Plan and Zoning Commission — Davenport, IA
Date: 2026-06-02
Time: 17:00

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
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].

 REGULAR MEETING AGENDA



II. Roll Call

III. Report of the City Council Activity

IV. Secretary's Report

 1. Consideration of the May 19, 2026 meeting minutes.

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

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
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].

 REGULAR MEETING AGENDA



II. Roll Call

III. Report of the City Council Activity

IV. Secretary's Report

 1. Consideration of the May 19, 2026 meeting minutes.

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
 City of Davenport

Department: Development & Neighborhood Services Action / Date
Contact Info: Matthew Reu | 563-888-2221 6/2/2026

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:
Hold the public hearing.

A formal staff recommendation will be provided at the June 16, 2026 Plan and Zoning
Commission meeting.

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
 proeprty
 d. The activities are not visible from the an adjacent property or street.

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

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 do not fit the character of a home-based business and are
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 a 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:
City Departments are reviewing the proposed Zoning Map Amendment Application. Further
comments will be provided at the June 16, 2026 Plan and Zoning Commission meeting.

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 16th 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. Application
3. Public Notice
 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.
 City of Davenport

Department: Development & Neighborhood Services Action / Date
Contact Info: Matthew Reu | 563-888-2221 6/2/2026

Subject:
Consideration of the May 19, 2026 meeting minutes.

Recommendation:
Approve the meeting minutes.

Background:
The May 19, 2026 meeting minutes are attached.

Attachments:
1. P&Z Minutes 5-19-2026
 MINUTES

 PLAN AND ZONING COMMISSION MEETING

 CITY OF DAVENPORT, IOWA

 Tuesday, May 19, 2026; 5:00 PM

 Police Department | 416 Harrison Street | Community Room


I. Roll Call
 Present: Dunlop, Eikleberry, Hepner, Johnson, Tallman, Inghram, Maness, Garrington,
 Schilling, Thomas, Schneider
 Staff: Werdertich, Reu

II. Report of the City Council Activity

III. Secretary's Report

 1. Consideration of the May 5, 2026 meeting minutes.

 Dunlop motioned to approve the May 5, 2026 meeting minutes, seconded by
 Eikleberry. Motion to approve was approved by voice vote (10-0).

IV. Report of the Comprehensive Plan Committee

V. Zoning Activity

 A. Old Business


 B. New Business


VI. Subdivision Activity

 A. Old Business


 B. New Business


 1. Case F26-07: Request of Capreality 14-Village LLC for a Final Plat of Village
 Shopping Center Subdivision No. 4. The 2-lot subdivision is located at 902 West
 Kimberly Road on 23.21 acres. [Ward 7]

 Staff presented an overview of the project. Staff recommends the Plan and
 Zoning Commission accept the listed findings and forward Case F26-07 to the
 City Council with a recommendation for approval subject to the listed
 conditions:

 Findings:
 1. The final plat conforms to the comprehensive plan Davenport +2035.

 2. The final plat prepares the area for future development.

 3. The final plat (with conditions recommended by City Staff) will achieve
 consistency with subdivision requirements.

 Conditions:

 1. That the surveyor sign the plat.

 2. That the utility providers sign the plat when their easement needs have
 been met.

 3. Provide maintenance and repair agreements for shared laterals serving
 any structures within the subdivision.
 4. Revise Note 7 to omit "And is subject to applicable zoning conditions as
 outlined in Ordinance 2021-105."

 Applicant representative was present. Motion by Eikleberry, seconded by
 Garrington, to approve staff recommendation with the listed findings and
 conditions. Motion approved by roll call vote (10-0).

VII. Future Business

VIII. Communications

IX. Other Business

X. Adjourn

 Motion by Tallman, seconded by Hepner, to adjourn the meeting. Motion passed by voice
 vote (10-0).
 Meeting adjourned at 5:05 pm.