Iowa City P&Z recommends approval of REZ24-0010 with setback and height waivers

The Iowa City Planning and Zoning Commission on Dec. 4 voted 7-0 to recommend approval of rezoning case REZ24-0010, a plan development overlay request that seeks two limited zoning waivers for a multifamily building on a roughly 27.68-acre site east of Camp Cardinal Boulevard.

Anne, a city planning staff member, told the commission the request does not change the approved land uses or building types that were adopted in the 2022 rezoning and subsequent subdivision approvals. The waivers under consideration are a front-yard setback reduction from 20 feet to 15 feet for the building identified in the application and an increase in maximum measured building height from 35 feet to 42 feet for that building. "These requests are only for the building identified here in red," Anne said during the staff presentation.

Staff and the applicant said both waivers are tied to site constraints. Anne said existing conservation easements protect sensitive areas and will remain in place, preserving almost 17 acres of the site, and that the front-setback change responds in part to fire-department safety input. "The fire department requested that the applicant move the building closer to the street to address fire code concerns," Anne said. The city also recommended retaining a previously approved condition requiring the owner to pay 50% of the cost to upgrade Camp Cardinal Road to city standards and 50% of the traffic-circle construction before building permits are issued.

Applicant Gina Landau of Navigate Homes described the planned housing as attainable for first-time buyers rather than income-restricted units and explained design decisions: much of the parking will be located under the building, producing a three-story appearance from the front while the rear reads taller because the grade drops. "We met with the fire department, and that is kind of their requirement for safety," Landau said when asked about the setback request.

City engineering staff explained the height calculation is based on average grade; because the site slopes, the rear elevation exceeds the code-measured maximum even though the front elevation will appear to meet the 35-foot profile. Brian Vogel, the project's engineer, told the commission the slope is roughly 12 feet from front to back and that the 30-unit building footprint remains unchanged by the requested waivers.

Several commissioners asked about neighborhood outreach and affordability. Anne said a good-neighbor meeting occurred for the original 2022 rezoning and that staff had not received new objections specific to the current variance requests. Landau said no units were being proposed as income-restricted under city policy, but the project is designed to be attainable for first-time buyers.

The commission voted to recommend approval after a motion by Commissioner Elliot and a second from Commissioner Wade. The vote was recorded as 7-0. Next steps: staff said the City Council is expected to set a public hearing (anticipated at its Dec. 10 meeting) with the public hearing for the rezoning scheduled for Jan. 7.

Votes at a glance REZ24-0010 —1: Recommendation to rezone to OPD RM 12 with waivers for a 15-foot front setback and a measured height of up to 42 feet for the specified building; condition requires the owner contribute 50% of Camp Cardinal Road upgrade costs and 50% of traffic-circle construction costs before building permits. Motion: approve (moved by Elliot; seconded by Wade). Outcome: recommended by P&Z 7-0.