Planning and Zoning Commission Meeting

Cedar Falls Planning and Zoning Commission Regular Meeting January 22, 2025 Cedar Falls, Iowa MINUTES The Cedar Falls Planning and Zoning Commission met in regular session on January 22, 2025 at 5:30 p.m. at City Hall. The following Commission members were present: Alberhasky, Grybovych, Hartley, Johnson, Moser, Sorensen and Stalnaker. Henderson and Watkins were absent. Karen Howard, Planning and Community Services Manager, Michelle Pezley, Planner III, Jaydevsinh Atodaria, Planner II, and Matt Tolan, Principal Engineer, were also present. 1.) Chair Hartley noted the Minutes from the January 8, 2025 regular meeting are presented. Grybovych made a motion to approve the Minutes as presented. Johnson seconded the motion. The motion was approved unanimously with 7 ayes (Alberhasky, Grybovych, Hartley, Johnson, Moser, Sorensen and Stalnaker), and 0 nays. 2.) The first item of business was a preliminary plat for Creekside Business Park. Chair Hartley introduced the item and Ms. Pezley provided background information. She explained that the plat is located on the northeast corner of Hudson Road and Highway 20. The City is proposing to bid and construct the infrastructure as one project that will take two construction seasons to complete. The City may submit a final plat for the portion that is finished at the end of the first construction season, so noted this change in the phasing plan. She discussed the lot configurations, street connections and stormwater management. Staff recommends approval subject to any comments or direction specified by the Commission and conformance with all city staff recommendations and technical requirements. Sorensen asked for clarification on the phasing process. Ms. Howard explained that the project is being bid as one project but with it taking two construction seasons for construction, the phasing plan indicates that it may be platted in two phases, so that lots may be sold in the area where the infrastructure is completed after the first construction season. This would be similar to phasing of a private subdivision, when infrastructure is constructed in phases. Hartley made a motion to approve the item. Grybovych seconded the motion. The motion was approved unanimously with 7 ayes (Alberhasky, Grybovych, Hartley, Johnson, Moser, Sorensen and Stalnaker), and 0 nays. 3.) The next item for consideration by the Commission was a minor plat of CV Flips, LLC First Minor Subdivision Plat, as well as a College Hill Neighborhood Overlay site plan and design review for new bi-attached units. Stalnaker recused himself from these items. Chair Hartley introduced the items and Ms. Howard provided background information. She explained that the minor plat was previously recommended for approval by the Commission, but a revision is now being proposed to shift the lot line so that the lots are more evenly divided to accommodate the change in the bi-attached unit design. Staff recommends approval of this minor subdivision plat instead of what the Commission recommended for approval previously. Ms. Howard then discussed the College Hill site plan and design review proposal for the property is located at 1305 W. 19th Street. She noted that the applicant had re-designed the units to address the concerns expressed by the Commission previously. Ms. Howard displayed the previous plan and the proposed plan side-by-side, explaining that the residential façade would be widened with larger front porches, and garages and driveways would be spaced apart. She also spoke about landscaping requirements which include the removal of a 1  tree from the water main easement and planting an additional overstory tree in the front yard in place of the understory tree. Ms. Howard provided images of the proposed building design. City staff recommends approval of the proposal with the approval of the CV Flips LLC Minor Plat, any comments or direction from the Commission and conformance with all City staff recommendations and technical requirements. Emsad Begic, 1820 Breckenridge, spoke as the petitioner and thanked the City and Commission for their time and assistance. He noted that the residential aspects of the units have been enhanced and with separation of the driveways, the garages are less prominent. He stated that he is available for any questions. Commission members expressed approval of the revised design indicating that it fits better into the character of the neighborhood. Sorensen made a motion to approve the minor plat. Moser seconded the motion. The motion was approved with 6 ayes (Alberhasky, Grybovych, Hartley, Johnson, Moser and Sorensen), 0 nays and 1 abstention (Stalnaker). Sorensen made a motion to approve the site plan. Moser seconded the motion. The motion was approved with 6 ayes (Alberhasky, Grybovych, Hartley, Johnson, Moser and Sorensen), 0 nays and 1 abstention (Stalnaker). 4.) The next item for consideration by the Commission was City Code text amendments for major thoroughfare and street connectivity standards. Chair Hartley introduced the item and Ms. Howard provided background information. She explained that the goals of the project, which include updating the Major Thoroughfare Map and update the definitions and regulations in that Code. She noted reasons for adding street connectivity standards and related definitions to the subdivision code and the need to update regulations to provide objective standards. She discussed problems with the current standards or lack of standards including an outdated thoroughfare map, lack of objective standards to ensure a well-connected and efficient street pattern, inconsistent definitions in the code and other problems highlighted in the August 28, 2024 staff presentation. Matt Tolan, P.E., spoke about the benefits of an updated Major Thoroughfare Map, which include: having an idea of how streets should be extended in the future to provide efficient traffic circulation throughout the community; providing a guiding document for capital improvements planning and new subdivisions, providing a basis for requests for federal and state infrastructure grants; reducing debate about location and type of major roadways as the city expands; and ensuring consistency in development review processes. Updates to the Major Thoroughfare Plan would include updated definitions and standards related to access to arterial streets. The map would also be updated to show existing and future planned collector and arterial streets, a desired ¼ mile spacing of collector streets with exceptions for floodplain and stream corridor crossings and consistency with the recommended intersection spacing according to the Federal Highway Administration and Iowa Statewide Urban Design and Specifications. Mr. Atodaria spoke to the benefits of street connectivity standards. These included: ensuring multiple routes to neighborhood destinations; reduced walking and biking distances; improving safety and comfort for walkers and bicyclists; reducing commute times and driver frustration; lowering emergency response times; providing efficient routes for utilities and services; reducing traffic congestion in neighborhoods and along major streets by distributing traffic more evenly throughout the street network; and providing clear standards to ensure fair and consistent reviews for new development. Mr. Atodaria also discussed the proposed street connectivity standards such as maximum block length and perimeter block length, stubbing streets to property boundary, allowing 2  flexibility for natural barriers, requiring through-block sidewalks when needed and collector street intersection spacing. He spoke about the updates to the subdivision code, including: updating definitions of arterial and collector streets to be consistent with Chapter 19; updating right-of-way widths; adding definitions and diagrams illustrating how to measure connectivity; adding specific street connectivity standards with diagrams; adding exception section to street connectivity for flexibility; adding a requirement for temporary construction roads if needed; and updating standards for cul-de-sac streets and private streets. Ms. Howard presented diagrams that help explain how to measure block length and block perimeter. She also discussed through blocks sidewalks and the requirements, as well as the continuation of streets to the subdivision boundary and requirements for that. Ms. Howard discussed the flexibility that will be provided with the updates with the code and encouraging street access to parks and neighborhood institutional uses and facilities. She then opened the item up for discussion. Stalnaker asked about private streets and situations where they would be allowed. Ms. Howard gave the example of Viking Plaza where there are internal private streets that serve the commercial development. These private streets are maintained by the commercial property owners or tenant association for the development rather than the City. Stalnaker also asked about private alleys and their maintenance. Howard noted that private alleys would be maintained by the private property owners or owners association. Sorensen stated his concerns with the street requirements creating more burden and cost on the developers. Craig Fairbanks, 4045 Spruce Hills Drive, spoke about cul-de-sac lots and their benefits to developers. He also spoke about 600’ streets and that he feels that it adds a lot of concrete and is not environmentally friendly, and noted his concerns about 66’ right-of-way. He feels this is a step backwards. Alberhasky made a motion to set a public hearing for February 12, 2025. Moser seconded the motion. The motion was approved with 6 ayes (Alberhasky, Grybovych, Hartley, Johnson, Moser, and Stalnaker), and 1 nay (Sorensen). As there were no further comments, Alberhasky made a motion to adjourn. Sorensen seconded the motion. The motion was approved unanimously with 7 ayes (Alberhasky, Grybovych, Hartley, Johnson, Moser, Sorensen and Stalnaker), and 0 nays. The meeting adjourned at 6:15 p.m. Respectfully submitted, Karen Howard Joanne Goodrich Community Services Manager Administrative Assistant 3