The Iowa City Planning & Zoning Commission voted 6-0 to recommend approval of REZ25-0007, a rezoning application for approximately 7.76 acres at the northwest corner of Rochester Avenue and North Scott Boulevard, during its regular meeting. The rezoning would change the lot from an OPD RS 5 (low-density single-family with an overlay) to OPD RM 12 (multifamily with an overlay) to allow three duplexes and a three-story, 100-unit independent-living building for seniors, yielding 106 dwelling units in total.

Madison Conley, associate planner for the city, told the commission that "staff recommends approval of REZ25-0007" after reviewing density, design, utilities and environmental protections. The proposal, submitted on behalf of Monument Hills LLC, includes a conservation easement protecting sensitive areas, a preliminary OPD plan showing a central courtyard with a pool and recreation courts, and an updated traffic study requested by staff.

The rezoning would result in a density of about 13.7 dwelling units per net acre, below the RM 12 maximum of 15 units per acre. The developer requested two waivers through the OPD process: a height waiver to increase the allowed building height from 35 to 40 feet (the building’s southern elevation would be about 36 feet above the sidewalk) and a reduced arterial setback from 40 to 32 feet at the Rochester/North Scott corner. City staff noted that open-space requirements based on the developer’s 182 bedrooms would be met with on-site amenities; compliance will be verified during site-plan review.

The staff-reviewed traffic study projects roughly 1,004 new daily trips by 2026, including about 69 AM peak trips and 92 PM peak trips. Staff and transportation personnel said key intersections along Rochester Avenue are expected to operate at level-of-service C or better under projected conditions. Nearby residents and commissioners pressed the applicant and staff on pedestrian safety, existing sidewalk connections and the width of the Rochester right-of-way (staff said it varies but is roughly 60–66 feet in places). Resident Larry Lubert told the commission, "My big concern is safety," and asked that the traffic analysis be redone to better account for interrupted-flow conditions, pedestrians and bicyclists. Another neighbor said the three-story building would block sunlight and view: "I'm just going to be staring at a wall for the next 15 to 20 years," a nearby homeowner said.

Applicant representatives, including Mike Welch of Shoemaker & Holland Engineers, explained that the requested height allowance reflects how the city measures building height at average grade and that an underground parking entrance requires a grade drop on the north side of the building; he said the southern elevation will appear about 36 feet from street grade. The applicant confirmed the development is proposed as rental units in a 55-plus independent-living community and that there would be at least one parking space per unit in the garage below the building.

Commissioners expressed sympathy for neighbors’ concerns about traffic and visual impacts but several said the site is appropriate for higher-density housing because it fronts arterial streets and fits the city’s goals for housing diversification. Commissioner Hench made the motion to approve the rezoning recommendation; Commissioner Elliot seconded. The commission vote was 6-0 in favor, with Commissioner Miller absent. With the commission’s recommendation, staff said a public hearing before the City Council will be scheduled during the council’s next formal meeting cycle (staff indicated Council will set a date at its July 8 meeting).

The project will proceed to a City Council public hearing and, if approved by council, then to site-plan review where waive approvals, open-space calculations and detailed landscaping and building articulation will be verified.