Planning commission approves rezoning limit for 1900 Arlington; settles on maximum four units

The Des Moines City Planning and Zoning Commission on June 5 approved a rezoning modification for 1900 Arlington Avenue that will reclassify the parcel and attach a condition limiting the property to no more than four dwelling units.

Planning staff, represented by Sriyoshi Chakraborty, recommended changing the future land use from low-medium density residential to high-density residential and rezoning the lot from N5 Neighborhood Mixed District to NX1 Neighborhood Mixed District to allow up to five units. Sriyoshi told the commission staff "does support the request to rezone the property to 5 dwelling units. However, we do have concerns about the parking and believe that the number of the maximum number of units allowed on this property should be restricted to 5 dwelling units" based on the existing five off-street parking spaces.

Neighbors and the Riverbend Neighborhood Association offered mixed views during the public hearing. Resident Lulu Dickey urged a compromise to keep the property in the N5 category but with a cap, saying, "I come before you tonight to advocate for a compromised position to rezone this property to N 5-4, which will allow for 4 units rather than the requested NX1 designation for 5 units." Several other nearby residents, including Diana Resack and Chad Nelson, opposed upzoning, citing the neighborhood's history, the number of nearby rental units, and a preference for single-family homes.

Applicant Angela Brown told the commission she and her husband intend to live on-site and renovate the long-vacant, deteriorated building. Brown said the house has been an "eyesore" and described plans to repair the porch, replace windows with wood windows, and complete interior work begun by a prior owner. She also said the property currently provides five off-street parking stalls and that she would screen tenants and live on-site.

Commissioners debated competing goals: preserving Riverbend's long-term neighborhood plan, limiting density, and encouraging owner-occupants to rehabilitate vacant, deteriorated properties. One commissioner argued against using the presence or absence of off-street parking as a justification to limit density, saying on-street parking can make neighborhoods safer.

After discussion and a failed motion to deny the staff recommendation, the commission voted to approve the rezoning with a modification: rezone the property as N5-4 (N5 with a maximum of four dwelling units) and approve the required future land-use change to high-density residential. The commission attached a condition limiting the site to no more than four dwelling units; the changed land-use designation is required because the lot (0.183 acres) yields a per-acre density that falls in the high-density category at both four and five units per the staff calculation.

The commission record shows staff advised that if the rezoning were denied, the owner could still use the property as a single-household dwelling and, under recent Iowa legislation referenced by staff, may be able to add one accessory dwelling unit that meets statutory size limits. The applicant was informed that a future owner seeking more than the conditioned number of units would need to return to the commission to remove or change the zoning condition.

The commission decision resolves a matter that previously had been denied when an earlier applicant sought to reestablish seven units, and when a use variance before the Zoning Board of Adjustment was denied. The commission's action permits the applicant to proceed toward rehabilitation under the N5-4 condition; design work for exterior repairs will also be subject to review under the city's historic preservation process because the property received a certificate of appropriateness from the Historic Preservation Commission with conditions.

Votes at a glance: the record shows the motion to modify the staff recommendation to an N5-4 zone passed; the transcript does not record individual roll-call tallies or named yes/no votes for that final motion.