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HomeMy WebLinkAbout2020-06-15-G01 Painted Woods South Rezoning_PH AGENDA ITEM: CITY OF WAUKEE, IOWA CITY COUNCIL MEETING COMMUNICATION MEETING DATE: June 15, 2020 AGENDA ITEM: Public Hearing on an ordinance to amend Chapter 169, Zoning Ordinance, City of Waukee, Iowa, by rezoning and changing certain property therein to modify PD-1, a property known as Painted Woods South FORMAT: Public Hearing SYNOPSIS INCLUDING PRO & CON: The subject property was rezoned as a part of the larger rezoning application for Painted Woods South in 2018. The property in question was rezoned to R-2 One and Two Family Residential with a Planned Development Overlay. The purpose for the Planned Development Overlay was to allow for lots smaller than those required within the R-2 Zoning District. As a part of the negotiations for the smaller lots, the applicant agreed to certain architectural criteria for the houses to be built on the lots which included variation in elevations, minimum two -stall garage requirements, requirements for brick or stone on the front façade as well as a prohibition of the use of vinyl siding on the homes to be constructed. At the time, staff was concerned about the consistency from an architectural standpoint of these homes and the adjoining Painted Woods developments to the north. The developer, West Side Land Company, LLC, on behalf of the builder, DR Horton, is requesting the Planned Development Overlay be revised to allow for the use of vinyl siding. The proposed Planned Development has been revised to reflect the use of vinyl siding as an acceptable material as well as additional provisions on the front elevations of the homes to create architectural interest including minimum standards for trim elements and the use of varying textures of siding product. No other changes are proposed to the Planned Development. FISCAL IMPACT INCLUDING COST/BENEFIT ANALYSIS: COMMISSION/BOARD/COMMITTEE COMMENT: The Planning and Zoning Commission reviewed the request at their June 9, 2020 meeting and recommended approval: Approval of a Rezoning related to an amendment to the Planned Development for property zoned R-2 (One and Two Family Residential District) / PD-1 (Planned Development Overlay District) [Painted Woods South] Director of Development Services, Brad Deets, introduced the request for an amendment to the stipulations outlined in a planned development document as presented by the applicant, West Side Land Company, LLC. The subject property is generally located north of Interstate 80 and east of R-22/Ute Avenue. The lots affected are numbered 27-75 of Painted woods South Plat 1, a development rezoned in 2018. Necessary consent to the rezoning has been submitted, and no correspondence for or against the rezoning has been submitted to staff. G1 Mr. Deets explained that the original use for the Planned Development Overlay was to allow reduced minimums deviating from the regular R-2 bulk regulations. These smaller lots, in exchange, would have defined design standards, specifically that vinyl siding is a prohibited material on these lots. The applicant has an interested builder who is requesting the option to utilize vinyl siding, and in exchange the applicant has agreed to the following: 1. Vinyl siding shall be permitted utilizing Royal Crest Double 4 inch Traditional Profile or a reasonable equivalent. 2. All trim elements surrounding windows and doors will be at least 3.5 inches 3. Front elevations will incorporate other decorative material such as Board and Batten, Half Rounds, or shake 4. Front Elevation shall incorporate a minimum of 25% stone or brick Mr. Deets advised that the preference of staff is to maintain the prohibition of vinyl siding and deny the amendment to the existing planned development. While vinyl is a widely used material, Staff believes that vinyl siding would be contrary to maintaining the uniformity of building materials within the Painted Woods South development and existing neighborhoods bordering the development.  Commissioner Hoifeldt questioned what on the elevations would not be included if the request for vinyl siding was denied. Mr. Deets advised that in the original Planned Development documents, there is no specification on the width of the Hardie Board siding. The specific material difference between vinyl and Hardie Board is the only difference.  Seth Moulton, a representative of the applicant, explained that the lots along the north of the area in question act as a natural buffer between the larger lot single family neighborhood to the north and the small lot development in question. Vinyl allows the homes to be offered at a lower price point to provide more affordable housing in such a desirable area. The maintenance of Hardie Board over vinyl also acts as a financial burden to those that would purchase these homes in the future. Mr. Moulton also advised that the developers of this area live in the neighborhood to the north and are fine with the change in material.  Commissioner Hoifeldt questioned what the difference of cost was between Hardie Board siding and Vinyl. Mr. Moulton advised that on a house such as the ones presented, the cost of Hardie Board siding and the painting of it comes to a general cost of 9,000 to 12,000 dollars. Mr. Moulton also specified that the different material does not provide that type of increase in valuation.  Commissioner Koshy questioned what the price of homes were estimated to be. Mr. Moulton advised that the anticipated price would be between 260,000 and 300,000. Commissioner Hoifeldt commented that the price seemed high for the product presented. Mr. Moulton discussed that the applicant had done market studies and the lots in Waukee are some of the most expensive. The product presented also has a higher square footage than the usual small lot project. Commissioner Broderick advised that the numbers seemed accurate for other studies he had taken part in for the area.  Commissioner Koshy verified what the motion would mean. Mr. Deets advised that the action is always made in the affirmative and it is the Commission’s choice to approve or deny the change. Staff recommendation is just a recommendation. The project moves to the City Council for review either way.  Commissioner Streit questioned if there was any neighbor correspondence. Mr. Deets advised that based on distance standards, very few neighbors were close enough to receive a notification. Mr. Streit questioned if that would change with the Council review. Mr. Deets advised that the requirements are the same from the commission review as for the Council review.  Commissioner Hoifeldt made a comment that he doesn’t have much of a problem with the vinyl as they back up to the street and other housing projects separate this development from the current neighborhood. Commissioner Streit agreed. Commissioner Hoifeldt moved to approve a rezoning related to an amendment to the planned development for property zoned R-2 (One and Two Family Residential) / PD-1 (Planned Development Overlay District) [Painted Woods South]. The motion was seconded by commissioner Broderick. Ayes: Ward, Broderick, Streit, Koshy, and Hoifeldt. Nays: None. Motion Carries. STAFF REVIEW AND COMMENT: The prohibition of vinyl siding was agreed to in exchange for smaller lot sizes within the development as a part of the 2018 rezoning request and the development has proceeded and the lots have been constructed. Staff’s recommendation to prohibit vinyl siding as a part of the 2018 rezoning approval was due to concerns of continuity and consistency within the overall Painted Woods neighborhood and staff continues to stand by that recommendation related to the prohibition of vinyl siding associated with this development. RECOMMENDATION: Staff recommends holding the Public Hearing ATTACHMENTS: I. Staff Report II. Rezoning Map III. Colored Renderings PREPARED BY: Brad Deets, Development Services Director REVIEWED BY: PUBLIC NOTICE INFORMATION – NAME OF PUBLICATION: Dallas County News DATE OF PUBLICATION: June 4, 2020 PLANNING AND ZONING COMMISSION STAFF REPORT PROJECT: Painted Woods South – Rezoning PREPARED BY: Brad Deets, Development Services Director REPORT DATE: June 5, 2020 MEETING DATE: June 9, 2020 GENERAL INFORMATION Applicant/Owner: West Side Land Company, LLC Owner’s Representative: Erin Ollendike, P.E. with Civil Design Advantage, LLC Request: The applicant is requesting approval of an amendment to the existing Planned Development (PD-1) Location and Size: Property is generally located north of Interstate 80 and east of R-22/Ute Avenue, containing approximately 15.66 acres and is referenced as Lots 27-75 of Painted Woods South Plat 1. AREA MAP ABOVE LEFT: Aerial of Property identifying the proposed plat (outlined in ORANGE). June 5, 2020 2 of 3 LAND USES AND ZONING Location Existing Land Use Comprehensive Plan Current Zoning Property in Question Single Family Lots Medium Density Residential R-2 (One and Two Family Residential District) and PD-1 (Planned Development Overlay) North Single Family Residential Single Family Residential R-1 (Single Family Residential District) South Interstate 80 N/A N/A East Single Family Lots Single Family Residential R-1 (Single Family Residential District) West Townhome Lots Medium Density Residential R-4 (Row Dwelling and Townhome Dwelling District) BACKGROUND The subject property is a part of the Painted Woods South subdivision that was rezoned in 2018 to a combination of single family lots meeting the R-1 zoning district standards, townhome lots and smaller single family lots with an underlying zoning district of R-2. The smaller single family lots included a Planned Development Overlay which further defines the requirements and design standards of the smaller single family lots. The developer is completing the public improvements associated with the development and it is anticipated that the City Council will consider a final plat for the entire development within the next 30 days. The property subject to this request is the property that has been developed as smaller single family lots and is defined on the final plat for Painted Woods South as lots 27-75. The total areas consists of approximately 15.66 acres. The applicant has submitted the necessary consent to the rezoning. Notification to adjacent property owners was mailed on June 1, 2020. To date, staff has not received any correspondence either for or against the proposed rezoning. PROJECT DESCRIPTION The applicant is requesting approval of an amendment to the Planned Development Overlay specific to the architectural requirements of the smaller single family lots as it relates to siding material. The Planned Development Overlay was required because the lots did not meet the minimum R-2 Zoning District Requirements. Specifically the minimum requirements for lots within the subject property are as follows: Table 1: Standard R-2 requirements in comparison to the Planned Development. Category Standard R-2 (minimum) Proposed PD-1/R-2 (minimum) Lot Area 8,000 square feet 7,000 square feet Lot Width 65 feet 55 feet Side Yard Setback 15 feet total (7 feet minimum) 10 feet total (5 feet on each side) In exchange for the smaller lot sizes, the applicant agreed to certain architectural standards as defined within the Planned Development Overlay. Specifically, the current planned development specifies that vinyl siding is a prohibited material on those lots designated within the Planned Development Overlay. June 5, 2020 3 of 3 The applicant has a builder interested in purchasing the lots but is requesting the option to utilize vinyl siding. The applicant is requesting changes be made to the Planned Development to allow for the option of vinyl siding. In exchange for use of vinyl siding, the applicant has agreed to additional architectural provisions as specified below:  Vinyl Siding shall be permitted utilizing Royal Crest Double 4 inch (102 mm) Traditional Profile or reasonable Equivalent  All trim elements surrounding windows and doors shall be a minimum of 3 ½ inches  Front elevations shall incorporate other decorative material elements such as Board and Batten, Half Rounds or Shake  Front elevation shall incorporate a minimum of 25% stone or brick STAFF RECOMMENDATION Staff recommends denial of the request to amend the existing planned development for the Painted Woods South development. Vinyl siding is a quality building material that has been and is currently used widely across existing neighborhoods in Waukee, but in this instance, Staff believes that vinyl siding would be contrary to maintaining the uniformity of building materials within the Painted Woods South development and existing development surrounding the property. Staff did negotiate a specific type of vinyl siding to be used and other architectural standards that will be required if the amendment is approved, however, the preference of staff is to maintain the prohibition of vinyl siding.