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