Planning and Zoning Commission Meeting

Cedar Falls Planning and Zoning Commission Regular Meeting October 8, 2025 Cedar Falls, Iowa MINUTES The Cedar Falls Planning and Zoning Commission met in regular session on October 8, 2025 at 5:30 p.m. at City Hall. The following Commission members were present: Alberhasky, Grybovych, Hartley, Johnson, Moser, Sorensen, Stalnaker and Watkins. Henderson was absent. Karen Howard, Planning and Community Services Manager, Michelle Pezley, Planner III and Jaydevsinh Atodaria, Planner II, were also present. 1.) Chair Hartley noted the Minutes from the September 25, 2025 regular meeting are presented. Sorensen made a motion to approve the Minutes as presented. Alberhasky seconded the motion. The motion was approved unanimously with 8 ayes (Alberhasky, Grybovych, Hartley, Johnson, Moser, Sorensen, Stalnaker and Watkins), and 0 nays. 2.) The first item of business was a public hearing for a rezoning request for 2603 and 2617 S. Union Road, to rezone the properties from A-1 Agriculture to M-1-P, Planned Light Industrial with the intent to incorporate the lots into the larger West Viking Road Industrial Park. Chair Hartley introduced the item and Ms. Pezley provided background information. She explained the criteria for rezoning and noted that those requirements have been met. She discussed the revisions to the Master Plan that have been made and stated that staff recommends approval of the rezoning. Stalnaker made a motion to approve the item and forward to City Council. Grybovych seconded the motion. The motion was approved unanimously with 8 ayes (Alberhasky, Grybovych, Hartley, Johnson, Moser, Sorensen, Stalnaker and Watkins), and 0 nays. 3.) The next item for consideration by the Commission was a City Code text amendment regarding neighborhood parkland dedication. Chair Hartley introduced the item and Ms. Pezley provided background information. She noted that a detailed presentation was provided at the last meeting by HKGi and so provided just a brief summary. Staff recommends approval of the text amendment. Stalnaker asked how it is decided whether land is to be dedicated to the city or a fee paid in lieu. Pezley explained that it would be determined at the time of preliminary plat or master plan development. Stalnaker asked how the dollar amount is chosen. Ms. Howard stated that it is based on the post development price of the land. Sorensen commented on the additional cost to homebuyers should developers have to set aside parkland and decrease the number of buildable lots. Johnson made a motion to approve the item. Grybovych seconded the motion. The motion was approved unanimously with 7 ayes (Alberhasky, Grybovych, Hartley, Johnson, Moser, Stalnaker and Watkins), and 1 nay (Sorenson). 4.) The Commission then considered a College Hill Neighborhood Design Review for a new garage at 2210 Tremont Street. Chair Hartley introduced the item and Mr. Atodaria provided background information. He explained that the request is to build a new detached garage to replace the old one that is currently there. He provided information regarding the existing property and the proposal details and building design for the new garage, noting that it is 1  consistent with the standards in the code and with the design of the home. Staff recommends approval subject to any comments or direction specified by the Planning and Zoning Commission. Johnson made a motion to approve the item. Alberhasky seconded the motion. The motion was approved unanimously with 8 ayes (Alberhasky, Grybovych, Hartley, Johnson, Moser, Sorensen, Stalnaker and Watkins), and 0 nays. 5.) The next item for consideration was an RP Master Plan Amendment and a preliminary plat amendment for Wild Horse Ridge. Chair Hartley introduced the item and Mr. Atodaria provided background information. He explained that it is proposed to amend the phasing plan and street layout for Wild Horse Ridge subdivision, amend the preliminary plat to match the proposed RP Master Plan. The current preliminary plat has expired, so a revised plat is proposed. Approval would allow the applicant to proceed with construction of the remaining phases. He discussed the current Master Plan and the plans from when it was created, and explained the proposed Master Plan changes. He provided the analysis for the preliminary plat, including building setbacks, lot sizes, street layout and connectivity, traffic calming measures and right-of-way. He noted that staff recommends additional street stubs to the west and to the A-1 property on the northeast side of the subdivision to comply with the street connectivity standards recently adopted. He spoke about the technical comments addressing some minor corrections, updates to the Developmental Procedures Agreement and other requirements. Staff recommends approval subject to all technical comments, as well as any comments or direction specified by the Commission. Sorensen asked about parkland and Ms. Howard stated that at the time the RP Plan and plat was originally created in 2005, decision-makers at the time decided not to require parkland but the reasons are unknown. Jeremy Swanson, 904 Cherrywood Drive, lives in the neighborhood next to this and feels that parkland is needed. Julianne Weaver, 4416 W. 12th Street, had questions and concerns with the potential noise and traffic, the timeline, the stub street, the detention area, 12th Street improvements, and also noted the need for the park. Bill Jordan, 603 Baker Drive, owns the 20 acres across 12th Street from the development. Jordan stated concerns with drainage issues along 12th Street and whether they would be addressed with this plat or with future road improvements to 12th Street. Lary Koosmann, CGA Engineers, 3029 Rainbow Drive, spoke about the stormwater management plans for the subdivision and how it will accommodate the stormwater. He also spoke about the sidewalks that will be added as well. Ms. Howard spoke to the street stub to the A-1 lot abutting to the northeast and the reasons it was added. She noted that the current property had inquired a number of years ago about the possibility for future development of his acreage. The street stub will provide an opportunity for additional development to occur on this adjacent property if and when that property decides to do so. Lary provided a timeline for completion of the Wild Horse Ridge phasing and clarified information regarding the retention pond. Ms. Howard added that she will bring information to the Commission at the next meeting regarding the City’s timeline for 12th Street improvements. Watkins asked about the potential traffic impact on Union Road with all this development. Ms. Howard stated that there would have been a traffic study completed when the subdivision was first proposed to ensure that traffic could be accommodated. The proposed renewal of the preliminary plat and changes proposed to the phasing would not change the traffic patterns 2  originally anticipated with this plat, but the City Engineer’s office could provide information about recent traffic counts on Union Road. Stalnaker and Alberhasky stated they would like to see some parkland added. Johnson agreed, noting that as the City expands to the west in the future that that property owner will be required to provide parkland and thought it would be unfair for them to provide parkland for all the families living in Wild Horse as well. Weaver asked who was responsible for the cost to add the sidewalks and the stormwater management. Swanson also noted the increase in traffic since the new high school was built and would like that to be taken into consideration. Ms. Howard stated that the infrastructure for the subdivision will be constructed by the developer, not the City. It was decided to move the discussion to a future meeting to allow for time for the developer to provide answers to the questions posed. 6.) As there were no further comments, Sorensen made a motion to adjourn. Alberhasky seconded the motion. The motion was approved unanimously with 8 ayes (Alberhasky, Grybovych, Hartley, Johnson, Moser, Sorensen, Stalnaker and Watkins), and 0 nays. The meeting adjourned at 6:40 p.m. Respectfully submitted, Karen Howard Joanne Goodrich Community Services Manager Administrative Assistant 3