Planning and Zoning Commission Meeting

Cedar Falls Planning and Zoning Commission Regular Meeting February 26, 2025 Cedar Falls, Iowa MINUTES The Cedar Falls Planning and Zoning Commission met in regular session on February 26, 2025, at 5:30 p.m. at City Hall. The following Commission members were present: Alberhasky, Grybovych, Hartley, Henderson, Johnson, Moser, Sorensen, Stalnaker and Watkins. Karen Howard, Planning and Community Services Manager, Michelle Pezley, Planner III, and Matthew Tolan, PE, Principal Engineer, were also present. 1.) Chair Hartley noted the Minutes from the January 22, 2025 regular meeting are presented. Alberhasky made a motion to approve the Minutes as presented. Johnson seconded the motion. The motion was approved unanimously with 9 ayes (Alberhasky, Grybovych, Hartley, Henderson, Johnson, Moser, Sorensen, Stalnaker and Watkins), and 0 nays. 2.) The first item of business was a request to vacate a portion of Campus Street (VAC25-001). Chair Hartley introduced the item and Ms. Pezley provided background information. Grybovych and Moser recused themselves from the matter. Ms. Pezley explained that a portion of the street is surrounded by the University of Northern Iowa campus and part of a campus building was constructed years ago over a portion of the right-of-way (the Commons building). She explained that the City has no use for this dead-end street that serves UNI. The utilities located in the right-of-way are private and already maintained by the University. Staff finds the requirements have been met for this vacation and recommends approval. Sorensen asked if the property must be purchased. Ms. Howard explained that for exchanges of public land between public entities a purchase is not required. The land may be donated or exchanged. She noted that the City and UNI are discussing a swap of properties in the area. Alberhasky made a motion to approve the item. Stalnaker seconded the motion. The motion was approved with 7 ayes (Alberhasky, Hartley, Henderson, Johnson, Sorensen, Stalnaker, and Watkins), 2 abstentions (Grybovych and Moser), and 0 nays. 3.) The next item for consideration by the Commission was City Code Text Amendments to the Major Thoroughfare Plan and Street Connectivity Standards (City Code Chapters 19 and 20) (TA24-004). Chair Hartley introduced the item and Ms. Howard noted that this item has been discussed at previous meetings and that she would not go through the detailed presentation again but have the presentation available if there are questions. She briefly spoke about the potential updates to the Plan and Standards, and explained that the intent is to provide clear standards that ensure fair and consistent reviews of subdivisions. Ms. Howard answered a question from a commissioner about whether the exceptions noted in the draft code would have to go through an additional process. Howard explained that no, the subdivision would be reviewed through the same process as currently, but the staff report would note any proposed exceptions to the subdivision code provisions, as is currently the practice. Sorenson expressed concern about the standards discouraging large estate lots. Howard explained that if there is a desire for large lots, that is one of the exceptions allowed in the proposed language. Henderson stated that she feels she has previously noticed problems with thoroughfares, old subdivisions and developments and asked how frequently this is a problem. Ms. Howard agreed and stated that issues have become apparent as development has occurred, as noted 1  in previous presentations, so the goal is to create clear standards to ensure fewer mistakes are made and reviews are consistent. Stalnaker had questions about block length and perimeter length with regard to stubbing streets at least every 600 feet. Watkins asked how the numbers were arrived at for these measurements. Ms. Howard discussed the research staff conducted, such as what other cities in Iowa have adopted and guidance from SUDAS and FHWA. Andrew Schroll (Chair of the Bicycle and Pedestrian Commission), 2523 Hawthorne Drive, noted the Bicycle and Pedestrian Commission reviewed the proposed standards and recommend approval. The Commission feels it is a great opportunity to align multiple initiatives. Schroll discussed the many benefits of connected streets. Jack Yates, 519 Chateau Court, also spoke as a member of the Bicycle and Pedestrian Commission. Yates explained his support and importance of working on connectivity as a benefit to the entire community. Craig Fairbanks, 405 Spruce Hills, spoke about affordability and limitations to the amount of usable land and lots. Fairbanks believes that limiting available land creates less affordable housing and makes it harder for people to move to the community. Matthew Tolan, P.E., Principal Engineer, answered a question about the need for additional space in the local street right-of-way, explaining that it allows for separation between different utilities and underground services and for better alignment with the sidewalk facilities, specifically at intersections. Howard noted that the Public Works Department also would appreciate more space for snow storage along the street. Chair Hartley asked for clarification on the alternate language regarding a block range of 200 – 800 feet, rather than a maximum of 600 feet. Howard noted that it is intended to provide more flexibility for developers. Henderson stated her appreciation for building in that flexibility. Johnson asked if some of the researched communities mentioned any unintended consequences to these guidelines. Ms. Howard stated that most said they had no problems and have been using these standards for some time, many for at least 10 years. There was brief discussion regarding private streets and when they are allowed. Hartley made a motion to approve the item. Henderson seconded the motion. The motion was approved with 7 ayes (Alberhasky, Hartley, Henderson, Johnson, Moser, Stalnaker and Watkins), and 1 nay (Sorensen). (Grybovych left the meeting to attend to a personal matter). 4.) As there were no further comments, Moser made a motion to adjourn. Johnson seconded the motion. The motion was approved unanimously with 8 ayes (Alberhasky, Hartley, Henderson, Johnson, Moser, Sorensen, Stalnaker and Watkins), and 0 nays. The meeting adjourned at 6:18 p.m. Respectfully submitted, Karen Howard Joanne Goodrich Community Services Manager Administrative Assistant 2