Planning and Zoning Commission Meeting

Cedar Falls Planning and Zoning Commission Regular Meeting November 5, 2025 Cedar Falls, Iowa MINUTES The Cedar Falls Planning and Zoning Commission met in regular session on November 5, 2025 at 5:30 p.m. at City Hall. The following Commission members were present: Alberhasky, Grybovych, Johnson, Moser, Stalnaker and Watkins. Hartley and Henderson were absent. Karen Howard, Planning and Community Services Manager, Michelle Pezley, Planner III, Jaydevsinh Atodaria, Planner II, Chris Sevy, Planner II and Matthew Tolan, PE, Principal Engineer, were also present. 1.) Chair Hartley noted the Minutes from the October 22, 2025, regular meeting are presented. Alberhasky made a motion to approve the Minutes as presented. Grybovych seconded the motion. The motion was approved unanimously with 6 ayes (Alberhasky, Grybovych, Johnson, Moser, Stalnaker and Watkins), and 0 nays. 2.) The first items of business were an RP Master Plan amendment and a preliminary plat amendment for Wild Horse Ridge. Acting Chair Stalnaker introduced the item and Mr. Atodaria provided background information. He explained that this item was discussed at the October 8, 2025 meeting and briefly provided an overview of the proposal. The subdivision is located west of Union Road and south of W. 12th Street. The request is to amend the phasing plan and street layout on the RP District Master Plan and amend the preliminary plat for the 7th, 8th, 9th and 10th Additions. The proposed amendment will allow the applicant to proceed with construction of the remaining phases of the Wild Horse Ridge subdivision. Mr. Atodaria spoke about the current Master Plan and discussed the responses to the comments from the Commission on October 8 including functioning of stormwater management; W. 12th Street Improvements; Park Space; increased traffic on W. 12th Street and Union Road; and eastern stub to A-1 zoned property. Mr. Tolan spoke about the increased traffic on W. 12th Street and Union Road as they are two major arterials in the City designed with limited access points. Engineering advised that the arterial roadways abutting Wild Horse Ridge and the future phases have the capacity to handle the level of traffic that will be generated. The City also has improvements planned for the Union Road corridor over the next five years. He also noted that W. 12th Street will be rebuilt to urban standards with storm sewer, curb and gutter and sidewalks in the next two years so that it is available when the phase of Wild Horse Ridge is built that connects with W. 12th Street. Mr. Atodaria discussed the proposed changes to the Master Plan and provided an analysis for the preliminary plat, including building setbacks, lot sizes and park space. He also discussed the street layout and connectivity, traffic calming measures and the updated right-of-way. He spoke about the technical comments, including an updated and signed Developmental Procedures Agreement and an updated Deed of Dedication. Staff recommends approval of the proposed revisions subject to all technical comments and any direction from the Commission. Alberhasky asked for clarification on the number of acres for the parkland. Mr. Atodaria explained that the submittal in the packet was updated by the developer to even out the lot lines that abut the park and move the easements out of the park, so the acreage changed slightly with the updated plats. Adam Daters, CGA Engineers, answered stormwater questions presented at the last meeting. 1  Jeremy Swanson, 904 Cherrywood Drive, spoke about the size of the park, noting his opinion that more parkland should be required based on the whole development, not just the remaining phases. Julie Ann Weaver, 4416 W. 12th Street, felt that the park should also be larger. She also asked about the water runoff and drainage from the north. Ryan Weaver, 4416 W. 12th Street, asked about the plan for sidewalks on 12th Street and how they work with the stormwater management. Mr. Tolan provided answers to the questions regarding 12th Street. Ms. Howard further explained how any future requirements would be handled. Watkins asked how many lots were lost with the new parkland dedication compared to before. Mr. Atodaria stated that there are now 136 lots. Mr. Daters confirmed that it was reduced by 5 lots but they were able to gain another lot elsewhere so there was a net loss of 4 lots. Alberhasky stated that she appreciates the amendment to the plan to add park space, but feels that the acreage for the park isn’t enough given the size of the subdivision. Johnson clarified that per the original agreement, no park space was required. Ms. Howard confirmed that when the original subdivision was platted there was no park space designated on the plat. Ms. Weaver spoke again about adding more park space. Adam Daters reiterated that this is an application for the rest of this development and if a different developer were to come in and purchase this property, the same requirements would apply. Johnson made a motion to approve the RP Master Plan amendment. Watkins seconded the motion. The motion was approved with 5 ayes (Grybovych, Johnson, Moser, Stalnaker and Watkins), and 1 nay (Alberhasky). Johnson made a motion to approve the preliminary plat. Watkins seconded the motion. The motion was approved with 5 ayes (Grybovych, Johnson, Moser, Stalnaker and Watkins), and 1 nay (Alberhasky). 3.) The next item for consideration by the Commission was the vacation of a portion of Hudson Road. Acting Chair Stalnaker introduced the item and Ms. Pezley provided background information. She explained that property is south of W. Ridgeway Avenue and discussed the criteria for vacation. Staff recommends approval of the vacation. Grybovych made a motion to approve the item. Alberhasky seconded the motion. The motion was approved unanimously with 6 ayes (Alberhasky, Grybovych, Johnson, Moser, Stalnaker and Watkins), and 0 nays. 4.) The next item for consideration by the Commission was the Mitchell Minor Plat. Acting Chair Mr. Sevy introduced the item and Stalnaker provided background information. He explained that the owner of the duplex at 3814 Eastpark Road and 924 Elmridge Drive is seeking to subdivide the property to convert the duplex into two single-family bi-attached units. He discussed the original plat and provided an overview of the proposed minor plat, explaining 2  that all requirements have been met. Staff recommends approval with any comments or direction from the Commission. Alberhasky made a motion to approve the item. Watkins seconded the motion. The motion was approved unanimously with 6 ayes (Alberhasky, Grybovych, Johnson, Moser, Stalnaker and Watkins), and 0 nays. 5.) The Commission then considered a College Hill Design Review for a detached garage at 1917 Franklin Street. Acting Chair Stalnaker introduced the item and Mr. Sevy provided background information. He explained that the applicant is seeking to build a new garage and demolish the current shed. He showed renderings of the proposed garage design and building materials. The 24’ x 24’ garage meets all requirements and staff recommends approval of the proposal. Watkins made a motion to approve the item. Grybovych seconded the motion. The motion was approved unanimously with 6 ayes (Alberhasky, Grybovych, Johnson, Moser, Stalnaker and Watkins), and 0 nays. 6.) The next item for consideration by the Commission was a College Hill Neighborhood Design Review for a new stoop at 1906 Iowa Street. Acting Chair Stalnaker introduced the item and Mr. Sevy provided background information. He explained that the applicant is proposing to build a new stoop on the façade of the house with decking and facia made of composite decking material that is resistant to weathering. He provided a brief background of the property and showed renderings of different types of stoops in the area. Staff recommends approval with a condition of adding appropriate landscaping next to the stoop in keeping with what was there previously and any comments or direction from the Commission. Alberhasky made a motion to approve the item with the landscaping condition. Watkins seconded the motion. The motion was approved unanimously with 6 ayes (Alberhasky, Grybovych, Johnson, Moser, Stalnaker and Watkins), and 0 nays. 7.) As there were no further comments, Alberhasky made a motion to adjourn. Grybovych seconded the motion. The motion was approved unanimously with 6 ayes (Alberhasky, Grybovych, Johnson, Moser, Stalnaker and Watkins), and 0 nays. The meeting adjourned at 6:25 p.m. Respectfully submitted, Karen Howard Joanne Goodrich Community Services Manager Administrative Assistant 3