[{"_1":2,"_99":-5,"_100":-5},"loaderData",{"_3":4,"_26":27},"root",{"_5":6,"_17":10,"_18":19,"_20":21,"_22":10,"_23":-5,"_24":-5,"_25":10},"user",{"_7":8,"_9":10,"_11":10,"_12":-5,"_13":-5,"_14":15,"_16":-5},"roles",[],"isAuthenticated",false,"isPremium","planName","subscriptionStatus","featureFlags",{},"insightsBudget","isDevelopmentHost","userPreferences",{},"recaptchaSiteKey","6LcvOJcUAAAAAHsB-gPGfGktcRlKpH7OTIU_dMTD","isImpersonating","impersonation","affiliateStatus","isFreedomPortal","routes/v2/article/layout",{"_28":29,"_30":31},"notFound",true,"relatedArticles",[32,75,87],{"_33":34,"_35":36,"_37":38,"_39":40,"_41":42,"_43":44,"_45":46,"_47":48,"_49":50,"_51":52,"_53":54,"_55":56,"_57":58,"_59":60,"_61":62,"_63":64,"_65":66,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},"mediaId",6153465,"mediaKeyId","5492770-db84888db08a69ac711f9aad9cdefdd2","parentId",5492770,"title","Commission advances zoning code update to change how neighborhood open‑space dedications are calculated","audioSeconds",2208,"startMs",4375000,"endMs",6583000,"viewUrl","/Search/View?dp=1&key=5492770-db84888db08a69ac711f9aad9cdefdd2&start=4375&end=6583","thumbnailUrl","https://assets.pipeline.soar.com/5492770-db84888db08a69ac711f9aad9cdefdd2/thumbnail_4375000.jpg","articleUrl","/articles/6153465/Iowa-City/Johnson-County/Iowa/Commission-advances-zoning-code-update-to-change-how-neighborhood-openspace-dedications-are-calculated","mediaUrl","https://secure.pipeline.soar.com/6153465-22d22310234f89a9157bb4c56958292b/orig.mp4?Expires=1771189624&Signature=nzKdMhS2-Pt38uy~TJJJuRnhst1i7B4s3wMSSP5h5~N220MxOR2HmLa9lEj6H~QVe6ZnV9T5oEYqbqZ0XZMsOQ1LTzkZW7m5WHYpB1g625M~TtRN070ycOz6XE55aTaFyTF8UcrKl-bU1ZUQKbk4ItAx14W4xij0vBYaJ0d8jbUbiF6kzAQ1PxazT6961X68-M94XzOrsyBRPV7uVmf3Ez9UKs7lOVHIvtVIYfKzIP8lFxVJiZHJ0z59KhwJ~jMN1lGIjTSbPK16WVrYYrv-~VxFy0M5R11HnJyzt7n9Dcufs0qiZT-fNZ0ajqEBWdDHGD85fRe1tbeSHS1pAGM8zg__&Key-Pair-Id=KUT5TJCACFTXG","author","Iowa City, IA","date","2025-07-18T20:19:13Z","article","The Planning & Zoning Commission voted unanimously to forward an amendment to Title 14 (zoning) that changes how the city calculates neighborhood open‑space dedication requirements when developers subdivide land.

Rachel Schafer of Neighborhood and Development Services presented the proposal, saying the current 1994 formula relies on maximum allowed density and produces inconsistent and sometimes unworkable requirements for modern zoning districts. \"The neighborhood open space dedication requirement... ensures that those responsible for creating the need for new parks, cover the cost rather than existing residents in the community,\" Schafer said. She explained the new, proposed formula would use the number of units proposed times persons per dwelling unit (from the most recent census) multiplied by 3 acres per 1,000 people in the city standard.

Why it matters: staff said the existing formula creates several problems in current practice — high, unrealistic requirements in form‑based or riverfront districts (where maximum density is not defined), and burdens for small infill lot splits. The proposed approach removes maximum density from the calculation for most situations, uses unit counts (or reliable proxies) at preliminary plat, and adds a 10% site‑area cap so high‑density but small‑footprint developments are not made infeasible by open‑space demands.

How the new formula would work in practice: Schafer said for conventional single‑family zones lot counts are a straightforward proxy for unit count; for multifamily and commercial lots staff will estimate maximum dwelling units adjusted by a 65% build‑out factor at preliminary plat; for riverfront crossing and East Side mixed‑use districts the developer will provide an estimated unit count at preliminary plat and final numbers will be verified at final plat. For form‑based zones the ordinance ties unit counts to the neighborhood plan. Schafer noted staff surveyed 18 other jurisdictions and selected the proposed approach to align with best practices.

District map change and cap: staff also proposed consolidating several small open‑space districts into larger boundaries (for example combining many central area sub‑districts into a single Central district) and extending district boundaries to the city's growth area, which parks staff said will make it easier to spend fee‑in‑lieu funds within a reasonable timeframe. Schafer explained the cap provision by example: a high‑density riverfront project that would calculate to 1.67 acres under the unit formula but exceed the 10% cap would default to a 0.19‑acre maximum dedication under the cap to preserve development feasibility.

Discussion and edits: commissioners asked procedural questions about when the dedication is triggered (staff proposed applying the requirement at preliminary plat and exempting small final‑plat lot splits), whether fees in lieu can be used for acquisition versus improvements, and whether the 10% cap would prevent voluntary larger dedications. The chair suggested clarifying the cap text to note the cap limits required dedication but does not prohibit a developer voluntarily dedicating more; staff accepted that clarification.

Outcome and next steps: the commission recommended the zoning text amendment with the clarifying cap language and boundary adjustments; staff said a City Council public hearing would be scheduled in September. Schafer said the amendments aim to make the requirement more predictable, fairer for small infill projects and workable across the city's varied zoning regimes.","mediaType","Video","parentTitle","Iowa City Planning and Zoning Commission Meeting of July 16, 2025","oneSentenceSummary","Planning staff proposed replacing the current area‑and‑maximum density formula with a unit‑based calculation, adding a 10% site cap and consolidating district boundaries; the commission unanimously recommended the text amendment with clarifying language to allow voluntary larger dedications.","taxTitle","Iowa City, Johnson County, Iowa","taxId",4187,"location","headline","","shortSummary",{"_33":76,"_35":36,"_37":38,"_39":77,"_41":78,"_43":79,"_45":80,"_47":81,"_49":82,"_51":83,"_53":84,"_55":56,"_57":58,"_59":85,"_61":62,"_63":64,"_65":86,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},6153470,"Commission approves intensive‑commercial rezoning for former Pearson site to enable mixed commercial and recreational reuse",960,3368000,4328000,"/Search/View?dp=1&key=5492770-db84888db08a69ac711f9aad9cdefdd2&start=3368&end=4328","https://assets.pipeline.soar.com/5492770-db84888db08a69ac711f9aad9cdefdd2/thumbnail_3368000.jpg","/articles/6153470/Iowa-City/Johnson-County/Iowa/Commission-approves-intensivecommercial-rezoning-for-former-Pearson-site-to-enable-mixed-commercial-and-recreational-reuse","https://secure.pipeline.soar.com/6153470-86005e4750b402130bcbccf903ab92e5/orig.mp4?Expires=1771189624&Signature=ot3xNDNKFnm~HCC9t5jA5Yh4CEsEXv6GJVfHn2mu42USNDpnN3PY7J-6V-M6uFSEhiPs1FPGR1mknsrYvsC5-4uw-b4eMpGHc6SsyjAD49-KGJSkpSzoPfzXh5s3ZzqrHbOZDWay9UnAKVWuNY1ZSpB3iCpnj6AWd73pzC~Os83X7aYVXyLag-BQtP3DFkWHmnSmZUnohYRFcyaDuU8xfGLvbCQ955atsGGq38EUDSslx-PSY8v948R-UJ1MUmJ944byMT9tlbm6YHuNkgWakX8NhCzRm-zuAogPcupEuQhX9S9elTk32ZgDv8ayqWzRRCyddzjVPh5DmePmxGCWaA__&Key-Pair-Id=KUT5TJCACFTXG","The Planning & Zoning Commission voted unanimously to recommend rezoning the former Pearson campus at 2510 North Dodge Street to CI‑1 (intensive commercial), a change the new owner said will enable a mix of uses including office, a data center, indoor commercial recreation and warehousing. \"We are extremely excited about this property,\" said Ed O'Connor of the Gaffeman Group, the site's new owner.

Staff said the site, annexed into the city decades ago and previously zoned for office/research park, has been vacant for nearly five years and that demand for traditional office space has weakened. The proposed CI‑1 zoning allows a wider range of commercial uses that the applicant told the commission they already have market interest for. \"We have 3 current tenants lined up, an office user on the front portion, a data center user ... and League 1 volleyball Iowa United,\" O'Connor said, describing plans for adaptive reuse and facade improvements.

Why it matters: staff argued the Northeast District plan and the comp plan allow flexibility in reusing major employment centers, and that rezoning to CI‑1 would align this parcel with surrounding intense commercial land uses. The CI‑1 zone permits uses not allowed in the existing Research Development Park zone, such as warehousing and indoor commercial recreation.

Applicant presentation and uses: the applicant described a portfolio approach to reuse. O'Connor said they have existing commitments or interest for a large office tenant, a data center with public showroom/office space and an indoor sports facility (volleyball). He described plans for exterior facade enhancements and clearing of overgrown areas. \"We've had some major exterior facade enhancements... we've already cleared out a lot of dead trees,\" O'Connor said.

Commission discussion: commissioners supported adaptive reuse but asked operational and design questions. Commissioners raised concerns about very large surface parking areas and asked whether parking would be reconfigured to reduce expanses of asphalt; staff and the applicant said some parking modifications should be expected as tenants occupy space. Commissioners also asked about how a mix of data center, office and public recreational uses would be separated operationally; the applicant said the campus consists of multiple, separate buildings and that planned interior/exterior changes would delineate uses.

Outcome and next steps: the commission voted to approve REZ25‑0009 (27.9 acres to CI‑1) and will forward a recommendation and the rezoning record to City Council for a public hearing and final rezoning action. No final site plan or building permits were approved at the hearing; staff noted that parking layout, entrances and site design will be addressed during subsequent site‑plan and building permit review.","The commission unanimously approved rezoning 27.9 acres at 2510 North Dodge Street (the former Pearson site) to CI‑1 (intensive commercial) to allow a mix of nonresidential uses including indoor recreation, warehousing and office, after the new owner described tenants and plans for adaptive reuse.",{"_33":88,"_35":36,"_37":38,"_39":89,"_41":90,"_43":91,"_45":92,"_47":93,"_49":94,"_51":95,"_53":96,"_55":56,"_57":58,"_59":97,"_61":62,"_63":64,"_65":98,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},6153474,"Commission backs land‑use change and three rezonings for former ACT campus to enable mixed housing and commercial reuse",1130,34000,1164000,"/Search/View?dp=1&key=5492770-db84888db08a69ac711f9aad9cdefdd2&start=34&end=1164","https://assets.pipeline.soar.com/5492770-db84888db08a69ac711f9aad9cdefdd2/thumbnail_34000.jpg","/articles/6153474/Iowa-City/Johnson-County/Iowa/Commission-backs-landuse-change-and-three-rezonings-for-former-ACT-campus-to-enable-mixed-housing-and-commercial-reuse","https://secure.pipeline.soar.com/6153474-7e29ea1c146ba9a7589f5a10b7b3b090/orig.mp4?Expires=1771189624&Signature=nzS5pkxWEZO3rfKsPK1~TjycjvWXLqNFKauyjnMkFgsI79bNR4PKgIHcMrbJdea1BBDtVZLVZ3Vo1hT3PZYO7v7JZ9IDy3ovA2zJ-ktHr0Ur5k73nKezrGiH6MssLYAcho1g0XyL4SqX0vrxc8EvpB0Dq1FN~VZIiuaUI2a0aT3mO1zhBTZaHtPp1Qi0o5UjQkCCcTIAcVuUqe6Tl~tH0N7ovE1Zy-PhLTE4108tli~vtEo7xcLJAgezR~56vHruLgJnq~~0hHEZj711ATaNEGpN31UCUJppBbAhEF1VIXC~ijrylm47HudNLJalL7ACj5hgkzfAoa9w9G080y6IPg__&Key-Pair-Id=KUT5TJCACFTXG","The Iowa City Planning & Zoning Commission on July 16 recommended approving a comprehensive plan amendment and unanimously approved two rezonings tied to redevelopment of the former ACT campus, a package intended to allow mixed housing and commercial uses on about 57 acres south of Interstate 80 and east of North Dodge Street. \"This is a public hearing on a proposed comprehensive plan amendment. It is for 57 acres of land that's located South Of I 80 and East Of North Dodge Street,\" said Anne Russett of Neighborhood and Development Services.

Commissioners and staff said the change responds to market and employment shifts since the city's IC 2030 plan was adopted in 2013, when the site was occupied by ACT and designated for office/research park use. Russett noted the campus once employed about 1,200 people in roughly 353,000 square feet; she said ACT currently has about 75 employees on site in about 54,000 square feet. \"There has been a lot that has changed, since the comp plan was originally adopted,\" Russett said, and staff recommended the amendment to the future land use map to allow general commercial, mixed use and public/private open space on the 57‑acre area.

Why it matters: the amendment unlocks two rezoning requests that the applicant has filed for parts of the campus. Staff described three coordinated applications: the comprehensive plan amendment for the 57‑acre area; a rezoning of roughly 22.5 acres on North Dubuque Road to mixed use (allowing multifamily and pedestrian‑oriented commercial); and a rezoning of about 33.6 acres east of North Dodge to the community commercial (CC‑2) zone. \"The rezoning requests align with what you see here on this map,\" Russett told the commission.

Key conditions and concerns: staff recommended several conditions intended to ensure compatibility with existing neighborhoods and infrastructure. For the 22.5‑acre mixed‑use rezoning staff recommended: requiring preliminary and final platting to establish street networks; bringing North Dubuque Road up to city standards with curb, gutter and sidewalks; conducting a sanitary sewer flow study for the northeast trunk sewer; requiring a 30‑foot landscaped buffer where commercial abuts residential; and requiring full‑cutoff lighting for commercial development. On the eastern parcel rezoned to CC‑2 (about 33.64 acres), staff recommended a similar subdivision requirement, a 10‑foot multiuse sidewalk along the eastern portion of North Dodge from North Scott to the future ACT Circle intersection, and traffic improvements including applicant‑installed southbound left and northbound right turn lanes and construction of a fourth leg at North Dodge and ACT Circle. The traffic analysis also recommended a traffic signal at that intersection; staff said the city will install the signal and associated pedestrian elements.

Applicants and community input: Steve Long, a member of the property owners' group, told the commission the ownership is actively marketing and planning reuse. He said the owners have started site work and are pursuing senior housing projects on the campus. \"We've already started working with an architect to convert some of those buildings into, senior housing 55,\" Long said, and added that the ownership applied for and received Low Income Housing Tax Credit (LIHTC) approval for a 44‑unit senior building at Scott and First. Katie Gerlach, vice president of programs at Greater Iowa City Inc. and executive director of Better Together 2030, testified in support, saying the package \"repurposes an underutilized employment center\" and \"supports compact, sustainable development patterns.\"

Traffic, sewer and pedestrian access: staff presented results of the traffic study and said congestion at the North Scott and North Dubuque intersection is an existing, localized AM‑peak issue tied to nearby commercial uses; the city engineer reviewed and concurred with the study. On sewer capacity, staff said a flow study of the north branch of the northeast trunk sewer to its connection point will be required before final approval. Commissioners repeatedly pressed applicants and staff on how sidewalk connections, trail links, and buffers would be implemented; staff answered that many specifics would be resolved during the subdivision and site‑plan processes.

Outcome and next steps: the commission voted unanimously to recommend approval of CPA‑25‑001 (the comprehensive plan amendment) and to approve the two rezoning requests (REZ24‑13 for 22.5 acres to mixed use and REZ25‑8 for ~33.64 acres to CC‑2) subject to the staff‑recommended conditions. Russett said the items move next to the City Council, which will set public hearings and consider the final actions. \"In terms of next steps, we will be asking the city council to set a public hearing after a recommendation from the commission,\" Russett said.

What remains open: the commission approved policy‑level changes and rezoning requests but did not approve any final site plans. Commissioners and staff emphasized that detailed street layouts, building placement, parking configuration and final landscaping/lighting will be resolved through the subdivision, plat and site‑plan review processes; several commissioners asked staff to watch for impacts to existing single‑family neighborhoods and to ensure preservation of woodlands, ponds and trail connections where feasible.","The Planning & Zoning Commission unanimously recommended changing the comprehensive plan for about 57 acres of the former ACT campus and approved two rezonings (22.5 acres to mixed use and ~33.6 acres to community commercial) and related conditions aimed at guiding circulation, buffers, sidewalks and sewer capacity.","actionData","errors"]

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Commission advances zoning code update to change how neighborhood open‑space dedications are calculated

Commission approves intensive‑commercial rezoning for former Pearson site to enable mixed commercial and recreational reuse

Commission backs land‑use change and three rezonings for former ACT campus to enable mixed housing and commercial reuse