HomeMy WebLinkAboutPZ Agenda Packet 07.02.2025PLANNING AND ZONING COMMISSION
Wednesday, July 2, 2025
Formal Meeting – 6:00 PM
Emma Harvat Hall
Iowa City City Hall
410 E. Washington Street
Agenda:
1. Call to Order
2. Roll Call
3. Public Discussion of Any Item Not on the Agenda
Comprehensive Plan Items
4. Case No. CPA25-0001
Location: South of I-80 and east of N. Dodge Street
A request to set a public hearing for July 16, 2025 on a proposed amendment to change the
Comprehensive Plan future land use map from Office Research Development Center to
General Commercial, Mixed Use, and Public/Private Open Space for approximately 57
acres of property.
5. Consideration of meeting minutes: June 18, 2025
6. Planning and Zoning Information
7. Adjournment
If you will need disability-related accommodations to participate in this meeting, please contact
Anne Russett, Urban Planning, at 319-356-5251 or arussett@iowa-city.org. Early requests are
strongly encouraged to allow sufficient time to meet your access needs.
Upcoming Planning & Zoning Commission Meetings
Formal: July 16 / August 6 / August 20
Informal: Scheduled as needed.
STAFF REPORT
To: Planning and Zoning Commission
Item: CPA25-0001
Prepared by: Anne Russett, Senior Planner
Date: July 2, 2025
GENERAL INFORMATION:
Owner/Applicant: Jim Bergman
Iceberg Development Group, LLC
563-505-5611
jim@jnbice.com
Contact Person: Steve Long
Salida Partners
319-621-3462
steve@salidapartners.com
Requested Action: To amend the future land use map
designations in the Comprehensive Plan from
Office Research Development Centers to
General Commercial, Mixed Use, and
Public/Private Open Space for approximately
57 acres of land.
Purpose:
To allow for the redevelopment and
development of the former ACT campus and
surrounding areas.
Location: South of I-80 and east of N. Dodge Street
Location Map:
Size: 57 acres
Existing Land Use and Zoning: Vacant Land, Vacant Office Buildings
(former ACT property), Vacant Home and
2
Outbuildings; Office Research Park (ORP)
Zone, Rural Residential (RR-1) Zone, Low
Density Single-Family (RS-5) Zone, Interim
Development Single-Family Residential (ID-
RS) Zone
Surrounding Land Use and Zoning: North: Commercial; Highway Commercial
(CH-1) Zone
South: Household Living, Low Density
Single-Family Residential (RS-5)
Zone with a Planned Development
Overlay
East: Former ACT Campus, Mixed-Use
(MU) Zone
West: Household Living, Rural Residential
(RR-1) Zone
Comprehensive Plan: Office Research Development Centers
File Date: June 18, 2025
BACKGROUND INFORMATION:
Iceberg Development Group, LLC (JNB Iowa City, LLC) recently purchased the former ACT campus
and surrounding properties. The owner is working with Shive-Hattery to prepare three applications
to allow for the redevelopment of the former ACT campus area located at 101 ACT Drive, as well
as the development of the property at 2150 N. Dubuque and the redevelopment of the property at
2041 N. Dubuque Rd. The goal is to allow a variety of commercial uses off of N. Dodge Street and
a mix of residential and commercial uses along N. Dubuque Rd. Attachment 3 includes the applicant
submittal which illustrates the proposed changes to the plan and includes the applicant statement
describing the rationale behind the request.
The first application to be considered is a Comprehensive Plan Amendment (CPA25-0001). The
Comprehensive Plan future land use map suggests this area is appropriate for Office Research
Development Centers. This area is not covered by a district plan. The proposed amendment would
change the future land use designation for the subject property in the Comprehensive Plan to
General Commercial along N. Dodge Street, Mixed Use along N. Dubuque Rd, and some
Public/Private Open Space for the area constrained by sensitive features. Updated maps can be
found in Attachment 5.
The other concurrently submitted applications include two zoning map amendments (REZ24-0013
and REZ25-0008). REZ24-0013 is a request to rezone approximately 22.5 acres of land along N.
Dubuque Rd to the Mixed-Use (MU) Zone. REZ25-0008 is a request to rezone approximately 33.64
acres of land along N. Dodge Street to the Community Commercial (CC-2) Zone. The
Comprehensive Plan Amendment must be approved prior to changes to the zoning map.
The applicant has used the Good Neighbor Policy and held a Good Neighbor Meeting on Tuesday,
June 10, 2025. Several neighbors attended. Attachment 3 incudes the application materials and
Attachment 4 provides the good neighbor meeting summary report provided by the applicant.
ANALYSIS:
The Iowa City Comprehensive Plan serves as a land-use planning guide by illustrating and
describing the location and configuration of appropriate land uses throughout the City, providing
3
notification to the public regarding intended uses of land; and illustrating the long-range growth
area limit for the City. Applicants may request an amendment to the City's Comprehensive Plan
with City Council approval after a recommendation by the Planning and Zoning Commission.
Applicants for a comprehensive plan amendment must provide evidence that the request meets
the two approval criteria specified in Section 14-8D-3D. The comments of the applicant are found
in the attachments. Staff comments on the criteria are as follows.
1.Circumstances have changed and/or additional information or factors have come to light
such that the proposed amendment is in the public interest.
The former ACT campus and the surrounding area are identified as appropriate for the
development of office research parks in the IC2030 Comprehensive Plan, which was adopted in
2013. Over the past twelve years circumstances have changed substantially in regard to office
parks. For a while there was a resurgence in firms wanting to locate within downtowns, which
offer multiple amenities and a vibrant environment for employees. During and after the Covid-19
pandemic there was an increase in office vacancies and an increase in the number of office
workers working from home.
Specific to this location is the sale of the ACT property, which once functioned as a significant
employment center. Based on data provided by the applicant, during its peak ACT employed
1,200 people in 352,650 square feet of space on the former ACT campus. Over the years they
maintained an average of around 900 employees. Today, there are 75 employees within 53,871
square feet of office space.
The proposed amendment would allow for the redevelopment of the ACT campus, as well as
development of the surrounding area along N. Dubuque Rd. It would allow for commercial
development along a major thoroughfare with easy access to I-80. It would also allow for more
residential development. The Mixed Use land use designation and associated Mixed Use Zone
would allow for a variety of housing types including single-family, two-family, and multi-family
uses. More housing is needed within the community and with this amendment a variety of housing
types would be allowed with convenience access to commercial uses and transit. Based on these
factors, the proposed amendment is in the public interest and will help to address these changing
circumstances.
2.The proposed amendment will be compatible with other policies or provisions of the
comprehensive plan, including any district plans or other amendments thereto.
At the time the IC2030 Comprehensive Plan was originally adopted in 2013 ACT was fully
operational on the subject property. The adopted policy vision of the time aligned with the existing
land use. Although there is no land use vision within the Northeast District Plan for the subject
property, the text of the plan states the following: “Office uses could serve as a buffer between
the interstate and residential areas. The current zoning map shows approximately 275 acres of
office research park zoning adjacent to the interstate. Given the past rate of development of such
uses, this amount of land devoted to office uses may be unrealistic. Alternative uses, such as
residential or the buffer area uses mentioned above (i.e. public and private recreational uses and
warehousing), should be considered in this area.” (p. 18) In short, the designation of so much
land as office research park appears to have been unrealistic even when it was adopted in 2013.
Due to the further decline of office uses in the area – not only ACT, but the closing and sale of
Pearsons – the likelihood of office research centers has even further declined.
Furthermore, the proposed amendment meets several goals and strategies regarding land use
and housing from the Comprehensive Plan. This includes the following:
4
Land Use Goals & Strategies:
• Encourage compact, efficient development that is contiguous and connected to existing
neighborhoods to reduce the cost of extending infrastructure and services and to preserve
farmland and open space at the edge of the city.
o Identify areas and properties that are appropriate for infill development.
o Ensure that infill development is compatible and complementary to the surrounding
neighborhood.
• Plan for commercial development in defined commercial nodes, including small-scale
neighborhood commercial centers.
o Discourage linear strip commercial development that discourages walking and
biking and does not contribute to the development of compact, urban
neighborhoods.
o Provide for appropriate transitions between high and low-density development and
between commercial areas and residential zones.
Housing Goals & Strategies:
• Encourage a diversity of housing options in all neighborhoods.
o Ensure a mix of housing types within each neighborhood, to provide options for
households of all types (singles, families, retirees, etc.) and people of all incomes.
o Identify and support infill development and redevelopment opportunities in areas
where services and infrastructure are already in place.
o Concentrate new development in areas contiguous to existing neighborhoods
where it is most cost effective to extend infrastructure and services.
For the reasons above, staff finds the requested comprehensive plan amendment to be
compatible with the policies of the Comprehensive Plan so long as appropriate conditions are
placed on the rezonings (REZ24-0013 and REZ25-0008).
STAFF RECOMMENDATION:
Staff recommends approval of CPA25-0001, a change to the future land use designation of the
IC2030 Comprehensive Plan for approximately 57 acres of property located south of I-80 and
east of N. Dodge Street from Office Research Development Centers to General Commercial,
Mixed Use, and Public/Private Open Space.
NEXT STEPS:
After a recommendation from the Planning and Zoning Commission, the following will occur:
• City Council will need to set a public hearing for both the comprehensive plan amendment
and rezoning applications.
• City Council will consider approval of the comprehensive plan amendment (CPA23-0001)
and must hold three readings including the public hearing for the rezonings (REZ24-0013
and REZ25-0008).
ATTACHMENTS:
1. Location Map
2. Zoning Map
3. Applicant Submittal
4. Good Neighbor Meeting Summary
Approved by: _________________________________________________
Danielle Sitzman, AICP, Development Services Coordinator
Department of Neighborhood and Development Services
ATTACHMENT 1
Location Map
An application requesting an amendment to the future
land use map of the comprehensive plan, changing
the future land use designation of 57 acres of land
along N. Dodge Street and N. Dubuque Rd from Office
Research Development Center to General Commercial,
Mixed Use, and Public/P rivate Open Space.
ATTACHMENT 2
Zoning Map
An application requesting an amendment to the
future land use map of the comprehensive plan,
changing the future land use designation of 57 acres
o f land along N . Dodge Street and N. Dubuque Rd from
Office Research Development Center to General
Commercial, Mixed Use, and Public/Private Open
Space.
ATTACHMENT 3
Applicant Submittal
Project 2240009880
May 28, 2025
City of Iowa City Neighborhood & Development Services
Iowa City Planning & Zoning Commission
RE: Comprehensive Plan Amendment Applicant Statement
To Whom It May Concern,
On behalf of the owner, JNB Iowa City, LLC, a Comprehensive Plan amendment request is respectfully submitted
as shown in the provided Comprehensive Plan Amendment Exhibit.
The 57 acres highlighted for the amendment to the Iowa City Comprehensive Plan (Northeast Planning District) is
currently identified as Office Research Park and located in the Bluffwood Neighborhood. The proposed area was
once home to over 900 employees in multiple buildings on the ACT campus; however, circumstances have
changed and now just one building is partially occupied and the campus is mostly vacant. Most employees now
work remotely, the industry has changed, and ACT has sold the property for redevelopment.
As an arterial street, Dodge Street/Highway 1 is one of two entrances to Iowa City from the north, is a major
connector to our neighboring communities, has direct access to I-80, and is an important gateway to Iowa City
residents in the North and Northeast Districts. Scott Blvd is also an arterial street and connects the east side of
Iowa City to the north side and to Dodge Street/Highway 1 and I-80. Because the 57 acres are adjacent to the two
arterials and to I-80, this area is appropriate for mixed-use and commercial highway use.
A mix of commercial, residential, and mixed-use development best serves the City at this location. This new
commercial highway and mixed use area is accessible for not only vehicles, but it is also walkable and bikeable to
the existing homes, senior communities, and office users and will also function as a neighborhood center.
A lot of the natural features will be preserved which allows commercial, mixed-use, and residential uses to be
organized around the district’s existing environmentally sensitive features and use them as amenities. The
following principles from the existing Comprehensive Plan for this area apply.
Preserve Natural Features
Provide Pedestrian/ Bicyclist Connections
Build Streets that Enhance Neighborhood Quality
Encourage a reasonable level of Housing Diversity
Enhance Neighborhood Parks (utilize natural areas as buffers)
Plan for Commercial Areas to Function as Neighborhood Centers
This comprehensive plan amendment for the western portion of this 400-acre property will add to the recent
commercial and residential development in the Bluffwood Neighborhood and create a commercial district that will
connect and support existing and new Iowa City residents emphasizing the natural environment. The plan
amendment aligns with the existing Comprehensive Plan principles, emphasizing the preservation of natural
features, pedestrian connections, and housing diversity and adds mixed-use and commercial development to
support the neighboring residents as well as local commuters and visitors. This comprehensive plan amendment
is positioned to support the ongoing development in the Bluffwood Neighborhood..
SHIVE-HATTERY, INC.
Charles “Nick” Hatz II, PE
Principal, Civil Engineer
INTERSTATE 80 NORTH
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LEGEND:
OWNER/DEVELOPER/APPLICANT:
JNB IOWA CITY, LLC
STEVE LONG
7152 ELDORADO PT
WEST DES MOINES, IA 50266
STEVE@SALIDAPARTNERS.COM
PROPOSED LAND USE DESIGNATION: MIXED USE
PROPOSED LAND USE DESIGNATION: GENERAL COMMERCIAL
PROPOSED LAND USE DESIGNATION: OPEN SPACE
NOT TO SCALE
ENGINEER:
SHIVE-HATTERY, INC.
CHARLES "NICK" HATZ II, PE
222 3RD AVENUE SE, SUITE 300
CEDAR RAPIDS, IA 52401
319-364-0227
NHATZ@SHIVE-HATTERY.COM
EXIST. PROPERTY
LINE, TYP.
PROP. PROPERTY
LINE, TYP.
EXIST. GIS PROPERTY
LINE, TYP.
PROPOSED COMPREHENSIVE
PLAN AMENDMENT (57 ACRES)
OFF-SITE PROPERTY
LINE, TYP.FUTURE PUBLIC ROAD
INTERSTATE 80
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PROJECT LOCATION
ATTACHMENT 4
Good Neighbor Meeting Summary
Summary Report for
Good Neighbor Meeting
Project Name: ___________________________Project Location: _________________________
Meeting Date and Time: ________________________________________________________
Meeting Location: _____________________________________________________________
Names of Applicant Representatives attending: ______________________________________
______________________________________
Names of City Staff Representatives attending: _______________________________________
Number of Neighbors Attending: ________ Sign-In Attached? Yes ______ No ______
General Comments received regarding project (attach additional sheets if necessary)-
_______________________________________________________________________
_______________________________________________________________________
_______________________________________________________________________
_______________________________________________________________________
_______________________________________________________________________
_______________________________________________________________________
Concerns expressed regarding project (attach additional sheets if necessary) -
_______________________________________________________________________
_______________________________________________________________________
_______________________________________________________________________
_______________________________________________________________________
_______________________________________________________________________
_______________________________________________________________________
Will there be any changes made to the proposal based on this input? If so, describe:
________________________________________________________________________
________________________________________________________________________
________________________________________________________________________
Staff Representative Comments
______________________________________________________________________________
______________________________________________________________________________
______________________________________________________________________________
______________________________________________________________________________
ACT West Campus 2041 N Dubuque Rd
6/10 4-6 p.m.
Ferguson Center (200 Act Dr, Iowa City, IA 52243)
Steve Long, Mark Seabold, Mike Welch
Travis Wright
Anne Russett
15 x
Residents would like to see a restaurant in the Ferguson Center and more services in general.
Neighbors supported the idea of ACT Dr connecting into Dodge St.
Neighbors liked the idea of commercial along Dodge St with a pedestrian connection to Oaknoll.
The idea of more housing and a mix of uses nearby was well received.
Concerns about traffic on N. Scott Blvd. Indicate the left turn out of Oakknoll onto N. Scott is difficult.
Want to know if there would be a second connection to the Oakknoll east property so they could avoid N. Scott.
Wanted a pedestrian connection from Oakknoll East to the ACT campus. They currently cut through
the ICCSD property but, worry that could be taken away in the future.
Neighbors prefer to see housing only along Scott Blvd, but fine with senior facility that includes a cafe/coffee shop that is open to the public.
Concern about about removal of trees/open space that neighbors often use for walking.
No changes intended based on comments from Neighbors.
20
MINUTES PRELIMINARY
PLANNING AND ZONING COMMISSION
JUNE 18, 2025 – 6:00 PM – FORMAL MEETING
EMMA J. HARVAT HALL, CITY HALL
MEMBERS PRESENT: Susan Craig, Maggie Elliott, Mike Hensch, Scott Quellhorst, Billie
Townsend, Chad Wade
MEMBERS ABSENT: Steve Miller
STAFF PRESENT: Alex Bright, Madison Conley, Liz Craig, Anne Russett
OTHERS PRESENT: Michael Welch, Larry Luebbert, Camryn Current, Angie Smith
RECOMMENDATIONS TO COUNCIL:
By a vote of 6-0 the Commission recommends approval of REZ25-0007, a proposal to rezone
approximately 7.76 acres of land located on Lot 66 of Monument Hills subdivision northwest of
Rochester Avenue and N. Scott Boulevard from OPD/RS-5 zone to OPD/RM-12 zone.
CALL TO ORDER:
Quellhorst called the meeting to order at 6:00 PM.
PUBLIC DISCUSSION OF ANY ITEM NOT ON THE AGENDA:
None.
REZONING ITEMS:
CASE NO. REZ25-0007:
Location: Northwest corner of Rochester Ave and North Scott Boulevard.
An application for a rezoning of approximately 7.76 acres of land from Low Density Single Family
Residential zone with a Planned Development Overlay (OPD/RS-5) to Low Density Multi-Family
Residential zone with a Planned Development Overlay (OPD/RM-12).
Conley began the staff report with an aerial map and a zoning map of the subject property. To
the north is single family with Harvest Preserve, zoned OPD/RS-5 and ID-RS zone, which is
Interim Development Single Family Residential Zone. To the south, is single family zoned RS-5,
to the east is vacant and zoned ID-RS and to the west is single family zoned OPD/RS-5. The
applicant for the proposed rezoning is Monument Hills LLC and this rezoning is needed due to a
change in ownership and to allow for a senior living community with three duplexes and a 100
unit multifamily independent living building.
In terms of case history, the subject property was rezoned and subdivided in 2022 and 2023. It
was a rezoning of 64.38 acres to OPD/RS-5 and 0.31 acres to OPD/ID-RS in August 2022 and
this rezoning included conditions that related to trail and access easements, right of way
dedication and traffic calming devices, Conley noted all those conditions have been fulfilled.
Then in September 2022 a preliminary plat was approved. Following, in April 2023 a final plat
was approved that shows a conservation easement, and this approval also included the approval
of a final Sensitive Areas Development Plan.
With this proposed rezoning, the applicant has submitted a rezoning exhibit, applicant statement,
elevations and an updated traffic study that was requested by City staff. A good neighbor
Planning and Zoning Commission
June 18, 2025
Page 2 of 11
meeting was held on June 5, and staff has received late correspondence that has been printed
and provided at this meeting.
In terms of zoning Conley reiterated the current zone of the subject property is OPD/RS-5 and
the OPD overlay allows for a mix of housing types. The RS-5 zone encourages lower density
development with larger lot sizes and greater setbacks which allow flexibility in design within a
low density single family zone. Previously, there was an approved development of 12 single
family homes, three duplexes, a 29 unit multifamily building and a private clubhouse for a total of
47 units on the lot. The proposed zone would be to the OPD/RM-12 zone which supports diverse
housing types with a focus on compatible site and building design. This proposed rezoning
includes the construction of three duplexes, a 100 unit three story multifamily building, which is a
total of 106 units.
Conley shared an image of the preliminary OPD plan noting there are three duplexes located
along Heron Drive, and the multifamily building is positioned at the corner of Rochester Avenue
and North Scott Boulevard which she noted are two main arterial streets. In the middle of the
multifamily building is a pool, bocce ball court and pickleball court and to the east is a garden and
dog run. Conley showed the updated preliminary OPD plan that staff received today as well as
the landscaping plan. It shows the street trees required in addition to screening requirements for
this particular zone.
Conley next reviewed the plan development approval criteria and how the proposed
development fits in with the policy vision of the City. The planned development approval criteria
consists of four elements. One, density and design is compatible with adjacent development.
Two, development will not overburden existing streets and utilities. Three, development will not
adversely affect views, property values and privacy. And four, land use and building types will be
in the public interest. Additionally, with all rezoning cases there's rezoning review criteria which
consists of one, consistency with the Comprehensive Plan, and two, compatibility with the
existing neighborhood.
The first approval criteria is density and design compatible with adjacent development and in the
OPD/RM-12 zone there's a max density of 15 units per net acre. The proposed development
would total for 106 units on that 7.76 net acres of the subject property, which results in a 13.7
units per acre density and complies with the zoning standards. The proposed land use, which is
the senior living community, consisting of three duplexes and the 100 unit multifamily building,
expands housing diversity and meets growth, additionally, senior housing is in demand. Conley
noted there is a conservation easement at the northeast corner and no development is allowed
to occur on a conservation easement so the development has been clustered away near the
arterial streets away from the sensitive areas that are found to the north also on the site. There
is an adjacent outlot to the north, which is permanently undevelopable. New construction must
meet multifamily site development standards and this will help ensure compatibility with nearby
single family homes. Conley explained with the first criteria mass, scale and general layout need
to be analyzed and considered. Staff found that the proposed development allows a skilled
transition from the adjacent single family homes, duplexes are placed next to Heron Drive and
the larger building is located at the corner of Rochester Avenue and North Scott Boulevard,
which again are both arterial streets. The project must comply with multifamily site development
standards to help promote attractive, pedestrian friendly design.
Conley stated the applicant has requested two waivers through the OPD process. The first
Planning and Zoning Commission
June 18, 2025
Page 3 of 11
waiver being a height waiver to increase the building from 35 feet to 40 feet in order to
accommodate the site slopes and the pitch roof design. The added height would allow vaulted
ceilings and still would meet the open space requirements. There's a proposal of 182 bedrooms
with this development, and that would require 1820 square feet of open space which will be met
through amenities like the pool, courts and garden. The second waiver is a front setback waiver
to reduce the arterial setback from 40 feet to 32 feet. This would be at the corner of Rochester
Avenue and North Scott Boulevard. She stated most of the building exceeds the 40 foot arterial
setback required, and the design meets the criteria for privacy, light, air circulation and the tree
plantings. Also, there's a 20 foot separation maintained from the multifamily building to the
duplexes.
Continuing with the approval criteria, open space and traffic circulation have been analyzed. The
development must meet open space requirements per City code section 14-2A-4E and again
with the proposal of 182 bedrooms that requires the 1820 square feet of open space, compliance
will be confirmed during site plan review. Traffic access is limited to a private drive from Heron
Drive on the west side, and there's no access proposed from North Scott Boulevard or Rochester
Avenue, which minimizes traffic impacts on the arterial streets. Conley shared an image of the
elevations for the duplexes.
The second approval criteria includes ensuring development will not overburden existing streets
and utilities. For the subject property sanitary sewer and water services are already provided.
Additionally, staff has required the updated traffic study to be submitted and this traffic study
evaluated the impacts of the proposed development, in addition to the entire Monument Hill
Subdivision, and the study found that there will be a projection of about 1004 new daily trips by
the year 2026, this would project about 69 new AM peak hour trips and 92 new PM peak hour
trips. Additionally, key intersections along Rochester Avenue were analyzed and are expected to
operate at an acceptable level-ofservice C or better, under both baseline and future conditions.
Staff has reviewed the study and agrees with the findings.
The third approval criteria states the development will not adversely affect views, property values
and privacy. For the surrounding development Conley stated part of lot 66 and the area to the
north are protected by a conservation easement, which prevents development. The existing
single family homes are located along Heron Drive to the west and north and across Rochester
Avenue to the south. Duplexes are adjacent to the single family homes, while the larger
multifamily building is positioned at the corner of the two arterial streets which helps provide a
natural transition in building scale. The multifamily site development standards include screening
requirements and help support neighborhood compatibility. Overall, staff finds that the design
minimizes impacts on nearby residences and is comparable to what could be expected with
conventional development.
Four, land use and building types will be in the public interest. The preliminary OPD plan
includes a mix of duplexes and multifamily units, expanding housing choices and addressing the
City's need for senior housing. The proposed development balances increase housing supply
with environmental protection by helping to preserve sensitive areas through the conservation
easement and clustering development appropriately.
Moving onto the rezoning review criteria, first is consistency with the Comprehensive Plan and
the IC 2030 Comprehensive Plan Future Land Use Map is a vision for what the City would like to
see in the future. The IC 2030 Plan Future Land Use Map shows this area appropriate for
Planning and Zoning Commission
June 18, 2025
Page 4 of 11
conservation design. This designation is primarily due to the sensitive features located in this
area, like slopes and woodlands, the proposed development aligns with this designation by
clustering development away from these areas and preserving them through a conservation
easement. Additionally, staff needed to look at the Northeast District Future Land Use Map, and
staff found that this envisions the area for townhomes and small apartment buildings and the
Plan encourages development similar in scale to single family homes and suggests more intense
housing be located near arterial streets which the proposed development shows. When staff
looked at compatibility with the existing neighborhood there are existing single family homes
located to the northwest and south of the subject property and the proposed development does
consist of three duplexes and a 100 unit multifamily independent living building and this building
is located at the two arterial streets at the southeast corner of Lot 66, Rochester Avenue and
North Scott Boulevard which overall provides for a smooth land use transition from low to high
density development. For these reasons, staff finds the proposed development compatible with
the surrounding neighborhood.
Conley reiterated that throughout this presentation she has mentioned the environmentally
sensitive areas located on the property, these include steep slopes, critical slopes, woodlands
and wetlands. The approved final Sensitive Area Development Plan will not be changing with this
proposed rezoning. Additionally, the conservation easement that was established during the final
plat will also remain unchanged and undevelopable.
Therefore, staff recommends approval of REZ25-0007, a proposal to rezone approximately 7.76
acres of land located on Lot 66 of Monument Hills subdivision northwest of Rochester Avenue and
North Scott Boulevard from OPD/RS-5 zone to OPD/RM-12 zone.
Upon recommendation from the Planning and Zoning Commission, a public hearing will be
scheduled for consideration by the City Council. City Council will schedule the date for the public
hearing during the next Council formal meeting on July 8.
Quellhorst asked about the height requirement and proposed waiver, if that is in part to
accommodate the sloping nature of the property what is the impact, if any, that would have on
the view of the folks that live across Rochester. Conley stated it would not be much different
from conventional development, with this design the developer was interested in having vaulted
ceilings so that’s why they're asking for the height increase. Russett added staff didn't analyze
what impact it would be from across the street if it was 35 feet or 40 feet. She believes it will
change their view, especially for those homes that are closest to the building; however there
would not be much difference between a 35’ height and a 40’ height. Russett stated that the
applicant can probably speak to the sloping nature of the site and how the increase will help
them with the complexities of the site.
Quellhorst also asked about the traffic study that was funded by the applicant and wanted
confirmation that staff was comfortable that the study is accurate and sufficiently independent.
Conley confirmed yes and that staff also worked with the transportation staff and there was no
major issues or findings within that study that was a concern for staff.
Hensch asked what the width is of the right of way on Rochester Avenue, it appears the
elevations on the homes to the south would appear just very slightly different. Conley was unsure
of the width.
Planning and Zoning Commission
June 18, 2025
Page 5 of 11
Elliott asked what the current zoning of OPD/RS-5 would allow and the number of dwelling units.
Conley explained that the previous rezoning was approved for 47 units.
Elliott asked if the open space would just be available to the people within this development.
Conley believes it will be just for the residents.
Craig noted it was discussed that the need for additional height up to 40 feet because of gabled
roofs yet none of the elevations show any gabled roofs but rather flat roofs. Conley showed an
additional image that showed an additional little picture on the side that shows the height with a
gabled roof.
Craig asked about pedestrian access and remembered from when they rezoned this before there
is a trail that's coming from another neighborhood that will go through here, is that still correct.
Russett confirmed the trail will be there. Craig asked if when people get through that trail are
they going to have to come out past this very big development on the corner. Russett explained
there will be two access points from Heron Drive and Allison Way.
Wade asked about the stub street that comes off to the northeast, is that a requirement for fire
turnaround. Conley confirmed that yes, Troy Roth, the fire marshal, took a look at this
development and made sure that they had adequate access for any fire lanes that were required.
Russett clarified that it’s not a street, but rather a driveway.
Craig asked about the setback from the sidewalk to the duplexes. Conley stated there is a 15
foot setback from the street.
Quellhorst opened the public hearing.
Mike Welch (Shoemaker & Haaland Engineers) is working with Nelson Development, the
applicant. First he wanted to highlight this was part of Monument Hills Subdivision, which was
done a couple years ago, which was a total was 72 acres, and of those 72 acres about 34 acres
was placed into conservation and in three separate outlots. As Conley stated that conservation
easement does extend into this lot and will all remain unchanged. Welch stated when they
started talking building heights and asking for additional height, there seemed to be a little bit of
confusion. The gable roof, and the image that Conley referred to was actually for the townhouse
duplexes, those will have a peaked roof. The previous iteration, when they did the original
rezoning a couple years ago, showed the multifamily building as two stories with a pitched roof
and the peak of that pitched roof was 38 feet above grade, in this proposal it's a three story
building with a flat roof, and the third level is at 36 feet above grade, so actually a little bit lower.
Welch explained the reason they're asking for 40 feet, even though the building is only 36 feet
tall, is in City Code the building height is measured at average grade which would be a distant
five feet outside the building, the ground elevation there. With this building there are two features
on this building along Rochester, the first floor is elevated a little bit above the street to have a
patio with a couple steps down allowing the people that have those ground floor units the ability
to walk directly out of the building into that front yard space along Rochester. Because of those
patios with a couple steps there, the grade goes lower, and therefore they are taller than 36 feet
as it's calculated in City Code. The other piece on the northeast corner of the building where
there is the driveway and the turnaround, that also is the entrance to the underground parking for
the building so they were dropping about 12 feet there. Because they have to drop to get into the
parking structure, the grade goes down and when they do that calculation of average grade,
Planning and Zoning Commission
June 18, 2025
Page 6 of 11
they're higher than 36 feet there. Again, that's why they asked for 40 feet, so they can meet that
Code requirement. Regarding how the height will impact those who live across the street, they'll
see a 36 foot tall building because the building is a foot or two above the sidewalk grade on
Rochester, it’s on the backside of the building that the building is actually taller due to the parking
entrance being on the backside (north side) of the building.
Hensch asked to clarify for people looking at the building from the south, the southern elevation,
they're going to see a 36 foot height of a building. Welch confirmed that was correct, which is just
one foot higher than the previously approved zoning of 35 feet and one foot higher than the Code
allowed zoning of 35 feet.
Hensch asked if Welch knew what the width of Rochester Avenue is. Welch replied that the
width of Rochester varies, but it's about 66 feet per right of way with some of it at 63 feet and
some of it at 60 feet, just based on how it was platted over the years. He also pointed out at the
corner of Scott and Rochester, they dedicated a right of way to the City to allow for a future
roundabout, and that's where they are requesting the 32 foot building setback. The request for
that reduced setback was because they had that additional right of way for the roundabout, but
they’ll still be further away from the paving than what would be at a typical intersection.
Welch also wanted to discuss the trail that comes out of the park and goes up Allison, that stays
an eight foot wide public trail with a five foot sidewalk on the opposite side of the street. Heron
Drivie will have five foot sidewalks on both sides of the street and as each lot is developed, the
developer or builder on that lot builds their section the sidewalk. Welch stated for their project
they will be building a five foot sidewalk along the east side of Heron Drive adjacent to the
property, and then along the north side of Rochester, from the intersection of Heron Drive going
east to Scott Boulevard. He noted there is already a sidewalk along the west side of Scott
Boulevard.
Craig asked if where the eight foot sidewalk ends a five foot sidewalk begins. Welch explained
no, the eight foot sidewalk is all on Allison Drive, and then Heron Drive is a typical city street with
five foot sidewalks on both sides, but for the foreseeable future, until all the houses are built,
there'll be gaps in that five foot sidewalk through the subdivision.
Townsend asked about affordable housing in this unit. Welch noted they aren't planning any.
They also talked about that during the Good Neighbor meeting too, as there'll be all rental units
there. They also talked about the open space that is included in the courtyard and those
features.
Hensch asked if it's all a 55 plus community and are they all independent living units. Welch
stated he would refer to it as active independent living and in the parking below the building,
there's at least one space per apartment, so every unit has a parking spot if they want it.
Wade noted one thing that's somewhat hard to distinguish looking at an image of the building, is
it a completely flat wall or have insets and offsets. Welch stated the code requires certain
fenestration and articulation on the building and where each patio door is the building steps in
and out at those doorways which breaks up the building, also at the south elevation in the middle
the building is recesses away from the street and towards the street. He added as part of the
site plan approval that would all be reviewed and verified that they meet Code.
Planning and Zoning Commission
June 18, 2025
Page 7 of 11
Larry Luebbert (3269 Rochester Avenue) stated his house is on the corner of Rochester and
Heron and his front porch faces north, so he’s looking at Rochester, looking across the street. He
has met with the staff a couple times and exchanged a couple emails. Additionally, he brought
the Commission some better photographs. Luebbert stated he is a graduate professional
engineer in the state of Missouri, he has a master's degree in mechanical engineering and has
three US patents on downflows, a little crazy thing. His job for years was to deal with details, lots
of details so he got into a lot of detailed discussions on this project. The thing he got into the
weeds yesterday about was the loss-of-service calculations in the study, he got an explanation
but didn't think it made sense. It wasn't right, the loss-of-service calculations in the study is based
on some screwy numbers, the capacity through the four way stop at Scott Boulevard and
Rochester is capacity limited because it's a four way stop. It’s about 550 cars an hour. The study
says the capacity of Rochester, in front of his house, is 1400 cars per hour, and he’s struggled
for days trying to figure out where that number came from. It comes from history of the manual
that's used to do these studies, and it was the number that is for a rural road that has less than
two mile segments that were interrupted by anything. And it went from 2000 to 1800 to, in 2010,
down to 1700 and that's the base. Everything's reduced from that based upon things that apply.
What Luebbert told the staff yesterday was a conversation about the study only discusses traffic.
The problem is the manual that's used to do this requires that street to be an interrupted flow
street, and the numbers that were being used were for continuous flow, rural street. It's a big
difference. There's a whole section of this manual, which is three volumes long, and about 1000
pages, with more statistics in it than he’s seen since he was in college, it's really hard to follow,
but on page two of the first chapter, it defines Rochester as an interrupted street. That means
they have to take into account traffic, bicycling, city busses and walkers, and none of that's in the
study of the original one, and none of that's in the study of the second one. When Luebbert
asked about it yesterday he was told it's not that big a deal. Luebbert took photographs this
morning and saw runners crossing Rochester, and there were two cars stopped waiting for these
runners. These are Regina runners, the City High runners run down Rochester, there are
families in the evening with kids on little bicycles going right across the street, so his big concern
is safety. Luebbert is making a formal request that this study be redone, because it doesn't follow
regulations.
Camryn Current (3301 Rochester Avenue) stated her house is one lot in from Heron and they will
be facing this development if it goes in. When they purchased their house in January, they were
told that this development was just going to be the single family houses and the 45 unit
whatever. With that she would still have some view if she goes outside her front door or look out
her big front window that she loves so much to get natural light. She was looking forward to still
having some view and now with this 36 foot massive building she is just going to be staring at a
wall for the next 15 to 20 years until they pay off their mortgage and can finally move to a place
for actual view, actual sunlight. Current stated it's just nice to be able to see outside on her days
off, she works at the hospital so she doesn’t see outside during her 12 hour shifts. As far as
fitting in, she doesn’t know what they really mean by fitting with a neighborhood but their houses
don't look like this and it would be a total eyesore. It would just be such an incredible eyesore
and would completely obstruct all of their views.
Angie Smith (3310 Lower West Branch Road) lives in the same area, she also serves on the
Iowa City Climate Action Commission and as part of that Commission she is also on the steering
committee for the new comprehensive plan. Therefore, she is very familiar with some of the
challenges that have been happening in the community. Smith has lived in her home for over 20
years and has been very aware of the zoning changes that have happened over the last few
Planning and Zoning Commission
June 18, 2025
Page 8 of 11
years with this plot of land. First, to see that nature preserve be zoned for housing was really
devastating and really sad for her and the neighbors in the community. She also just wants to
caution decision makers and the community to not fall prey to nimbyism that as part of this
steering committee and all the things that they know are happening in the community, they need
affordable housing. They need more affordable housing units, and in order to have more
housing, they need more dense living. They know this, and so as a Climate Action
Commissioner, in their city they value climate resiliency and know in order for the community to
be climate resilient, they need more dense living. That is a way to solve and help the City be
more climate resilient. Smith stated a lot of them are familiar with the 15 minute walkable cities.
That only happens when they have more dense living. So when she sees this zoning, she would
much rather there be dense living than single family, million dollar homes. She doesn’t need
million dollar neighbors, she would rather see affordable housing in this area. Smith stated they
are headed towards a climate crisis and need to be planning for climate resiliency. She knows
the community really cares about equity, and that this is part of that equitable housing, equitable
transportation. Smith agrees that she’s very concerned about the transportation in this area and
when she talks to her neighbors the thing they all worry about is the volume of cars. Smith
acknowledged they do live in a car centric United States, and there will the volume of cars
coming out of this area, and then the speeds is concerning. Her preferred mode of transportation
is bike and she bikes year round in the community, it's a very bikeable community, and she
would love for more people to be biking in the community. However, it's hard to bike in some
areas, she doesn’t bike on Rochester, there are semis and too fast traffic, no one is going 35
miles an hour, so she would like to see more traffic calming measures taken. There are ways to
calm traffic so that it's not going as fast and she is sure they are familiar with some of those
traffic calming measures. When they talk about a wide street, cars go faster on wide streets. It's
an arterial street and she understands that but are there ways that they can slow down the traffic
or the volume of traffic in that area. Again, Smith thinks the City cares about climate resiliency
and equity, and she would love to see more affordable housing units. If they are familiar with the
Comprehensive Plan and need for more housing in the community, they're going to need more
dense living. So where are they going to put dense living units, the decision makers need to be
planning for some dense living opportunities but need to figure out and balance transportation
speeds and the consequences of having more dense living.
Quellhorst closed the pubic hearing.
Hensch moved to recommends approval of REZ25-0007, a proposal to rezone
approximately 7.76 acres of land located on Lot 66 of Monument Hills subdivision
northwest of Rochester Avenue and N. Scott Boulevard from OPD/RS-5 zone to OPD/RM-
12 zone.
Townsend seconded the motion.
Hensch noted he is completely sensitive to the issues people brought up and how everybody
feels when construction occurs that they didn't count on being but a couple of attenuating
circumstances, he thinks at Rochester there is a 66 foot right of way so between the houses to
the south and to the front of the building there's a sufficient distance for the height of the building
on the southern elevation to be 36 feet, that's only one foot higher than it would have been at the
already approved zoning of a maximum height of 35 foot. It is a corner lot and it's an arterial
street, so this is exactly where they want that more dense development to occur and exactly
what they've been striving for all throughout the City. He reminded everybody a similar concept,
Planning and Zoning Commission
June 18, 2025
Page 9 of 11
a multifamily rezoning, was previously approved. He does feel bad for anybody who was misled
by realtors that it was all going to be single family, but that was never true. One of the City’s
goals is diversity of housing types and this continues that to help meet those goals. Another goal
is to increase the housing supply and density, this is another move towards that and
unfortunately there is no requirement for affordable housing in this particular district. Hensch
acknowledged he likes the fact that right of way is being donated by the applicant so that there
can be a future roundabout constructed at Rochester and Scott, that will help with traffic calming
and vehicle movement efficiency. He thinks this application satisfies pretty much everything
they've been doing for years through this Commission. He acknowledged change is difficult and
it's not pleasant, but they have to look at what's best for the city of Iowa City.
Townsend asked how this property was designated before, and what it is the rationale for the
designation from 47 units to 108 units. Russett stated as mentioned earlier the original project fell
through and there is new ownership now and this is what they're proposing.
Craig stated she is an east side person and lives right off of Rochester Street so she knows what
it's like trying to get across Rochester Street at certain times of the day and is sensitive to that.
She drove by the area several times today and came from Scott and from Rochester, while she
agrees they have to have more dense development, her biggest concern is this is obviously
more dense than what they approved the first time and the mass and scale relative to what is
around it. She has no problem with the mass and scale within the development itself but the
housing across on Rochester, and even the commercial development kitty corner, there's nothing
that's 40 feet tall in there so she has big concerns with that.
Elliott agrees with what Hensch said about the density and has walked on those nice sidewalks
there, and it's a good location for a lot more people.
Wade stated he also spent a lot of time driving around out there, especially in that neighborhood,
which is out of his price range for houses, but very nice construction. This Commission just got
done talking about the deficit in housing for the community and he sees this fitting in the
community, just like Walden Place over on Mormon Trek, it is similar in functionality and also
fitting within the neighborhood for height, so he doesn’t have any reservations on this. He
understands it's a change in what was originally planned but thinks it's appropriate for the area.
Quellhorst stated he also was driving back and forth and awkwardly staring at people's homes
and surrounding properties in this area, but agrees with Commissioner Hensch that they very
much need additional housing in Iowa City, particularly for seniors, and it seems to him that this
is a good place to put that housing, given access to arterial streets and the significant plot of land
that's available. He really appreciates everybody that has spoken today and thinks there's been
some fantastic input. He completely understands that this might not be aesthetically ideal for
everybody, but the architects have done a really nice job with what they're working with.
Quellhorst also thinks it is important to note that the property was already approved for fairly
substantial development, and this is a relatively modest expansion of existing plans. As
previously stated, it's front and center in the Comprehensive Plan that Iowa City has a housing
crisis and needs to build houses to bring prices down, and what better place to do that than with
an empty lot. Given that, he would be inclined to support this motion.
A vote was taken and the motion passed 6-0.
Planning and Zoning Commission
June 18, 2025
Page 10 of 11
UPDATE AND DISCUSSION ON THE COMPREHENSIVE PLAN UPDATE:
Hensch noted at least two of the steering committee members went to one of the community
input sessions.
Russett reported they did have a public workshop on Monday, and they will be at Fair Meadows
Park tomorrow for the City's Party in the Park series. She attended one a couple weeks ago and
it was a really great event and they got lots of great input.
CONSIDERATION OF MEETING MINUTES: JUNE 4 2025:
Craig moved to approve the meeting minutes from June 4, 2025. Hensch seconded the motion,
a vote was taken and the motion passed 6-0.
PLANNING AND ZONING INFORMATION:
Russett stated on the City Council agenda meeting last night the applicant for 911 North
Governor requested a deferral for the rezoning and final plat to the August meeting.
Russett also wanted to take an opportunity to introduce the new Assistant City Attorney, Alex
Bright, Bright will be focusing on land use and zoning and attending future Commission
meetings.
Craig stated it's been a pleasure and an honor to serve on the Commission for the last five years,
and added the City has a remarkable staff. Every Commissioner that she has ever worked with is
as well and they’re all striving for the same thing, to make Iowa City a wonderful community.
They all do their best and they respect each other, and that's great, they could use a little more
of that in this country.
Hensch seconded what Commissioner Craig said, and this whole time he’s never felt there's a
commissioner that didn't have the best interests of Iowa City as a whole at heart in all their
decisions. Maybe he didn't agree with them all the time, and they didn't have to agree with him,
but everybody's always done what they thought was right for the whole of Iowa City, which
makes it difficult for people when they come in, because most people are concerned with their
neighborhood, but this Commission looks at the entire community, and he always felt like they've
done a pretty good job, and he’s always been pretty proud of that.
ADJOURNMENT:
Hensch moved to adjourn, Craig seconded and the motion passed 6-0.
PLANNING & ZONING COMMISSION
ATTENDANCE RECORD
2023-2025
12/20 1/17 2/7 2/21 4/3 5/1 6/26 9/4 9/18 11/20 12/4 2/19 3/5 5/7 6/4 6/18
CRAIG, SUSAN
ELLIOTT, MAGGIE
HENSCH, MIKE
MILLER, STEVE
PADRON, MARIA
QUELLHORST, SCOTT
TOWNSEND, BILLIE
WADE, CHAD
KEY:
X = Present
O = Absent
O/E = Absent/Excused
--- = Not a Member