Council adopts multi-residential revitalization plan and approves rezoning for 195‑unit development despite neighborhood objections

The Cedar Falls City Council on Tuesday adopted a multi‑residential urban revitalization plan for an area near the intersection of Green Hill Road and Cedar Heights Drive and approved on first consideration an associated rezoning that would allow a proposed 195‑unit, five‑building apartment development.

Shane Graham, economic development staff, said the revitalization plan is intended to encourage multifamily development (three units or more) by offering a 10‑year, 100‑percent tax abatement on the increased valuation created by qualifying projects. The plan area was drawn to include the former church parcel at the corner of Green Hill and Cedar Heights — where the developer plans a 195‑unit complex — and two narrow surrounding parcels that staff said are vacant and already zoned MU or R4.

Planning staff presented a corresponding rezoning of roughly 13.28 acres at the southeast corner of Green Hill and Cedar Heights from R‑2 to MU (mixed use) to enable a master‑planned development. Karen Howard, planning staff, described a site plan that proposes five residential buildings totaling 195 units, 421 parking spaces and 96 garage spaces, plus amenities including a clubhouse, pool, pickleball courts and a dog park. The Planning and Zoning Commission recommended unanimous approval.

Several neighbors addressed the council during the public hearing, urging the council to remove the two southern, narrow strips from the revitalization boundary. Speakers said the strips abut existing single‑family lots on Millennium Drive and Luke Street, are small and may lack convenient access, and that changing the area’s incentive status could encourage redevelopment that would alter established single‑family neighborhoods. Neighbors also raised concerns about school‑district boundaries, traffic, and loss of green space.

Council debate focused on statutory requirements and local process. Staff noted that state statute prevents designating an urban revitalization area that encompasses only a single building, which is why staff included adjacent vacant parcels. Some council members said incentives are needed to encourage housing supply while others sided with neighbors and supported narrowing the revitalization boundary. A motion to defer and direct staff to remove the two southern strips failed on the floor. The council ultimately voted 5–2 to adopt the revitalization plan and later approved the ordinance designating the area on first consideration (6–1). The first‑reading rezoning ordinance to MU also passed on its first consideration by roll call vote.

Ending: Staff said the rezoning approval includes the requirement that a detailed master plan and site plan return to council for third‑reading action, at which time engineering, access, stormwater, and public‑safety details will be reviewed.