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Commission OKs rezoning to extend Urban General 2 frontage on Olive and Walnut Streets
Summary
The City of Cedar Falls Planning & Zoning Commission unanimously recommended approval to amend the downtown character district regulating plan, changing two small lots from Neighborhood Small to Urban General 2 frontage to allow street‑oriented mixed‑use redevelopment.
The City of Cedar Falls Planning and Zoning Commission voted unanimously Jan. 8 to recommend amending the downtown character district regulating plan to extend the Urban General 2 frontage designation to two narrow parcels on Olive and Walnut streets.
The change would replace the current Neighborhood Small frontage on those lots with Urban General 2, a designation that allows street‑oriented, multi‑story commercial, residential, institutional or mixed‑use buildings. Planning staff said the amendment is meant to align a small remnant west of the downtown core with the larger Urban General 2 area to the east and remove regulatory obstacles that make redevelopment of the 50–52‑foot‑deep lots impractical.
"If allowed or approved, this rezoning will allow more flexibility for development on these lots and will also allow street‑oriented residential and mixed‑use buildings as per the intent of the vision plan," said JD, the staff planner presenting the case. He explained that existing neighborhood‑setback standards and required walls/landscaping effectively leave only about 20 feet of buildable depth on the lots, which prevents redevelopment.
Applicant Mark Ludwig, who said he owns one of the lots, declined to make a formal presentation but answered questions from commissioners. A nearby resident, Christine Fisher, asked whether the city still owns an adjacent parcel and suggested the city consider using the small city‑owned lot for a bus stop and shelter; staff said the city had no immediate plans for that lot.
Commissioners discussed alleys and access; staff confirmed buildings cannot be built over the alley and that the alley must remain if present. After discussion a commissioner moved to recommend approval and the commission took a roll call vote; Commissioners Alberhasky, Grubovich, Hartley, Henderson, Johnson, Mosier, Sorensen, Stahlneker and Watkins cast aye votes and the motion passed.
The commission forwarded the rezoning recommendation to the City Council for final action. Staff noted that existing residences would remain residential until redeveloped and that the rezoning only amends the frontage designation in the regulating plan.
