Plan and Zoning Commission approves rezoning for Joppa Village homeless-housing project

The Des Moines Plan and Zoning Commission on Jan. 16 approved a rezoning request from Joppa Ministries that will change about 10.3 acres near 1661 County Line Road from EX (mixed-use) to RX1 (mixed-use) and revise the PlanDSM future land-use designation from Business Park to Low–Medium Density Residential, paving the way for a planned community of permanent and temporary homes and an on-site community building.

Staff recommended approval subject to conditions including extension of water, sewer and street improvements and improving County Line Road to an urban street standard from Bridal Drive to the eastern extent of the subject property. Ryoshi Chakraborty, planning staff, told the commission the site is within the Water South Neighborhood Association boundary and that staff supports the rezoning provided the applicant complies with the zoning conditions outlined in the staff report.

The rezoning would allow an initial phase of housing that the applicant estimates at roughly 54 dwelling units, with total build-out potentially ranging from about 80 to 107 units depending on future approvals. The project design presented to the commission shows a mix of small permanent homes (single units, duplexes, triplexes and modular units), modular temporary shelters and a community building with space for a commercial kitchen, medical clinic partners and other on-site services. Jim Hagberg, a Joppa board member, said the nonprofit purchased the land from the City of Des Moines and the Wastewater Reclamation Authority specifically to develop the Joppa Village.

Applicant representatives said the project will be privately funded and that Joppa expects residents to pay rent; the presentation listed monthly rents at $295, $395 and $495 and said rents target roughly 30 percent of area median income. The applicant set an internal target to house about 50 formerly chronically homeless people in the village by winter 2026–27, contingent on rezoning, permitting and fundraising. Joe Stevens, identified in the presentation as CEO of Joppa, described the project as modeled on Community First Village in Austin, Texas, and said Joppa has worked with local service providers including Broadlawns, the Free Clinics of Iowa and Homeward on partnerships and plans for on-site services.

Commissioners and members of the public focused much of their discussion on infrastructure. Chakraborty explained the developer is required to extend utilities and streets; staff’s recommended conditions specifically require the developer to improve County Line Road to an urban standard and extend utilities to the satisfaction of the city engineer, with the caveat that if an adjacent property improves the road first the developer is responsible only to the adjoining improved extent. Commissioners asked whether communications conduit or future-proofed fiber conduit should be required; staff said current utility requirements are limited to water, sewer and streets and that communications utilities typically are addressed with franchise agreements and coordination with service providers.

Public testimony included several proponents who said the model works elsewhere and urged approval; Jerome (Jerry) Bradley, Penny Harrison and Michael Smith spoke in favor. Neutral and concerned commenters, including Scott McMurray of United Properties Investment Co. and Blake Schultz (a nearby landowner), asked the commission to consider long-term land-use implications for the south airport corridor and noted the application covers only the first phase of the property, not potential future development of the remaining land.

The commission’s motion to approve staff’s recommendation passed on a show-of-hands vote; the meeting record notes the motion carried but does not record individual roll-call tallies. Earlier in the meeting the commission also approved the consent agenda (items 1–7) by motion.

The commission’s approval forwards the rezoning to the city council process for final action (planning staff reminded the commission that the city council holds the public hearing and makes final decisions on items before the commission except for site plans and subdivision plats unless appealed). The rezoning approval is contingent on the zoning conditions set out in the staff report, including the required utility extensions and County Line Road improvements.