Planning and Zoning Commission Meeting

Cedar Falls Planning and Zoning Commission Regular Meeting September 24, 2025 Cedar Falls, Iowa MINUTES The Cedar Falls Planning and Zoning Commission met in regular session on September 24, 2025 at 5:30 p.m. at City Hall. The following Commission members were present: Alberhasky, Grybovych, Hartley, Henderson, Johnson, Sorensen, Stalnaker and Watkins. Moser was absent. Karen Howard, Planning and Community Services Manager, Thomas Weintraut, Planner III, Michelle Pezley, Planner III, Jaydevsinh Atodaria, Planner II, and Chris Sevy, Planner II were also present. 1.) Chair Hartley noted the Minutes from the September 10, 2025 regular meeting are presented. Sorensen made a motion to approve the Minutes as presented. Grybovych seconded the motion. The motion was approved unanimously with 8 ayes (Alberhasky, Grybovych, Hartley, Henderson, Johnson, Sorensen, Stalnaker and Watkins), and 0 nays. 2.) The first item of business was a Land Use Map Amendment from “High Density Residential” to “Neighborhood Commercial/Mixed Use” and rezoning from R-4 Residential to C-2 Commercial. Chair Hartley introduced the item and Mr. Weintraut provided background information. He explained that the two items are being discussed together at this time and will be voted on separately. Mr. Weintraut explained that the site is located on the northwest corner of Seerley Boulevard and Main Street (2309 Main Street) and displayed a map of the area being discussed. The applicant would like to redevelop the sites to create a two-story structure with commercial space below and residential above. He discussed the primary criteria for rezoning, first of which is consistency with the Future Land Use Map. The College Hill Vision Plan intends to create a gateway that is pedestrian and bike oriented and provides a sense of placemaking and arrival to the College Hill area. Main Street improvements include travel lane reduction, bicycle lanes, trail connections, new sidewalks and roundabouts. The current land use of high density residential is not consistent with the C-2 Commercial. Neighborhood Commercial/Mixed use better align with the C-2 zoning. Mr. Weintraut discussed the characteristics of a neighborhood commercial/mixed use land use category, as well as the features and location criteria. Mr. Weintraut also discussed the criteria for access to public services and access to an adequate street network. Staff recommends approval of the Land Use Amendment at 2323 and 2309 Main Street, and rezoning of the property at 2309 Main Street. Watkins asked what constitutes a buffer in this scenario. Weintraut explained that it could be landscaping or a fence and that parking lots and driveways would have to be a 10 feet from a residential zone property line. Sorensen made a motion to approve the land use amendment from High Density Residential to Neighborhood Commercial/Mixed Use. Grybovych seconded the motion. The motion was approved unanimously with 8 ayes (Alberhasky, Grybovych, Hartley, Henderson, Johnson, Sorensen, Stalnaker and Watkins), and 0 nays. 1  Sorensen made a motion to approve the rezoning from R-4 Residential to C-2 Commercial. Alberhasky seconded the motion. The motion was approved unanimously with 8 ayes (Alberhasky, Grybovych, Hartley, Henderson, Johnson, Sorensen, Stalnaker and Watkins), and 0 nays. 3.) The next item for consideration by the Commission was a request to rezone property at 2603 and 2617 S. Union Road from A-1 Agriculture to M-1-P, Planned Light Industrial. Chair Hartley introduced the item and Ms. Pezley provided background information. She explained that the City purchased the properties and annexed them in 2025. She also discussed the criteria for rezoning, which include compliance with the Comprehensive Plan, access to public services and adequate street network. She displayed the master plan that noted that the original plan was part of the preliminary plat approved in 2022. Staff recommends Commission discussion and setting a public hearing for October 8, 2025. Sorensen made a motion to set public hearing for the item. Alberhasky seconded the motion. The motion was approved unanimously with 8 ayes (Alberhasky, Grybovych, Hartley, Henderson, Johnson, Sorensen, Stalnaker and Watkins), and 0 nays. 4.) The next item of business was City Code text amendments regarding neighborhood parkland dedication. Chair Hartley introduced the item and Ms. Pezley introduced Rita Trapp from HKGi who gave a presentation via video. She gave a park dedication overview, noting that cities may require a reasonable portion of buildable land to be dedicated to the public or preserved for future use. It must be tied to a subdivision of land and residential planned development, and the dedication must be directly related to new growth. It is not expected that park dedication will fully fund all system acquisitions and improvements. She noted that there are limited State rules or guidance and discussed places where the existing code references these dedications. Currently, there is no dedication formula or requirements established in the existing code and the City negotiates with each developer on a case-by-case basis. Trapp spoke about the benefits of the proposed approach, including the creation of a level playing field for developers, establishment of clear expectations and predictable requirements, helps to determine the cost of development more accurately and ensures that parkland provisions are adequate to meet community needs. She spoke about the key provisions to the ordinance. First, the dedication formula is a simple, clear formula based on the number of acres of parkland needed per 1,000 residents, which is based on the analysis in the recent Park Master Plan and the census. It is recommended to have six acres of parkland per 1,000 residents and put a cap on required parkland at 10% of the total land area. Trapp discussed land suitability with regard to shape and size as well as street frontage, and specified what elements would not be given credit for. Park location requirements and dedication methods were discussed, as well as developer responsibilities, which include utility connections, public sidewalk, pedestrian connections and preparation to City specifications. Trapp spoke about related City Code and Zoning Code changes and explained what the next steps are. Sorensen had comments about the requirements and the potential for added costs. There was discussion about the parks potentially raising the value of the homes around them. Grybovych asked about the difference between greenspace and park space. Ms. Howard provided an explanation of how those are figured into the overall plan. 2  Alberhasky made a motion to set a public hearing. Johnson seconded the motion. The motion was approved unanimously with 8 ayes (Alberhasky, Grybovych, Hartley, Henderson, Johnson, Sorensen, Stalnaker and Watkins), and 0 nays. 5.) As there were no further comments, Alberhasky made a motion to adjourn. Sorensen seconded the motion. The motion was approved unanimously with 8 ayes (Alberhasky, Grybovych, Hartley, Henderson, Johnson, Sorensen, Stalnaker and Watkins), and 0 nays. The meeting adjourned at 6:20 p.m. Respectfully submitted, Karen Howard Joanne Goodrich Community Services Manager Administrative Assistant 3