HomeMy WebLinkAbout2012-10-02 Public hearing"5-6
NOTICE OF PUBLIC HEARING
Notice is hereby given that a public hearing will
be held by the City Council of Iowa City, Iowa, at
7:00 p.m. on the 2nd day of October, 2012, in
Emma J. Harvat Hall, 410 E. Washington Street,
Iowa City, Iowa, or if said meeting is cancelled, at
the next meeting of the City Council thereafter as
posted by the City Clerk; at which hearing the
Council will consider:
An ordinance conditionally rezoning 172
acres of land from Interim Development —
Research Park (ID -RP), Planned
Development — Mixed Use (OPD -MU),
Planned Development — Research
Development Park (OPD -RDP), and
Planned Development — Office Research
Park (OPD -ORP) to approximately 15.8
acres of Planned Development — Highway
Commercial (OPD- CH -1), 27.97 acres of
Research Development Park(RDP), and
129.12 acres to Interim Development —
Research Park (ID -RP) for property
located west of Highway One and north of
Interstate 80.
Copies of the proposed ordinance and resolution
are on file for public examination in the office of
the City Clerk, City Hall, Iowa City, Iowa. Persons
wishing to make their views known for Council
consideration are encouraged to appear at the
above - mentioned time and place.
MARIAN K. KARR, CITY CLERK
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CITY OF IOWA CITY
MEMORANDUM
Date: September 24, 2012
To: City Council
From: Tom Markus, City Manager
Re: Street access for the Moss Office Park
Introduction: Steve Moss has applied for a rezoning and a preliminary plat for his property
located northwest of the Highway 1 interchange with Interstate 80 with the intention of
developing an approximately 172 acre office park. Staff reports and memos are included in
your October 2 City Council packet regarding the rezoning request from Mr. Moss. The
preliminary plat will be considered at a future Council meeting if the rezoning is approved. The
Planning and Zoning Commission has recommended approval of both the rezoning and
preliminary plat with conditions, including a condition regarding road access. The Moss property
is located west of the Pearson property and currently has no street access to Highway 1. Before
the City Council can approve a preliminary plat for the Moss property, a means of vehicular
access will need to be assured. In addition, utilities and other necessary infrastructure will also
need to be extended to the property.
Background/History: In order to provide the infrastructure necessary for the orderly growth of
the city, when the City Council approved the amended large Scale Non - Residential
Development Plan for NCS Pearson in 1985, it conditioned its approval on the terms of an
agreement between the City and NCS Pearson. One of those terms stated that the "parties
agree that, at such time as it becomes necessary, as determined by the City Council of the City,
they shall negotiate the specific location of a street access across NCS' [Pearson] property to
provide access from Iowa Highway 1 to property located west of the NCS property."
The City Council at its June 5, 2012 formal meeting adopted a resolution invoking this
agreement and directed the City Manager to pursue negotiations with Pearson regarding the
provision of street access that would allow for westward expansion of the major employment
center that surrounds the Interstate 80 interchange at Highway 1.
Discussion of Solutions:
Since that date the City Manager's office has been in discussions with representatives from
Pearson. Pearson has reviewed a traffic study completed by HR Green that indicates the road
improvements that will be necessary to accommodate the various phases of development as
the proposed office park west of Pearson develops over time. Pearson has indicated that they
will not agree to a new street along the south side of their property. However, they indicated that
they would be willing to discuss a new street that would extend from Highway 1 across the
northern edge of their property just south of the Rapid Creek floodway. To meet the IDOT
minimum requirements for intersection spacing, the proposed street would intersect Highway 1
at the southeast corner of property owned by Dr. Neal Llewellyn and Hills Bank and Trust
Company, as trustee for the Otologic Medical Services, PC 401(k) Profit Sharing Plan FBO Guy
E. McFarland and would then extend across the Pearson property to the Moss property.
The City Attorney's office has drafted easement agreements seeking permission to access the
Pearson and the Llewellyn /Hills Bank trust properties for the purpose of surveying and
environmental assessment. The Council agenda for October 2 includes resolutions authorizing
the City Manager to sign these easement agreements once the parties have agreed to the
terms. The surveying and environmental assessments will be used to design the road and
thereafter prepare acquisition plats that delineate the property needed to construct the new
September 26, 2012
Page 2
street with the associated utility corridors from Highway 1 to the eastern boundary of the Moss
property. The intent is for the City to acquire the property and construct the new street to the
Moss property, with the costs of property acquisition, road construction and associated
improvements to Highway 1 recovered through an expansion of the tax increment financing
(TIF) district/ Moss Urban Renewal Area. The City's commitment to construct the road will be
dependent on a Development Agreement with Mr. Moss that assures sufficient revenue to repay
the City as development in the new office park occurs over time.
CITY OF IOWA CITY
MEMORANDUM
Date: August 31, 2012
To: Planning and Zoning Commission
From: Karen Howard, Associate Planner
Re: Preliminary plat and rezoning for Moss Urban Village (REZ12- 00005, REZ12- 00006,
SUB12- 00003)
As discussed at your last meeting, there were a number of issues that needed to be resolved prior
to approval of the requested rezoning and subdivision. The applicant has submitted revised plats
that better address sensitive areas and other discrepancies and omissions noted on the first
submittal. In addition they have submitted a planned development plan for the area of the
development that is intended for support retail services (the area proposed for Highway
Commercial zoning). The planned development plan and a color graphic for this area are included
in your packet. In addition, discussions with Pearson regarding road access have progressed
since your last meeting and it is likely that permission to proceed with development of a collector
street that crosses the north side of the Pearson property will be granted. Each of these issues is
addressed in more detail in the paragraphs that follow.
Off -Site Improvements
As noted in the original staff report, fairly extensive off -site improvements will be necessary to
develop the Moss property. Since your. last meeting, the City Manager has been in discussions
with Pearson regarding an agreement to .allow a new street to cross the northern part of their
property to provide access for the Moss development. The details of this agreement are still being
worked out, but staff is hopeful that issues will be resolved prior to Council consideration. In
addition, Mr. Moss has contacted Dr. Neal Llewellyn who owns the property directly north of the
Pearson property. To achieve the appropriate spacing of intersections along Highway 1, the new
road will need to cross over a small portion of Dr. Llewellyn's property. As some on the
Commission may recall, the previous subdivision included written permission from Dr. Llewellyn
allowing Oakdale Boulevard to extend across his property. Mr. Moss is confirming with Dr.
Llewellyn his permission for these road crossings with this new subdivision proposal. Since
discussions have been positive staff recommends that the Commission approve the development
subject to an agreement with Pearson and Dr. Llewellyn prior to approval of the preliminary plat
and rezoning by City Council.
It should be noted that Pearson has not agreed to allow a new street to extend from Highway 1
across the southern portion of their property to the new proposed commercial area. As a
consequence, development of the commercial area may progress more slowly and the
businesses that may find this area attractive are ones that would enjoy visibility from Interstate 80,
but do not necessarily need road access that is immediately proximate to the interstate. Well -
crafted wayfinding signage at the entrance to the office park at the intersection of the new north
street with Highway 1 may help to mitigate the lack of a street connection closer to the interstate.
The advantage of zoning this area Highway Commercial is that if over time the market determines
that office uses are more suitable to this area, the CH -1 zoning also allows all types of office uses.
The off -site improvements are illustrated on page C5 of the submitted documents. These are
shown in concept only. The exact alignment of the roadways, water and sewer lines will need to
be determined through survey work conducted on -site. Any sensitive features located in the off-
site locations will also need to be delineated and any proposed disturbance will have to be
approved through the City.
September 4, 2012
Page 2
Planned Development Overlay — Highway Commercial: The approximately 28 acres proposed for
OPD -CH -1 zoning is located in the southeast corner of the development. The applicant's intention
is to zone this area for retail services, such as restaurants, hotel and conference facilities, and
retail and personal service uses that would serve the office park uses on the Moss property and
other large office uses, such as Pearson and the businesses located in Northgate Corporate Park,
which is located across Highway 1 to the east. The City does not have a commercial zoning
designation that captures both the unique interstate location of this property and its intended
supporting role as an integral part of the future office research park. Staff has recommended that
the applicant use the planned development rezoning process to adapt the Highway Commercial
Zone to allow the additional commercial uses and the standards for landscaping, building
locations, building materials, and signage appropriate to this unique location and purpose. Staff is
has been working with the applicant on specific modifications and master planning elements of
this commercial area. Based on these discussions and on standards that they have adopted and
found successful in their other office parks, the applicant has submitted a planned development
plan and color graphic that illustrate, in general, how this area is intended to develop.
Unlike a residential planned development, where housing types and building layout can be
determined with more certainty when the rezoning is approved, the details for a commercial
development regarding site and building design cannot be determined until a business purchases
a property. For example, a restaurant would have very different parking and building needs than
would a hotel or a hair salon. To address this uncertainty, the details of development can be
addressed through a conditional zoning agreement that outlines general standards that address
the unique purpose of this commercial area to ensure that it is complementary to the larger office
park development (elements such as landscaping, parking, setbacks, signage, quality building
materials, etc.). In addition, to address the details and ensure that the intent of the conditional
zoning agreement is carried out over time, the applicant has agreed to Planning and Zoning
Commission review and approval of individual site plans as lots are developed.
Prior to Council approval staff will work with the applicant to draft specific language for a
Conditional Zoning Agreement. Staff recommends that the following issues be included:
1. No more than two drive - through facilities will be allowed and these facilities must comply
with the standards in the CC -2 Zone;
2. Outdoor display and storage is restricted to what is allowed in the CC -2 Zone;
3. Buildings shall be constructed of similar quality building materials as approved for use in
the larger office park.
4. Buildings should be the prominent feature as viewed from the public streets, so main
building entrances must be oriented toward the streets with parking lots screened and
landscaped and pedestrian connections between buildings and the street located in
convenient locations and separated from vehicular traffic;
5. Parking lots should be setback at least 20 feet from public streets and at least 50 feet from
the Interstate 80 right -of -way. Setback areas shall be landscaped in a manner that is
consistent with the master landscaping plan for the office park.
6. Signage shall comply with the master sign plan for the office park. Freestanding signs will
not be allowed, except for the wide -based freestanding signage approved in specific
locations along the interstate as indicated in the approved master sign plan. Any
freestanding wide -based signs allowed shall not exceed 30 feet in height.
7. The following additional uses are allowed:
a. Sales- oriented and Personal Service- Oriented Retail Uses up to a maximum of
50,000 square feet per lot;
b. General Animal - Related Commercial Uses;
c. Specialized Educational Facilities.
Research Development Park Zoning: For the larger office park, staff also suggests that a master
landscaping plan and sign plan be drafted and approved by City staff prior to final plat of the first
phase of the office park. R &R Realty is experienced with these types of requirements, which are
quite typical for other office park developments they have completed. The master plan should
address the shared amenities or features of the office park, including any trail system,
September 4, 2012
Page 3
entranceway signage and other amenities planned for shared use within the development. This
plan does not need to include landscaping details for individual lots, but rather it should convey
the overall character of the development. This master plan should take into account the unique
environmental features of the Moss property, including the stream corridors, woodlands, slopes,
and wetlands. Stormwater facilities should be designed to be attractive features on the landscape.
Staff recommends including a requirement for adoption of a master landscaping and signage plan
prior to final plat, as well as general standards for building quality as part of the conditional zoning
agreement.
Environmentally Sensitive Areas: The subject property contains regulated slopes, woodlands,
two stream corridors, wetlands, and potential archeological sites. In order to allow more time to
fully delineate the sensitive features, the applicant is proposing to develop the property in
phases, with the first phase concentrated in the southeast corner on the previously farmed
portions of the property where few sensitive areas are present. The remainder of the property
would be zoned Interim Development and be platted as an outlot, designated for future
development.
It should be noted that in the future before Outlot A can be rezoned, platted and developed, all
the sensitive areas will need to be fully delineated and a sensitive areas development plan
approved. For the first phase of development, the applicant has indicated that the only sensitive
areas that will be disturbed are a small portion of the woodlands as illustrated on the plat and
the steep and critical slopes present along two smaller drainageways. These drainageways are
not protected stream corridors. The applicant is proposing to modify these drainageways in a
manner that will allow for efficient stormwater management for the first phase of development.
Since only 20% of woodlands on a property zoned RDP and 70% of the any area zoned Interim
Development are required to be retained, the proposed disturbance of these woodlands will be
well within their limit of disturbance for the development. The disturbance of steep and critical
slopes is also fairly minor in the context of the larger property.
It should be noted that since your last meeting, the applicant's engineer has studied the site in
more detail and submitted more detailed stormwater calculations. As a consequence, some of
the proposed stormwater facilities have been shifted on the plat to more suitable locations. The
City Engineer has reviewed these details with the applicant and is comfortable that any final
adjustments can be made prior to approval by Council.
Sensitive areas have not been delineated for the off -site areas where the road is proposed. A
sensitive areas development plan will need to be approved for disturbance of sensitive areas in
these locations.
STAFF RECOMMENDATION:
Staff recommends approval of REZ12- 00005, REZ12- 00006, and SUB12- 00003, subject to the
following conditions:
1. Permission from adjacent property owners allowing construction of a new collector street
that would extend from Highway 1 across property owned by Neal Llewellyn and Pearson
and other necessary infrastructure, such as stormwater facilities, water and sewer lines.
Agreement regarding this new street must be resolved prior to City Council approval of the
rezoning and the preliminary plat;
2. Submittal and approval of a sensitive areas development plan (Level 1 or Level 2, as
applicable) addressing any disturbance of sensitive areas in off -site locations on the
Pearson or Llewellyn properties. Said sensitive areas development plan must be approved
prior to any grading or disturbance of this area;
3. Any on -site or off -site areas that will be disturbed that have not already been investigated
for the presence of wetlands will need to be investigated and the absence of wetlands will
need to be verified prior to any development activity, including grading or clearing;
4. Approval of a conditional zoning agreement that addresses the following requirements and
allowances:
August 31, 2012
Page 4
a. Submittal of a master landscape and sign plan for the entire office park prior to
approval of the final plat;
b. Site plans for the development of individual lots within the development shall be
reviewed and approved by City staff and the Planning and Zoning Commission;
c. Standards to ensure that buildings and sites are developed in a manner that is
consistent with a Class A office park;
d. In the area zoned Highway Commercial (CH -1), the following additional
allowances, standards, and restrictions shall apply:
i. No more than two drive - through facilities will be allowed according to the
standards in the CC -2 Zone;
ii. Outdoor display and storage is restricted to what is allowed in the CC -2
Zone;
iii. Conditions that address expected quality building materials, building
location and design, and parking area setbacks;
iv. The following additional uses are allowed in the planned development:
1. Sales- oriented and Personal Service- Oriented Retail Uses up to a
maximum of 50,000 square feet per lot;
2. General Animal - Related Commercial Uses;
3. Specialized Educational Facilities.
ATTACHMENTS:
1. Planned Development Plan for the CH -1 Zoned Area
2. Color Graphic of the Planned Development
3. Overall Concept Plan for the Business Park
4. Stormwater Exhibit
5. Utilities Plan
6. Preliminary Plat and Sensitive Areas Development Plan
7. Concept Plan for Off -site Improvements
8. Grading Plan
Approved by:
Robert Miklo, Senior Planner,
Department of Planning and Community Development
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To: Planning & Zoning Commission
Item: REZ12- 00005 /REZ12 -00006 &
SUB12 -00003
Moss Urban Village
GENERAL INFORMATION:
STAFF REPORT
Prepared by: Karen Howard
Date: August 16, 2012
Applicant: Steve Moss
3354 Kenruth Circle
Iowa City, IA 52240
319 - 621 -0624
Owners
Steve Moss
(address same as above)
Contact Person: Brett Bosworth
R &R Realty
1225 Jordan Creek Parkway, Suite 200
West Des Moines, Iowa 50266
Phone: (515)974 -5221
Requested Action: Rezoning from ID -RP, OPD -RDP, OPD -ORP, and
OPD -MU to ID -RP, RDP, and ID -C and a preliminary
sensitive areas development plan and preliminary plat.
Purpose: Development of an office park with associated retail
and service uses.
Location: Northwest of the intersection of Hwy 1 and Interstate 80
Size: Entire property = approximately 171.88 acres;
Requested rezoning:
Approximately 15.8 acres to OPD -CH -1
Approximately 27.97 acres to RDP
Approximately 128.12 acres to /D -RP
Existing Land Use and Zoning: Farmland and natural areas surrounding Rapid Creek —
ID -RP, OPD -RDP, OPD -ORP, and OPD -MU
Surrounding Land Use and Zoning: North: Farmland & rural residential — County -AG
South: Interstate 80, Office and Highway commercial
uses - CH -1 & CO -1
East: Office and highway commercial uses — ORP,
CH -1, CO -1
West: Farmland and rural residential — County R
Comprehensive Plan: North Corridor District - Office Research park and
associated uses and protection of Rapid Creek
floodplain
File Date:
2
July 12, 2012
45 Day Limitation Period: (Not yet determined)
BACKGROUND INFORMATION:
Steve Moss has submitted applications for rezoning approximately 172 acres of land and for a new
preliminary plat for his farm property located west of the interchange of Highway 1 and Interstate 80.
In 2010, a planned development rezoning and preliminary plat was approved for this same property
with similar zoning designations with the intention to development a large Class A office park with
complementary retail services. However, the applicant found that without adequate street
connectivity from Highway 1 to serve his property and others in the area, development was unlikely
to occur. While Oakdale Boulevard will eventually be extended from Highway 1 west to Prairie du
Chien Road, its alignment will be largely north of the Rapid Creek floodway and nearly'/ mile north
of the Interstate 80 interchange.
In order to provide for the orderly growth of the employment center located around this interstate
interchange, a well- connected pattern of collector and local street connections will be needed.
Therefore, the applicant has partnered with R &R Realty Group, office park developers from West
Des Moines, to re- design the office park subdivision with the necessary street connections and lot
sizes and to revise the zoning accordingly. This development team hired traffic engineers from HR
Green to conduct an extensive traffic study, the results of which indicate that two collector street
connections from the development to Highway 1 are necessary to accommodate growth of the
employment center west of Pearson and in order to maintain traffic flow along Highway 1 and at the
interchange. Given that options for these collector streets are limited due to the Rapid Creek stream
corridor to the north and the Interstate 80 right -of -way to the south and also for appropriate
intersection spacing along the Highway 1 corridor, the collector streets will need to cross property
owned by Pearson. These collector streets and the associated local streets within the development
will eventually be connected to Oakdale Boulevard, which will serve as the east -west arterial
connection from Highway 1 west to Prairie du Chien Road and beyond to Dubuque Street and
eventually connect to the segment of Oakdale Boulevard that is in Coralville.
The City has long anticipated the expansion of this employment center and the unique advantage
that land in this area has for office and research park uses. The Comprehensive Plan states, "The
1 -80 interchange with Highway 1 provides one of the few opportunities for office research park
development in Iowa City. National Computer Systems (Pearson) and American College Testing
are successful examples of this type of development. With the tone set by these two companies
and the advantages of interstate exposure, land around this interchange should continue to be
preserved for office research park and research development park opportunities."
In order to provide the infrastructure necessary for the orderly growth of the city, when the City
Council approved the amended large Scale Non - Residential Development Plan for NCS Pearson
in 1985, it conditioned its approval on the terms of an agreement between the City and NCS
Pearson. One of those terms is as follows:
The parties agree that, at such time as it becomes necessary, as determined by the City
Council of the City, they shall negotiate the specific location of a street access across NCS'
property to provide access from Iowa Highway 1 to property located west of the NCS'
property.
In anticipation of negotiations with Pearson for street access across their property, Mr. Moss and
R &R Equity Partners hired traffic engineering consultants from HR Green, Inc. to conduct a traffic
3
feasibility study, which was completed in early December 2011 and presented to Mr. Jerry Raaz,
Vice President of Facilities Management at Pearson at a meeting on December 9. The intent of
the feasibility study was to gain understanding and input from the various stakeholders, including
both the City of Iowa City and Pearson. Mr. Raaz indicated at that time that Pearson was not
willing to review this initial feasibility study or enter into any discussions regarding road access until
a more detailed traffic impact study was completed. Therefore, Mr. Moss contracted with HR
Green to complete a more extensive traffic impact study as requested by Pearson that identified all
roadway improvements that would be necessary based on traffic projections for all current and
future development in this area, including the Moss property. This traffic study was completed and
presented to Pearson, the City of Iowa City, Metropolitan Planning Organization of Johnson
County (MPOJC) transportation staff, and the Iowa Department of Transportation on May 5, 2012.
The traffic impact study confirmed the basic conclusions of the earlier traffic feasibility study, which
indicated that a new street along the south side of the Pearson property and a new street on the
north side of the Pearson property, including a new intersection with Highway 1 would be
necessary to provide for adequate traffic flow along the Highway 1 corridor, for traffic generated by
Pearson, and for the build out of the first 44 acres of the Moss property. Construction of Oakdale
Boulevard will be necessary in the long term in order to allow full build out of the Moss property
and other properties between Highway 1 and Prairie du Chien Road. City transportation staff have
reviewed the traffic study and concur with its conclusions. The City Council adopted a resolution
on June 5, 2012 authorizing the City Manager to negotiate with Pearson regarding the specific
location of street access across the Pearson property. Those negotiations are ongoing. In the
meantime, the applicant has requested consideration of their application for rezoning and a new
preliminary plat in order to meet deadlines for grading and installation of infrastructure for the
development this fall. However, the applicant recognizes and acknowledges that these
applications cannot be approved by the City Council until street access from Highway 1 is
resolved.
ANALYSIS:
Rezoning
While the applicant's long term intention is to develop the entire property as an office park with
supportive retail services in the southeast corner of the property, at this time the applicant is
requesting to rezone for development only what is anticipated for the 1St phase of development,
approximately 44 acres located in the east central and southeast portion of the property. The
remainder of the property (approximately 128 acres) would be zoned Interim Development —
Research Park (ID -RP). This area will be platted as an outlot for future development. The proposed
zoning districts and their compliance with the Comprehensive Plan are discussed below.
Interim Development Zoning: The Interim Development (ID) zoning is intended to provide for areas of
managed growth on which agricultural and other non -urban uses may continue until infrastructure is
in place to serve urban development. The applicant is proposing to maintain the Interim
Development — Research Park (ID -RP) zoning that is in place on the northern portion of the property
and to rezone a significant portion of the remaining property back to ID -RP, which is currently zoned
for development. Rezoning approximately 128 acres in the northern and western part of the property
back to ID -RP, acknowledges that construction of Oakdale Boulevard is not currently included in a
funded year of the Iowa City Capital Improvement Plan. In addition, since Oakdale's future
connection to Highway 1 will be about Y2 mile north of Interstate 80, construction of the arterial street
at this time may cause out of sequence or "leap frog" development in areas where the City cannot
cost - effectively provide services at this time. A fundamental policy in the Comprehensive Plan is to
promote compact and contiguous urban growth so streets and public services can be provided in an
efficient and logical pattern. The proposed preliminary plat and rezoning pattern acknowledges that
a system of collector and local streets need to be constructed with appropriately spaced connections
4
to Highway 1 to allow for efficient urban growth to occur.
Planned Development Overlav — Highway Commercial. The approximately 28 acres proposed for
OPD -CH -1 zoning is located in the southeast corner of the development. The applicant's intention is
to zone this area for retail services, such as restaurants, hotel and conference facilities, and retail
and personal service uses that would serve the office park uses on the Moss property and other
large office uses, such as Pearson and the businesses located in Northgate Corporate Park, which is
located across Highway 1 to the east. The City does not have a commercial zoning designation that
captures both the unique interstate location of this property and its intended supporting role as an
integral part of the future office research park. Staff has recommended that the applicant use the
planned development rezoning process to adapt the Highway Commercial Zone to allow the
additional commercial uses and the standards for landscaping, building locations, building materials,
and signage appropriate to this unique location and purpose. Staff is currently working with the
applicant on specific modifications and master planning elements of this commercial area, so we
recommend deferring discussion of the details of the planned development until your meeting on
September 6.
Research Development Park Zoning: For the areas that are not proposed as ID -RP and OPD -CH -1,
the applicant is proposing Research Development Park (RDP) zoning. The Research Development
Park (RDP) Zone is intended to provide areas for the development of large office and research firms
and complementary uses. This zone also allows for some light manufacturing and wholesale sales,
which would allow a firm the ability to have both the research and development and the production
functions located in proximity.
Compliance with the Comprehensive Plan: The RDP zone is compatible with the Comprehensive
Plan land use designation for this area. The plan states that "the 1 -80 interchange with Highway 1
provides one of the few opportunities for office research park development in Iowa City... With the
tone set by [NCS Pearson and ACT] and the advantages of interstate exposure, land around this
interchange should continue to be preserved for office research park and research development park
opportunities."
Although the Comprehensive Plan's land use map does not indicate commercial development in this
location, in staffs opinion a mixture of retail, restaurants, personal services, and hotel facilities would
complement and support the large office park contemplated by the Comprehensive Plan. If the
OPD -CH -1 zone is part of a master plan for the office park, in staff's opinion a Comprehensive Plan
amendment would not be necessary. To allow the flexibility requested by the applicant and also to
allow a sufficient opportunity for public and Commission review, staff recommends that a
Conditional Zoning Agreement (CZA) require Planning and Zoning Commission review and
approval of final site plans and that these final site plans be compatible with the vision and overall
master plan for the office park. The specific wording of the conditional zoning agreement and the
list of conditions have yet to be fully developed. Staff anticipates that the details of the conditional
zoning agreement and the planned development standards for the commercial area will be drafted
for consideration at your September 6 meeting.
Streets and traffic circulation: As illustrated on the preliminary plat two new collector streets, Pearson
Road and Moss Place, would be constructed across the Pearson property to provide adequate traffic
circulation for the area. These new streets would connect with Moss Farm Road, a local commercial
street that would eventually be connected to Oakdale Boulevard. The future alignment of Oakdale
Boulevard is illustrated on the "Overall Concept Map" in the same location as was approved in the
previous plat in 2010. Moss Place would also eventually be extended to intersect with Oakdale
Boulevard. However, in this first phase of development all three streets would be stubbed to the
boundary of Outlot A and include temporary fire apparatus turnarounds until such time as additional
areas are platted for development. As illustrated on the Overall Concept Map, cooperation from the
neighboring property owners will be necessary before the development can move forward. As
5
described in the background section of the report, the City is currently negotiating with Pearson
regarding the location of streets that would cross the Pearson property.
Environmentally Sensitive Areas: The subject property contains regulated slopes, woodlands, two
stream corridors, wetlands, and potential archeological sites. In order to allow more time to fully
delineate the sensitive features, the applicant is proposing to develop the property in phases, with
the first phase concentrated in the southeast corner on the previously farmed portions of the
property. The remainder of the property would be zoned Interim Development and be platted as an
outlot, designated for future development.
It should be noted that in the future before Outlot A can be rezoned, platted and developed, all the
sensitive areas will need to be fully delineated. For the first phase of development, the applicant
has indicated that the only sensitive areas that will be disturbed are a small portion of the
woodlands as illustrated on the plat. Since only 20% of woodlands on a property zoned RDP and
70% of the any area zoned Interim Development are required to be retained, the proposed
disturbance of these woodlands will be well within their limit of disturbance for the development.
A stormwater detention basin is proposed in Outlot A west of Moss Farm Road near the Rapid
Creek stream corridor. It appears that some grading will need to occur on Lot 9 to redirect the
drainage through a swale between lots 9 and 10. This grading may involve some disturbance of
steep or critical slopes located in Lot 9 and some disturbance in the stream corridor buffer is
indicated in order to construct the stormwater basin. These issues will need to be more carefully
delineated and any discrepancies corrected in the sensitive area information listed on page C1 of
the preliminary plat and sensitive areas development plan prior to approval of the plat. Section 14-
5/-2 D of the zoning code allows for the construction of stream crossings, such as stormwater
facilities, bridges, roads and culverts within sensitive areas and buffers, provided that they are
designed to minimize any reduction of the flood carrying capacity of the stream and are in
compliance with Federal and State regulations. The City Engineer is in the process of reviewing
grading and erosion control plans. Corps of Engineers and the Iowa Department of Natural
Resources (IDNR) approvals will also be required to allow construction of the bridges and
roadways within the floodway.
There is some indication that there are potential areas of archeological significance on the
property. The State is requiring the applicant to conduct a Phase II archeological study for a
portion of the property and a Phase I study for those off -site areas where the new streets would
cross the Pearson property. The plat and sensitive areas development plan should be corrected to
indicate the presence of sites of potential archeological significance and ensure that the portion of
the property that is proposed for development is in compliance with State and Federal regulations.
Where protected features and /or their required buffers are incorporated into individual lots, they
must be included in a recorded conservation easement or protected by restrictive covenants in the
legal papers filed with the City during final plat approval. For the protected sensitive areas located
in outlots, there will need to be a legally binding instrument at the time of final plat approval, setting
forth the responsible parties and the procedures to be followed for maintaining the areas and for
financing maintenance costs over time.
Preliminary plat:
Subdivision Layout: Moss Urban Village is an approximately 172 acre commercial subdivision, which
in the first phase will include 5 lots zoned for office park uses, 4 lots for supportive retail services, and
one large outlot reserved for future development. This large -lot subdivision is intended primarily for
office and research park uses with complementary retail services, such as retail shops, personal
services, restaurants, and hotel facilities. Lots are laid out along three streets, Moss Farm Road,
which runs north and south; Moss Place which extends from Highway 1 west near the southern
boundary of the Pearson property to access the southeast corner of the Moss property; and Pearson
1.1
Road, which also extends west from a new intersection with Highway 1 across the northern
boundary of the Pearson property to provide access to the central portion of the Moss property. The
concept plan for the overall development indicates how these roadways would be extended in the
future to serve the remainder of the property and other properties to the west and north. The
concept plan also indicates the future alignment of Oakdale Boulevard.
The proposed lot sizes and street layout correspond with the zoning requested.
Because a revised preliminary plat was just submitted on August 9, 2012, the City Engineer's office
has not had time to complete their review of the submitted documents. This review should be
completed prior to Commission's vote on the plat. It is the applicant's intention to correct any
omissions or discrepancies prior to the Commission's meeting on September 6.
Storm water management: Two stormwater management basins are proposed on Outlot A to serve
the first phase of development. Because a revised preliminary plat was just submitted on August 9,
2012, the City Engineer's office has not had time to complete their review of the proposed
stormwater facilities. This review should be completed prior to Commission's vote on the plat.
Energy and Communications Distribution Systems, Sanitary Sewers and Water Systems:
Infrastructure necessary to provide electricity, communications, sewer and water must be designed
and constructed to City standards. The City Engineer's office is reviewing revised plats and this
review should be completed prior to Commission's vote on the plat.
Off -Site Improvements
As noted in the background section of this report, fairly extensive off -site improvements will be
necessary to allow expansion of the important employment center that surrounds the Highway
1 /Interstate 80 interchange. As noted in the Comprehensive Plan, this area is uniquely suitable for
this type of development. A traffic study was completed that indicates that if two collector streets are
constructed from Highway 1 west to the Moss property, they would provide adequate traffic
circulation for the new uses proposed, would help to better distribute the traffic from Pearson and
allow traffic to move more smoothly along the Highway 1 corridor for all users within the corridor.
The off -site improvements are illustrated on page C5 of the submitted documents. These are shown
in concept only. The exact alignment of the roadways, water and sewer lines will need to be
determined through survey work conducted on -site. Any sensitive features located in the off -site
locations will also need to be delineated and any proposed disturbance noted. Until an agreement is
reached with Pearson the sensitive areas delineation and roadway alignment survey work cannot
commence.
STAFF RECOMMENDATION:
Staff recommends deferral pending resolution of omissions, deficiencies and discrepancies.
Staff will continue to work with the applicant to make these corrections and to work out specific
standards, allowances, and restrictions for the portion of the property proposed for rezoning to
Planned Development Overlay — Highway Commercial and for the general site standards for the
remainder of the office park to ensure that development proceeds according to the vision set forth by
the applicant for a Class A Office park with supportive retail services. These allowances, standards,
and restrictions will be presented to the Commission for their consideration at the next meeting on
September 6.
ATTACHMENTS:
7
1. Location Map
2. Overall Concept Plan
3. Stormwater Exhibit
4. Utilities Plan
5. Preliminary Plat and Sensitive Areas Development Plan
6. Concept Plan for Off -site Improvements
7. Grading Plan
8. Applicant's Statement of Intent
11
Approved by:
Robert Miklo, Senior Planner,
Department of Planning and Community Development
SH IVEHAT T" ERY
A Z C H i' t E C T U R E+ E N G Y N E t.4 I N G
Moss Urban Village — Application for Rezoning
5. Purpose for the rezoning; We are requesting the current Plat/PUD to be re -zoned in order to better
accommodate and further support future office and retail development to meet the demand of the Iowa
City corridor. Our overall plan would be to develop a park that is similar to what R &R Realty Group has
established in West Des Moines with Three Fountains Office Park and Country Club Office Park. Our re-
zoning plan will complement the current office and retail development adjacent to the Moss Urban
Development. There is a critical need for Iowa City to provide a professional office park that will cater to
the needs of existing businesses and provide high - quality opportunities for emerging businesses. If there
are no quality options for companies to locate their business, they will be forced to look for options within
other markets and /or other states. Development quality would be Class A Office with limited retail
services to support and attract companies to the area.
Our plan would be to offer both single -story and multi -story office facilities that can accommodate small -
sized to large -sized companies. Our lot dimensions are comparable to those currently existing in the Des
Moines market. R &R Realty Group has been successful in attracting and retaining over 400 companies
and managing over 6 million square feet of commercial, retail and multi - family property.
In phase one, we would be anticipating 10,000 of office space per acre for the RDP zoning and
approximately 130,000 SF of retail and hospitality. As indicated in the preliminary plat, phase one would
be approximately 42 acres and would provide much of the initial support retail that was mentioned above
for the overall development. Timeframe for development will be dependent on the economy, but would
anticipate a buildout period of 10 to 15 years for phase one.
,�..,
City Council
Planning and Zoning Items
October 2, 2012
Rezoning Item
REZ12- 00005/REZ12- 00006/SU612- 00003: Discussion of an
application for a rezoning of approx. 172 acres of land from
Interim Development — Research Park (ID -RP), Planned
Development — Mixed Use (OPD -MU), Planned Development
— Research Development Park (OPD -RDP), and Planned
Development — Office Research Park (OPD -ORP) to
approximately 15.8 acres of Planned Development — Highway
Commercial (OPD- CH -1), 27.97 acres of Research
Development Park, and 129.12 acres to Interim Development
— Research Park (ID -RP) for property located west of
Highway 1 and north of Interstate 80 and a 172 -acre
commercial subdivision consisting of 9 commercial lots and
one outlot reserved for future development.
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RP712-00005, REZ12-MOO & SUB12-00003
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Interim
Development —
Research Park
(ID -RP)
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Research
' Development
` n1� Park (RDP)
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Planned
Development —
"
Highway Commercial
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NOTICE OF PUBLIC HEARING ON PLANS,
SPECIFICATIONS, FORM OF CONTRACT,
SPECIAL PROVISIONS AND ESTIMATE OF
COST FOR THE LOWER MUSCATINE ROAD
RECONSTRUCTION PROJECT (KIRKWOOD
AVE. TO 11T AVE.) [STP -U- 3715(654)-- 70 -52], IN
THE CITY OF IOWA CITY, IOWA
TO ALL TAXPAYERS OF THE CITY OF IOWA
CITY, IOWA, AND TO OTHER INTERESTED
PERSONS:
Public notice is hereby given that the City Council
of the City of Iowa City, Iowa, will conduct a public
hearing on plans, specifications, form of contract,
special provisions and estimate of cost for the
construction of the Lower Muscatine Road
Reconstruction Project (Kirkwood Ave. to 1t Ave.)
[STP -U- 3715(654)-- 70 -52] in said city at 7:00 p.m.
on the 2nd day of October, 2012, said meeting to
be held in the Emma J. Harvat Hall in City Hall,
410 E. Washington Street in said city, or if said
meeting is cancelled, at the next meeting of the
City Council thereafter as posted by the City Clerk.
Said plans, specifications, form of contract,
special provisions and estimate of cost are now
on file in the office of the City Clerk in City Hall in
Iowa City, Iowa, and may be inspected by any
interested persons.
Any interested persons may appear at said
meeting of the City Council for the purpose of
making objections to and comments concerning
said plans, specifications, contract or the cost of
making said improvement.
This notice is given by order of the City Council
of the City of Iowa City, Iowa and as provided by
law.
MARIAN K. KARR, CITY CLERK