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Home My WebLink About07-16-2025 Planning & Zoning CommissionPLANNING AND ZONING COMMISSION Wednesday, July 16, 2025 Formal Meeting — 6:00 PM Emma Harvat Hall Iowa City City Hall 410 E. Washington Street Agenda: 1. Call to Order 2. Roll Call 3. Public Discussion of Any Item Not on the Agenda Comprehensive Plan Items 4. Case No. CPA25-0001 Location: South of 1-80 and east of N. Dodge Street A public hearing to consider an amendment to change the Comprehensive Plan future land use map from Office Research Development Center to General Commercial, Mixed Use, and Public/Private Open Space for approximately 57 acres of property. Rezoning Items 5. Case No. REZ24-0013 Location: East of N. Scott Blvd on N. Dubuque Rd An application for a rezoning of approximately 22.5 acres of land from Rural Residential (RR- 1) zone, Low Density Single -Family Residential (RS-5) zone, RS-5 with a Planned Development Overlay, Research Development Park (RDP) zone, and Interim Development Single -Family Residential (ID-RS) zone to Mixed Use (MU) zone. 6. Case No. REZ25-0008 Location: East of N. Dodge St. and South of 1-80 An application for a rezoning of approximately 33.64 acres of land from Office Research Park (ORP) zone to Community Commercial (CC-2) zone. 7. Case No. REZ25-0009 Location: 2510 N. Dodge Street An application for a rezoning of approximately 37.9 acres of land from Research Development Park (RDP) zone to Intensive Commercial (CI-1) zone. Planning and Zoning Commission Meeting July 16, 2025 Zonina Code Text Amendment Items 8. Case No. REZ25-0012 Consideration of an amendment to 14-51K Neighborhood Open Space Requirements. 9. Consideration of meeting minutes: July 2, 2025 10. Planning and 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 arussett a( iowa-citv.orq. Early requests are strongly encouraged to allow sufficient time to meet your access needs. Upcoming Planning & Zoning Commission Meetings Formal: August 6 / August 20 / September 3 Informal: Scheduled as needed. STAFF REPORT To: Planning and Zoning Commission Item: CPA25-0001 GENERAL INFORMATION: Owner/Applicant: Contact Person: Requested Action: Purpose: Location: Location Map: Size: Existing Land Use and Zoning: Prepared by: Anne Russett, Senior Planner Date: July 16, 2025 Jim Bergman Iceberg Development Group, LLC 563-505-5611 jim(a�jnbice.com Steve Long Salida Partners 319-621-3462 steve(a-_)salidapartners.com To amend the future land use map designations in the Comprehensive Plan from Office Research Development Centers to General Commercial, Mixed Use, and Public/Private Open Space for approximately 57 acres of land. To allow for the redevelopment and development of the former ACT campus and surrounding areas. South of 1-80 and east of N. Dodge Street 57 acres Vacant Land, Vacant Office Buildings (former ACT property), Vacant Home and 2 Surrounding Land Use and Zoning Comprehensive Plan: File Date: BACKGROUND INFORMATION: Outbuildings; Office Research Park (ORP) Zone, Rural Residential (RR-1) Zone, Low Density Single -Family (RS-5) Zone, Interim Development Single -Family Residential (ID- RS) Zone North: Commercial; Highway Commercial (CH-1) Zone South: Household Living, Low Density Single -Family Residential (RS-5) Zone with a Planned Development Overlay East: Former ACT Campus, Mixed -Use (MU) Zone West: Household Living, Rural Residential (RR-1) Zone Office Research Development Centers June 18, 2025 Iceberg Development Group, LLC (JNB Iowa City, LLC) recently purchased the former ACT campus and surrounding properties. The owner is working with Shive-Hattery to prepare three applications to allow for the redevelopment of the former ACT campus area located at 101 ACT Drive, as well as the development of the property at 2150 N. Dubuque and the redevelopment of the property at 2041 N. Dubuque Rd. The goal is to allow a variety of commercial uses off of N. Dodge Street and a mix of residential and commercial uses along N. Dubuque Rd. Attachment 3 includes the applicant submittal which illustrates the proposed changes to the plan and includes the applicant statement describing the rationale behind the request. The first application to be considered is a Comprehensive Plan Amendment (CPA25-0001). The Comprehensive Plan future land use map suggests this area is appropriate for Office Research Development Centers. This area is not covered by a district plan. The proposed amendment would change the future land use designation for the subject property in the Comprehensive Plan to General Commercial along N. Dodge Street, Mixed Use along N. Dubuque Rd, and some Public/Private Open Space for the area constrained by sensitive features. Updated maps can be found in Attachment 5. The other concurrently submitted applications include two zoning map amendments (REZ24-0013 and REZ25-0008). REZ24-0013 is a request to rezone approximately 22.5 acres of land along N. Dubuque Rd to the Mixed -Use (MU) Zone. REZ25-0008 is a request to rezone approximately 33.64 acres of land along N. Dodge Street to the Community Commercial (CC-2) Zone. The Comprehensive Plan Amendment must be approved prior to changes to the zoning map. The applicant has used the Good Neighbor Policy and held a Good Neighbor Meeting on Tuesday, June 10, 2025. Several neighbors attended. Attachment 3 incudes the application materials and Attachment 4 provides the good neighbor meeting summary report provided by the applicant. ANALYSIS: The Iowa City Comprehensive Plan serves as a land -use planning guide by illustrating and describing the location and configuration of appropriate land uses throughout the City, providing 3 notification to the public regarding intended uses of land; and illustrating the long-range growth area limit for the City. Applicants may request an amendment to the City's Comprehensive Plan with City Council approval after a recommendation by the Planning and Zoning Commission. Applicants for a comprehensive plan amendment must provide evidence that the request meets the two approval criteria specified in Section 14-813-313. The comments of the applicant are found in the attachments. Staff comments on the criteria are as follows. 1.Circumstances have changed and/or additional information or factors have come to light such that the proposed amendment is in the public interest. The former ACT campus and the surrounding area are identified as appropriate for the development of office research parks in the IC2030 Comprehensive Plan, which was adopted in 2013. Over the past twelve years circumstances have changed substantially in regard to office parks. For a while there was a resurgence in firms wanting to locate within downtowns, which offer multiple amenities and a vibrant environment for employees. During and after the Covid-19 pandemic there was an increase in office vacancies and an increase in the number of office workers working from home. Specific to this location is the sale of the ACT property, which once functioned as a significant employment center. Based on data provided by the applicant, during its peak ACT employed 1,200 people in 352,650 square feet of space on the former ACT campus. Over the years they maintained an average of around 900 employees. Today, there are 75 employees within 53,871 square feet of office space. The proposed amendment would allow for the redevelopment of the ACT campus, as well as development of the surrounding area along N. Dubuque Rd. It would allow for commercial development along a major thoroughfare with easy access to 1-80. It would also allow for more residential development. The Mixed Use land use designation and associated Mixed Use Zone would allow for a variety of housing types including single-family, two-family, and multi -family uses. More housing is needed within the community and with this amendment a variety of housing types would be allowed with convenience access to commercial uses and transit. Based on these factors, the proposed amendment is in the public interest and will help to address these changing circumstances. 2.The proposed amendment will be compatible with other policies or provisions of the comprehensive plan, including any district plans or other amendments thereto. At the time the IC2030 Comprehensive Plan was originally adopted in 2013 ACT was fully operational on the subject property. The adopted policy vision of the time aligned with the existing land use. Although there is no land use vision within the Northeast District Plan for the subject property, the text of the plan states the following: "Office uses could serve as a buffer between the interstate and residential areas. The current zoning map shows approximately 275 acres of office research park zoning adjacent to the interstate. Given the past rate of development of such uses, this amount of land devoted to office uses may be unrealistic. Alternative uses, such as residential or the buffer area uses mentioned above (i.e. public and private recreational uses and warehousing), should be considered in this area." (p. 18) In short, the designation of so much land as office research park appears to have been unrealistic even when it was adopted in 2013. Due to the further decline of office uses in the area — not only ACT, but the closing and sale of Pearsons — the likelihood of office research centers has even further declined. Furthermore, the proposed amendment meets several goals and strategies regarding land use and housing from the Comprehensive Plan. This includes the following: n Land Use Goals & Strategies: • Encourage compact, efficient development that is contiguous and connected to existing neighborhoods to reduce the cost of extending infrastructure and services and to preserve farmland and open space at the edge of the city. o Identify areas and properties that are appropriate for infill development. o Ensure that infill development is compatible and complementary to the surrounding neighborhood. Plan for commercial development in defined commercial nodes, including small-scale neighborhood commercial centers. o Discourage linear strip commercial development that discourages walking and biking and does not contribute to the development of compact, urban neighborhoods. o Provide for appropriate transitions between high and low -density development and between commercial areas and residential zones. Housing Goals & Strategies: • Encourage a diversity of housing options in all neighborhoods. o Ensure a mix of housing types within each neighborhood, to provide options for households of all types (singles, families, retirees, etc.) and people of all incomes. o Identify and support infill development and redevelopment opportunities in areas where services and infrastructure are already in place. o Concentrate new development in areas contiguous to existing neighborhoods where it is most cost effective to extend infrastructure and services. For the reasons above, staff finds the requested comprehensive plan amendment to be compatible with the policies of the Comprehensive Plan so long as appropriate conditions are placed on the rezonings (REZ24-0013 and REZ25-0008). STAFF RECOMMENDATION: Staff recommends approval of CPA25-0001, a change to the future land use designation of the IC2030 Comprehensive Plan for approximately 57 acres of property located south of 1-80 and east of N. Dodge Street from Office Research Development Centers to General Commercial, Mixed Use, and Public/Private Open Space. �1WIM111dJ.'S After a recommendation from the Planning and Zoning Commission, the following will occur: • City Council will need to set a public hearing for both the comprehensive plan amendment and rezoning applications. • City Council will consider approval of the comprehensive plan amendment (CPA23-0001) and must hold three readings including the public hearing for the rezonings (REZ24-0013 and REZ25-0008). ATTACHMENTS: 1. Location Map 2. Zoning Map 3. Applicant Submittal 4. Good Neighbor Meeting Summary Approved by: DanieTte Sitzman, AICP, Development Services Coordinator Department of Neighborhood and Development Services ATTACHMENT 1 Location Map I r 1 :,:P—s�.®s+�I, "'��1� CITY OF IOWA CITY 80 Eb to �� Interstate 80 �' 80,Wb to _ ge St N Dodge StA_•_ Interstate 80 - _ __ _ N Dod _ �.,'�'•.n,� .ate._ ., StNbto$�Ep ACT Rd - p}►•` _. N Dodg j. F jj N Dubuque -3 An application requesting an amendment to the future land use map of the comprehensive plan, changing the future land use designation of 57 acres of land along N. Dodge Street and N. Dubuque Rd from Office Research Development Center to General Commercial, Mixed Use, and Public/Private Open Space. P - N Scott Blvd . gCTDr _ AQ C _ - z `Down Cir ATTACHMENT 2 Zoning Map ATTACHMENT 3 Applicant Submittal SHIVEHATTERY ARCH ITECTU R E+ E N G I NEER ING May 28, 2025 City of Iowa City Neighborhood & Development Services Iowa City Planning & Zoning Commission RE: Comprehensive Plan Amendment Applicant Statement To Whom It May Concern, On behalf of the owner, JNB Iowa City, LLC, a Comprehensive Plan amendment request is respectfully submitted as shown in the provided Comprehensive Plan Amendment Exhibit. The 57 acres highlighted for the amendment to the Iowa City Comprehensive Plan (Northeast Planning District) is currently identified as Office Research Park and located in the Bluffwood Neighborhood. The proposed area was once home to over 900 employees in multiple buildings on the ACT campus; however, circumstances have changed and now just one building is partially occupied and the campus is mostly vacant. Most employees now work remotely, the industry has changed, and ACT has sold the property for redevelopment. As an arterial street, Dodge Street/Highway 1 is one of two entrances to Iowa City from the north, is a major connector to our neighboring communities, has direct access to 1-80, and is an important gateway to Iowa City residents in the North and Northeast Districts. Scott Blvd is also an arterial street and connects the east side of Iowa City to the north side and to Dodge Street/Highway 1 and 1-80. Because the 57 acres are adjacent to the two arterials and to 1-80, this area is appropriate for mixed -use and commercial highway use. A mix of commercial, residential, and mixed -use development best serves the City at this location. This new commercial highway and mixed use area is accessible for not only vehicles, but it is also walkable and bikeable to the existing homes, senior communities, and office users and will also function as a neighborhood center. A lot of the natural features will be preserved which allows commercial, mixed -use, and residential uses to be organized around the district's existing environmentally sensitive features and use them as amenities. The following principles from the existing Comprehensive Plan for this area apply. • Preserve Natural Features • Provide Pedestrian/ Bicyclist Connections • Build Streets that Enhance Neighborhood Quality • Encourage a reasonable level of Housing Diversity • Enhance Neighborhood Parks (utilize natural areas as buffers) • Plan for Commercial Areas to Function as Neighborhood Centers This comprehensive plan amendment for the western portion of this 400-acre property will add to the recent commercial and residential development in the Bluffwood Neighborhood and create a commercial district that will connect and support existing and new Iowa City residents emphasizing the natural environment. The plan amendment aligns with the existing Comprehensive Plan principles, emphasizing the preservation of natural features, pedestrian connections, and housing diversity and adds mixed -use and commercial development to support the neighboring residents as well as local commuters and visitors. This comprehensive plan amendment is positioned to support the ongoing development in the Bluffwood Neighborhood.- SHIVE-HAATTERY, INC. Ti Charles "Nick" Hatz II, PE Principal, Civil Engineer Project 2240009880 800.798.0313 1 shive-hattery.com I- AI B�\ C D F G H INTERSTATE 80 NORTH I -- —I I I — y I —_ �234 � �I /_ — I �I I � I 23 ,/• _ I . / 1 �/I � �•'� � I / ■■� \' ■ ■/I � � � II —E --- II 11 1 I —_ II I I ►— II'IU I I II III II -- � I II II /1 � I >7 (D NUawaHo0vNNoUaoLJNoNmomh SLJIQZIQ�u- ..JLLZ I 77�S�WWZ \\ 0 100 200 400 c�pQU—G IQz— �WOO/ WI NO OUU�NN MN WW� ww CD p Z CDSCALEINFEET Wt CD U�6M �Lu Lu coQ�_uw) <w o1Wui W QINTERSTATE80 N �14 Q� N Ulooe PROJECT Z 4JLz LL0Lu - tamJ1 Lu 2 W Wa 0 0 i Q UOSCOTT BLVD Z Z � wzr)Z j r N00 U) Z W (Z) 00 > m WoCD cf) m EXIST. GIS PROPERTY 0 LINE, TYP. co coWz CID > O 00W o Q Lu O of L W o Q 0- u- Emo1 U) W 45 �'1 U3IN 0000 U OJ2 n W EX1 � ATTACHMENT 4 Good Neighbor Meeting Summary Summary Report for Good Neighbor Meeting I r 1 CITY OF IOWA CITY Project Name: ACT West Campus Project Location: 2041 N Dubuque Rd Meeting Date and Time: 6/10 4-6 p.m. Meeting Location: Ferguson Center (200 Act Dr, Iowa City, IA 52243) Names of Applicant Representatives attending: Steve Long, Mark Seabold, Mike Welch Travis Wright Names of City Staff Representatives attending: Anne Russett Number of Neighbors Attending: 20 Sign -In Attached? Yes No X General Comments received regarding project (attach additional sheets if necessary) - Residents would like to see a restaurant in the Ferguson Center and more services in general. Neighbors supported the idea of ACT Dr connecting into Dodge St. Neighbors liked the idea of commercial along Dodge St with a pedestrian connection to Oaknoll. The idea of more housing and a mix of uses nearby was well received. Concerns expressed regarding project (attach additional sheets if necessary) - Concerns about traffic on N. Scott Blvd. Indicate the left turn out of Oakknoll onto N. Scott is difficult. Want to know if there would be a second connection to the Oakknoll east property so they could avoid N. Scott. Wanted a pedestrian connection from Oakknoll East to the ACT campus. They currently cut through the ICCSD property but, worry that could be taken away in the future. Neighbors prefer to see housing only along Scott Blvd, but fine with senior facility that includes a cafe/coffee shop that is open to the public. Concern about about removal of trees/open space that neighbors often use for walking. Will there be any changes made to the proposal based on this input? If so, describe: No changes intended based on comments from Neighbors. Staff Representative Comments STAFF REPORT To: Planning and Zoning Commission Item: REZ24-0013 GENERAL INFORMATION: Owner/Applicant: Contact Person: Requested Action: Purpose: Location: Location Map: Prepared by: Anne Russett, Senior Planner Date: July 16, 2025 JNB Iowa City, LLC Jim Bergman Iceberg Development Group, LLC 563-505-5611 jim(c�jnbice.com Steve Long Salida Partners 319-621-3462 steve(a_salidapartners.com Rezoning to Mixed Use (MU) zone for approximately 22.5 acres. To allow for the redevelopment and development of land surrounding the former ACT campus. East of N. Scott Blvd. along N. Dubuque Rd. 2 Size: 22.5 acres Existing Land Use and Zoning: Vacant Land, Vacant Home and Outbuildings; Rural Residential (RR-1) Zone, Low Density Single -Family Residential (RS- 5) Zone, RS-5 with a Planned Development Overlay, Research Development Park (RDP) Zone, Interim Development Single - Family Residential (ID-RS) Zone Surrounding Land Use and Zoning: North: Household Living, Rural Residential (RR-1) zone South: Household Living, Low Density Single -Family Residential (RS-5) Zone with a Planned Development Overlay East: ICCSD Offices, Neighborhood Public (P-1) zone; Household Living, Low Density Multi -Family (RM-12) zone with a Planned Development Overlay West: City of Iowa City Fire Department, P-1; RM-12 and CC-2 with a Planned Development Overlay Comprehensive Plan: Office Research Development Centers, Pending plan amendment (CPA25-0001) District Plan: Northeast District Plan Public Meeting Notification: Property owners and residents within 500' of the property received notification of the Planning and Zoning Commission public meeting. File Date: June 18, 2025 45 Day Limitation Period: August 3, 2025 BACKGROUND INFORMATION: Iceberg Development Group, LLC (JNB Iowa City, LLC) recently purchased the former ACT campus and surrounding properties. The owner is working with Shive-Hattery to prepare three applications to allow for the redevelopment of the former ACT campus area located at 101 ACT Drive, as well as the development of the property at 2150 N. Dubuque and the redevelopment of the property at 2041 N. Dubuque Rd. The goal is to allow a variety of commercial uses off of N. Dodge Street and a mix of residential and commercial uses along N. Dubuque Rd. Attachment 3 includes the applicant submittal which illustrates the proposed changes to the zoning map and includes the applicant statement describing the rationale behind the request. The first application to be considered is a Comprehensive Plan Amendment (CPA25-0001). The Comprehensive Plan future land use map suggests this area is appropriate for Office Research Development Centers. This area is not included on the Northeast District Plan's future land use 3 map. The proposed amendment would change the future land use designation for the subject property in the Comprehensive Plan to General Commercial along N. Dodge Street, Mixed Use along N. Dubuque Rd, and some Public/Private Open Space for the area constrained by sensitive features. The other concurrently submitted applications include two zoning map amendments (REZ24-0013 and REZ25-0008). This rezoning (REZ24-0013) is a request to rezone approximately 22.5 acres of land along N. Dubuque Rd to the Mixed -Use (MU) Zone. REZ25-0008 is a request to rezone approximately 33.64 acres of land along N. Dodge Street to the Community Commercial (CC-2) Zone. The Comprehensive Plan Amendment must be approved prior to changes to the zoning map. The applicant has used the Good Neighbor Policy and held a Good Neighbor Meeting on Tuesday, June 10, 2025. Several neighbors attended. Attachment 3 incudes the application materials and Attachment 4 provides the good neighbor meeting summary report provided by the applicant. ANALYSIS: Current Zoning: The subject property is currently zoned several different zoning classifications: Rural Residential (RR-1) Zone, Low Density Single -Family Residential (RS-5) Zone, RS-5 with a Planned Development Overlay, Research Development Park (RDP), and Interim Development Single -Family Residential (ID-RS) Zone. Below is a general description of these zones: Zone Intent Rural Residential (RR-1) Provide a rural residential character for areas that are not projected to have the utilities necessary for urban development in the foreseeable future or for areas that have sensitive environmental features that preclude development at urban densities. Low Density Single -Family Provide housing opportunities for individual households and Residential (RS-5) provide some flexibility for a variety of household types. This zone also allows for some nonresidential uses that contribute to the livability of residential neighborhoods, such as parks, schools, religious institutions, and daycare facilities. RS-5 with a Planned Planned Development Overlays can be needed due to Development Overlay sensitive features or the provision of a variety of house types. Research Development Park Provide areas for the development of office, research, (RDP) production or assembly firms and other complementary uses. Office and research uses should predominate in the zone. Hotels, motels and similar uses should be located along the periphery of the zone or in locations that do not adversely affect the setting and quality of other development for the uses permitted in the zone. Interim Development Single- Provide for areas of managed growth in which agricultural and Family Residential (ID-RS) other nonurban uses of land may continue until such time as the city is able to provide city services and urban development can occur. Upon provision of city services, the city or the property owner may initiate rezoning to zones consistent with the comprehensive plan, as amended. Proposed Zoning: The applicant is proposing to rezone the subject property to the Mixed Use (MU) zone. The purpose of the MU zone is to provide a transition from commercial and employment centers to less intensive residential zones. The MU zone permits a mix of uses, which requires special consideration of building and site design. M Table 1 shows the uses that are allowed in the MU zone. It includes a range of residential uses from detached single family to duplexes to multi -family dwellings. Multi -family dwellings are allowed at a density of 2,725 sq ft of lot area per unit. Based on the size of the subject property it could accommodate up to 778 dwelling units. MU also allows office uses and a variety of retail uses. Some institutional uses, like education facilities and religious/private group assembly uses are also allowed. The MU zone does not allow drive -through facilities. Table 1. Uses Allowed in the MU Zone Use Categories Subgroups MU Residential Group living uses Assisted group living PR Fraternal group living Independent group living Household living uses Attached single-family dwellings PR Detached single-family dwellings P Detached zero lot line dwellings PR Duplexes PR Group households PR Multi -family dwellings P Commercial Eating establishments S Office uses General office P Medical/dental office P Retail uses Alcohol sales oriented retail PR Hospitality oriented retail PR Personal service oriented PR Sales oriented PR Community service uses Community service - shelter S General community service S Daycare uses PR Educational facilities General PR Specialized PR Parks and open space uses PR Religious/private group assembly uses PR Communication transmission facility uses PR *P = Permitted; PR = Provisional (subject to additional use specific standards); S = Special Exception (requires review and approval by the Board of Adjustment) Rezoning Review Criteria: Staff uses the following two criteria in the review of rezonings: 1. Consistency with the comprehensive plan; 2. Compatibility with the existing neighborhood character. Compliance with Comprehensive Plan: The future land use map of the IC2030 Comprehensive Plan identifies this area as appropriate for Office Research Development Centers. Although the subject property is within the boundary of the Northeast District Plan the subject property is not A included on the future land use map. Concurrent with this rezoning, the owner has requested an amendment to the land use policy direction to show this area as appropriate for the Mixed Use land use category. The comprehensive plan currently includes goals and strategies that align with the proposed rezoning. Land Use Goals & Strategies: • Encourage compact, efficient development that is contiguous and connected to existing neighborhoods to reduce the cost of extending infrastructure and services and to preserve farmland and open space at the edge of the city. o Identify areas and properties that are appropriate for infill development. o Ensure that infill development is compatible and complementary to the surrounding neighborhood. • Plan for commercial development in defined commercial nodes, including small-scale neighborhood commercial centers. o Discourage linear strip commercial development that discourages walking and biking and does not contribute to the development of compact, urban neighborhoods. o Provide for appropriate transitions between high and low -density development and between commercial areas and residential zones. Housing Goals & Strategies: • Encourage a diversity of housing options in all neighborhoods. o Ensure a mix of housing types within each neighborhood, to provide options for households of all types (singles, families, retirees, etc.) and people of all incomes. o Identify and support infill development and redevelopment opportunities in areas where services and infrastructure are already in place. o Concentrate new development in areas contiguous to existing neighborhoods where it is most cost effective to extend infrastructure and services. For the reasons above, staff finds the requested rezoning to be consistent with the comprehensive plan amendment and also compatible with the policies of the comprehensive plan. Compatibility with Existing Neighborhood Character: The subject property is surrounded by a diversity of land uses. Specifically, the subject property is bordered by single-family homes to the north. To the east is the former ACT campus and an administration building for the Iowa City Community School District. To the southeast are three multi -family buildings that make up Oaknoll East. To the west and across the N. Scott Blvd right-of-way is single-family and future attached single-family. The N. Dodge Street fire station is located to the west. Staff is recommending two conditions to ensure compatibility with the existing neighborhood character. First, any commercial use that abut residential zones must include a 30' landscaped buffer strip that are landscaped with a mix of deciduous and evergreen trees that are at least 30' upon maturity. The landscaping plan will need to be reviewed and approved by the City Forester. Second, any commercial development will require full cut off light fixtures. Considering the uses that are allowed within the MU zone and the range of uses that currently surround the subject property, staff finds that with the proposed conditions the proposed rezoning will be compatible with the existing neighborhood character. Transportation and Access and Utilities: The subject property is accessed from N. Dubuque Rd. As part of the rezoning, staff requested a traffic study. Attachment 5 includes the traffic study's executive summary. N The study determined that the existing lane configuration and stop control at the Dodge Street and ACT Circle Lane (study intersection #5) intersection will not provide an acceptable LOS through the 2047 buildout design year scenario. Therefore, the proposed lane configuration and signalized control presented in the figure below is recommended. The study determined that the existing lane configuration and stop control at the N. Scott Blvd. and N. Dubuque Rd. intersection will not provide an acceptable level of service (LOS) through the 2047 buildout design year scenario. However, the LOS issue is limited to the Scooter's Coffee access and is anticipated to arise regardless if the development is built or not. Additionally, the unacceptable LOS is only anticipated to occur for approximately 30 to 45 minutes during the AM peak hour. The City Engineer has reviewed the traffic study as is satisfied with the results. No improvements beyond those discussed below are recommended. Since this area has never been platted, staff is recommending conditions to ensure that as the area develops an interconnected block and street network is established through the subdivision process. Staff is also recommending a condition that prior to final plat approval, the owner must submit construction drawings demonstrating that N. Dubuque Rd. between N. Scott Blvd. and ACT Dr. meets City standards for a 28-foot wide street with curb and gutter and sidewalks. Drawings shall be reviewed and approved by the City Engineer. Installation of improvements shall be required prior to issuance of a building permit. Regarding other utilities, staff needs more information about the existing sanitary sewer in the area. Therefore, staff is recommending a condition that a flow study be prepared for the full length of the North Branch of the Northeast Trunk sewer to its point of connection with the North Branch Dam Trunk Sewer. If any of the existing sections of the North Branch of the Northeast Trunk sewer do not have the capacity to support the full buildout of the area being rezoned, upgrades will need to be made and accepted by the City prior to the issuance of any building permits. STAFF RECOMMENDATION: Staff recommends approval of REZ24-0013, a request to rezone approximately 22.5 acres of land along N. Dubuque Rd. east of N. Scott Blvd. to Mixed Use (MU) zone subject to the following conditions: 1. Prior to issuance of any building permits, the subject area shall go through the subdivision process and obtain approval of a preliminary and final plat. 2. Prior to final plat approval, submission of construction drawings demonstrating that N. Dubuque Rd. between N. Scott Blvd. and ACT Dr. meets City standards for a 28-foot wide street with curb and gutter and sidewalks. Drawings shall be reviewed and approved by the City Engineer. Installation of improvements shall be required prior to issuance of a building permit. 3. Prior to final plat approval, a flow study shall be prepared for the full length of the North Branch of the Northeast Trunk sewer to its point of connection with the North Branch Dam Trunk Sewer. If any of the existing sections of the North Branch of the Northeast Trunk sewer do not have the capacity to support the full buildout of the area being rezoned, upgrades will need to be made and accepted by the City prior to the issuance of any building permits. 4. Prior to site plan approval, any commercial use that abuts residential zones must include landscaped buffer strips that do not allow any development. These strips shall be located on the commercial property, shall be 30' wide, shall be located in areas that abut residential zones, and shall be landscaped according to the plan that is approved by the II City Forester. The landscaping plan shall meet the S3 standards and include a mixture of deciduous and evergreen trees that will be at least 30' tall upon maturity. 5. Commercial development shall require full cut off light fixtures (i.e. no light shall be emitted above 90 degrees). NEXT STEPS: After a recommendation from the Planning and Zoning Commission, the following will occur: • City Council will need to set a public hearing for both the comprehensive plan amendment and rezoning applications. • City Council will consider approval of the comprehensive plan amendment (CPA23-0001) and must hold three readings including the public hearing for the rezonings (REZ24-0013 and REZ25-0008). ATTACHMENTS: 1. Location Map 2. Zoning Map 3. Applicant Submittal 4. Good Neighbor Meeting Summary 5. Traffic Study Executive Summary Approved by: 1 3 Danielle Sitzman, AICP, Development Services Coordinator Department of Neighborhood and Development Services ATTACHMENT 1 Location Map ATTACHMENT 2 Zoning Map `BOG ' 6G9 G� �a r .�..` RS5 RM12 "40e �rq F,1 A . An application submitted by ACT, Inc. to rezone approximately 22.5 acres of land span on both side of N Dubuque Road, east of N Scott Blvd. The applicant requested to rezone the land north of N Dubuque Road from Rural Residential (11111), south of N Dubuque Road and east of N Scott Blvd from Low Density �\ Single -Family Residential (RS-5), Interim Development Single - Family Residential (ID-RS) and Research Development Park (RDP) to Mixed -Use (MU). yy RS5 N Scott Blvd �,. E ORP 1 r CITY OF IOWA CITY z J ATTACHMENT 3 Applicant Submittal SHIVEHATTERY ARCH ITECTU R E+ E N G I NEE R ING May 21, 2025 City of Iowa City Neighborhood & Development Services Iowa City Planning & Zoning Commission RE: Rezoning Applicant Statement To Whom It May Concern, On behalf of the current Ownership JNB Iowa City, LLC a rezoning request is respectfully submitted as shown in the provided Rezoning Exhibit. The 22.5 acres highlighted for the rezoning are part of the approximately 400-acre ACT campus which was once home to over 900 employees in multiple office buildings. Post Covid the campus has changed dramatically due to remote work policies and last month Intermediary Ed sold the 400 acres to JNB Iowa City, LLC and JNB Campus, LLC. Just one building is currently occupied and the rest of campus is beautiful, but vacant. There are a variety of zoning classifications in the existing 400-acre site. They include Rural Residential (RR-1), Low Density Single -Family Residential (RS-5), Interim Development Single -Family Residential (ID-RS), and Research Development Park (RDP). The Interim Development zones are intended for areas of managed growth in which agricultural and other nonurban uses of land may continue until such time as the city is able to provide city services and urban development can occur. The applicant is proposing a Mixed -Use (MU) zoning designation for the identified 22.5 acres. The MU designation blends well with the surrounding uses, such as the Iowa City Community School District Center for Innovation, the Iowa City Fire Station, Oaknoll East Retirement Community, and the existing single family residential and light commercial along Scott Boulevard. MU zoning will allow flexibility to provide a potential blend of residential units and supportive retail to this area of Iowa City. The identified parcels are adjacent to North Scott Boulevard and North Dubuque Rd, and near North 1st Avenue, Highway 1, and Interstate 80. The MU zoning designation facilitates a transition from potential future commercial development along Dodge Street/Highway 1 to the lower -scale residential envisioned to the east. The Mixed -Use (MU) zoning also allows for walkable/bikeable destinations for residents including from future development along Dodge Street/Highway 1 through to the residential areas created to the east which support the city's sustainability goals. In addition, rezoning this portion of the former ACT property allows for opportunities for infill areas already in the city limits and served by city utilities. Public infrastructure appears adequate or can be reasonably upgraded in the area based on existing uses, development and utility mapping. SHIVE-HATTERY, INC. Charles "Nick" Hatz II, PE Principal, Civil Engineer Project 2240009880 80U98.0313 1 shive-hattery.com I- A B C D E F REZONING EXHIBIT FROM INTERIM DEVELOPMENT SINGLE-FAMILY RESIDENTIAL / �/ NORTH / (ID-RS) / RURAL RESIDENTIAL (RR1) / LOW DENSITY SINGLE-FAMILY // �'(j) LOCATION MAP RESIDENTIAL (RS5) / RESEARCH DEVELOPMENT PARK (RDP) TO MIXED USE (MU) /' �' I ,\ NORTH 11 IOWA CITY, I O WA / 0 75 150 300 80 / INTERSTATE SCALE IN FEET LEGEND: 1 PROPOSED REZONING / / MIXED USE MU I -------------, /' �— C01 ZONING // / /I � / — — — — — — - 2101 ACT CIR / / //�----- NDUBUQUE RD� yO ID -RP ZONING �° 244ACT RD / I I - I�i RR1 ZONING /' /' � � ` / / /1 DUBUQUE RD 1851 N DUBUQUE RD N Du Q JPROJEC=7K7 /'-----__--_— — — — — — — — — — — — — �' I 0 Am I / 5� o ll /`\ RR1 ZONING I� L 2040 N DUBUQUE RD- I YI - 0RP ZONING I 101ACTDR ?� I // w----- -��T \\ F I RR1 ZONING PARCEL 4 / I / I 2030 N DUBUQUE RD \ 4.8 ACRES I c/' / i I EXISTING ZONING - RR1 I �Iz / n \ I HICKORY HILL PARK I I P1 ZONING �� RR1 NOT TO SCALE 2 \2008 N DUBUQUE RD 1 ZONING / / \ 100217600 \ OPD/CC2 ZONING \ --- ---- -- T — I PARCEL DESCRIPTIONS: OWNER: / 13057 N SCOTT BLVD N DUBUQUE RD _ — I ORP ZONING ACT, INC. i PARCEL 1 BRAD SPILLMAN 200 ACT DR 500 ACT DR. AUDITOR'S PARCEL #2005109, ACCORDING TO THE REVISED PLAT OF SURVEY RECORDED IN BOOK 52, PAGE 144, IOWA CITY, IOWA 52243 PLAT RECORDS OF JOHNSON COUNTY, IOWA. I I DEVELOPER: O \ I PARCEL 2 ICEBERG DEVELOPMENT GROUP, LLC A I \ I JIM BERGMAN COMMENCING AT THE E'/ CORNER OF SECTION 2, TOWNSHIP 79 NORTH, RANGE 6 WEST OF THE 5TH P.M., 7152 ELDORADO POINTE JOHNSON COUNTY, IOWA; THENCE WEST ON THE 1/4 SECTION LINE 609.0 FEET TO THE POINT OF BEGINNING; WES DES MOINES, IA 50266 -' THENCE NORTH 669.5 FEET TO THE SOUTH SIDE OF THE OLD SOLON ROAD ALSO KNOWN AS DUBUQUE ROAD AS PARCEL 3 I SHOWN BY THE PLAT RECORDED IN PLAT BOOK 4, PAGE 160 IN THE OFFICE OF THE COUNTY RECORDER OF APPLICANT: I I/4, 2.0 ACRES JOHNSON COUNTY, IOWA; THENCE WESTERLY ON SAID SOUTH SIDE TO THE WEST LINE OF THE SE NE'/4 OF SAID CTA ACQUISITION IOWA CITY, LLC P1 ZONING OPD/RM12 ZONING EXISTING ZONING - OPD/RS5 I SECTION, WHICH POINT IS 67.5 FEET SOUTH OF A R.O.W. RAIL. THENCE SOUTH ON SAID WEST LINE 710.8 FEET TO A STEVE LONG 2906-2964 N SCOTT BLVD I CORNER POST; THENCE EAST 710.3 FEET TO THE POINT OF BEGINNING. SAID TRACT IS SUBJECT TO ROADS AND 308 E BURLINGTON #403 EASEMENTS OF RECORD AND CONTAINS 11.2 ACRES MORE OR LESS TOGETHER WITH THAT PART OF THE SOUTH IOWA CITY, IA 52240 I I I 1/2 OF OLD SOLON ROAD, ALSO KNOWN AS DUBUQUE ROAD, LYING IMMEDIATELY NORTH OF THE I ABOVE -DESCRIBED TRACT. SITE INFORMATION PARCEL 2 > I TOTAL AREA = 22.5 ACRES / I 11.5 ACRES EXCEPTING THEREFROM: / / \ EXISTING ZONING - RDP P1 ZONING I ENGINEER: / I COMMENCING AT A SET 5/8" REBAR MARKING THE EAST 1/4 CORNER OF SECTION 2, T79N, R6W OF THE 5TH P.M. IN SHIVE-HATTERY, INC. THE CITY OF IOWA CITY, IOWA; THENCE S86°55'47"W - 604.75 FEET (FOR THE PURPOSE OF THIS DESCRIPTION, THE CHARLES "NICK" HATZ II \ \ I EAST LINE OF THE SE 1/4 IS ASSUMED TO BEAR N01°15'42"W) TO A FOUND 5/8" REBAR; THENCE S87°42'41"W - 707.42 NHATZ@SHIVE-HATTERY.COM FEET TO A FOUND 5/8" REBAR; THENCE N01 °34'03"E - 667.84 FEET TO A SET 5/8" REBAR AND THE POINT OF 222 3RD AVENUE, SUITE 300 BEGINNING; THENCE N01 °34'03"E - 30.97 FEET TO A SET 5/8" REBAR ON THE EXISTING SOUTHERLY R.O.W. LINE OF CEDAR RAPIDS, IOWA 52401 \ 3 DUBUQUE ROAD; THENCE SOUTHEASTERLY ALONG THE SAID EXISTING R.O.W. LINE 71.19 FEET ALONG A 606.00 319-364-0227 3 _ — FOOT RADIUS CURVE CONCAVE NORTHEASTERLY WHICH CHORD BEARS S85°25'54"E - 71.15 FEET TO A SET 5/8" REBAR; THENCE S88°47'49"E - 136.38 FEET ALONG SAID EXISTING R.O.W. LINE TO A SET 5/8" REBAR; THENCE SURVEYOR: SOUTHWESTERLY 204.34 FEET ALONG A 817.00 FOOT RADIUS CURVE CONCAVE SOUTHEASTERLY WHICH CHORD SHIVE-HATTERY, INC. / BEARS S84°02'18"W - 203.80 FEET TO A SET 5/8" REBAR; THENCE S76°52'24"W - 5.56 FEET TO THE POINT OF WADE WAMRE / / \ BEGINNING. 222 3RD AVENUE, SUITE 300 � — \ CEDAR RAPIDS, IOWA 52401 / --- AND PARCEL1 L OPD/RS5 ZONING \ 4.2 ACRES ORP ZONING A PART OF THE SOUTHWEST CORNER OF REAL ESTATE DESCRIBED IN WARRANTY DEED IN BOOK 427, PAGE 343, AT 1 5-65 HICKORY HEIGHTS LN I I \ EXISTING ZONING - ID-RS 1001327005 THE OFFICE OF THE RECORDER OF JOHNSON COUNTY, IOWA, MORE PARTICULARLY DESCRIBED AS FOLLOWS: OPD/RM12 ZONING COMMENCING AT A SET 5/8" REBAR MAKING THE EAST 1/4 CORNER OF SECTION 2, T79N, R6W OF THE 5TH P.M. IN 2640-2660 N SCOTT BLVD IOWA CITY, IOWA; THENCE S86°55'47"W - 604.75 FEET (FOR THE PURPOSE OF THIS DESCRIPTION, THE EAST LINE OF THE SE 1/4 IS ASSUMED TO BEAR N01 °15'42"W) TO A FOUND 5/8" REBAR; THENCE S87°42'41 "W- 707.42FEET TO A OPD/RS5 ZONING \\ FOUND 5/8" REBAR AND THE POINT OF BEGINNING; THENCE N01 °34'03"E- 102.32 FEET TO A SET 5/8" REBAR; I — — 10-80 HICKORY I THENCE SOUTHEASTERLY106.33 FEET ALONG A 933.00 FOOD RADIUS CURVE CONCAVE NORTHEASTERLY WHICH �Z \\ 1 HEIGHTS LN CHORD BEARS S18°24"30"E - 106.27 FEET TO A 5/8" REBAR; THENCE S87°42'41"W -36.39 FEET TO THE POINT OF BEGINNING. I I ALSO INCLUDING: F COMMENCING AT THE EAST QUARTER CORNER OF SECTION 2, TOWNSHIP 79 NORTH, RANGE 6 WEST OF THE 5TH P.M.; THENCE S86°55'47"W - 604.75 FEET (FOR THE PURPOSE OF THIS DESCRIPTION, THE EAST LINE OF THE SE °15'42"W); "W °34'03"E QUARTER IS ASSUMED TO BEAR N01 THENCE S87°42'41 - 707.42 FEET; THENCE N01 - 102.32 FEET TO THE POINT OF BEGINNING; THENCE NORTHWESTERLY 32.89 FEET ALONG A 933.50 FOOT RADIUS CURVE V CONCAVE NORTHEASTERLY THE CHORD OF WHICH BEARS N14°08'09"W - 32.89 FEET: THENCE N13°07'36"W - 514.14 \ FEET; THENCE N76°52'24"E 144.03 FEET; THENCE S01 °34'03"W- 565.52 FEET TO THE POINT OF BEGINNING. SGO - \ lO l --- ��\ I I PARCEL3 LOT 1, LARSON SUBDIVISION, IOWA CITY, JOHNSON COUNTY, IOWA, ACCORDING TO THE PLAT THEREOF RECORDED 4 IN BOOK 61, PAGE 201, PLAT RECORDS OF JOHNSON COUNTY, IOWA. I , ID -RP ZONING 1001328002 I I PARCEL 4 - I OPD/RS5 ZONING I I I I 1002477001 BEGINNING AT A POINT WHICH IS 1304.1 FEET SOUTH 0 DEGREES 27 MINUTES EAST AND 494 FEET WEST OF THE ID-RS ZONING / NORTHEAST CORNER OF SECTION 2, IN TOWNSHIP 79 NORTH, RANGE 6 WEST OF THE 5TH P.M., THENCE SOUTH 55 1002476003 I / / DEGREES 32 MINUTES WEST TO THE NORTH SIDE OF OLD SOLON ROAD AS SHOWN BY THE PLAT RECORDED IN PLAT BOOK 4, PAGE 160, IN THE OFFICE OF THE COUNTY RECORDER OF JOHNSON COUNTY, IOWA, THENCE EASTERLY ALONG THE NORTH SIDE OF SAID OLD SOLON ROAD TO A POINT THAT IS 1 DEGREE 49 MINUTES WEST OF co THE POINT OF BEGINNING, THENCE NORTH 1 DEGREE 49 MINUTES EAST TO THE POINT OF BEGINNING. EXCEPTING THEREFROM THOSE PORTIONS DESCRIBED AS AUDITOR'S PARCEL 2003049 AND 2004033 ACCORDING TO THE PLATS OF SURVEY RECORDED IN BOOK 47, PAGE 140 AND BOOK 48, PAGE 25, PLAT RECORDS OF JOHNSON COUNTY, IOWA. A B C D E F >7 0 W W Z O Z U W Q' + w J W Q OC = u> > V c=n W - - co 2- 00 = o V 00 CD o ul Z W 1..1� 0 -I z W :E d Wi 0 Lu W U U Q Q 00 Z 0 QDU Z LJL J0� W Z VJ 1 Z 0 U � = z U Lu v N (z) CD 00 o CD N V k 0-1 w co m � w Y p O z O m w LL Q �— z >O p p W m w w 0 p D D w x 0- 0 0 L p Q W 0 d LL Z zm O- w X w EX1 ATTACHMENT 4 Good Neighbor Meeting Summary Summary Report for Good Neighbor Meeting I r 1 CITY OF IOWA CITY Project Name: ACT West Campus Project Location: 2041 N Dubuque Rd Meeting Date and Time: 6/10 4-6 p.m. Meeting Location: Ferguson Center (200 Act Dr, Iowa City, IA 52243) Names of Applicant Representatives attending: Steve Long, Mark Seabold, Mike Welch Travis Wright Names of City Staff Representatives attending: Anne Russett Number of Neighbors Attending: 20 Sign -In Attached? Yes No X General Comments received regarding project (attach additional sheets if necessary) - Residents would like to see a restaurant in the Ferguson Center and more services in general. Neighbors supported the idea of ACT Dr connecting into Dodge St. Neighbors liked the idea of commercial along Dodge St with a pedestrian connection to Oaknoll. The idea of more housing and a mix of uses nearby was well received. Concerns expressed regarding project (attach additional sheets if necessary) - Concerns about traffic on N. Scott Blvd. Indicate the left turn out of Oakknoll onto N. Scott is difficult. Want to know if there would be a second connection to the Oakknoll east property so they could avoid N. Scott. Wanted a pedestrian connection from Oakknoll East to the ACT campus. They currently cut through the ICCSD property but, worry that could be taken away in the future. Neighbors prefer to see housing only along Scott Blvd, but fine with senior facility that includes a cafe/coffee shop that is open to the public. Concern about about removal of trees/open space that neighbors often use for walking. Will there be any changes made to the proposal based on this input? If so, describe: No changes intended based on comments from Neighbors. Staff Representative Comments ATTACHMENT 5 Traffic Study Executive Summary Traffic Impact Study: Iceberg Development Group Iowa City, Iowa July 1, 2025 I HEREBY CERTIFY THAT THIS ENGINEERING DOCUMENT WAS PREPARED BY ME OR UNDER MYDIRECT PERSONAL FESSIp��ii �, SUPERVISION H RVIS ON AND THAT AM A DULY LICENSED �2 �� PROFESSIONAL ENGINEER UNDER THE LAWS OF THE STATE C`Q• , � OF IOWA. C •: V ERIC J m _ 07/01/2025 MUNCHEL = _= SIGNATURE DATE • 19142 = PRINTED OR TYPED NAME: ERIC J. MUNCHEL LICENSE NUMBER: 19742 MY LICENSE RENEWAL DATE IS: 12/31/2024 PAGES, SHEETS, OR DIVISIONS COVERED BY THIS SEAL: ALL 111100 Prepared for: Iceberg Development Group Prepared by: SHIVEHATTERY ARC HITECTURE+ E N G I N E E RING 222 311 Avenue SE, Suite 300 Cedar Rapids, IA 52401 (319) 364-0227 Page 3 of 53 Executive Summary The Iceberg Development Group initiated this traffic impact study to identify potential traffic impacts on the adjacent roadway network due to their proposed multipurpose land use development, which will be located on the former ACT Campus in Iowa City, IA. The study area west of the black delineated line in the figure below is the focus of the proposed traffic study. This study builds on the previous study submitted for the rezoning of the 48 acres noted at Area 1.1 through 1.4 in the figure below. Five access points are proposed, with two on Scott Boulevard and two on Dodge Street (Highway 1), and one on 1st Avenue. These access points will be full access points with no turning movement restrictions, except for a right-in/right-out access point on Dodge Street (Highway 1) north of ACT Circle. Existing, opening, and design analysis years are assumed to be 2025, 2027, and 2047, respectively. The following study intersections within the study area were identified for analysis. Please note directional roadway names, for example N Dodge Street have been dropped. Study Intersection #1 — Dodge Street & Scott Boulevard Study Intersection #2 — Scott Boulevard & Dubuque Road/Scooter's Access Point (Scott Boulevard & Dubuque Road hereafter) Study Intersection #3 — Scott Boulevard & V Avenue/ACT Place (Scott Boulevard & 1st Avenue hereafter) Study Intersection #4 — Scott Boulevard & Hickory Heights Lane Study Intersection #5 — Dodge Street & ACT Circle Study Intersection #6 — Dodge Street & 1-80 EB Off -Ramp Study Intersection #7 — Dodge Street & 1-80 WB Off -Ramp Study Intersection #8 — Dodge Street & Access Point Study Intersection #9 — 1st Avenue & Access Point The above list assigns each study intersection with a number that is used as reference. (e.g., study intersection #1 = Dodge Street and Scott Boulevard). The area immediately surrounding the study intersections incorporates retail, services, office, recreational, residential, and undeveloped land uses. Weekday turning movement volumes were collected at the study intersections in mid and late October 2024. The peak hours of the study intersections were determined based on the highest consecutive four 15-minute turning movement counts between the hours of 6:00 and 9:00 AM and 3:00 and 6:00 PM at study intersection #6. Study intersection #6 governs the AM and PM peak hours because it is the study intersection with the highest volume of entering vehicles. The AM peak hour was determined to occur between 7:30 and 8:30. The PM peak hour was determined to occur between 4:15 and 5:15. The raw and refined volume data are provided in Appendix 1. Projected traffic analysis will typically apply an annual growth rate to study intersections' existing turning movement volumes to account for growth in background traffic over future analysis years. In coordination with the Metropolitan Planning Organization of Johnson County the following growth rates were identified for the study intersection approaches. 2240009880 1 July 1, 2025 SHIVEHATT ERY ARC hf I T E C T U R E+ E N G I N E ER I N G Page 4 of 53 Figure ES1 Annual Growth Rates These annual growth rates were applied to existing volumes to project future background traffic volume growth, which can be expected through a sustained constant area growth without the potential development. It should be noted over time growth rates generally do not exhibit straight-line growth, but rather tend to level off as the surrounding area continues to develop. Therefore, the use of a straight-line growth rate for the prediction of future events can be thought of as conservative and should be considered as such when reviewing the output of this analysis. The Iowa Crash Analysis Tool (ICAT) website administered by Iowa DOT was used to collect available crash data at the existing (study intersection #8 is not an existing intersection) study intersections for the ten-year period between January 1, 2015 and December 31, 2024. Over this period a total of 224 crashes were reported at the existing study intersections. The Iowa DOT Potential for Crash Reduction (PCR) analysis was also reviewed at the existing study intersections. Study intersection #1 (Dodge Street and Scott Boulevard had a medium PCR level. Study intersection #5 did not have a PCR classification. All other study intersections (study intersection #2, #3, #4, #6, and #7) had a negligible PCR classification. Safety improvements are not recommended at the study intersections based on the crash analysis presented above. The development will increase traffic volumes at the study intersections. However, the potential for increased crash frequencies is not anticipated. 2240009880 1 July 1, 2025 SHlti+l'EHATTCRY A R C H IT E C T U R E+ E N G IN E£ R ING Page 5 of 53 Iowa City Transit provides public transportation in the study area. Figure 10 identifies the North Dodge route (Route 7), which passes through the study area. The Metropolitan Planning Organization of Johnson County (MPOCJC) Future Forward 2045 Long Range Transportation Plan identifies "Wide Sidewalk/Pathways" within the study area that extend along Dodge Street, Scott Boulevard, and 1 st Avenue. Sidewalks extend along the study roadways, except Interstate 80. The analysis presented herein indicates the study intersection's LOS indices will operate at acceptable levels during the AM and PM peak hour conditions through the 2047 buildout design year scenario, except for study intersections #2 and #5. Additionally, it should also be noted there is an existing queueing issue on the northbound approach at study intersection #1. Based on the analysis presented herein, the northbound approach queue is an existing issue and is anticipated to get worse under all future scenarios at study intersection #1. However, the proposed lane configuration with an additional northbound right -turn bay (presented with Table 20) is anticipated to mitigate the queueing issue and should be considered. Based on the analysis presented herein, the existing lane configuration and stop control at the Scott Boulevard and Dubuque Road (study intersection #2) intersection will not provide an acceptable LOS through the 2047 buildout design year scenario. However, the LOS issue is anticipated to arise regardless if the development is built or not. Additionally, the unacceptable LOS is only anticipated to occur for approximately 30 to 45 minutes during the AM peak hour. Based on the analysis presented herein, the existing lane configuration and stop control at the Dodge Street and ACT Circle Lane (study intersection #5) intersection will not provide an acceptable LOS through the 2047 buildout design year scenario. Therefore, the proposed lane configuration and signalized control presented in the figure below is recommended. The figure below presents the recommended lane configuration and control at the study intersections, which is anticipated to provide an acceptable LOS through the 2047 buildout design year scenario. The changes/improvements to the study intersections are delineated with red ovals in the figure below. The 95tn percentile queues at the study intersections were also analyzed. Based on these queue lengths no issues, such as a queue extending upstream to an adjacent intersection are anticipated, with the exception of the northbound approach at study intersection #1. Operational analysis worksheets are contained in Appendix 4. At Intersection #8, it should be reiterated from the assumptions listed in the report that for the purposes of the analysis presented herein, 0 inbound/outbound trips are assumed to use the proposed RIRO access point (study intersection #8). If this access point is not approved it the surrounding intersections would still operate at an acceptable LOS. If this access point is approved, it is anticipated to attract some trips away from study intersection #5 and thereby reduce the vehicle delay reported herein at study intersection #5. 2240009880 1 July 1, 2025 SHI'1dEHATTCRY A R C H IT E CT U R E+ E N G IN E£ R ING Page 6 of 53 Figure ES2 Study Intersections — 2027 Recommended Buildout Lane Configuration & Control sk 9°0 % i amp o� m ccess Point 2240009880 1 July 1, 2025 SHI'VEHATT ERY A R C H IT E C T U RE , E N G IN E E R ING STAFF REPORT To: Planning and Zoning Commission Item: REZ25-0008 GENERAL INFORMATION: Owner/Applicant: Contact Person: Requested Action: Purpose: Location: Location Map: Size: Existing Land Use and Zoning: Surrounding Land Use and Zoning Prepared by: Anne Russett, Senior Planner Date: July 16, 2025 JNB Iowa City, LLC Jim Bergman Iceberg Development Group, LLC 563-505-5611 jim(c�jnbice.com Steve Long Salida Partners 319-621-3462 steve( D_salidapartners.com Rezoning to Community Commercial (CC-2) zone for approximately 33.64 acres. To allow for the redevelopment and development of land surrounding the former ACT campus. East of N. Dodge St and south of 1-80. 33.64 acres Vacant Land, Former portion of the ACT Campus; Office Research Park (ORP) Zone North: Hotel, Gym, Restaurant; Highway Commercial (CH-1) zone South: Former ACT Campus, Iowa City Community School District Office, Mixed Use (MU) zone and 2 Comprehensive Plan: District Plan: Public Meeting Notification: File Date: 45 Day Limitation Period: BACKGROUND INFORMATION: Neighborhood Public (P-1) zone East: Vacant; ORP zone West: Household Living, Vacant; Rural Residential (RR-1) zone Office Research Development Centers, Pending plan amendment (CPA25-0001) Northeast District Plan Property owners and residents within 500' of the property received notification of the Planning and Zoning Commission public meeting. June 18, 2025 August 3, 2025 Iceberg Development Group, LLC (JNB Iowa City, LLC) recently purchased the former ACT campus and surrounding properties. The owner is working with Shive-Hattery to prepare three applications to allow for the redevelopment of the former ACT campus area located at 101 ACT Drive, as well as the development of the property at 2150 N. Dubuque and the redevelopment of the property at 2041 N. Dubuque Rd. The goal is to allow a variety of commercial uses off of N. Dodge Street and a mix of residential and commercial uses along N. Dubuque Rd. Attachment 3 includes the applicant submittal which illustrates the proposed changes to the zoning map and includes the applicant statement describing the rationale behind the request. The first application to be considered is a Comprehensive Plan Amendment (CPA25-0001). The Comprehensive Plan future land use map suggests this area is appropriate for Office Research Development Centers. This area is not included on the Northeast District Plan's future land use map. The proposed amendment would change the future land use designation for the subject property in the Comprehensive Plan to General Commercial along N. Dodge Street, Mixed Use along N. Dubuque Rd, and some Public/Private Open Space for the area constrained by sensitive features. The other concurrently submitted applications include two zoning map amendments (REZ24-0013 and REZ25-0008). This rezoning (REZ25-0008) is a request to rezone approximately 33.64 acres of land along N. Dodge Street to the Community Commercial (CC-2) Zone. REZ24-0013 is a request to rezoning 22.5 acres of land along N. Dubuque Rd to the Mixed -Use (MU) Zone. The applicant has used the Good Neighbor Policy and held a Good Neighbor Meeting on Tuesday, June 10, 2025. Several neighbors attended. Attachment 3 incudes the application materials and Attachment 4 provides the good neighbor meeting summary report provided by the applicant. ANALYSIS: Current Zoning: The subject property is currently zoned Office Research Park (ORP) zone. The purpose of this zone is to provide areas for the development of large office and research firms and other complementary uses. The requirements of this zone protect uses in the zone from adverse impact of uses on adjacent land and protect adjacent more restrictive uses. Hotels, 3 motels and similar uses should be located along the periphery of the zone or in such other locations that do not adversely affect the setting and quality of development for the permitted uses of this zone. Proposed Zoning: The applicant is proposing to rezone the subject property to the Community Commercial (CC-2) zone. The purpose of CC-2 zone is to provide for major business districts to serve a significant segment of the total community population. In addition to a variety of retail goods and services, these centers may typically feature a number of large traffic generators requiring access from major thoroughfares. While these centers are usually characterized by indoor operations, uses may have limited outdoor activities; provided, that outdoor operations are screened or buffered to remain compatible with surrounding uses (14-2C-1 F). Table 1 shows the uses that are allowed in the CC-2 zone. It includes a mix of residential and commercial uses, including restaurants, retail, and office, as well as more intensive commercial uses such as vehicle repair uses. The CC-2 zone also allows for some lower intensity industrial zone. For example, light manufacturing is allowed; however, it is restricted to 5,000 sq ft and the manufacturing must be small scale with an on -site retail component. Table 1. Uses Allowed in the CC-2 Zone Use Categories Subgroups CC-2 Residential uses Group living uses Assisted group living PR Household living uses Group households PR Multi -family dwellings PR/S Commercial uses Animal related commercial uses General PR Intensive Building trade uses PR Commercial recreational uses Indoor P Outdoor S Drinking establishments PR Eating establishments P Office uses General office P Medical/dental office P Quick vehicle servicing uses PR/S Redemption Centers PR Retail uses Alcohol sales oriented retail P Delayed deposit service uses PR Hospitality oriented retail P Outdoor storage and display oriented PR Personal service oriented P Repair oriented P Sales oriented P Tobacco sales oriented PR Surface passenger service uses P n Vehicle repair uses S Industrial uses Manufacturing and production uses General manufacturing PR Technical/light manufacturing PR Self-service storage uses S Institutional and civic uses Basic utility uses PR/S Community service uses Community service - shelter S General community service P Daycare uses PR Educational facilities General S Specialized P Parks and open space uses PR Religious/private group assembly uses P Utility -scale ground -mounted solar energy systems S Other uses Communication transmission facility uses PR/S *P = Permitted; PR = Provisional (subject to additional use specific standards); S = Special Exception (requires review and approval by the Board of Adjustment) Rezoning Review Criteria: Staff uses the following two criteria in the review of rezonings: 1. Consistency with the comprehensive plan; 2. Compatibility with the existing neighborhood character. Compliance with Comprehensive Plan: The future land use map of the IC2030 Comprehensive Plan identifies this area as appropriate for Office Research Development Centers. Although the subject property is within the boundary of the Northeast District Plan the subject property is not included on the future land use map. Concurrent with this rezoning, the owner has requested an amendment to the land use policy direction of the comprehensive plan to show this area as appropriate for the General Commercial land use category. The comprehensive plan currently includes goals and strategies that align with the proposed rezoning. Land Use Goals & Strategies: • Encourage compact, efficient development that is contiguous and connected to existing neighborhoods to reduce the cost of extending infrastructure and services and to preserve farmland and open space at the edge of the city. o Identify areas and properties that are appropriate for infill development. o Ensure that infill development is compatible and complementary to the surrounding neighborhood. • Plan for commercial development in defined commercial nodes, including small-scale neighborhood commercial centers. A o Discourage linear strip commercial development that discourages walking and biking and does not contribute to the development of compact, urban neighborhoods. o Provide for appropriate transitions between high and low -density development and between commercial areas and residential zones. Economic Development Goals & Strategies: • Increase and diversity the property tax base by encouraging the retention and expansion of existing businesses and attracting businesses that have growth potential and are compatible with Iowa City's economy. • Provide an environment that supports quality employment and living wages and that enhances workforce skills and educational levels. • Encourage a healthy mix of independent, locally -owned businesses and national businesses. • Improve the environmental and economic health of the community through efficient use of resources. o Encourage new business development in existing core or neighborhood commercial areas. o Support projects that provide opportunities for workers to live close to their place of employment... Transportation Goals and Strategies: • Accommodate all modes of transportation on the street system. o Design arterial streets as "complete streets" where all modes of transportation are considered... o Require sidewalks on both sides of city streets. • Encourage walking and bicycling. o Encourage pedestrian -oriented development and attractive and functional streetscapes that make it safe, convenient, and comfortable to walk. o Provide crosswalks and pedestrian signals where appropriate. For the reasons above, staff finds the requested rezoning to be consistent with the comprehensive plan amendment and also compatible with the policies of the comprehensive plan. Compatibility with Existing Neighborhood Character: The subject property is a portion of the former ACT campus that is now largely vacant. To the east is the remainder of the former campus. To the south is the Iowa City Community School District offices. Across the N. Dodge St. right-of- way are a variety of commercial uses, including a gym, restaurant, hotel, and gas station. To the west is an existing single-family home that is separated from the subject property by a small woodland. Staff is recommending one condition to ensure compatibility with the existing neighborhood character. Commercial areas along N. Dodge St that abut either N. Dodge Street or land that is zoned residential must include landscaped buffer strips that do not allow any development. These strips shall be 30' wide and shall be landscaped according to the plan that is approved by the City Forester. Transportation and Access and Utilities: The subject property is currently accessed from N. Dubuque Rd. and ACT PI. There is currently no access to the site from N. Dodge St. As part of the rezoning, staff requested a traffic study. Attachment 5 includes the traffic study's executive summary. The study determined that the existing lane configuration and stop control at the N. Dodge St. and ACT Circle intersection will not provide an acceptable level of service (LOS) through the 2047 N buildout design year. Therefore, the traffic study recommends the following for the N. Dodge St. / ACT Circle intersection: 1) a signalized intersection, 2) installation of a fourth leg that would provide access to the subject property, and 3) a dedicated northbound right turn lane and south bound left turn lane. The figure below denotes the recommended new improvements with red circles. Figure 1. Recommended Improvements — ACT Circle/N Dodge St Intersection Staff has several recommended conditions related to the transportation system. Regarding the N. Dodge St and ACT Circle intersection, the City will be installing a traffic signal at this intersection. The City portion of the project will include the full traffic signal and associated pedestrian signal accommodations (currently included in the adopted Capital Improvements Program for 2025). Through the proposed conditions, the applicant will be responsible for constructing the 4th leg (i.e. access to the subject property) of the ACT Circle / N. Dodge St intersection. Also related to this intersection, staff is recommending the applicant install a dedicated southbound left -turn lane and northbound right -turn lane subject to review and approval by the City Engineer and the Iowa DOT — as recommended by the traffic study. The applicant is also interested in an additional driveway access north of the N. Dodge St/ACT Circle intersection to the subject property. Any access would require review and approval by the Iowa DOT and the City Engineer. Staff is recommending a condition that if the applicant pursues an Iowa DOT permit for an additional access that it be limited to right-in/right-out only. Since this area has never been platted, staff is recommending conditions to ensure that as the area develops an interconnected block and street network is established through the subdivision process. Staff is also recommending a condition to fill in an existing sidewalk gap along the east/south side of N. Dodge St. between N. Scott Blvd and the ACT Circle. Staff is recommending a 10' wide sidewalk to be installed by the applicant as part of the rezoning. Regarding other utilities, staff needs more information about the existing sanitary sewer in the area. Therefore, staff is also recommending a condition that prior to final plat approval, a flow study shall be prepared for the full length of the North Branch of the Northeast Trunk sewer to its point of connection with the North Branch Dam Trunk Sewer. If any of the existing sections of the North Branch of the Northeast Trunk sewer do not have the capacity to support the full buildout of the area being rezoned, upgrades will need to be made and accepted by the City prior to the issuance of any building permits. If sewage from the area being rezoned will be conveyed to the Highlander Lift Station, a flow study shall be prepared for the Highlander Lift Station. II STAFF RECOMMENDATION: Staff recommends approval of REZ25-0008, a request to rezone approximately 33.64 acres of land along N. Dodge St. and south of 1-80 to Community Commercial (CC-2) zone subject to the following conditions: 1. Prior to issuance of any building permits, the subject area shall go through the subdivision process and obtain approval of a preliminary and final plat. 2. Prior to final plat approval, a flow study shall be prepared for the full length of the North Branch of the Northeast Trunk sewer to its point of connection with the North Branch Dam Trunk Sewer. If any of the existing sections of the North Branch of the Northeast Trunk sewer do not have the capacity to support the full buildout of the area being rezoned, upgrades will need to be made and accepted by the City prior to the issuance of any building permits. If sewage from the area being rezoned will be conveyed to the Highlander Lift Station, a flow study shall be prepared for the Highlander Lift Station. 3. Prior to site plan approval, commercial areas along N. Dodge St that abut either N. Dodge Street or land that is zoned residential must include landscaped buffer strips that do not allow any development. These strips shall be located on the commercial property, shall be 30' wide, shall be located along N. Dodge Street, which is an important gateway to the City, as well as in areas that abut residential zones, and shall be landscaped according to the plan that is approved by the City Forester. 4. Prior to issuance of a building permit, installation of 10' wide sidewalk on the eastern/southern portion of the N. Dodge Street right-of-way between N. Scott Blvd and ACT Circle subject to review and approval by the City Engineer. 5. Prior to final plat approval, submission of construction drawings for a southbound left - turn lane and northbound right -turn lane on N. Dodge Street at ACT Circle subject to review and approval by the City Engineer and the Iowa DOT. Installation of improvements shall be required prior to issuance of building permits. 6. Prior to final plat approval, submission of construction drawings for the 4th leg of the ACT Circle / N. Dodge St intersection subject to review and approval by the City Engineer and the Iowa DOT. Installation of improvements shall be required prior to issuance of building permits. 7. Any request for an additional driveway access to the subject property north of the N. Dodge St/ACT Circle intersection shall be limited to a right-in/right-out access only. This access requires review and approval by the City Engineer and the Iowa DOT. NEXT STEPS: After a recommendation from the Planning and Zoning Commission, the following will occur: • City Council will need to set a public hearing for both the comprehensive plan amendment and rezoning applications. • City Council will consider approval of the comprehensive plan amendment (CPA23-0001) and must hold three readings including the public hearing for the rezonings (REZ24-0013 and REZ25-0008). ATTACHMENTS: 1. Location Map 2. Zoning Map 3. Applicant Submittal 4. Good Neighbor Meeting Summary 5. Traffic Study Executive Summary Approved by: 1 3 ,� Danielle Sitzman, AICP, Development Services Coordinator Department of Neighborhood and Development Services ATTACHMENT 1 Location Map ATTACHMENT 2 Zoning Map =Lei.... Col 1 _ P1� .. iCaa u- ue Fa -� � pubuqd col An application to rezone approximately 33.64 acres of land located south of I-80 and east of N. Dodge Street from Office Research Park (ORP) zone to Community Commercial (CC-2) zone. Vq • FIT" r� � CDA-. ID -RP i � c CITY ©F �©bV�1 CITY Prepared By: Olivia Ziegler Date Prepared: June 2025 i page St Nb to 80 Cb ---77 I 1 Scott BIkid a-Ra ATTACHMENT 3 Applicant Submittal June 10, 2025 APPLICANT'S STATEMENT FOR REZONING JNB Iowa City — Dodge Street Commercial Please accept the following Applicant Statement submitted on behalf of JNB Iowa City, LLC. JNB Iowa City, LLC (Applicant) has recently purchased the 400-acre former ACT Campus which was once home to more than 900 employees in multiple office buildings. The use of the campus changed dramatically over the past several years and now only one building is utilized. The remaining buildings are vacant with the former Lindquist Buildings slated for razing this summer. The 400-acre campus contains numerous zoning classifications currently. These include Rural Residential (RR-1), Low Density Single -Family Residential (RS-5), Office Research Park (ORP), Interim Development Single -Family Residential (ID-RS), Research Development Park (RDP), and recently added Mixed Use (MU). The Interim Development zones are intended for areas of managed growth in which agricultural and other nonurban uses of land may continue until such time as the city is able to provide city services and urban development can occur. The Applicant is requesting to rezoning 33.64 acres along N. Dodge Street and Interstate 80 to Community Commercial (CC-2) zone. The affected property is currently zoned Office Research Park (ORP). According to the city code, the Community Commercial zone is intended to "provide for major business districts to serve a significant segment of the total community population. In addition to a variety of retail goods and services, these centers may typically feature a number of large traffic generators requiring access from major thoroughfares." The request for the CC-2 zone reflects the property's location along N. Dodge Street, a major arterial street, and the proximity to Interstate 80. N. Dodge Street experiences more than 20,000 vehicles per day and Interstate 80 experiences more than 40,000 vehicles per day. The properties on the opposite side of Dodge Street are currently zoned CH-1. There are two properties to the south along N. Dodge Street that are currently zoned single-family residential. The topography between these properties and the developable portion of the subject property provides a natural buffer. This property is surrounded by developed properties and city services are currently available. Rezoning to Highway Commercial allows for redevelopment of this portion of the former ACT site to bring commercial services this important corridor in Iowa City. Thank you for your consideration of this rezoning application. Sincerely, Michael J. Welch, PE Shoemaker 49:,260� H a a I a n d Project No. 24381.40 Page 1 ACT CIRCLE HOLDINGS, LLC ZONING C01 ZONING C01 ZONING C01 2400 N DODGE, LLC ZONING CH1 N49052'15"E 228.741---s JAYA HOTELS, LLC CH1 SANTILIAN INVEST. ZONING ND REAL ESTATE CH1 ZONING CH1 ACT CIRCLE HOLDINGS, LLC ZONING C01 INTERSTATE 80 N73050'43"E 11.07 N73°25'S4"E 183.16' - - N73°52'08"E - - - - - - - - 215.20' _ �- N58059'27"E lMIDAMERICAN ENERGY 235.92' °o��c�'� eLn u ZONING JNB IOWA CITY, LLC N60018'11"E ZONING ID —Rs 213.93' M - ;I, o can . �'C oo� �� AREA "A" O �1,� 33.64 Ac 1,465,216 SF N22°03'06"W 103.86' ;I N85004'45"W 315.20' _ GUERRER0 ZONING RS-5 i - 3: CRAWLEY ZONING °° RS-5 JNB IOWA CITY, LLC o j ZONING z RS-5 N. DUBUQUE RD 120 = S8904836"W S81048'39"W a T—�► 121.43 73.31' n 0 OG 1 ICCSD y. fn � ZONING '37- °, JNB IOWA CITY, LLC ID -RP `HICKORY ZONING NI G HEIGHTS ZONING S01050'00"E 150.00' S88010'00"W 255.23' S05 34 20 E 140.77' - -�. J� A=021 °43'42"_ _ R=473.80' i L=179.68' CH=178.60' \_S00'00'00T CB=S05030'01"W - J' 229.52' S88041'21"W 129.33 S81004'581fW 222.27' OPD / RS-5� JNB CAMPUS, LLC ZONING JNB IOWA CITY, LLC MU - ZONING ID-RS G� OAKKNOLL EAST ZONING Q OPD / RM-12 PGA CITY L OF IOWA CITY ZONING z I OPD / RS-5 0 100 200 Soo 400 N 1 REVISE ZONING DESIGNATION FEET 0 INITIAL APPLICATION NO. REVISION S88031' 12"W 402.09' JNB IOWA CITY, LLC ZONING ID -RP s I a s � IkcR r. as � �..� xa �- JNB IOWA CITY, LLC ZONING ID -RP JNB CAMPUS, LLC ZONING ID-RS I _ '•o�kq r JNB CAMPUS, LLC ZONING ID-RS JNB CAMPUS, LLC ZONING JNB CAMPUS, LLC MU ZONING ID-RS - � NORTH SCOTT BOULEVARD QHARVEST J PRESERVE FOUNDATION ZONING �. ID-RS XXX Y' I JNB CAMPUS, LLC ZONING MU MONUMENT FARMS, LLC ZONING ID -RP REZONING EXHIBIT DODGE STREET COMMERCIAL IOWA CITY, IA LEGAL DESCRIPTION AREA "A" AUDITOR'S PARCEL #96022, RECORDED IN PLAT BOOK 37 - PAGE 4, AND A PORTION OF AUDITOR'S PARCEL #96016, RECORDED IN PLAT BOOK 36 - PAGE 348, AND AUDITOR'S PARCEL #96015, RECORDED IN PLAT BOOK 36 - PAGE 347, AND A PORTION OF AUDITOR'S PARCEL #96021, RECORDED IN PLAT BOOK 37 - PAGE 3, AND A PORTION OF AUDITOR'S PARCEL 2005047, RECORDED IN PLAT BOOK 49 - PAGE 123, AND A PORTION OF SURVEY PLAT, RECORDED IN PLAT BOOK 17 - PAGE 27 AND A PORTION OF A SURVEY PLAT, RECORDED IN PLAT BOOK 4 - PAGE 160, AND A PORTION OF THE N1/2 NW FRACTIONAL 1/4, SECTION 1, TOWNSHIP 79 NORTH, RANGE 6W OF THE FIFTH P.M, AND ALL LOCATED WITHIN THE E1/2 NE 1/4, SECTION 2, TOWNSHIP 79 NORTH RANGE 6 WEST, OF THE FIFTH P.M, AND THE SW 1/4 SW 1/4 SECTION 36, TOWNSHIP 80 NORTH RANGE 6 WEST, OF THE FIFTH P.M, AND THE SE 1/4 SW 1/4 SECTION 36 TOWNSHIP 80 NORTH RANGE 6 WEST, OF THE FIFTH P.M, AND THE N1/2 NW FRACTIONAL 1/4, SECTION 1, TOWNSHIP 79 NORTH RANGE 6 WEST, OF THE FIFTH P.M, AND ALL LOCATED WITHIN WARRANTY DEED AS DESCRIBED IN BOOK 6644 - PAGE 171 AND RECORDED IN JOHNSON COUNTY RECORDER'S OFFICE, DESCRIBED AS FOLLOWS: BEGINNING AT A 5/8" IRON ROD WITH AN IDOT CAP LOCATED ON THE SOUTHERN RIGHT OF WAY OF INTERSTATE 180 AND THE SW CORNER OF AUDITOR'S PARCEL 96022; THENCE N73° 25' 54"E-183.16 FEET ALONG SAID RIGHT OF WAY, TO THE POINT OF INTERSECTION OF THE EAST LINE OF SW1/4 SW1/4 SECTION 36-80-06, WHICH IS ALSO THE NE CORNER OF SAID AUDITOR'S PARCEL, THENCE N73050'43"E - 11.07 FEET ALONG SAID SOUTHERN RIGHT OF WAY, TO THE POINT OF INTERSECTION OF THE EXTENSION LINE OF THE EAST LINE OF THE NW 1/4 NW 1/4 SECTION 01-79-06; THENCE S01'46'34"E - 584.70 FEET ALONG SAID EAST LINE; THENCE S88'31'12"W - 402.09 FEET; THENCE S43'10'00" - 851.17 FEET; THENCE S01 50'00"E - 150.00 FEET TO THE SOUTHERN LINE OF THE NW 1/4 NW 1/4, SECTION 01-79-06; THENCE S88'10'00"W - 255.23 FEET ALONG SAID SOUTHERN LINE, THE EASTERLY RIGHT OF WAY OF OLD SOLON RD., WHICH IS NOW ACT DR.; THENCE S05°34'20"E - 140.77 FEET ALONG SAID EASTERLY RIGHT OF WAY; THENCE S05030'01 "W - 179.68 FEET ALONG A 473.80 FOOT RADIUS CURVE CONCAVE WESTERLY, WITH A CENTRAL ANGLE OF 21043'42", HAVING A CHORD LENGTH OF 178.60 FEET, ALONG SAID EASTERLY RIGHT OF WAY; THENCE S00°00'00" - 229.52 FEET; THENCE S88°41'21"W - 129.33 FEET; THENCE S81'04'58"W - 222.27 FEET; THENCE S81'48'39"W - 73.31 FEET; THENCE S89048'36"W-121.43 FEET TO THE SE CORNER OF PROPERTY SURVEY RECORDED IN BK 4 - PG 160, WHICH IS ALSO ON THE NORTHERN RIGHT OF WAY OF OLD SOLON RD; THENCE N0018'17"W - 568.41 FEET ALONG THE EASTERLY LINE OF SAID PROPERTY SURVEY; THENCE N851,04'45"W - 315.20 FEET; THENCE N22003'06"W - 103.86 FEET TO THE NW CORNER OF SAID PROPERTY SURVEY TO AN IRON ROD WITH CAP #15747, ALSO LOCATED ON THE SOUTHERN RIGHT OF WAY OF NORTH DODGE STREET AND HIGHWAY 1; THENCE ALONG SAID SOUTHERN HIGHWAY 1 RIGHT OF WAY THE FOLLOWING COURSES: N55002'56"E - 1007.60 FEET; N49'52'15" E - 228.74 FEET; N60'18'11"E - 213.93 FEET; THENCE N58059'27"E - 235.92 FEET TO THE NW CORNER OF AUDITOR'S PARCEL 96016, WHICH IS ALSO THE SOUTHERLY RIGHT OF WAY OF INTERSTATE 180; THENCE N58001'55"E - 397.37 FEET; THENCE N73052'08"E - 215.20 FEET TO THE POINT OF BEGINNING. THE DESCRIBED AREA CONTAINS 33.64 ACRES MORE OR LESS AND IS SUBJECT TO EASEMENTS AND RESTRICTIONS OF RECORD. APPLICANT INFORMATION PROPERTY OWNER JNB IOWA CITY, LLC STEVE LONG 7152 ELDORADO PT WEST DES MOINES, IA 50266 STEVE@SALIDAPARTN ERS.COM CIVIL ENGINEER SHOEMAKER AND HAALAND MICHAEL J. WELCH, PE 160 HOLIDAY ROAD CORALVILLE, IA 52241 319-351-7150 ZONING INFORMATION CURRENT ZONING ORP - OFFICE RESEARCH PARK PROPOSED ZONING CC2 - COMMUNITY COMMERCIAL CLIENT PROJECT SHEET TITLE Shoemaker JNB IOWA CITY, LLC ACT WEST CAMPUS REZONING EXHIBIT 06-10-2549:r,� Haaland 05-28-25 DATE N. DODGE STREET PROJECT NUMBER: 24381.40 ISSUED DATE: 06-10-2025 DRAWN BY: CHECK BY: MJW APPROVED BY: MJW SHEET NUMBER EX-1 / " \ REV ATTACHMENT 4 Good Neighbor Meeting Summary Summary Report for Good Neighbor Meeting I r 1 CITY OF IOWA CITY Project Name: ACT West Campus Project Location: 2041 N Dubuque Rd Meeting Date and Time: 6/10 4-6 p.m. Meeting Location: Ferguson Center (200 Act Dr, Iowa City, IA 52243) Names of Applicant Representatives attending: Steve Long, Mark Seabold, Mike Welch Travis Wright Names of City Staff Representatives attending: Anne Russett Number of Neighbors Attending: 20 Sign -In Attached? Yes No X General Comments received regarding project (attach additional sheets if necessary) - Residents would like to see a restaurant in the Ferguson Center and more services in general. Neighbors supported the idea of ACT Dr connecting into Dodge St. Neighbors liked the idea of commercial along Dodge St with a pedestrian connection to Oaknoll. The idea of more housing and a mix of uses nearby was well received. Concerns expressed regarding project (attach additional sheets if necessary) - Concerns about traffic on N. Scott Blvd. Indicate the left turn out of Oakknoll onto N. Scott is difficult. Want to know if there would be a second connection to the Oakknoll east property so they could avoid N. Scott. Wanted a pedestrian connection from Oakknoll East to the ACT campus. They currently cut through the ICCSD property but, worry that could be taken away in the future. Neighbors prefer to see housing only along Scott Blvd, but fine with senior facility that includes a cafe/coffee shop that is open to the public. Concern about about removal of trees/open space that neighbors often use for walking. Will there be any changes made to the proposal based on this input? If so, describe: No changes intended based on comments from Neighbors. Staff Representative Comments ATTACHMENT 5 Traffic Study Executive Summary Traffic Impact Study: Iceberg Development Group Iowa City, Iowa July 1, 2025 I HEREBY CERTIFY THAT THIS ENGINEERING DOCUMENT WAS PREPARED BY ME OR UNDER MYDIRECT PERSONAL FESSIp��ii �, SUPERVISION H RVIS ON AND THAT AM A DULY LICENSED �2 �� PROFESSIONAL ENGINEER UNDER THE LAWS OF THE STATE C`Q• , � OF IOWA. C •: V ERIC J m _ 07/01/2025 MUNCHEL = _= SIGNATURE DATE • 19142 = PRINTED OR TYPED NAME: ERIC J. MUNCHEL LICENSE NUMBER: 19742 MY LICENSE RENEWAL DATE IS: 12/31/2024 PAGES, SHEETS, OR DIVISIONS COVERED BY THIS SEAL: ALL 111100 Prepared for: Iceberg Development Group Prepared by: SHIVEHATTERY ARC HITECTURE+ E N G I N E E RING 222 311 Avenue SE, Suite 300 Cedar Rapids, IA 52401 (319) 364-0227 Page 3 of 53 Executive Summary The Iceberg Development Group initiated this traffic impact study to identify potential traffic impacts on the adjacent roadway network due to their proposed multipurpose land use development, which will be located on the former ACT Campus in Iowa City, IA. The study area west of the black delineated line in the figure below is the focus of the proposed traffic study. This study builds on the previous study submitted for the rezoning of the 48 acres noted at Area 1.1 through 1.4 in the figure below. Five access points are proposed, with two on Scott Boulevard and two on Dodge Street (Highway 1), and one on 1st Avenue. These access points will be full access points with no turning movement restrictions, except for a right-in/right-out access point on Dodge Street (Highway 1) north of ACT Circle. Existing, opening, and design analysis years are assumed to be 2025, 2027, and 2047, respectively. The following study intersections within the study area were identified for analysis. Please note directional roadway names, for example N Dodge Street have been dropped. Study Intersection #1 — Dodge Street & Scott Boulevard Study Intersection #2 — Scott Boulevard & Dubuque Road/Scooter's Access Point (Scott Boulevard & Dubuque Road hereafter) Study Intersection #3 — Scott Boulevard & V Avenue/ACT Place (Scott Boulevard & 1st Avenue hereafter) Study Intersection #4 — Scott Boulevard & Hickory Heights Lane Study Intersection #5 — Dodge Street & ACT Circle Study Intersection #6 — Dodge Street & 1-80 EB Off -Ramp Study Intersection #7 — Dodge Street & 1-80 WB Off -Ramp Study Intersection #8 — Dodge Street & Access Point Study Intersection #9 — 1st Avenue & Access Point The above list assigns each study intersection with a number that is used as reference. (e.g., study intersection #1 = Dodge Street and Scott Boulevard). The area immediately surrounding the study intersections incorporates retail, services, office, recreational, residential, and undeveloped land uses. Weekday turning movement volumes were collected at the study intersections in mid and late October 2024. The peak hours of the study intersections were determined based on the highest consecutive four 15-minute turning movement counts between the hours of 6:00 and 9:00 AM and 3:00 and 6:00 PM at study intersection #6. Study intersection #6 governs the AM and PM peak hours because it is the study intersection with the highest volume of entering vehicles. The AM peak hour was determined to occur between 7:30 and 8:30. The PM peak hour was determined to occur between 4:15 and 5:15. The raw and refined volume data are provided in Appendix 1. Projected traffic analysis will typically apply an annual growth rate to study intersections' existing turning movement volumes to account for growth in background traffic over future analysis years. In coordination with the Metropolitan Planning Organization of Johnson County the following growth rates were identified for the study intersection approaches. 2240009880 1 July 1, 2025 SHIVEHATT ERY ARC hf I T E C T U R E+ E N G I N E ER I N G Page 4 of 53 Figure ES1 Annual Growth Rates These annual growth rates were applied to existing volumes to project future background traffic volume growth, which can be expected through a sustained constant area growth without the potential development. It should be noted over time growth rates generally do not exhibit straight-line growth, but rather tend to level off as the surrounding area continues to develop. Therefore, the use of a straight-line growth rate for the prediction of future events can be thought of as conservative and should be considered as such when reviewing the output of this analysis. The Iowa Crash Analysis Tool (ICAT) website administered by Iowa DOT was used to collect available crash data at the existing (study intersection #8 is not an existing intersection) study intersections for the ten-year period between January 1, 2015 and December 31, 2024. Over this period a total of 224 crashes were reported at the existing study intersections. The Iowa DOT Potential for Crash Reduction (PCR) analysis was also reviewed at the existing study intersections. Study intersection #1 (Dodge Street and Scott Boulevard had a medium PCR level. Study intersection #5 did not have a PCR classification. All other study intersections (study intersection #2, #3, #4, #6, and #7) had a negligible PCR classification. Safety improvements are not recommended at the study intersections based on the crash analysis presented above. The development will increase traffic volumes at the study intersections. However, the potential for increased crash frequencies is not anticipated. 2240009880 1 July 1, 2025 SHlti+l'EHATTCRY A R C H IT E C T U R E+ E N G IN E£ R ING Page 5 of 53 Iowa City Transit provides public transportation in the study area. Figure 10 identifies the North Dodge route (Route 7), which passes through the study area. The Metropolitan Planning Organization of Johnson County (MPOCJC) Future Forward 2045 Long Range Transportation Plan identifies "Wide Sidewalk/Pathways" within the study area that extend along Dodge Street, Scott Boulevard, and 1 st Avenue. Sidewalks extend along the study roadways, except Interstate 80. The analysis presented herein indicates the study intersection's LOS indices will operate at acceptable levels during the AM and PM peak hour conditions through the 2047 buildout design year scenario, except for study intersections #2 and #5. Additionally, it should also be noted there is an existing queueing issue on the northbound approach at study intersection #1. Based on the analysis presented herein, the northbound approach queue is an existing issue and is anticipated to get worse under all future scenarios at study intersection #1. However, the proposed lane configuration with an additional northbound right -turn bay (presented with Table 20) is anticipated to mitigate the queueing issue and should be considered. Based on the analysis presented herein, the existing lane configuration and stop control at the Scott Boulevard and Dubuque Road (study intersection #2) intersection will not provide an acceptable LOS through the 2047 buildout design year scenario. However, the LOS issue is anticipated to arise regardless if the development is built or not. Additionally, the unacceptable LOS is only anticipated to occur for approximately 30 to 45 minutes during the AM peak hour. Based on the analysis presented herein, the existing lane configuration and stop control at the Dodge Street and ACT Circle Lane (study intersection #5) intersection will not provide an acceptable LOS through the 2047 buildout design year scenario. Therefore, the proposed lane configuration and signalized control presented in the figure below is recommended. The figure below presents the recommended lane configuration and control at the study intersections, which is anticipated to provide an acceptable LOS through the 2047 buildout design year scenario. The changes/improvements to the study intersections are delineated with red ovals in the figure below. The 95tn percentile queues at the study intersections were also analyzed. Based on these queue lengths no issues, such as a queue extending upstream to an adjacent intersection are anticipated, with the exception of the northbound approach at study intersection #1. Operational analysis worksheets are contained in Appendix 4. At Intersection #8, it should be reiterated from the assumptions listed in the report that for the purposes of the analysis presented herein, 0 inbound/outbound trips are assumed to use the proposed RIRO access point (study intersection #8). If this access point is not approved it the surrounding intersections would still operate at an acceptable LOS. If this access point is approved, it is anticipated to attract some trips away from study intersection #5 and thereby reduce the vehicle delay reported herein at study intersection #5. 2240009880 1 July 1, 2025 SHI'1dEHATTCRY A R C H IT E CT U R E+ E N G IN E£ R ING Page 6 of 53 Figure ES2 Study Intersections — 2027 Recommended Buildout Lane Configuration & Control sk 9°0 % i amp o� m ccess Point 2240009880 1 July 1, 2025 SHI'VEHATT ERY A R C H IT E C T U RE , E N G IN E E R ING STAFF REPORT To: Planning and Zoning Commission Item: REZ25-0009 2510 N. Dodge Street GENERAL INFORMATION: Owner/Applicant: Contact Person: Prepared by: Olivia Ziegler, Planning Intern Date: July 16, 2025 GSD North Dodge, LLC Steve Geifman 563-323-2626 steve(cDgeifmangroup.com 2172 56th Ave West Bettendorf, IA 52722 Nick Hatz 319-364-0227 nhatz(ab-shive-hatterV.com 222 Third Ave SW Cedar Rapids, IA 52401 Requested Action: Rezone approximately 37.9 acres of land from Research Development Park (RDP) zone to Intensive Commercial (CI-1) zone. Purpose: Allow for reuse of existing building to uses that are not allowed in the current zoning designation. New owners may also be planning additions and new buildings. Location: Location Map: Size: Existing Land Use and Zoning Surrounding Land Use and Zoning 2510 N. Dodge Street WOW 37.9 acres Former Pearson's site, Research Development Park (RDP) North: Interim Development Research Park (ID -RP) South: Office Research Park (ORP) East: Highway Commercial (CH1), 2 Comprehensive Plan: District Plan: Public Meeting Notification: File Date: 45 Day Limitation Period: BACKGROUND INFORMATION: Commercial Office (CO1) West: Intensive Commercial (CI-1) Office Research Park Development Centers N/A Property owners and occupants within 500' of the property received notification of the Planning and Zoning Commission public meeting. Rezoning signs were posted along N. Dubuque Street on July 71h 2025. June 26, 2025 August 11, 2025 The owner, GSD North Dodge, LLC, has requested a rezoning from Research Development Park (RDP) zone to Intensive Commercial (CI-1) zone for approximately 37.9 acres of land located at 2510 N. Dodge Street. The property was annexed into the City in approximately 1970 and zoned Office Research Park (ORP) zone at that time. It was initially developed for Westinghouse Education Services and was later transferred to the former owner, NCS Pearson, Inc. On March 25, 2014, the City Council approved a rezoning (REZ14-0001, Ord. No. 14-4577) for approximately 49.5 acres of property from ORP to RDP. This rezoning was adopted to keep the building conforming to the zoning code after Moss Ridge Road was constructed. The RDP and ORP zones are similar in uses permitted but differ in dimensional requirements. The ORP zone requires front setbacks of 150 feet, side and rear setbacks of 100 feet, and a minimum lot area of 7 acres. The RDP zone requires a minimum lot area of 1-acre, front setback of 20 feet, and does not require side or rear setbacks. In adopting the ordinance, the structure was allowed to remain conforming as it adhered to the zoning code and is more than 20 feet from the property line. Table 1 below outlines the differences in dimensional requirements between the zones. Table 1: Dimensional Requirements For Industrial and Research Zones Minimum Lot Requirements Minimum Setbacks Maximum Height (ft.) Maximum Lot Coverage (percent) Zone Total Area (s.f.) Width (ft.) Minimum Frontage (ft.) Front (ft.) Side (ft.) Rear (ft.) RDP 1 acre none none 20' 0' 0' 45 50 ORP 7 acres none none 150 100 1 100 none none The subject property is the former Pearson site that has been vacant for nearly five years. The Geifman Group recently purchased the property and are looking to repurpose the existing building with a variety of land uses. Some of the uses that seek to occupy the space (e.g. indoor commercial recreation) are not allowed within the current zoning designation but would be allowed with the proposed zoning. Attachment 3 includes the applicant submittal which illustrates the proposed changes to the zoning map and includes the applicant statement describing the rationale behind the request. 3 The applicant has indicated that they have chosen not to use the "Good Neighbor Policy". ANALYSIS: Current Zoning: The subject property is currently zoned Research Development Park (RDP). Properties zoned RDP provide areas for the development of office, research, production, or assembly firms and other complementary uses. Office and research use should predominate the zone. The requirements of this zone protect uses in this zone from adverse impacts of uses on adjacent land. Hotels, motels, and similar uses should be located along the periphery of the zone in locations that do not adversely affect the setting and quality of other development for the uses permitted in the zone. Proposed Zoning: The applicant is proposing to rezone the subject property to Intensive Commercial (CI-1) zone. The purpose of the CI-1 zone is to provide areas for those sales and service functions and businesses whose operations are typically characterized by outdoor display and storage of merchandise, by repair and sales of large equipment or motor vehicles, by outdoor commercial amusement and recreational activities or by activities or operations conducted in buildings or structures not completely enclosed. The types of retail trade in this zone are limited in order to provide opportunities for more land intensive commercial operations and also to prevent conflicts between retail and industrial truck traffic. Special attention must be directed toward buffering the negative aspects of allowed uses from adjacent residential zones. Table 2 below outlines the uses allowed in the CI-1 zone. There are a variety of uses that are allowed in the CI-1 zone, including retail, office, manufacturing, and warehousing. The zone does not allow residential uses. Table 2: Uses allowed in the CI-1 Zone Uses Categories Intensive Commercial Residential — Assisted Group Living - Residential — Group Household - Residential — Multi -Family - Adult Business PR Animal Related Commercial — General PR Animal Related Commercial — Intensive PR Building Trade Uses P Commercial Parking Uses - Commercial Recreation — Indoor P Commercial Recreation — Outdoor P Drinking Establishments PR Eating Establishments P Office - General P Office — Medical/Dental P Quick Vehicle Servicing PR/S Redemption Center P Retail — Alcohol Sales P Retail — Delayed Deposit - Retail — Hospitality P Outdoor Storage and Display P Retail — Personal Service P n Retail — Repair P Retail — Sales P Retail — Tobacco Sales PR Surface Passenger Service P Vehicle Repair PR Industrial Service - General Manufacturing PR Heavy Manufacturing S Technical/Light Manufacturing PR Salvage Operations - Self Service Storage P Warehouse & Freight Movement P Waste Related - Wholesale Sales P Basic Utility PR/S Community Service — Shelter S General Community Service P Daycare PR Detention Facilities S General Education Specialized Education S Parks and Open Space Hospitals - Reli ious/Private Group Assembly P Utility Scale Ground Mounted Solar S Communication Transmission Facility PR/S *P = Permitted; PR = Provisional (subject to additional use specific standards); S = Special Exception (requires review and approval by the Board of Adjustment) Rezoning Review Criteria: Staff uses the following two criteria in the review of rezonings: 1. Consistency with the comprehensive plan; 2. Compatibility with the existing neighborhood character. Compliance with Comprehensive Plan: The proposed development is reviewed using the IC2030 Comprehensive Plan. The Future Land Use Map of the IC2030 Plan identifies the subject property as appropriate for Office Research Development Center. There is currently no District Plan for this area. The IC2030 Plan also states the following: "For firms that require close access to Interstate 80, lots will soon be available in the recently platted Moss Ridge Campus, an approximately 172- acre office park located at the Highway 1 (North Dodge St) interchange with Interstate 80. The growing employment center that surrounds this interstate interchange is already home to a number of the City's major employers, including numerous medical and professional firms located in Northgate Corporate Park as well as ACT and NCS Pearson — education -based research and service firms that employ thoughts of people" (pg. 13). The need for office spaces has significantly diminished since the IC2030 Plan was adopted in 2013 and the subject property was rezoned in from Office Research Park zone (ORP) to Research Development Park zone (RDP) in 2014. The subject property was home to the former A Pearson Inc site, which closed its office in 2022. This closure and general lack of demand for office space emphasizes the importance of rezoning the existing buildings to CI-1 in allowing the empty campus to once again make a valuable contribution to Iowa City's economy in allowing multiple uses for several types of tenants while benefitting the surrounding properties. Additionally, the Northeast District Plan acknowledges that a surplus of office use designation may occur, and provides flexibility of land uses within the area: "Office uses could serve as a buffer between the interstate and residential areas... Given the past rate of development of such uses, this amount of land devoted to office park uses may be unrealistic. Alternative uses, such as residential or the buffer area uses mentioned above, should be considered in this area." (p.18) The other buffer uses mentioned in the plan include recreational uses, storage, and warehousing uses. These are all uses that the new owners are interested in. Furthermore, there are numerous goals and strategies specified in the IC2030 Plan that align with the proposed rezoning: Land Use Goals and Strategies: • Plan for commercial development in defined commercial nodes, including small-scale neighborhood commercial centers. o Provide appropriate transitions between high and low -density development and between commercial areas and residential zones. • Focus industrial development on land suitable for industrial use with good access to rail and highways but buffered from residential neighborhoods. o Provide adequate butter areas between residential areas and intensive industrial activity to mitigate any negative externalities, such as noise, odors, dust, and vibrations. Economic Development Goals & Strategies: • Increase and diversify the property tax base by encouraging the retention and expansion of existing businesses and attracting businesses that have growth potential and are compatible with Iowa City's economy. o Target industrial and business sectors that align with Iowa City's economic strengths, including biotechnology, healthcare, advanced manufacturing, information technology, education services, and renewable energy. o Provide an attractive economic environment with a streamlined, business -friendly culture by making regulatory and permitting processes, clear, predictable, and coordinated. Improve the environmental and economic health of the community through efficient use of resources. o Support the development of the Iowa City Industrial Park as a hub for renewable energy companies and other industrial operations and promote appropriate development in the City's other designated urban renewal areas including: City - Highway Project I, Northgate Corporate Park, Sycamore & First Avenue, Lower Muscatine Road & Highway 6, Industrial Park Road, Highway 6, Moss Green, Towncrest, and Riverfront Crossings. Staff finds that since the proposed rezoning is consistent with the land use policy direction of the comprehensive plan. Although the future land use map envisions the site to be developed as an office research park, the plan also recognizes the need to be flexible. It notes that this vision may be unrealistic, and flexibility should be considered in order to allow uses such as recreational uses, warehousing, storage, and others. Compatibility with Existing Neighborhood Character: The subject property is bordered by Interim -Development Research Park zone (ID -RP) to the north, Intensive Commercial zone (CI- 1) to the west, Highway Commercial zone (CH-1) to the east, and is separated by 1-80 from the n Interim -Development Research Park designation to the south. The proposed rezoning would not have major impact on the existing neighborhood character due to the surrounding land allowing commercial uses, as well as office, research, and production firms, all complimenting the uses of the CI-1 designation. The proposed rezoning would facilitate a seamless transition between North Dodge Street/Highway 1 and the parcels to the west that are also zoned CI-1. Transportation and Utilities: In terms of access, the subject property can be accessed from N. Dodge St at Highlander Place, which is a signalized intersection. Additionally, the subject property is accessible from the north via Moss Ridge Rd. Moss Ridge Rd and N. Dodge St are also signalized. The subject property also has access to existing City water and sewer. NEXT STEPS: Upon recommendation from the Planning and Zoning Commission, a public hearing will be scheduled for consideration by City Council. STAFF RECOMMENDATION Staff recommends approval of REZ25-0009, an application to rezone approximately 37.9 acres of land at 2510 N. Dodge Street from Research Development Park (RDP) zone to Intensive Commercial (CI-1) zone. ATTACHMENTS: 1. Location Map 2. Zoning Map 3. Applicant's Submittal Approved by: Danielle Sitzman, AICP, Development Services Coordinator Department of Neighborhood and Development Services ATTACHMENT 1 Location Map ATTACHMENT 2 Zoning Map ATTACHMENT 3 Applicant's Submittal SHIVEHATTERY ARCHITECTU R E+ E N G I NEE RING June 19, 2025 City of Iowa City Neighborhood & Development Services Iowa City Planning & Zoning Commission RE: Rezoning Applicant Statement To Whom It May Concern, On behalf of the current Ownership GSD North Dodge, LLC a rezoning request is respectfully submitted as shown in the provided Rezoning Exhibit. The 37.9 acres highlighted for the rezoning make up the former Pearson campus which was once home to multiple office buildings and warehouse space which is currently vacant. The existing zoning is Research Development Park (RDP) as this zoning matched the uses Pearson had for the site. The applicant is proposing an Intensive Commercial (CI-1) zoning designation for the parcel. The CI-1 designation will match the intended mix of uses including potential office, data center, warehousing, indoor recreation, hospitality, restaurant or retail options. The CI-1 uses provide critical flexibility to attract multiple complimentary users to bring prosperity and life back to the campus. The uses allowed inside the CI-1 zoning designation will blend seamlessly with the surrounding uses, such as the Highway Commercial and Commercial Office buildings to the east and across North Dodge Street, as well as to the west where the parcel was recently rezoned to CI-1. The CI-1 zoning designation also facilitates a good transition between North Dodge Street/Highway 1 and the parcels North and Northwest of the property that are designated with Interim Development Research Park. Given the parcels' prominent location, adjacent to North Dodge Street, Moss Ridge Road, and near Interstate 80, the CI-1 zoning designation allows a beautiful blend of office and commercial up front while maintaining the functionality of the warehouse in the back of the parcel. Passing this zoning allows for a much -needed rejuvenation of a once thriving area of Iowa City by allowing multiple uses for several types of tenants while benefiting surrounding properties. Public infrastructure appears adequate or can be reasonably upgraded in the area based on existing uses, development and utility mapping. SHIVE-HATTERY, INC. Charles "Nick" Hatz II, PE Principal, Civil Engineer Project 2250011230 800.798.0313 1 shive-hattery.com I- a ' ' / 11 NORTH REZONING EXHIBIT FROM RESEARCH DEVELOPMENT PARK (RDP) ZONE TO INTENSIVE COMMERCIAL (CI-1) ZONE 1 CH1 ZONING IOWA CITY, IOWA 0736302005 11 0 50 100 200 r ' ' z' 1r / SCALE IN FEET � r 1 ' � 1 CD RDP ZONING �' —~� j PROPOSED REZONING TO 2510 N DODGE ST INTENSIVE COMMERCIAL (CI-1) f f �� r �` LOCATION MAP CH1 ZONING � NORTH 2790NDODGE ST !�` - -- -- f 11 �` Ir- 1/ I 1 r 1 11� MOSS RIDGE RD r I L s I 1 1 _.�. C01 ZONING � M � v 2610 NORTHGATE DR l 1 1 � � 11 ' —7�� `� z �— h 0 `` PROJECT LOCATION INTERSTATE 80 i 1 C01 ZONING - — — - f 1 2615 NORTHGATE DR I � PARCEL 1- 37.9 ACRES EXISTING ZONING RDP 1 f - CI-1 ZONING I GY, SCOTT BLVD 0735401001 �.� ►� r—I� l � � 1 CHI ZONING NOT TO SCALE 1 2545 -2569 N DODGE ST OWNER/DEVELOPER/APPLICANT: GSD NORTH DODGE, LLC Yr� STEVE GEIFMAN 1 1 STEVE@GEIFMANGROUP.COM 1 2510 NORTH DODGE STREET IOWA CITY, IA 52245 1 ENGINEER: r CH1 ZONING SHIVE-HATTERY, INC. 1 2501 N DODGE ST [ CHARLES "NICK" HATZ II, PE NHATZ@SHIVE-HATTERY.COM 222 3RD AVENUE SE, SUITE 300 1 l CEDAR RAPIDS, IA 52401 319-364-0227 l SURVEYOR: i SHIVE-HATTERY, INC. l' WADE D. WAMRE, PLS I WWAMRE@SHIVE-HATTERY.COM ING11 222 3RD AVENUE SE, SUITE 300 2507 HIGHLANDER NDER PL CEDAR RAPIDS, IA 52401 j 1 1 319-364-0227 1 SITE INFORMATION TOTAL AREA = 37.9 ACRES CI-1 ZONING 0735476001 � PARCEL DESCRIPTIONS: THE WEST ONE-HALF OF THE SOUTHWEST QUARTER OF SECTION 36, TOWNSHIP 80 NORTH, RANGE 6 WEST OF THE 5TH P.M. AND COMMENCING AT THE NW CORNER OF THE NE114 OF THE SW1J4 OF SECTION 36, TWP, 80 NORTH, RANGE 6 WEST OF THE 5TH P.M.; THENCE S 0'08' W ALONG THE WEST LINE OF SAID NE1I4 SW1l4 I OF SECTION 36, 281 FEET; THENCE EAST 412.0 FEET TO THE CENTER LfNE OF IOWA HIGHWAY N0. 1 j (FORMERLY DESIGNATED AS IOWA HIGHWAY #261); THENCE NORTHEASTERLY ALONG THE CENTER LINE OF CH1 ZONING CH1 ZONING SAID HIGHWAY, ALONG A 2865 FOOT RADIUS CURVE, CONCAVE EASTERLY WITH A CENTRAL ANGLE OF 150 2513 HIGHLANDER PL 2525 HIGHLANDER PL TO ITS INTERSECTION WITH THE NORTH LINE OF SAID NE114 SW114 OF SECTION 36; THENCE N 89°18' W 566.0 FEET ALONG THE NORTH LINE OF SAID NE114 OF THE SW'I/4 OF SECTION 36, TO THE POINT OF BEGINNING. EXCEPTING THAT PART THEREOF CONDEMNED BY THE IOWA STATE HIGHWAY COMMISSION FOR THE USE AND BENEFIT OF THE STATE OF IOWA AS SHOWN BY THE CONDEMNATION PROCEEDING RECORDED IN — BOOK 254, PAGE 155, IN THE OFFICE OF THE COUNTY RECORDER OF JOHNSON COUNTY, IOWA, AND — — — FURTHER EXCEPTING THEREFROM THOSE PARCELS CONVEYED TO THE CITY OF IOWA CITY, IOWA, — — — PURSUANT TO DEEDS RECORDED IN BOOK 1075, PAGE 408 AND BOOK 5265, PAGE 30 OF THE JOHNSON 0 — — — COUNTY, IOWA RECORDER'S OFFICE. — — ��P ENTER - S - E - (9p --- w w W z 0 � U Q + LU w r w Q w> > u u, r' 2y m a m � rn Ln s Z w O J w w w Lu (D ❑ Lo IT CN Q _ U 0 w O 0 O Z w c) = O ❑ H o 0 n o c/) z o Q U 0 N � z U i Ln o w n ccli m w a q N N Ir w m m 0 => w m z Q 0 cc ❑ W 0 a Q Q� a ❑ D w ¢ o D z � o 0 cr IL w U Z O � w x Q�w EX1 � r -4 ui41 Date: July 16, 2025 CITY OF IOWA CITY MEMORANDUM To: Planning & Zoning Commission From: Rachael Schaefer, Associate Planner, Neighborhood & Development Services Re: Zoning Code Amendment (REZ25-0012) related to 14-5K Neighborhood Open Space Requirements Introduction The Iowa City Zoning Code (Title 14) and Subdivision Code (Title 15) are subject to alteration and clarification as situations and circumstances change throughout the city. The proposed ordinance (Attachment 1) is an amendment to the City's Neighborhood Open Space Requirements, which were initially adopted in 1994. Since its adoption, the City has adopted other zoning tools that have complicated the implementation of the neighborhood open space requirements. The purpose of these amendments is to adopt an ordinance that works with a variety of zoning tools while maintaining the main purpose of the regulation, which is to ensure all residents have adequate access to parks and open space areas. Background The neighborhood open space dedication is a requirement that developers set aside land for parks or pay a fee in lieu of land dedication to be used by the City to acquire and develop park facilities. This requirement ensures that those responsible for creating the need for new parks cover the costs, rather than existing residents. The current formula used to calculate the required neighborhood open space dedication is as follows: A x 0.65DU x PDU x 3/1000, where A = Acres of undeveloped property; DU = Maximum dwelling units per undeveloped acre (43,560 divided by the minimum lot area requirement for the highest density residential use allowed in the subject base zone); 0.65 = This percentage figure reflects the average development density occurring in Iowa City; PDU = Persons per dwelling unit based on the most recent census; and 3/1,000 = The community standard of acres for active neighborhood open space required per 1,000 persons, as determined by the formulas set out in the neighborhood open space plan, as amended. Several zoning code updates have occurred since the adoption of the current ordinance in 1994. The main issue is that the current formula is based on maximum density, which causes several problems: 1. Residential zones now allow duplex and attached single-family housing types, increasing the maximum density. 2. The Form -Based Zones applicable in the South and Southwest Districts allow a wide range of housing types in each zone and therefore have a very high maximum density compared to what will likely be constructed. 3. The formula is not calculable for projects in the Riverfront Crossing and Central Business Districts since there is no maximum density. 4. The current formula's open space requirements create a burden for small infill projects. In addition to updating the formula, this update also addresses the following: 1. Aligning the purpose statements in 14-5K-1 and 15-3-5 with current City practices. 2. Clarifying the references to the "neighborhood open space plan, as amended" in 14-5K and 15-3-5. 3. Aligning the applicability provisions in 14-5K-2 and 15-3-5B. 4. Refining the procedure for dedication in 14-5K-3 language to align with current practices. The goal of this update is to remove density from the calculation, adopt a formula that works for all zoning districts, and adopt a formula that balances the City's current budget and goals with a more reasonable approach for developers and subdividers. The proposed code amendment (Attachment 1) includes changes to Article K, Neighborhood Open Space Requirements, of Chapter 5, Site Development Standards, of the Zoning Code (Title 14). Staff also proposes amending Title 15 (Land Subdivisions) to ensure alignment with the updates in Title 14. While the Planning and Zoning Commission does not review changes to the City Code outside of Title 14, proposed amendments to Title 15 are also included in the attachment. Proposed Amendments 1. Applicability and Procedures The current ordinance applies neighborhood open space requirements to residential subdivisions, commercial subdivisions containing residential uses, and planned developments. The proposed amendment simplifies the process by applying the requirement only at the preliminary plat stage. This change recognizes that major developments, including most planned developments, already go through preliminary platting where infrastructure and unit layout are determined, making it the appropriate point to assess open space needs. It also exempts smaller projects that only require a final plat, as these are typically follow-ups to an earlier subdivision that already accounted for open space. This update improves clarity, avoids duplication, and ensures the requirement aligns with the scale and timing of development. 2. Formula The following formula was selected based on its alignment with the update's goals, conformance with best practices informed by the research conducted, and ease of use. # of units x PDU x 3/1000, where # of units = Number of new units is determined as noted in the table below; PDU = Persons per dwelling unit based on the most recent census (Persons per household, 2019-2023: 2.23). 3/1000 = Acres of active neighborhood open space required per 1,000 persons. Determining Unit Number Zone Unit Number Determined by Single -Family Residential Allowable units based on the following dimensional requirements: Lot size, Lot frontage, and Lot width Multi -Family Residential and For every platted lot: Maximum dwelling units per undeveloped Commercial Zones (with acre (43,560 divided by the minimum lot area requirement for residential uses) the highest density residential use allowed in the subject base zone) x 0.65 Riverfront Crossings and Unit number to be provided by developer at submittal of Eastside Mixed Use Districts preliminary plat application Form -Based Zones Total unit number on Neighborhood Plan Planned Development Total unit number on Preliminary OPD Plan Overlays (OPDs) The updated formula includes key adjustments to improve clarity, consistency, and alignment with how development occurs in Iowa City. The variables were revised as follows: Removed A (acres of undeveloped land): The current formula uses total site acreage, which did not accurately reflect how much housing would be built. Removing acreage simplifies the calculation and avoids disproportionate requirements for low -density, oddly shaped sites, and sites with sensitive features. DU (dwelling units per acre): This variable was based on the maximum allowable density, which often exceeded what was actually built. Removing dwelling units per acre eliminates inflated results. Retained 0.65 (estimated development density): Retained in how unit counts are estimated for some zones. While no longer part of the formula itself, the 0.65 multiplier is still used to estimate realistic unit counts in zones where actual units are unknown at the time of preliminary plat. This preserves consistency with past development patterns while improving applicability. PDU (persons per dwelling unit): PDU remains in the formula to ensure that open space requirements are based on the estimated population served, maintaining alignment with the community standard of open space per 1,000 people. 311000 (acres per 1,000 persons): This value remains unchanged and continues to represent the City's adopted standard for neighborhood open space need based on population. Added • Number of Units: Replaces A x DU x 0.65 in the new formula. Unit count now drives the calculation and is determined based on zone -specific methods that reflect how development is reviewed. This approach ties open space requirements directly to development intensity. The formula was simplified by removing acreage and maximum densities and instead focusing on actual or reasonably estimated unit counts. This supports the City's goal of providing adequate park space. 3. Dedication Cap The updated ordinance includes a new provision that caps required land dedication for neighborhood open space at 10% of the total developable site area. The cap works with the updated formula. After calculating the required open space using the proposed new formula (# of units x PDU x 3/1000), Staff compares the result to 10% of the total developable site area. If the formula yields a number that exceeds 10%, the requirement is limited to that maximum. This maximum applies whether the developer is dedicating land or paying a fee in lieu of land. This cap is needed to ensure the requirement remains proportional and reasonable, particularly for high -density or mixed -use developments where the formula could otherwise generate an open space requirement that consumes an excessive portion of the site. Without a cap, projects in areas like Riverfront Crossings or Form -Based Zones, where unit counts are high but land is limited, could face unrealistic dedication expectations that hinder development feasibility. The 10% limit provides a safeguard against disproportionate outcomes, offering predictability to developers while still securing meaningful open space contributions for the community. 4. Neighborhood Open Space District Boundary Map As part of this ordinance update, Staff is proposing to relocate the neighborhood open space boundary map from the parks master plan to the zoning ordinance. The map was originally adopted in 1993 in the Neighborhood Open Space Plan, which was adopted as part of the City's Comprehensive Plan. The most recent update of the map is included in the 2017 Parks Master Plan (see Attachment 2). Including the map directly in the zoning ordinance improves accessibility and provides clearer guidance to staff, developers, and the public by placing the map in the same location as the standards that describe its use. In addition to adding the map to the zoning ordinance, Staff is also proposing to revise the neighborhood open space boundaries by consolidating several subareas into districts (See Attachment 3). When discussing the implementation of this ordinance with Park and Recreation staff, it was noted that the current boundaries are too segmented, which can make land acquisition and the use of fee -in -lieu funds restrictive. Expanding and consolidating these boundaries will provide greater flexibility to develop park spaces where they are most efficient, rather than being limited to areas that may not align with where land is available or where park development is feasible. This is especially important as all payments in lieu of dedication funds must be used by the City within five years of them being received. The update to the district boundaries also includes expanding them to include the growth boundary areas outside of city limits. Adding the growth areas to the boundaries ensures that as annexation and development occur, neighborhood open space can be developed in the area using these dedicated funds. Analysis Iowa City's ordinance was compared to 18 other jurisdictions that require neighborhood open space dedication (see Attachment 4). Four of the researched jurisdictions were in Iowa, while the others were located in Minnesota, Texas, Wisconsin, California, and Arkansas. Six difference development scenarios were used to analyze how each formula would impact that development's dedication requirements. The scenarios included a single-family only, a mixed unit type, an infill development in a single-family zone, a mixed unit type development in the Form Based District, and two multi -family developments in the Riverfront Crossing District. The following formula was selected based on its alignment with the update's goals, conformance with best practices informed by the research conducted, and ease of use. The updated formula replaces the current acreage -based calculation with a simpler, unit -based approach: # of units x PDU x 3/1000 with a 10% cap, instead of A x 0.65DU x PDU x 3/1000. This change removes the reliance on density, making the calculation clearer, more consistent across zoning districts, and better aligned with actual population impacts. The current formula relies on a fixed density assumption that no longer reflects the range of housing types allowed across zoning districts, making it less adaptable and difficult to implement. In contrast, the proposed formula is simpler, more transparent, and scalable across all development types and zones. Tying open space requirements directly to the number of units and expected population better aligns with actual demand for parks. At the same time, the cap ensures that requirements remain reasonable for both infill and large-scale projects. This change improves clarity, fairness, and consistency in implementation without compromising the City's open space goals. Because the City's zoning districts vary significantly in how and when unit counts are established, the new neighborhood open space formula requires flexible methods for estimating unit numbers at the time of preliminary plat. In single-family residential zones, lot size provides a reliable proxy for unit count since lots are typically platted individually for units. In multi -family residential and commercial zones, unit counts are not known until later in the development process, so a standardized calculation based on maximum allowable density, adjusted by maintaining the 0.65 factor, offers a consistent and fair estimate for these specific lots. In Riverfront Crossings and Eastside Mixed Use Districts, where flexibility and mixed -use configurations are common, applicants will provide an estimated unit count at the preliminary plat, with final numbers verified at the final plat. Unit numbers from the adopted Neighborhood Plan will be used for form -based zones. This tailored approach ensures accurate open space requirements across all zoning districts, aligning with each district's specific development review process. Anticipated Impact The example scenarios below illustrate how the updated formula may impact neighborhood open space requirements across a range of development types and zones. While these are a mix of real and conceptual projects that require dedicated open space, they reflect common development patterns and help demonstrate how the new formula functions in different zoning contexts. Two key issues justify the shift to the new formula. First, under the current formula, open space fees for high -density projects, particularly in areas like Riverfront Crossings or the Form -Based Zones, can exceed $1 million. This is difficult to justify from a planning and policy standpoint and does not encourage the dense development that the City wishes to see in these zones. These amounts can create a significant barrier to the kind of infill, compact, walkable developments that align with City goals. The new formula, combined with the 10% cap, ensures that open space requirements remain meaningful yet not excessive, thereby preserving project feasibility in areas where land is limited and housing demand is high. Second, while the open space dedication for more traditional residential subdivisions may decrease under the new formula, the change reflects a correction of an assumption in the current code. The existing formula uses a maximum density, not the density proposed or built. The updated formula ties open space requirements directly to unit count and the most recent household size data. This creates a more accurate standard across all zoning districts, ensuring that each development contributes neighborhood open space based on the estimated number of people who will reside there, without being overburdened. Together, these changes align requirements with actual development patterns while maintaining the City's goal of acquiring high -quality open space as new housing is built. The examples below highlight the updated formula's improved predictability, fairness, and scalability across zoning districts without compromising the City's open space objectives. Single -Family Residential Single -Family Residential - Multi -Family Residential — Tamarack Ridge Lexington Ave Cardinal Heights Pt 1 Formula for Land to Acres to be Fee in Lieu Acres to be Fee in Lieu Acres to be Fee in Lieu be Dedicated Dedicated Dedicated Dedicated Current 0.79 $25,915.95 0.010 $6,278.91 0.64 $46,439.79 Updated 0.40 $13,167.93 0.0071 $4,014.001 0.28 $20,505.04 Difference - 0.39 - $12,748.02 - 0.003 - $2,264.91 -0.36 - $25,934.75 Riverfront Crossings Form -Based Planned Development 700 S Dubuque (Conceptual) South Village Concept Overlay - Western Homes (Conceptual) (Conceptual) Formula Acres to Acres to for Land to be Fee in Lieu be Fee in Lieu Acres to be Fee in Lieu be Dedicated Dedicated Dedicated Dedicated Current 1.09 $1,462,818.23 11.28 $1,848,310.26 1.09 $141,100.13 Updated 0.192 $255,661.002 2.35 $385,713.10 0.73 $94,797.30 Difference - 0.90 - $1,207,157.23 - 8.93 - $1,462,597.16 - 0.36 -$46,302.83 Notes: 1) With the newly proposed ordinance, the neighborhood open space dedication requirements would likely not be triggered for infill sites as they typically only require a final plat and not a preliminary plat. 2) The calculated dedication was greater than 10% of the total developable land (dedication cap), so a 10% land dedication is required for this development. Next Steps Pending a Planning and Zoning Commission recommendation, the City Council must hold a public hearing to consider the proposed text amendments. Staff Recommendation Staff recommends that Title 14 Zoning be amended, as illustrated in Attachment 1, to update requirements related to neighborhood open space dedication to continue implementing the City's goal of providing adequate open space to residents. Attachments 1. Draft Zoning and Land Subdivision Code Text Amendments 2. 2017 Neighborhood Open Space Boundary Map 3. Neighborhood Open Space Boundary Map Proposed Update 4. Summary Review of Other Jurisdictions Approved by: � Danielle Sitzman, AICP, Development Services Coordinator Department of Neighborhood and Development Services ATTACHMENT 1 Draft Zoning and Land Subdivision Code Text Amendments DRAFT ZONING CODE TEXT A. Amend 14-5K-1, Purpose, by deleting the strikethrough text and adding the underlined text: The neighborhood open space requirements ensure that adequate usable neighborhood open space, parks and recreation facilities are provided in a manner that is consistent with the neinhherheed „non Spare parks master plan, as amended, by using a calculable method to equitably apportion the costs of acquiring and developing land for those purposes. The provisions of this article require development, which creates increased needs for neighborhood open space ("open space impact"), to pay a proportionate share of the city's capital improvements to fulfill said open space impact. Usable neighborhood open space includes pedestrian/bicycle trails, preferably located within natural greenway systems, private open space that is publicly accessible, and neighborhood parks that serve nearby residents. DertienS of larger rnmmi inity parks may he adapted fer parks nr large playing fields for ernanizeld Sports. This article is also intended to encourage, wherever reasonably feasible, the dedication of sensitive areas in conjunction with usable open space. (Ord. 05-4186, 12-15-2005) B. Amend 14-5K-2, Applicability, by deleting the strikethrough text and adding the underlined text: As a condition of approval for preliminary plats containing residential uses residential deyelepmentS the applicant shall dedicate land, pay a fee in lieu of land, or a combination thereof, for park, greenway, recreational and open space purposes, as determined by the city and in accordance with the provisions of this article. (Ord. 05-4186, 12-15-2005) C. Amend 14-5K-3, Dedication of Land, by deleting the strikethrough text and adding the underlined text: A. Amount Of Land To Be Dedicated: The amount of land dedication shall be determined by the following formula. This formula is deemed a reasonable calculation of the additional need for neighborhood open space created by the subject subdivision nr planned development A x n 65D l x PDU x 3/1000 where A — AvreS ef de eh�ed property; DU - Maximum ellet area requirement for the highest density resideRtial use all9wed On the subjeG base zone); Awl GIty; # of units x PDU x 3/1000, where # of units = Number of new units is determined as noted in the Table 5K-1; PDU = Persons per dwelling unit based on the most recent census; and 3/1 ,000 = The rnmmi mite standard of a Acres for of active neighborhood open space required per 1,000 persons, as determined by the formulas Set out in the neighherheed epee Snore plan as ameRded Table 5K-1: Determinina Unit Number Zone Unit Number Determined by Single -Family Residential Allowable units based on the following dimensional requirements: Lot size, Lot frontage, and Lot width Multi -Family Residential and For every platted lot: Maximum dwelling units per undeveloped Commercial Zones (with residential uses) acre (43,560 divided by the minimum lot area requirement for the highest density residential use allowed in the subject base zone) x 0.65 River Front Crossings and Unit number to be provided by developer at submittal of Eastside Mixed Use Districts preliminary plat application Form -Based Total unit number on Neighborhood Plan Planned Development Overlays (OPDs) Total unit number on Preliminary OPD Plan B. Dedication Cap: The maximum amount of land to be dedicated is 10% of the total acres of land being developed. 9- C. Nature Of Land To Be Dedicated: Except as otherwise required by the city, all dedications of land shall meet the following criteria: Usability: At least ninety percent (90%) of the land required to be dedicated shall be located outside of floodways, lakes or other water bodies, areas with slopes greater than fifteen percent (15%), wetlands subject to federal or state regulatory jurisdiction and other areas the city reasonably deems unsuitable for neighborhood open space due to topography, flooding or other appropriate considerations. Dry bottom storm water detention facilities and dry creek areas may be credited toward reaching a portion of the required land dedication when the city determines that such areas are suitable for use as neighborhood open space. Pedestrian/bicycle trails and private open space that is publicly accessible may be credited toward reaching the required land dedication when the city determines that such areas are suitable for use as neiahborhood Wen soace. The city encourages the dedication of lakes, ponds, creeks, other water bodies, wetlands falling under the jurisdiction of state or federal agencies and other sensitive areas including woodland areas, both as ten percent (10%) of and in addition to the dedicated land required by this article, if sufficient abutting land is dedicated as a usable, public recreation area or park. 2. Unity: The dedicated land shall form a single parcel of land, except where the city determines that two (2) or more parcels or greenways/trails would best serve the public interest, given the type and distribution of neighborhood open space needed to adequately serve the proposed development. If the city determines that two (2) or more parcels would best serve the public interest, the city may require that such parcels be connected by a dedicated strip of land at least twenty feet (20') wide in order to provide access and continuity between said parcels. 3. Location: The dedicated land shall be located so as to reasonably serve the recreation and open space needs of the residents of the subdivision or 4. Shape: If a sufficient amount of land is dedicated to accommodate recreational facilities and activities, such as fields, courts or playground equipment, the shape of the dedicated land shall be suitable for such facilities and activities. Linear open space should be of sufficient width to accommodate trails and adjacent greenways. 5. Access: a. Greenways/Trails: Public access to greenways/trails shall be provided by a public access easement at least twenty feet (20') in width. In addition, greenways/trails shall be connected to existing or proposed greenways/trails on adjacent property. b. Parks: Public access to the dedicated land to be used for parks shall be provided either by adjoining public street frontage or by a dedicated public access easement at least fifty feet (50') in width, which connects the dedicated land to a public street or right of way. The grades adjacent to existing and proposed streets shall permit reasonable access to the dedicated land. The parcel shall be safely accessible to pedestrian traffic. 6. Responsibility For Site Preparation: a. The city may require the subdivider or developer to grade and seed those portions of the dedicated land to be improved prior to dedication of the property and prior to the city's acceptance of the dedication. b. Where the dedicated land is located adjacent to a street, the subdivider or developer shall remain responsible for the installation of utilities, sidewalks and other improvements required along that street segment. c. Prior to dedication, the subdivider or developer shall be responsible for restoring satisfactory ground cover and controlling erosion on land to be dedicated that has been disrupted as a result of development activities by the subdivider or developer. D. G Procedure For Dedication Of Land: The dedication of land shall be reviewed as part of the preliminary subdivision plat or preliminary planned development plan, whiGheveF is appliG . The subdivider or developer shall designate the area or areas of land to be dedicated pursuant to this article on the preliminary subdivision plat er ^'o, planed development plan. Where wetlands have been delineated on the property, the preliminary subdivision plat shall also identify the boundaries of such wetlands. 2. Upon receipt of the preliminary subdivision plat, the rmmn; inity development (PCD director of neighborhood & development services (NDS) shall submit a copy to the director of parks and recreation diFeGtGF of the depaFtmon4 of parrs and MGFeatien for review by the parks and recreation commission. The parks and recreation commission shall submit recommendations concerning the land to be dedicated to the planning and zoning commission within twenty-one (21) business days of the receipt of a complete application for preliminary subdivision plat d eyelepmon+ 3. Once the final subdivision plat eF final planned developmen is approved, and any public improvements required to be installed by the subdivider or developer within the land to be dedicated have been installed, approved, and accepted by the city, and the subdivider or developer has completed site preparation pursuant to subsection B6 of this section, the subdivider or developer shall provide a properly executed warranty deed conveying the dedicated land to the city within two (2) years of final plat approval (or find planned development appreva�-or by the time the city issues fifty percent (50%) of the certificates of occupancy for the subdivision, at the discretion of the city, or as otherwise specified in the subdivider's or developer agreement. 4. The city shall formally accept the dedication of land for open space, parkland or greenways/trails by resolution. (Ord. 05-4186, 12-15-2005) D. Amend 14-5K-4, Payment of Fees in Lieu, by deleting the strikethrough text and adding the underlined text: A. General: The payment of fees in lieu of dedication of land may occur at the request of the subdivider or developer with approval by the city, or may be required by the city. The payment of fees in lieu of land dedication shall be reviewed and approved as part of the preliminary subdivision plat or preliminary planned deyelnnmenf B. Request By Subdivider Or Developer: 1. If a payment in lieu of open space is requested, the subdivider or developer must include such request in a letter submitted with the application for a preliminary subdivision er preliminary planned development whichever is applicable. 2. The director of neighborhood & development services (NDS) will forward a copy of the preliminary subdivision plat er preliminary planned deyelnnmonf along with a copy of the letter requesting payment of fees in lieu of land dedication to the director of the department of parks and recreation for review by the parks and recreation commission. The commission shall submit any and all recommendations concerning the payment of fees in lieu of dedication to the planning and zoning commission within twenty one (21) business days of the date a complete application for preliminary subdivision plat er planned deVe!E)nmont is submitted. 3. The planning and zoning commission will consider the request for payment of fees in lieu of land dedication during the subdivision or planned development review process and forward its recommendations to the city council. C. Determination Of Fees In Lieu Of Dedication Criteria: The city may, at its discretion, require the payment of fees in lieu of the subdivider dedicating land, if the city finds that all or part of the land required for dedication is not suitable for public recreation and open space purposes, or upon a finding that the recreational needs of the proposed subdivision can be met by other park, greenway, or recreational facilities planned or constructed by the city within reasonable proximity to the subdivision. The city shall consider the following factors in making its determination: 1. Recreational and open space elements of the city comprehensive plan, as amended, and the relation of the subdivision to the proposed open space and recreational areas; 2. Topographic and geologic conditions of the land available for dedication; 3. Size, shape, location of and access to the land available for dedication; 4. The character and recreational needs of the neighborhood where the subdivision is located; 5. The costs of developing open space and recreational areas in the subdivision; 6. The actual or potential development of open space and recreational areas on land adjacent to the subdivision which will serve the needs of the subdivision; 7. Recommendations of staff, the parks and recreation commission and the planning and zoning commission; and 8. Any other relevant information. D. Time Of Payment: Fees in lieu of dedication must be paid in full by the subdivider/developer prior to the issuance of the first building permit for a lot in the subdivision or planned development. E. Amount Of Payment: The fee shall be equal to the fair market value of the land that ftabotherwise would have been required for dedication. The fair market value of the undeveloped land shall be determined by a qualified real estate appraiser or by other means whe is acceptable to both the city and the subdivider or developer. The city and subdivider/developer will equally share the appraisal costs. (Ord. 05-4186, 12-15- 2005) E. Amend 14-5K-5, Requiring Both Dedication of Land and Payment of Fee, by deleting the strikethrough text and adding the underlined text: The city may, at its discretion, require a subdivider or --a deveae development to dedicate a portion of the land required under the formula set forth in this article, and also to pay a fee in lieu of dedication for the remaining portion of the land by said formula. The fee for the remaining portion shall be determined by a qualified real estate appraiser or by other means who isacceptableto both the city and subdivider or developer. The city and subdivider/developer will equally share the appraisal costs. (Ord. 05-4186, 12-15-2005) F. Amend 14-5K-6, Use of Funds, by deleting the strikethrough text and adding the underlined text: A. The neighborhood open space district boundary map (see figure 5K-1 of this section), divides the city into neighborhood open space districts. All payments in lieu of dedication shall be deposited in a special neighborhood open space account designated by the name of the contributing development. All payments will be used to acquire or develop open spaces, parks, recreation facilities and greenways/trails that are located within the neighborhood open space district containing the subject subdivision OF PlaRned daye-^^n4e4 1 and will benefit the residents of the subdivision G�r plaR ed deve'^^meRt for which payment has been made. FIGURE 5K-1 Neighborhood Open Space District Boundary Map Legend Brown Dees 3T," 0 Iowa City Boundary Galf Club �'s ��♦ �� + Iowa City Growth Area 13t h 5 „testate BO ��I 1 3u nth sr IVE Clear Creek Greenbelt a �.- �M SEBra_n�h�� • t l g� ■1��I�i z Melrose nre _ �� eilhthtst 99 \ 1 +ijj a o-aa 3 ♦ E E 420th St SE N _1 1 1 1 1 ♦ t I East 1 1 /• izaak 1 .saga Sr SE j L��• N N waa Breckenrio� e Estates Mlles s: Lsn, um Urn in, FAO, NOAA, USG$, r0Pp—St—tM p -_ iri vfors a rd throe C 0 02505 15 2 ISnUsP[ »i ty A � - n B. The city must use the payment in lieu of dedication within five (5) years from the date received. This period will be automatically extended an additional five (5) years if the subdivider/developer has not constructed at least fifty percent (50%) of the units within the subdivision OF PlaRned ` eyelepme 1+ for which payment in lieu of dedication has been made. C. If the city has not spent the funds by the last day of the five (5) year period or, if extended, by the last day of an additional five (5) years, the city shall, within ninety (90) days thereafter, mail to the property owner, at the address on file with the Johnson County treasurer's office, a proportional refund based on the percentage of the platted lots they own of the total platted lots in the subdivision or planned development. The subdivider's agreement/development agreement for each subdivision/-plarned development for which the subdivider/developer has made payments in lieu of dedication shall inform all property owners and successors in interest to properties in the subdivision pIaRRed deyel^t,lY en of the right to a refund as provided for herein. (Ord. 05-4186, 12-15-2005) 6 DRAFT LAND SUBDIVISION CODE TEXT G. Amend 15-3-5, Neighborhood Open Space Requirements, by deleting the strikethrough text and adding the underlined text: A. Intent And Purpose: The neighborhood open space requirements are intended to ensure provision of adequate usable neighborhood open space, parks and recreation facilities in a manner that is consistent with the noighborheed neon space parks master plan, as amended, by using a fair and reasonably calculable method to equitably apportion the costs of acquiring and/or developing land for those purposes. Active, usable neighborhood open space includes pedestrian/bicycle trails preferably located within natural greenway systems, private open space that is publiclV accessible, and also in^l�,�s- neighborhood parks that serve nearby residents. PeFt!GRS ef GemMYRIty Parks may be adapted f9r Reighberheed use, but this Ghapter is organized spe#s B. Dedication Of Land Or Payment Of Fees In Lieu Of Land Required: The dedication of land shall be reviewed as part of the preliminarV subdivision plat. As a condition of approval for preliminary plats containing residential uses residential subdivisions GOrnmornial subdivisions Gentaining FesideRtial us the applicant shall dedicate land or pay a fee in lieu of land, or a combination thereof, for park, greenway, recreational and open space purposes, as determined by the city and in accordance with the provisions of title 14, chapter 5, article K, "Neighborhood Open Space Requirements", of this code. (Ord. 08-4313, 8-26-2008) ATTACHMENT 2 2017 Neighborhood Open Space Boundary Map e Neighborhood Open Space District Map 1 �l - N l ,. f rJ E1 N WICl N E SI SW3 -T - W - - C� SE1 SW5 SW4 - I SE - E2 ATTACHMENT 3 Neighborhood Open Space Boundary Map Proposed Update Legend 0 Iowa City Boundary r Iowa City Growth Area kg 1 .541 1 h�ev- v10 13th St Clear Creek Greenbelt P. Fa m m �a i um� Southwest 2 dL Brown Deei Golf Club _j ..� rate 80 i i 4 N Miles 0 0.25 0.5 1.5 2 Q East t3 Izaak �a. — � Walton Rd & m � U _ W 66 Sources: B7777 O, 'V 340th St NE . ` .� rhte�tate 80 Lower West Branch Z_ _Rd _E FA.,,, v I 420thStSEn.L c, cal � �dy Osage St SE ;s �F Breckenriuge Estates FAO, NOAA, USGS, ©-0penStreetMap contributors, and the GIS User X Community — cc ATTACHMENT 4 Summary Review of Other Jurisdictions State 2022 Population OrdinanceCity Dedicated Category Iowa City IA 75,233 14-5K Acres of undeveloped property X (0.65 x max DU) x Persons/DU x 3/1000 1 Santa Cruz County CA 136,086 Chapter 15.01 # of units x Persons/DU x 5/1000 2 Pleasant Hill IA 11,186 Chapter 172 # of units x Persons/DU x 5/1000 2 Dallas Center IA 1,955 170.13 # of units x Persons/DU x 10/1000 2 Waukee IA 29,167 Chapter 179 # of units x Persons/DU x 6.5/1000 2 Fort Worth TX 956,709 G-16592 # of units x Persons/DU x 3.25/1000 2 Austin TX 974,447 Article 14 Single -Family: # of units x Persons/DU x 9.4/1000 [Persons/DU based on Density] 2 Multi -Family: [# of units x 5/10001+ [# of hotel/motel rooms x 4/1000] Fayetteville AR 99,285 166.04-B-4-1 Single-Family:.023 acres x # of units 3 Multi-Family:.02 acres x # of units Single -Family Detached:1110 sq.ft. x # of units Norwalk IA 14,177 176.06 Single -Family Attached: 740 sq.ft. x # of units 3 Multi -Family: 592 sq.ft. x #of units Mobile Home: 1,044 sq.ft. x # of units Minneapolis MN 425,096 Chapter 22, Article V Downtown: (.0066 acres x # units) + (100 sq.ft. x # of employees) 3 Other Areas: (.01 acres x # units) +(100 sq.ft. x # of employees) Residential: 150 sq.ft. x #units Saint Paul MN 303,176 63.7 Commercial: 28 sq.ft. x new floor area/1000 3 Industrial: 11 sq.ft. x new floor area/1000 Wholesale, warehouse, & storage: 6 sq.ft. x new floor area/1000 Single -Family: 1 acre per 48 DU College Station TX 124,319 Sec. 8.8 Multi -Family: 1 acre per 83 DU 3 [see code for calculation details] Madison WI 272,903 16.23.6.f # of units x Square Feet 3 [sq.ft. is prescribed in the code for each unit type] Brooklyn Park MN 83,324 151.061 .1 x acreage of buildable land 4 [10% of land is required] West Saint Paul MN 21,794 Title XV: Chapter 152 .08 x acreage of buildable land 4 [8%of land is required] Residential: [DU/acre = % of buildable area] Blaine MN 71,739 Article V: 75-130 0-1= 5%, 2-3 =10%, 4-5 =12 %, 6-7 =14%, 8-12 =16%, 13-16 =18%, For each unit over 16/acre, add 0.5%. 4 Commercial & Industrial:3% Stearns County MN 158,292 625 1 x acreage of buildable land 4 [10% of land is required] Altoona WI 9,139 1808 Acres of Undeveloped Propertyx.05 4 [5%of land is required] Residential: (95%of the current fair market value of the city -owned parkland and park improvements/the current number of city residents) x (# units x persons/DU) Bloomington MN 79,107 22.1 Commercial: (10% of the current fair market value of the city -owned parkland and park improvements/the 5 current number of jobs) x (sq.ft. new floor area x employees/1000 sq.ft.) Data Points Used in Land DedicationD- City Iowa City Acres of Undeveloped Property/Buildable Land X Average Density Occurring in City X Undeveloped Acre X (# listed in each code) X parkland/1000 residents) X Santa Cruz County X X X Pleasant Hill X X X Dallas Center X X X Waukee X X X Fort Worth X X X Austin X X X Fayetteville X X Norwalk X X Minneapolis X X Saint Paul X X College Station X X Madison X X Brooklyn Park X X West Saint Paul X X Blaine X X Stearns County X X Altoona X X Bloomington X X Other Elements of the Code Citv Iowa City Applicability Residential Subdivisions Park Dedication Max Additional Fees None None Exemptions None Credits Previous park dedication or fees Santa Cruz County Residential Subdivisions None None None 25% of acreage in the 100-year floodplain that is dedicate Pleasant Hill Subdivision of Land, Plat of Subdivision, PUD, Site Plan % of total acres being developed (varries None Minor subdivisions (no definition) trail easement area, 1 acre of stream buffer =.1 acre of for Residential Development based on unit type: 5-15%) open space, value of park improvements installed Dallas Center Subdivisions, Site Plan, PUD, Conditional Use Plan, Area None None None None Development Plan. Waukee Residential Subdivisions None None None Value of park improvements installed, private parkland Park Development Fee: $115,000.00/acre of Value of park improvements installed, private open space Fort Worth Residential Subdivisions None dedicated land None [credit up to 50%, 50-75%Director Approval, > 75% Council Approval] Subdivisions, site plans, building permits adding Single-Fam: 15%of total acres being certified S.M.A.R.T. Housing Policy units, 50% of acreage in the 100-year floodplain that is Austin residential or hotel units developed, Multi-fam: 10% None income restricted units dedicated, privately owned and maintained parkland for public use Fayetteville Residential Subdivisions, development that creates 1 or None None None None ore residential unit. Norwalk Residential Subdivisions None None None Value of park improvements installed Any development that results in a net increase in Admin Fee: 5% of dedication fee ($1,000 tax parcel splits, lot line minor subdivisions, Enter into an agreement forthe private development Minneapolis employees and/or residential dwelling units 10%of total acres being developed cap) adjustments, conversions of apartments to and/or maintenance of land for public use condominiums. All affordable housing units c Any development that results in a. net increase in Residential: 4.5%of acres being developed. Industrial < 000 sq.ft. added Commercial <5,, Enter into an agreement for the private development Saint Paul employees and/or residential dwelling units Other: 0.5%of acres being developed None 12,500 sq.ft. added, warehouse < 2,5000 sq.ft. and/or maintenance of land for public use added College Station Development of land for residential use None Park Development Fee: $4,150 per single- Affordable Housing Private park and ammenities (25%), value of park fam unit, $1,486 per multi-fam unit improvments installed Madison Residential Sites, Land Divisions, PUD, Residential None None None Privately -Owned open space credited Building Complexes Brooklyn Park plat, replat or subdivision of land allowing development None None None None for residential, commercial, industrial West Saint Paul all platting that involves development or None None land that park dedication has been received Partial credit for private parkland redevelopment that is being re -platted with the same # of lots Whenever any land in the city is subdivided by any The water surface area of required holding Blaine None None ponds shall not be included in the gross area Previous park dedication or fees process for the talc. Stearns County Residential Subdivisions with 3 or more new units 10%of the Estimated Market Value None Residential Subdivisions that create less than 3 None units Altoona Subdivisions and Developments $300 per lot None None Value of park improvements installed Bloomington Any development that results in a net increase in None None None Previous park dedication or fees employees and/or residential dwelling units City Other Elements When#ofUnits is Unknown ofthe Code Fee In Lieu Based On Iowa City Appraised Fair Market Value Santa Cruz County maximum number of such units permitted by the existing zoning Assessor's or Appraised Fair Market Value Pleasant Hill Appraised Fair Market Value Dallas Center Appraised Fair Market Value Waukee maximum number of such units permitted by the existing zoning No fee in lieu option Fort Worth Appraised Fair Market Value density is assumed to be the highest permitted in the zoning district (DU/person) x [(park purchase price to the City for acquiring an Austin or applicant may reduce the assumed density by agreeing that any acre of parkland)/(city pop/net park acrage)] increases in density may require additional dedication of parkland Fayetteville $1,089 per additional single-fam DU $952 per additional multi-fam DU Norwalk No fee in lieu option Minneapolis Appraised Fair Market Value Saint Paul $1,200 per additional DU (4.5%of assessor's estimated market value cap) College Station (average fair market value of an acre of land/dwelling units per acre of parks) x (1 + adjustment ratio MFU/SFU) Madison Alternative payment times: At platting, installments, at building Listed fee per unit (20.08) permit issuance Brooklyn Park Assessor Fair Market Values West Saint Paul Assessor Fair Market Values Blaine Fair Market Value determined by City Manage and City Council Stearns County Assessor Fair Market Values (10%cap) Altoona Land dedication shall be based upon the maximum number of units Land Acquisition Cost ($300 per lot fee cap) permitted by the City Zoning Code Dedicate or preserve land,easements, or cash = to the lesser of 10% Bloomington of undeveloped land value or calc. of maximum development Assessor Fair Market Values potential MINUTES PRELIMINARY PLANNING AND ZONING COMMISSION J U N E 18, 2025 — 6:00 PM — FORMAL MEETING E M M A J. HARVAT HALL, CITY HALL MEMBERS PRESENT: Kaleb Beining, James Davies, Maggie Elliott, Steve Miller, Scott Quellhorst, Billie Townsend, Chad Wade MEMBERS ABSENT: STAFF PRESENT: Anne Russett, Liz Craig, Alex Bright OTHERS PRESENT: RECOMMENDATIONS TO COUNCIL: By a vote of 7-0 the Commission recommends setting a public hearing for July 16, 2025 on a proposed amendment to change the Comprehensive Plan future land use map from Office Research Development Center to General Commercial, Mixed Use, and Public/Private Open Space for approximately 57 acres of property. CALL TO ORDER: Quellhorst called the meeting to order at 6:00 PM and welcomed the two new members of the Commission, Beining and Davies. PUBLIC DISCUSSION OF ANY ITEM NOT ON THE AGENDA: None. COMPREHENSIVE PLAN ITEMS: CASE NO. CPA25-0001: Location: South of 1-80 and east of N. Dodge Street A request to set a public hearing for July 16, 2025 on a proposed amendment to change the Comprehensive Plan future land use map from Office Research Development Center to General Commercial, Mixed Use, and Public/Private Open Space for approximately 57 acres of property. Elliott moved to recommend setting a public hearing for July 16, 2025 on a proposed amendment to change the Comprehensive Plan future land use map from Office Research Development Center to General Commercial, Mixed Use, and Public/Private Open Space for approximately 57 acres of property. Townsend seconded the motion. A vote was taken and the motion passed 7-0. CONSIDERATION OF MEETING MINUTES: JUNE 18 2025: Elliott moved to approve the meeting minutes from June 18, 2025. Townsend seconded the motion, a vote was taken and the motion passed 7-0. Planning and Zoning Commission July 2, 2025 Page 2 of 3 PLANNING AND ZONING INFORMATION: None. ADJOURNMENT: Townsend moved to adjourn, Beining seconded and the motion passed 7-0. PLANNING & ZONING COMMISSION ATTENDANCE RECORD 2024-2025 1/17 2/7 2/21 4/3 5/1 6/26 9/4 9/18 11/20 12/4 2/19 3/5 5/7 6/4 6/18 7/2 B E I N I N G, KAL E B -- -- -- -- -- -- -- -- -- -- -- -- -- -- -- -- -- -- -- -- -- -- -- -- -- -- -- -- -- -- X DAVIES, JAMES -- -- -- -- -- -- -- -- -- -- -- -- -- -- -- -- -- -- -- -- -- -- -- -- -- -- -- -- -- -- X CRAIG, SUSAN X X X X X X X X X X X X X X X -- -- ELLIOTT, MAGGIE X O/E X X X O/E X X O/E X X X X X X X HENSCH, MIKE X X X X X X O/E X X X X O/E X X X -- -- MILLER, STEVE -- -- -- -- -- -- -- -- -- -- -- -- X X X X X X X X O/E X PADRON, MARIA X X X O/E O/E -- -- -- -- -- -- -- -- -- -- -- -- -- -- -- -- -- -- -- -- -- -- QUELLHORST, SCOTT X X X O/E X X X X O/E X X X X X X X TOWNSEND, BILLIE X X X X X X X X O/E X X X X X X X WADE, CHAD X X X X O/E X X X X X X X X X X X KEY: X = Present O = Absent O/E = Absent/Excused --- = Not a Member