (P-1) with a Historic District Overlay (OHD). Date: March 21, 2019 To: Planning and Zoning Commission From: Ray Heitner, Associate Planner Re: Designation of Ned Ashton House, 820 Park Rd as a Historic Landmark (REZ19-2) Background: City staff has requested that the Ned Ashton House, located at 820 Park Road, be designated as an Iowa City Historic Landmark. The house was listed in the National Register of Historic Places in January 2001. Built by Edward L. Ashton and his family in 1947, the house is of complex, engineered concrete construction at the ground level with frame construction at the main floor, all clad in Stone City limestone veneer. While the house design is influenced by Mid-Century Modern design, an architectural style is not the hallmark of its historic character. The importance of this house rests in the reputation of its designer/builder/owner and how his prominence in the field of bridge engineering is manifest in its design and construction. The City will soon celebrate the 70th anniversary of City Park Pool which was designed by Ashton. Staff would like the designation to be complete prior to this May 2019 celebration. Historic Preservation Commission Review: The Historic Preservation Commission met on March 14, 2019 and conducted a public hearing at which they reviewed and evaluated the historic significance of the Ned Ashton House. The Commission determined that the property meets the requirements for a landmark and voted to recommend approval of the designation of 802 Park Road as an Iowa City Historic Landmark. The building is significant because it was designed and built by Edward L. Ashton, prominent bridge engineer, was where he and his employees worked, and the architecture reflects his engineering expertise and particularly bridge design. Planning and Zoning Commission Review: Landmark Designation is a zoning overlay and therefore requires a recommendation from the Planning and Zoning Commission to the City Council. The Commission’s role is to review the proposed designation based on its relation to the Comprehensive Plan’s Historic Preservation Plan and proposed public improvements and plans for renewal of the area involved. The Ned Ashton House is located in the Northwest Planning District, one of the planning districts which does not have an adopted district plan. Therefore, staff has reviewed the proposed landmark designation against the goals and policies of the Historic Preservation Plan. Goal 1: Identify historic resources significant to Iowa City’s Past, of the Historic Preservation element of the Comprehensive Plan relates to this proposal. The information provided by the National Register of Historic Places Nomination Form confirms that the property is significant to Iowa City’s history, architecture, and culture; and it is associated with the lives of persons significant in our past. Furthermore, by pursuing local landmark designation of a property that has already been recognized as a National Landmark, the proposed designation satisfies Objective Five of this goal, pursuing local landmark designation as appropriate. The landmark designation of this City-owned property helps to further the goals identified in the Comprehensive Plan to ensure the preservation of historic resources. Furthermore, the landmark designation of a City-owned resource will demonstrate leadership and a commitment by the City to preserve historic resources. March 21, 2019 Page 2 Preservation of the Ned Ashton House would not be in conflict with future redevelopment in the area, but would actively promote the preservation of historic resources. Furthermore, modifications to the exterior of the home will be able to be made with the review and approval of either the Historic Preservation Planner or the Historic Preservation Commission. Staff Recommendation: Staff recommends approval of REZ19-2, an application to designate the Ned Ashton House, 820 Park Road, as an Iowa City Historic Landmark and rezone from Neighborhood Public (P-1) to P-1 with a Historic District Overlay (P-1/OHD). Attachments: 1. Location Map 2. Zoning Map 3. Historic Preservation Commission Memo, 03/06/2019 Approved by: ________________________________________________ Danielle Sitzman, AICP, Development Services Coordinator Department of Neighborhood and Development Services MULLIN AVEPARK PLGROVE ST PARK RD FERSON AVEH I G HW O O D S TMULLINAVE RI V E R S T WOOLFAVELEE STMCLEAN STMANOR DRGRANADA CTBELDON AVEHUTCHINSON AVELEXINGTON AVEMAGOWAN AVENORMANDY DREASTMOOR DRROCKY SHORE DRREZ19-2Ned Ashton House - 820 Park Roadµ 0 0.08 0.160.04 Miles Prepared By: Luke FoelschDate Prepared: Mar. 2019 An application submitted by the City of Iowa City for therezoning of approximately 1.82 acres located at 820 ParkRoad from Neighborhood Public (P-1) to NeighborhoodPublic (P-1) with a Historic District Overlay (OHD). MULLIN AVEPARK PLGROVE ST PARK RD FERSON AVEH I G HW O O D S TMULLINAVE RI V E R S T WOOLFAVELEE STMCLEAN STMANOR DRGRANADA CTBELDON AVEHUTCHINSON AVELEXINGTON AVEMAGOWAN AVENORMANDY DREASTMOOR DRROCKY SHORE DRRS5 RS5 RS5 RS5 RS5 RS5 RS5 RS5 P1 RS5 RS5 RS5 RS5 RS5 RS5 RS5 RS5 RS5 RS5 RS5 RS5 RS5 P1 RS5 RS5 RS5 RS5 RS5 RS5 RS5 P2 RS5 RS5 RS5 RS5 RS5 RS5 RS5 RS5 RS5 RS5 RS5RS5 RS5 RS5 RS5 RS5 RS5 RS5 RS5 RS5 RS5 RS5 RS5 RS5 RS5 RS5 RS5 RS5 RS5 RS5 P1 RS5 RS5 RS5 RS5 RS5 RS5 P1 RS5 RS5 RS5 RS5 RS5 RS5 P1 RS5 RS5 RS5 RS5 RS5 RS5 RS5 RS5 RS5 RS5 RS5 RS5 RS5 RS5 RS5 RS5 RS5 RS5 RS5 RS5 RS5 RS5 RS5 RS5 RS5 RS5 RS5 RS5 RS5 RS5 RS5 RS5 RS5 RS5 RS5 RS5 RS5 RS5 RS5 RS5 RS5RS5 P1 RS5 RS5RS5 RS5 RS5 RS5 RS5 RS5 RS5 RS5 RS5 RS5 RS5 RS5 RS5 RS5 RS5 RS5 RS5 RS5 RS5 RS5 RS5 RS5 RS5 RS5 RS5 RS5 RS5 RS5 RS5 RS5 RS5 RS5 RS5 RS5 RS5 RS5 RS5 RS5 P1 RS5 RS5 RS5 RS5RS5 RS5 RS5 RS5 RS5 RS5 RS5 RS5 RS5 RS5 RS5RS5 RS5 RS5 RS5 RS5 RS5 RS5 RS5 RS5 RS5 P1 RS5 P1 RS5 RS5 RS5 RS5 RS5 RS5 RS5 RS5 RS5 RS5 RS5 RS5 RS5 RS5 RS5 RS5 RS5RS5 RS5 RS5 RS5 RS5 RS5 RS5 P1 RS5 RS5 RS5 RS5 RS5 RS5 RS5 RS5 RS5 RS5 RS5 RS5 RS5 RS5 RS5 RS5 RS5 RS5 RS5 RS5 RS5 RS5 RS5 RS5 RS5 RS5 RS5 RS5 RS5 RS5 RS5 RS5 RS5 RS5 RS5 RS5 RS5 RS5 RS5 RS5 RS5 RS5 RS5 P1 RS5 RS5 RS5 RS5 REZ19-2Ned Ashton House - 820 Park Roadµ 0 0.08 0.160.04 Miles Prepared By: Luke FoelschDate Prepared: Mar. 2019 An application submitted by the City of Iowa City for therezoning of approximately 1.82 acres located at 820 ParkRoad from Neighborhood Public (P-1) to NeighborhoodPublic (P-1) with a Historic District Overlay (OHD). Date: March 21, 2019 To: Planning and Zoning Commission From: Ray Heitner, Associate Planner Re: Old Post Office – 28 S. Linn St. as a Historic Landmark (REZ19-3) Background: City staff has requested that the Old Post Office, located at 28 S. Linn Street, be designated as an Iowa City Landmark. The Old Post Office was listed in the National Register of Historic Places in April 1979. Built in 1904 as a Neo-Classical Revival building, the Post Office had a central stair and entrance toward Washington Street. It was greatly enlarged in 1931 with two new entrances on Linn Street. In 1975 it was rehabilitated and then opened as the Senior Center in 1981. The Post Office is an excellent example of the Neo-Classical Revival Style that was popularized in the United States between 1900 and World War I. The dressed limestone blocks are faced over brick walls which are plastered on the interior. Decorative details include the quoins along the corners of the building and the limestone balustrade along the roof parapet. During the 1970s rehabilitation, a large portion of the 1931 lobby was retained. The building is very well preserved and along with the Carnegie Library, the only remaining portion of what was a new “civic corridor” constructed along Linn Street with City Hall originally directly to the west. Historic Preservation Commission Review: The Historic Preservation Commission met on March 14, 2019 and conducted a public hearing at which they reviewed and evaluated the historic significance of the Old Post Office. The Commission determined that the property meets the requirements for a landmark and voted to recommend approval of the designation of 28 S. Linn Street as an Iowa City Historic Landmark. The building is significant because of its integrity as a representative of Neo-Classical Revival civic architecture and its importance as the first post office built by the community for that purpose. Planning and Zoning Commission Review: Landmark Designation is a zoning overlay and therefore requires a recommendation from the Planning and Zoning Commission to the City Council. The Commission’s role is to review the proposed designation based on its relation to the Comprehensive Plan and proposed public improvements and plans for renewal of the area involved. There are two specific areas of the Comprehensive Plan that appear to apply to this proposal: 1). the Downtown and Riverfront Crossings District Plan and 2). the Historic Preservation Plan. The Downtown and Riverfront Crossings District Plan encourages preservation and protection of historic character and identifies key historic buildings within the Downtown sub-district. The Old Post Office is identified as a key historic building within the Downtown and Riverfront Crossings Master Plan. Furthermore, the plan aims to preserve and enhance the historical integrity of the district and encourage the reuse and preservation of historic structures. The plan also encourages formalized protection of resources by designating them as local landmarks. Goal 1: Identify historic resources significant to Iowa City’s past, of the Historic Preservation element of the Comprehensive Plan relates to this proposal. The information provided by the National Register of Historic Places Nomination Form and the Site Inventory form confirm that the property is significant to Iowa City’s history, architecture, and culture; and that it embodies the distinctive characteristics of a type, period, or method of construction. Furthermore, by March 21, 2019 Page 2 pursuing local landmark designation of a property that has already been recognized as a National Landmark, the proposed designation satisfies Objective Five of this goal, pursuing local landmark designation as appropriate. The landmark designation of this City-owned property helps to further the goals identified in the Comprehensive Plan to ensure the preservation of historic resources. Furthermore, the landmark designation of a City-owned resource will demonstrate leadership and a commitment by the City to preserve historic resources. Preservation of 28 S. Linn Street would not be in conflict with future redevelopment in the area but would actively promote the preservation of historic resources. Furthermore, modifications to the exterior of the Old Post Office will be able to be made with the review and approval of either the Historic Preservation Planner or the Historic Preservation Commission. Staff Recommendation: Staff recommends approval of REZ19-3, an application to designate 28 S. Linn Street as an Iowa City Historic Landmark and rezone from Neighborhood Public (P-1) to P-1 with a Historic District Overlay (P-1/OHD). Attachments: 1. Location Map 2. Zoning Map 3. Historic Preservation Commission Memo, 03/06/2019, including the Site Inventory Form Approved by: ________________________________________________ Danielle Sitzman, AICP, Development Services Coordinator Department of Neighborhood and Development Services N CLINTON STN DUBUQUE STN GILBERT STE IOWA AVE E IOWA AVE S CLINTON STS LINN STS DUBUQUE STE WASHINGTON ST S GILBERT STREZ19-328 S. Linn St. - Old Post Office / Senior Centerµ 0 0.03 0.060.015 Miles Prepared By: Luke FoelschDate Prepared: Mar. 2019 An application submitted by the City of Iowa City for therezoning of approximately 0.3719 acres located at 28 SouthLinn Street from Neighborhood Public (P-1) to NeighborhoodPublic (P-1) with a Historic District Overlay (OHD). N CLINTON STN DUBUQUE STN GILBERT STE IOWA AVE E IOWA AVE S CLINTON STS LINN STS DUBUQUE STE WASHINGTON ST S GILBERT STCB10 CB10 CB10 CB10 CB10 P1 CB10 CB10 CB10 CB10 CB10 P2 CB10 CB10 CB10 CB10 CB10 CB10 CB10 P2 CB10 PRM CB10 P2 P2 CB10 CB10 CB10 MU CB10 CB10 CB10 MU P2 CB10 CB10 CB10 P1 CB10 CB10 CB10 CB10 P2 P2 P1 P1 CB10 P1 CB10 CB10 CB10 CB10 CB10 CB10 CB10 CB10 CB10 CB10CB10 CB10 CB10 CB10 CB10 CB10 CB10 CB10 CB5 CB10CB10 MU CB10 CB10 P2 CB10 P2 REZ19-328 S. Linn St. - Old Post Office / Senior Centerµ 0 0.03 0.060.015 Miles Prepared By: Luke FoelschDate Prepared: Mar. 2019 An application submitted by the City of Iowa City for therezoning of approximately 0.3719 acres located at 28 SouthLinn Street from Neighborhood Public (P-1) to NeighborhoodPublic (P-1) with a Historic District Overlay (OHD). MINUTES PRELIMINARY PLANNING AND ZONING COMMISSION MARCH 7 , 2019 – 7:00 PM – FORMAL MEETING EMMA J. HARVAT HALL, CITY HALL MEMBERS PRESENT: Larry Baker, Carolyn Dyer, Mike Hensch, Phoebe Martin, Max Parsons, Mark Signs MEMBERS ABSENT: Billie Townsend STAFF PRESENT: Sara Hektoen, Kent Ralston, Anne Russett, Danielle Sitzman OTHERS PRESENT: Jimmy Becker, Jason Friedman, Deb Heiken, Jon Dentel, Marcial Utalo, Donna Davis, Claudio Narcio, Margarita Baltazar, Paula Giudici, Rafael Morataya, Margarita Rodriguez, RECOMMENDATIONS TO CITY COUNCIL: By a vote of 6-0 the Commission recommends adoption of CPA18-00002, an application to amend the North District Plan land use map from Multi-Family Residential (8-13 dwelling units per acre) to Low-Medium Mixed Residential (8-13 du/ac) for approximately 24 acres and from Low-Medium Mixed Residential (8-13 du/ac) to Multi-Family Residential (8-13 du/ac) for approximately 24 acres. By a vote of 4-2 (Baker and Martin dissenting) the Commission recommends approval of REZ18- 00013 and SUB18-00006, an application for a Sensitive Areas Development Plan and rezoning of approximately 73.15 acres of land from Interim Development-Low Density Single-Family (ID- RS) zone, Low Density Single-Family (RS-5) zone, Planned Development Overlay / High Density Single-Family Residential (OPD/RS-12) zone, and Low Density Multi-Family Residential (RM-12) zone to Planned Development Overlay / High Density Single-Family Residential (OPD/RS-12) zone for approximately 45.48 acres of property and Planned Development Overlay / Highway Commercial (OPD/CH-1) zone for approximately 23.83 acres of property; and a Sensitive Areas Development Plan. And an application for a preliminary plat for Forest View, a 73.15-acre subdivision, to create 11 commercial lots, 4 multi-family lots, 60 single-family lots, and 9 outlots with the conditions outlined in the draft conditional zoning agreement including: 1. Prior to the issuance of any building permit, the applicant execute an affordable housing agreement with the City that outlines the specifics of the relocation plan for the residents of Forest View. 2. On Lots 5-8, development shall be subject to the standards for Large Retail Uses, which calls for details and features that provide visual interest, reduce the perception of the mass of the building, provide attractive entrance features and quality materials. 3. On Lots 5-8, buildings shall be setback a minimum of 15 feet from Forest View Drive. 4. On Lots 9, 10, and 11 development shall be subject to the CN-1 zoning regulations. 5. On Lot 1-4 development shall be subject to the CN-1 zoning regulations with a few exceptions (e.g. build-to line standards; location of parking, loading, drives, and aisles; and drive-throughs.) 6. Development shall be subject to detailed design guidelines that address signage (including a master sign plan), building materials, and lighting. 7. Upon final plat approval, the owner execute a subdivider’s agreement with the City that Planning and Zoning Commission March 7, 2019 Page 2 of 18 addresses, among other things, the need for annual certification of private storm water management systems to ensure that the systems will be properly maintained. 8. All single-family development shall have clearly defined main entrances identified by either a porch or a canopy, transom and sidelight windows, pilaster and pediment, or other architectural features; and that the main entrances of each dwelling unit must face the street. 9. Owner shall maintain a landscaped buffer between the proposed single-family, manufactured housing community and the existing single-family neighborhood. 10. Owner shall ensure a 40-foot area along N. Dubuque Street remain unimpacted by the development. 11. One of the multifamily buildings is to be for senior housing 12. $100,000 dedicated by the owners for recreational equipment in Outlot D and Lot 49. This recommendation is contingent upon approval of the comprehensive plan amendment by City Council, evidence of ownership of all property to be developed, and confirmation of IDOT and FHWA approval of North Dubuque Street access. CALL TO ORDER: Hensch called the meeting to order at 7:00 PM. PUBLIC DISCUSSION OF ANY ITEM NOT ON THE AGENDA: None. COMPREHENSIVE PLAN AMENDMENT (CPA18-00002): A public hearing on an application to amend the North District Plan land use map from Multi-Family Residential (8-13 dwelling units per acre) to Low-Medium Mixed Residential (8-13 du/ac) for approximately 24 acres and from Low-Medium Mixed Residential (8-13 du/ac) to Multi-Family Residential (8-13 du/ac) for approximately 24 acres. Russett stated the North District Plan was adopted in 2001, she showed a map of the area as adopted in 2001. In 2001 the area of the proposed Forest View Development was identified as appropriate for single family development and conservation design. The Plan also acknowledged the existing Forest View Mobile Home Park. In December 2016 the City received an application to amend the North District Plan for the Forest View Development. Based on what the development was proposing a Comprehensive Plan Amendment was needed due to the proposed changes in land uses from a lower density residential nature to commercial and higher density multifamily. Russett showed a map of the original concept the Plan amendment was based on, it had a hotel proposed along North Dubuque Street, a single family housing community proposed toward the center of the site and multifamily proposed toward the western edge of the site. In August of 2017 the City Council adopted an amendment to the North District Plan, this amendment changed the land use from low density residential to commercial along North Dubuque Street and I-80 and low/medium mixed residential and multifamily (both at a density around 8-13 du/ac). The low/medium density residential was proposed at the center of the site and the multifamily to the west. Russett showed a map of the current future land use map as it was amended in 2017. The 2017 amendment also added several goals that generally address the relocation of the Forest View Mobile Home Park residents, the preservation of the scenic North Dubuque Street corridor, and also goals related to buffering commercial and Planning and Zoning Commission March 7, 2019 Page 3 of 18 multifamily development from existing single family residential. In February 2018 the City received an application for the proposed rezoning and preliminary plat which the Commission will be discussing later tonight, and over several months the applicants for the rezoning worked with City staff on the concept for Forest View. During those discussions staff recommended changes to the initial concept that was presented at the time of the 2017 Comprehensive Plan Amendment. These changes included moving the hotel further north and west on the site, further away from North Dubuque Street, which in turn resulted in moving the proposed single family further west and the multifamily toward the center of the site. Russett explained these revisions were suggested to create a better transition between the existing single family to the west and the proposed single family, multifamily and then most intensive commercial uses. Russett stated that due to the staff driven changes in the concept that was originally presented as part of the 2017 Comprehensive Plan Amendment, staff is now recommending an update to the future land use map to reflect these changes. Staff received an application from the applicant to modify the future land use map. Russett showed an exhibit that aligns the land use map with the current rezoning proposal. Russett reiterated the proposed amendment only adjusts the land use map, the amendment will carry forward the goals that were adopted in 2017 related to housing, transportation and scenic corridor goals and it will also more accurately reflect the current land use proposal. She noted when reviewing Comprehensive Plan Amendments there are two criteria that these amendments need to be reviewed against. The first is that circumstances have changed, and/or additional information or factors have come to light such that the proposed amendment is in the public interest. Russett stated additional factors came to light after the 2017 Plan amendment was adopted. Frist the location of the hotel was recommended to be moved away from North Dubuque Street to maintain that scenic corridor. The shift in the hotel resulted in it being located in close proximity to the proposed single family community which was a concern from staff and the applicant, therefore the single family was shifted further to the west. Russett noted the current proposal does provide better transition from single family to multifamily to commercial. The second criteria is the proposed amendment will be compatible with other policies in the Comprehensive Plan. Russett explained this amendment supports several goals within the North District Plan including providing opportunities for new housing development that compliments existing neighborhoods, retaining single family residential character, and locating higher density housing closer to commercial areas. In addition, in 2017 a goal was added related to multifamily residential created adjacent to the Mackinaw Village neighborhood that any multifamily must incorporate design standards (setbacks, woodland buffer, etc.) to maintain the livability of the Mackinaw Village corridor neighborhood and with the current proposal the multifamily is being shifted away so it is no longer adjacent to the Mackinaw Village neighborhood. Staff finds the proposed amendment meets the two criteria and recommends approval of the proposed amendment to the North District Plan land use map. Baker noted that up until 2017 the Comprehensive Plan noted this area for residential only for almost 15 years and asked if under that Plan could a planned area development have been made that would have accommodated higher density residential for the entire area. Russett stated not for the entire area. Baker asked if there was always a necessity that certain parts of the area could only be used for commercial. Russett noted that in the 2001 Plan certain areas could only be used for multifamily. Baker noted however based on the original Plan the whole area could have been a mix of single family and multifamily with no commercial. Russett confirmed that was the original Plan. Baker asked if any plans were submitted for higher density Planning and Zoning Commission March 7, 2019 Page 4 of 18 in that area over all those years. Russett is not aware of any applications. Baker acknowledged he is confused by this project because the concerns that lead to this recommended change should have been obvious even before the 2017 proposal was approved. The 2017 proposal was approved by staff, the Commission and the Council and now is coming back saying the hotel doesn’t work in the original area and that should have been evident on the 2017 process. Russett explained that typically when looking at an amendment to the land use map there is not detailed concepts and it is more conceptual. Therefore once the applicant began working with staff on the concept in more detail and the rezoning process it is when more details emerged and it was felt the land uses needed to shift. Baker asked then what the possibility was for once they begin working on more details with this new land use map and amendment there would be more shifts and need to revisit. Russett does not anticipate any issues. Hensch opened the public hearing. Jimmy Becker (Blackbird Investments) is the representative of the ownership of North Dubuque, LLC and the co-applicant, Forest View Tenant Association. He stated that they are here to help the residents of Forest View experience the American dream and collaborate with the greater community to enhance connectivity, in all sense of the word. It is their hope to have the residents into their new homes before the next winter. As everyone knows this winter has been very unforgiving and has been especially challenging for the residents of Forest View. Becker acknowledged there are major milestones yet to be accomplished but requests for the Commission to approve the proposed Comprehensive Plan Amendment, the Sensitive Areas Development Plan, preliminary plat and rezoning of the overall site. He added they hope this decision can be achieved this evening. Becker stated that per the Commission’s request and in collaboration with City staff they have diligently worked over the last few weeks to address the items discussed at the last meeting and are available for the rest of this evening to address any further questions. Becker reiterated their primary objectives and addressed some of the issues from the staff report. Their four primary objectives are relocation, access, preservation and compliance. As stated at the last meeting this development will provide relocation opportunity and safe, quality, affordable housing for the residents of Forest View. It will also provide a secondary access within the development. It preserves trees, sensitive areas and the beautiful entryway. Finally it creates a Code compliant development that will be complimentary to the adjacent development and will not adversely impact the surrounding neighborhoods. With regards to items from the staff report, Becker stated on Tuesday they hosted a neighborhood meeting for residents to discuss traffic impacts. Molly Long, the traffic consultant, was present at that meeting to give a summary of the traffic report and answer questions. The meeting lasted about an hour and involved about 20-30 community members from Knollwood, Idyllwild, Peninsula, Mackinaw and Forest View along with two members of City staff. There was one question that required a follow up in absence of the civil engineer regarding visibility at the intersection effects on the turning lanes. In response, right turns on red will be permitted on all legs of the intersection as there is nothing impeding sight distance on the development. Second item in the staff report was with regards to traffic calming solutions. Becker noted they reviewed three options with City staff, first was a stop sign at the intersection of Haywood Drive and Forest View Drive, the second was a mini-turnabout island at the same intersection, and the third was onsite parking which is currently contemplated. Becker stated their traffic consultant concurred with Kent Ralston, the City’s transportation planner, who felt the stop sign wouldn’t work. North Dubuque LLC’s civil engineer concluded the mini-turnabout island would negatively impact the Planning and Zoning Commission March 7, 2019 Page 5 of 18 on-street parking so conclusively it was determined that on-street parking was the best option when looking to deter cars from speeding. Another item on the staff report was Outlot D and Lot 49, the recreation areas. Becker said they do have more detail this evening on those areas and noted that Thursday of last week the Center for Worker Justice and Forest View Tenants Association met to discuss the dimensions and areas as far was what their interest in building was. Becker showed some renderings of the lots and dimensions. Outlot D is the size of regulation soccer field. Lot 49 will house playground equipment, community garden and picnic area. Becker reiterated the ownership has committed $100,000 to this recreational space during development and that commitment will be reflected in the Affordable Housing Agreement their attorney is drafting in collaboration with the City Attorney’s Office. Another item Becker wanted to discuss from the staff report was the cross section along North Dubuque Street and he acknowledged there has been some emails sent by the residents of Knollwood, so they presented tonight illustrations of the cross section. With regards to buffers for light and sound they have worked to refigure the lot for the gas station so the building will be at the back of the lot to deter vehicular traffic on that part of the lot. Per the request of the Knollwood neighbors they are also adding a tree buffer of evergreens behind the building. As far as the distance from the building and then neighbor to the south, it will be 224 feet and the total outlot space is 1.2 acres of tree buffer. With regards to elevations and signage Becker noted that with the exception of signage on the retaining wall on North Dubuque Street there will be no independent signs along North Dubuque Street. A summary of the Conditional Zoning Agreement was also provided in the staff report and that included the sample boards that will be used. Becker also included other community work Neumann Munson (the architect on the project) has done. Becker next showed the specs for the proposed manufactured housing which was requested by the Commission. With regards to specific signage and renderings Becker stated it was impossible for them to supply any images since the parcels will not sell until the property has been rezoned and owners are not yet determined. He acknowledged that they and all future owners will be required to comply with City Code and the Conditional Zoning Agreement. Martin asked about the Dubuque Street Trail and how that will fit into this development. Russett stated it will be on the east side of the project site and showed the location on a map. Baker asked if there is an option to also get a sound barrier structure in addition to the tree buffer for the neighbors to the south. Becker noted there is 1.2 acres of tree timber behind the evergreen tree buffer. Baker noted at the last meeting when asked if the entire project was predicated on having a commercial component the answer was yes as well as having a gas station at that location. He asks again if there was not a gas station at the location this entire 24 acre project will not work. Becker once again confirmed the necessity of the gas station and commercial area. Baker asked about moving the gas station further down Forest View Drive and Becker noted there are other issues such as traffic flow, topography and tree preservation. It was the position of the City not to have the gas station elsewhere in the project. Baker asked if it must be Highway Commercial and Neighborhood Commercial is not viable. Becker noted that even zoned as Highway Commercial there will be restrictions on the commercial that is more central to the development and follow Neighborhood Commercial guides. Baker next discussed signage and asked about the sizes of the signage noting the commercial will likely be franchise chains. Becker noted there are conditions of the signage sizes in the Planning and Zoning Commission March 7, 2019 Page 6 of 18 Conditional Zoning Agreement. Russett added the signage sizes are in the City Code. Baker stated he is having difficulty visualize what that signage wall will look like. Russett noted there are a couple sign locations identified on the plans and staff will review the master signage plan for the development. Baker asked if it was the developer’s position that this property can never be developed in any residential form solely. Becker stated it is their position this proposal is the best use of the space. Baker noted though it would be financially possible to succeed in a 100% residential development. Becker said they would not be able to assist the residents of Forest View Mobile Home Park if that was the case. He noted there are currently 76 residents that live in Forest View and with this plan the development is providing affordable rent to own (honoring their current rent rate). The commercial development will help support the affordable residential. This type of affordable housing solution has not been done before, affordable housing is not easy to achieve and most cities look to government assistance to obtain affordable housing, this project is self-sufficient and will create 57 affordable housing units. Jason Friedman (1 Knollwood Lane) shared a picture of his house and noted his family has resided there for 15 years. There are five houses in the development, they are unique and all designed by a Frank Lloyd Wright fellow. Friedman noted after the flood of 2008 the City put up the retaining wall and with eminent domain took out a huge row of evergreens that completely covered his property. 11 years later they now understand the Planning and Zoning Commission is potentially yielding to the pressure of motorists to place yet another gas station at the exit of Dubuque Street, surely to help with the extensive long lines at all the gas stations at exits 240, 242 and 246. Friedman stated having a new gas station as a neighbor is not a joke to his family and the other families on Knollwood Lane. He takes issue with the developer stating it will not be a significant impact on the neighboring families. Friedman wanted to be clear however, especially to the residents of Forest View Mobile Home Park, he is not opposed to this whole development, especially because he supports the improvement to the quality of life for those residents, but he is opposed to the commercial development. With regards to the tree buffer for outlot A, which yes under requirements is 10% and they went over and beyond with making it 15% but in reality 15% is not going to work as a buffer, especially a tree buffer. They will be able to see the gas station and want the buffer increased. Friedman agrees with Baker and feels there needs to be a sound barrier constructed and recommends a 10 foot privacy fence so they don’t have to look at the gas station every day. Additionally Freidman notes the traffic study may say what it says but in the end it will be a lot more traffic and they are already dealing with a lot of traffic on North Dubuque Street and would like a privacy fence there as well. He asks for these modest modifications. Deb Heiken (4 Knollwood Lane) has lived in her home for 23 years. Her home borders Laura Drive on the west and the proposed commercial development on the north. When viewing the proposal map on the City website she figures her bedroom window will about 100 feet from the proposed gas station. Outlot A is a triangle shape going from 65 feet on one end up to over 200 feet on the other and the gas station is somewhere in the middle. While the picture looks good, it isn’t that good in reality. Also with regards to evergreen trees, when the Friedman’s had evergreens planted to block the noise from Dubuque Street deer basically ate them all. So these evergreens they are talking about planting may just be sticks after a while with all the deer in the area. Heiken stated everyone can agree that the thought of having a gas station in your back yard is horrifying. She noted the developer moved the hotel from where it was in the original Planning and Zoning Commission March 7, 2019 Page 7 of 18 plans, Thye moved the high density residential area, so she asks them to please move the gas station. She acknowledged some sound proofing fencing and extra trees would be nice but in the end they will still be living next to a gas station and she can’t believe the developer can’t find another place to make it work. She asks the Commission to take into consideration her neighborhood’s quality of live, they are a special neighborhood and unique, they are close-knit, tucked into the woods surrounded by trees and wildlife and the commercialization of this area will change all of that drastically. She asks the Commission what they would do if this were their neighborhood and asks them to “do the right thing”. Jon Dentel (2002 Mackinaw Drive) moved back into the neighborhood in November 2017 and had previously lived on Algonquin Road. He has lived in Iowa City his whole life, grew up here, was an Eagle Scout and conservation has always been a big deal to him. He notes he has not received any communications on what is going on in the area and has missed previous meetings. Additionally he was not invited to any of the neighborhood meetings. With regards to conservation, from his bedroom window he looks out and sees owls in the trees, deer, fox, and squirrels. He acknowledged the deer are an issue in the area and wonders about the safety and driving when more trees are removed and the habitat changed, where will the deer go. Dentel also discussed the on-street parking and in Mackinaw Village there is on-street parking and with that the roads don’t get plowed very well, there are issues when two cars are coming down the road and there is not enough room for them to go by each other. Marcial Utalo (1205 Laura Drive) (via translator) noted he also spoke at the last meeting. He lives in Forest View and support s this project. Maybe people think sure, because he lives in Forest View it helps him to support the project. He has lived for 15 years here and it is true there are deer in the street and in Forest View and it is very beautiful. But since he has moved here he has just kept in mind it is important to drive within the speed limit and be cautious in diving slowly. He has seen deer all over Iowa City and he is careful whether it is a 35mph or 50mph street to be cautious and have never had an accident. He does not think this should be the impediment that keeps this project from moving forward. With respect to rents here in Iowa City there are proposals for affordable housing but in reality and practically it plays out differently. The rents are $700 a month, $1000 a month, above $1000 a month. Yes much of this project is commercial but in terms of housing it will offer us an affordable option where they can actually afford to pay the rents. There are many of them that didn’t have the opportunity to go to the university and don’t have a high office, he has two jobs, he works from 5am to 3pm and again from 3:30pm to 11:00pm. He works hard so he can pay the expenses for children and food. He understands everybody has their perspectives but he feels this project offers a really important precedent for the community of Iowa City and they should support North Dubuque and moving forward with this plan. Donna Davis (1205 Laura Drive #95) is a member of the Forest View Tenant’s Association which has worked with the developers for the last three years to get this proposal going. They were so afraid when the trailer court and whole area was sold for development that they would all just be out in the cold but Ed Cole, the owner, would not make that kind of deal, he purposely went with developers that would work with the residents to provide for them. So every month at the Center for Worker Justice they meet, sometimes on their own, often with the developers, and have negotiated for what they need and what they want so this plan is all what they have worked for. The plan did change once, in a major way, which put them back to square one, and had to renegotiate everything and the main fear now is it will change again and it will be another two years before this is finished. Davis stated they all really have trailers that are falling down around Planning and Zoning Commission March 7, 2019 Page 8 of 18 their heads, the infrastructure in the trailer court is old, the roads are bad (there are potholes you could lose a small car in), and none of this will change until the new development is built. She asks the Commission to consider all this in their decision. Claudio Narcio (1205 Laura Drive) has been a resident of Forest View for almost 10 years and is here to support the plan for a new Forest View. He grew up in this neighborhood, they are a peaceful community and they see each other as family. The plan for new housing is a plan the residents helped create and it would be a positive change. Good quality housing is important for kids growing up knowing they will have rooms to sleep in. He asks the Commission to approve this quickly as they have been waiting for three years now and a lot of the families, including him, are suffering, and why all of them, the community, feel they should move forward with this plan. Margarita Baltazar (1205 Laura Drive) (via translator) has lived for 13 years in Forest View. Many don’t know when this plan began three years ago they organized, they formed their association and worked hard to define their demands. The came to the City to ask for new houses for low income people. It wasn’t easy to form their demands they had to study and learn about the advantages and disadvantages of new houses. They raised their voices and were heard and achieved that the developers came to the Center for Worker Justice to have the first discussion to speak of their demands and the needs for Forest View. Since this point they have put forth agreements and have worked each month together. It is their project they have worked very hard on and where they have won a lot as well, for example houses that are accessible for low income people with central air, public streets instead of private roads, garbage collection from house to house among many other things. Baltazar stated they know their project, it has been the people who have worked hard on this plan together with the developers. They ask for humanity for Forest View, for their children, for senior citizens and for all the people of Forest View. They deserve a home with dignity, housing with dignity, and a more secure life because they don’t know how much longer their houses will remain standing. Many would say why don’t they just go rent another place, it is not easy and it is not within their reach to pay for an apartment of $700, $800 or more per month. Many of them have two or three jobs to sustain their families, they are a community that doesn’t leave because they want to continue together with their neighbors, they have known each other for years and help one another, they are a family, and they are not unknown to each other. Baltazar asks the Commission to please approve this project, as mentioned they have had three years of meetings, two to three hours each month, to hear the needs and to discuss all the concerns of everybody at Forest View. It wasn’t easy to arrive at this point and it was not easy to work on this project, they are not experts on this, but thanks for the Center for Worker Justice and many others they have given them the support they need to arrive at this point. They are arriving at a point now that is very important for Forest View, please take into account the life for everybody at Forest View, they are people who work with dignity to maintain their families and they have the opportunity now to have something that gives them dignity. It is not easy for them to be here so late with their children but they are fighting for their dream and for the dream of their children. Baltazar asks the Commission to please take into account they are very hopeful they will approve this project. It has been three long years and they want this project to move forward please. Paula Giudici (756 Mission Point Road) stated a really good thing about this plan is the relocation of the residents of Forest View Park into new homes in the same area and this is an important goal and needs to be maintained. They deserve homes that are affordable and are in good condition. Giudici asked if there were sidewalks throughout the entire development and street Planning and Zoning Commission March 7, 2019 Page 9 of 18 lights, all the roads paved and tree plantings. Hensch acknowledged it is all part of the detailed landscaping plan. Giudici noted this is a very dense human population in a small area and feels the amount of space that has been set aside for green space is totally inadequate. She notes there is a lot of money to be made in this development, it is a major intersection, and the City should insist on more funding given to the green space in this development. Rafael Morataya (4419 East Court Street) is the Executive Director for the Center for Worker Justice and reiterated they have been meeting with the residents every month for the last three years on this project with the hope the residents will have new homes. Morataya has lived in Iowa City for a year and a half and has heard interesting stuff on green space, sidewalks, etc., but in a lot of neighborhoods there is a lack of this. So it seems this is just trying to find an excuse in this particular neighborhood and to people of color that are this community and have lived in the community 15 to 30 years. Morataya stated the hope is the Commission will move forward with this particular plan which is beneficial to the kids that live in the neighborhood now and then can remain in the same schools. The City can then use this development as a precedent because right now there is no other project that is similar. Margarita Rodriguez (1205 Laura Drive #121) has lived in Forest View for 29 years and has mentioned before she used to live in trailer #153, #72, #91 and now #121. She obviously wants to be in that neighborhood and is not going anywhere. Her children went to elementary, junior high and City High and have moved on (one in Air Force, on in Army Reserves, one is a physical therapist and one is in the ministry) but she is hoping they will come back to the area. She is hoping and praying this will be the last meeting, it has been such a long time. She understands everyone has choices and commitments to attend, but hopes the Commission will approve so they can all have new homes. Hensch closed the public hearing. Parsons moved to recommend adoption of CPA18-00002, an application to amend the North District Plan land use map from Multi-Family Residential (8-13 dwelling units per acre) to Low-Medium Mixed Residential (8-13 du/ac) for approximately 24 acres and from Low-Medium Mixed Residential (8-13 du/ac) to Multi-Family Residential (8-13 du/ac) for approximately 24 acres. Signs seconded the motion. Parsons noted this amendment makes sense because it will assist with the transition from single family residential to the commercial where the higher traffic is. Hensch agreed stating this plan is far better than the original one. Baker stated he is supportive of this change in the Comprehensive Plan but that is not an indication on how he will vote on the rezoning plan. He stated given the choice between this and the previous plan this amendment is an improvement however he noted he would not have supported the previous plan had he been on the Commission at that time. Martin agrees with Baker. Signs and Dyer also agreed this plan amendment is better than the previous one. A vote was taken and the motion passed 6-0. Planning and Zoning Commission March 7, 2019 Page 10 of 18 REZONING/DEVELOPMENT ITEMS (REZ18-00013/SUB18-00006): Location: An area generally located south of Interstate 80, west of N. Dubuque Street, and east of Mackinaw Drive, commonly referred to as Forest View. An application for a Sensitive Areas Development Plan and rezoning of approximately 73.15 acres of land from Interim Development-Low Density Single-Family (ID-RS) zone, Low Density Single-Family (RS-5) zone, Planned Development Overlay / High Density Single-Family Residential (OPD/RS-12) zone, and Low Density Multi-Family Residential (RM-12) zone to Planned Development Overlay / High Density Single-Family Residential (OPD/RS-12) zone for approximately 45.48 acres of property and Planned Development Overlay / Highway Commercial (OPD/CH-1) zone for approximately 23.83 acres of property; and a Sensitive Areas Development Plan. An application for a preliminary plat for Forest View, a 73.15-acre subdivision, to create 11 commercial lots, 4 multi-family lots, 60 single-family lots, and 9 outlots. Russett showed the proposed Forest View development project site and a map that showed the intended land uses of commercial, multifamily and single family and conservation items. Russett noted at the February 21 meeting several items were discussed and questions raised by the Commission were: • Differences between the existing Forest View mobile home park and the proposed single-family, manufactured housing community (e.g. density, size of lots, etc.) • More details on the plans for signage, particularly for the commercial component along N. Dubuque Street. • Concern that no elevations were provided. • Concern regarding the lack of detail in terms of recreational features and amenities for the proposed private open space. • Whether or not additional traffic calming features (besides the traffic circle) could be added to Forest View Drive. Particularly interested in planted medians. Russett noted all these items were discussed in the written staff report that was given to the Commission. Tonight she will focus on signage, elevations and traffic calming. In terms or signage Russett explained the draft Conditional Zoning Agreement identifies several conditions related to signage. The first is a development of a master sign plan, the plan will be reviewed and approved by the Director of Neighborhood and Development Services. This would include information on size of signs, types of signs and location of signs. Russett noted there are also additional conditions that will help to ensure signage in the commercial portion of the development is more in line with the neighborhood scale commercial development as opposed to typical signs for highway commercial. Specifically, staff recommends the following: • Lots 1-4: Only those signs allowed for CN-1 uses shall be permitted, except that in the event that a quick servicing vehicle use is established, electronic changeable copy may be allowed for gas prices only. No signs shall be oriented toward North Dubuque Street. • Lots 5-7: No free-standing signs shall be taller than 25 feet. No electronic changeable copy is allowed except for time and temperature signs and gas prices for quick vehicle servicing uses. Non-building signs along the Forest View Drive frontage limited to monument signs only. • Lot 8: Only those signs allowed for CN-1 uses shall be permitted, except that fascia signs may extend to the top of top story of the building. Planning and Zoning Commission March 7, 2019 Page 11 of 18 • Lot 9-11: Only those signs allowed for CN-1 uses shall be permitted. • Cabinet signs where the entire face of the cabinet is illuminated are prohibited throughout the development. Russett stated the next concern was lack of elevations. No elevations have been provided with this application as the applicant has mentioned the development will be built over several years and some lots may be built by the development team and others may be sold. Therefore, staff has worked with the applicant on an alternative approach - outlining detailed design guidelines in the conditional zoning agreement. The design guidelines address building materials and outline additional site development standards. All structures shall be constructed of high quality, authentic materials and acceptable building materials include brick, stone, wood and cement board. The conditional zoning agreement states vinyl will only be allowed for the manufactured homes and there are certain materials that will be prohibited throughout the development such as smooth-faced concrete block. Additionally there are some conditions that specify some design standards and reference Iowa City Code. Development on Lots 5-8, regardless of size, shall comply with the Commercial Site Development Standards for Large Retail Uses which call for building details that provide visual interest, reduce the perception of the mass of the building and require attractive entrance features. For Lots 9-11 all development must comply with the CN-1 development standards which include restrictions on placement of parking, loading, drives and aisles. There are screening requirements, standards related to street-level windows to ensure a high degree of transparency, there are limitations on building length and articulations and standards to ensure building entrances are easily identified. For the multifamily lots all development must comply with the multifamily development standards which address screening, landscaping, building placement, and building articulation. Russett showed the proposed sketch of the manufactured housing area and a proposed floor plan of the manufactured housing units. Finally related to traffic calming, the applicant touched on this in his presentation, Forest View Drive has been designed with a couple of traffic calming features. Parking will be allowed on both sides of the street, and there is also a proposed traffic circle at the entrance of the manufactured single family housing community. At this time staff would not require additional traffic calming on Forest View Drive due to the primarily commercial nature of this roadway; however, if traffic calming was pursued staff would recommend median islands or pedestrian refuge islands. Russett noted since the Commission’s last meeting staff has received four letters from members of the public regarding the project and those were handed out along with additional materials to the Commission tonight. Two letters were from Knollwood neighbors and those neighbors requested the following: 1. The buffer area (outlot A) be increased 2. That a sound proof privacy fence be built 3. Additional trees be planted. Additionally at tonight’s and previous meetings some residents have proposed relocating the gas station, Russett noted staff discussed the location of the gas station several months ago with the applicant and recommended against changing the location of the gas station and switching it with the drive-thru restaurants. Staff was concerned with the noise of the speakers from a drive-thru would have an impact on the neighbors. Additionally with drive-thru restaurants vehicular traffic is allowed behind buildings and there might be more light and noise in that area. Russett stated the applicant has added some additional screening to the southern border of Lot 1. She added the gas station will require a special use exception that will have to go before the Board of Adjustment for review and approval. Planning and Zoning Commission March 7, 2019 Page 12 of 18 The other two letters staff received were concerns related to maintenance of the single family homes and property values, traffic and impacts on the environment. Russett reiterated a Good Neighbor Meeting was held on Tuesday to discuss traffic concerns. Staff is recommending approval of the proposed Sensitive Areas Plan, the proposed rezoning with the conditions outlined in the draft conditional zoning agreement and approval of the preliminary plat. The staff recommendation is contingent upon approval of the comprehensive plan amendment by City Council, evidence of ownership of all property to be developed, and confirmat ion of IDOT and FHWA approval of N. Dubuque Street access. Staff has received an email from the FHWA confirming that they would allow the permit. The applicant is currently working with the IDOT on purchasing a portion of the right-of-way, the IDOT has accepted the offer and they are just working through the final details. The conditions outlined in the draft conditional zoning agreement are as follows: 1. Prior to the issuance of any building permit, the applicant execute an affordable housing agreement with the City that outlines the specifics of the relocation plan for the residents of Forest View. 2. On Lots 5-8, development shall be subject to the standards for Large Retail Uses, which calls for details and features that provide visual interest, reduce the perception of the mass of the building, provide attractive entrance features and quality materials. 3. On Lots 5-8, buildings shall be setback a minimum of 15 feet from Forest View Drive. 4. On Lots 9, 10, and 11 development shall be subject to the CN-1 zoning regulations. 5. On Lot 1-4 development shall be subject to the CN-1 zoning regulations with a few exceptions (e.g. build-to line standards; location of parking, loading, drives, and aisles; and drive-throughs.) 6. Development shall be subject to detailed design guidelines that address signage (including a master sign plan), building materials, and lighting. 7. Upon final plat approval, the owner execute a subdivider’s agreement with the City that addresses, among other things, the need for annual certification of private storm water management systems to ensure that the systems will be properly maintained. 8. All single-family development shall have clearly defined main entrances identified by either a porch or a canopy, transom and sidelight windows, pilaster and pediment, or other architectural features; and that the main entrances of each dwelling unit must face the street. 9. Owner shall maintain a landscaped buffer between the proposed single-family, manufactured housing community and the existing single-family neighborhood. 10. Owner shall ensure a 40-foot area along N. Dubuque Street remain unimpacted by the development. Hensch acknowledged the work staff has done and noted appreciation for the design guidelines and manufactured housing elevations. He noted that is perhaps the best they can get in future developments as well, it has been a chronic problem with obtaining elevations and having design guidelines in a conditional zoning agreement may be the answer. Hensch asked about traffic calming on Forest View Drive, and wondered how long Forest View Drive is and what the proposed speed limits will be and if a traffic calming would be a plus or a minus. He would like to see everyone go slowly and make this a safe neighborhood but doesn’t Planning and Zoning Commission March 7, 2019 Page 13 of 18 want the Commission to recommend something that will not actually be helpful. Ralston stated that normally in a neighborhood where it would be all front-facing residential homes they may be more concerned but since there will be the traffic circle towards the west end of the property that will calm traffic in that area. Primarily the middle stretch of the road is more of a commercial feel and urban feel so there is less of a concern. The speed limit posted will be 25mph and in City Code all streets that aren’t posted are 25mph but in this case they will post it so everyone is aware. He anticipates the speeds on the road to be between 25mph and 30mph as that is the norm throughout the City streets that posted 25mph. Ralston stated the other big question is how much on-street parking there will be and they won’t really know until they start to see the development built out. Forest View Drive as proposed is 28 feet wide and Code allows parking on both sides of the street at that width. Hensch asked if Ralston feels there is a need for additional traffic calming devices. Ralston does not believe they are needed at this time and to doing so at this point before the development is built out may cause more difficulties than solutions. If they were to move forward with any type of traffic calming they might install some median islands which is preferred method. Hensch asked about Outlot A noting he likes the landscaping plan that was presented but there is no landscaping plan for Outlot A because it is a timber area and wondered what percentage of that timber will be lost with development. Russett confirmed no timber will be lost in Outlot A, it will remain fully timbered. Signs stated it appears the gas station sits at a lower point of the topography than the majority of Outlot A. Russett confirmed that Outlot A is higher elevation than the gas station lot and the houses to the south. Dyer asked about the sign plan, the plan states shall use san serif type fonts, except for logos and required user franchise signage and she wondered if that means then there could be a large McDonald’s sign. Russett stated it just means the sign could use the McDonald’s font but the sign size would be limited by the Code. Martin stated there has been discussion on the dilapidated nature of the current trailer park and wondered who was responsible for the current road care. Russett stated those are currently private streets that are maintained by the property owner. Martin asked about the units themselves and who was responsible for maintaining them. Russett said that is up to the individual home owners. Baker stated at the last meeting they discussed the multifamily and it was stated the limits on bedrooms is governed by parking requirements. For example if the multifamily were to have a three-bedroom limit per unit it does not have to be stated, it will be determined by the parking requirements built into the Code. Russett said for multifamily buildings the City Code limits the number of bedrooms to three. She said they could not have a four-bedroom unit in a multifamily or anything greater than that. Baker noted the idea of senior housing was also mentioned at the previous meeting as being part of the multifamily development and if that should be a requirement. If the Commission made that a requirement and the developer could not fulfill it would they have to come back before the Commission for an amendment to the land use plan. Russett said they would have to amend the conditional zoning agreement, which would come back to the Commission. Baker asked if there Planning and Zoning Commission March 7, 2019 Page 14 of 18 was any desire on part of the Commission to make that a condition. Hensch agreed he would like to see there be a mixed age range in the development. Baker asked about the gas station having to get a special exception but also noted that the reason to keep the gas station at that lot and not a fast food restaurant is because of the speakers and could the Board of Adjustment as part of the special exception also require the gas station does not have outdoor speakers. Russett said that could be considered as a condition of the special exception. Baker also asked about the sign standards, for Lots 1-4 it states “no signs shall be oriented toward North Dubuque Street” and does that mean they cannot be seen from North Dubuque Street. Russett said the intent is to not have any signs fronting North Dubuque Street and facing outward to North Dubuque Street. Baker noted no gas station will want to exist without signage, they want as much attention prior to getting there as possible and he wonders what will actually be seen while driving on North Dubuque Street. Russett said that will all be decided in the master sign plan. Baker asked if the recommendation of “no free-standing signs shall be taller than 25 feet” for Lots 5-7 is the standard or can that be adjusted down. Russett said it is not standard, in this area because it is Highway Commercial close to the freeway the normal limit is a 65 foot sign. She noted they chose 25 feet because it is a minimum for the neighborhood commercial zone district. Baker asked if one is driving north or south on Dubuque Street what would be seen above the current vegetation. Russett said that is hard to answer as the topography in that area is mixed. Baker said at night all the signage will be lit and will light up the area that is now seen as vegetation. Baker asked on the signage master plan if the signs on the retaining walls off North Dubuque Street would be on both sides of the entranceway and he understands why the developer would want signs coming into the city, as a pull from people from the highway, but people going north are residents and there is no need to have signage on the north way. Signs noted he doesn’t see the signage as an issue. Baker confessed that North Dubuque Street is why he got involved in Iowa City politics many years ago and has been self-conscious about this entrance to Iowa City all these years and if a goal of the Comprehensive Plan is to protect this entrance then this proposal doesn’t accommodate that. Dyer asked if was possible a project elevation looking straight on Dubuque Street to see how high 25 foot signs would be above the trees. Hensch said that was shown at the presentation last year. Signs believes quite a few of the trees in that area are at least 25 feet tall. Russett added the 25 foot signs are only allowed along the I-80 side not the North Dubuque Street side. Martin asked how tall the street lights along North Dubuque are because those are significantly taller than the trees. Ralston will have to find out. Hensch opened the public hearing. Jimmy Becker (Blackbird Investments) noted there are members of their consulting team available at the meeting so if the Commission has any technical questions they are available to answer. Parsons asked about the evidence of ownership of all property and if they currently own all the property. Becker confirmed they do won all the property, he noted there is about 10,000 square feet of land the IDOT is disposing of and have accepted North Dubuque LLC’s offer for that land but it has to be approved by the Governor. Planning and Zoning Commission March 7, 2019 Page 15 of 18 Dyer asked if there were to be any manufactured homes that will be wheel chair accessible. Becker said the homes will be built to code and if needed a wheelchair ramp can be constructed for residents that need it. Hensch closed the public hearing. Parsons moved to recommend approval of REZ18-00013 and SUB18-00006, an application for a Sensitive Areas Development Plan and rezoning of approximately 73.15 acres of land from Interim Development-Low Density Single-Family (ID-RS) zone, Low Density Single- Family (RS-5) zone, Planned Development Overlay / High Density Single-Family Residential (OPD/RS-12) zone, and Low Density Multi-Family Residential (RM-12) zone to Planned Development Overlay / High Density Single-Family Residential (OPD/RS-12) zone for approximately 45.48 acres of property and Planned Development Overlay / Highway Commercial (OPD/CH-1) zone for approximately 23.83 acres of property; and a Sensitive Areas Development Plan. And an application for a preliminary plat for Forest View, a 73.15-acre subdivision, to create 11 commercial lots, 4 multi-family lots, 60 single-family lots, and 9 outlots with the conditions outlined in the draft conditional zoning agreement as follows: 13. Prior to the issuance of any building permit, the applicant execute an affordable housing agreement with the City that outlines the specifics of the relocation plan for the residents of Forest View. 14. On Lots 5-8, development shall be subject to the standards for Large Retail Uses, which calls for details and features that provide visual interest, reduce the perception of the mass of the building, provide attractive entrance features and quality materials. 15. On Lots 5-8, buildings shall be setback a minimum of 15 feet from Forest View Drive. 16. On Lots 9, 10, and 11 development shall be subject to the CN-1 zoning regulations. 17. On Lot 1-4 development shall be subject to the CN-1 zoning regulations with a few exceptions (e.g. build-to line standards; location of parking, loading, drives, and aisles; and drive-throughs.) 18. Development shall be subject to detailed design guidelines that address signage (including a master sign plan), building materials, and lighting. 19. Upon final plat approval, the owner execute a subdivider’s agreement with the City that addresses, among other things, the need for annual certification of private storm water management systems to ensure that the systems will be properly maintained. 20. All single-family development shall have clearly defined main entrances identified by either a porch or a canopy, transom and sidelight windows, pilaster and pediment, or other architectural features; and that the main entrances of each dwelling unit must face the street. 21. Owner shall maintain a landscaped buffer between the proposed single-family, manufactured housing community and the existing single-family neighborhood. 22. Owner shall ensure a 40-foot area along N. Dubuque Street remain unimpacted by the development. 23. One of the multifamily buildings is to be for senior housing 24. $100,000 dedicated by the owners for recreational equipment in Outlot D and Lot 49. Planning and Zoning Commission March 7, 2019 Page 16 of 18 This recommendation is contingent upon approval of the comprehensive plan amendment by City Council, evidence of ownership of all property to be developed, and confirmation of IDOT and FHWA approval of North Dubuque Street access. Signs seconded the motion. Baker noted he is not in favor of this application, he has had concerns since it first came before the Commission, he was not happy with the original change in the Comprehensive Plan, in this proposal there are too many unanswered questions about the commercial zoning and feels this will have a negative impact on the entrance way of North Dubuque Street. Baker did acknowledge the City has an obligation to the residents of Forest View Mobile Home Park and is surprised nothing else has ever been done though other forms or means to help improve the condition of that particular housing area and regardless of this application outcome the City has an obligation to those residents. Martin agrees with Baker, especially the statement about the obligation to those residents. She noted this application has been before the Commission for a long time and she has thought about it a lot. When she first started on the Commission she was told it was the Commissioner’s job to think about the City and all of the zoning requests for the long-term planning. It is the responsibility of the Commission to make the most thoughtful decisions that will have the largest impact on the community as a whole. With this application she doesn’t see this as a benefit for the whole, it is a beautiful entrance into the City and to remove 70% of the trees in this area has a larger impact beyond the look, it will affect wildlife as well. One of the members of the public spoke about the feel of the neighborhood, the Forest View residents have a neighborhood, the Knollwood residents have a neighborhood, and this commercial and multifamily proposal is not a neighborhood. If the City Council is concerned about the “missing middle” and transitions then some small footage of trees between a home and a gas station is not a transition. Martin feels there are too many unresolved questions on this proposal and feels the Commission is being held hostage by telling them that only if they approve this proposal will they be able to help people and she doesn’t believe it is true, they could still help people and keep the entrance to the City intact. She also noted the Dubuque Street Trail is very important, there are so many bicyclists in Iowa City and she had a friend who was hit while riding right there on Dubuque Street and was in a wheelchair for almost a year. The City worked on the Dubuque Street Trail for years and now it will be interrupted by highway commercial. She also noted the discussion of need for gas stations, there is no need there are a lot of gas stations in the area. This development has an opportunity to be more thoughtful of what types of businesses and housing is better for this area. Hensch stated his support of this application, he thinks the plan has improved each time the Commission has seen it. He acknowledged it is not perfect, but no plan is perfect, there is never a rezoning where all the neighbors are happy, the Commission just needs to do their best and in this case they are there now. Parsons acknowledged the applicant and residents of Forest View have noted this is an improvement of quality of life for them and many (with secondary access road) and for him the positives outweigh the negative so he supports the application. Dyer stated she will support the application but noted she is uncomfortable having no elevations and feels there has to be some idea of what will be built on these lots. In the past they have had elevations that have come at the same time as the request for rezoning. Planning and Zoning Commission March 7, 2019 Page 17 of 18 Signs acknowledged one of the challenges with this development is it will be built out over 10 to 15 years so he understands why elevations are unknown. They could bring forth now an elevation for a five-story hotel that in five years changes completely when built. He is in support of this application for many reasons and over the course of the two years the Commission has been part of this process he has heard some really nasty things. He acknowledged it is a beautiful entryway into the City but he feels the developers will keep it a beautiful entryway. If you look at some of the Minneapolis and Kansas City suburbs and areas where they have built these types of developments there are trees and shrubs and boulders and all kinds of things that he finds attractive. He agrees they are operating on trust here, but it is local owners, architects, engineers and builders who he feels do have the best interest of the community. The process has been incredible, the applicants have responded to every questions, every tweak, every thought the Commission has had. This is a plan where the developers have spent three years working with the community and the work they have all put into this is astonishing and he does believe it has the potential to become a national model. He noted some disastrous projects in this City (like the Rose Oak project) where hundreds of people were displaced with no care whatsoever. He realizes the housing element is just one piece of a much larger project but it has been tremendous. He is in support of this application. Parson echoed Signs noting this has been a very large project with sensitive areas and many issues but how the development team has worked with Forest View has been impressive. A vote was taken and the motion passed 4-2 (Baker and Martin dissenting). CONSIDERATION OF MEETING MINUTES: FEBRUARY 21, 2019 Signs moved to approve the meeting minutes of February 21, 2019. Martin seconded. A vote was taken and the motion passed 6-0. PLANNING AND ZONING INFORMATION: Russett reminded the Commission the Planning & Zoning/City Council consult will be held Tuesday, March 12 at 5:00pm. Adjournment: Parsons moved to adjourn. Signs seconded. A vote was taken and the motion passed 6-0. PLANNING & ZONING COMMISSION ATTENDANCE RECORD 2018 - 2019 4/19 5/3 5/17 6/7 6/21 7/5 8/16 9/6 9/20 10/18 12/20 1/3 1/17 (W.S.) 2/4 4/2_) 2/21 2/21 3/7 BAKER, LARRY -- -- -- -- -- -- -- -- -- -- X X X X O/E X X X X X X DYER, CAROLYN X X X X O/E X O O/E O X X X O/E X X X FREERKS, ANN X O/E X X X ‘-- -- ‘-- -- ‘-- -- ‘-- -- ‘-- -- ‘-- -- ‘-- -- -- -- -- -- -- -- -- -- HENSCH, MIKE X X X X X X X X X X X X X X X X MARTIN, PHOEBE X X X X X X X X X X X O/E X O/E X X PARSONS, MAX 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 THEOBALD, JODIE X X X X O/E ‘-- -- ‘-- -- ‘-- -- ‘-- -- ‘-- -- ‘-- -- ‘-- -- -- -- -- -- -- -- -- -- TOWNSEND, BILLIE -- -- -- -- -- -- -- -- -- -- X X X X X O/E X X X X O/E KEY: X = Present O = Absent O/E = Absent/Excused --- = Not a Member