HomeMy WebLinkAboutPZ Agenda Packet 08.06.2025PLANNING AND ZONING COMMISSION
Wednesday, August 6, 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. CPA25-0002
Location: 611 Greenwood Drive; Former Roosevelt Elementary School
A request to set a public hearing for August 27, 2025 on a proposed amendment to change
the Comprehensive Plan future land use map from Public/Semi-Public to Residential 16-24
DU/Acre and the Southwest District Plan future land use map from Public
Services/Institutional to Medium to High Density Multi-Family for approximately 9.9 acres of
property.
Rezoning Items
5. Case No. REZ25-0011
Location: 804, 810, 824 Maiden Lane; 410, 416, 418 E. Benton Street, 815 Gilbert Court
An application for a rezoning of approximately 1.04 acres of land from Intensive Commercial
(CI-1) zone and Medium Density Single-Family Residential (RS-8) zone to Community
Commercial (CC-2) zone.
6. Consideration of meeting minutes: July 16, 2025
7. Planning and Zoning Information
8. 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@iowa-city.org. Early requests are
strongly encouraged to allow sufficient time to meet your access needs.
Upcoming Planning & Zoning Commission Meetings
Formal: August 27 / September 3 / September 17
Informal: Scheduled as needed.
STAFF REPORT
To: Planning and Zoning Commission
Item: CPA25-0002
611 Greenwood Dr.
Prepared by: Olivia Ziegler, Planning Intern &
Anne Russett, Senior Planner
Date: August 6, 2025
GENERAL INFORMATION:
Applicant/Owner:
TWG Iowa City, LP
1301 East Washington Street
Indianapolis, IN 46202
(317) 264-1833
Contact Person: Jon Marner
MMS Consultants
1917 South Gilbert Street
Iowa City, IA 52240
j.marner@mmsconsultants.net
(319) 351-8282
Requested Action: To amend the Comprehensive Plan future land
use map from Public/Semi-Public to Residential
16-24 DU/A and the Southwest District Plan
future land use map from Public
Services/Institutional to Medium to High
Density Multi-Family.
Purpose:
To allow for the development of a 187-unit
affordable housing project. The applicant is in
the process of pursuing Low Income Housing
Tax Credits (LIHTC)
Location: 611 Greenwood Drive
Location Map:
Size: 9.90 acres
Existing Land Use and Zoning: Neighborhood Public (P1) zone
Surrounding Land Use and Zoning: North: Medium Density Single-Family
Residential (RS-8)
South: Neighborhood Public (P1), Medium
2
Density Single-Family Residential
(RS-8)
East: Medium Density Single-Family
Residential (RS-8), Medium
Density Multi-Family Residential
(RM-20)
West: High Density Single-Family
Residential (RM-44)
Comprehensive Plan:
Public/Semi-Public
Neighborhood Open Space District: SW3
Southwest District Plan: Public Services/Institutional
File Date: July 8th, 2025
BACKGROUND INFORMATION:
TWG, Iowa City, LP purchased the former Roosevelt Elementary School site from the Iowa City
Community School District in 2021. The owner is working with MMS Consultants, Inc., to prepare
two applications to allow for the redevelopment of 9.90 acres of land at 611 Greenwood Drive, the
former Roosevelt Elementary School, and implement a 187-unit affordable housing project.
Attachment 3 includes the applicant submittal which illustrate the plan and includes the applicant
statement describing the rationale behind the request.
The first application to be considered is a Comprehensive Plan Amendment (CPA25-0002). The
Comprehensive Plan Future Land Use Map designates this area is appropriate for Public/Semi-
Public land uses. The area is covered by the Southwest District Plan which identifies it as
appropriate for Public Services/Institutional land uses. The proposed amendment would change
the future land use designation for the subject property in the Comprehensive Plan to Residential
16-24 DU/A and in the Southwest District Plan to Medium to High Density Multi-Family. The other
concurrent submitted application is a zoning map amendment (REZ25-0010), a request to rezone
the subject property, which totals 9.90 acres from Neighborhood Public (P1) zone to Medium
Density Single-Family Residential with a Planned Development Overlay (OPD/RM20) zone. The
Comprehensive Plan Amendment must be approved prior to the changes to the zoning map.
Roosevelt Elementary School was constructed in 1931, opening for its inaugural year of classes in
1932. After 80 years of operation, Roosevelt Elementary closed its doors in 2012, in which the
Iowa City Community School District rebranded the building as the Theodore Roosevelt Education
Center (TREC), which housed the Home School Assistance Program, as well as other programs
for non-traditional students. In 2018, The TREC announced it would cease operations at the end
of the academic year, concluding its services in summer of 2019, transferring services to other
individual school buildings.
The applicant held a good neighbor meeting on May 29, 2025.
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
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.
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Applicants for a comprehensive plan amendment must provide evidence that the request meets
the two approval criteria specified in Section 14-8D-3D. 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 subject property is identified as appropriate for Public Use in the IC2030 Comprehensive
Plan, which was adopted in 2013. At the time of plan adoption it was identified as appropriate
for Public/Semi Public uses based on the land being owned by a public entity. Following the
closure of the Roosevelt Elementary School in 2012, and the subsequent shutdown of The
Roosevelt Education Center in 2019, the building has since sat vacant. In 2021, the Iowa City
Community School District made the decision to sell the property. In August 2021, the property
was purchased by TWG Iowa City LP.
The proposed amendment would recognize the change in ownership from a public entity to a
private one. In addition, it would allow for the redevelopment of the subject property, creating
more opportunities for residential development, including the planned 187-unit affordable
housing project proposed by TWG. This amendment helps the City generate more housing
opportunities that are needed to accommodate a growing population.
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, the TREC was fully
functioning. The adopted policy vision of the time aligned with the existing land use of Public
Use, but with the closure of the TREC, residential uses are more fitting for this site. The
Southwest District Plan acknowledges this within their Planning Principles chapter and is
mirrored within the IC2030 Comprehensive Plan. The text states the following: “Citizens
stressed the importance of providing a diversity of housing in the District, including homes for
first time buyers, mid-sized homes, estate-style homes, townhouses, condominiums, and
apartments. The appropriate design and mix of housing types if important to the creation of
livable neighborhoods.” (p.18) In short, the designation of this land as Public Use is no longer
useful in serving the community needs; the proposed amendment aligns with the Southwest
District Plan in creating diverse housing options.
Furthermore, the proposed amendment meets several goals and strategies regarding land use
and housing from the Comprehensive Plan. This includes the following:
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.
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.
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o Concentrate new development in areas contiguous to existing neighborhoods
where it is most cost effective to extend infrastructure and services.
• Improve and maintain housing stock in established neighborhoods
o Identify areas within established neighborhoods where infill development would
be appropriate
• Support sustainability initiatives to create more energy efficient development
o Support compact, contiguous development to ensure the efficient use of land and
to enhance opportunities for alternatives to commuting by car
Environmental Goals & Strategies:
• Recognize the essential role our land use policies play in preserving natural resources
and reducing energy consumption
o Encourage compact, efficient development that reduces the cost of extending
and maintaining infrastructure and services
o Discourage sprawl by promoting small-lot and infill development
o Raise awareness of the environmental benefits of urban development that makes
efficient use of land and infrastructure that reduces reliance on cars for
transportation
For the reasons above, staff finds the requested comprehensive plan amendment to be
compatible with the policies of the Comprehensive Plan.
STAFF RECOMMENDATION:
Staff recommends that the Planning & Zoning Commission set a public hearing on CPA25-0002,
a request to amend the Comprehensive Plan future land use map from Public/Semi-Public to
Residential 16-24 DU/Acre and the Southwest District Plan future land use map from Public
Services/Institutional to Medium to High Density Multi-Family for approximately 9.90 acres of
property located at 611 Greenwood Drive, for August 27, 2025.
NEXT STEPS:
Upon recommendation from the Planning and Zoning Commission, a public hearing will be
scheduled for consideration by the City Council.
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 (CPA25-0002)
and must hold three readings including the public hearing for the rezoning (REZ25-0010).
ATTACHMENTS:
1. Location Map
2. Zoning Map
3. Applicant Submittal Materials
4. Good Neighbor Meeting Summary
Approved by: _________________________________________________
Danielle Sitzman, AICP, Development Services Coordinator
Department of Neighborhood and Development Services
ATTACHMENT 1
Location Map
µCPA25-0002 611 Greenwood Dr.
Prepared By: Olivia Ziegler
Date Prepared: July 2025
0 0.04 0.080.02 Miles
An application requesting an amendment to the future land use
map in the Comprehensive Plan, changing the future land use
designation of 9.90 acres of land at 611 Greenwood Dr. from
Public/Semi Public to Residential 16-24 DU/A.
ATTACHMENT 2
Zoning Map
Johnson County, Iowa GIS
µCPA25-0002 611 Greenwood Dr.
Prepared By: Olivia Ziegler
Date Prepared: July 2025
0 0.04 0.080.02 Miles
An application requesting an amendment to the future land use
map in the Comprehensive Plan, changing the future land use
designation of 9.90 acres of land at 611 Greenwood Dr. from
Public/Semi Public to Residential 16-24 DU/A.
P1
RS8
RS8
RM20
ATTACHMENT 3
Applicant Submittal Materials
June 27, 2025
City of Iowa City
410 E. Washington Street
Iowa City, IA 52240
Re: Roosevelt Ridge Comprehensive Plan Amendment
On behalf of the applicant, we are submitting a request for a Comprehensive Plan
Amendment. The described land consists of 9.90 acres in total and is currently listed as
Public land use. The site has access to public streets and infrastructure via Greenwood
Drive and W. Benton Street.
Circumstances for this site have changed since the current plan was adopted. This site
is the former location of Roosevelt Elementary, which has since been closed by the
ICCSD, and sold to the applicant. We are proposing a change of the land use from Public
to Residential 16-24 DU/A. The proposed land use amendment is consistent with
existing a similar land use at the northeast of the property, and a more intense land use
west of the property.
If you have questions or require any additional information, please contact us
accordingly.
Respectfully submitted,
Jon Marner.
MMS Consultants, Inc.
11603-001L2.DOCX
RETR
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S89°57'26"W660.30'(M) 659.30'(R)
9.90 AC
(319) 351-8282
LAND PLANNERS
LAND SURVEYORS
CIVIL ENGINEERS
LANDSCAPE ARCHITECTS
IOWA CITY, IOWA 52240
MMS CONSULTANTS, INC.
ENVIRONMENTAL SPECIALISTS
www.mmsconsultants.net
1917 S. GILBERT ST.
IOWA CITY
JOHNSON COUNTY
IOWA
6/27/2025
JDM
LSS
RRN
11603-001 1
1345
9.90 AC
PORTIONS OF LOT 3 AND
LOT 7 IN SCHOOL
COMMISSIONERS
SUBDIVISION OF SECTION
16, TOWNSHIP 79 NORTH,
RANGE 6 WEST OF THE
FIFTH PRINCIPAL
MERIDIAN
COMPREHENSIVE
PLAN EXHIBIT
1
1"=100'
NOT TO SCALE
LOCATION MAP
PLAT PREPARED BY:
MMS CONSULTANTS INC.
1917 S. GILBERT STREET
IOWA CITY, IA 52240
COMPREHENSIVE PLAN EXHIBIT
IOWA CITY, JOHNSON COUNTY, IOWA
APPLICANT/OWNER:
TWG DEVELOPMENT
1301 E WASHINGTON ST, SUITE 100
INDIANAPOLIS, IN 46202
PORTIONS OF LOT 3 AND LOT 7 IN SCHOOL
COMMISSIONERS SUBDIVISION OF SECTION 16,
TOWNSHIP 79 NORTH, RANGE 6 WEST OF THE FIFTH
PRINCIPAL MERIDIAN
GRAPHIC SCALE IN FEET
1"=100'
0 10 25 50 75 100
ATTACHMENT 4
Good Neighbor Meeting Summary
Summary Report for
Good Neighbor Meeting
Project Name: ___________________________Project Location: _________________________
Meeting Date and Time: ________________________________________________________
Meeting Location: _____________________________________________________________
Names of Applicant Representatives attending: ______________________________________
______________________________________
Names of City Staff Representatives attending: _______________________________________
Number of Neighbors Attending: ________ Sign-In Attached? Yes ______ No ______
General Comments received regarding project (attach additional sheets if necessary)-
_______________________________________________________________________
_______________________________________________________________________
_______________________________________________________________________
_______________________________________________________________________
_______________________________________________________________________
_______________________________________________________________________
Concerns expressed regarding project (attach additional sheets if necessary) -
_______________________________________________________________________
_______________________________________________________________________
_______________________________________________________________________
_______________________________________________________________________
_______________________________________________________________________
_______________________________________________________________________
Will there be any changes made to the proposal based on this input? If so, describe:
________________________________________________________________________
________________________________________________________________________
________________________________________________________________________
Staff Representative Comments
______________________________________________________________________________
______________________________________________________________________________
______________________________________________________________________________
______________________________________________________________________________
Roosevelt Ridge 611 Greenwood Drive
May 29, 6:30 -7:30
Horn Elementary cafeteria, 600 Koser Avenue
Jon Marner & Scott Pottorff(MMS Consultants)
Jackson Tayler & Brian Hiltunen(TWG), Aldo Sebben(Studio Arch)
Anne Russett
25 x
General concerns about existing traffic, traffic enforcement in the area. Concern about
maintenance of property.
Interest in type of affordable housing. Concern from most attendees regarding existing
traffic issues in the area and the additional traffic impact from this project. Pedestrian safety for
the area particularly at the proposed Greenwood Drive entrance location. Parking for tenants
and the potential impact to parking on streets. Some interest in capacity of existing sewer and
water infrastructure. Questions about possible amenities for the tenants and interest in a
community garden. Grading and design of the site.
A traffic study is being completed for the project to provide with the application.
STAFF REPORT
To: Planning and Zoning Commission
Item: REZ25-0011 Maiden Ln. Properties
Prepared by: Olivia Ziegler, Planning Intern
Date: August 6, 2025
GENERAL INFORMATION:
Applicant/Owners: Sheridan Family, LLC
800 Maiden Lane
Iowa City, IA 52240
Frank Simon
418 E. Benton St
Shoemaker & Haaland
160 Holiday Road
Coralville, IA 52241
Intensive Commercial (CI-
Medium Density Single-
(RS-8) zone to Community Commercial (CC-
commercial spaces for start-ups, community
2
Density Single-Family Residential (RS-8)
Surrounding Land Use and Zoning: North: Community Commercial (CC-2)
East: Medium Density Single-Family
Residential (RS-8)
South: Medium Density Single-Family
Residential (RS-8)
West: Community Commercial (CC-2)
Comprehensive Plan: Mixed Use
Downtown & Riverfront Crossings District
Plan:
Gilbert District
Public Meeting Notification: Property owners and residents within 500’ of
the property received notification of the
Planning and Zoning Commission public
meeting. A rezoning sign was posted at the
intersection of E. Benton Street and Maiden
th
BACKGROUND INFORMATION:
The owners, Frank Simon and Sheridan Family, LLC, are requesting approval for the rezoning of
approximately 1.04 acres of land encompassing the following properties: 804, 810, 824 Maiden
Lane, 410, 416, 417 E. Benton St., and 815 Gilbert Court from Intensive Commercial (CI-1) zone
and Medium Density Single-Family Residential (RS-8) zone to Community Commercial (CC-2)
zone. The affected properties were platted under Lyon’s 1st Addition Subdivision in December of
1854.
These properties are currently for sale and the Great Plains Action Society is looking to purchase
them. Their vision is to re-use the existing buildings to create a community focused space that
includes a variety of uses which are currently not allowed under the existing zoning. One of the
contingencies of the sale is the successful rezoning to the Community Commercial (CC-2) zone.
According to their website, GPAS’s mission is as follows: “We address the trauma that indigenous
peoples and the earth face and work to prevent further violence by building power in disenfranchised
communities through rematriation, healing justice, and building a regenerative economy.” GPAS
intends to repurpose the existing buildings on the subject property to support community focused
endeavors such as small commercial spaces for entrepreneurs and start-up businesses, a
community meeting space, a café, offices, and green space for gardens and outdoor gatherings.
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 properties at 804, 810, 824 Maiden Lane, and 410 E. Benton St are
currently zoned Intensive Commercial (CI-1) zone. The purpose of this zone is to provide for those
sales and service functions and businesses whose operations are typically characterized by
3
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. Special attention must
be directed toward buffering the negative aspects of allowed uses from adjacent residential zones
(14-2C-1E).
The properties at 416 and 418 E. Benton Street, and 815 Gilbert Ct. are currently zoned Medium
Density Single-Family Residential (RS-8). The purpose of this zone is primarily to provide for the
development of small lot single-family dwellings. The regulations are intended to create, maintain,
and promote livable neighborhoods. The regulations allow for some flexibility of dwelling types to
provide housing opportunities for a variety of household types. Special attention should be given
to site design to ensure the development of quality neighborhoods. Nonresidential uses and
structures permitted in this zone should be planned and designed to be compatible with the
character, scale, and pattern of the residential development (14-2A-1C).
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-1F).
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 (14-4B-4C-1B).
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
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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
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 use 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 proposed rezoning is reviewed using the IC2030
Comprehensive Plan and the Downtown & Riverfront Crossings Master Plan. The future land use
map of the IC2030 Comprehensive Plan identifies this area as appropriate for Mixed Use (MU).
The proposed rezoning to Community Commercial (CC-2) zone allows for a mix of both residential
and nonresidential uses, which is consistent with the adopted policy direction of the IC2030 plan.
The comprehensive plan also includes goals and strategies that align with the proposed rezoning.
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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.
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.
o Support Small business start-ups and expansions that expand job opportunities
•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…
The Downtown & Riverfront Crossings Master Plan abides by a form-based development plan,
which is intended to shape development and redevelopment in certain districts of the City, and
promote the creation of economically vital, mixed use, pedestrian friendly districts. One of the
goals of the plan is to encourage pedestrian-oriented, mixed-use redevelopment, by encouraging
a mix of housing, office, retail, and civic infill development.
A portion of the subject property is located within the Gilbert Subdistrict of the Master Plan.
Specifically, the properties along Maiden Ln are located within the planning area; however, the
properties at 418 E. Benton St and 815 Gilbert Ct. are not located within the planning area. The
Master Plan envisions this area being redeveloped into smaller scale housing options and gallery
space. The plans notes that this area is “designed to be a defining feature of this creative
neighborhood”. Although GPAS is not proposing redevelopment, but rather reuse of the existing
buildings, their vision will define this neighborhood and create a space where community members
can gather and collaborate.
Additionally, the Gilbert Subdistrict identifies master plan objectives and a development character.
The proposed rezoning aligns with the following direction of the Master Plan:
Master Plan Objectives:
•Maintain informal, eclectic character of neighborhood
•Promote artistic and creative class uses
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Development Character:
•Maintain smaller-scale and lower intensity of use south of the railroad
•Promote variety and diversity of form and materials
•Creative and adaptive use of existing structures
Although the owners are not requesting a rezoning to a Riverfront Crossings zoning designation,
the vision proposed by the Great Plains Action Society aligns with master plan objectives and the
development character outlined in the plan. It also aligns with the IC2030 land use vision of
Mixed Use.
Compatibility with Existing Neighborhood Character: Across the Gilbert Ct and E. Benton
Street right-of-way the area is zoned RS-8. The land abutting the subject property to the north is
zoned CC-2, as is the land located west across the Maiden Ln right-of-way.
The current CI-1 zoning is not compatible with the existing neighborhood, which is a mixture of
single-family homes, retail businesses, and restaurants. The proposed rezoning will remove all
existing CI-1 zoning within this block. Changing it to CC-2 is more consistent with the existing
zoning pattern. Additionally, due to the existing residential in the area the CC-2 zone is a less
intense zoning district, which is more compatible with the existing residential development.
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 REZ25-0011, a request to rezone approximately 1.04 acres of land
affecting the properties at: 804, 810, and 824 Maiden Lane; 410, 416, and 418 E. Benton Street;
and 815 Gilbert Court from Intensive Commercial zone (CI-1) and Medium Density Single-Family
Residential zone (RS-8) to Community Commercial zone (CC-2).
ATTACHMENTS:
1.Location Map
2.Zoning Map
3.Applicant Submittal Materials
4.Good Neighbor Meeting Summary
Approved by: _________________________________________________
Danielle Sitzman, AICP, Development Services Coordinator
Department of Neighborhood and Development Services
ATTACHMENT 1
Location Map
E Benton St
S G
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Maiden Ln
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µREZ25-0011 Maiden Ln. Properties
Prepared By: Olivia Ziegler
Date Prepared: July 2025
0 0.01 0.030.01 Miles
An application requesting to rezone the following properties: 804, 810, and 824 Maiden Lane;
410, 416, and 418 E. Benton Street, and 815 Gilbert Court from Intensive Commercial (CI-1)
zone and Medium Density Single-Family (RS-8) zone to Community Commercial (CC-2) zone.
These properties total 1.04 acres.
ATTACHMENT 2
Zoning Map
E Benton St
S G
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µREZ25-0011 Maiden Ln. Properties
Prepared By: Olivia Ziegler
Date Prepared: July 2025
0 0.01 0.030.01 Miles
An application requesting to rezone the following properties: 804, 810, and 824 Maiden Lane;
410, 416, and 418 E. Benton Street, and 815 Gilbert Court from Intensive Commercial (CI-1)
zone and Medium Density Single-Family (RS-8) zone to Community Commercial (CC-2) zone.
These properties total 1.04 acres.
ATTACHMENT 3
Applicant Submittal Materials
Project No. 25076 Page 1
July 8, 2025
APPLICANT’S STATEMENT FOR REZONING
Maiden Lane Properties
Please accept the following Applicant Statement submitted on behalf of Great Plains Action Society, the
Applicant.
The affected properties for the rezoning are located along the east side of Maiden Lane and the north side of
East Benton Street. The affected properties are 804, 810, and 824 Maiden Lane; 410, 416, and 418 E Benton
Street; and 815 Gilbert Court. These properties total 1.04 acres. The subject property is bordered by Maiden
Lane on the west (309 LF of frontage), E Benton Street on the south (156 LF of frontage), and Gilbert Court on
the east (62 LF of frontage). The properties to the north and west are currently zoned Community Commercial.
The properties to the south and east are zoned Medium Density Single-Family.
The applicant intends to repurpose the existing buildings on the subject property to the extend practical to
support community focused endeavors such as small commercial spaces for entrepreneurs and start-up
businesses (sales-oriented retail), a community meeting space (hospitality-oriented retail), a café, offices for the
Applicant’s use, and green space for gardens and outdoor gatherings. The applicant is requesting a zoning
change from the current Intensive Commercial (CI-1) and Medium Density Single-Family (RS-8) designation to
Community Commercial (CC-2). Each of the proposed uses is permitted within the Community Commercial
zone.
The site is currently served by city water and sanitary sewer. Any future development will need to comply with
applicable city codes, including Site Plan Review and/or Building Permits for renovations.
Thank you for your consideration of this rezoning application.
Sincerely,
Michael J. Welch, PE
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APPROVED BY:
PROJECT NUMBER:SHEET NUMBER
REV
SHEET TITLEPROJECTOWNER
NO.REVISION DATE
Shoemaker
Haaland
25076
PROPERTIES
MAIDEN LANE
ACTION SOCIETY
GREAT PLAINS
07-08-25
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LAFAYETTE ST
EX-1REZONING EXHIBIT
REZONING
EXHIBIT
MAIDEN LANE
PROPERTIES
IOWA CITY, IA
LEGAL DESCRIPTION
APPLICANT INFORMATION
PROPERTY OWNER
SHERIDAN FAMILY, LLC
800 MAIDEN LANE
IOWA CITY, IA 52240
FRANK SIMON
418 E BENTON ST.
IOWA CITY, IA 52240
APPLICANT / DEVELOPER
SIKOWIS NOBISS
GREAT PLAINS ACTION
SOCIETY
412 KIMBALL ROAD
IOWA CITY, IA 52245
CIVIL ENGINEER
MICHAEL J. WELCH, PE
SHOEMAKER AND
HAALAND
160 HOLIDAY ROAD
CORALVILLE, IA 52241
319-351-7150
ZONING INFORMATION
CURRENT ZONING
PROPOSED ZONING CC-2
ALL THAT REAL ESTATE PRECISELY DESCRIBED IN QCDEED RECORDED
JAN. 4, 2010, IN BK. 4544, PGS. 831 - 834, BEING LOCATED WITHIN LYON'S
FIRST ADDITION, BLOCK 4, LOTS 6 THRU 10 INCLUSIVE, AS RECORDED IN
DBK. 12 - PG. 188, AND PBK. 2 - PG. 31, AND REAL ESTATE DESCRIBED IN
WARRANTY DEED RECORDED OCT. 4, 1996, IN BK. 2166 - PG, 16, ALL IN
THE JOHNSON COUNTY, IOWA RECORDER'S OFFICE, COLLECTIVELY
DESCRIBED AS FOLLOWS:
418 EAST BENTON ST.: THE WEST 1/2 OF THE EAST 1/2, OF SAID LOTS 9
AND 10; AND
416 EAST BENTON ST.: THE EAST 1/2 OF THE WEST 1/2, OF SAID LOTS 9
AND 10; AND
410 EAST BENTON ST.: THE WEST 1/2 OF THE WEST 1/2, OF SAID LOTS 9
AND 10; AND
810 + 804 MAIDEN LANE: SAID LOTS 6, 7, EXCEPT THE EAST 100 FT. + THE
WEST 1/2 OF SAID LOT 8; AND
815 GILBERT COURT: THE EAST 1/2 OF SAID LOT 8.
SAID COLLECTIVE PARCELS CONTAIN 1.04 ACRE, ACCORDING TO THE
ORIGINAL PLAT THEREOF, SUBJECT TO SEVERAL RIGHT OF WAY
EASEMENTS DESCRIBED IN SAID QCDEED AND WARRANTY DEED.
FEET
0 40 80 160120
ZONING
CC2
ZONING
CC2
ZONING
CC2
ZONING
CC2
ZONING
CC2
ZONING
CC2
ZONING
CC2
ZONING
CC2
ZONING
CI1
ZONING
CI1
ZONING
CI1
ZONING
CI1
ZONING
RS8
ZONING
RS8
ZONING
RS8
ZONING
RS8
ZONING
RS8
ZONING
RS8
ZONING
RS8
ZONING
RS8
ZONING
RS8
ZONING
RS8
ZONING
RS8
ZONING
RS8 ZONING
RS8
ZONING
RS8
ZONING
RS8
ZONING
RM44
ZONING
CC2
ZONING
CI1
ZONING
CI1
ZONING
CI1
ZONING
CI1
ZONING
CI1
ZONING
CI1
ZONING
CC2
ZONING
CI1
ZONING
CI1
ZONING
RFC-CX
PROJECT AREA
804, 810, & 824 MAIDEN LANE CI-1
410 E BENTON STREET CI-1
416 & 418 E BENTON STREET RS-8
815 GILBERT COURT RS-8
ZONING
RS8
ZONING
RS8
ATTACHMENT 4
Good Neighbor Meeting Summary
Summary Report for
Good Neighbor Meeting
Project Name: ___________________________Project Location: _________________________
Meeting Date and Time: ________________________________________________________
Meeting Location: _____________________________________________________________
Names of Applicant Representatives attending: ______________________________________
______________________________________
Names of City Staff Representatives attending: _______________________________________
Number of Neighbors Attending: ________ Sign-In Attached? Yes ______ No ______
General Comments received regarding project (attach additional sheets if necessary)-
_______________________________________________________________________
_______________________________________________________________________
_______________________________________________________________________
_______________________________________________________________________
_______________________________________________________________________
_______________________________________________________________________
Concerns expressed regarding project (attach additional sheets if necessary) -
_______________________________________________________________________
_______________________________________________________________________
_______________________________________________________________________
_______________________________________________________________________
_______________________________________________________________________
_______________________________________________________________________
Will there be any changes made to the proposal based on this input? If so, describe:
________________________________________________________________________
________________________________________________________________________
________________________________________________________________________
Staff Representative Comments
______________________________________________________________________________
______________________________________________________________________________
______________________________________________________________________________
______________________________________________________________________________
Maiden Lane Rezoning
Thursday July 17, 2025 - 5:00pm - 6:30pm
Great Plains Action Society, 810 Maiden Lane, Iowa City
Michael Welch, Annie Palas - Shoemaker and Haaland
Sikowis Nobiss - Great Plains
Anne Russett
6 x
An overview of the proposed rezoning request was presented to attendees
and then opened the meeting to questions.
The general use plan was the primary concern for most residents.
Some neighbors asked if the property being rezoned was in a TIF district.
Other topics discussed included hours of operation, would any of the space be leased
or would they be occupying all their space, if there were any future plans for new
or reconstruction, and parking requirements and needs.
No changes based on results of meeting.
MINUTES PRELIMINARY
PLANNING AND ZONING COMMISSION
JULY 16, 2025 – 6:00 PM – FORMAL MEETING
EMMA J. HARVAT HALL, CITY HALL
MEMBERS PRESENT: James Davies, Steve Miller, Scott Quellhorst, Billie Townsend,
Chad Wade
MEMBERS ABSENT: Kaleb Beining, Maggie Elliott
STAFF PRESENT: Liz Craig, Anne Russett, Rachel Schaefer
OTHERS PRESENT: Steve Long, Cady Gerlach, Ed O’Connor
RECOMMENDATIONS TO COUNCIL:
By a vote of 5-0 the Commission 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 I-80 and east of North Dodge Street from Office Research Development Centers
to General Commercial, Mixed Use, and Public/Private Open Space.
By a vote of 5-0 the Commission recommends approval of REZ24-0013, a request to rezone
approximately 22.5 acres of land along North Dubuque Road east of North Scott Boulevard 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 North
Dubuque Road between North Scott Boulevard and ACT Drive 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
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).
By a vote of 5-0 the Commission recommends approval of REZ25-0008, a request to rezone
approximately 33.64 acres of land along North Dodge Street and south of I-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
Planning and Zoning Commission
July 16, 2025
Page 2 of 22
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 North
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 North 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 North Dodge Street right-of-way between North Scott
Boulevard 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 North 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 / North Dodge Street 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 North
Dodge Street/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.
By a vote of 5-0 the Commission 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.
By a vote of 5-0 the Commission recommends that Title 14 zoning be amended, as illustrated in
attachment one with two revisions related to the map and the dedication cap language, to update
the requirements related to Neighborhood Open Space dedication, to continue implementing the
City's goal of providing adequate open space for the City's residents.
CALL TO ORDER:
Quellhorst called the meeting to order at 6:00 PM.
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
Planning and Zoning Commission
July 16, 2025
Page 3 of 22
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.
Russett began the staff report showing an aerial map the subject property and also a map that
shows the zoning of the property which is a mix of Research Park, Single Family, and Rural
Residential. She explained this is the former ACT property that was recently purchased by JNB
Iowa City, LLC. and there are several items on the agenda that are all interrelated with this
property. This item, the Comprehensive Plan Amendment, needs to be considered before the
subsequent rezoning applications are considered. The amendment is to the Future Land Use
Map to change these 57 acres of property from Office Research Development Center to General
Commercial, Mixed Use and a bit of open space. After the Amendment is approved then there
are two rezoning requests. One is for land that is off North Dubuque Road, 22.5 acres, and that
request is a rezoning to the Mixed Use zone to align with the requested Future Land Use Map
Amendment to Mixed Use. The other rezoning is for 33 acres of land to the east of North Dodge
Street, which is a request to change the zoning from Office Research Park to Community
Commercial.
Russett noted the applicant did hold a good neighbor meeting on June 10 on all three of these
applications. She shared a map that shows the proposed amendment to the Comprehensive
Plan.
Quellhorst asked why this is a Comprehensive Plan change and not just a rezoning. Russett
explained because the direction in the Comprehensive Plan is that this area should be for Office
Research and Office Parks but since they want to do something different they need to amend the
Plan so that the rezonings would then align with the Comprehensive Plan. Without the
amendment staff can't make a positive recommendation for the rezonings.
Russett explained when they look at Comprehensive Plan Amendments there are two approval
criteria. The first is that circumstances have changed, or additional information or factors have
come to light such that the amendment is in the public interest. The second criteria is that the
proposed amendment will be compatible with other policies or provisions of the Comprehensive
Plan. In terms of the first criteria, circumstances have changed, the IC 2030 Plan was adopted in
2013 and at that time identified this area as appropriate for Office Research Park. At that time,
the former ACT campus was in use and therefore the Comprehensive Plan aligned with the
existing land use of Office Research Park. Since the Comprehensive Plan was adopted interest
in offices locating within downtown became more popular and a lot of offices were leaving office
research parks and relocating downtown. Additionally, there was the pandemic and that caused
multiple vacancies in office buildings. ACT formerly employed around 1200 people on their
campus and in their buildings (that was about 350,000 square feet). Currently they have 75
employees on site in those 54,000 acres square feet. Russett stated there has been a lot that
has changed since the Comprehensive Plan was originally adopted as well such as the City has
a real need for housing and this change in the Comprehensive Plan can help support that
increase in supply of housing.
The second criteria is that the amendment is compatible with other policies within the
Comprehensive Plan. Russett reiterated when the Plan was adopted ACT was fully operational.
Also, the Plan recognizes that the amount of Office Research Park identified may be unrealistic,
Planning and Zoning Commission
July 16, 2025
Page 4 of 22
and since the adoption of the Plan the likelihood of more office research parks in this area has
further declined. Not only has the ACT campus closed, but Pearson's has also closed. In
addition, there are a variety of land use goals and strategies that this amendment would align
with such as encouraging compact and efficient development, identifying areas that are
appropriate for infill planning for commercial development, and then in terms of housing goals it
is encouraging a diversity of housing options throughout the community, identifying and
supporting infill development and concentrating new development in areas that's contiguous to
existing neighborhoods. Therefore, staff does find that this proposal meets those two criteria.
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 I-80 and
east of North Dodge Street from Office Research Development Centers to General Commercial,
Mixed Use, and Public/Private Open Space.
In terms of next steps, staff will be asking City Council to set a public hearing after a
recommendation from the Commission.
Townsend noted on the letter from Shive Hattery, it mentioned it would also function as a
neighborhood center, what does that mean, are they going to have something for children or
parks or what. Russett explained at this point, there's no specific development proposed, they're
just requesting for a change in the policy direction of the Comprehensive Plan. The applicant is
likely to share more details on their vision.
Townsend noted the section that encourage a reasonable level of housing diversity, what does
that actually mean. Russett again noted the applicant can address that.
Quellhorst opened the public hearing.
Steve Long (Salida Partners) is part of the ownership group and stated they are excited about
the opportunity to reinvigorate the once full campus. He was before this Commission a few
months ago when they rezoned the central part of the campus to Mixed Use and they've already
started working with an architect to convert some of those buildings into 55 plus senior housing.
Now they’re excited to work on the east and south but the Commission will be seeing a lot of him
over the next few years as there's 400 acres and right now they’ve only worked on about 100.
Long noted they are waiting to work with the City and the City staff and the community as the
City updates its Comprehensive Plan for the next 10 years. He stated their intention here today is
to do what is allowed by the City Code and the market they are working with, which is Mixed
Use. They've had some interested parties or entities that want to be compatible to what's in the
immediate area and their focus is senior housing experiences and mixed use land uses, which is
part of the land that was rezoned a few months ago. Since then, they've applied for a low income
housing tax credit (LIHTC senior housing) and were approved. There will be 44 units on the
corner of Scott Boulevard and 1st Avenue and for the proposed mixed use they would like to
have something similar. Long stated having the mixed use designation allows them to have a
mix of uses and something that would be focused on is the immediate neighborhoods and the
residents they anticipate having in the hundreds of residents living on the current campus in the
next few years. For the commercial portion he stated they’ve had a lot of interest, he can't give
specifics, but it would be community focused uses and because it's on the intersection of the
highway and the interstate, focused on those uses. Long also noted they will follow the City’s
Planning and Zoning Commission
July 16, 2025
Page 5 of 22
Plan and plan to put a stop light on that corner of ACT Circle and Dodge Street as well.
Davies asked about the small amount of public/private open space and how they envision that
being tied to the existing infrastructure and natural setting in the area. Long stated they are
envisioning trail connections or connecting to existing infrastructure. He added it’s part of the
buffer and when they sit down with the site plan and work with City staff they will have a better
handle. He acknowledged they’re going to be following the Sensitive Areas Ordinance as there's
a tremendous amount of woodlands and ponds and wildlife corridors that they want to protect
and keep. Long also stated he has already had their facilities crew mow the trails to encourage
residents to use the trails.
Townsend noted concerns about the traffic going around that circle, 1st Avenue to Scott
Boulevard, there is traffic all the time there right now and there's only two exits/entrances to the
ACT campus. Long confirmed there are currently only two exits/entrances to the ACT campus
and they're both off of that circle however there will be a new entrance off of North Dodge Street
in the next year.
Cady Gerlach (Vice President of Programs, Greater Iowa City, Inc, and Executive Director of
Better Together 2030) is here tonight to voice support for the proposed amendment to the
Comprehensive Plan and the redevelopment of the former ACT campus and surrounding 57
acres. This proposal reflects the kind of forward thinking land use the region needs, it repurposes
an underutilized employment center, it aligns with changing market realities around office space,
post pandemic work patterns and community realities and growth. The blend of general,
commercial, mixed use and public/private open space directly supports the community's need for
more diverse housing options, accessible services and walkable neighborhoods. At Greater
Iowa City, Inc, they advocate for efficient, connected development that strengthens the economic
foundation and improves quality of life. This proposal checks those boxes by leveraging existing
infrastructure and arterial roadways for future growth, creating space for a mix of commercial and
residential development that serves both neighbors and regional commuters, preserves
environmentally sensitive areas while enhancing pedestrian and bike access and supports
compact sustainable development patterns that help reduce barriers to housing and retail
access. As outlined in both the IC 2030 Comprehensive Plan and regional economic goals
Gerlach stated this site is well positioned to evolve into a neighborhood scale hub that will blend
commerce, housing and natural features while contributing meaningfully to the vitality of Iowa
City's north side. They respectfully urge the Commission’s recommendation of approval and
thank them for their continued leadership in advancing a more connected, inclusive and resilient
Iowa City. Gerlach also noted that rather than speaking multiple times this evening, her
comments should be registered for CPA25-0001, REZ24-0013 and REZ25-0008.
Quellhorst closed the public hearing.
Townsend moved to recommend 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 I-80 and east of North Dodge Street from Office Research Development
Centers to General Commercial, Mixed Use, and Public/Private Open Space.
Miller seconded the motion.
Planning and Zoning Commission
July 16, 2025
Page 6 of 22
Townsend stated she was glad to that large area put to use.
Wade is also glad to see the reuse and Comprehensive Plan update to match it and will look
forward to this being added as well in a new Plan that's in progress next year.
Davies stated he is fully in support of a more flexible use and thinks it’s really encouraging to
see. He will be watching very closely just to see how the natural setting is preserved and how
connectivity of the bike trails and pedestrian access is maintained as that's an important feature
of that area.
Quellhorst agrees they're changing times as the demand for office spaces is down so it's
important that they're flexible as a community and make productive use of the property that they
have.
A vote was taken and the motion passed 5-0.
REZONING ITEMS:
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.
Russett explained this is one of two rezonings that are connected to the Comprehensive Plan
Amendment that just passed. This one is for 22.5 acres on North Dubuque Road, land
colloquially known as Gatens Farm. The land just to the west is the Iowa City Community School
District property, and the land to the north is vacant and heavily wooded, as is the area to the
south. Russett shared the current zoning noting there are four or five different zoning
designations currently, Rural Residential, Low Density Single Family, Low Density Single Family
with a Planned Development Overlay, Research Development Park and Interim Development
Single Family. Due to the five different zoning designations there's no consistency in terms of
what could be developed in any type of development pattern for this land and the request is to
zone it all Mixed Use, which would allow both residential and non-residential uses that would
include things like assisted group living, multifamily, office, retail, restaurants and such.
Russett stated the two criteria that staff looks at for rezoning is consistency with the
Comprehensive Plan and compatibility with the neighborhood. Russett explained with the
proposed Comprehensive Plan Amendment that was just voted on, this rezoning would directly
align with that request to amend the Future Land Use Map. The Comprehensive Plan also has a
variety of goals and strategies that align with this request, encouraging compact efficient
development, planning for commercial development, discouraging linear strip commercial
development, and providing for appropriate transitions. Russett noted the buffer areas come into
play in encouraging a diversity of housing options which this zone would do.
In terms of compatibility with the neighborhood, similar to the hodgepodge of zoning Russett
Planning and Zoning Commission
July 16, 2025
Page 7 of 22
noted there's a variety of different land uses, there is some single family to the north along North
Dodge Street, there's the former ACT campus to the east and the School District office and to the
southeast is multifamily with Oaknoll East. Staff is recommending a couple of conditions to
ensure compatibility. One is that any commercial development that abuts residential zones
incorporate a 30 foot landscaped buffer to provide additional separation between those
residential uses and the commercial uses. Additionally required would be full cut off light fixtures
for any commercial development.
In terms of transportation, access and utilities, the City did request a traffic study to correspond
with this proposed rezoning. The traffic study found that the North Scott Boulevard and North
Dubuque Road intersection will not provide an acceptable level of service through 2047, really
limited to accessing Scooters Coffee Shop, and this congestion is anticipated regardless of the
proposed rezoning and that congestion is limited to a small period during the day (am peak
hours). Russett stated the City Engineer has reviewed the traffic study and concurs with the
findings. In regard to sanitary sewer, the City would like more information on the existing sanitary
sewer in the area and its capacity and therefore have several conditions that they're
recommending. One is approval of a preliminary and final plat, since this area has never been
subdivided and the subdivision process will lay out the street network, lots and blocks. Staff also
wants to ensure that North Dubuque Road meets City standards for a 28 foot wide street with
curb and gutter and sidewalks. And lastly, a flow study in relationship to the sanitary sewer
system will need to be completed. Specifically, 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. The
applicant will work with the Public Works Department to study that area.
Staff recommends approval of REZ24-0013, a request to rezone approximately 22.5 acres of
land along North Dubuque Road east of North Scott Boulevard 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 North
Dubuque Road between North Scott Boulevard and ACT Drive 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
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).
Planning and Zoning Commission
July 16, 2025
Page 8 of 22
In terms of next steps, City Council will set a public hearing and consider the rezonings at future
meetings.
Quellhorst asked why staff doesn’t believe that the existing zoning code is sufficient for
separation between property types and why the added 30’ buffer is necessary. Russett
explained because of the existing single family to the north is Rural Residential which are large
lot single family and typically they’d see a transition to higher density housing and then
commercial development, but these large single family lots will be next to Mixed Use which could
be multifamily, retail, or restaurants so this is adding a little bit of extra space to provide more of
a transition.
Townsend noted concern about the traffic and if they're going to have additional entrances onto
North Scott Boulevard and Dubuque Road. Russett replied there will be no access to this
property from North Dodge Street because this particular rezoning does not border North Dodge
Street. In the next rezoning that is a consideration they will discuss. Townsend stated the circle
there at Scott Boulevard and 1st Avenue has a lot of traffic there and she just wants to make sure
that they aren't making it worse for those that have to travel it every day.
Wade asked about the traffic study level of service, at North Scott Boulevard and North Dubuque
Road is the requirement to improve North Dubuque Road solving the level of service or is it more
about that whole intersection with Scott Boulevard and Scooters and everything at that end.
Russett stated the level of service issue is related to Scooters and regardless the improvements
to North Dubuque Road will not address that, and that's going to be an issue even without this
rezoning, so that becomes a City item. What staff is requesting here is that the street be
upgraded so it has curb and gutter and sidewalk and meets the standards for a city street.
Wade asked if there will be another pedestrian crossing at Hickory Heights or will it all funnel to
Dubuque Road. Russett stated in terms of pedestrian crossings there's the controlled
intersection at North Dodge Street and Scott Boulevard but there's no sidewalk on the southern
portion, which will be discussed in the next rezoning. There's also a median on North Scott
Boulevard that provides a pedestrian refuge for anyone crossing from the west side of North
Scott to the east side but there isn’t any pedestrian crossing down at Hickory Heights.
Miller noted regarding the landscape buffer it makes sense to have it next to the single family, he
is curious is it a standard to have it between CC-2 and Mixed Use. Russett stated there probably
will not be a buffer there as they are both commercial zones.
Wade asked if the core campus was rezoned to Mixed Use. Russett confirmed that was correct
it was rezoned from Office Research Park to Mixed Use.
Quellhorst opened the public hearing.
Seeing no public comments, Quellhorst closed the public hearing.
Miller moved to recommend approval of REZ24-0013, a request to rezone approximately
22.5 acres of land along North Dubuque Road east of North Scott Boulevard to Mixed Use
(MU) zone subject to the following conditions:
Planning and Zoning Commission
July 16, 2025
Page 9 of 22
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
North Dubuque Road between North Scott Boulevard and ACT Drive 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 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).
Wade seconded the motion.
A vote was taken and the motion passed 5-0.
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.
Russett stated this is the last of the three related items for the former ACT campus. This is a
request to rezone about 34 acres to Community Commercial (CC-2) zone. She shared an aerial
map of the proposed rezoning noting it includes some of the existing buildings on the former ACT
campus and also includes some land that abuts I-80 to the north. Russett next reviewed the
existing intersection for the site, there's currently three legs but ACT Circle that does not extend
into the site which she will discuss shortly. The current zoning designation is Office Research
Park which is intended to allow large scale offices and research firms. The Community
Commercial zone allows a variety of both residential and non-residential uses, it allows upper
floor multifamily as a provisional use and allows restaurants, retail, office and even some more
intensive commercial uses such as very low scale manufacturing would be allowed, and vehicle
repair.
Russett stated again there are the two criteria to be reviewed, first is consistency with the
Comprehensive Plan and again, with the request of changing the Future Land Use Map to
General Commercial this rezoning request would directly align with the Comprehensive Plan’s
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July 16, 2025
Page 10 of 22
Future Land Use Map and encourages compact and efficient development, diversity of housing
options, planning for commercial development and providing for some appropriate transitions. In
addition in terms of the economic development goals of the Comprehensive Plan this rezoning
could help increase and diversify the property tax base, provide an environment that supports
quality employment, encourage a healthy mix of both independent and national businesses,
improving the environmental and economic health of the community. In terms of transportation,
the City is looking at ways to encourage all modes of transportation, especially off of the arterial
streets, and having sidewalks and bike connections is recommended.
In terms of compatibility with the existing neighborhood Russett noted the property is just a
portion of the former ACT campus, the remainder of the campus is to the east. Staff is
recommending a couple of conditions to ensure compatibility, one, recommending that 30’
landscape buffer between commercial uses along North Dodge Street and any commercial
development on this site. The North Dodge Street strip should be landscaped with a mix of
plantings that would be approved by the City Forester. Russett stated this is a gateway to the
community which is why staff is recommending the landscaping here to ensure that it looks nice
and welcomes people to the community. Second is a residential buffer, especially where a
portion of the development abuts the existing single family homes.
Russett reiterated a traffic study was done to look at this rezoning and it determined that the
existing lane configuration and stop control at North Dodge Street and ACT Circle would not
provide an acceptable level of service. The traffic study recommends a few things, first is a traffic
signal so that it becomes a signalized intersection, second is the installation of a fourth leg off the
traffic circle that would provide access to the subject property. The traffic study also recommends
a dedicated northbound right turn lane so if one is heading out of town on North Dodge Street
there would be a dedicated right turn lane into the subject property and if they are heading south
on North Dodge Street there's a dedicated left bound turn lane to turn into the property. Russett
confirmed the City Engineer does concur with the findings of this study. Russett also wanted to
note the City will be the one installing the traffic signal and the pedestrian components, that's
something was already planned. Other conditions will be the City would like the applicant to
explore the existing sanitary sewer in the area, that the land be subdivided to help identify
streets, lots, and block network, they’re also requesting the installation of a 10’ wide sidewalk on
the eastern portion of North Dodge Street from North Scott Boulevard and the sidewalk will run
from North Scott Boulevard to the proposed intersection at ACT Circle, and that 10’ wide
sidewalk could accommodate bicycles and pedestrians. Then related to that intersection, the
applicant will be responsible for installing the southbound left turn lane and the northbound right
turn lane at the future intersection at North Dodge Street and ACT Circle and installing that fourth
leg to provide access to their property. Russett noted the applicant has also expressed an
interest in having another access to the north of ACT Circle off of Dodge Street and that would
need to be approved by both the City Engineer and the Iowa DOT so the condition that staff is
recommending is that any request for an additional access up on North Dodge Street be limited
to right in, right out only. The final condition is that flow study related to the sanitary sewer
system.
Staff recommends approval of REZ25-0008, a request to rezone approximately 33.64 acres of
land along North Dodge Street and south of I-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
Planning and Zoning Commission
July 16, 2025
Page 11 of 22
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 North
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 North 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 North Dodge Street right-of-way between North Scott
Boulevard 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 North 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 / North Dodge Street 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 North
Dodge Street/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.
Russett stated this rezoning would be on the same timeline as the previous rezoning for next
steps.
Wade asked about the preliminary plat process and if that goes through Planning and Zoning or
is just a City approval. Russett confirmed it does go through the Planning and Zoning
Commission who would then make a recommendation to Council. Wade asked then if the final
road design would be part of that preliminary plat. Russett stated presumably the preliminary plat
will identify the proposed street network and then through the final platting process is when the
actual design of the streets are finalized.
Miller asked about the 30’ buffer along Dodge Street and is the 10’ sidewalk within that 30’
buffer. Russett explained no, the 30’ buffer is on the private property and the 10’ sidewalk will be
in the City's right of way and any development would start behind the 30’ foot buffer. Davies
asked with CC-2 zoning is it required to have the parking behind the buildings. Russett replied it
does not require that and there could be parking between the street and the building.
Miller noted further down on Dodge Street, across from Hy Vee, it was the City's preference on a
past project to put the building closer to the road and conceal the parking, is that just a
preference and is that dealt with on a case by case basis. Russett explained that's something
Planning and Zoning Commission
July 16, 2025
Page 12 of 22
that the City did discuss with the applicant on this particular project, the Commission could make
a recommendation to add a condition related to parking but the applicant can probably speak
better to their concerns with that. She also noted the street network for this area is unknown,
there could be lots that are fronted on three sides so trying to figure out the parking may end with
some being behind the building and others not. If the goal is to ensure that there's no parking
along North Dodge Street that's something that could be considered, but there probably will be a
need for at least some parking located between the street and the building.
Davies asked if there has been any discussion about the ACT road that proceeds to the north
and then just dead ends, is the plan still to have that just remain as a dead end. Russett replied
that is something to be figured out as part of the subdivision process.
Miller stated regarding the building frontage question, is it in the subdivision process that there'd
be more detail about the building. Russett explained likely not, because it would just be the lots
and streets, and the preliminary plat will have no information on the buildings. Davies asked if it
would be possible at that time for staff or the Commission to make a recommendation about that.
Russett stated they have never added conditions to a preliminary plat they've always been done
at the rezoning stage.
Miller stated with the buffer they’re probably okay as it covers that walkability and entry corridor
aesthetics. He assumes the type of businesses that would want to go here probably would
encourage pedestrian oriented development, attractive, functional streetscapes to make it
comfortable to walk and the sidewalks on both sides. Russett noted because of that language in
the Comprehensive Plan staff is adding those conditions about the sidewalk along North Dodge
Street so there's a way to accommodate other modes of transportation. This is a CC-2 zone and
it does allow things like drive throughs, for example, through special exceptions, which are not
necessarily pedestrian friendly so through that process the City tries to incorporate connections
for pedestrians to the building.
Miller noted the other language that stuck out at him in one of the conditions was the City's
priorities to discourage strip retail. What language in CC-2 discourages that because he feels like
that might be attractive to have a strip retail in this area. Russett explained the zone would allow
the uses that are allowed in the zone, it’s the subdivision process that is really important
identifying street connections and actual blocks and lots. There could potentially be strip
development here, there's nothing that would not allow that.
Davies asked if the sidewalk on North Dodge Street is the applicant’s responsibility or City’s.
Russett stated it is the applicants.
Wade remembers back when ACT Circle used to go up to ACT and then it was abandoned and
turned into grass, was that a DOT recommendation and will they have to review this now.
Russett confirmed the DOT will have to be part of the approval for the intersection in addition to
the City.
Quellhorst opened the public hearing.
Steve Long (Salida Partners) stated there's also a significant grade change from Dodge Street to
this site, it ranges from 8’ to 20’ and that's even after a regrade for whatever is going to be built
Planning and Zoning Commission
July 16, 2025
Page 13 of 22
there. He also confirmed there was a road that connected there but ACT removed it in 2002, so
they’ll be following essentially the same path of that road that was taken out. He also stated the
building seen there will be taken down, the original ACT building, the Lindquist Building, it was
abandoned during COVID and heating and cooling was shut off so the police department has
been using it for practice, and it’s filled with mold. Long stated they are happy about the 10’
sidewalk for connectivity, actually everything that's suggested they're fine with noting it's going to
improve their development with the improvements to the traffic, the extra turn lanes, etc. He
reiterated they’ve had a lot of interest for commercial development for this area, without even
advertising. As far as the frontage, they also want to make the development pedestrian friendly
from the inside of the development as there's going to be hundreds of units on the east side of
the development, so the west side or along Dodge Street/Highway One there are something like
28,000 cars a day on Dodge Street and Interstate 80 is close to 40,000 so they were thinking if
they keep the commercial closer to the east and make it more accommodating to the residents to
the east, but they'll figure that out through the site planning process.
Quellhorst closed the public hearing.
Davies moved to recommend approval of REZ25-0008, a request to rezone approximately
33.64 acres of land along North Dodge Street and south of I-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
North 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 North 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 North Dodge Street right-of-way between North
Scott Boulevard 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 North 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 / North Dodge Street intersection subject to review and approval by
the City Engineer and the Iowa DOT. Installation of improvements shall be required
Planning and Zoning Commission
July 16, 2025
Page 14 of 22
prior to issuance of building permits.
7. Any request for an additional driveway access to the subject property north of the
North Dodge Street/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.
Wade seconded the motion.
Davies stated he generally supports this item and will be very curious to see how the streets
shake out as it seems tricky, but an important part of it.
Wade stated he is glad to see it come together.
Townsend agreed noting it's long overdue and that land has been sitting there for quite a while,
so it'll be interesting to see what goes up there.
Miller stated he is in support of it.
Quellhorst agrees and notes Commissioner Miller asked some good questions about tasteful
development and doing what they can to prevent strip malls or any other kind of distasteful
commercial development. A lot still has to be done, and it will come down to doing a good job of
planning and plats and he has got confidence in the staff to do that appropriately.
A vote was taken and the motion passed 5-0.
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 (Cl-1) zone.
Russett stated this is the former Pearson site at North Dodge Street with Interstate 80 to the
south and Moss Ridge Road to the north. It's currently zoned Research Development Park,
similar to that ACT property, where it envisions office parks or research firms, to the west is land
that was rezoned to CI-1 a few years ago, and there is CH-1 Highway Commercial to the east.
Russett stated this land was annexed into the City in the 1970s, it was initially developed for
Westinghouse Educational Services and was later transferred to Pearson in 2014 and the City
approved a rezoning of the property from Office Research Park to Research Development Park.
The former Pearson site was recently purchased by GSD North Dodge LLC after it sat vacant for
nearly five years and the new owners are looking to repurpose the existing buildings with a
variety of land uses, including office, indoor commercial recreational uses, warehousing, retail,
restaurants and many of those uses are not allowed in the current Research Development Park
zone. The Research Development Park zone is pretty limited to large office and research firms.
The Intensive Commercial zone allows a variety of different land uses but is a more intense
zoning designation than the Community Commercial that was just discussed. The Intensive
Commercial zone allows things like warehousing and freight movement, which the applicant is
interested in continuing, it does not allow residential uses and it also allows indoor commercial
recreation uses which the applicant can speak to as they've had some interest for some sporting
Planning and Zoning Commission
July 16, 2025
Page 15 of 22
facilities. The CI-1 zone does provide more flexibility for a variety of commercial uses.
Again, the approval criteria is consistency with the Comprehensive Plan and compatibility with
the existing neighborhood character. Russett stated the Comprehensive Plan identifies this area
as appropriate for Office Research Development Center ad the Plan has lots of text in it related
to how this is a major employment center. Obviously, all of that was written prior to those
businesses vacating these sites and the need for office space has significantly diminished since
this Plan was adopted. The former Pearson site has been vacant for five years, there's a lack of
demand for office space so a rezoning really is needed to reuse this area. The Northeast District
Plan recognizes that there needs to be some flexibility in the uses that are envisioned for this
area, even though the Future Land Use Map shows that it's appropriate for Office Research
Development. The Plan recognizes that it might be identifying more land than could be
accommodated for Office Research, it notes that it may be unrealistic and that there are
alternative uses that could be appropriate in these locations, two of which the applicant is
particularly interested in continuing, the recreational uses for the sporting facility and the
warehousing uses. In terms of compatibility with existing neighborhoods the surrounding land
allows similar uses, all of the land to the west is also zoned CI-1. There's I-80 to the south, North
Dodge Street to the east, and also Highway Commercial to the east.
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.
In terms of our timeline, after a recommendation from the Commission this will be moved forward
to the City Council.
Quellhorst opened the public hearing.
Ed O'Connor (Geifman Group) stated they are extremely excited about this property, they've
owned the property for just a few months, and it's honestly been thrilling and exciting. The buzz,
the energy to revitalize this property has been immense. They have three current tenants lined
up, an office user on the front portion, a data center user with a large office use and then sports
facility, why they're here today for the rezoning, League One Volleyball Iowa United has high
aspirations for this corner to not only use it immediately, but long term expansions on the
property that will require additions and renovations. O’Conner stated their commitment is to
revitalize this corner and really just bring it back and this rezoning is required for the usages that
they have lined up. He noted this corner has quite obviously been in need of some attention for
some time and they have some major exterior facade enhancements as the tongue and groove
wood siding is not exactly appealing anymore. They’ve already cleared out a lot of dead trees
that were there for far too long and they haven't even owned the property for two months.
Miller asked with the three uses he described it feels like it might be a little hard to mesh
together, like a more public oriented sports thing with data center and offices. O’Conner agreed
the data center with a large indoor sports facility is odd, the unique part about the data center is
they actually want their customers and clients to come in and view the data center. It will be a
high security center with a vast office area north of 40,000 square feet, plus the data center,
which is 20,000 square feet. O’Conner stated their major concern with the property was that
center building that was rehabbed by Pearson but in actually less than two months they’ve
Planning and Zoning Commission
July 16, 2025
Page 16 of 22
already found a usage for all three facilities and that's why there is significant energy behind this.
They believe the mixed uses actually is a testament to what the campus can be and should be in
the future. They’ve hired the best with Shive to delineate and make sure that they are meeting all
requirements with those usages. He noted as a matter of fact, the unique part is they really are
three independent buildings and are separated in every sense but they have links of walkways to
connect them. But they are all separate and delineated, even from a fire standpoint and a life
safety standpoint.
Miller asked so the plan is basically a small office on the left, data center with office in the middle
and the volleyball thing on the right. O’Conner replied actually what they reference as the plaza,
which was renovated by Pearson from 2016 to 2019, and then obviously COVID hit their plan is
to modify the exterior to make it look like the interior (the inside has some brand new office
space) and they have a user for that plaza right portion, about 145,000 square feet. He noted the
exterior facade enhancements are going to be extensive. Then to the southwest there's a 200’
link that they have aspirations to remove, so it is more of a separation, and then they can bring
more trails and more outside, inside. He stated right now it actually looks like there's more
building, because that 200’ link but it is two and because the future is not one big campus, it's
multiple uses they will remove that. The property closer to I-80 is the center building that will be a
large office use adjacent to the data center, which is the piece that's built into the hill like a
concrete bunker. Then to the north is where the volleyball user is planning to go, which had
been a warehouse, it’s 55,000 square feet with 22’ ceiling height. They're going to use that
temporarily this late fall and then they will add an addition to the north to get the full breadth of
the 32’ ceiling height required for volleyball.
Davies asked if the parking sufficient for all the uses and do they have any changes envisioned
there. O’Conner confirmed there will have to be some modifications because the volleyball user
to the north would likely encompass some of that parking lot. Currently, he believes they have
plenty of parking for the proposed usages.
Quellhorst closed the public hearing.
Miller moved to recommend 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.
Townsend seconded the motion.
Davies stated he is very supportive and loves the creative adaptive reuse. He thought that
property was going to be sitting vacant for a very long time as he didn't see another large office
user taking it over. His only concerns are just it has very large parking lots and he would love to
see less parking or maybe it broken up in a little bit different way but overall is generally
supportive of the whole concept.
Townsend agreed it's nice to see that whole area being used and repurposed as opposed to
tearing down an amazing building.
Miller agrees about just the exciting mix of uses and adaptive reuse, it's exciting to see this area
of town start to be reused.
Planning and Zoning Commission
July 16, 2025
Page 17 of 22
A vote was taken and the motion passed 5-0.
ZONING CODE TEXT AMENDMENT ITEMS:
CASE NO. REZ25-0012:
Consideration of an amendment to 14-5K Neighborhood Open Space Requirements.
Schaefer explained the proposed ordinance is an amendment to the City's Neighborhood Open
Space requirements that were initially adopted in 1994. The Neighborhood Open Space
dedication requirement is for developers to set aside land for parks or pay a fee in lieu of land
dedication to be used by the City's Parks and Recreation Department to acquire and develop
park facilities for the community. This requirement ensures that those responsible for creating the
need for new parks cover the cost rather than existing residents in the community.
Schaefer reviewed the current formula used to decide how much required open space dedication
is needed for development. The current formula used to calculate that requirement is acres of
undeveloped property multiplied by the maximum dwelling units allowed per undeveloped acre of
the property being developed and that is multiplied by 65% which is a rough estimate of the
average development density of Iowa City. That then is further multiplied by persons per dwelling
unit based on the most recent census and then multiplied by 3/1000 which is the community
standard of the goal of requiring three acres of neighborhood park space per 1000 people.
Schaefer stated the reason the City is needing to update the code is because there's been
several zoning code updates since 1994 when this was originally approved. The main issue with
the existing formula is it is based on the requirement to utilize maximum density, which causes
several problems. One of those problems is in residential zones. Since 1994 the City has allowed
more housing types (duplexes, attached single family housing types) and all of those things
contribute to an increased maximum density than what was originally envisioned in 1994. The
formula is also not calculable for projects in Riverfront Crossing and the Central Business District
because there is no maximum density for those districts. Also, the form based zones again allow
an even wider range of housing types and that creates a very high maximum density for those
properties if they were to be rezoned to form based code districts. Schaefer noted even though
the City allows that maximum density, they don't foresee any developer building to maximum for
those sites so the requirements end up being a little overbearing for those properties. The
current requirements also create a burden for small infill projects such as having one lot that a
single homeowner is simply trying to divide into two, the fees tend to be a barrier to get that
done. The goal of the update is to remove density as the main part of the calculation and adopt a
formula that works for all zoning districts and works within the City's goals and budget that is
reasonable and approachable for developers and subdividers.
Schaefer stated for proposed amendments there's four main sections, applicability and the
procedures of the code, the formula itself, the addition of a dedication cap, or maximum amount
of land to be dedicated, and then the neighborhood Open Space District Boundary Map. The
first change is related to the applicability of the code, the current ordinance applies the
Neighborhood Open Space requirements to residential subdivisions, commercial subdivisions
containing residential uses, and planned developments. The proposed amendment simplifies the
process by simply stating that the requirement is required at preliminary plat stage which
recognizes that the major developments, including most planned developments, already go
Planning and Zoning Commission
July 16, 2025
Page 18 of 22
through preliminary platting where infrastructure and unit layout are determined, making it an
appropriate point to assess open space needs. It also exempts smaller projects like the division
of one lot, that only require a final plat, as those are typically follow ups to earlier subdivisions
that have already accounted for open space. This update improves clarity, avoids duplication and
ensures the requirements align with the scale and the timing of the proposed development.
Regarding a change in the formula, Iowa City's ordinance was compared to 18 other jurisdictions
that require Neighborhood Open Space dedication, and the new formula was selected based on
its alignment with the updates, goals, and conformance with best practices informed by the
research that they conducted on those other jurisdictions, and then also ease of use between the
developer and staff. The updated formula is number of units times person per dwelling units,
based on the most recent census, times 3/1000 again, that's three acres per 1000 residents.
Schaefer noted the new formula is basically taking out the density requirement and relating the
density to the land and going strictly for the number of units being proposed as the means in
which they're calculating. She explained because the City zoning districts vary significantly in
how and when unit counts are established, they incorporated into this new formula a flexible
method for estimating unit numbers at the time of preliminary plat. For example, in single family
residential zones the lot size provides a reliable proxy for unit count, since lots are typically
platted individually for those units being proposed in single family. In multifamily residential zones
and commercial zones it gets a little bit more complicated as unit counts are not known until later
in the development process, typically. So instead of each platted lot, staff would determine the
maximum dwelling units that could be allowed and it would be adjusted by that estimated 65%
build out, which offers a consistent estimate for those specific lots that can fluctuate unit count
wise after preliminary plat. This allows staff to not have to go back and recalculate those units if
they do change after preliminary plat and then in the Riverfront Crossings and east side mixed
use districts, where flexibility and mixed use configurations are common, the applicant will
provide an estimated unit count at preliminary plat, with final numbers being verified at final plat.
For the form based zones staff will get unit numbers from the neighborhood plan, which is much
more specific for the form based code districts. The neighborhood plan shows the building types
the developers are proposing and that'll have an accurate unit count. Similarly, for OPDs
(Planned Development Overlays) they will get a total unit count from their OPD plan.
In addition to changing that calculation, staff is also proposing the addition of a dedication cap
and that will cap the requirement for Neighborhood Open Space at 10% of the total site area.
After calculating the required open space staff will compare those results to the 10% of the total
site area, and if it's greater than that they will default to that maximum dedication. This cap is
needed to ensure the requirement remains reasonable, particularly in 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 the form based zones where unit counts are high but land is limited, could face
unrealistic dedication expectations that hinder development feasibility on those sites.
Wade asked if the intention of the cap is to ensure that developers do not dedicate more than
10%. Schaefer confirmed it is to ensure that they're not required to dedicate more than 10% and
the intent is because when they do the calculations in some of the very dense zones with small
lots and high unit counts the calculation works out where it could be something greater than
what's actually on the site. For those super dense sites, staff needs some way to control and be
able to actually develop those sites without all of the land used up with open space dedications.
Planning and Zoning Commission
July 16, 2025
Page 19 of 22
Schaefer stated the last part of the change is the Neighborhood Open Space District Boundary
Map and explained these maps are utilized when instead of getting land as part of the
requirement the City instead gets a fee in lieu of land. She explained the money from those fees
taken in must be utilized within the same district boundaries and that's what they utilize the maps
for. Currently, the map is housed in the Parks Master Plan, a totally separate document than
where these requirements live, so the first thing staff is proposing is to bring this map into the
zoning code so it's with the requirements. Staff is also proposing to revise the boundaries by
consolidating several subareas into larger districts. When discussing the implementation of this
ordinance with Parks and Rec staff it was noted that the current boundaries are too segmented,
which can make land acquisition and use of fee in lieu funds restrictive and difficult. By
expanding and consolidating these boundaries they are providing Parks and Recreation a little
bit more flexibility as to where they can use these funds. Schaefer noted this is especially
needed because there is a time limit on when those funds are used, Parks and Rec has five
years to use those funds or return them. Again, this allows them more flexibility to move to a
different area.
Schaefer stated the fee in lieu can go to acquire property or it can also be used to improve
existing park systems. She shared the new map districts and noted they also expanded the
district boundaries to incorporate growth boundaries for when they acquire and annex land. She
then shared some examples of how the change in the formula would impact the dedication
requirements.
Wade noted it would make sense to use major arterial roads as boundary lines, so perhaps a few
of the boundaries could be adjusted. Russett agreed that would be a good practice and it should
be revised.
Davies asked who determines whether to use fee and lieu or an actual dedication. Schaefer
explained the code describes what they're looking for when it comes to open space and the City
has the option to take what's offered or the fee in lieu.
Quellhorst asked if that fee in lieu is a material part of the Parks budget. Schaefer stated no,
because it fluctuates so much and there is no predicting timing of when developers come forward
it's something they do appreciate and utilize fully, but not something that they build into their
main budget line.
Schaefer next shared some examples of the Riverfront Crossing districts and the form based
code zones and some conceptual projects to give an idea of what it would look like using the
current ordinance and then the updated one. Using the current ordinance open space fees in
high density projects, particularly in areas like the Riverfront Crossing districts they would see
numbers exceeding $1 million and ultimately that is hard to justify from a planning and policy
standpoint and doesn't encourage that dense development that the City wishes to see in those
zones. It creates a significant barrier to those type of compact, walkable developments that align
with a lot of the City's other goals. So with the combination of the update and only requiring
dedication for the actual units being proposed, and that 10% cap also ensures that the open
space requirements remain reasonable, it makes sure that projects are feasible. Ultimately,
these changes align actual development patterns while maintaining the City's goal of acquiring
high quality open space as new housing is developed. Overall, the updated formula approves
predictability, fairness and scalability across all the zoning districts without compromising the
Planning and Zoning Commission
July 16, 2025
Page 20 of 22
City's open space objectives.
Staff recommends that Title 14 zoning be amended, as illustrated in attachment one, to update
the requirements related to Neighborhood Open Space dedication, to continue implementing the
City's goal of providing adequate open space for the City's residents.
Schaefer stated if there's a positive recommendation from the Planning and Zoning Commission,
they're looking at September 16 to get all the way through the process.
Quellhorst commented on the wording of the proposed text of the dedication cap, it says the
maximum amount of land to be dedicated is 10% of the total acres of land being developed and it
might be worth considering saying something like the maximum amount of land required to be
dedicated onto this section will not exceed just to clarify that if somebody wants to dedicate more
than that they could and it wouldn't be prohibitive.
Townsend asked about the five year limit and how much money does the City have and how
much have they lost by not utilizing that. Russett stated they use it all, they find a way.
Davies asked how land is identified and then converted to space. Russett stated typically if they
get a subdivision application they will talk with Parks if there is an interest in acquiring any of the
land for park space. It really is a conversation with Parks staff to see if it makes sense to locate a
park in the area, if there's enough land to have a park, but in many cases they will take the fee in
lieu of land dedication. It is up to the City, the developer can propose to give land for a park but
if the City is not interested in that land for a park, as oftentimes it's heavily wooded and sloped
and is just not usable, the City will request the fees.
Davies asked if there is any concern that this would encourage less dense development.
Schaefer stated that is the main reason they added that 10% cap to help not deter development
any more than what the current ordinance is doing and if anything, hopefully it promotes
development.
Davies asked if staff has heard specifically from developers that this is a particular pain point as
he would just hate to see less space or less money dedicated to parks. Russett stated the main
reason they're doing this is the current code is unworkable. They have a formula that's based on
maximum density, they have zones that don't have maximum density, they have zones that
encourage so much housing and a diversity of housing the fees that would be required are
unreasonable, so they want to encourage development and the proposed formula is definitely
better in terms of encouraging infill development and encouraging high density development.
Wade moved to recommend that Title 14 zoning be amended, as illustrated in attachment
one and as they've been amended by the Commission and staff this evening regarding
updating the map and dedication cap language, to update the requirements related to
Neighborhood Open Space dedication, to continue implementing the City's goal of
providing adequate open space for the City's residents.
Townsend seconded the motion.
Davies stated he is all for simplifying and removing the requirement for smaller split infill
Planning and Zoning Commission
July 16, 2025
Page 21 of 22
developments. He generally has concern about dedicating less land and less money to park
improvements but can see why it is prohibitive to development, and it needs to be simplified so
generally supportive.
Miller agreed that old formula was confusing.
Quellhorst agrees it streamlines things nicely and he appreciates the proposal and the
comparison to similarly situated communities.
A vote was taken and the motion passed 5-0.
CONSIDERATION OF MEETING MINUTES: JULY 2 2025:
Miler moved to approve the meeting minutes from July 2, 2025. Townsend seconded the
motion, a vote was taken and the motion passed 5-0.
PLANNING AND ZONING INFORMATION:
Craig noted this year the Iowa Legislature passed House File 706 which modified Iowa's Open
Meetings Law and increased the penalty for Open Meeting violations, and so as part of that
change the City is recommending that Commissions not go into closed session unless they've
received a written memo from the City Attorney's Office or one of the attorneys had made a
recommendation on the record that going into closed session is acceptable. The reason for that
is the defense to that violation is they’ve received and relied upon the reasonable advice of an
attorney in going into closed session.
Craig stated another change to the Open Meetings Law was that board and commission
members in Iowa that were appointed after July 1 are now required to undergo a one to two hour
training that's been approved by the Iowa Public Information Board. As part of that, the City
Attorney's Office and City Council would like all board and commission members to undergo that
training for consistency’s sake and given the new increased penalties for Open Meeting
violations. There is a training that's being offered by the Iowa Public Information Board on August
26 and staff can supply more information about that. It will be an online training, and they'll
provide some kind of certification that the City will keep a record of.
Russett noted there will be no meeting on August 20, but instead on August 27.
Schaefer noted tomorrow's is her last day as she is moving to Syracuse, New York, it was great
working with all.
ADJOURNMENT:
Townsend moved to adjourn, Davies seconded and the motion passed 5-0.
PLANNING & ZONING COMMISSION
ATTENDANCE RECORD
2024-2025
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 7/16
BEINING, KALEB -- -- -- -- -- -- -- -- -- -- -- -- -- -- -- -- -- -- -- -- -- -- -- -- -- -- -- -- X O
DAVIES, JAMES -- -- -- -- -- -- -- -- -- -- -- -- -- -- -- -- -- -- -- -- -- -- -- -- -- -- -- -- X X
CRAIG, SUSAN X X X X X X X X X X X X X X -- -- -- --
ELLIOTT, MAGGIE O/E X X X O/E X X O/E X X X X X X X O/E
HENSCH, MIKE 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 X
PADRON, MARIA X X O/E O/E -- -- -- -- -- -- -- -- -- -- -- -- -- -- -- -- -- -- -- -- -- -- -- --
QUELLHORST, SCOTT X X O/E X X X X O/E X X X X X X X X
TOWNSEND, BILLIE X X X X X X X O/E X X X X X X X X
WADE, CHAD X X X O/E X X X X X X X X X X X X
KEY:
X = Present
O = Absent
O/E = Absent/Excused
--- = Not a Member