Commission favors keeping former Irving School site zoned R-2 while discussing housing options

On April 3, 2025, the Planning and Zoning Commission held an extended discussion of housing options for the former Irving School site after staff summarized questions raised during a recent study session. Commissioners reviewed the site’s characteristics, potential densities and community concerns and generally expressed preference to keep the site zoned R-2 while encouraging development that fits the neighborhood context.

Staff described the site as approximately 70,000 square feet and currently in an R-2 zone. The history of prior requests was discussed: earlier requests and an RFP process had previously attracted proposals for denser townhome-style projects that generated neighborhood concern. Staff and commissioners confirmed parts of the site fall within a mapped 500-year floodplain; staff noted prior review by city staff (referenced in the transcript as Bill Werner’s review) found no conditions preventing buildout but that basements were unlikely and slab construction or raised grades would be typical.

Commissioners and staff discussed possible unit counts and lot sizes. During the discussion commissioners said that under current R-2 rules single-family and two-family development could yield units without a zoning change (the transcript referenced figures such as 10 units under R-2 without rezoning, and 3,500 square feet per attached unit as an example for minimum unit area). Commissioners repeatedly emphasized design concerns: parking, garbage collection access, setbacks and preserving neighborhood scale. Multiple commissioners said they did not want a large 20-unit box development; instead they favored cluster or duplex/twin-home options that knit into existing housing character.

Commissioners also reviewed the housing needs analysis presented to the council/staff, including discussion of the citywide housing target noted in that study (an item discussed in the transcript as “30 units a year”/“1,300 over 10 years”) and questioned assumptions about commuting and telework that inform demand estimates. Several commissioners cited the need to find a developer willing to build at targeted price points and noted financing programs (the transcript referenced Iowa Finance Authority programs) may require occupancy or ownership terms that affect design and tenancy.

After discussion, the commission summarized its preference to leave the property zoned R-2 and to pursue development options compatible with the neighborhood, while asking staff to continue responding to Intercom/consultant questions and to return with more detailed options and answers to outstanding technical questions. No formal vote was recorded on a zoning change; the conversation concluded with commission consensus to retain R-2 as the working preference.