Plan and Zoning Commission — Davenport, IA
Date: 2026-06-16
Time: 17:00

PLAN AND ZONING COMMISSION MEETING

 CITY OF DAVENPORT, IOWA

 Tuesday, June 16, 2026; 5:00 PM

 City Hall | 226 West 4th Street | Council Chambers

I. Roll Call

II. Report of the City Council Activity

III. Secretary's Report

 1. Consideration of the June 2, 2026 meeting minutes.

IV. Report of the Comprehensive Plan Committee

V. Zoning Activity

 A. Old Business

 B. New Business

 1. Case REZ26-05: Request of Rooted Counseling Center, PLLC to rezone 2721 North
 Harrison Street from R-4C Single-Family and Two-Family Central Residential District to
 C-T Commercial Transitional Zoning District. [Ward 7]

VI. Subdivision Activity

 A. Old Business

 B. New Business

VII. Future Business

VIII. Communications

IX. Other Business

X. Adjourn

PLAN AND ZONING COMMISSION MEETING

 CITY OF DAVENPORT, IOWA

 Tuesday, June 16, 2026; 5:00 PM

 City Hall | 226 West 4th Street | Council Chambers

I. Roll Call

II. Report of the City Council Activity

III. Secretary's Report

 1. Consideration of the June 2, 2026 meeting minutes.

IV. Report of the Comprehensive Plan Committee

V. Zoning Activity

 A. Old Business

 B. New Business

 1. Case REZ26-05: Request of Rooted Counseling Center, PLLC to rezone 2721 North
 Harrison Street from R-4C Single-Family and Two-Family Central Residential District to
 C-T Commercial Transitional Zoning District. [Ward 7]

VI. Subdivision Activity

 A. Old Business

 B. New Business

VII. Future Business

VIII. Communications

IX. Other Business

X. Adjourn
 City of Davenport

Department: Development & Neighborhood Services Action / Date
Contact Info: Matthew Reu | 563-888-2221 6/16/2026

Subject:
Consideration of the June 2, 2026 meeting minutes.

Recommendation:
Approve the minutes.

Background:
The June 2, 2026 meeting minutes are attached.

Attachments:
1. Meeting Minutes 6-2-26
 PLAN AND ZONING COMMISSION MEETING CITY

 OF DAVENPORT, IOWA

 Tuesday, June 2, 2026; 5:00 PM

 City Hall | 226 West 4th Street | Council Chambers
 COMBINED PUBLIC HEARING AND REGULAR MEETING AGENDAS

 PUBLIC HEARING AGENDA
 Roll Call:
 Present: Eikleberry, Hepner, Johnson, Tallman, Inghram, Maness, Garrington, Schilling,
 Schneider
 Excused: Dunlop, Thomas
 Staff: Berkley, Werderitch, Reu

I. New Business

 1. Case REZ26-05: Request of Rooted Counseling Center, PLLC to rezone 2721 North
 Harrison Street to C-T Commercial Transitional Zoning District from R-4C Single-
 Family and Two-Family Residential Zoning District [Ward 7].

 Staff presented an overview of the request to rezone the property. Commissioner
 Inghram asked the staff about parking in the alley. Staff stated future parking would
 adhere to the zoning ordinance. The applicant was in attendance and explained their
 plans.

 Commissioner asked about future signage. Applicant states they plan for a
 freestanding sign along Harrison Street and the alley. Commissioner Maness asked
 about the property’s current use and ownership. Applicant stated it is vacant and they
 own it now. The public hearing closed.

 REGULAR MEETING AGENDA


II. Roll Call
 Present: Eikleberry, Hepner, Johnson, Tallman, Inghram, Maness, Garrington, Schilling,
 Schneider
 Excused: Dunlop, Thomas
 Staff: Berkley, Werderitch, Reu

III. Report of the City Council Activity

 Piggot withdrew his rezoning request.

IV. Secretary's Report
 1. Consideration of the May 19, 2026 meeting minutes.

 Motion by Hepner, second by Eikleberry, to approve the May 19, 2026 meeting
 minutes. Motion to approve was unanimous by voice vote (8-0).

V. Report of the Comprehensive Plan Committee

VI. Zoning Activity

 A. Old Business

 B. New Business

VII. Subdivision Activity

 A. Old Business

 B. New Business

VIII. Future Business

IX. Communications

X. Other Business

XI. Adjourn

 Motion by Johnson, second by Schilling, to adjourn the meeting. Motion to adjourn was
 unanimous by voice vote (8-0).

 Meeting adjourned at 5:15 pm.
 City of Davenport

Department: Development & Neighborhood Services Action / Date
Contact Info: Matthew Reu | 563-888-2221 6/16/2026

Subject:
Case REZ26-05: Request of Rooted Counseling Center, PLLC to rezone 2721 North Harrison
Street from R-4C Single-Family and Two-Family Central Residential District to C-T Commercial
Transitional Zoning District. [Ward 7]

Recommendation:
Staff recommends Case REZ26-05 be forwarded to the City Council with a recommendation for
approval subject to the listed findings and conditions.
Findings:

 1. The zoning map amendment is consistent with the Davenport +2035 Land Use Plan,
 which identifies the property as Residential General and Urban Corridor.
 2. The proposed zoning map amendment to C-T Commercial Transitional District is
 compatible with the zoning of nearby property.
 3. The request maintains compatibility with the established neighborhood character.
 4. The proposed zoning map amendment promotes the public health, safety, and welfare
 of the City.
 5. The proposed map amendment creates minor nonconformities.


Background:
The subject property is zoned R-4C Single Family and Two-Family Central Residential District.
The site is currently a single-family home. The purpose of the rezoning to C-T Commercial
Transitional District is to open a psychology counseling office in the existing structure and install
signage for the proposed business. The applicant is proposing a Zoning Map Amendment
because their plan exceeds the regulations for home-based businesses.

Why is a Zoning Map Amendment Required?
The City does not allow commercial business to operate in a residential district unless it can
comply with the City's and State's regulations for home-based business. State of Iowa Code
414.33 states that a city shall not probit a no-impact home-based business. However, the city
can establish reasonable regulations for home-based businesses (aka zoning and licensing
regulations). Staff believe that the applicant does not meet the standards for home-based
business or no-impact home-based business due to the applicant's desire for a sign and the
structure will not be a home for the applicant. The following briefly describes the State's
regulations for home-based business and the City's ordinance.

IA Code 414.33: No-impact home-based business applies to businesses of the following traits:

 1. Total number of onsite employees and clients do not exceed occupancy limit for the
 residential property.
 2. The activities are characterized as:
 a. Limited to the sale of lawful goods and services
 b. Activities do not generate on-street parking or a substantial increase in traffic
 through the residential area.
 c. Activities occur inside the residential dwelling or in the yard of the residential
 property.
 d. The activities are not visible from an adjacent property or street.

Staff believe the proposed psychology office will not meet no-impact home-based business. The
proposed psychology office will increase traffic through the residential area, generate off-street
parking, and a sign will be visible from the street and alley.

The City of Davenport permits and regulates home businesses through Title 17 Zoning,
17.09.030.L Home Occupation. The following list some of the ordinances that would hamper the
proposal should it be a home-based business.

 1. Home occupations are permitted in any dwelling unit as an accessory use provided that
 this use is clearly incidental and secondary to the primary use of the dwelling for
 residential purposes and does not change the character of the dwelling unit or adversely
 affect the surrounding residential district of which it is a part.
 2. A member or members of the immediate family occupying the dwelling and no more
 than one person who is not a resident member of the immediate family may be in the
 home at any given time to work in connection with the home occupation.
 3. Home occupations of an office or service-related businesses with client visits are limited
 to one client at a time per home occupation in the structure.
 a. For purposes of this section, client means one or more persons meeting with for
 the office or service-related business home occupation.
 b. For the purposes of this section, client does not mean regular meetings of sales
 associates or a similar category of employee. No alteration of the principal
 building may be made that changes the residential character of that dwelling.
 4. No alteration of the principal building may be made that changes the residential
 character of that dwelling. Displays or activities that indicate from the exterior that the
 structure is being used, in part, for any purpose other than that of a residence are
 prohibited.

8. The home occupation cannot create greater vehicular or pedestrian traffic than is average for
a residential area. The home occupation and any related activity must not create any traffic
hazards or nuisances in public rights-of-way.

In summary, the Applicant's proposal does not fit the character of a home-based business and
is therefore proposing a Zoning Map Amendment to C-T. The applicant does not fit the
character because of their desire for a sign and to have the primary use as a business and not a
home.

Comphrensive Plan:

 1. Within Existing Urban Service Area: Yes
 2. Within Urban Service Area 2035: Yes


Future Land Use Designation:
The subject property is currently designated as a part of a Commercial Node along an Urban
Corridor in the Davenport +2035 Future Land Use Map.

 1. Residential General (RG): Designates neighborhoods that are mostly residential but
 include or are within one-half mile (walking distance) of scattered neighborhood-
 compatible commercial services, as well as other neighborhood uses like schools,
 churches, corner stores, etc. generally oriented along Urban Corridors (UC).
 Neighborhoods are typically designated as a whole. Existing neighborhoods are
 anticipated to maintain their existing characteristics in terms of land use mix and
 density, with the exception along edges and transition areas, where higher intensity may
 be considered.
 2. Urban Corridor (UC): Generally established corridors along major streets marked by
 mixed-use development with commercial uses generally clustered at major intersections
 and/or transit stops. Urban corridors are mostly fully built-out and redevelopment occurs
 slowly. Commercial uses in UC generally serve adjacent neighborhoods with goods and
 services. The character and intensity of Urban Corridors can vary due to street and
 surrounding neighborhood characteristics. Therefore, specific corridor and neighborhood
 plans, and supporting zoning provisions, should be developed to help guide future
 development decisions.


Zoning:

 1. R-4C Single Family and Two-Family Central Residential District: The R-4C
 Single-Family and Two-Family Central Residential Zoning District is intended to preserve
 and protect Davenport's dense, centrally located, established urban residential
 neighborhoods. Standards of the R-4C District are intended to ensure that new
 development is complementary to the existing developed character of these
 neighborhoods. Limited non-residential uses that are compatible with the surrounding
 residential neighborhoods may be permitted in the R-4C District.
 2. C-T Commercial Transitional Zoning District: The C-T Commercial Transitional
 Zoning District is intended to accommodate low-intensity limited office, service, and
 retail uses that may serve as a transition between residential areas and more intensely
 developed commercial or light industrial areas of the City. Low intensity mixed-use is
 allowed.


Technical Review:

Approval Standards for Map Amendments (Chapter 17.14.040)
The Plan and Zoning Commission recommendation and the City Council decision on any zoning
text or map amendment is a matter of legislative discretion that is not controlled by any
particular standard. However, in making their recommendation and decision, the Plan and
Zoning Commission and the City Council must consider the following standards. The approval of
amendments is based on a balancing of these standards.

The consistency of the proposed amendment with the Comprehensive Plan and any
adopted land use policies.
Staff Response: The property is designated as a Residential General (RG) and an Urban Corridor
(UC) in the Davenport +2035 Land Use Plan. The combination of land use categories is
intended to (1) cluster more intense uses along intersection of major streets and (2) establish
mixed-use development adjacent to residential neighborhoods. UC are generally built-out, vary
in character across the city, and change slowly over time. Harrison Street is a busy corridor.
Staff do not believe an amendment to the Comprehensive Plan is required. It is staff's opinion
that the proposed rezoning to C-T Commercial Transitional is consistent with the
Comprehensive Plan.

The compatibility with the zoning of nearby property.
Staff Response: The following zoning districts abut the subject property:

 1. North: C-T Commercial Transitional District
 2. South: R-4C Single-Family and Two-Family Central Residential District
 3. East: R-4C Single-Family and Two-Family Central Residential District
 4. West: R-4C Single-Family and Two-Family Central Residential District


Rezoning the subject property to C-T Commercial Transitional District continues compatibility
with the businesses in the north and surrounding residential homes. The intersection of Garfield
Street and Harrison Street functions as an established neighborhood-scale commercial node,
characterized by low-intensity commercial development serving nearby residents. Expanding the
C-T District at this location is not anticipated to create adverse land use impacts or conflicts
with adjacent properties, as the proposed zoning classification is intended to provide an
appropriate transition between commercial and residential uses. It is staff's opinion that the
proposed zoning map amendment is compatible with the existing development pattern and
character of the surrounding commercial corridor and neighborhood.

The compatibility with established neighborhood character.
Staff Response: The established character consists of a small commercial node and single-
family homes. The applicant proposes to operate an office in the existing single-family home.
The change of use requires a 15-foot landscaping buffer along the south property line. It is
staff's opinion that the proposed zoning map amendment does not change the established
neighborhood character.

The extent to which the proposed amendment promotes the public health, safety,
and welfare of the City.
Staff Response: The applicant is requesting a zoning map amendment to permit a low-intensity
commercial use on the property. The proposed psychology office would require minimal site
modifications and would serve as an appropriate transitional use between the surrounding
single-family residential neighborhood and nearby commercial development. Access to the site
and customer parking would be provided from the alley, minimizing impacts on adjacent
residential streets. Due to the nature and scale of the proposed use, staff anticipates only
limited increases in traffic, noise, or other activity levels. As such, staff finds that the proposed
rezoning would not adversely affect the public health, safety, or welfare of the surrounding
neighborhood and would be compatible with the character of the area.

The suitability of the property for the purposes for which it is presently zoned, i.e.
the feasibility of developing the property in question for one or more of the uses
permitted under the existing zoning classification.
Staff Response: The property is presently zoned R-4C Single-Family and Two-Family Residential
District. The current zoning district prohibits commercial activity as the principal use. Any
commercial activity in the R-4C district is an accessory to the principal use, also called a home
business. Rezoning the subject property will enable commercial activity to become the primary
use. It is staff's opinion that the proposed zoning map amendment will enable the property to
be developed in a manner consistent with the adjacent development.

The extent to which the proposed amendment creates nonconformities.
Staff Response: If rezoned to C-T Commercial Transitional District, the 0.2-acre property would
be unable to conform to the district dimensional standards. The subject property would be
nonconforming in its minimum lot area of 10,000 square feet and district setbacks. Uses in C-T
do not require parking. The applicant intends to utilize the existing detached garage for parking
as well as repaving the concrete driveway for additional patient parking spaces. New parking
facilities shall conform to the 2019 Zoning Ordinance. It is the staff’s opinion that the proposed
zoning map amendment will create minor nonconformities on the subject property. Staff
determined that no conditions need be applied to rectify the nonconformities.

Pubic Input:
Letters were sent to property owners within 200 feet of the proposed request notifying them of
the May 18th neighborhood meeting and the June 2nd Plan and Zoning Commission Public
Hearing. The neighborhood meeting was held at the subject property. Five members of the
public attended the neighborhood meeting. Neighbors asked about the use of the property and
parking for customers. To date, no written comments or formal protest petitions have been
submitted. Staff will apprise the Commission of any additional correspondence at the June 16th
Plan and Zoning Commission meeting.

Attachments:
1. Maps
2. Public Notice
3. Application
 NEIGHBORHOOD MEETING NOTICE

To: All property owners within 200 feet of 2721 North Harrison Street




Neighborhood Meeting
Date: 5/18/2026
Time: 5:30 PM
Location: 2721 North Harrison Street

What is this About?
This notice is being sent to inform you that a neighborhood meeting will be held for a request to
rezone 2721 North Harrison Street from R4-C Single-Family and Two Family Central Residential
District to C-T Commercial Transitional Zoning District. The rezoning is proposed to facilitate the
development of a counseling center in the existing house on 2721 North Harrison Street. The
rezoning is proposed to allow the owner to erect signage on the building and expand parking
onsite.
The applicant is required to host a neighborhood meeting to address concerns of their neighbors.
All stakeholders, property owners, tenants, buisness owners, and more are invited to 2721 North
Harrison Street to discuss with the owner about the proposed changes.
Requests/Case Descriptions:
Case REZ26-05: Request of Rooted Counseling Center PLLC to rezone 2721 North Harrison Street
from R4-C Single-Family and Two Family Central Residential District to C-T Commercial
Transitional Zoning District [Ward 7]
What are the Next Steps after the Neighborhood Meeting and Public Hearing?
The Plan and Zoning Commission will hold a formal public hearing at their meeting on June 02,
2026. You will receive a notice of the Plan and Zoning Commission public hearing. For the specific
dates and times of subsequent meetings, please contact the Development & Neighborhood
Services Department.
Would You Like to Submit an Official Comment?
As a neighboring property owner, you may have an interest in commenting on the proposed
request via email or in person at the public hearing. Send written comments to
planning@davenportiowa.com (no later than 12:00 PM one day before the public hearing) or to:
Planning, 1200 E 46th St, Davenport IA 52807.

All documents related to the meeting (agenda included) are at “ Meeting Minutes & Agendas”:
https://www.davenportiowa.com/government/meeting_minutes_agendas

Do You Have Any Questions?
If you have any questions or if accommodations are needed for any reason, please contact the
Development & Neighborhood Services Department at planning@davenportiowa.com or 563-326-
6198. Interpretive services are available at no charge. Servicios interpretativos libres estan
disponibles. TTY: (563) 326-6145

Please note items may be removed or tabled to a future hearing date at the request of the Applicant
or Commission/Board. Those interested in verifying case actions and/or tablings, please contact
Planning at 563-326-6198 or planning@davenportiowa.com for updates.