HomeMy WebLinkAboutPZ Agenda Packet 11.05.2025PLANNING AND ZONING COMMISSION
Wednesday, November 5, 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
Rezoning Items
4. Case No. REZ25-0014
Location: West of Ava Circle and south of Kennedy Parkway
An application for a rezoning of approximately 13.6 acres of land from Interim Development
Research Park (ID-RP) zone to Medium Density Single-Family (RS-8) zone for
approximately 4.75 acres and Rural Residential (RR-1) zone for approximately 8.85 acres.
Subdivision Items
5. Case No. SUB24-0005
Location: 620 Foster Road
An application for a combined preliminary and final plat for Cole Hill, a 2.84-acre subdivision
to create one residential lot to accommodate an existing single-family home.
6. Meeting Minutes: October 15, 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: November 19 / December 3 / December 17
Informal: Scheduled as needed.
STAFF REPORT
To: Planning and Zoning Commission
Item: REZ25-0014
Prepared by: Sam Brodersen, Associate
Planner
Date: November 5, 2025
GENERAL INFORMATION:
Applicant:
Crossing Land LLC
755 Mormon Trek Blvd
Iowa City, IA 52246
Contact Person: Brian Vogel
Hall & Hall Engineers, Inc
1860 Boyson Road
Hiawatha, IA 52233
319-362-9548
brian@halleng.com
Owner: Crossing Land LLC
755 Mormon Trek Blvd
Iowa City, IA 52246
Requested Action: Rezoning of 13.60 acres of land from
Interim Development – Research Park
(ID-RP) zone to Medium Density Single-
Family Residential (RS-8) for 4.75 acres
and Rural Residential (RR-1) for 8.85
acres
Purpose:
To allow for the development of 19 single-
family dwellings
Location:
Outlot E of Cardinal Pointe Weste – Part
One; West of Ava Circle and South of
Kennedy Parkway
Location Map:
2
Size:
13.60 acres
Existing Land Use and Zoning: Undeveloped, Interim Development
Research Park (ID-RP)
Surrounding Land Use and Zoning: North: Undeveloped, City of
Coralville
South: Deer Creek Rd SE, Highway
218
East: OPD/RS-5, Low Density
Single-family Residential with
Planned Development Overlay; ID-
RP, Interim Development Research
Park
West: ID-RP, Interim Development
Research Park
Comprehensive Plan:
Conservation Design – Clear Creek
Master Plan
District Plan:
None
Neighborhood Open Space District:
Northwest
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 on
October 23, 2025.
File Date: September 25, 2025
45 Day Limitation Period:
November 9, 2025
BACKGROUND INFORMATION:
The applicant, Crossing Land LLC, is requesting approval for the rezoning of 13.60 acres of land
from Interim Development – Research Park (ID-RP) zone to Medium Density Single-Family
Residential (RS-8) for 4.75 acres and Rural Residential (RR-1) for 8.85 acres. The applicant
intends to develop the 4.75 acres of RS-8 land with nineteen single-family lots.
This and the surrounding areas were annexed into the city between 1969 and 1972. Since 1983
the area has been zoned Interim Development – Research Park (ID-RP) to reflect possible
development of an office park along Highway 218. In May 2002, the City Council signed a
Memorandum of Understanding for the Clear Creek Master Plan including a concept that
envisioned a “conservation-type” development including residential and commercial uses in the
area surrounding Camp Cardinal Boulevard.
In 2015, a rezoning and preliminary plat application (REZ15-0018 and SUB15-0023) was
approved for the land immediately east of the project site. This rezoning resulting in 16.81 acres of
land being rezoned the land from ID-RP to RS-5 in order to allow for the development of 31
3
residential lots.
In 2017, a rezoning and preliminary plat application (REZ17-0011 and SUB17-0008) was
approved for the land east of the project site. This rezoning resulted in 28.03 acres of land being
rezoned from ID-RP to RS-12 for 5.35 acres, RM-12 for 3.30 acres, and RR-1 for 19.38 acres.
This rezoning resulted in 16 residential lots including 9 single-family dwellings, 6 duplex lots, and 1
multifamily lot.
In 2021, a rezoning and preliminary plat application (REZ20-0013 and SUB21-0002) was
approved for land southeast of the project site. This rezoning resulted in 27 acres of land being
rezoned to RR-1 for 12.80 acres, RS-12 for 6.05 acres, RM-12 for 3.46 acres. And RM-20 for 4.88
acres. This rezoning resulted in 19 residential lots including 1 multifamily lot, 6 duplex lots, 12
single-family dwellings, and one outlot for future development. The proposed rezoning is the next
phase of the overall Cardinal Pointe West development.
Good Neighbor Policy: The surrounding property owners have been notified of the proposed
rezoning. A Good Neighbor Meeting was scheduled and took place on October 22, 2025. A
Summary of the meeting is included as Attachment 4.
ANALYSIS:
Current Zoning: The area is zoned as Interim Development – Research Park (ID-RP). This zone
is intended to provide for areas of managed growth in which agricultural and other nonurban uses
of land may continue until such time as the city is able to provide city services and urban
development can occur. The interim development zone is the default zoning district to which all
undeveloped areas should be classified until city services are provided. Upon provision of city
services, the city or the property owner may initiate rezoning to zones consistent with the
comprehensive plan, as amended.
Proposed Zoning: The Rural Residential Zone (RR-1) is intended to provide a rural residential
character for areas of the city that are not projected to have the utilities necessary for urban
development in the foreseeable future or for areas that have sensitive environmental features that
preclude development at urban densities. This is an appropriate designation for the 8.85 acres of
land, which contain steep slopes and woodlands that limit development potential.
The Medium Density Single-Family Residential Zone (RS-8) is intended 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. This is an appropriate designation
for the 4.75 acres of land, which houses fewer sensitive features than the remainder of the parcel.
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: This property is located within the Northwest Planning
District. IC 2030: The Comprehensive Plan Update identifies this area as suitable for
“Conservation Design” and refers to the Clear Creek Master Plan (a more detailed district plan
has not been prepared for the Northwest District). The Clear Creek Master plan lays out a
4
general development concept with possible street layouts, and shows areas for residential,
commercial, and office development. Conservation design is appropriate in areas containing
steep slopes, woodlands, stream corridors, and other sensitive features. Building sites are
identified to take advantage of the preserved land and create streets that minimize disturbance
of natural areas. Developments with a conservation design should be more compact with less
pavement and more open space than conventional development. The project is approximately
13.60-acres, and the majority of the project area will remain undeveloped to preserve and
protect woodlands and sensitive slopes.
In staff’s view, the proposed rezoning conforms with the conservation design envisioned in the
Comprehensive Plan for this area. The proposed development is predominately for single-
family homes and concentrates the housing units along the existing infrastructure. It also
conforms with the land use policy to guide development away from sensitive environmental
areas (page 24). The proposed rezoning conforms with the housing policy to encourage a
diversity of housing options as well as the development of housing options on smaller lots that
conserve land and allow for more affordable single-family housing options (page 28). The
proposed rezoning will result in the development of single-family homes in a neighborhood
containing a diversity of housing types, which aligns with this policy vision. By proposing the
development areas on the most buildable portion of the property, and thereby preserving the
sensitive areas of the property, the proposed rezoning is consistent with the goals and policies
of the Comprehensive Plan.
Compatibility with Existing Neighborhood Character: The proposed rezoning is generally
consistent with the existing neighborhood character. As noted above, 71.84 acres of
surrounding land have been rezoned and subdivided over the past decade to accommodate for
similar patterns of development. Existing single-family homes, townhouses, and multifamily
homes are located to the east of the project area. The proposed rezoning locates the proposed
single-family housing in less sensitive areas and the remainder of the project area will remain
undeveloped woodlands. The rezoned area will be accessible via an extension of Kennedy
Parkway. The proposed rezoning is consistent with the character of development of the
immediately surrounding areas and is a continuation of the long-term vision of the Cardinal
Pointe West area.
Transportation and Access and Utilities: The proposed development will be accessed from
Kennedy Parkway. Development potential is limited due to the proximity of Highway 218 and
restrictions placed on residential development within 300 ft of the highway. A future extension
of Highway 965 is planned to the west of the subject parcel.
Environmentally Sensitive Areas: The subject parcel contains regulated sensitive features,
including critical slopes and woodlands. A sensitive areas development plan is not required at
the time of rezoning. A sensitive areas development plan will be required at subdivision.
NEXT STEPS:
Upon recommendation from the Planning and Zoning Commission, the City Council will hold a
public hearing on the proposed rezoning.
STAFF RECOMMENDATION:
Staff recommends the approval of REZ25-0014, a rezoning of 13.60 acres of land from Interim
Development – Research Park (ID-RP) zone to Medium Density Single-Family Residential (RS-8)
for 4.75 acres and Rural Residential (RR-1) for 8.85 acres.
ATTACHMENTS:
5
1. Location Map
2. Zoning Map
3. Application Materials
4. Good Neighbor Meeting Summary
Approved by: _________________________________________________
Danielle Sitzman, AICP, Development Services Coordinator
Department of Neighborhood and Development Services
ATTACHMENT 1
Location Map
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VintageBlvd
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Kennedy Pkwy
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Kona Cir
Ava Cir
µREZ25-0014
Cardinal Pointe West - Part One Outlot E Prepared By: Olivia Ziegler
Date Prepared: October 2025
0 0.07 0.140.04 Miles
An application to rezone approximately 4.75 acres of land from Interim
Development Research Park (ID-RP) zone to Medium Density Single-Family
Residential (RS-8) zone, and 8.85 acres of land from Interim Development
Research Park (ID-RP) zone to Rural Residential (RR-1) zone.
ATTACHMENT 2
Zoning Map
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RR1
RR1
RS12 RM12
µREZ25-0014
Cardinal Pointe West - Part One Outlot E Prepared By: Olivia Ziegler
Date Prepared: October 2025
0 0.07 0.140.04 Miles
An application to rezone approximately 4.75 acres of land from Interim
Development Research Park (ID-RP) zone to Medium Density Single-Family
Residential (RS-8) zone, and 8.85 acres of land from Interim Development
Research Park (ID-RP) zone to Rural Residential (RR-1) zone.
ATTACHMENT 3
Application Materials – Applicant’s Statement and Rezoning
Exhibit
2303 Jones Blvd Ste B
Coralville, IA 52241
(319) 466-4300
Navigatehomesiowa.com
September 25, 2025
Re: Cardinal Pointe West – Part 5
Applicant Statement for Rezoning Application
Dear City Council, P & Z, and City Staff:
Navigate Homes would like to request your consideration of our rezoning application for
Cardinal Pointe West – Part 5. This application is part of a master plan that was started
in 2015. The overall plan, formally described as Cardinal Pointe West, encompasses
80+ acres south of Kennedy Parkway, west of Camp Cardinal Road, and north of the
Camp Cardinal wet basin (pond).
Navigate Homes would like to rezone 13.60 acres from ID-RP to RS-8, which is low
density single family residential. The land is located at the west end of Kennedy
Parkway, where the street is currently a dead end. Navigate Homes would like to
develop this land as a residential subdivision with nineteen single family lots.
Please reference the items submitted by Hall & Hall Engineers regarding this application.
Thank you in advance for your consideration of this request.
Respectfully Submitted,
Gina Landau
Vice President, Land Development
Navigate Homes
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
______________________________________________________________________________
______________________________________________________________________________
______________________________________________________________________________
______________________________________________________________________________
Cardinal Pointe West Pt. 5 west end of Kennedy Parkway
Wednesday,October 22, 2025 at 6:00pm
Borlaug Elementary School Multi-Purpose Room
Gina Landau, Joe Hughes (Navigate)
Brian Vogel (Hall & Hall Engineers)
Anne Russett, Sam Brodersen
3 2
The neighbors expressed no opposition to the development. Mainly the
questions centered around tree removal, size of homes, additional students
attending Borlaug Elementary, possible future bus routes/stops, price of
homes, and grading adjacent to existing homes on Ava Circle.
No concerns were expressed and much of the discussion involved future
plans for Highway 965, future development of the last phase of Cardinal Pointe
West, and inquiries about the 100 acres currently for sale in the area.
The proposal will be revised according to city comments previously provided.
Concerning the meeting, keeping tree removal to the minimum is encouraged.
We acknowledge this desire and will retain as much woodland as possible.
STAFF REPORT
To: Planning and Zoning Commission
Item: SUB24-0005 Cole Hill
Prepared by: Anne Russett, Senior
Planner
Date: November 5, 2025
GENERAL INFORMATION:
Owner/Applicant:
Tailwind North Dubuque LLC
jfahning@thetailwindgroup.com
(517) 322-1200
Contact Person: Jon Marner
MMS Consultants
jmarner@mms-us.com
Requested Action: Approval of a combined preliminary and
final plat
Purpose:
Approval of Cole Hill Subdivision, a
subdivision to create one lot to
accommodate an existing single-family
home.
Location:
South of Interstate 80, north of Algonquin
Road and east of Mackinaw Road
Location Map:
Size: 2.84 Acres
Existing Land Use and Zoning: Partially developed, High Density Single-
Family Residential (RS12)
Surrounding Land Use and Zoning: North: Interstate 80;
Neighborhood Public (P1)
South: (Low Density Single-Family
Residential) RS5;
(Undeveloped High Density
Single-Family Residential)
RS12
2
East: (Undeveloped High Density
Single-Family Residential)
RS12
West: (Low Density Single-Family
Residential) RS5
Comprehensive Plan:
Public/Private Open Space
District Plan:
North District Plan
Neighborhood Open Space District:
North
Public Meeting Notification: Property owners and residents located
with 500’ of the project site received
notification of the Planning and Zoning
Commission public meeting. Subdivision
signs were also posted on the site.
File Date: Application was submitted on 10/3/2024
and determined to be complete on October
6, 2025.
60 Day Limitation Period:
December 5, 2025
BACKGROUND INFORMATION:
620 Foster Rd. is located east of Mackinaw Village Parts two, five, and six subdivisions, and north
of Mackinaw Village part three. The subject site has never been subdivided. The current owner of
620 Foster Road, Tailwind North Dubuque, LLC, is requesting approval of the combined preliminary
and final plat of Cole Hill, a 2.84-acre subdivision to create one residential lot to accommodate an
existing single-family home. The purpose of the subdivision is to allow a transfer of land from the
landowners, Tailwind North Dubuque, LLC to the homeowner, Ed Cole for the 2.84 acre portion.
The subject property was rezoned to OPD/RS-12 in 2019 (REZ18-00013). It was included in the
larger rezoning for the proposed development project commonly known as Forest View. That project
never moved forward and since the time of the rezoning the land was sold to Tailwind North
Dubuque, LLC.
Regardless, the rezoning, including the conditions imposed at the time of the rezoning, still applies
to the subject property. The rezoning conditions, outlined in Ordinance No. 19-4794, include a
number of provisions that must be met prior to platting. Some of these provisions do not apply or
are not relevant to this plat at present, as the plat is for an existing single-family home as opposed
to the larger Forest View development. These include provisions related to relocation and affordable
housing, design guidelines, a sign master plan, setbacks, screening, parking areas, storm water
management, and private open space, as well as restrictions on uses for lots indicated on the Forest
View Preliminary Plat that are not within the scope of the Cole Hill Plat. Other provisions, including
conditions related to lighting, do apply to the current plat. If modifications to the conditions become
necessary in the future, these changes may be pursued through the rezoning process.
ANALYSIS:
Compliance with Comprehensive Plan: The Future Land Use Map of the IC2030
Comprehensive Plan identifies this area as appropriate for Conservation Design and Public/Private
Open Space. The North District Plan also identifies this area as appropriate for Conservation
3
Design. As was mentioned above, the property was rezoned to OPD/RS-12 and the existing home
was built in 2016. The purpose of the proposed request is to split off the existing home from the rest
of the property, which is envisioned to be developed. Staff finds that this is consistent with the policy
direction of the comprehensive plan.
Subdivision Design: The combined preliminary and final plat contains one residential lot (Lot
1), which contains an existing single-family home. The subdivision also shows the extension of
Algonquin Rd which will be improved at a future date. The existing home will retain its existing
access off Foster Rd. Once Algonquin Rd is developed the property would also have access
from this street. The plat also shows sidewalks along the proposed Algonquin Rd extension.
The sidewalk on the western side is an 8’ sidewalk. Extension and construction of the street will
be required prior to issuance of a building permit. The intent is that it will be extended as the
area to the north develops; however, if the owner of Lot 1 needs to obtain a building permit prior
to that development moving forward the street must be constructed.
Environmentally Sensitive Areas: Lot 1 contains a grove of trees and critical slopes. Per 14-
5I-2C Exemptions of the sensitive areas ordinance, construction of single-family or two-family
residential uses are exempt from the ordinance when the proposed development activities do
not exceed a total of 20,000 square feet in area. No development is proposed as the lot is
already developed. No impacts to sensitive areas are proposed.
Neighborhood Open Space: Since the proposed subdivision will not result in any new
residential development the neighborhood open space ordinance does not apply. Specifically,
the formula used to determine neighborhood open space is based on the number of new units
proposed. In this case it is zero.
Storm Water Management: Stormwater management is not required as part of this subdivision
since it is less than 3 acres in size.
Infrastructure Fees: Prior to issuance of a building permit, a water main extension fee in the
amount of $1,577.90 ($555.60 per acre multiplied by 2.84 acres) must be paid to the City.
NEXT STEPS:
Upon recommendation from the Planning and Zoning Commission, the combined preliminary and
final plat will be considered for approval by the City Council.
STAFF RECOMMENDATION:
Staff recommends approval of SUB24-0005, an application submitted by Tailwind North
Dubuque LLC for a combined preliminary and final plat of Cole Hill, a 2.84-acre subdivision to
create one residential lot to accommodate an existing single-family home.
ATTACHMENTS:
1. Location Map
2. Zoning Map
3. Combined Preliminary and Final Plat Cole Hill
Approved by: _________________________________________________
Danielle Sitzman, AICP, Development Services Coordinator
Department of Neighborhood and Development Services
ATTACHMENT 1
Location Map
Haywood Dr
Idyllwild
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Manitou Trl
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Sugar Loaf Cir
Arch Rock Rd
Dubuque St NE to 80 Wb
Mission Point Rd
Interstate 80
Manitou Trl
TranquilBluffTrl
80 Eb to N Dubuque St
SUB24-0005
620 Foster Roadµ
Prepared By: Olivia Ziegler
Date Prepared: October 2025
0 0.06 0.110.03 Miles
An application requesting approval of a preliminary and
final plat for a 2.84-acre subdivision of land to create one
residential lot to accommodate an existing single-family
home.
ATTACHMENT 2
Zoning Map
Haywood Dr
Idyllwild
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Interstate 80
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80 Eb to N Dubuque St
RS12 RM20
RS5
RS5
RS12
RS12
RM12
P1
RS12
RS12
RS5
RS5
RS5
RS5
RS5
RS5
RS5
RS5
RS5
RS5RS5
RS8
RS8
SUB24-0005
620 Foster Roadµ
Prepared By: Olivia Ziegler
Date Prepared: October 2025
0 0.06 0.110.03 Miles
An application requesting approval of a preliminary and
final plat for a 2.84-acre subdivision of land to create one
residential lot to accommodate an existing single-family
home.
ATTACHMENT 3
Combined Preliminary & Final Plat
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SOUTHWEST CORNER
OF THE
NORTHWEST QUARTER
OF THE
NORTHEAST QUARTER
OF
SECTION 4-T79N-R6W
OF THE FIFTH P.M.
SET 5\8" REBAR W\
YELLOW PLASTIC LS CAP
17916
POINT
OF
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SOUTHEAST CORNER
OF THE
NORTHWEST QUARTER
OF THE
NORTHEAST QUARTER
OF
SECTION 4-T79N-R6W
OF THE FIFTH P.M.
FOUND 5\8" REBAR W\ LS CAP
13480
BOOK 37 AT PAGE 289
(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.
03-14-2025 UPDATED BOUNDARY
COLE HILL
IOWA CITY
JOHNSON COUNTY
IOWA
08-14-2024
KJB 1386
ADP
KJB
10383-012 1
2.85 AC
10-27-2025 PER CITY REVIEW COMMENTS TAV/JDM
10-30-2025 PER CITY REVIEW COMMENTS -JDM
PRELIMINARY AND
FINAL PLAT
1
1"=40'
PRELIMINARY AND FINAL PLAT
COLE HILL
IOWA CITY, JOHNSON COUNTY, IOWA
GRAPHIC SCALE IN FEET
0
1"=40'
4 10 20 30 40
1
2
LABEL
EASEMENT IDENTIFICATION TABLE
DESCRIPTION
3
LOT "A" CONTAINS 0.32 ACRE, AND IS TO BE
DEDICATED TO THE CITY OF IOWA CITY FOR
PUBLIC RIGHT-OF-WAY FOR ALGONQUIN ROAD .
LOCATION:
A PORTION OF THE NORTHWEST QUARTER OF THE
NORTHEAST QUARTER OF SECTION 4, TOWNSHIP 79
NORTH, RANGE 6 WEST, OF THE FIFTH PRINCIPAL
MERIDIAN, IOWA CITY, JOHNSON COUNTY, IOWA.
LAND SURVEYOR:
RICHARD R. NOWOTNY P.L.S.
MMS CONSULTANTS INC.
1917 SOUTH GILBERT STREET
IOWA CITY, IOWA, 52240
PHONE:319-351-8282
SUBDIVIDER:
TAILWIND NORTH DUBUQUE LLC
530 S FRONT ST SUITE 100
MANKATO, MN 56001
SUBDIVIDER'S ATTORNEY:
NATALIE K. STUBBS
530 S FRONT ST SUITE 100
MANKATO, MN 56001
DOCUMENT RETURN INFORMATION:
LAND SURVEYOR
DATE OF SURVEY:
01-03-2024
PROPRIETOR OR OWNER:
TAILWIND NORTH DUBUQUE LLC
530 S FRONT ST SUITE 100
MANKATO, MN 56001
CITY OF IOWA CITY
15.0 FOOT WIDE UTILITY EASEMENT4
NOTES ON THIS PLAT ARE NOT INTENDED TO CREATE
ANY VESTED PRIVATE INTEREST IN ANY STATED USE
RESTRICTION OR COVENANT OR CREATE ANY THIRD
PARTY BENEFICIARIES TO ANY NOTED USE
RESTRICTION OR COVENANT.
ALL BEARINGS ARE BASED ON IOWA STATE PLANE
COORDINATES (SOUTH ZONE), LIBRARY CALIBRATION
USING THE IOWA REAL TIME NETWORK (RTN), THE
DISTANCES SHOWN ON THE PLAT ARE GROUND
DISTANCES AND NOT GRID DISTANCES.
A
B
FOUND 5\8" REBAR W\ YELLOW PLASTIC LS CAP 8165
FOUND 5\8" REBAR W\ YELLOW ILLEGIBLE PLASTIC LS CAP
FOUND 5\8" REBAR W\O LS CAP
LABEL
PROPERTY MONUMENTATION TABLE
DESCRIPTION
C
20.0 FOOT WIDE TEMPORARY CONSTRUCTION EASEMENT5
DESCRIPTION - COLE HILL
Commencing at the Southwest Corner of the Northwest Quarter of the Northeast Quarter of Section 4,
Township 79 North, Range 6 West, of the Fifth Principal Meridian, Iowa City, Johnson County, Iowa; Thence
N88°43'58"E, along the North Line of Mackinaw Village - Part Three, in accordance with the Plat thereof
Recorded in Plat Book 55 at Page 328 of the Records of the Johnson County Recorder's Office, 431.22 feet,
to the POINT OF BEGINNING; Thence N01°56'45"W, 228.52 feet; Thence N88°03'15"E, 358.53 feet; Thence
S60°49'00"E, 84.98 feet; Thence S89°10'58"E, 73.68 feet; Thence S61°49'16"E, 67.78 feet; Thence
S17°01'13"E, 153.00 feet, to a Point on the South Line of the Northwest Quarter of the Northeast Quarter of
said Section 4; Thence S87°42'58"W, along said South Line, 360.17 feet, to the Northeast Corner of said
Mackinaw Village - Part Three; Thence S88°43'58"W, along the North Line of said Mackinaw Village - Part
Three, a distance of 243.14 feet, to the POINT OF BEGINNING. Said Cole Hill contains 2.85 Acres, and is
subject to easements and restrictions of record.
25.0 FOOT WIDE TEMPORARY CONSTRUCTION EASEMENT6
30.0 FOOT WIDE TEMPORARY CONSTRUCTION EASEMENT7
20.0 FOOT WIDE STORM SEWER EASEMENT8
9 30'x34' TEMPORARY TURNAROUND EASEMENT
NW
1
\
4
-
N
E
1
\
4
SEC
T
I
O
N
4
-
T
7
9
N
-
R
6
W
MISSION POINT ROAD
AL
G
O
N
Q
U
I
N
R
O
A
D
MACKINAW VILLAGE - PART THREE
79 80 81
82
GOVERNME
N
T
L
O
T
6
S
E
C
T
I
O
N
4
-
T
7
9
N
-
R
6
W
4
4
1
1
2
2
33
3
SOUTHWEST CORNER
OF THE
NORTHWEST QUARTER
OF THE
NORTHEAST QUARTER
OF
SECTION 4-T79N-R6W
OF THE FIFTH P.M.
SET 5\8" REBAR W\
YELLOW PLASTIC LS CAP
17916
POINT
OF
BEGINNING
POINT
OF
COMMENCEMENT
AL
G
O
N
Q
U
I
N
R
O
A
D
A
A
A
A
A
A
C
C
5
5
6
7
8
9
SOUTHEAST CORNER
OF THE
NORTHWEST QUARTER
OF THE
NORTHEAST QUARTER
OF
SECTION 4-T79N-R6W
OF THE FIFTH P.M.
FOUND 5\8" REBAR W\ LS CAP
13480
BOOK 37 AT PAGE 289
(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.
03-14-2025 UPDATED BOUNDARY
COLE HILL
IOWA CITY
JOHNSON COUNTY
IOWA
08-14-2024
KJB 1386
ADP
KJB
10383-012 1
2.85 AC
10-27-2025 PER CITY REVIEW COMMENTS TAV/JDM
FINAL SENSITIVE AREAS
DEVELOPMENT PLAN
1
1"=40'
FINAL SENSITIVE AREAS DEVELOPMENT PLAN
COLE HILL
IOWA CITY, JOHNSON COUNTY, IOWA
GRAPHIC SCALE IN FEET
0
1"=40'
4 10 20 30 40
LOCATION:
A PORTION OF THE NORTHWEST QUARTER OF THE
NORTHEAST QUARTER OF SECTION 4, TOWNSHIP 79
NORTH, RANGE 6 WEST, OF THE FIFTH PRINCIPAL
MERIDIAN, IOWA CITY, JOHNSON COUNTY, IOWA.
LAND SURVEYOR:
RICHARD R. NOWOTNY P.L.S.
MMS CONSULTANTS INC.
1917 SOUTH GILBERT STREET
IOWA CITY, IOWA, 52240
PHONE:319-351-8282
SUBDIVIDER:
TAILWIND NORTH DUBUQUE LLC
530 S FRONT ST SUITE 100
MANKATO, MN 56001
SUBDIVIDER'S ATTORNEY:
NATALIE K. STUBBS
530 S FRONT ST SUITE 100
MANKATO, MN 56001
DOCUMENT RETURN INFORMATION:
LAND SURVEYOR
DATE OF SURVEY:
01-03-2024
PROPRIETOR OR OWNER:
TAILWIND NORTH DUBUQUE LLC
530 S FRONT ST SUITE 100
MANKATO, MN 56001
SENSITIVE AREAS LEGEND
1
2
LABEL
EASEMENT IDENTIFICATION TABLE
DESCRIPTION
3
15.0 FOOT WIDE UTILITY EASEMENT4
A
B
FOUND 5\8" REBAR W\ YELLOW PLASTIC LS CAP 8165
FOUND 5\8" REBAR W\ YELLOW ILLEGIBLE PLASTIC LS CAP
FOUND 5\8" REBAR W\O LS CAP
LABEL
PROPERTY MONUMENTATION TABLE
DESCRIPTION
C
20.0 FOOT WIDE TEMPORARY CONSTRUCTION EASEMENT5
25.0 FOOT WIDE TEMPORARY CONSTRUCTION EASEMENT6
30.0 FOOT WIDE TEMPORARY CONSTRUCTION EASEMENT7
20.0 FOOT WIDE STORM SEWER EASEMENT8
9 30'x34' TEMPORARY TURNAROUND EASEMENT
MINUTES PRELIMINARY
PLANNING AND ZONING COMMISSION
OCTOBER 15, 2025 – 6:00 PM – FORMAL MEETING
EMMA J. HARVAT HALL, CITY HALL
MEMBERS PRESENT: James Davies, Maggie Elliott, Steve Miller, Billie Townsend, Chad
Wade
MEMBERS ABSENT: Kaleb Beining, Scott Quellhorst
STAFF PRESENT: Sue Dulek, Anne Russett, Rachel Kilburg Varley
OTHERS PRESENT: Betsy Potter
RECOMMENDATIONS TO COUNCIL:
By a vote of 5-0 the Commission recommends that the District petition be approved and the draft
Evaluated Report attached be forwarded to the City Council for their consideration.
CALL TO ORDER:
Elliott called the meeting to order at 6:00 PM.
PUBLIC DISCUSSION OF ANY ITEM NOT ON THE AGENDA:
None.
CONSIDER A RECOMMENDATION ON THE PROPOSED RENEWAL AND EXPANSION OF
THE SELF- SUPPORTED MUNICIPAL IMPROVEMENT DISTRICT FOR DOWNTOWN IOWA
CITY:
Kilburg Varley introduced herself as the Economic Development Coordinator for the city of Iowa
City and is presenting today the petition for renewal and expansion that the Iowa City Downtown
Self-Supported Municipal Improvement District (SSMID) submitted. The Planning and Zoning
Commission's role is this process was included in the agenda packet and Kilburg Varley also
attached a draft evaluative report, which is what the State code asked that the Planning and
Zoning Commission provide, if they're so inclined.
Kilburg Varley first gave an overview of what a SSMID (Self-Supported Municipal Improvement
District) is. It is essentially a self-imposed taxing district where property owners within that
district, if they so choose, sign a petition, and if there's enough of them, they agree to impose an
additional tax beyond their standard property tax upon themselves, and that tax revenue
provides additional funding to be used within the district for additional or expanded or enhanced
types of services, projects and programs that's above and beyond what the municipality
provides. SSMIDs are authorized by Iowa Code Chapter 386, a copy of that code was included
in the agenda packet. Kilburg Varley reiterated a quick overview of the process. Property owners
sign petition forms to either form or renew a district, and that petition must be signed by at least
25% of property owners representing 25% of the total assessed value. If that is all valid, then
City Council would establish the district by ordinance, with three readings at the City Council
level, and then that SSMID levy is collected and used to help fund those district improvements
and projects. Iowa City currently has two Self-Supported Municipal Improvement Districts within
Iowa City limits, the South of Six SSMID that came before this Commission a few years ago and
the Iowa City Downtown District SSMID which has been in existence for nearly 15 years, first
Planning and Zoning Commission
October 15, 2025
Page 2 of 5
established in 2011 and then in 2015 the boundaries were expanded and the district was
renewed for 10 years, which is the current authorization that they're under, and that expires June
30, 2026. Kilburg Varley noted under the current SSMID authorization the first five years levied a
$2 per $1,000 of taxable value as a SSMID tax on the properties within the district and then for
the last five years that increased to $2.50 per $1,000 of taxable value.
Kilburg Varley stated the Iowa City Downtown SSMID is managed by the Iowa City Downtown
District and is a 501(c)6 organization and is who executes the SSMID financing mechanism.
Again, the Planning and Zoning Commission’s role in the process for either creating or renewing
a SSMID is laid out in Iowa Code Chapter 386 and the first step is for those property owners to
decide if they want to sign and submit the petition to the City declaring that they want a renewal
of the SSMID. The City received the petition for the renewal from the Downtown District on
September 15, 2025. Staff then had to verify that the petition contains the required signatures of
25% threshold of property owners and assessed value. Staff performed that review and verified
that they met those thresholds. Staff then notified City Council at the October 7 meeting and City
Council has forwarded the petition to Planning and Zoning. State Code states Planning and
Zoning needs to review the petition on the merit and feasibility of the project and prepare an
evaluative report on the proposed district. If Planning and Zoning chooses to approve and
forward this evaluative report, then the next steps would be for City Council to set a public
hearing and post the public notice for that per the standard process, they would also need to mail
a copy by certified mail to all the affected property owners, after the public hearing is held within
the required timelines then City Council can then consider adopting an ordinance which
reestablishes this SSMID.
Kilburg Varley shared a map of the district outlining the current district boundaries and the
expanded proposed boundaries. The proposed expansion is in the Northside Marketplace area
and then to also extend the district down to the railroad tracks. Kilburg Varley stated all the
properties within the district are zoned for commercial, mixed-use or multi-residential and State
Code requires that it be commercial properties. The petition proposes to extend the current
SSMID for another 10 years, July 1, 2026, through June 30, 2036, and for the first seven years of
that extension the SSMID levy rate would remain what it is right now, $2.50 per $1,000 of
assessed value and then for the final three years the district would have the option, with their
board's approval, to increase to $2.75 per $1,000 of assessed value. Kilburg Varley explained
these revenues would be used to help support their operations which includes business support
services, marketing and advertising programming, special events like festivals and different
activities, physical improvements, enhanced cleaning, lighting, public art, landscaping, seasonal
decorations, etc., and staff, including an executive director, to help them implement their work.
Kilburg Varley reiterated the State Code requires Planning and Zoning to consider the petition
and prepare an evaluative report on the merit and feasibility of the proposal. In the spirit of that
law, staff reviewed the petition and in the agenda packet outlined the different points for the
Commission’s consideration which staff believes support the petition. Kilburg Varley then
reviewed the criteria, first, the property in the district does meet all the criteria in the State Code,
it has contiguous boundaries, its commercial property, and it's located within City limits of which it
meets all those criteria. Second, it did meet that threshold of the 25% of property owners and
assessed value. Third, it met the requirement of the code of what that petition all needs to
include, defining a name, a duration, what the boundaries are. Fourth that the levy rate, the
purposes, and the projects proposed for the use the levy revenue are valid. Fifth, staff finds that
Planning and Zoning Commission
October 15, 2025
Page 3 of 5
the purpose of the district is adequately described. Sixth, staff doesn’t believe that this proposal
conflicts with any existing City codes, plans or policies. In fact, staff asserts it supports several
including the Comprehensive Plan, the Downtown and Riverfront Crossings Master Plan and the
City Council Strategic Plan. Seven, that the estimated SSMID levy revenue under this expansion
would be sufficient to carry out the goals and uses identified in the petition and staff finds that
with approximately $1,000,000 it is sufficient and therefore meets the requirements of the State
Code. Eighth, that the activities that the district proposing to use the SSMID levy are all in line
with state and local laws, plans and policies. Staff finds that the proposal is reasonably
calculated to meet their objectives.
Staff recommends that Planning and Zoning recommend the petition for approval and forward
the draft evaluative report to City Council for their consideration. If Planning and Zoning choose
to do that, next steps are City Council will set a public hearing, post and mail the notice, and then
consider an ordinance to approve the extension. Following that, the City would need to approve
a separate operating agreement with the Downtown District.
Townsend asked what effect it would have if the proposal was not approved. Kilburg Varley
stated that the Downtown District is a separate 501(c)6 organization, so in theory it could
continue, however it would not have much of a funding mechanism. The SSMID levy collected
accounts for about half of their annual revenue so if this extension of the downtown SSMID is not
approved, then they would lose the most reliable and significant source of revenue that they
have to carry out their activities.
Betsy Potter (Executive Director, Downtown District) stated currently about a third of the overall
budget it from the SSMID, it changes a little bit with the expanded boundaries. Another third
comes from events revenue that they make up from different ticketing and sponsorships and the
final third of the budget comes from support from the city of Iowa City's contribution towards the
block by block ambassador services, the University of Iowa contribution that they provide
annually, and then any other partnerships or programming sponsorships overall.
Miller noted since it has to be commercial property does that mean if there is residential within
the boundary it just doesn't get taxed. Kilburg Varley verified that was correct.
Potter stated the big catalyst to the larger expansion is that they feel like they've had a big impact
on downtown over the last 13 years but that the expanded boundaries, over towards the new
UIHC campus (former Mercy Hospital) and then south of Burlington are opportunity areas for
their organization and for the City overall.
Wade asked what's the vision for the expanded boundaries and what would they contribute to
the neighborhood. Potter replied first they would communicate with the property owners and
businesses to understand what they want to see in those areas, but overall they're just hoping to
expand services to those areas. For example, right now they end the ambassador services at
Encounter Café and there's a big opportunity for Gilbert Street and beyond to expand those
services. Potter noted all of their grant programs, events, marketing, they don't do outside of their
existing boundaries so this expansion would be an opportunity to include a number of
businesses that have wanted to be included for a long time into the organization. This allows
additional businesses that want to participate to be part of the organization.
Planning and Zoning Commission
October 15, 2025
Page 4 of 5
Miller moved to recommend that the District petition be approved and the draft Evaluated
Report attached be forwarded to the City Council for their consideration.
Davies seconded the motion.
A vote was taken and the motion passed 5-0.
Davies thinks it's definitely worthy of merit, it is a great program and it's done a lot of good for the
community as a whole. The downtown really serves as an anchor and a hub culturally. He did
want to mention the University being such a large property holder and not paying property tax,
being aware of their contribution and making sure it's proportional as the boundaries expand that
the burden doesn't fall unduly on the private property holders, he’d hope that the University
contribution would increase proportionally.
CONSIDERATION OF MEETING MINUTES: AUGUST 27 2025:
Wade moved to approve the meeting minutes from August 27, 2025. Miller seconded the motion,
a vote was taken and the motion passed 5-0.
CONSIDERATION OF MEETING MINUTES: SEPTEMBER 3 2025:
Wade moved to approve the meeting minutes from September 3, 2025. Davies seconded the
motion, a vote was taken and the motion passed 4-1 (Miller abstained due to absence).
PLANNING AND ZONING INFORMATION:
Russett reminded the Commission that there's the joint City Council/Planning and Zoning
Commission work session next Tuesday at 4:00 to get an update on the Comprehensive Plan
engagement that the consultant has been conducting over the past six months or so.
Miller asked if there is an agenda or anything the Commission needs to prepare. Russett replied
no, it's an opportunity for the consultant to share the input that they’ve received from multiple
different activities over the course of several months. There was the website, they held meetings,
attended pop up events like Party in the Parks and National Night Out, held focus groups and
stakeholder interviews, and this is an opportunity for them to share what they heard through
those processes.
Dulek noted the Planning and Zoning chair has resigned, effective December 1, he's moving, so
if anyone know anybody who wants to apply to be on Planning and Zoning let either her or
Russett know and they can find out the deadline, it'll probably be somewhere mid-November to
submit the application.
ADJOURNMENT:
Elliott moved to adjourn, Townsend seconded and the motion passed 5-0.
PLANNING & ZONING COMMISSION
ATTENDANCE RECORD
2024-2025
6/26 9/4 9/18 11/20 12/4 2/19 3/5 5/7 6/4 6/18 7/2 7/16 8/6 8/27 9/3 10/15
BEINING, KALEB -- -- -- -- -- -- -- -- -- -- -- -- -- -- -- -- -- -- -- -- X O X X O O
DAVIES, JAMES -- -- -- -- -- -- -- -- -- -- -- -- -- -- -- -- -- -- -- -- X X X X X X
CRAIG, SUSAN X X X X X X X X X X -- -- -- -- -- -- -- -- -- -- -- --
ELLIOTT, MAGGIE O/E X X O/E X X X X X X X O/E X X O/E X
HENSCH, MIKE 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 X X O/E X
QUELLHORST, SCOTT X X X O/E X X X X X X X X X O/E X O/E
TOWNSEND, BILLIE X X X O/E X X X X X X X X X X X X
WADE, CHAD X X X X X X X X X X X X X X X X
KEY:
X = Present
O = Absent
O/E = Absent/Excused
--- = Not a Member