Commission recommends approval of North Dodge/North Governor rezoning for 84-unit multifamily project over resident objections

The Iowa City Planning and Zoning Commission on Feb. 19 recommended approval of REZ24‑0001 by a 6‑1 vote, authorizing a planned‑development overlay (OPD) and RM‑20 zoning over approximately 5.49 acres along North Dodge Street and North Governor Street. The proposal calls for demolition of a vacant office building and two houses and construction of two multi‑family residential buildings, 42 units each for a total of 84 units. The motion passed 6‑1; Commissioner Townsend cast the lone dissenting vote.

Anne Russett, Neighborhood and Development Services, described the site’s complex zoning history, including legacy R3B zoning from the 1970s and past court rulings that limit the city’s ability to change those parcels without litigation. Russett told the commission the IC 2030 comprehensive plan and the Central District plan envision multi‑family development on most of the site and that the OPD is required because proposed impacts would affect more than the 35% of critical slopes that staff can approve administratively.

Russett said staff supports the rezoning and recommended conditions: final platting before building permits; conversion of an existing duplex to a single‑family unit to ensure compliance with maximum density on one lot; dedication of right‑of‑way and temporary construction easements to accommodate sidewalk construction and a planned reconstruction of Dodge Street; and abandonment and reconnection of certain water service lines at the superintendent’s direction. She told commissioners staff reviewed sensitive areas and noted the site has critical slopes; the application proposes impacts to 86% of the critical slopes, which triggers OPD review.

John Marner of MMS Consultants, representing the developer, said the building orientation and grading were designed to reduce the visible mass from North Governor Street and to preserve specimen trees where possible. He said some of the slopes impacted are man‑made from earlier development and that the design locates stormwater detention and an open space amenity to preserve larger trees. Marner said retaining walls would vary in height across the site and estimated portions at 5 to 13 feet.

Dozens of neighbors spoke at the public hearing. Concerns centered on the scale and length of the proposed buildings, the loss of trees and impacts to critical slopes adjacent to Happy Hollow Park, the height and visibility of a retaining wall near the park, limited pedestrian connections and sidewalks to the park, traffic and safety on North Governor Street and surrounding residential streets, stormwater and utilities, and the absence of income‑restricted affordable units. Several speakers urged either denying the rezoning or returning the proposal to the applicant for redesign to reduce building length, preserve more trees and provide safe pedestrian connections to the park.

Supporters said the site is a walkable infill location close to transit, grocery and services and that the project adds housing supply in a city with limited available land. The developer and staff noted the project would replace a vacant commercial building and bring modern multi‑family site‑development standards to properties currently governed by legacy zoning.

Commission discussion touched on tree preservation, the effect of the OPD on limiting units to the plan shown (no increase over existing multifamily unit counts on the west portion), whether the city’s role as a co‑applicant changed review, and whether an affordability condition could be imposed (staff said requiring income‑restricted units outside riverfront crossings or annexations would require a public‑benefit justification; existing law does not require affordability on this site).

Commissioner Quillhorst moved to recommend approval; Commissioner Craig seconded. The motion passed 6‑1 with Townsend opposed. The recommendation will go to city council for a final decision and public hearing.