Planning commission approves rezoning and land‑use change for 92‑unit Stone Creek Circle apartments after public objections from adjacent cooperative

The Cedar Rapids City Planning Commission voted to approve a future land‑use map amendment and a rezoning request at 3355 Stone Creek Circle SW that would allow a 92‑unit, two‑building apartment project to move forward. The approvals clear a zoning and comp‑plan step the applicant says is needed to pursue state workforce housing tax credits.

City staff presented the request as a paired application: a future land‑use amendment from urban low intensity to urban medium intensity and a rezoning to the Suburban Mixed Use Community (SMC) center zone. Zoning administrator Seth Gunnerson told the commission the site is about 3.9 acres and the applicant’s concept shows two three‑story buildings totaling 92 units (46 units per building). Gunnerson said existing nearby development is already built at densities and footprints inconsistent with the site’s current designation and recommended approval of both requests.

The applicant, Bob Smith, vice president of development for Talon Development, described the concept as workforce market‑rate housing intended to support nearby employers. “What we have is as was stated there are 2 buildings in this. 3 stories. Each building is 46 units. A total of 92 units. The cul de sac that you see in there is Stone Creek Road. We have a 3.9 acre site,” Smith said. He told commissioners the developer plans to apply for workforce housing tax credits with the Iowa Economic Development Authority, with an anticipated submittal in June and expected state action in mid‑August. Smith also said the project would be professionally managed (RPM Property Management named) and include on‑site amenities, stormwater detention on the site, and code‑compliant parking.

Residents from the adjoining Prairie Gardens Cooperative — an owner‑occupied coop with roughly 48 units — urged the commission to delay or deny rezoning. Speakers said they purchased shares that represent substantial equity and worry construction and a new 90‑unit apartment across the cul‑de‑sac would reduce their units’ marketability and share values, disrupt a quiet senior community, and bring traffic and safety impacts during construction. Bill Hopp, who identified himself as a Prairie Gardens resident, said the co‑op’s shareholders had invested “$6,800,000” collectively and asked the commission to defer voting to allow more study. Other residents described the cooperative’s shared amenities, security practices and aging population, and asked for more analysis on traffic, parking, pets and construction management.

Staff addressed technical questions during the meeting: the project’s trip generation using the Institute of Transportation Engineers manual produced an estimated PM peak hour trip generation of about 0.57 trips per unit, or roughly 52 PM peak trips for the site, below the city’s 100‑trip threshold that triggers a full traffic study. Gunnerson explained that because the action before the commission is a rezoning (not site plan approval) the city typically does not require a detailed traffic study at this stage; a full traffic analysis would be required later if a future project at this location crossed the higher trip threshold or during administrative site plan review. He also said stormwater would be managed on‑site via a detention basin and that the project is conceptual — final design will be refined under site plan review.

After hearing public comment, the commission first voted to approve the future land‑use map amendment and then the rezoning request. Both actions passed with affirmative votes from the commissioners present; the project will next appear on the City Council public hearing docket on April 22 for additional review and a council decision. Gunnerson noted the council will separately consider the applicant’s request to support the workforce housing tax credit application.

The meeting record shows staff recommended approval and the commission approved both applications. Commissioners did not adopt conditions based on the public comments at the hearing; Smith told the commission the developer intends to control construction parking, dust and schedule through contractor requirements and to follow SUDAS and OSHA/site safety practices. The developer also said they will include fenced dog‑park space and internal community facilities in the design.

The commission’s action advances the land‑use and zoning approvals but does not approve a final site plan, building permits or the tax credit award. Those remain separate administrative or council processes that could alter the project design or requirements.