West Davenport neighbors worry about development proposal

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By Tory Brecht | Wednesday, October 22, 2008 12:45 AM CDT | () comments

A rural corner of far west Davenport is shaping up to be the battleground for a debate pitting the need for growth against the wishes of established residents.

Muscatine, Iowa, area developer Jerry Sulzberger wants to build apartments, duplexes and single-family homes on 70 acres of land nestled between Ricker Hill Road and West River Drive, about a half-mile east of Interstate 280.

To do so, he will need the Davenport City Council to support rezoning the area from agricultural and single-family residential to a “planned development district.” He intends to name the development Deer Woods.

At a time when Davenport leaders are worrying about slow housing starts, a stretched property tax base and a difficult budget season looming — the prospect of 189 new residential units anywhere in the city is inviting.

However, the protest rate from neighbors — who have enjoyed bucolic, country living for years, despite being near a major highway — is high. They are particularly worried about density, rental housing and the commercial strip area proposed.

“If you look at the surrounding area, it’s pretty much all single-owner homes on large lots,” said Doug Casad, who lives on a three-acre property adjacent to the proposed development. “Most of my neighbors have at least one or two acres. To just plop a bunch of high-density stuff in the middle of all this seems pretty inconsistent.”

Matt Flynn, Davenport’s senior manager for planning, said incorporating mixed-use development in that area is compatible with the city’s comprehensive plan. The fact the project is adjacent to a U.S. highway weakens arguments against commercial or multifamily zoning, he said.

The issue promises to be a tough balancing act for aldermen. The city’s Plan & Zoning Commission has supported the project, and it will come before the City Council’s Community Development Committee on Oct. 29.

Alderman Nathan Brown, whose 1st Ward includes the project site, said he can’t support it as proposed.

“Obviously, we want to see the city grow as much as possible, but honestly, I am opposed because of the density,” he said. “I also think it’s too far out west for the city to give adequate and effective services.”

When Sulzberger made his pitch to the Plan & Zoning Commission, he suggested that the small retail area included would serve existing neighbors, cut down on the need to travel to other locations and be an economic boon to the city. He also pointed out that he is not seeking any financial assistance from the city.

“The tax base created would exceed the city’s financial requirement to support this site,” he said.

Casad, and several other neighbors, said they wouldn’t object to single-family homes — even on a fairly large scale. But they are worried about who might end up renting the 66 proposed apartment units.

“I understand why (Sulzberger) wants to include that, it gives him a wide marketing tool for selling the land,” Casad said. “Selling land for a commercial venture like apartments is probably easier. But all he’s doing is selling the land. We don’t know if who he sells it to will make sure it’s a well-managed complex.”

Mayor Bill Gluba shares the concern about rental units but noted that new development is sorely needed.

“Our council, in their goals, made economic development, growth, jobs and increasing the tax base our No. 1 priority,” he said. “At first glance, I’m glad to see some sort of development proposed out there. But I don’t like the idea of apartments. That could be a red flag to me and the council members.”

The city already has enough “problem” apartment complexes, the mayor said.

“We will take a look at the recommendation from Plan & Zoning and decide what is best,” he added.

“These zoning changes are some of the most difficult decisions a council can make,” 2nd Ward Alderman Shawn Hamerlinck said. “We should encourage development on the west side of Davenport, however, you have to make sure the development is appropriate for the neighborhood and the community as a whole. We need to make sure the project is going to complement the neighborhood and work for the residents.”

Hamerlinck said he hasn’t dug into the details yet and remains open-minded.

Dianne Homan, who has lived off West River Drive for 33 years, said she understands that progress means development coming out to the city limits. But she wants it to be smart development, and she’s not convinced Deer Woods fits the bill.

“I could see houses and maybe duplexes, but I think apartments are a little much,” she said. “It’s just not too good a place to put something like that.”

Tory Brecht can be contacted at (563) 383-2329 or tbrecht@qctimes.com.

What’s next

The Davenport City Council’s Community Development Committee will discuss the Deer Woods rezoning at 5:30 p.m. Oct. 29 at Davenport City Hall, 226 W. 4th St.

About the development

Jerry Sulzberger, who owns an excavating company and does residential development in the Muscatine, Iowa, area, has been seeking rezoning on land he owns in west Davenport since 2000.

Eight years ago, he sought rezoning of about 15 acres from residential to commercial and multi-family. At that time, sewer service concerns and the cost of other infrastructure improvements derailed the plan.

His newest plan — to convert some 70 acres of cornfields and tree-lined ridges into a multi-use residential and commercial development — has been supported by the Plan & Zoning Commission and will soon head to the Davenport City Council for more discussion.

Elements of the proposed “planned development district” include:

- A total of 189 residential units, consisting of 66 apartments in 11 six-unit buildings; 34 single-family attached units in a duplex/townhouse style; and 89 units of single-family detached units.

- The single-family homes would likely be in the $300,000 to $500,000 range.

- A small strip mall and convenience store with gas station along West River Drive. Allowable commercial uses would be retail sales, restaurant, professional office, banks and sales of gas.

According to a report filed by Sulzberger, the concept of Deer Woods is to be an all-inclusive residential community.

“The varied housing segments allow a person to remain in the general development throughout their life,” the report states. “Living styles can begin as a single rental apartment, progress to ownership in a home or duplex unit, and move upward to a lakeside condominium or a trophy house with a rural backyard setting.”

The report states that the project would move forward in stages. Initially, single-family units adjacent to Ricker Hill Road, multi-family apartments and the retail section would be developed.

“The proposed project is viewed as a staged development, driven by economic factors,” Sulzberger told the Plan & Zoning Commission.