HomeMy WebLinkAbout2014-12-02 Public hearingNOTICE OF PUBLIC HEARING
Notice is hereby given that a public hearing will
be held by the City Council of Iowa City, Iowa, at
7:00 p.m. on the 2nd day of December, 2014, in
Emma J. Harvat Hall, 410 E. Washington Street,
Iowa City, Iowa, or if said meeting is cancelled, at
the next meeting of the City Council thereafter as
posted by the City Clerk; at which hearing the
Council will consider:
An ordinance rezoning approximately
51.03 acres from Interim Development —
Research Park (ID -RP), Research
Development Park (RDP) and Planned
Development Overlay- Highway
Commercial (0PD-CH1) to Interim
Development — Research Park (ID -RP),
Research Development Park (RDP) and
Planned Development Overlay- Highway
Commercial (0PD-CH1).
Copies of the proposed ordinances and
resolutions are on file for public examination in the
office of the City Clerk, City Hall, Iowa City, Iowa.
Persons wishing to make their views known for
Council consideration are encouraged to appear
at the above-mentioned time and place.
MARIAN K. KARR, CITY CLERK
Prepared by: Karen Howard, PCD, 410 E. Washington Street, 10i ki, IA 52240; 319-356-5Z5HeEZA6-0002
ORDINANCE NO. -?
�
AN ORDINANCE REZONING APPROXIMATELY 51.0 ACRES F06M 'INTERIM
DEVELOPMENT — RESEARCH PARK (ID -RP), RESEARC DEVELOPMENT PA`C'K (RDP)
AND PLANNED DEVELOPMENT OVERLAY- HIGHWAY COMMERCIAL (OPD-CH1) TO
INTERIM DEVELOPMNT — RESEARCH PARK (ID -RP), SEARCH DEVELOPMENT PARK
(RDP) AND PLANNED DEVELOPMENT OVERLAY- HI WAY COMMERCIAL (OPD-CH1)
LOCATED NORTH OF 1 ERSTATE 80 AND WEST OF IGHWAY 1 (REZ14-00020)
WHEREAS, the al plica t, Steve Moss, filed with the C y Clerk of Iowa City, Iowa, a rezoning
application to adjust zoning undaries within the propos d Moss Ridge Campus office research
park to coincide with changes the lot lines in a revised reliminary plat of Moss Ridge Campus,
a 9 -lot, 4-outlot commercial sub 'vision; and
WHEREAS, the area is curre ly zoned for officer search park uses (RDP) and commercial
services (OPD-CH1) to support the ffice park, with fut re phases of the office park zoned Interim
Development- Research Park (ID -R , pursuant to 2012 rezoning that included a conditional
zoning agreement requiring, among of r things, the evelopment of a master plan for the shared
amenities, landscaping, stormwater facil 'es, and si nage for the Class A office park, and review
of all site plans by the Planning and Zonin Commi ion;
WHEREAS, this requested rezoning ma tain the same zoning districts, but merely shifts the
boundaries to coincide with shifts in propose I lines shown on an amended preliminary plat,
which was amended to reflect a refined storm ter management plan and change road patterns
to better preserve sensitive environmental feat in future phases of the development; and
WHEREAS, the Department of Neighbor oo evelopment Services and the Public Works
Department have examined the Sensitiv Area Development Plan, Preliminary Planned
Development Plan, and recommend appr val of thi rezoning subject to the same conditions
stated in the 2012 conditional rezoning reement, ex pt that the applicant has filed a master
plan for the shared amenities, landsca ng, stormwater acilities, and signage for the Class A
office park, so Staff no longer recomm ds review and app val of each site plan by the Planning
and Zoning Commission; and
WHEREAS, these conditions a ure that the office par is developed in a cohesive and
attractive manner typical of a high- uality office park and said nditions shall be recorded as a
conditional zoning agreement; and
WHEREAS, the existing conc pt plan submitted for the OPD -1 zoned properties remains
unchanged, and will be recorde with this conditional zoning agree ent as part of the planned
development plan; and
WHEREAS, the Plannin and Zoning Commission examined a Preliminary Planned
Development Plan and Sen itive Areas Development Plan, and aft due deliberation and
consideration of the applic ion materials and the staff recommendatio , has recommended
approval subject to certain nditions stated in the conditional zoning agree nt; and
WHEREAS, Iowa Co a §414.5 (2013) provides that the City of low City may impose
reasonable conditions o granting an applicant's rezoning request over a above existing
regulations in order to s tisfy public needs caused by the requested change; and
WHEREAS, Own has agreed that the property shall be developed in accordance with the
terms and conditions of the Conditional Zoning Agreement to ensure appropriate development in
this area of the city.
NOW, THEREFORE, BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY OF IOWA
CITY, IOWA:
Ordinance No.
Page 2
SECTION I. APPROVAL:
1. The approximately 27.97 acres of property legally described below, is hereby reclassified
from OPD -MU, OPD -ORP, and OPD-RDP to Research Development Park (RDP):
INSERT LEGAL DESCRIPTION
2. The approximately 15.80 acres of property legally described beIqW is hereby reclassified from
OPD -ORP and OPD-RDP to Planned Development - Highway ommercial (OPD -CH -1) with
the certain additional land uses allowed according to the a con itional zoning agreement
approved herein:
INSERT LEGAL DESCRIPTION
3. The approximat y 128.12 acres of property legally des ibed below is hereby reclassified
from OPD-RDP, D -MU, and OPD -ORP to Interim Dev opment - Research Park (ID -RP):
INSERT LEGAL DESICRIPTION
SECTION 11. CONDITIORAL ZONING AG EM .The mayor is hereby authorized and
directed to sign, and the City CI k attest, the Conditiona Zoning Agreement between the property
owner and the City, following pas ge and approval of t is Ordinance.
SECTION 111. ZONING MAP. a Building Insp for is hereby authorized and directed to
change the zoning map of the City of wa City, Iowa, -conform to this amendment upon the final
passage, approval and publication of thi ordinance Vy law.
Ordinance, the City Clerk is hereby autho ' ei
the associated conditional zoning agreem
development plan, and concept plan for Moss
the County Recorder of Johnson County, Iowa
SECTION V. REPEALER. All ordinances
sions of this Ordinance are hereby repealed.
SECTION VI. SEVERABILITY. If/anyeadjudged to be invalid or unconstitutu
Ordinance as a whole or any sectionotutional.
SECTION VII. EFFECTIVE DATEO
approval and publication, as provided
Passed and approved this /day of
0 ING. Upon passage and approval of the
a d directed to certify a copy of this ordinance,
planned development plan, sensitive areas
ice Park and to record the same at the office of
a the owner's expense, all as provided by law.
id rts of ordinances in conflict with the provi-
ction, pro 'sion or part of the Ordinance shall be
ch adjudic.Xion shall not affect the validity of the
n or part the of not adjudged invalid or unconsti-
rdinance shall b)k in effect after its final passage,
4.
MAYOR ^-s
E-`,
ATTEST:
CITY CLERK NO
G]°
Approved by
City Attorney's Office -,
Prepared by: Karen Howard, PCD, 410 E. Washington, Iowa City, IA 5240 (319) 356-5251 (REZ12-00005 &
REZ12-00006)
THIS AGREEMEN is
(hereinafter "City"), a
collectively referred toc
WHEREAS, Ow
located northwest of the
CONDITIONAL ZONING AGREEMENT
made between the City of Iowa ity, Iowa, a municipal corporation
Moss Farms, Inc., Stephen A. oss and David G. Moss (hereinafter
s "Owner").
WHEREAS, Owned
15.8 acres to Planned D
Research Development Pa
(ID -RP); and
is the legal title holder of approximately 172 acres of property
:rchange of State Highw y 1 with Interstate 80; and
has requested to adj t the zoning boundary lines for approximately
Vvelopment — High ay Commercial (OPD -CH -1), 35.23 acres of
(RDP), and 120. 5 acres of Interim Development — Research Park
WHEREAS, a plann develop ent overlay zone allows flexibility in the design,
placement and clustering o buildin mixture of uses and related site and design
considerations; and
WHEREAS, the OPD CH 1 r zoning is appropriate to allow for certain retail services to
support office park uses not othe se allowed within the CH -1, particularly given the proximity
to the 1-80 and Highway 1 interch e; and
WHEREAS, it is in the inte sts of the City and the developer that the commercial
component of this developme be i tegrated with the other uses allowed in the office park,
Owner has agreed to certain nditio I to ensure that the office park and the support commercial
is developed in a cohesive nd attract a manner typical of a high-quality office park and said
conditions shall be recorded s a conditi al zoning agreement; and
WHEREAS, the Plning and Zoni g Commission has determined that with appropriate
conditions regarding Ian, scaping, signag building location, design and materials that ensure
that the office park and Ahe support retail a a are developed to the quality expected for a Class
A Office Park, that the/`'requested zoning an the various requested modifications to the zoning
are consistent with th ' Comprehensive Plan oals of environmental stewardship and expansion
of quality job opporttties within the commun ; and
WHEREAS, he Planning and Zoning C6p
submitted for the/OPD-CH-1 zoned properties
development plarr and all individual site plans for
concept plan and the conditions contained in this c
that the office Oark and associated support retail
manner over time; and
mission recommends that the concept plan
could be recorded as a part of the planned
II lots within the office park comply with said
> ditional zoning agreement in order to ensure
a a is developed in a cohesive and quality
WHEREAS, Iowa Code §414.5 (2013) provides 1at the City of Iowa City may impose
reasonable, /conditions on granting an applicant's rezoning request, over and above existing
regulations, in order to satisfy public needs caused by the requested change; and
WHEREAS, Owner acknowledges that certain conditions and restrictions are reasonable
to ensure the development of the property is consistent with the Comprehensive Plan; and
WHEREAS, Owner agrees to develop this property in accordance with the terms and
conditions of this Conditional Zoning Agreement.
NOW, THEREFORE, in(consideration of the mutual pr�mises contained herein, the parties
agree as follows:
1. Owner is the legal)title holder of the property leg4y described as follows:
A PART OF THE SOUTH ST QUARTER OF SECT ON 35, TOWNSHIP 35 NORTH, RANGE
6 WEST OF THE 5TH P. ,IOWA CITY, JOHNS N COUNTY, IOWA, AND LOT 4, LOT 5,
LOT 10, THE SOUTH 9 A ES OF LOT 6, AND HE SOUTH 12.5 ACRES OF LOT 8 OF A
SUBDIVISION OF THE NO THEAST QUARTE OF SAID SECTION 35 (PLAT RECORDED
IN PLAT BOOK 1, PAGE11 AT THE JOHN ON COUNTY RECORDER'S OFFICE) ALL
BEING MORE PARTICULAR Y DESCRIBED FOLLOWS:
BEGINNING AT THE NORTHEAST CORNEA OF SAID SOUTHEAST QUARTER;
THENCE SOUTH 2007' EAST 1980.6 VEET ALONG THE EAST OF SAID SOUTHEAST
QUARTER (ASSUMED BEAR! GFOP, THIS DESCRIPTION ONLY) TO A POINT OF
INTERSECTION WITH THE NOR HE Y RIGHT-OF-WAY LINE OF INTERSTATE NO. 80;
THENCE SOUTH 81004' WEST 6�.2 FEET ALONG SAID NORTHERLY RIGHT-OF-WAY
LINE;
THENCE NORTH 89031' WEST 31 77 FEET ALONG SAID NORTHERLY RIGHT-OF-WAY
LINE TO A POINT OF INTERS TIO WITH THE WEST LINE OF THE EAST 63.75 ACRES
OF THE WEST ONE-H/FFHE S\EA
ST QUARTER OF SAID SECTION 35;
THENCE NORTH 2°1023.7ONG SAID WEST LINE TO THE SOUTH LINE
OF SAID LOT 8;
THENCE SOUTH 88°124.5O THE SOUTHWEST CORNER OF SAID LOT
8;
THENCE NORTH 2°01056.TO A POINT OF INTERSECTION WITH THE
NORTH LINE OF THE2.5 ASAID LOT 8;
THENCE NORTH 8 58' EAST 2504.49 FEET A
OG SAID NORTH LINE AND ALONG THE
NORTH LINE OFT AI E SOUTH 9 ACRES OF SLOT 6 AND ALONG THE NORTH LINE OF
SAID LOT 4 TO A OINT OF INTERSECTION WI H THE EAST LINE OF SAID NORTHEAST
QUARTER;
THENCE SOU H 1 °57' EAST 1056.0 FEET ALONG, SAID EAST LINE TO THE POINT OF
BEGINNING D CONTAINING 171.88 ACRES MORE R LESS.
2. The,Owner acknowledges that the City wishes to ensure conformance to the principles
of ffie Comprehensive Plan and the Sensitive Areas' Development Plan, and that the
conditions imposed upon the property are reasonable and designed to satisfy public
needs caused by the requested zoning change. Further, the parties acknowledge that
Iowa Code §414.5 (2013) provides that the City of Iowa City may impose reasonable
I+•
conditions on granting an applicant's rezoning request, over and above the existing
regulations, in order to satisfy public needs caused by the requested change.
3. In consideration of the City's rezoning the subject propeyfy, Owner shall comply with the
zoning ordinance, as well as the following conditions:
1) A comprehensiVheDe
ndscape plan for the ove-described property shall be
submitted and broved by the Director of eighborhood Development Services
or designee priopproval of the final plat f r the first phase of development of the
above-describedperry. This plan shal address location of and the general
concept for storr facilities and illustr to the shared amenities or features of the
park, including it system, entran way signage or similar features. The plan
shall be detailet e area design ed as phase one of the development. The
landscaping plaa outlot may a conceptual in nature, but should take into
account and bele entary to a sensitive environmental features of the site,
including the strorri rs, wo lands, slopes, wetlands, and similar topographic
and geographic res. his p n does not need to include landscaping details for
individual lots, bther it ho Id convey the overall character of the shared open
space and amenpropose for the office park and support retail area.
2) Prior to final plat of any dev to ent phase, a master sign plan shall be submitted to
and approved by the Dire for o Neighborhood Development Services or designee,
indicating potential locati ns and design concept for common signage for the office
park, which may includ on-premi and off -premise signage for the office park, such
as entranceway sign ge, directi al signage, development signs, identification
signage, masonry w signs, monu ents signs, and interstate signs. The design of
all common signag for the develo ent should have a consistent theme and be
constructed of simi r quality material and lettering.
3) For the area zon d OPD -CH -1, the foil o ing additional allowances, standards and
restrictions app :
a. No Ire than two drive-throu facilities shall be allowed by special
exce ion. Drive-throughs shall c ply with the special exception approval
crite a applicable in the CC -2 Zo , as set forth in the Iowa City Code of
Or nances. Accessory outdoor di play and storage is allowed only in
ac ordance with the commercial site evelopment standards that apply in the
C -2 Zone.
b. he commercial buildings should be t e prominent feature as viewed from
he public streets within the develop ent. To that end, each principal
commercial building shall have at least o e main building entrance oriented
toward the street. Parking areas shall be I ated largely to the side or rear of
buildings, however a maximum of one do ble-sided parking aisle may be
located between the building and the stre except for lots with multiple
frontages, for which only one frontage needs to eet this standard.
c. Parking areas must be setback at least 50 feet m the Interstate 80 right-of-
way and this setback area must be landscaped wi trees, shrubs and ground
cover consistent with the comprehensive landscaping plan for the office park.
d. Land uses are restricted to those allowed in the Highway Commercial (CH -1)
Zone, plus the following additional uses:
i. Sales -oriented and Personal Service -Oriented Retail Uses up to a
maximum of 50,000 square feet per lot;
3
ii. General Animal -Related Commercial Uses; and
iii. Specialized Educational Facilities, all as defined in the Iowa City Code
of Ordinances.
4) Site plans for development of every lot shall be reviewed and approved by the City
according to the following standards prior t issuance of a building permit for the
subject lot: /
a. Landscapi4- Standards
a
On lots zoned RDP, the tot ground area devoted to open space for
nat ral landscape and land cape beautification shall be not less than
35°/ of the total land area shown on the site plan. Such open space
shall be free of all drive ,parking areas, structures, buildings, and
other permanent imp r vements, except for those walkways,
monuent:
be nec se
ii. Stormw ei
landscap I
iii. Building
shall take i
environmer
required ac
iv. Parking ar(
areas shall
Imamenta structures, and other features considered to
ry but esse tial to the central landscape theme.
facilities hall be designed as an integral part of the
I plan.
be accomplis d
such as planf
and shrub pe i
effectivenes to
differences; struc
equally pe mane
combinati n of sc
the net r ult shal
as well s effect
;in area placement and provision of open space
nt and respond sensitively to the topography and
ures on the site to the extent possible and as
to the approved sensitive areas development plan.
iding ramps, utility areas, and similar vehicular use
actively screened from public view. Screening shall
through the design incorporation of landscaping
screens using both deciduous and evergreen tree
es, the combination of which have year-round
graphy such as the natural or manmade grade
t ral additions such as permanent walls; or other
nt nd effective screening innovations. Any one or
re ning methods may be used providing, however,
I b complementary to the central landscape theme
ivel accomplish the concealment of the area in
v. ParkinY shall be set bac a minimum of 20 feet from City street rights-
of-way, 50 feet from the I terstate 80 right-of-way, and 10 feet from all
other property lines and om common drives external to a parking
area except in the case f abutting parking lots for which cross-
acc ss has been establishe over the parking areas, which may be
co tructed as seamless pave g across the property line.
Bylilding facades shall bepre minantly constructed of high quality
e terior building materials, incl..
'ng window systems, brick, masonry,
tone, stucco, colored and b nished concrete masonry units,
rchitectural pre -cast panels, nd architectural metal panels.
Concrete panels with a veneer of \nb asonry may be approved
provided the material gives the apf one or more of the high
quality building materials listed abminately is defined as at
least 75 percent of the exterioentire building, but not
necessarily of each building wof high quality building
materials should be concentrated ding walls that are visible
from public streets and public areas or that c' ntain public entrances.
4
C.
ii. Other lower quality or less du
smooth -faced concrete block
1FS do not qualify as quality
In no case shall EIFS be u
Lower quality metal siding,
is not allowed.
able exterior building materials, such as
unadorned tilt -up concrete panels, and
wilding materials and should be limited.
A within the first 8 feet above grade.
:h as that used for metal pole buildings,
iii.\ane
terial and color chang should generally occur at a change of
and at an inside cor er. Material or color changes at the outside
ners of structures tha give the impression of veneer or artificiality
he material are not al wed.
i. Bui ings must inclu a details and features that provide visual
inte st, reduce the /perception of the mass of the building, and
provi e a cohesive appearance to the building. Building facades shall
be a iculated by using color, window arrangement, change in
iv
mated Is, and cl
of ext_ 'or walls
architecral feE
walls tha are w1
Ordinanc
Rear and
walkways,
materials a
Whenever
should m
Design Ii k
belt cou se
i ge in plane to vary the height, depth, or direction
Stretches of blank wall with no windows or other
fres are discouraged, particularly along building
in public view, as defined by the Iowa City Code of
fe facades that are visible from streets, pedestrian
shared open spaces shall have the same type of
detailing found on the principal facades of the building.
ctical, the heights of walls, cornice or parapet lines
r be complementary to those of neighboring buildings.
s are required through the placement of window lines,
a other horizontal elements in a pattern that reflects
similar lements or other horizontal lines in neighboring buildings.
Wind s should be recessed or otherwise set apart from the
buildi g's principa facade to provide horizontal lines and vertical
rhyt m to the buil ing. Building design should be compatible and
har onious with nei hboring buildings, but variety is also encouraged
to revent monotony.
B ilding awnings or anopies that provide a generally consistent
ver along pedestria walkways are encouraged. A functional
wning or canopy (m' imum 6 feet in depth) is required at
entranceways on retail uildings. Arcades may also be used to
provide weather protection or pedestrians.
Transparent entries and I ge ground -level storefront windows are
required along street-facin facades of all retail buildings (not
including banks or hotels/mot s). To meet this standard a minimum of
50% of the street -facing buil ' g facade between 2 and 10 feet in
height from the adjacent ext rior grade must be comprised of
transparent (no more than 100 daylight reduction) windows and
doors. Such windows and door must be vertically-oriented in a
standard, mainstreet storefront con 'guration that allow views into the
interior space or be designed as st efront display windows that are
set into the wall. Display cases attac ed to the outside building wall
do not qualify. While banks, hotels a motels are not required to
meet this standard, transparent entries, and generous fenestration
along street-facing facades is encouraged consistent with the
intended use of the building.
d. Signage Standards
i. Wall Signs: All signage const ucted as wall signs on building fascia
within the development s all incorporate aesthetic features
coatible with the overall aracter of the development. All wall
si Tp
s will be composed of olid individual letters attached to the
b ilding fascia, or individual tters of anodized aluminum, galvanized
m al, or illuminated, self-c ntained translucent plastic faces set in
an o ized aluminum retur and trim. Logos shall generally be
con ructed in the sam manner as individual letters including
cont ring to follow the s ape of the logo. In situations in which the
logo c nnot be contoure , a panel sign may be allowed if the panel is
sized a d constructed i a manner that minimizes the overall sign size
and limi s the portion ill minated to just the logo.
ii. Freesta ing pole si s, including tall interstate pole signs, are not
allowed. owever, ne common wide-based freestanding sign is
allowed al ng the in erstate frontage to serve lots 4, 5, 6, and 7. Up to
one additi nal co mon, wide-based freestanding sign is allowed
along the i tersta a frontage to provide identification for other uses
within the la er ffice park. Said interstate signs shall not exceed 30
feet in heigh or 12 feet in width and shall be designed in a manner
that is consist t with the design of other signs within the office park.
Said interstate signs shall be setback a minimum of 20 feet from the
interstate rig - f-way but shall be located within the first 100 feet of
lot depth as a sured from the interstate right-of-way. The maximum
copy area o eac sign face on an interstate sign shall not exceed 200
square fee . The ign may be double-faced for a total of 400 square
feet. The ame o the development shall be indicated within the top
one-fou rt of the ign copy area. The maximum letter height for
tenant id ntification opy on the sign shall be eighteen (18) inches.
iii. Monum nt signs s all be allowed on each lot according to the
approv d sign plan for the development. Monument signs may
excee the maximum height specified in the Iowa City Zoning Code,
but in no case shall a onument sign exceed 8 feet in height.
iv. One f the following si n types, as defined in the Iowa City Code of
Ordi ances, is allowed at the entrance to the office park near the
int section of Moss Rid a Road and Highway 1 and one additional of
sasign types is allowe near the intersection of Moss Ridge Road
a d the east property lin of the property legally described above:
velopment Sign; Entran way Sign; or Masonry Wall Sign(s). The
I cation and design of thes signs shall be identified in the Master
ign Plan that is approved p 'or to final plat of any part of the above-
described property. The sign shall be identification signs for the
entire office park and shall n t provide identification for individual
tenants or businesses within t office park. The sign shall be in
conformance with the specificatio s set forth in Table 56-5 of the Iowa
City Zoning Code, regardless of th zone in which the sign is located.
Additional locations for similar entr nceway signage may be allowed
near the intersections with Oakdal Boulevard and/or in locations
where other public streets enter the office park development from an
2
abutting property that is not within the development. Specific
entranceway sign locations for future phases of the office park shall
be determined at the time of final plate or the respective future phase.
v. On or off -premise directional signageay be allowed according to the
master sign plan.
4. The Owner and City acknowledge that the conditionV contained herein are reasonable
conditions to impose on the land under Iowa C de §414.5 (2013), and that said
conditions satisfy -public needs that are caused by t requested zoning change.
5. The Owner anCity acknowledge that in the a nt the subject property is transferred,
sold, redevelope , or subdivided, all redevelop ent shall conform with the terms of this
Conditional Zonin Agreement.
6. The parties ackno edge that this Conditio I Zoning Agreement shall be deemed to be
a covenant running ith the land and wit title to the land, and shall remain in full force
and effect as a cove ant with title to th land, unless or until released of record by the
City of Iowa City.
The parties further ackn wledge that is agreement shall inure to the benefit of and bind
all successors, represent tives, and ssigns of the parties.
7. The Owner acknowledge(s that othing in this Conditional Zoning Agreement shall be
construed to relieve the O er or Applicant from complying with all other applicable
local, state, and federal regul i ns.
8. The parties agree that this nditional Zoning Agreement shall be incorporated by
reference into the ordinanc rez ning the subject property, and that upon adoption and
publication of the ordinanc , this greement shall be recorded in the Johnson County
Recorder's Office at the O ner's a ense.
Dated this day of
CITY OF IOWA CITY
By:
Attest:
2014.
Matthew J. Hayek,Mayor Stephen A. Moss, individually and as
/ Pre 'dent of Moss Farms, Inc.
Marian K. Karr, ity Clerk David . Moss
Approved by:
City Attorney's Offi .e
CITY's ACKNOWLEDGEMENT
7
STATE OF IOWA )
) ss:
JOHNSON COUNTY )
On this day of
notary public in and for the State of Iowa, personally appea
Karr, to me personally known, who being by me duly swor
City Clerk, respectively, f said municipal corporation
instrument; that the seal ffixed thereto is the seal of
instrument was signed and Baled on behalf of said mu
Council; and that the said M yor and City Clerk as such fi
of said instrument to be th voluntary act and dee of
voluntarily executed.
2014, before me, the undersigned, a
d Matthew J. Hayek and Marian K.
, did say that they are the Mayor and
executing the within and foregoing
,aid municipal corporation; that said
pal corporation by authority of its City
cers acknowledged that the execution
said corporation, by it and by them
VERS�ACK
Public in and for the State of Iowa
OLEDGEMENTS
STATE OF IOWA )
JOHNSON COUNTYOnthis day of014, before me, a Notary Public in and for the
State of Iowa, personally appearedSt en A. Moss, to me personally known, who, being by me
duly sworn, did say that he is the Pre id t of MOSS FARMS, INC., the corporation executing the
within and foregoing instrumentVtha sai instrument was signed on behalf of said corporation by
authority of its Board of Direan that the said Stephen A. Moss, as such officer
acknowledged the execution d ins ument to be the voluntary act and deed of said
corporation, by it and by him volly exe ted.
STATE OF IOWA
JOHNSON COUNTY
On this (
Notary Public in and
individually, to me k
foregoing instrumen ,
deed.
Atary Public in and for the State of Iowa
of
(for said County, in said State, N,
)wn to be the identical person nam
and acknowledged that they exeCL
STATE OF IOWA )
) ss:
2014, before me, the undersigned, a
rsonally appeared Stephen A. Moss
�d in and who executed the within and
-�d the same as his voluntary act and
Notary Public in
0
for the State of Iowa
JOHNSON COUNTY )
On this day of 201 4, before me, the undersigned, a
Notary Public in and for said County, in said State, person ly appeared David G. Moss to me
known to be the identical person named in and who execute the within and foregoing instrument,
and acknowledged that they executed the same as his volu ary act and deed.
Notary Pub%c in and for the State of Iowa
9
To: Planning & Zoning Commission
Item: REZ14-00020/SUB14-00019
Moss Ridge Campus
GENERAL INFORMATION:
STAFF REPORT
Prepared by: Karen Howard
Date: November 6, 2014
Applicant: Steve Moss
Moss Farms Inc.
3354 Kenruth Circle
Iowa City, IA 52240
(319)-621-0624
Owners
Contact Person:
Moss Farms Inc.
(address same as above)
Justin Campbell
Shive-Hattery
3162 nd Street SE Suite 500
Cedar Rapids, IA 52406
(319)-364-0227
Requested Action: Rezoning from ID -RP, RDP, OPD-CH1 to ID -RP, RDP,
and OPD-CH1 and a preliminary sensitive areas
development plan and preliminary plat.
Purpose: Development of an office park with associated
commercial services
Location: Northwest of the intersection of Hwy 1 and Interstate 80
Size: Entire property = approximately 171.88 acres;
Requested rezoning will result in:
Approximately 15.8 acres OPD-CH1
Approximately 35.23 acres RDP
With remainder approximately 120.85 acres ID -RP
Existing Land Use and Zoning: Farmland and natural areas surrounding Rapid Creek —
ID -RP, RDP, and OPD-CH1
Surrounding Land Use and Zoning: North: Farmland & rural residential — County -AG
South: Interstate 80, Office and Highway commercial
uses - CH -1 & CO -1
East: Office and highway commercial uses — ORP,
CH -1, CO -1
West: Farmland and rural residential — County R
Comprehensive Plan: North Corridor District - Office Research park and
associated uses and protection of Rapid Creek
floodplain
File Date:
14
October 16, 2014
45 Day Limitation Period: November 28, 2014
BACKGROUND INFORMATION:
Steve Moss has submitted applications for a revised preliminary plat for Moss Ridge Campus, the
proposed Class A office research park located north of Interstate 80 and west of Highway 1, and a
rezoning that will shift zoning boundaries to coincide with lot lines in the revised plat. In addition, the
developer is requesting revision of the conditional zoning agreement to delete the provision that
requires each site plan within the park to be reviewed by the Planning and Zoning Commission now
that they have developed a more detailed master plan for the office park.
A preliminary plat and associated rezoning for the office park was approved in 2012. One of the
challenges of developing the property has been the lack of road access to the property. Since the
plat was approved in 2012, the City has negotiated and acquired land from the property owners to
the east to extend a road from Highway 1 to the east boundary of the Moss property. This road is
currently under construction.
Due to the need for compensatory wetland mitigation and preservation of habitat for the endangered
Indiana Brown Bat, the developer is requesting modification of the street layout within the office park
so that more of the woodland habitat will be preserved in future phases of the development. The
applicant has also developed a more refined plan for stormwater management facilities that will
double as office park amenities, which will also require a shift in subdivision lot boundaries.
ANALYSIS:
Rezoning
The rezoning requested is focused on the area surrounding Lot 9 (see below), which would be
rezoned from Interim Development — Research Park (ID -RP) to Research Development Park (RDP).
This area is proposed for stormwater detention
facilities for a large portion of the first phase of the
office park. The Interim Development (ID) zoning is ! iDRP iDRP
intended to provide for areas of managed growth on - -,
which agricultural and other non -urban uses may j i REZONE TO RDP
continue until infrastructure is in place to serve urban
development. Given that this area is needed for REZONE TORDP `
essential infrastructure to support the office park, it
should be rezoned to Research Development Park to RDP
allow for development according to the DRP i RDP
comprehensive plan. The remaining 120 acres will
retain its ID -RP zoning designation and be reserved
OPD-CH1
for future development, which will allow for more
detailed delineation of the sensitive areas and ensure ,.,..,_.AV
that all the roads and other infrastructure necessary i
for full build -out of the office park is in place.
In addition, the applicant is requesting to amend the conditional zoning agreement to delete the
provision that requires review by the Planning and Zoning Commission of the site plan for each lot
within the office park as it is developed. This provision was originally included in the conditional
zoning agreement because the developer had not developed a master plan for the shared facilities
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and amenities that will be developed as part of the office park. The draft master plan for
landscaping, trails, signage, and other amenities has been submitted with this application. Staff
believes that there is now sufficient information in this draft master plan to warrant this change to the
conditional zoning agreement. While the draft plan needs to be further refined, the master plan
includes a trail network, coordinated sign plan, and stormwater facilities that double as shared
outdoor amenities for this large employment area. The master plan elements in combination with the
detailed development and design requirements that will be applied to each lot as they are developed
will ensure that the park is attractive to businesses looking for Class A office park space.
Compliance with the Comprehensive Plan: The overall zoning plan for the office park has not
changed and remains consistent with the Comprehensive Plan. The Comprehensive Plan indicates
that this area is appropriate for office research park development due to its location and access to
Interstate 80. The plan states that "the 1-80 interchange with Highway 1 provides one of the few
opportunities for office research park development in Iowa City. . . With the tone set by [NCS
Pearson and ACT] and the advantages of interstate exposure, land around this interchange should
continue to be preserved for office research park and research development park opportunities."
The mixture of retail, restaurants, personal services, and hotel facilities that would be allowed in the
OPD-CH1 area will complement and support the large office park contemplated by the
Comprehensive Plan.
Environmentally Sensitive Areas: The sensitive areas for Phase 1 of the office park were
delineated and a plan developed and approved when the property was rezoned in 2012.
Subsequent to the rezoning and preliminary plat approval, the City acquired the land necessary to
build Moss Ridge Drive from Highway 1 to the east boundary of the Moss property. In order to
build this road, a small area of wetlands has been impacted and trees cleared. These sensitive
areas were delineated and a permit approved by the U.S. Army Corps of Engineers and U.S. Fish
and Wildlife to mitigate for the loss of the wetlands and woodlands(on both the Moss property and
within the new road ROW), which were determined to be habitat for the endangered Indiana Bat.
The mitigation areas are illustrated on the plat documents submitted with this application. These
areas will be designated as conservation areas.
It should be noted that in the future before Outlots A and B can be rezoned, platted and developed,
all the sensitive areas will need to be fully delineated. For the first phase of development, the
applicant has indicated that the only sensitive areas that will be disturbed are a small portion of the
woodlands as illustrated on the plat. Since only 20% of woodlands on a property zoned RDP and
70% of the any area zoned Interim Development are required to be retained, the proposed
disturbance of these woodlands will be well within their limit of disturbance for the development.
The plan for stormwater management has been refined since the previous preliminary plat was
approved. Larger, permanent stormwater facilities are proposed north and south of Lot 9, and one
smaller basin located on the east side of Lot 1, instead of the temporary basins shown on the
previous plat. The grading for these facilities will involve some disturbance of steep or critical
slopes located near lot 9 in order to construct the stormwater basins. This disturbance is well within
the allowances of the sensitive area ordinance.
For the protected sensitive areas located in outlots, there will need to be a legally binding
instrument at the time of final plat approval, setting forth the responsible parties and the
procedures to be followed for maintaining the areas and for financing maintenance costs over time.
Preliminary plat:
Subdivision Layout (changes proposed): As this application is merely to revise the previously
approved preliminary plat, this report will focus on the changes proposed. The number of lots within
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the development will remain the same. Lots 1-4 and 8 and 9 are intended for office research park
uses. Lots 4-7 are zoned for commercial uses that will complement and support the office park uses.
These could include hotels, restaurants and other support retail. The lots lines for the office park
uses have been shifted slightly to accommodate the stormwater facilities, which have shifted the
location of lot 9. The most significant change to the plat is that Moss Ridge Drive will terminate at its
intersection with Moss Meadows Drive rather than extending west across the office park to provide a
connection to what will be the western side of the loop street when the park is fully developed. This
street is being eliminated from the plat in order to reduce future impact to the wooded areas, which
are protected habitat for the Indiana bat. Given that this roadway will not provide much value to
development of future lots and would unnecessarily disturb sensitive areas, staff finds that this
change to the plat is warranted. In addition since the applicant was unsuccessful in negotiating a
second access road across the south edge of the Pearson property and due to the difficulties in
grading the site in this area, the plat no longer includes a cul-de-sac at the east end of Creek
Preserve Drive. However, an outlot is being reserved in this location in case in the long term future
such a road connection becomes possible. The two intersections are now being planned as round-
abouts, which will help traffic circulation in the office park and provide opportunities for landscaping
features and directional signage that help define the office park.
The proposed lot sizes and street layout correspond with the zoning requested.
Staff has reviewed the revised preliminary plat and other than some minor corrections that can be
made prior to City Council review, staff finds that it meets subdivision requirements of the City.
STAFF RECOMMENDATION:
Staff recommends approval of REZ14-00020 and SUB14-00019, a rezoning and subdivision of
approximately 51.03 acres from Interim Development — Research Park (ID -RP), Research
Development Park (RDP) and Planned Development Overlay -Highway Commercial (OPD-CH1) to
Interim Development — Research Park (ID -RP), Research Development Park (RDP) and Planned
Development Overlay — Highway Commercial (OPD-CH1). This rezoning represents a shift of zoning
boundaries to coincide with the lot lines in the revised preliminary plat of Moss Ridge Campus, a 9 -
lot, 4-outlot commercial subdivision located north of Interstate 80 and west of Highway 1.
Staff also recommends amending the conditional zoning agreement to delete the provision that
requires Planning and Zoning Commission review of all site plans. The remaining provisions in the
conditional zoning agreement would remain the same.
ATTACHMENTS:
1. Location Map
2. Rezoning Exhibit
3. Overall concept plan
4. Preliminary Plat and Sensitive Areas Development Plan
5. Previously approved preliminary plat
6. Draft Master Plan
7. Current conditional zoning agreement
Approved by:
John Yapp, Development Se ices Coordinator
Department of Neighborhood and Development Services
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Prepared by: Karen Howard, PCD, 410 E. Washington, Iowa City, IA 52240 (319) 356-5251 (REZ10005 &
REZ12-00006)
CONDITIONAL ZONING AGREEMENT
THIS AGREEMENT is made between the City of Iowa City, wa, a mural cprporf'gn
(hereinafter "City"), and Moss Farms, Inc., Stephen A. Moss d David G:: §A $s 0*reii)after
collectively referred to as "Owner").� m°
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WHEREAS, Owner is the legal title holder of app oximately 172 acres o -f property
located northwest of the inte hange of State Highway 1 wit Interstate 80; and
WHEREAS, Owner has I quested to adjust the zo ing boundary lines for approximately
15.8 acres to Planned Develop ent — Highway Co ercial (OPD -CH -1), 35.23 acres of
Research Development Park (RDP), and 120.85 acres Interim Development — Research Park
(ID -RP); and
WHEREAS, a planned develop ent over) zone allows flexibility in the design,
placement and clustering of buildings,Xixture of uses and related site and design
considerations; and
WHEREAS, the OPD CH -1 rezoning is
support office park uses not otherwise allowed
to the 1-80 and Highway 1 interchange; and
opriate to allow for certain retail services to
n the CH -1, particularly given the proximity
WHEREAS, it is in the interests/enure
a City nd the developer that the commercial
component of this development be integwith the ther uses allowed in the office park,
Owner has agreed to certain conditions to that the ice park and the support commercial
is developed in a cohesive and attractivener typical o ahigh-quality office park and said
conditions shall be recorded as a conditioning agreemen , and
WHEREAS, the Planning and Zon' g Commission has de rmined that with appropriate
conditions regarding landscaping, sign,
ign e, building location, desi and materials that ensure
that the office park and the support ret it area are developed to the uality expected for a Class
A Office Park, that the requested zon' g and the various requested odifications to the zoning
are consistent with the Comprehensi a Plan goals of environmental ste ardship and expansion
of quality job opportunities within th community; and
WHEREAS, the Planning
submitted for the OPD -CH -1 zc
development plan and all individ
concept plan and the conditions
that the office park and assoc'
manner over time; and
I Zoning Commission recommends th t the concept plan
I properties should be recorded as a p rt of the planned
site plans for all lots within the office par comply with said
ained in this conditional zoning agreement i order to ensure
support retail area is developed in a coh ive and quality
WHEREAS, Iowa Cooe §414.5 (2013) provides that the City of Iowa City may impose
reasonable conditions on g nting an applicant's rezoning request, over and above existing
regulations, in order to satisfy public needs caused by the requested change; and
WHEREAS, Owner acknowledges that certain conditions and restrictions are reasonable
to ensure the development of the property is consistent with the Comprehensive Plan; and
WHEREAS, Owner agrees to develop this property in accordance with the terms and
conditions of this Conditional Zoning Agreement.
NOW, THEREFORE, in consideration of the mutual promises
agree as follows:
1. Owner is the legal time holder of the property legally descri
A PART OF THE SOUTHEA T QUARTER OF SECTION 35,
6 WEST OF THE 5TH P.M., IOWA CITY, JOHNSON COUP
LOT 10, THE SOUTH 9 ACR OF LOT 6, AND THE SOU'
SUBDIVISION OF THE NORT EAST QUARTER OF SAID
IN PLAT BOOK 1, PAGE 11T THE JOHNSON COUN'
BEING MORE PARTICULARLY D SCRIBED AS FOLLOWS
BEGINNING AT THE NORTHEAST ORNER OF SAID S
herein, the parties
as follows:
WNSHIP 35 NORTH, RANGE
IOWA, AND LOT 4, LOT 5,
12.5 ACRES OF LOT 8 OF A
:TION 35 (PLAT RECORDED
RECORDER'S OFFICE) ALL
EAST QUARTER;
THENCE SOUTH 2007' EAST 1980.X FEET ALONG HE EAST OF SAID SOUTHEAST
QUARTER (ASSUMED BEARING F THIS DESqRIPTION ONLY) TO A POINT OF
INTERSECTION WITH THE NORTHERL RIGHT-OF-WAY LINE OF INTERSTATE NO. 80;
THENCE SOUTH 81004' WEST 646.2
LINE;
SAID NORTHERLY RIGHT-OF-WAY
THENCE NORTH 89°31' WEST 1731.77 FEET ONG SAID NORTHERLY RIGHT-OF-WAY
LINE TO A POINT OF INTERSECTION WITH TFA WEST LINE OF THE EAST 63.75 ACRES
OF THE WEST ONE-HALF OF THE SOUTHEAV 04JARTER OF SAID SECTION 35;
THENCE NORTH 2°15' WEST 2023.7 FEET
OF SAID LOT 8;
THENCE SOUTH 88°58' WEST 124.5 F
8;
THENCE NORTH 2008' WEST 1056.0
NORTH LINE OF THE SOUTH 12.5 AC
D WEST LINE TO THE SOUTH LINE
TO THE
.T TO A POINT
OF SAID LOT 8;
CORNER OF SAID LOT
INTERSECTION WITH THE
THENCE NORTH 88058' EAST 2504.9 FEET ALONG SAID NO H LINE AND ALONG THE
NORTH LINE OF THE SOUTH 9 AC S OF SAID LOT 6 AND ALO G THE NORTH LINE OF
SAID LOT 4 TO A POINT OF INTE ECTION WITH THE EAST LIN OF SAID NORTHEAST
QUARTER;
THENCE SOUTH 1057' EAST lq66.0 FEET ALONG SAID EAST LINE\TO�THE POINT OF
BEGINNING AND CONTAINING 71.88 ACRES MORE OR LESS.
2. The Owner acknowled s that the City wishes to ensure conformanci-j thy„-rinciple
of the Comprehensiv Plan and the Sensitive Areas Development arid:' that
conditions imposed , pon the property are reasonable and designecPW saWfy ppbk
needs caused by the requested zoning change. Further, the parties: anoWjPdg t
Iowa Code §414.5 (2013) provides that the City of Iowa City may 66� `se BasoA aVe
2
3.
conditions on granting an applicant's rezoning request, over and abs the,�xisti 6 g
regulations, in order to satisfy public needs caused by the requested chi.
In consideration of the City's rezoning the subject property, Owner sha66ply�with
zoning ordinance, as well as the following conditions: ,
ria -..
1) A comprehensive landscape plan for the above -des ibed property `.Jhall be
submitte and be approved by the Director of Neighborh d Development Services
or design a prior to approval of the final plat for the first p ase of development of the
above -des ibed property. This plan shall address to ation of and the general
concept for ormwater facilities and illustrate the shared amenities or features of the
park, includin any trail system, entranceway signage r similar features. The plan
shall be deta\cplementary
e area designated as phase ne of the development. The
landscaping ny outlot may be conceptual i nature, but should take into
account and mentary to the sensitive env ronmental features of the site,
including the rridors, woodlands, slopes, tlands, and similar topographic
and geographs. This plan does not need o include landscaping details for
individual lotsit should convey the ov rail character of the shared open
space and amop sed for the office park nd support retail area.
2) Prior to final plat of any develbQment phase, a aster sign plan shall be submitted to
and approved by the Director cANeighborh000 Development Services or designee,
indicating potential locations and esi
park, which may include on-premis ai
as entranceway signage, direction
signage, masonry wall signs, monume
all common signage for the developr
constructed of similar quality materials
3) For the area zoned OPD -CH -1, the fol
restrictions apply:
i con pt for common signage for the office
off- _mise signage for the office park, such
sitsgh
ge, development signs, identification
s ns, and interstate signs. The design of
ould have a consistent theme and be
itional allowances, standards and
a. No more than two drive-thr ugh faciliti s shall be allowed by special
exception. Drive-throughs sh II comply wit the special exception approval
criteria applicable in the C 2 Zone, as set rth in the Iowa City Code of
Ordinances. Accessory o door display and storage is allowed only in
accordance with the com rcial site developme standards that apply in the
CC -2 Zone.
b. The commercial buildin should be the prominen feature as viewed from
the public streets wit n the development. To th t end, each principal
commercial building s II have at least one main buil ing entrance oriented
toward the street. Par ing areas shall be located large) to the side or rear of
buildings, however maximum of one double -sided p king aisle may be
located between th building and the street, except foA lots with multiple
frontages, for whic only one frontage needs to meet this standard.
c. Parking areas mu be setback at least 50 feet from the Interstate 80 right-of-
way and this set b ck area must be landscaped with trees, shrubs and ground
cover consisten with the comprehensive landscaping plan for the office park.
d. Land uses are estricted to those allowed in the Highway Commercial (CH -1)
Zone, plus t following additional uses:
i. Sal s -oriented and Personal Service -Oriented Retail Uses up to a
m ximum of 50,000 square feet per lot;
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ii. General Animal -Related Commercial Uses; and
iii. Specialized Educational Facilities, all as defined in the Iowa City Code
of Ordinances.
4) Site plans for development of every lot shall be reviewed and approved by the City
according to the following standards prior to issuance of a building permit for the
subject lot:
a. Landsca in tandards
L On lot zoned RDP, the total ground area dev ted to open space for
naturalndscape and landscape beautificatio shall be not less than
35% of t e total land area shown on the site Ian. Such open space
shall be ee of all drives, parking areas, ructures, buildings, and
other per anent improvements, excep for those walkways,
monuments\an
ental structures, and o er features considered to
be necessassential to the central I ndscape theme.
ii. Stormwateries shall be designe as an integral part of the
landscaping
iii. Building aning area placemen and provision of open space
shall take innt and respond nsitively to the topography and
environment es on the site to the extent possible and as
required acto he approved ensitive areas development plan.
iv. Parking aredin ramps, utili, areas, and similar vehicular use
areas shall ctive screen from public view. Screening shall
be accomplished ft the esign incorporation of landscaping
such as planting screens sin "both deciduous and evergreen tree
and shrub species, the ination of which have year-round
effectiveness; topography s as the natural or manmade grade
differences; structural additi such as permanent walls; or other
equally permanent and effe iv screening innovations. Any one or
combination of screening tho may be used providing, however,
the net result shall be complement ry to the central landscape theme
as well as effectively ac omplish a concealment of the area in
question.
v. Parking shall be set back a minimum o 0 feet from City street rights-
of-way, 50 feet from the/'Interstate 80 rig -of-way, and 10 feet from all
other property lines and from common ives external to a parking
area, except in the case of abutting par 'ng lots for which cross -
access has been established over the park g areas, which may be
constructed as seamless paving across the pr erty line.
b. Building Material Standards
L Building facades shall be predominantly const cted of high quality
exterior building materials, including window syst s, brick, masonry,
stone, stucco, colored and burnished concre masonry units,
architectural pre -cast panels, and architectura metal,�,panels.
Concrete panels x0h a veneer of brick or masonry ay be Oproved
provided the material gives the appearance of one orrfm the high
quality building materials listed above. Predominate) s -def d as ge
least 75 percent of the exterior of the entire i ingbbut
necessarily of each building wall. Use of high��ality building
materials should be concentrated along building w slhat:&e villi"
from public streets and public areas or that contain p tMic eganc
4
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ii. Other lower quality or less durable exterior building materials, such as
smooth -faced concrete block, unadorned tilt -up concrete panels, and
EIFS do not qualify as quality building materials and should be limited.
In no case shall EIFS be used within the first 8 feet above grade.
Lower quality metal siding, such as that used for metal pole buildings,
i not allowed.
iii. M terial and color changes should generally oc ur at a change of
pla a and at an inside corner. Material or color ch nges at the outside
corn rs of structures that give the impression of eneer or artificiality
of the aterial are not allowed.
i. Buildings%euce
ust include details and feature that provide visual
interest, the perception of the ma of the building, and
provide a co sive appearance to the buildin . Building facades shall
be articulated by using color, window rrangement, change in
materials, and c nge in plane to vary th height, depth, or direction
of exterior walls. tretches of blank wal with no windows or other
architectural featur are discouraged particularly along building
walls that are within p blic view, as defi ed by the Iowa City Code of
Ordinances.
ii. Rear and side facades that are v' ible from streets, pedestrian
walkways, or shared ope spaces shall have the same type of
materials and detailing found n the rincipal facades of the building.
iii. Whenever practical, the heig s walls, cornice or parapet lines
should match or be complemen to those of neighboring buildings.
Design linkages are required thr h the placement of window lines,
belt courses, and other horizon I ements in a pattern that reflects
similar elements or other hori ontal ines in neighboring buildings.
Windows should be recess d or o erwise set apart from the
building's principal fagade t provide rizontal lines and vertical
rhythm to the building. Bu' ding design ould be compatible and
harmonious with neighbori buildings, but riety is also encouraged
to prevent monotony.
iv. Building awnings or ca opies that provide generally consistent
cover along pedestria walkways are encou ged. A functional
awning or canopy ( inimum 6 feet in dept is required at
entranceways on ret I buildings. Arcades may Iso be used to
provide weather prot tion for pedestrians.
v. Transparent entries nd large ground -level storefron windows are
required along str et -facing facades of all retail b ildings (not
including banks or otels/motels). To meet this standard a inimum of
50% of the street acing building fagade between 2 an' 10 feet in
height from the adjacent exterior grade must be comprised of
transparent (no ore than 10% daylight reduction) windows and
doors. Such wi dows and doors must be vertically-oriented in a
standard, main reet storefront configuration that allow views into the
interior space r be designed as storefront display windows that are
set into the Wall. Display cases attached to the outside building wall
do not qualify. While banks, hotels and motels are not required to
meet this standard, transparent entries, and generous fenestration
n
along street -facing facades is encouraged consistent with the
intended use of the building.
d. Signage
Standards
L
Wall Signs: All signage constructed as wall signs on building fascia
within the development shall incor rate aesthetic features
compatible with the overall character of a development. All wall
signs will be composed of solid individ I letters attached to the
building fascia, or individual letters of ano ized aluminum, galvanized
metal, or illuminated, self-contained tran lucent plastic faces set in
anodized aluminum returns and trim. Logos shall generally be
constructed in the same manner as individual letters including
contouring to follow the shape of the I o. In situations in which the
logo cannot be contoured, a panel sig may be allowed if the panel is
sized and constructed in a manner th minimizes the overall sign size
and limits the portion illuminated to ju t the logo.
ii.
eestanding pole signs, including II interstate pole signs, are not
all ed. However, one common ide-based freestanding sign is
allo d along the interstate fronta a to serve lots 4, 5, 6, and 7. Up to
one a itional common, wide -b sed freestanding sign is allowed
along th interstate frontage to rovide identification for other uses
within the I er office park. Sa' interstate signs shall not exceed 30
feet in height r 12 feet in wi h and shall be designed in a manner
that is consisten with the des' n of other signs within the office park.
Said interstate sig shall b setback a minimum of 20 feet from the
interstate right-of-wa but s all be located within the first 100 feet of
lot depth as measured o the interstate right-of-way. The maximum
copy area of each sign fa on an interstate sign shall not exceed 200
square feet. The sign ma a double-faced for a total of 400 square
feet. The name of the d veto ment shall be indicated within the top
one-fourth of the sign opy a a. The maximum letter height for
tenant identification co on the si shall be eighteen (18) inches.
iii.
Monument signs sha be allowe on each lot according to the
approved sign plan or the develo ent. Monument signs may
exceed the maximu height specified i the Iowa City Zoning Code,
but in no case shall monument sign exce 8 feet in height.
iv.
One of the followin sign types, as defined the Iowa City Code of
Ordinances, is alto ed at the entrance to th office park near the
intersection of Mo Ridge Road and Highway 1 nd one additional of
said sign types is allowed near the intersection o Moss Ridge Road
and the east pr erty line of the property legally escribed above:
coDevelopment
Si n; Entranceway Sign; or Masonry II Sign(s). The
.x.., =
location and de ign of these signs shall be identifie . in the Master
4k
Sign Plan that i approved prior to final plat of any part of the above-
-.m
described pro erty. The signs shall be identification signs for the
entire office rk and shall not provide identification for individual
tenants or b sinesses within the office park. The sign shall be in
conformanc with the specifications set forth in Table 56-5 of the Iowa
City Zoning ode, regardless of the zone in which the sign is located.
Additional cations for similar entranceway signage may be allowed
near the ntersections with Oakdale Boulevard and/or in locations
where other public streets enter the office park development from an
n
abutting property that is not within the development. Specific
entranceway sign locations for future phases of the office park shall
be determined at the time of final plat for the respective future phase.
v. On or off -premise directional signage may be allowed according to the
master sign plan.
4. The Owner and City acknowledge that the co.9ditions contained herein are reasonable
conditions to impose on the land under to a Code §414.5 (2013), and that said
conditions satisfy public needs that are cause by the requested zoning change.
5. The caner and City acknowledge that in th event the subject property is transferred,
sold, r developed, or subdivided, all redeve pment shall conform with the terms of this
Conditi nal Zoning Agreement.
6. The parti s acknowledge that this Conditi nal Zoning Agreement shall be deemed to be
a covenan running with the land and wi title to the land, and shall remain in full force
and effect a covenant with title to th land, unless or until released of record by the
City of Iowa ity.
The parties fu rt r acknowledge that t is agreement shall inure to the benefit of and bind
all successors, re resentatives, asigns of the parties.
7. The Owner acknow dge(s) that ng in this Conditional Zoning Agreement shall be
construed to relieve a Owner :7)A
plicant from complying with all other applicable
local, state, and federa egulation
8. The parties agree that t11
Co ditional Zoning Agreement shall be incorporated by
reference into the ordinance ez Hing the subject property, and that upon adoption and
publication of the ordinance,agreement shall be recorded in the Johnson County
Recorder's Office at the Owner' expense.
Dated this day of
CITY OF IOWA CITY
By:
Matthew J. Hayek, Mayor
Attest:
Marian K. Karr, City Cle k
7Appr
ud
City Attorney's Office
, 2014.
WNER
By:
Step n
Presid
David G.
A. Moss, individually and as
t of Moss Farms, Inc.
CITY's ACKNOWLEDGEMENT
7
STATE OF IOWA )
) ss:
JOHNSON COUNTY )
On this day of , 2014, before me, the undersigned, a
notary public in and for the State of Iowa, personally appeared Matthew J. Hayek and Marian K.
Karr, to me personally known, who being by me duly sworn, did say that they are the Mayor and
City Clerk, respectively, of said municipal corpo on executing the within and foregoing
instrument; that the seal affixed thereto is the seal said municipal corporation; that said
instrument was signed and sealed on behalf of said muni ipal corporation by authority of its City
Council; and that the said Mayor and City Clerk as such o icers acknowledged that the execution
of said instrument to be the voluntary act and deed o said corporation, by it and by them
voluntarily executed.
Notary Public in and for the State of Iowa
ERS' ACKNOWLEDGEMENTS
STATE OF IOWA )
) ss:
JOHNSON COUNTY )
On this day of ,
State of Iowa, personally appeared StephenM
duly sworn, did say that he is the President of
within and foregoing instrument, that said instrum
authority of its Board of Directors; and that t
acknowledged the execution of said instrumen
corporation, by it and by him voluntarily executed. j
I I , before me, a Notary Public in and for the
,to me personally known, who, being by me
FARMS, INC., the corporation executing the
was signed on behalf of said corporation by
said Stephen A. Moss, as such officer
� be the voluntary act and deed of said
N ary Public i and for the State tifl a d.
STATE OF IOWA
SS. CD0
JOHNSON COUNTY )
On this day of
Notary Public in and for said County,
individually, to me known to be the ide
foregoing instrument, and acknowledge
deed.
STATE OF IOWA )
) ss:
, 2014, before me, the
i said State, personally appeared b
cal person named in and who execu
that they executed the same as his v,
undersigned, a
phen A. Moss
the within and
luntary act and
Notary Public in and for the State of Iowa
JOHNSON COUNTY )
On this day of , 2014, before me, the undersigned, a
Notary Public in and for said County, in said State, personally appeared David G. Moss to me
known to be the identical person named in and who executed the within and foregoing instrument,
and acknowledged that they executed the same as his voluntary act and deed.
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Prepared by: Karen Howard, PCD, 410 E. Washington, Iowa City, IA 52240 (319) 356-5251 (REZ12-00005 &
REZ12-00006)
CONDITIONAL ZONING AGREEMENT
THIS AGREEMENT is made between the City of Iowa City, Iowa, a municipal corporation
(hereinafter "City"), and Moss Farms, Inc., Stephen A. Moss and David G. Moss (hereinafter
"Owner").
WHEREAS, Owner is the legal title holder of approximately 172 acres of property
located northwest of the interchange of State Highway 1 with Interstate 80; and
WHEREAS, Owner has requested the rezoning of said property from Interim
Development -Research Park (ID -RP), Planned Development -- Mixed Use (OPD -MU), Planned
Development — Research Development Park (OPD-RDP), and Planned Development — Office
Research Park (OPD -ORP) to approximately 15.8 acres of Planned Development — Highway
Commercial (OPD -CH -1), 27.97 acres of Research Development Park (RDP), and 129.12 acres
of Interim Development — Research Park (ID -RP); and
WHEREAS, a planned development overlay zone allows flexibility in the design,
placement and clustering of buildings, mixture of uses and related site and design
considerations; and
WHEREAS, the OPD CH -1 rezoning is appropriate in this case to allow for the provision
of certain retail services to support office park uses not otherwise allowed within the CH -1,
particularly given the proximity to the 1-80 and Highway 1 interchange; and
WHEREAS, in the absence of a more detailed master plan showing how the retail
component of this development will be integrated with the other uses allowed in the CH -1 zone,
Owner has agreed to certain conditions to ensure that the office park is developed in a cohesive
and attractive manner typical of a high-quality office park and said conditions shall be recorded as
a conditional zoning agreement; and
WHEREAS, the Planning and Zoning Commission has determined that with appropriate
conditions regarding landscaping, signage, building location, design and materials that ensure
that the office park and the support retail area are developed to the quality expected for a Class
A Office Park, that the requested zoning and the various requested modifications to the zoning
are consistent with the Comprehensive Plan goals of environmental stewardship and expansion
of quality job opportunities within the community; and
WHEREAS, the Planning and Zoning Commission recommends that the concept plan
submitted for the OPD -CH -1 zoned properties should be recorded as a part of the planned
development plan and all individual site pians for all lots within the office park shall be reviewed by
the Commission for compliance with said concept pian and the conditions contained in this
conditional zoning agreement in order to ensure that the office park and associated support retail
area is developed in a cohesive and quality manner over time; and
WHEREAS, Iowa Code §414.5 (2011) provides that the City of Iowa City may impose
reasonable conditions on granting an applicant's rezoning request, over and above existing
regulations, in order to satisfy public needs caused by the requested change; and
WHEREAS, Owner acknowledges that certain conditions and restrictions are reasonable
to ensure the development of the property is consistent with the Comprehensive Plan; and
WHEREAS, Owner agrees to develop this property in accordance with the terms and
conditions of this Conditional Zoning Agreement.
NOW, THEREFORE, in consideration of the mutual promises contained herein, the parties
agree as follows:
1. Owner is the legal title holder of the property legally described as follows:
A PART OF THE SOUTHEAST QUARTER OF SECTION 35, TOWNSHIP 35 NORTH, RANGE
6 WEST OF THE 5TH P.M., IOWA CITY, JOHNSON- COUNTY, IOWA, AND LOT 4, LOT 5,
LOT 10, THE SOUTH 9 ACRES OF LOT 6, AND THE SOUTH 12.5 ACRES OF LOT 8 OF A
SUBDIVISION OF THE NORTHEAST QUARTER OF SAID SECTION 35 (PLAT RECORDED
IN PLAT BOOK 1, PAGE 11 AT THE JOHNSON COUNTY RECORDER'S OFFICE) ALL
BEING MORE PARTICULARLY DESCRIBED AS FOLLOWS:
BEGINNING AT THE NORTHEAST CORNER OF SAID SOUTHEAST QUARTER;
THENCE SOUTH 2007' EAST 1980.6 FEET ALONG THE EAST OF SAID SOUTHEAST
QUARTER (ASSUMED BEARING FOR THIS DESCRIPTION ONLY) TO A POINT OF
INTERSECTION WITH THE NORTHERLY RIGHT-OF-WAY LINE OF INTERSTATE NO. 80;
THENCE SOUTH 81004' WEST 646.2 FEET ALONG SAID NORTHERLY RIGHT-OF-WAY
LINE;
THENCE NORTH 89°31' WEST 1731.77 FEET ALONG SAID NORTHERLY RIGHT-OF-WAY
LINE TO A POINT OF INTERSECTION WITH THE WEST LINE OF THE EAST 63.75 ACRES
OF THE WEST ONE-HALF OF THE SOUTHEAST QUARTER OF SAID SECTION 35;
THENCE NORTH 2°15' WEST 2023.7 FEET ALONG SAID WEST LINE TO THE SOUTH LINE
OF SAID LOT 8;
THENCE SOUTH 88°58' WEST 124.5 FEET TO THE SOUTHWEST CORNER OF SAID LOT
8;
THENCE NORTH 2008' WEST 1056.0 FEET TO A POINT OF INTERSECTION WITH THE
NORTH LINE OF THE SOUTH 12.5 ACRES OF SAID LOT 8;
THENCE NORTH 88058' EAST 2504.49 FEET ALONG SAID NORTH LINE AND ALONG THE
NORTH LINE OF THE SOUTH 9 ACRES OF SAID LOT 6 AND ALONG THE NORTH LINE OF
SAID LOT 4 TO A POINT OF INTERSECTION WITH THE EAST LINE OF SAID NORTHEAST
QUARTER;
THENCE SOUTH 1057' EAST 1056.0 FEET ALONG SAID EAST LINE TO THE POINT OF
BEGINNING AND CONTAINING 171.88 ACRES MORE OR LESS,
2. The Owner acknowledges that the City wishes to ensure conformance to the principles
of the Comprehensive Plan and the Sensitive Areas Development Plan, and that the
2
conditions imposed upon the property are reasonable and designed to satisfy public
needs caused by the requested zoning change. Further, the parties acknowledge that
Iowa Code §414.5 (2011) provides that the City of Iowa City may impose reasonable
conditions on granting an applicant's rezoning request, over and above the existing
regulations, in order to satisfy public needs caused by the requested change.
3. In consideration of the City's rezoning the subject property, Owner shall comply with the
zoning ordinance, as well as the following conditions:
1) A conceptual landscape plan for the entire area, as legally described above, shall be
submitted and be approved by the Director of Planning or designee prior to approval
of the final plat for Phase One. This plan shall address location of and the general
concept for stormwater facilities and illustrate the shared amenities or features of the
park, including any trail system, entranceway signage or similar features. The Plan
shall be detailed for the area designated as Phase One. The landscaping plan for
Outlot A may be conceptual in nature, but should take into account and be
complementary to the sensitive environmental features of the site, including the
stream corridors, woodlands, slopes, wetlands, and similar topographic and
geographic features. This plan does not need to include landscaping details for
individual lots, but rather it should convey the overall character of the shared open
space and amenities proposed for the office park and support retail area.
2) Prior to final plat, a master sign plan shall be submitted to and approved by the
Director of Planning or designee, indicating potential locations and design concept
for common signage for the office park, which may include on -premise -and off -
premise signage for the office park, such as entranceway signage, directional
signage, development signs, identification signage, masonry wall signs, monuments
signs, and interstate signs. The design of all common signage for the development
should have a consistent theme and be constructed of similar quality materials and
lettering.
3) For the area zoned OPD -CH -1, the following additional allowances, standards and
restrictions apply:
a. No more than two drive-through facilities shall be allowed. Drive-throughs
shall comply with the special exception approval criteria applicable in the CC -
2 Zone, however, a special exception shall not be required. The Planning and
Zoning Commission shall have the authority to act on behalf of the Board of
Adjustment when considering approval of drive-through facilities.
b. Accessory outdoor display and storage is allowed only in accordance with the
commercial site development standards that apply in the CC -2 Zone.
c. The commercial buildings should be the prominent feature as viewed from
the public streets within the development. To that end, each principal
commercial building shall have at least one main building entrance oriented
toward the street. Parking areas shall be located largely to the side or rear of
buildings, however a maximum of one double -sided parking aisle may be
located between the building and the street, except for lots with multiple
frontages, for which only one frontage needs to meet this standard.
d. Parking areas must be setback at least 50 feet from the Interstate 80 right-of-
way and this setback area must be landscaped with trees, shrubs and ground
cover consistent with the general landscaping plan for the office park.
e. Land uses are restricted to those allowed in the Highway Commercial (CH -1)
Zone, plus the following additional uses:
3
I. Sales -oriented and Personal Service -Oriented Retail Uses up to a
maximum of 50,000 square feet per lot;
ii. General Animal -Related Commercial Uses; and
iii. Specialized Educational f=acilities.
4) Site plans for development of every lot shall be reviewed and approved by the
Planning and Zoning Commission according to the following standards prior to
issuance of a building permit for the subject lot. Decisions of the Planning and
Zoning Commission may be appealed to the City Council:
a. Landscaping Standards
L On lots zoned RDP, the total ground area devoted to open space for
natural landscape and landscape beautification shall be not less than
35% of the total land area shown on the site plan. Such open space
shall be free of all drives, parking areas, structures, buildings, and
other permanent improvements, except for those walkways,
monuments, ornamental structures, and other features considered to
be necessary but essential to the central landscape theme.
ii. Stormwaier facilities shall be designed as an integral part of the
landscaping plan.
iii. Building and parking area placement and provision of open space
shall take into account and respond sensitively to the topography and
environmental features on the site to the extent possible and as
required according to the approved sensitive areas development plan.
iv. Parking areas, loading ramps, utility areas, and similar vehicular use
areas shall be effectively screened from public view. Screening shall
be accomplished through the design incorporation of landscaping
such as planting screens using both deciduous and evergreen tree
and shrub species, the combination of which have year-round
effectiveness; topography such as the natural or manmade grade
differences; structural additions such as permanent walls; or other
equally permanent and effective screening innovations. Any one or
combination of screening methods may be used providing, however,
the net result shall be complementary to the central landscape theme
as well as effectively accomplish the concealment of the area in
question.
v. Parking shall be set back a minimum of 20 feet from City street rights-
of-way, 50 feet from the Interstate 80 right-of-way, and 10 feet from all
other property lines and from common drives external to a parking
area, except in the case of abutting parking lots for which cross -
access has been established over the parking areas, which may be
constructed as seamless paving across the property line.
b. Building Material Standards
L Building facades shall be predominantly constructed of high quality
exterior building materials, including window systems, brick, masonry,
stone, stucco, colored and burnished concrete masonry units,
architectural pre -cast panels, and architectural metal panels.
Concrete panels with a veneer. of brick or masonry may be approved
provided the material gives the appearance of one or more of the high
quality building materials listed above. Predominately is defined as at
least 75 percent of the exterior of the entire building, but not
necessarily of each building wall. Use of high quality building
4
materials should be concentrated along building walls that are visible
from public streets and public areas or that contain public entrances.
ii. Other lower quality or less durable exterior building materials, such as
smooth -faced concrete block, unadorned tilt -up concrete panels, and
EIFS do not qualify as quality building materials and should be limited.
In no case shall EIFS be used within the first 8 feet above grade.
Lower quality metal siding, such as that used for metal pole buildings,
is not allowed.
iii. Material and color changes should generally occur at a change of
plane and at an inside corner. Material or color changes at the outside
corners of structures that give the impression of veneer or artificiality
of the material are not allowed.
c. Building Articulation and Fenestration Standards
I. Buildings must include details and features that provide visual
interest, reduce the perception of the mass of the building, and
provide a cohesive appearance to the building. Building facades shall
be articulated by using color, window arrangement, change in
materials, and change in plane to vary the height, depth, or direction
of exterior walls. Stretches of blank wail with no windows or other
architectural features are discouraged, particularly along building
walls that are within public view, as defined by the Zoning Code.
Ii. Rear and side facades that are visible from streets, pedestrian
walkways, or shared open spaces shall have the same type'of
materials and detailing found on the principal facades of the building.
iii. Whenever practical, the heights of walls, cornice or parapet lines
should match or be complementary to those of neighboring buildings.
Design linkages are required through the placement of window lines,
belt courses, and other horizontal elements in a pattern that reflects
similar elements or other horizontal lines in neighboring buildings.
Windows should be recessed or otherwise set apart from the
building's principal fagade to provide horizontal lines and vertical
rhythm to the building. Building design should be compatible and
harmonious with neighboring buildings, but variety is also encouraged
to prevent monotony.
iv. Building awnings or canopies that provide a generally consistent
cover along pedestrian walkways are encouraged. A functional
awning or canopy (minimum 6 feet in depth) is required at
entranceways on retail buildings. Arcades may also be used to
provide weather protection for pedestrians.
v. Transparent entries and large ground -level storefront windows are
required along street -facing facades of all retail buildings (not
including banks or hotels/motels). To meet this standard a minimum of
50% of the street -facing building facade between 2 and 10 feet in
height from the adjacent exterior grade must be comprised of
transparent (no more than 10% daylight reduction) windows and
doors. Such windows and doors must be vertically-oriented in a
standard, mainstreet storefront configuration that allow views into the
interior space or be designed as storefront display windows that are
set into the wall. Display cases attached to the outside building wall
do not qualify. While banks, hotels and motels are not required to
meet this standard, transparent entries, and generous fenestration
along street -facing facades is encouraged consistent with the
intended use of the building.
d. Signage Standards
i. Wall Signs: All signage constructed as wail signs on building fascia
within the development shall incorporate aesthetic features
compatible with the overall character of the development. All wall
signs will be composed of solid individual letters attached to the
building fascia, or individual letters of anodized aluminum, galvanized
metal, or illuminated, self-contained translucent plastic faces set in
anodized aluminum returns and trim. Logos shall generally be
constructed in the same manner as individual letters including
contouring to follow the shape of the logo. In situations in which the
logo cannot be contoured, a panel sign may be allowed if the panel is
sized and constructed in a manner that minimizes the overall sign size
and limits the portion illuminated to just the logo.
fl. Freestanding pole signs, including tall interstate pole signs, are not
allowed. However, one common wide -based freestanding sign is
allowed along the interstate frontage to serve lots 4, 5, 6, and 7. Up to
one additional common, wide -based freestanding sign is allowed
along the interstate frontage to provide identification for other uses
within the larger office park. Said interstate signs shall not exceed 30
feet in height or 12 feet in width and shall be designed in a manner
that is consistent with the design of other signs within the office park.
Said interstate signs shall be setback a minimum of 20 feet from the
interstate right-of-way but shall be located within the first 100 feet of
lot depth as measured from the interstate right-of-way: The maximum
copy area of each sign face on an interstate sign shall not exceed 200
square feet. The sign may be double-faced for a total of 400 square
feet. The name of the development shall be indicated within the top
one-fourth of the sign copy area. The maximum letter height for
tenant identification copy on the sign shall be eighteen (18) inches.
iii. Monument signs shall be allowed on each lot according to the
approved sign pian for the development. Monument signs may
exceed the maximum height specified in the Iowa City Zoning Code,
but in no case shall a monument sign exceed 8 feet in height.
iv. For Phase One of the development, one of the following sign types,
as defined in the Iowa City Zoning Code, is allowed at the entrance to
the office park near the intersection of Moss Ridge Road and Highway
1 and one additional of said sign types is allowed near the intersection
of Moss Ridge Road with the east property line of the Moss Ridge
Campus development: Development Sign; Entranceway Sign; or
Masonry Wali Sign(s). The location and design of these signs shall be
identified in the Master Sign Plan that is approved prior to final plat of
Phase 1. The signs shall be identification signs for the entire office
park and shall not provide identification for individual tenants or
businesses within the office park. The sign shall be in conformance
with the specifications set forth in Table 513-5 of the Iowa City Zoning
Code, regardless of the zone in which the sign is located. For future
phases of the office park development, additional locations for similar
entranceway signage may be allowed near the intersections of Moss
Meadows Road and Creek Preserve Road with Oakdale Boulevard
0
and/or in locations where other public streets enter the office park
development from an abutting property that is not within the
development. Specific entranceway sign locations for future phases of
the office park shall be determined at the time of final plat for the
respective future phase.
v. On- or off -premise directional signage may be allowed according tc
the master sign plan.
4. The Owner and City acknowledge that the conditions contained herein are reasonable
conditions to impose on the land under Iowa Code §414.5 (2011), and that said
conditions satisfy public needs that are caused by the requested zoning change.
5. The Owner and City acknowledge that in the event the subject property is transferred,
sold, redeveloped, or subdivided, all redevelopment shall conform with the terms of this
Conditional Zoning Agreement.
6. The parties acknowledge that this Conditional Zoning Agreement shall be deemed to be
a covenant running with the land and with title to the land, and shall remain in full force
and effect as a covenant with title to the land, unless or until released of record by the
City of Iowa City.
The parties further acknowledge that this agreement shall inure to the benefit of and bind
all successors, representatives, and assigns of the parties.
7. The Owner acknowledge(s) that nothing in.this Conditional Zoning Agreement shall be
construed to relieve the Owner or Applicant from complying with all other applicable
local, state, and federal regulations.
8. The parties agree that this Conditional Zoning Agreement shall be incorporated by
reference into the ordinance rezoning the subject property, and that upon adoption and
publication of the ordinance, this agreement shall be recorded in the Johnson County
Recorder's Office at the Owner's expense.
Dated this day of , 2012.
CITY OF IOWA CITY
Matthew J. Hayek, Mayor
Attest:
Marian K. Karr, City Clerk
7
Planning and Zoning Commission
November 6, 2014 - Formal
Page 2 of 16
Swygard seconded the motion.
Eastham opened the discussion for public hearing.
There was none.
Eastham closed public hearing.
A vote was taken and the motion carried 6-0
Rezonina / Development Item (REZ14-00020/SUB14-00019
Discussion of an application submitted by Moss Farms/Stephen A. Moss for a rezoning of
approximately 51.03 acres from Interim Development- Research Park (ID -RP), Research
Development Park (RDP) and Planned Development Overlay- Highway Commercial (OPD- CH1) to
Interim Development — Research Park (ID -RP), Research Development Park (RDP) and Planned
Development Overlay- Highway Commercial (OPD-CH1). This rezoning represents a shift of existing
zoning boundaries to coincide with the lot lines in a revised preliminary plat of Moss Ridge
Campus, a 9 -lot, 4-outlot commercial subdivision located west of 2510 N. Dodge Street and north
of Interstate 80
Howard presented the staff report. The development is located north of Interstate 80 and west of
Highway 1. Howard showed a map of the area in which the red lines showed the current boundary
lines of the zoning and the hash lines showing the entire first development phase. There are two
items before the Commission tonight; first rezoning that will shift zoning boundaries and second that
zoning shift will coincide with lot lines in the revised plat. Howard noted that preliminary plats are valid
for two years and the previous plat had just expired. A preliminary plat and associated rezoning for
the office park was approved in 2012, and through the development of the master plan and the
grading plans for the site to make the lots more conducive to office park development they found they
need to shift the boundaries. Additionally, Howard pointed out that due to the sensitive areas on the
site, one of the roads previously proposed across the center of the development would be eliminated
in order to preserve more of the wooded areas in future phases of the development. There was an
environmental review that determined this area to contain habitat for the endangered Indiana Bat so
any woodland disturbed in this area will have to be mitigated. The plan for stormwater management
has been refined since the previous preliminary plat was approved, which has also caused a shift in
the lot lines. The revised plat also indicates areas that will be reserved for wetland mitigation and bat
habitat conservation.
Howard showed a plat of the new proposed zoning boundaries to illustrate the shift in the boundaries. She also
showed a map showing the lot lines in the revised plat. There are nine lots; 4 - 7 are reserved for retail services that
would support a larger office park, and the remaining lots are reserved for research development park. It is
the same basic plan as the original plat, what shifted was the stormwater basins are more refined and
will be designed as a feature of the new office park with some trails around the larger basin. As
mentioned previously, the other change from the original plat is to eliminate the road across the center
of the property to preserve more of the woodlands.
Howard also noted that the applicant had discussions with Pearson to see if there could be a road
connection on the south side near the Pearson property to connect to Highway 1. However, Pearson
was not agreeable to that road connection, so the plat no longer includes a cul-de-sac at the east
end of Creek Preserve Drive. However, an outlot is being reserved in this location in case in the
long term future such a road connection becomes possible.
Planning and Zoning Commission
November 6, 2014 - Formal
Page 3 of 16
Howard explained that the changes to the preliminary plat caused the need for the change to the
zoning, so that the new lot lines correspond with the correct zoning. In addition, the applicant has
requested a change to the conditional zoning agreement. When zoned in 2010 and rezoned in 2012
they had not yet developed a detailed master plan for the office park and because of that in the
conditional zoning agreement they had agreed to submit site plans for each lot to the Planning and
Zoning Commission for their review rather than through the typical administrative review process
conducted by staff. Now that the developer has developed a more refined master plan with the lots
identified, stormwater management plan, trails and landscaping to enhance the area, and a signage
plan, they are requesting to eliminate the requirement to bring every individual site plan to the
Commission for approval. Staff recommends approval of this change.
Hektoen reiterated that it was just the provision regarding review approval by the Commission that
would be struck from the conditional zoning agreement. All other provisions of the CZA would remain
the same.
Eastham stated that the Commission had looked at the zoning and site plans for this property
previously and expressed interest in the view from Interstate 80 into this area and if it would be a
desirable view and an indication of what Iowa City is about and posed the question to Howard to
speak on how this revised plat contributes to that interest.
Howard stated that the conditional zoning agreement has quite a few requirements for quality building
materials, signage plan to assure there is not signage clutter along the interstate, parking lots will
have to comply with all landscaping requirements. Staff therefore feels it is an extensive list of quality
checks for the developer to fulfill to make this a Class A office space.
Thomas asked if the developer was present to present the project and answer questions. Howard
confirmed there was someone from the development team. Thomas has a question regarding the
bicycle component (as in what is the bicycle circulation concept) of the project and was unsure if it
should be addressed to staff or to the developer. Howard suggested Thomas ask the developer for
the details, however pointed out there is an extensive set of trails and sidewalks extending throughout
the property.
Eastham opened public hearing.
Sandra Steil (Shive Hattery) representing Moss Development Group came forward to answer any
questions the Commission has. Thomas asked Steil about the bicycle circulation and if the plan was
for the bicycles to share the streets. Steil answered that bicycles could share the streets, but since
this would be a Class A business park and the trails will be hard surface bicycles will likely use the
trails. Thomas asked for verification that the sidewalks and trails would be five feet wide. Steil could
not confirm that. Howard stated that the streets are designed as collector streets and will be able to
accommodate bicycles and the sidewalks would meet the city standard of five feet for city sidewalks.
Howard stated there would be an eight foot sidewalk leading into the development along the south
side of Moss Ridge Drive. Howard pointed out that in the future, Oakdale Boulevard will be an arterial
street extending through the property, which would also have a wide sidewalk on one side. Thomas
shared his concern of traffic speeds if the road is shared due to the wide width of the proposed street.
Steil stated the developer would work with City Staff to address that concern when working on the
final plat.
Eastham closed public hearing.
Thomas moved to recommend approval of an application submitted by Moss Farms/Stephen A.
Moss for a rezoning of approximately 51.03 acres and subdivision of approximately 172 acres from
Planning and Zoning Commission
November 6, 2014 - Formal
Page 4 of 16
Interim Development- Research Park (ID -RP), Research Development Park (RDP) and Planned
Development Overlay- Highway Commercial (OPD- CH1) to Interim Development — Research
Park (ID -RP), Research Development Park (RDP) and Planned Development Overlay- Highway
Commercial (OPD-CH1). This rezoning represents a shift of existing zoning boundaries to coincide
with the lot lines in a revised preliminary plat of Moss Ridge Campus, a 9 -lot, 4-outlot commercial
subdivision located west of 2510 N. Dodge Street and north of Interstate 80 (REZ14-
00020/SUB14-00019).
Thomas also moved to recommend amending the conditional zoning agreement to delete the
provision that requires Planning and Zoning Commission review of all site plans. The remaining
provisions in the conditional zoning agreement would remain the same.
Martin seconded the motion.
Thomas stated that looking at the overall site plan it is very pleasing and shows appropriate attention
to open space, woodland sensitive area preservation, and the fact that it will be open to the public is a
great amenity. He stated that the use of the roundabouts is appropriate and will add to the features
of the plan. Thomas did state his concern about 15 foot traffic lanes if speeds are higher than 25
mph and thought perhaps the traffic lanes could be narrower or bike lanes inserted.
Swygard agreed with Thomas that the plan was improved from previous reiterations including the
improved signage plan and agreed it is not necessary for the Commission to review all the individual
site plans.
Eastham agreed that the overall plan for the development is improved and thinks the use of the
roundabouts in the development is forward -thinking, feature oriented, street design. He also stated
an appreciation of the signage throughout the development. In terms of the street width, Eastham
shared Thomas' concern about the street width of two, 15 -foot wide lanes and feels it could be less
wide.
Dyer stated it was a great improvement over the first plan as it shows more attention to the current
topography and landscape.
Theobald stated she hoped to see a selection of various tree types in the park. Also in response to
the width of the streets, she is concerned about larger vehicles (delivery trucks, etc.) and the need for
wider streets for that reason.
A vote was taken and the motion carried 6-0.
Development item (SUB14-00021)
Discussion of an application submitted by MBHG Investment Co. for a Sensitive Areas
Development Plan and Preliminary Plat for Sycamore Woods, approximate 34.86 -acre, 115- lot
residential subdivision located west of Whispering Meadows Subdivision, Parts 2 and 3, along
extensions of Whispering Meadow and Blazing Star Drives.
Eastham stated he is a member of a board of trustees of a non-profit that owns affordable housing
and the non-profit is the general partner and a limited liability corporation which owns property
adjacent to part of this property. Eastham stated he would be impartial in his consideration of this
Rezoning/Development Item
REZ14-00020/SUB14-00019: Discussion of an application
submitted by Moss Farms/Stephen A Moss for a rezoning of
approximately 51.03 acres from Interim Development —
Research Park (ID -RP), Research Development Park (RDP)
and Planned Development Overlay- Highway Commercial
(OPD-CH1) to Interim Development — Research Park (ID -RP),
Research Development Park (RDP) and Planned
Development Overlay- Highway Commercial (OPD-CH1).
This rezoning represents a shift of existing zoning
boundaries to coincide with the lot lines in a revised
preliminary plat of Moss Ridge Campus, a 9 -lot, 4-outlot
commercial subdivision located west of 2510 N. Dodge
Street and north of Interstate 80 .
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