Opinion ID: 1280802
Heading Depth: 1
Heading Rank: 3

Heading: Super Majority Vote Requirement.

Text: The governing body of a city, the council, may amend its zoning ordinances at any time it deems circumstances justify such action, and such an amendment is valid if statutory procedural requirements are followed, and the amendment is not unreasonable or capricious, nor inconsistent with the spirit of the zoning statute. Keller v. City of Council Bluffs, 246 Iowa 202, 207-08, 66 N.W.2d 113, 116-17 (1954). There is a strong presumption of legality when reviewing city zoning ordinances, and if the validity of the classification for zoning purposes is fairly debatable, the council's judgment must be allowed to control. Brackett v. City of Des Moines, 246 Iowa 249, 260, 67 N.W.2d 542, 547 (1954). An amendment to a city zoning ordinance requires the new ordinance be in accordance with the city's comprehensive plan, that it be considered after notice at a public hearing, and that the ordinance be read on three different days. Iowa Code §§ 380.3, 414.3, .4. The reclassification of the Yaw property in 1979 from single-family to multiple-family residence district was accomplished by the adoption of an ordinance. The validity of this reclassification is not challenged. The surrounding property owners make two procedural challenges to the council's action. They urge approval of a revised site development plan requires both the favorable vote of at least three-fourths of all council members and the approval be accomplished by adoption of an ordinance, not merely a resolution. At the time of the reclassification of the property Iowa law provided: Such regulations, restrictions, and boundaries may, from time to time, be amended, supplemented, changed, modified, or repealed. In case, however, of a protest against such change signed by the owners of twenty percent or more either of the area of the lots included in such proposed change, or of those immediately adjacent in the rear thereof extending the depth of one lot or not to exceed two hundred feet therefrom, or of those directly opposite thereto, extending the depth of one lot or not to exceed two hundred feet from the street frontage of such opposite lots, such amendment shall not become effective except by the favorable vote of at least three-fourths of all the members of the council. Iowa Code § 414.5 (1979). In 1984 the provisions of section 414.5 were amended to clarify the eligibility of property owners to protest and to require that the written protest be filed with the city clerk. 1984 Iowa Acts ch. 1176, § 1. The statute was further amended in 1985. Added to the statute, as the second and third sentence, was the following: Notwithstanding section 414.2, as a part of an ordinance changing land from one zoning district to another zoning district or an ordinance approving a site development plan, a council may impose conditions on a property owner which are in addition to existing regulations if the additional conditions have been agreed to in writing by the property owner before the public hearing required under this section or any adjournment of the hearing. The conditions must be reasonable and imposed to satisfy public needs which are directly caused by the requested change. 1985 Iowa Acts ch. 9, § 2. The surrounding property owners urge the addition of or an ordinance approving a site development plan was intended to require a site development plan to be approved by ordinance. The city argues the legislative purpose was stated by the legislature as an act authorizing a city or county to impose additional conditions upon property owners as a condition to zoning changes. The district court concluded the city's procedure for approval of a revised site development plan does not require the adoption of an ordinance. We agree. The approval of a site development plan is not rezoning. The site development plan is a map showing the configuration of the property, the location and dimensions of the proposed buildings, landscape data, engineering data and other factual information relating to the intended development of the property. The site plan allows the city to assure compliance with the city zoning regulations and other various city codes and regulations. Generally, a city may exercise any power not inconsistent with state law. See Iowa Code § 364.2 (1991); City of Clinton v. Sheridan, 530 N.W.2d 690, 693 (Iowa 1995). A city council exercises its power by the passage of a motion, a resolution, an amendment, or an ordinance. Iowa Code § 364.3(1). An ordinance means a city law of a general and permanent nature. Id. § 362.2(18). In contrast a resolution or motion means a council statement of policy or a council order for action to be taken. Id. § 362.2(20). Administrative decisions of a city council may be made by resolution. Bryan v. City of Des Moines, 261 N.W.2d 685, 687 (Iowa 1978). The city's code provides the council may approve, approve with modification, or disapprove a revised site development plan by resolution after recommendation from the city planning commission. This process is a part of the mechanics for enforcing the city's zoning code; it is an administrative device whereby the city exercises oversight and control. Although the 1979 original Yaw site development plan and rezoning request was submitted to the city and approved and adopted by city ordinance, the repeal of the site development plan and the approval of the revised plan submitted by the church was by council resolution. When a site development plan is not submitted with a request to rezone the property, council approval by resolution is sufficient. The city has authority to establish zoning districts and to regulate and restrict construction and the use of building structures and land. Iowa Code §§ 414.1, .2. Prior to the 1985 amendment, the statute required a super majority vote of the council before amendment of regulations, restrictions, and boundaries of the zoning ordinance if a protest was filed. The 1985 amendment included the additional language or an ordinance approving a site development plan. By its plain language, this phrase applies only to an ordinance that approved a site development plan. The city's provisions allowing approval of a revised site development plan by resolution can be harmonized with Iowa Code section 414.5. We conclude that Iowa Code section 414.5 does not require a three-fourths, super majority, of the members of the council to approve the revised site plan.