Planning and Zoning Commission Meeting

Cedar Falls Planning and Zoning Commission Regular Meeting April 23, 2025 Cedar Falls, Iowa MINUTES The Cedar Falls Planning and Zoning Commission met in regular session on April 23, 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. Shane Graham, Economic Development Coordinator, Jaydevsinh Atodaria, Planner II, and Chris Sevy, Planner II were also present. 1.) Chair Hartley noted the Minutes from the April 9, 2025 regular meeting are presented. Stalnaker made a motion to approve the Minutes as presented. Alberhasky 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 zoning code text amendment to allow specialized educational facilities in the M-1 District. Chair Hartley introduced the item and Mr. Sevy provided background information. He explained that staff received an inquiry about locating a dance academy in the M-1 District, however that district disallows schools. He provided definitions of the two types of schools in the code, general educational facilities and specialized educational facilities. Mr. Sevy provided reasons to potentially allow specialized education in the M-1 district, including the fact that the district already allows a wide variety of uses where people and children may visit often, it is a light industrial zone and market factors will discourage specialized educational facilities from locating in places that would discourage their clientele. He also noted that technically, specialized education uses are already allowed if accessory to an existing business in the district and some non-conforming specialized educational facilities have already been operating in M-1 zoned areas without any issues of concern. The proposed solution is to make the M-1 District code more specific by changing the verbiage to general educational facility instead of just “school.” Staff recommends that the Commission discuss the proposal to allow specialized educational facilities in the M-1 Light Industrial District, provide direction, and set a public hearing date for May 14, 2025 for formal consideration and recommendation to City Council. Sorensen asked for examples of what kind of facilities this could include. Brett Van Hove, 618 Brandilynn Boulevard, (National Dance Academy) spoke as the potential tenant trying to find a location that will be a good fit for their academy, noting the issues they’ve had. Bob Happas, realtor and property owner, came forward to advocate for a potential tenant. Hartley made a motion to set a public hearing for May 14, 2025. Moser seconded the motion. The motion was approved unanimously with 9 ayes (Alberhasky, Grybovych, Hartley, Henderson, Johnson, Moser, Sorensen, Stalnaker and Watkins), and 0 nays. 3.) The next item for consideration by the Commission was an MU District Pinnacle Prairie Master Plan Amendment for Prairie Stone Senior Living. Chair Hartley introduced the item and Mr. Atodaria provided background information. He explained that the applicant would like to amend the master plan to designate the property as a professional service/professional office 1  use to allow the conversion of existing senior living facility to a short-term residential treatment facility for addiction, recovery and rehabilitation. It is in an MU zone and is currently being designated as mixed-use multi-family on the master plan so an amendment would be needed. He provided a rendering of the existing and proposed uses and gave an analysis of the overall petition. Staff feels that this would align with various medical services in the nearby area, and the site’s location, proximity to nearby uses and the reuse of existing buildings make this a feasible project. Staff recommends approval of the amendment. Doug Leech, Ascencion Recovery Services, spoke about the proposed project, noting that this would be a volunteer center, not court mandated programs. They are a licensed facility with national accreditation, and will be the 3rd facility in the state. It is a quiet facility that respects the surrounding area. Alberhasky spoke in favor of the use of the facility and feels it is a great location and a needed facility. Henderson asked if there are other facilities like this in the area. Brock Milligan, Thrive Now Recovery, stated that there are only two facilities. Johnson asked about incidents or complaints from neighbors at other locations. Milligan stated that there has not. Sorensen asked how many beds are in the facility. Brandon George, Ascencion Operating Company, stated that the facility currently has 160 beds available, but they are starting with around 45. Stalnaker agreed that this is a good use for these services. Alberhasky made a motion to approve the item. 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. 4.) The Commission then considered an Urban Renewal Plan for Arbors 6th Addition. Chair Hartley introduced the item and Mr. Graham provided background information. He explained that the property is located in the Arbors Subdivision just west of Amber Valley Road and Arbors Drive and discussed state code requirements for an Urban Renewal Plan. He explained that Cedar Falls has a Comprehensive Plan that was adopted in May 2012, with goals including encouraging diverse housing opportunities to serve a variety of needs and preferences, repairing aging infrastructure and expanding technology infrastructure to attract business and industry. The Plan also shows a need of 3,778 housing units by 2030. Mr. Graham displayed a Future Land Use Map showing the designations for the area, which shows that the proposed development meets the low density designation. Mr. Graham discussed the objectives of the Urban Renewal Plan, which include:  Increasing the availability of housing opportunities  Stimulating private investment in new housing and residential development  Planning and providing for sufficient land for residential development  Helping finance the cost of constructing public infrastructure  Achieving a well-balanced economy providing a desirable standard of living  Strengthening the tax base To meet the objectives of the plan, City Council has adopted a new guideline allowing for the reimbursement of 50% of the cost to install new public infrastructure in a residential subdivision to the developer. The public infrastructure includes new roads, sanitary sewer, storm sewer, water mains, etc. This incentive can only be offered after an urban renewal area 2  has been established, and approval of a subsequent development agreement between the developer and the City. Staff finds that the proposed objectives and activities of the proposed Arbors 6th Urban Renewal Plan are in conformance with the general plan for the development of the municipality as a whole. Therefore, staff recommends that the Planning and Zoning Commission find that the proposed Arbors 6th Urban Renewal Plan is in conformance with the Cedar Falls Comprehensive Plan. Henderson asked how the land is proposed for this. Mr. Graham stated that they come from the developer. Stalnaker asked if Tax Increment Financing (TIF) has been used other similar places. Mr. Graham stated that there was one other time roughly 20 years ago, but it is not typical. The developer said they wouldn’t be moving forward with the development if this incentive wasn’t in place. The hope is that this will increase more buildable lots sooner than usual. Henderson asked if the future homeowner will have any benefit to this regarding the price of the real estate they buy. Mr. Graham stated that there is no way of knowing for sure until everything is completed. Sorensen noted that the risk to the developer is still very high if the price is too much. Bob Manning, 2908 West 3rd Street, commended the Commissioners for considering this as the demand is outpacing the supply and this will hopefully help to keep prices affordable. Hartley made a motion to send the item to City Council. Sorensen seconded the motion. The motion was approved unanimously with 9 ayes (Alberhasky, Grybovych, Hartley, Henderson, Johnson, Moser, Sorensen, Stalnaker and Watkins), and 0 nays. 5.) As there were no further comments, Sorensen made a motion to adjourn. Alberhasky seconded the motion. The motion was approved unanimously with 9 ayes (Alberhasky, Grybovych, Hartley, Henderson, Johnson, Moser, Sorensen, Stalnaker and Watkins), and 0 nays. The meeting adjourned at 6:05 p.m. Respectfully submitted, Karen Howard Joanne Goodrich Community Services Manager Administrative Assistant 3