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HomeMy WebLinkAbout2009-07-28-Planning and Zoning Commission MinutesMINUTES OF THE TUESDA Y JULY 28,2009 PLANNING AND ZONING COMMISSION MEETING. Chairman Mook called the July 28,2009 meeting of the Planning and Zoning Commission to order at 6:00 p.rn. Roll Call.Chairman Mook asked for a roll call and the following Commissioners were present: Hassebroek,Hoifeldt,Steele,Schmidt,Airhart,and Mook.Absent:Dutcher.Others in attendance:Brad Deets,Beu Landhauser,Dennis Dowell,David Smith,Erin Ollendike,Torn Wollan,Eric Rose,Linda Schaut,Bill Ludwig,Russell Booth,Myrta Booth,Bruce Pierce,and Doug Brockman. Agenda Approval.Motion by Commissioner Schmidt,seconded by Commissioner Steele,to approve the agenda for July 28,2009."Ayes:Schmidt,Steele,Hoifeldt,Airhart,Hassebroek,and Mook.Nays: None.Motion carried, Approval of June 23,2009 Regular Meeting Minutes.Motion by Commissioner Hoifeldt,seconded by Commissioner Hassebroek to adopt the June 23,2009 Regular Meeting Minutes."Ayes:Hoifeldt, Hassebroek,Schmidt,Steele,Airhart,and Mook.Nays:None.Motion carried. Open Forum.No one appeared to address the Commission during the Open Forum. Approve the Rezoning from A-I (Agricultural District)to C-4 (Office Park Commercial District) and PD-I (Planned Development District -Overlay)a parcel to be known as Fox Green Office Park.Director of Development Services,Brad Deets described the proposed office park concept related to the rezoning request to the Commission.It is the intent of the applicant to develop the proposed office park utilizing sustainable concepts aud practices.A planned development document has been designed to identify specific site and building practices that must be considered in the development of the individual sites.The proposed rezoning is consistent with the Alice's Road Corridor Plan and Waukee Comprehensive Plan which identifies the property for office park and commercial uses.The allowable uses within the C-4 zoning district include business and professional offices,medical offices and clinics, hospitals,libraries,funeral homes and mortuaries.Other auxiliary uses that are intended to serve the users of the business and professional offices such as bookstores,drug stores,snack shops and restaurants are permitted as long as they are interior to the building that houses the business or professional offices. As a part of the Planned Development,an additional use of the property as a business conference/small events center has been identified.The applicant has preliminarily laid out a development plan consistent with the acquisition and engineering completed for the Alice's Road alignment.Alice's Road is intended to be a six lane arterial roadway integrated with designated turning lanes and minimal access points.It is anticipated that SE Ashworth Road will be expanded as a four lane roadway with a center median in the future.Due to the grade alld some other issues with alignment,it is anticipated that the majority of the roadway expansion will occur on the south side of the road.An additional ten feet of right of way has been identified within the Development Plan for the project related to future expansion of Ashworth Road.The projectis anticipated to be internally serviced with one looped street providing ingress and egress to SE Ashworth Road and SE Alice's Road.Adequate right of way has been identified for turning lanes and adequate.lane width to service the internal development.Both access points are expected to be full access intersections based upon the street layouts for Alice's Road and Ashworth Road as well as the access point locations to adjacent properties.The Development Plan also identifies a potential driveway connection to the north.For the purposes of this document,it has been identified as a private roadway although as the development continues to evolve,there is a possibility that this connection could become a public street.The developer has been in discussions with the City regarding some possible alternative designs for the proposed internal street due to the desire to develop a sustainable office park.The actual design will be defined as a part of the preliminary plat and construction drawings for the development. City staff has expressed to the applicant that exploring possible altemative street designs would be positively received on the City's end assuming the positives and negatives of any alternative street designs are fully explored and addressed.To the greatest extent possible,driveway access intemal to the development will be limited by using a number of shared driveways and interconnecting the individual site parking lots.Provisions for maintenance responsibility are required to be defined as a part of the final platting documents for the development.The bulk regulations and architectural requirements proposed within the Planned Development are fairly consistent with the minimum required of the underlying C-4 zoning district.Minimum open space and landscaping has been defined within the Planned Development document.The Planned Development document proposes the minimum parking requirements for the site shall be four parking stalls per 1,000 square feet of gross floor area which is consistent with office park designs.The Planned Development Document indicates a level of commitment by future development to follow both LEED Certification and Low Impact Design principles.One of the areas within the LEED process that the applicant has identified to be carried throughout the development is for individual sites to not exceed parking beyond the minimum required by the City.This is intended to be accomplished by an interconnected driveway and parking lot system with a minimum of four stalls per 1,000 square feet of gross floor area provided by each property.Required open space will be 25%of each lot.However,it has been written into the Planned Development document as it relates to LEED certification that each lot must exceed the minimum open space by 30%.As such,ultimately the minimum open space per lot will be 32.5%which is more restrictive than the underlying zoning district. 1, Bill Ludwig,of William Ludwig and Associates,briefly spoke to the Commission and indicated that the applicant and City Staff were still discussing the particulars related to the types of storm water management practices and street designs.Commissioner Mook expressed some caution to the Commission about the potential types of altemative pavements and storm water management practices that had been discussed previously and questioned whether the City had existing standards for such alternatives.Brad Deets explained that the City's standards would apply to any proposed alternatives and were not inclusive of traditional storm water and public improvement designs.He further indicated that City Staff would be cautious to ensure that the maintenance related to alternative designs for public improvements would be comparable to existing practices.Commissioner Schmidt questioned why initial improvements to Ashworth Road were not being indicated on the development plan.Deets explained that engineering related to the future build out of the roadway has not been started,but the applicant would be responsible for covering half of the costs associated with future improvements adjacent to the property. Commissioner Schmidt asked if the internal street was intended to be public or private.Deets stated that at this time it was anticipated to be public.Commissioner Mook questioned if key intersection improvements would be completed as a part of the project.Deets explained that the City would be completing key intersection improvements for entire intersections as opposed to one corner at a time to ensure a consistent look of the entire intersection.Therefore,improvements would not be made at this time at the Ashworth Road and Alice's Road intersection until the City was prepared to complete the entire scope of work in that location.Commissioner Hoifeldt questioned how the City would address the community village concept identified in the Comprehensive Plan at the Alice's Road and Ashworth Road intersection.Deets explained that City Staff had discussed development plans with the property owners south of the proposed development who had interest in providing the types of uses consistent with the community village concept.He further expressed that the property to the south would provided a better location due to its proximity and visibility from Interstate 80.Russell Booth,representative of Booth Family Farms,approached the Commission and expressed his desire to have a future access to Alice's Road provided to the Booth Family Farm property which is situated adjacent to the proposed office park development to the west.Commissioner Hoifeldt asked Mr.Booth if a land use or preferred development type had been planned for the Booth Family Farm property.Mr.Booth stated that a specific development plan had not been prepared,but the family had intended the property to be developed as a residential use of some type.Commissioner Hoifeldt stated that it might not be a good idea to provide a direct access from a residential use into a commercial use,Mr.Booth noted that he was concemed with maintaining the value of the property and wanted to make sure that an east/west connection would be provided through his property to Alice's Road.Linda Schaut,of the Greater Dallas County Development Alliance, stated that the applicant was not aware ofthe Booth Family's desire to develop their property and would be interested in exploring possibilities for incorporating their property into the development plans of this project if the future laud nse was consistent or complimentary of the office park.Commissioner Hoifeldt requested that the applicant and the Booth family discuss the access possibilities as the project moves forward.Myrta Booth approached the Commission and questioned the types of storm water management measures would be taken as she had concern about drainage to tbe property south of the project.Bill Lndwig stated that the project would exceed requirements of development for detention aud retention as the low impact design concepts would try to absorb and/or mitigate as much storm water coming into and created by site development as possible. Motion by Commissioner Airhart,seconded by Commissioner Schmidt,to "Approve the rezoning from A -I Agricultural District to C-4 Office Park Commercial District and PD-1 Planned Development Overlay,a parcel to be known as Fox Green Office Park."Ayes:Airhart,Schmidt,Steele,Hoifeldt, Hassebroek,and Mook.Nays:None.Motion carried. Approve the site plan for Thomas Place Senior Living.Brad Deets briefly described the project to the Commission.The 14.14 acre site is proposed to be developed as a senior living campus involving the construction of a 116 unit apartment building.The placement of the building and site amenities has been modified slightly from the rezoning sketch that was provided as a part of the rezoning submittal,primarily due to the circumstances surrounding the existing drainage channel running through the site from the cul- de-sac on SE Westbrooke Drive to the detention pond in the northeast corner.The drainage channel has been found to be a Waterway of the U.S.as classified by the Army Corps of Engineers.So as not to adversely affect the drainage channel,the applicant has relocated the placement of the building from the middle of the site to the south.At this time the applicant is not showing the location of any specific site improvements surrounding the drainage area as they will be working with the Army Corps of Engineers to determine how to treat the drainage way.The applicant will be resnbmitting plans for site amenities at a later date as they are required to be provided by the FHA funding agreement.Parking for the building is proposed to be a combination of internal and external parking.Access will be provided from SE Brick Drive and SE Westbrooke Drive with the SE Brick Drive serving as the primary access to the site.The proposed building materials exceed the Site Plan Ordinance requirements for multi-family developments. David Smith,co-developer of the project,spoke to the Commission about the details related to the funding and development requirements with the Iowa Finance Authority (lFA)as the project has been approved to receive funding as a Section 42 project.Commissioner Hoifeldt requested clarification on the brick types proposed for the building.Commissioner Steele asked if the future site improvement plans would be submitted to the Commission aud Councilor if they would be reviewed and approved by City Staff.Brad Deets explained that staff had intended for the review to be on a staff level,but would request that the proposal be brought before the Commission and Council if there was concern with any of the potential improvments.Commissioner Hassebroek requested clarification on the treatment of site access related to the proposed split entrance on SE Brick Drive and unified access on SE Westbrooke Drive. Brad Deets explained that staff would work with future development east of the property to make the access point align correctly.Mr.Smith indicated the applicant's desire to keep the split access on SE Brick Drive as it aided in the circulation pattern internal to the development and would like to keep the unified access on SE Westbrooke Drive as proposed.He further noted that the access on SE Westbrooke Drive had been requested of the Waukee Fire Department,but also viewed the access as beneficial to residents of the project due as it provided a direct route to Alice's Road where many commercial amenities were planned by the City.Commissioner Airhart questioned if the reconfiguration of the site would lend itself to being split or include an additional building in the future.Mr.Smith commented that the applicant had applied for additional funding through the lFA to use the 1602 funds which would require the project to remain in place as proposed for 30 years.He further expressed that there was no intention to include additional buildings on site at this time.Commissioner Mook questioned if alternative storm water management methods would be utilized as the applicant designed the layout of the remaining property.Mr.Smith noted that his engineer would certainly identify potential alternatives,but was unsure whether or not they would be used. Motion by Commissioner Hoifeldt,seconded by Commissioner Steele,to "Approve the site plan for Thomas Place Senior Living."Ayes:Hoifeldt,Steele,Airhart,Schmidt,Hassebroek,and Mook.Nays: None.Motion carried. Approve the site plan for Prairieview School -Auditorium Addition.Brad Deets briefly explained the project to the Commission.The Waukee Community School District is proposing to construct an auditorium addition onto the Prairieview School building which will provide performance space with 400 seats for viewers.The proposed addition will be situated on the west side of the existing building and is cousistent in design to the rest of the building.Parking will be provided by existing parking surrounding the building. Tom Wollan,of FRK Architects,approached the Commission and briefly explained the building material treatment and how the addition would be integrated into the site.Commissioner Steele questioned if the proposed auditorium space would fulfill the needs of the growing school district.Mr.Wollan explained that the proposed auditorium space would provide a different type of performance space than the existing 617 seat space at tbe Waukee High Schoo!. Motion by Commissioner Steele,seconded by Commissioner Hassebroek,to "Approve the site plan for the Auditorium Addition to the Prairieview Schoo!."Ayes:Steele,Hassebroek,Hoifeldt,Schmidt,and Mook.Nays:None.Abstain:Airhart.Motion carried. Discussion:Proposed mixed-use zoning for 435 Street.Brad Deets briefly explained to the Commission that Doug Brockman,owner of an existing chiropractic clinic at 280 Ashworth Drive purchased the 435 Laurel Street property a few years ago and has interest in relocating his practice to Laurel Street.The Laurel Street property has an existing house on it that is rented out.Mr.Brockman intends on subdividing the property into two lots;one for the existing house,and the other for a new building that would house his chiropractic office and an apartment.Based upon the current zoning of the property (C-IA)the construction of a new residential dwelling of any type is not permitted.The existing house on the property is permitted as au existing non-conforming use.In order to permit an apartment dwelling and an office unit to be constructed on the property,the land would need to be rezoned.Staff has reviewed the language related to the Planned Developmenl District -Overlay and feels the project could meet the existing requirements to rezoning the property in order to permit the proposed mixed-use concept.The Downtown plan that was recently adopted in the spring of 2009 identified this area as an office park district,with Laurel Street being the dividing line between the suggested office and mixed-use land uses.With these variables in mind,staff requested that the applicant present the concept to the Planning and Zoning Commission for their discussion to receive input on the proposed mixed-use building. Mr.Brockman approached the Commission and explained that his intent was to provide a space adjacent to his office where his children could be entertained as they spend a significant amount of time at his current practice.Commissioner Hoifeldt questioned if the proposed apartment unit indicated on a draft floor plan would be owner occupied or a rented space.Mr.Brockman indicated that his intent was to provide a space for his children to be and viewed the building as an integrated space,but meutioned that it could also provide a living space for his sister who works at the chiropractic clinic.The Commission expressed concern as to whether or not the proposal met the Downtown Plan's intent to be developed as I an Office Park District.Commissioner Hoifeldt stated that he felt a building type with a commercial use on the street level with a dwelling unit above would be more appropriate in meeting the intent of the Downtown Plan.Commissioner Mook stated that he would prefer to see the site developed as an office use only and noted that the existing house on the property would provide a good opportunity for a living space without creating a new bnilding that wasn't consistent with the City's plans for development in the area.Commissioner Schmidt stated that rezoning a single property was probably not in the best interest of the City and plans for a unified development would be a much better approach than taking rezoning requests on a case by case basis.Ben Landhauser,City Planner,explained that the Downtown Plan had identified the zoning of the area as C-2,but due to the current wording of the ordinance,the proposed property could not be rezoned to C-2 unless it was adjacent to an existing property zoned C-2.He further noted that the proposed project would be a permitted use in the C-2 District.Bruce Pierce,of Concepts in Design,approached the Commission and asked what the applicant conld do to revise the project and meet their approval.Commissioner Mook suggested that the plans be revised to remove the dwelling unit and instead look at providing space within the office for his children that meets the allowable uses of the current zoning district. New Business.Director of Development Services,Brad Deets,briefed the Commission on some previous commercial and school projects that have started construction or are close to completing construction. Adjournment.Motion by Commissioner Steele,second by Commissioner Hoifeldt,to adjourn the meeting at 8:10 P.M.Ayes:Steele,Hoifeldt,Airhart,Hassebroek,Schmidt,and Mook.Nays:None. Motion carried.Meeting adjourned.Ittt1u1t--- Brian Mook,Planning &Zoning Chairman Chad Airhart,Planmng and Zoning Secretary