HomeMy WebLinkAboutPZ Agenda Packet 06.04.2025PLANNING AND ZONING COMMISSION
Wednesday, June 4, 2025
Formal Meeting – 6:00 PM
Emma Harvat Hall
Iowa City City Hall
410 E. Washington Street
Agenda:
1. Call to Order
2. Roll Call
3. Public Discussion of Any Item Not on the Agenda
4. Update and Discussion on the Comprehensive Plan Update
5. Presentation and Discussion on the 2024 Iowa City Residential Development Analysis
6. Consideration of meeting minutes: May 7, 2025
7. Planning and Zoning Information
8. Adjournment
If you will need disability-related accommodations to participate in this meeting, please contact
Anne Russett, Urban Planning, at 319-356-5251 or arussett@iowa-city.org. Early requests are
strongly encouraged to allow sufficient time to meet your access needs.
Upcoming Planning & Zoning Commission Meetings
Formal: June 18 / July 2 / July 16
Informal: Scheduled as needed.
Date: June 4, 2024
To: Planning and Zoning Commission
From: Anne Russett, Senior Planner, Neighborhood and Development Services
Re: Comprehensive Plan Update
At your meeting on June 4, the planning consultant team, Confluence, will be in attendance to
provide an update on the Comprehensive Plan Update process, share some information from the
existing conditions analysis, and facilitate a discussion with the Commission on issues and
opportunities.
Since starting the process in January we have established a Steering Committee and met with
them twice. We have also held one joint work session with the Commission and City Council to
discuss the existing conditions analysis. At this point we are focusing on community engagement.
Over the course of the last several weeks we have held a number of events and are also seeking
feedback through the project website: https://engage.thinkconfluence.com/iowa-city-
comprehensive-plan. Here is a summary of the activities.
• Interactive Engagement Website (as of 5/28/2025)
o Views: 1,268
o Visits: 686
o Visitors: 348
o Contributions: 90
• Stakeholder Interviews
o Scheduled: 34
• Focus Groups:
o Roughly 9-10 groups including neighborhood associations, bicycle and
pedestrian advocates, downtown business owners, non-downtown small
business owners, climate, and others.
• Community Listening Sessions
o Completed 5 meetings throughout the community with information on the
comprehensive planning process, the vision for the future, and emerging trends.
Interpretation services were provided in Arabic and Spanish at two sessions.
• Public Workshops
o Five public workshops have been scheduled. Arabic and Spanish interpretation
services will also be provided and two of these workshops.
• Other Engagement Events
o Two strategic opportunity charettes are currently being planned. We will also be
holding five pop-up events around the community.
On June 4th more detail will be provided on the status of the Comprehensive Plan Update
process, and we hope to have a productive discussion with the Commission on the issues and
topics you find most pressing.
Date: June 4, 2024
To: Planning and Zoning Commission
From: Anne Russett, Senior Planner, Neighborhood and Development Services
Re: 2024 Residential Development Report
At your meeting on June 4, 2025 staff will provide an overview of the 2024 Residential
Development Report. The report is attached for your review.
Neighborhood & Development Services
CITY OF IOWA CITY | 410 E. WASHINGTON STREET, IOWA CITY, IA 52240
2024 Residential
Development Report
CITY OF IOWA CITY
2024 RESIDENTIAL DEVELOPMENT REPORT 04/28/2025
NEIGHBORHOOD & DEVELOPMENT SERVICES 1
This page is intended to be blank
2024 RESIDENTIAL DEVELOPMENT REPORT 04/28/2025
NEIGHBORHOOD & DEVELOPMENT SERVICES 2
Introduction
Residential development is the process by which land is prepared
for new dwellings, either through new construction on vacant land
or redevelopment of land that has been previously developed.
Every year, the City of Iowa City analyzes local data to identify
development patterns and track recent and longer-term trends.
The goal is to provide accurate information that can inform land
use and planning decision-making processes.
One of the fundamental aspects of planning is accommodating the
growth of the community. Where a demand for housing goes
unmet, the City may see impacts to its population growth and the
growth of surrounding communities. This in turn can negatively
affect the City’s sustainability and housing affordability goals.
Report Highlights
- Subdivision activity in 2024 dropped well below average, with sharp declines across all
housing types—especially single-family lots, which fell 75% below the 5-year average. No new
attached single-family or duplex lots were platted.
- Single-family permits in 2024 slightly exceeded five-year trends, but total permits were less
than half the 10-year average, with multi-family at a decade low and almost no attached single-
family or duplex activity.
- Dwelling demolitions declined significantly in 2024, with just 11 units removed—well below the
five-year average of 34 and the ten-year average of 39.
- Activity in the University Impact Area was also lower this year due to a lack of multi-family
development. Furthermore, the trend of converting duplexes to single-family homes continued,
but slowed in the area.
- The number of buildable vacant lots increased in 2024, largely due to new infrastructure and a
revised method for counting infill lots.1
- If permitting trends from 2020 through 2024 continue, the City is expected to only meet 68% of
its demand for new housing by 2030 with a deficit of approximately 1,490 dwelling units.
Important Definitions
Single-Family
•1 principal dwelling
unit on 1 lot
•May be detached from
(SFD) or attached to
(SFA) adjacent units
(i.e. townhomes or
zero lot-line dwellings)
•May have an
accessory dwelling
Duplex
•2 principal dwelling
units on 1 lot (DUP)
•May have an
accessory dwelling
Multi-Family
•3 or more principal
dwelling units on 1 lot
(MF)
•Examples include
apartments,
condominiums, and
townhome-style multi-
family buildings.
•For mixed use
buildings, all dwellings
are considered multi-
family
Accessory
Dwelling
•1 accessory dwelling
unit on 1 lot with
another principal use
(ADU)
•May be accessory to a
single-family or duplex
use
The Metropolitan Planning
Organization of Johnson
County (MPOJC) projects a
demand for around 10,200
new residents in Iowa City
between 2020 and 2030.
This requires the
construction of
approximately 4,610 new
dwellings to accommodate
this growth between 2020
and 2030.
1. There was a change in methodology in the 2024 analysis of vacant lots. Previously lots that were owned by the adjacent landowners were
not counted as vacant lots because it was assumed that these properties will likely be sold together in the future. That assumption was
removed, contributing to the increase in vacant lots when comparing 2024 to 2023.
2024 RESIDENTIAL DEVELOPMENT REPORT 04/28/2025
NEIGHBORHOOD & DEVELOPMENT SERVICES 3
Final Plat Activity
Final plats are a subdivision process that
permanently delineates the location and
dimensions of features pertinent to the transfer
of property. Final plats are a leading indicator
for the anticipated number of single-family and
duplex dwelling units. To a lesser extent, it can
foreshadow the development of multi-family
dwellings.
New Dwelling Units by Final Plat, 2024
Subdivision SFD SFA DUP MF
Pine Grove Part Two 4 0 0 -8
Ronalds 2 0 0 0
Highlander Development
Fifth Addition 0 0 0 0
Bab's First Addition 1 0 0 0
Brickyard Hollow 6 0 0 0
Western Home GPD 0 0 0 133
Total 13 0 0 125
Anticipated Dwelling Units Accommodated by Lots Platted
2015 2016 2017 2018 2019 2020 2021 2022 2023 2024
Single-Family Detached 207 169 31 105 79 56 65 18 1052 13
Single-Family Attached 52 0 0 0 0 0 0 0 9 0
Duplex 18 0 14 12 0 0 12 0 44 0
Multi-Family 144 98 279 206 204 108 32 1401 380 1253
Total 421 267 324 323 283 164 109 158 538 138
1 Includes 120-bed assisted group living use
2 Includes 35 manufactured housing units
3 Includes a reduction of 8 units due to a replat & 32 assisted living units
0
50
100
150
200
250
300
350
400
450
500
550
2015 2016 2017 2018 2019 2020 2021 2022 2023 2024
Single-Family Detached Single-Family Attached Duplex Multi-Family
2014-2023 (10 yr)
2015-2024 (10 yr)
273 units/yr
SFD: 85 units/yr
SFA/DUP: 16 units/yr
MF: 172/yr
2020-2024 (5 yr)
221 units/yr
SFD: 51 units/yr
SFA/DUP: 13 units/yr
MF: 157/yr
Average Dwelling Units Accommodated by Lots Platted
Fewer lots were created in 2024
when compared to five- and ten-
year averages. Nearly all final plats
created small SF lots, mostly in
infill locations. All the proposed
new multi-family units were the
product of the Western Home GPD
plat.
2024 RESIDENTIAL DEVELOPMENT REPORT 04/28/2025
NEIGHBORHOOD & DEVELOPMENT SERVICES 4
2024 RESIDENTIAL DEVELOPMENT REPORT 04/28/2025
NEIGHBORHOOD & DEVELOPMENT SERVICES 5
Building Permit Activity
The issuance of a building permit is the final
administrative approval of building plans to
allow new construction. It is the last step of the
residential development process and provides a
basis for how many new dwellings are expected
in the near future. Demolition permits are a type
of building permit that allows the removal of a
structure. Both indicate the anticipated change
in dwellings.
Net Change in Dwelling Units
2015 2016 2017 2018 2019 2020 2021 2022 2023 2024
Units Permitted 691 1,087 517 457 578 162 333 364 5621 1452
Units Demolished -32 -160 -12 -13 -4 -12 -7 -22 -120 -11
Net Change in Units 659 927 505 444 574 150 326 342 442 134
1 Includes 120-bed assisted group living use and 22-bed community service - shelter use
2 Includes senior living facility with 12 beds
New Dwelling Units (based on building permit issuance)
Dwelling Units Demolished (based on demolition permit issuance)
2015 2016 2017 2018 2019 2020 2021 2022 2023 2024
Accessory Dwelling Units 2 1 0 2 0 0 0 2 1 0
Multi-Family 546 905 353 340 495 55 195 266 505 46
Duplex 6 12 8 10 6 8 6 2 4 4
Single-Family Attached 28 18 6 2 2 0 0 0 2 0
Single-Family Detached 109 151 150 103 75 99 132 94 50 95
0
200
400
600
800
1000
1200
2015 2016 2017 2018 2019 2020 2021 2022 2023 2024
Multi-Family -28 -148 -5 0 0 0 0 -18 -104 0
Duplex -2 0 -2 -6 0 0 0 0 -6 -2
Single-Family Detached -2 -12 -5 -7 -4 -12 -7 -4 -10 -9
-200
-150
-100
-50
0
2015-2024 (10 yr)
490 units/yr
SFD: 106 units/yr
SFA/DUP: 13 units/yr
MF: 371/yr
ADU: <1/yr
2020-2024 (5 yr)
313 units/yr
SFD: 94 units/yr
SFA/DUP: 5 units/yr
MF: 213/yr
ADU: <1/yr
Average Dwelling Units Permitted
The total number of single-family
detached units permitted exceeded
five-year trends, but multi-family
permits were at a ten-year low and
duplex permits were lower than the
five- and ten-year averages.
Demolitions
slowed in
2024 to ten-
and five-year
averages.
2024 RESIDENTIAL DEVELOPMENT REPORT 04/28/2025
NEIGHBORHOOD & DEVELOPMENT SERVICES 6
2024 RESIDENTIAL DEVELOPMENT REPORT 04/28/2025
NEIGHBORHOOD & DEVELOPMENT SERVICES 7
University Impact Area Activity
Changes in the University Impact Area (UIA) are often attributable to
large redevelopment projects in the Riverfront Crossings (RFC)
District. In 2024, there were three single-family detached homes and
one townhome style multi-family building (5 units) developed in the
UIA. No residential building permits were issued in the RFC District.
Regarding demolitions in the UIA in 2024, all occurred outside of the
RFC District. Two single-family homes were demolished for the
townhome-style multi-family development on S. Dodge St. and one
single-family home was demolished on W. Benton St. for unknown
purposes.
University Impact Area Permit Activity
2015 2016 2017 2018 2019 2020 2021 2022 2023 2024
Building Permits
Single-Family Detached 2 1 6 4 1 1 1 1 3 3
Duplex 0 8 4 4 0 2 2 0 0 0
Multi-Family 167 531 157 193 151 4 110 5 291 5
Acc. Dwelling Unit 0 0 0 0 0 0 0 1 1 0
Demolition Permits
Single-Family Detached -1 -4 -2 -1 -1 -3 -2 -1 -8 -3
Duplex -2 0 0 -4 0 0 0 0 -2 0
Multi-Family -16 -3 -5 0 0 0 0 0 -104 0
Net Change in Units 150 533 160 196 151 4 111 6 181 5
Conversions
DUP to SFD 1 1 0 2 1 2 0 4 3 1
MF to SFD 0 0 0 0 0 0 0 0 0 0
MF to Non-Residential 0 0 1 0 0 0 0 0 0 0
Non-Residential to DUP 0 0 0 0 0 0 0 0 1 0
The University impact Area
includes residential
neighborhoods near the
University of Iowa campus
that contain higher levels of
undergraduate students,
including but not limited to the
Northside/Goosetown,
College Hill, Melrose, and
Miller Orchard
neighborhoods.
2024 RESIDENTIAL DEVELOPMENT REPORT 04/28/2025
NEIGHBORHOOD & DEVELOPMENT SERVICES 8
2024 RESIDENTIAL DEVELOPMENT REPORT 04/28/2025
NEIGHBORHOOD & DEVELOPMENT SERVICES 9
Lot Supply
Examining the supply of vacant, buildable lots provides an
understanding of the growth capacity within existing areas of
Iowa City. It is an especially important predictor for single-family
and duplex development because most of that type of building
activity occurs on recently created lots. However, many multi-
family dwellings are created by redeveloping existing sites, so
the supply of multi-family lots is less of a leading indicator for
that type of development.
Existing Vacant Lots
To issue a building permit for a newly created lot, public infrastructure such as streets, water and
sewer lines, and stormwater facilities must be provided. Lots that were created but have no
infrastructure are considered unimproved and are not yet buildable. Once infrastructure is provided,
a lot is considered buildable and can have a building permit issued.
Most unimproved lots tend to be from recently created subdivisions where infrastructure is still under
construction. However, lots are occasionally platted but remain unimproved for several years, and in
limited cases remain unimproved for decades (and will likely never become buildable).
Buildable Status of Existing Vacant Lots by Building Type
Dwelling
Type
Unimproved Buildable Total
Lots Units Lots Units Lots Units
Single-Family Detached 36 36 321 321 357 357
Single-Family Attached 24 24 31 31 55 55
Duplex 4 8 25 50 29 58
Multi-Family 4 56 21 7261 25 7821
1 Does not include an anticipated number of units on 3 vacant lots that have unrestricted density.
Vacant Lot Supply Build-Out Analysis
A build-out analysis of the vacant lot supply estimates how long it would take for the current number
of vacant, buildable lots to be developed based on the 10-year average in building permits issued by
building type. Several factors can improve the outlook, such as the construction of infrastructure for
unimproved lots. Overall, this analysis is more important for single-family and duplex development.
Anticipated Build Out of Current Vacant Lot Supply
2024 2026 2028 2030 2032 2034
Single-Family Detached
Single-Family Attached
Duplex
Multi-Family
The anticipated build-out timeframe for
vacant single-family lots increased from
2023 due to low building permit
numbers, the construction of new
infrastructure which made older lots
buildable, and the addition of buildable
infill lots to the data. The duplex build-
out timeframe increased due to the
recent creation of duplex lots. It is
anticipated that many of the platted
duplex lots will be developed sooner
than noted here.
Percent of units permitted in the
past 10 years on recently created
lots (i.e. lots created since 1990):
• Single-Family Detached: 96%
• Single-Family Attached: 100%
• Duplex: 85%
• Multi-Family: 32%
2.0 years
7.6 years
5.3 years
3.0 years
2024 RESIDENTIAL DEVELOPMENT REPORT 04/28/2025
NEIGHBORHOOD & DEVELOPMENT SERVICES 10
Development Projection
Accommodating new residential growth is a fundamental aspect of planning for the future of Iowa
City. To determine if Iowa City’s anticipated needs will be met, the City compares the number of
permits recently issued to expected population growth.
Anticipated Supply and Demand
The Metropolitan Planning Organization of Johnson County projects that Iowa City’s population will
reach approximately 85,070 residents by 2030, which is an increase of around 10,240 new residents
from 2020 through 2029. This suggests a demand for just over 4,610 new dwelling units within that
timeframe.
Alternatively, development can be projected using the five-year average (2020-2024) number of
dwelling units permitted annually. If the anticipated number of new dwelling units is less than the
projected need, then it indicates that the future supply of housing will be inadequate to
accommodate projected growth.
Projected Need vs. Projected Development (in dwelling units)
Discussion
Recent building permit trends suggest that the City will not meet its projected demand for new
housing, which can have negative repercussions. First, excess housing demand may encourage
additional growth in nearby cities, such as Tiffin or North Liberty, which have seen a proliferation of
new residential development. This can negatively impact the City’s environmental goals as homes
are built further from employment centers and commuting distance, car dependence, and traffic
congestion increases. In addition, an insufficient supply of housing can increase the cost of housing -
when the supply cannot meet the demand for new dwellings, Iowa City will become less affordable.
Consequently, it is important to continue encouraging residential growth in areas that have access to
City services, such as in infill locations, as well as in the City’s designated growth areas which are
anticipated to become part of the City in the future. Policies for development are laid out in more
detail in the City’s Comprehensive Plan.
940 50 2130 1490
4610
0 1,000 2,000 3,000 4,000 5,000
Recent permit trends (i.e. since
2020) suggest the City will only see
3,120 new units developed between
2020 and 2030. This accommodates
just 68% of projected housing
demand, leaving a deficit of 1,490
units. This shortfall represents a
430-unit increase from the 2023
projection, indicating that the
housing deficit is growing.
SFD: MF:
SFA/
DUP: Deficit:
Projected
Need
Projected
Development
MINUTES PRELIMINARY
PLANNING AND ZONING COMMISSION
MAY 7, 2025 – 6:00 PM – FORMAL MEETING
EMMA J. HARVAT HALL, CITY HALL
MEMBERS PRESENT: Susan Craig, Maggie Elliott, Mike Hensch, Steve Miller, Scott
Quellhorst, Billie Townsend, Chad Wade
MEMBERS ABSENT:
STAFF PRESENT: Madison Conley, Anne Russett
OTHERS PRESENT: Ron Amelon
RECOMMENDATIONS TO COUNCIL:
By a vote of 7-0 the Commission recommends approval of REZ25-0005, a proposed rezoning to
rezone 2.69 acres of the property located north of E. Foster Rd. from OPD/RS-12 zone to RS-12
zone subject to the following conditions:
a. In consideration of the City's rezoning of the subject property, Owners agree that no
building permit shall be issued for Lot 4 Forest Hill Estates Subdivision until the City
approves a boundary line adjustment for the subject property that conforms to the zoning
boundaries established by the rezoning ordinance to which this Agreement is attached.
By a vote of 7-0 the Commission recommends approval of REZ25-0006, a proposed rezoning to
rezone 2.69 acres of the property located south of E. Foster Rd. from RS-12 zone to OPD/RS-12
zone.
CALL TO ORDER:
Quellhorst called the meeting to order at 6:00 PM.
PUBLIC DISCUSSION OF ANY ITEM NOT ON THE AGENDA:
None.
REZONING ITEMS
CASE NO. REZ25-0005:
Location: Portion of land located north of E. Foster Rd.
An application for a rezoning of approximately 2.69 acres of land from High Density Single
Family Residential zone with a Planned Development Overlay (OPD/RS-12) to High Density
Single-Family Residential (RS-12) zone.
Conley began the staff report with an aerial image of the subject property which lies just north of
East Foster Road and is currently a part of Lot 4 in the Forest Hill Estate subdivision. The
adjacent property to the west and land south of East Foster Road are currently vacant and have
not yet been subdivided and to the east is multifamily residential. As far as zoning is concerned,
the land located north and east is OPD/RS-12 and then to the west and south is the RS-12 zone.
Regarding background Conley stated the subject property and the adjacent property to the west
have two different zoning designations and the rezoning is needed to create a consistent zoning
designation for the proposed boundary line adjustment to take place. In 2017 most of the land
Planning and Zoning Commission
May 7, 2025
Page 2 of 7
along East Foster Road was rezoned to OPD/RS-12 and CO-1, then in 2018 a final plat was
approved for Forest Hill Estates subdivision and states that lot 4 is 9.52 acres and includes a
conservation easement located on the subject property. Then in 2024 a major site plan was
approved for lot 5 Forest Hill Estates, which is currently being developed with 19 townhome style
dwellings. Lot 5 is also going through a rezoning and boundary line adjustment as part of a land
swap between owners.
Regarding zoning, the current zone is OPD/RS-12 and the RS-12 zone allows for a higher
density than other single family zones. The OPD was required because of the sensitive areas
and the mix of housing types proposed. The proposed zoning would be RS-12 which allows
flexibility to household types and non-residential uses. The RS-12 zone also allows development
at a higher density compared to other single family zones. Conley noted this rezoning combined
with the boundary line adjustment do not change the land uses that are allowed on lot 4 and
shared a table that shows the minimum lot size required for the variety of housing types allowed
in the RS-12 zone. She also noted regardless the subject property will not allow for development
due to the existing conservation easement and staff is also recommending a condition that no
building permit be issued for lot 4 Forest Hill Estate subdivision until the City approves a
boundary line adjustment that conforms to the proposed zoning boundaries.
Conley reviewed the two criteria used to review all rezonings, first is consistency with the
Comprehensive Plan and second is compatibility with existing neighborhood. Regarding
consistency with the Comprehensive Plan, the IC 2030 Plan and the North District's Plan Future
Land Use Map show the subject property appropriate for conservation design and public and
private open space. These designations are primarily due to the sensitive features located in the
area and development may occur but will need to be clustered away and meet the City's
sensitive areas ordinance and zoning requirements so therefore the RS-12 rezoning is consistent
with the land use policy direction of both Plans and the existing conservation easement on the
subject property will ensure that there is no development. The remaining portion of Lot 4 will
develop according to what was approved in the 2017 rezoning. Then regarding compatibility with
neighborhood character, again regardless of the proposed boundary line adjustment and
rezoning of the subject property, there will be no development potential due to the conservation
easement. The surrounding properties are also zoned RS-12 or OPD/RS-12 and lot 5 is currently
being developed into those 19 townhome style dwelling units. Overall, there's a mix of different
housing types that surround the subject property, single family, duplexes, and multi family.
Additionally, the proposed boundary line adjustment and rezoning would help future development
stay consistent with the development patterns in the area.
The environmentally sensitive areas on the subject property are identified as regulated sensitive
features, including critical and protected slopes, wetlands and wooded areas.
Staff recommends approval of REZ25-0005, a proposed rezoning to rezone 2.69 acres of the
property located north of E. Foster Rd. from OPD/RS-12 zone to RS-12 zone subject to the
following conditions:
a. In consideration of the City's rezoning of the subject property, Owners agree that no
building permit shall be issued for Lot 4 Forest Hill Estates Subdivision until the City
approves a boundary line adjustment for the subject property that conforms to the
zoning boundaries established by the rezoning ordinance to which this Agreement is
attached.
Planning and Zoning Commission
May 7, 2025
Page 3 of 7
Conley stated staff did not receive any written correspondence from the public and no good
neighbor meeting was held for this rezoning.
Next steps, upon recommendation from the Planning and Zoning Commission, a public hearing
will be scheduled for consideration by City Council.
Quellhorst asked if there is any time period associated with the conservation easement or any
realistic probability that would be removed for any reason. Conley stated she is not aware of
any. Russett noted for an easement to be removed there would have to be a subdivision of the
land which would be something that would need to come back to this Commission and to City
Council.
Elliott asked why there was no good neighbor meeting. Russett stated it is voluntary and staff
did not recommend it in this case since it's land that, regardless of the zoning classification, is not
going to be developed, so it's really no change to the community.
Quellhorst opened the public hearing.
Ron Amelon (MMS Consultants) on behalf of the applicant was available to answer questions.
Having no questions, Quellhorst closed the public hearing.
Hensch moved to recommend approval of REZ25-0005, a proposed rezoning to rezone
2.69 acres of the property located north of E. Foster Rd. from OPD/RS-12 zone to RS-12
zone subject to the following conditions:
a. In consideration of the City's rezoning of the subject property, Owners agree that no
building permit shall be issued for Lot 4 Forest Hill Estates Subdivision until the City
approves a boundary line adjustment for the subject property that conforms to the
zoning boundaries established by the rezoning ordinance to which this Agreement is
attached.
Elliott seconded the motion.
A vote was taken and the motion passed 7-0.
CASE NO. REZ25-0006:
Location: Portion of land located south of E. Foster Rd.
An application for a rezoning of approximately 2.69 acres of land from High Density Single Family
Residential (RS-12) zone to High Density Single-Family Residential zone with a Planned
Development Overlay (OPD/RS-12).
Conley again began the staff report with an aerial image of the property that lies just south of
East Foster Road, below lot 5 Forest Hill Estates subdivision. The subject property has not been
subdivided and is planned to be developed as the storm water system for the townhome
development located just north on lot 5. To the south of the subject property the land is vacant
and unsubdivided. The land to the south and the land to the west are zoned RS-12. The
properties north are zoned OPD/RS-12 and there is RS-5 zoning to the east.
Planning and Zoning Commission
May 7, 2025
Page 4 of 7
Regarding background the subject property is located right below lot 5 but both of the properties
have different zoning designations so a rezoning is needed to create a consistent zoning
designation for the proposed boundary line adjustment to occur. Additionally, lot 4 Forest Hill
Estates is involved in a separate rezoning request that was just discussed. The boundary line
adjustment is part of the land swap between owners. In 2017 most of the land along East Foster
Road was rezoned to OPD/RS-12 and CO-1 and then in 2018 a final plat was approved for
Forest Hill Estate subdivision and states lot 5 which is a total of 6.53 acres includes a
conservation easement. Last year a major site plan for lot 5 Forest Hill Estates was approved for
the development of five buildings and 19 dwelling units, which are currently under construction.
The major site plan includes the subject property and shows proposed and existing easements.
Conley noted there are also sensitive features found on the subject property so therefore the
subject property will not provide any additional development potential to lot 5 Forest Hill Estates.
In terms of zoning, Conley reiterated the subject property is RS-12 which allows flexibility to
household types and non-residential uses. The RS-12 zone also allows development at a higher
density compared to other single family zones. The proposed zone OPD/RS-12 has the base
zone RS-12 and the OPD is required because of the sensitive areas and the mix of housing
types proposed in that area. She stated the rezoning, combined with the boundary line
adjustment, do not change the land uses that have been approved on the 2024 major site plan
for lot 5 Forest Hill Estates.
Again, there are two criteria standards that staff reviews for all rezonings, first is consistency with
the Comprehensive Plan and second is compatibility with existing neighborhood. Conley showed
the two Future Land Use Maps from the IC 2030 Comprehensive Plan and the North District
Plan. Both Future Land Use Maps show the subject property appropriate for conservation
design and public and private open space. These designations are primarily due to the sensitive
features located in the area, development may occur but would need to be clustered and meet
the City’s sensitive areas ordinance zoning requirements. The proposed OPD/RS-12 rezoning is
consistent with the land use policy direction of both Plans. The subject property would become a
part of Lot 5 Forest Hill Estates, which clusters residential development and provides a mix of
housing in the subdivision. Regarding compatibility with neighborhood character, the
surrounding properties to the south and west are vacant and lot 5 Forest Hill Estates is under
development with 19 townhome style dwelling units being built. The proposed rezoning and
boundary line adjustment would increase the size of Lot 5 and not impact the development that
was approved with the OPD plan. Again, the development potential remains unaffected due to
the sensitive areas and existing easements located on the property.
For the environmentally sensitive areas Conley stated the final sensitive areas development plan
for lot 5 identifies regulated sensitive features including critical and protected slopes, wetlands
and wooded areas. There is an existing conservation easement on lot 5 and the major site plan
shows that the subject property will be used to accommodate storm water for the townhome
development that is occurring.
Staff recommends approval of REZ25-0006, a proposed rezoning to rezone 2.69 acres of the
property located south of E. Foster Rd. from RS-12 zone to OPD/RS-12 zone.
Conley stated with this rezoning staff did not receive any written correspondence from the public
and there was no good neighbor meeting held.
Next steps, upon recommendation from the Planning and Zoning Commission, a public hearing
Planning and Zoning Commission
May 7, 2025
Page 5 of 7
will be scheduled for consideration by City Council.
Miller asked when the Forest Hill Estates was approved in 2017 on the Future Land Use Map
showed it was to be all conservation design so how did the townhomes work. Conley explained
the townhomes are a representation of cluster development so that is part of the reason that they
were able to be established, in addition there was a sensitive areas plan that allowed staff to
review the development and ensure that it would meet the requirements.
Craig asked who owns the conservation easement. Russett replied the deed holder or whoever
owns lot 5 and they're responsible for taking care of it.
Craig asked about the piece of land behind Shimek, the ravine. Russett explained that is owned
by a nonprofit, the Burr Oak Land Trust and is west of the school district property.
Quellhorst opened the public hearing.
Ron Amelon (MMS Consultants) on behalf of the applicant was available to answer questions.
Having no questions, Quellhorst closed the public hearing.
Hensch moved to recommend approval of REZ25-0006, a proposed rezoning to rezone
2.69 acres of the property located south of E. Foster Rd. from RS-12 zone to OPD/RS-12
zone.
Townsend seconded the motion.
A vote was taken and the motion passed 7-0.
UPDATES FROM STEERING COMMITTEE MEMBERS OF THE COMPREHENSIVE PLAN
UPDATE:
Russett stated she added it to the agenda to keep it as a reoccurring item so as the steering
committee members have updates they can share those with the Commission.
Hensch stated he doesn’t have any updates other than right now the public comment period or
listening sessions are going on throughout the community. They have five or six scheduled and
there's one next week at the Iowa City Public Library on Monday. If any Commission members
have any particular items they want brought up, please share it with the three that are on the
steering committee, and they can make sure it gets addressed within the steering committee.
Russett shared the website and noted the City’s communication staff has been advertising the
listening sessions through social media, through Facebook and Nextdoor.
CONSIDERATION OF MEETING MINUTES: MARCH 5, 2025:
Elliott moved to approve the meeting minutes from March 5, 2025. Craig seconded the motion,
a vote was taken and the motion passed 7-0.
Planning and Zoning Commission
May 7, 2025
Page 6 of 7
PLANNING AND ZONING INFORMATION:
Russett noted at last nights City Council meeting the Council approved the other rezoning on
Foster Road (the St Anne's rezoning that was also associated with the boundary line adjustment)
and the text amendments to the form based code.
ADJOURNMENT:
Townsend moved to adjourn, Craig seconded and the motion passed 7-0.
PLANNING & ZONING COMMISSION
ATTENDANCE RECORD
2023-2025
11/15 12/6 12/20 1/17 2/7 2/21 4/3 5/1 6/26 9/4 9/18 11/20 12/4 2/19 3/5 5/7
CRAIG, SUSAN X X O/E X X X X X X X X X X X X X
ELLIOTT, MAGGIE X X X X O/E X X X O/E X X O/E X X X X
HENSCH, MIKE X X X X X X X X X O/E X X X X O/E X
MILLER, STEVE -- -- -- -- -- -- -- -- -- -- -- -- -- -- -- -- -- -- X X X X X X X
PADRON, MARIA X O/E X X X X O/E O/E -- -- -- -- -- -- -- -- -- -- -- -- -- -- -- --
QUELLHORST, SCOTT X X X X X X O/E X X X X O/E X X X X
TOWNSEND, BILLIE X X X X X X X X X X X O/E X X X X
WADE, CHAD X X X X X X X O/E X X X X X X X X
KEY:
X = Present
O = Absent
O/E = Absent/Excused
--- = Not a Member