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Plan & Zoning Commission moves rezoning for duplex at 955 24th Street despite neighborhood opposition
Summary
The commission voted to move a staff recommendation to rezone two parcels near 955 24th St. from N5 to N5‑2 to allow a duplex; staff attached three conditions and noted 34.38% opposition, meaning the City Council will need a supermajority to approve final rezoning.
The Des Moines Plan and Zoning Commission on Dec. 5 voted to move a staff recommendation to rezone two parcels in the vicinity of 955 24th Street from N5 Neighborhood District to N5‑2 to allow construction of a two‑household residential duplex.
Planning staff member Priyoshi Chakraborty told the commission the parcels’ shape and size make subdivision into two single‑family lots impractical and that a duplex is an appropriate use. Staff recommended approval subject to three conditions: residential units must face 24th Street; new buildings must substantially conform to the Woodland Heights architectural guidelines to the satisfaction of the planning and urban design administrator; and all vehicular access and parking must be provided from 23rd Place with driveways from 24th Street prohibited.
Neighborhood speakers pushed back. Longtime resident Lila Dozier said 23rd Place is historically a street, not an alley, described the area’s limited access and drainage challenges, and questioned the economics of building duplexes near the freeway. Dozier stated that a 1,600‑square‑foot unit would cost roughly $480,000 to build and “rent would have to be set at or above $2,230 per month to just cover the investment cost,” while saying top rents in the area are about $1,500. Another neighbor, Kim Hanson, said rental occupancy in the neighborhood is about 50 percent and urged the commission to favor owner‑occupied single‑family housing.
Applicant Usman Haag, the owner, said he initially planned to rent the units but might sell depending on market conditions and that he is generally comfortable with staff’s conditions. In a five‑minute rebuttal, Haag said development could reduce the illegal parking at the street dead‑end and that construction realities make the duplex a feasible option.
During deliberation commissioners clarified that zoning conditions stay with the land if the property is sold. Commissioner (speaker 6) moved to adopt staff’s recommendation and that motion passed by voice vote. Because public opposition totals 34.38 percent, staff noted the final decision will go to the City Council and will require a supermajority for approval.
