HomeMy WebLinkAbout2020-09-21-G01 Hamilton Ridge Rezoning_PH AGENDA ITEM:
CITY OF WAUKEE, IOWA
CITY COUNCIL MEETING COMMUNICATION
MEETING DATE: September 21, 2020
AGENDA ITEM: Public Hearing on an ordinance to amend Chapter 169, Zoning Ordinance,
City of Waukee, Iowa, by rezoning certain property from A-1 Agricultural
District to R-2 One & Two Family Residential District, R-4 Row Dwelling &
Townhome District, and R-2 One & Two Family Residential District / PD-1
Planned Development Overlay (Hamilton Ridge)*
*Following publication, but prior to the public hearing, the applicant requested
that the R-4 district be removed from the request.
FORMAT: Public Hearing
SYNOPSIS INCLUDING PRO & CON: The applicant, Landmark Development Services, Inc.,
requests approval of a rezoning from A-1 to R-2 and R-2 / PD-1 for property located south of
Ashworth Road and west of R-22 / Ute Avenue. The property is approximately 98.62-acres in area.
The area proposed to be zoned R-2 is 77.32-acres in area. The area proposed to be zoned R-2 / PD-1 is
21.29-acres in area. The applicant received 59.75% consent from surrounding property owners for the
proposed R-2 request and 51.68% consent for the proposed R-2/PD-1 request. As stated above in
subject heading, this rezoning proposal originally included a request to rezone an area to R-4, but after
publication and prior to the City Council public hearing, the applicant chose to remove the R-4 request
from the proposal during the Planning and Zoning Commission meeting.
A concept plan was provided that identifies 118 single family lots that would comply with the standard
R-2 zoning district requirements. The lot sizes on the east side of the development are larger so that
they are more compatible with the adjacent Willow Pines neighborhood. Landscape buffers will be
required on lots that abut Ashworth Road.
The northwest side of the property is the area proposed to be zoned R-2/PD-1 to allow for small lot
development. The concept plan identifies 72 lots for small lot single family development. The
proposed minimum lot size is 5,500 square feet and the minimum lot width proposed is 55 feet. In
addition, the applicant requests reduced front, rear, and side yard setbacks and reduced lot depths.
Similar to other small lot developments that have been approved, staff has included specific provisions
in the planned development that will be required on the proposed R-2 / PD-1 lots. These requirements
include architectural requirements, landscape requirements, minimum floor areas, and minimum of a
two-stall garage. Landscape buffers will be required along lots that abut Ashworth Road or U Place.
A number of street extensions are shown on the concept plan that would provide access and circulation
throughout the development. Improvements to Ashworth Road and U Place would also be required as
part of the development. An extension of Silverleaf Lane is shown from the east that connects to
Ashworth Road. This extension is recommended by City staff as it will provide connectivity to
Ashworth Road and the developments currently under construction north of Ashworth Road which
includes the new elementary school. The connection will also provide additional emergency access to
the Willow Pines neighborhood other than off of Ute Avenue.
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In addition to the infrastructure that would be required to be built by the developer of the property, the
City has plans to install sanitary sewer that would serve the proposed development. The City also has
plans in the works to improve the intersection of Ashworth Road and Ute Avenue and pave the
remaining portion of Ashworth Road to the east. The sanitary sewer project is expected to be complete
by Summer 2021 and the Ashworth Road project is expected to be completed by Spring 2022.
A large outlot is shown on the south side of the property that is 15.89 acres is area that is proposed to
be dedicated to the City for parkland. This parkland would encompass the 100-year floodplain, but
also the adjoining greenway. Acquiring this area would provide the City the opportunity to preserve
the greenway and implement recreational opportunities through the greenway consistent with past
priorities of the City Council.
The Imagine Waukee 2040: Comprehensive Plan identifies the subject property as Single Family
Residential. Single Family Residential is defined as traditional forms of single family housing with lot
sizes ranging from 8,000 square feet to 0.50-acres in area with an average density of 2 to 4 units per
acre. The proposed density of the development is 2 units per acre.
Prior to the Planning & Zoning Commission meeting staff received correspondence from neighboring
residents and property owners expressing their opposition to the request. All correspondence that was
received has been included for your review. The opposition related to several components of the
proposed development including the planned R-4 zoning that was withdrawn from the request at the
Planning and Zoning Commission Meeting. Other points of opposition related to the extension of
Silverleaf Lane, environmental concerns related to the drainageway and grading requirements,
concerns related to the health impacts within the area due to the existing animal confinement facility
located approximately ½ mile to the west, and concerns related to Ashworth Road.
Included with the correspondence was a petition that was signed by 65 different property owners
opposing the request. As required within the City Code, when a petition is presented to the City
Council which represents 20 percent or more of the property which is located within 310 feet of the
boundaries of the proposed rezoning, then the City Council must approve the rezoning request by a
favorable vote of at least four-fifths of all of the members of the City Council. Enough signatures
were provided by adjoining property owners to require the four-fifths favorable vote. A map has been
included which shows the properties that signed the petition. The areas shaded in purple are those that
signed.
FISCAL IMPACT INCLUDING COST/BENEFIT ANALYSIS:
COMMISSION/BOARD/COMMITTEE COMMENT: The Planning and Zoning Commission
reviewed the request at their September 15, 2020 meeting and
recommended approval:
Approval of a Rezoning Related to a Change from A-1 (Agricultural District) to R-2 (One and
Two Family Residential District), R-2 (One & Two Family Residential District)/ PD-1 (Planned
Development Overlay), and R-4 (Row Dwelling & Townhome District) [Hamilton Ridge]
Senior Planner, Andy Kass, introduced the request for rezoning for a single family and medium
density residential subdivision as submitted by the applicant, Landmark Development Services, Inc.
The subject Property is generally located south of Ashworth Road and west of R-22/Ute Ave,
containing approximately 105.38 acres. Correspondence was received in opposition of this rezoning,
which have been forwarded to Commission members upon receipt. Notification was sent to
surrounding property owners on September 8, 2020. At this time the necessary consent for a hearing
has been received for all portions of the request.
Mr. Kass explained that the comprehensive plan and future land use map indicate these areas for the
intended uses as proposed in this rezoning. These plans are decision making tools for staff and City
Officials. Mr. Kass explained that single family zoning is identified as traditional housing forms on
lots that range from 8,000 square feet to ½ acre, while medium density single family is identified as a
density of 4-12 units per acre and includes product styles of row homes, townhomes, and detached
units. The proposed concept plan creates a density of 2 units per acre in the single family residential
and approximately 7.9 units per acre in the medium density portion of the property. At this time there
are no submitted projects for the proposed townhome parcel and any future development is subject to
plat and site plan review.
Mr. Kass advised that infrastructure exists to be extended to serve the area due to several past City
projects and a future sewer extension planned for 2021. Further improvements will be required of the
developer for Ashworth road and the City will improve the intersection of Ashworth Road and R-
22/Ute Ave. The City has already retained an engineer for the intersection improvements and a traffic
study is currently being performed to determine the improvements that will be made to the
intersection. Construction of improvements is expected to begin in 2021. Landscape buffers are
required between the R-4 zoning district and surrounding single family. Parkland dedication is
identified as Outlot Z, a 15.89 acre area that works as a preservation for the floodway and greenbelt
corridor natural to the area.
At this time Staff would recommend approval of the rezoning for Hamilton Ridge.
Commissioner question and responses:
Commissioner Hoifeldt questioned of extending Silverleaf Lane to the west would require a
bridge, and the future of the drainage ditch. Erin Ollendike, 3405 Crossroads Drive, engineer
for the applicant, stated that the City has advised that it needed to connect to Ashworth, and
that the drainage area is the identified location of future Storm Sewer.
Commissioner Hoifeldt questioned if the R-4 area can be a single family residential area.
Mrs. Ollendike advised that the grade of the property and the needed street right of way
dedications would make it difficult to fit a single family product on the site.
Commissioner Hoifeldt questioned about the size of the lots for the small lot single family
development. Mr. Kass advised that the lots are proposed at 5500 square foot minimum. These
would be consistent with the Landing at Kettlestone small lot development. Commissioner
Hoifeldt questioned if this is achieving the affordability initiative that the City Council is
pushing. Director of Development, Brad Deets, advised that there is a difference between
diversified housing and affordable housing. Generally speaking the term affordability has been
identified by the City Council as being able to provide cost of housing at around $1000 dollars
a month. Single family development in Waukee does not allow for that kind of price point, so
by having the smaller lot sizes pricing of homes are able to be brought down into the $250,000
to $300,000 range.
Commissioner Broderick questioned what the maximum density for the R-4 zoning district
is. Mr. Kass advised that it has the potential to allow up to 12 units per acre, however the
concept is only showing 7.9 units per acre. This is just a concept for visualization, any R-4
development is subject to additional review for site plan approval.
Commissioner Inman suggested that the density change seemed abrupt between the
preexisting single family and the medium density, and questioned if the developer had looked
into other options. Mrs. Ollendike advised that she had designed the concept to be consistent
with the comprehensive plan. Bill Spencer, the applicant for the project, advised that the
concept plan is only to fulfill a requirement for the zoning consideration. The location of the
R-4 being so near two main collector roads, Ashworth and R-22, is typical. Mr. Spencer
advised that he has been talking with a few builders interested in building in that area and the
general product is something like twin units ranging in $300,000 to $400,000 dollar range.
Resident questions and responses:
Jordan McCann of 665 Silverleaf Lane, presented concerns with the R-4 product backing up
to $700,000 dollar homes which would devalue them. He also presented concerns of people
using Silverleaf Lane as a cut through to the School or northern neighborhoods instead of
waiting at the light. He also stated that he would want the promise of higher-end $300,000 to
$400,000 dollar townhome products in writing so that a different and lesser product could not
be put in instead. Mr. Kass advised that, based on size and location, a medium density product
is better suited than a single family use. With the property being so close to an intersection
other uses such as commercial or high density products are alternative options. Having the R-4
piece be parkland seems unviable given the proximity to the existing park to the north and
park maintenance abilities. Silverleaf Lane has always been designed as a neighborhood
collector street to move traffic to higher traffic streets such as Ashworth. There are
mechanisms that can be put in place in order to slow traffic down in a residential setting.
John Dvorak of 645 Silverleaf Lane, commented that Staff continues to reference the
Comprehensive Plan, however, that document is just a guide and is not a definitive layout of
the City. The proposed rezoning does not create uniformity and is not a good transition for the
area rather a disruption only good as a financial gain for the developer. Mr. Dvorak suggests
other solutions for the R-4 property as R-4 is more of a commercial to residential transition,
and there is nothing currently in the city that would set a precedent for the current proposal.
Mr. Dvorak also noted that he has concerns about the elevations along the drainage way and
the need to import fill in order to make the project buildable which may not be allowed
through the DNR, causing more issues than betterment on current residents. He also asked for
clarification on the approval needed from Council. Mr. Kass verified that, due to the existence
of a petition, the City Council will need to have a 4/5 majority vote to approve the rezoning.
Second, Mr. Kass advised that the DNR and Army Corps of Engineers are not notified at the
land use stage of a development, rather with site design when geotechnical exploration reports
and engineering are required before any work can begin on the site. Mr. Dvorak advised that
he understood the notification process for the DNR and Army Corps of Engineers, however
with the unique topography of the area, it may require additional review and work which
should be considered as a part of the rezoning application and not after the zoning has been
approved.
Taylor Lamb of 30601 Ashworth Road, advised that the topography of the area needs to be
protected as a natural resource. She also advised that she would like more detail related to
Ashworth Road improvements and plans to get kids to the school safely as there doesn’t seem
to be enough room for two lanes and sidewalks considering the large ditches on Ashworth
currently. She also questioned if there is going to be a stop light at the intersection of
Ashworth Road and R-22. Mr. Kass advised that staff advises minimal tree removal as they
hold importance on an environmental level but also as beneficial to current and future
residents. Until the completion of the traffic study at the intersection of Ashworth Road and R-
22 staff is unable to provide further detail to the improvements for Ashworth Road or which
sort of traffic control measure will be placed at the intersection.
Cody Kilgore of 32059 U Place, advised that he was not supportive of 200 instant neighbors.
This development would be getting rid of natural beauty, and destroying natural habitats. He
also advised that the splitting of the rezoning to require three separate consents allows for the
person selling the property to be used as a consenting party seems underhanded and acts as a
suppressant of opposition. Mr. Kilgore also questioned why this is proposing 200 homes
approximately a quarter of a mile from a Hog Confinement operation. The Confinement is a
nuisance and health risk and if this is going to be allowed, how does the City plan to make
people aware of the Confinement’s existence. Mr. Spencer addressed the concerns stating that
the developer is aware the Confinement exists and that there is no intent to keep secrets. Mr.
Spencer advised that he looks to keep the natural beauty of the area with minimal disturbance
to the creek and drainage way, but that development surrounding a school is needed and that a
vast majority of the development is no different in size than the surrounding properties.
Commissioner Koshy asked for further detail from the developer related to environmental
aspects and density flexibility. Mr. Spencer advised that he expected concern regarding the R-
4 which is why he had started canvasing builders for interest in the higher level product that
would come in at approximately 28-30 units, not what is shown on the concept plan.
Travis Semmens of 3100 Jackpine Drive, expressed concerns with the timing standards for
notifying residents and with the responses from staff that identify a later date to answer
concerns.
Kamal Aderibigbe of 3050 Caterine Court, is concerned for traffic along Silverleaf Lane
and questions why there is the need for the access road when the intersection and other major
road ways are so close. He is concerned for child safety in the area if the street is extended and
advises that he does not think traffic mitigation solutions are a concrete plan. Mr. Kass advised
that Silverleaf Lane started out as a collector street. It also provides an additional access in and
out for the development for emergency access. Specific traffic treatments are more appropriate
for a traffic engineer to review, however the request is not the design level in order to provide
that detail, we are only looking at the use.
Joel Bennett of 3055 Whitepine Court, expressed concern with the fact that there are
multiple questions with no answers and wonders if it is common for developed land to be in
opposition of a rezoning and undeveloped land to be the areas of consent. Director of
Development, Brad Deets, advised that the rezoning process is done one of two ways, either
the applicant submits a request with at least 51% consent which grants them a hearing date
with the Planning and Zoning Commission Board, or the applicant requests a hearing date
directly from the council and does not need consent from surrounding owners. The consent is
not used to influence a decision one way or another, it just allows the hearing with the
Commission before a Public Hearing with the City Council. Mr. Bennett questioned if there
were other locations with R-4 against single family. Mr. Deets advised that there is a
comparable area behind the Lutheran Church of Hope. Mr. Deets advised that he agreed that
the concept plan is not the best option, and would suggest council have the discussion to lessen
the density from what is allowed to what is appropriate for the area.
Zachary McQuistan of 605 Silverleaf Lane, advised this would cost people money that they
have invested into their homes and would appreciate the R-4 be placed somewhere else.
Jennifer Miller of 32059 U Place, expressed concerns about development near the hog
confinement and was curious to know the metric of green space per capita of Waukee and the
proposed development. Mr. Deets addressed the concerns stating that the City Attorney has
discussed with DNR and that, to his understanding, there is a minimum requirement of 1,875
feet between the property line of the confinement and any developable property before the
application for operation would be denied. At this time the site would meet those
requirements. Mr. Kass advised that there is a per capita rating for city parkland dedication of
6.5 acres per 1000 residents.
Joe Oliver of 365 Silverleaf Lane, advised that he understands that the R-4 is the intent of the
space behind his home by the Comprehensive Plan standards, but questions if it is what is
appropriate for the area. The topography questions are not about trees but the differences in
grade elevations. Mr. Kass advised that tonight is regarding the use, topography details get
looked at more closely during the review of preliminary plats.
Todd and Brita Hansen of 625 Silverleaf Lane, advised that he had been in a similar
situation before moving to the area and advised that something like the R-4 zoning can
decrease property values of surrounding neighbors. Mrs. Hansen advised that the fact that
Silverleaf Lane was not a thru-street was one of the reasons they chose this location as it
meant more safety for her children.
Damon and Kimberly Pierson of 32047 Ute Avenue, advised that they were technically part
of the county, but shared concerns about the through streets and child safety.
Commissioner Koshy questioned if, since a majority of the neighbors opposed it, if the
developer would be willing to consider removing the R-4 portion and to look at the option of a
cul-de-sac for Silverleaf Lane. Mr. Spencer advised he was willing to remove the R-4 portion
of the request for the time being to allow more time to review other viable solutions.
Mr. Kilgore gave final comments reiterating the hazards of the hog confinement, advising that
even though something is legal, doesn’t necessarily mean it should be done. He advised that
this project is not the best use of the land and diminishes the cultural and rural nature that
makes the area unique.
Rafael Colon of 695 Silverleaf Lane, advised that he is also a new resident and had discussed
with staff before and wondered the next step to stop the rezoning from continuing would be.
Mr. Kass, who spoke with Mr. Colon previously, advised that he had not intended to present
information that signified that the rezoning was a done deal. The role of City Staff is to present
the information about the submittal and current adopted policies to the Commission, the
recommendation does not have to be taken, the Commission is a separate entity that can make
their own recommendation to the Council. Mr. Deets advised that this is step one of a
rezoning. After this the commission either recommends approval or denial to the Council for
review. In this case a 4/5ths vote is required for either ruling. Currently, the project has a public
hearing with the Council this upcoming Monday, however it will require 3 separate readings.
The Commission can also vote to table action for further information.
Mrs. Lamb returned for final comments asking the commission to oppose the proposal and
require city council to need a 4/5ths majority vote to approve it. She advised there are too
many unanswered questions and recommends public notification bulletins not be placed on
parts of the property where the road is closed in front of it.
Commissioner Inman clarified that the R-4 portion of the request is being removed, Staff
advised that is correct.
Commissioner Hoifeldt advised that he had one statement in regards to the hog confinement
and that is for homebuyers to do their due diligence in the location of where they are
purchasing a home. It is not the City’s responsibility to bring that to your attention, especially
around agricultural land and rural settings. Expecting something like that is not fair to City
Staff nor is it fair to the farmer who owns the confinement.
Commissioner Koshy recommended a motion to approve the rezoning from A-1 Agricultural District
to R-2 One and Two Family Residential District and from A-1 Agricultural District to R-2/PD 1 One
and Two Family Residential District/Planned Development Overlay. He indicated that the motion did
not include the portion of the property considered for rezoning from A-1 Agricultural District to R-4
Row and Townhome Dwelling District. He would also like to include a recommendation to City
Council to further study the continuation of Silverleaf Lane as well as the proximity of the hog
confinement to the development in their review. The motion was seconded by commissioner Hoifeldt.
Ayes: Koshy, Inman, Broderick, Conley and Hoifeldt. Nays: None. Motion Carries.
STAFF REVIEW AND COMMENT: The request before the City Council relates to the use of the
property. The proposed rezoning is in conformance with the Comprehensive Plan. The proposed land
use is consistent with the definition of single family residential provided in the Comprehensive Plan.
In addition, the proposed rezoning is consistent with established land use goals and policies of the
comprehensive plan. Staff would recommend approval of the rezoning request as it pertains to the use
of the property. Staff will be prepared to respond to the other concerns that were presented at the
Planning and Zoning Commission which are more specific to the overall layout of the proposed
development as well as concerns that are typically addressed following the establishment of the use of
the property.
RECOMMENDATION: Staff recommends holding the Public Hearing
ATTACHMENTS: I. Staff Report
II. Rezoning Maps
III. Concept Plan
IV Planned Development
V. Email Correspondence & Petition
VI. Petition Map
VII. Comprehensive Plan Future Land Use Map Excerpt
VIII. Correspondence from Waukee Fire Department
PREPARED BY: Andy Kass, Senior Planner
REVIEWED BY:
PUBLIC NOTICE INFORMATION –
NAME OF PUBLICATION: Dallas County News
DATE OF PUBLICATION: September 10, 2020
PLANNING AND ZONING COMMISSION STAFF REPORT
PROJECT: Hamilton Ridge – Rezoning PREPARED BY: Andy Kass AICP, Senior Planner
REPORT DATE: 9/11/2020 (Updated 9/18/2020)
MEETING DATE: 9/15/2020 (Planning & Zoning)
9/21/2020 (Council)
GENERAL INFORMATION
Applicant: Landmark Development Services, Inc.
Owner:
Phillips-Hamilton, Inc.
Owner’s Representative:
Erin Ollendike, PE - Civil Design Advantage
Request: The applicant is requesting approval of a rezoning for
a single family residential subdivision.
Location and Size: Property is generally located south of Ashworth Road
and west of R-22/Ute Avenue, containing
approximately 98.62-acres.
AREA MAP
ABOVE LEFT: Concept plan of the development identifying the areas proposed to be rezoned. The area in YELLOW is proposed to
be zoned R-2. The area in TAN is proposed to be zoned R-2/PD-1.
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LAND USES AND ZONING
Location Existing Land Use Comprehensive Plan Current Zoning
Property in
Question
Vacant Property Single Family
Residential & Open
Space
A-1 (Agricultural District)
North Daybreak &
Ashworth Acres
Neighborhoods /
Sugar Creek
Elementary
Single Family
Residential &
Medium Density
Residential
R-2 (One & Two Family Residential
District) & A-1 (Agricultural District)
South Sunset Ridge
Neighborhood
Single Family
Residential
A-1 (Agricultural District) & R-2 (One &
Two Family Residential District)
East Willow Pines
Neighborhood
Single Family
Residential
R-1 (Single Family Residential District)
West Agricultural
Residential &
Undeveloped
Single Family
Residential, Medium
Density Residential,
Open Space
A-1 (Agricultural District)
BACKGROUND
The subject property is located south of Ashworth Road and west of R-22/Ute Avenue. The property is 98.62-acres in
area and is currently in use for agricultural purposes. The applicant requests that 77.32-acres of the property be rezoned
to R-2 (One & Two Family Residential District) for single family development. The applicant requests that 21.29-acres be
rezoned to R-2 (One & Two Family Residential District) / PD-1 (Planned Development Overlay) for small lot single
family residential development. This request initially included a proposed rezoning to R-4 (Row Dwelling & Townhome
District, however, the applicant chose to remove that part of the request from the proposal.
The applicant has submitted the necessary consent to the rezoning with consent from 59.5% and 51.68% from
neighboring property owners for the areas proposed to be rezoned. The rezoning signs were placed on the property on
September 8, 2020. Notification to adjacent property owners was mailed on September 8, 2020. Staff has received
correspondence from surrounding property owners regarding the request. The correspondence received has been
included for your review.
PROJECT DESCRIPTION
The concept plan provided indicates 118 lots for standard single family residential development and 72 lots for small lot
single family development. The proposed R-2 lots include a mix of lot sizes that all comply with the R-2 requirements.
Seventy-three (73) of the lots substantially exceed the minimum lot area requirement and would comply with the R-1
standard for minimum lot area. The larger lots are located predominantly on the east side of the property to be
compatible with the existing Willow Pines neighborhood to the east. Landscape buffers will be required along all lots
fronting Ashworth Road and U Place.
In addition the planned lots, the concept plan, identifies the extension of a number of public streets, including
improvements to Ashworth Road, the paving of a portion of U Place along the western plat boundary, and an extension
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of Silverleaf Lane which would connect the Willow Pines subdivision to the proposed development. The extension of
Silverleaf Lane is desired for traffic flow and emergency service access.
Parkland dedication requirements will apply to the project because of its residential nature. The concept plan identifies
Outlot Z as an area to be dedicated to the City of Waukee for parkland dedication. Outlot Z is 15.89-acres in area and
exceeds the required amount of 5.56-acres. The City’s intent for Outlot Z would be to preserve the floodway and
greenbelt corridor. In addition, the nature of the property provides opportunities for future recreational amenities.
Table 1: Standard R-2 requirements.
Category Standard R-2 (minimum)
Lot Area 8,000 square feet
Lot Width 65 feet
Front Yard Setback 30 feet
Rear Yard Setback 30 feet
Side Yard Setback 15 feet (total)
Table 2: R-2/PD-1 requirements.
Category Standard R-2 (minimum) Proposed R-2/PD-1
(minimum)
Lot Area 8,000 square feet 5,500 square feet
Lot Width 65 feet 55 feet
Front Yard Setback 30 feet 25 feet
Rear Yard Setback 30 feet 25 feet
Side Yard Setback 15 feet (total) 10 feet (total)
Lot Depth 110 feet 100 feet
All proposed lots within the Planned Development Overlay area meet or exceed the minimums proposed for lot width,
area, and depth. In addition to the relaxed bulk regulations, the Planned Development Agreement requires the following
provisions for these lots when developed:
Minimum two car garage;
Minimum of 1,100 square feet for a single story home and 1,400 square feet for a two story home;
Adjacent lots cannot share the same building elevation;
15% stone, brick, or stucco on the front of the home facing the public street;
Specific requirements for the use of vinyl siding (4-inch traditional profile, trim elements to be at least 3.5-inch
wide, and the requirement to incorporate decorative materials onto front facades)
Two (2) trees and two (2) shrubs planted on each lot.
COMPREHENSIVE PLAN
The Imagine Waukee 2040: Comprehensive Plan identifies the subject property as Single Family Residential. Single Family
Residential is defined as traditional forms of single family housing with lot sizes ranging from 8,000 square feet to 0.50-acres
in area with an average density of 2 to 4 units per acre. The proposed density (standard lots and small lots combined) of the
project would be 2 units per acre. While the small lots are less than the lot sizes identified in the comprehensive plan they
do provide another housing option to the community and differing price points which are both items that the
comprehensive plan seeks to provide within in Waukee.
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The Comprehensive Plan identifies a number of goals and policies related to land use to assist decision makers with land
use decisions. The following Land Use Goals and Policies are applicable to the proposed rezoning request:
Land Use Goal #3: Maintain a healthy balance in land uses between residential, commercial, office / business park,
industrial, and park / opens space.
Land Use Policy 3.2: Preserve open space corridors to protect sensitive natural areas.
Land Use Policy 3.4: Encourage the diversification of Waukee’s housing options to meet the full lifecycle of
the community’s housing needs.
Land Use Goal #4: Future development in Waukee incorporates appropriate levels of density and design to support
increased housing options and overall long-term neighborhood stability.
Land Use Policy 4.2: Ensure that the density / intensity of development will be compatible with the general
characteristics of the surrounding area in which development is located.
Land Use Goal #5: The physical character and identity of Waukee is maintained through a high degree of aesthetics
and quality development
Land Use Policy 5.2: Guide development to achieve appropriate transitions between different types of land
uses and different levels of densities to ensure that new development is compatible with existing areas.
Land Use Policy 5.4: Encourage the preservation and enhancement of natural, recreational, historical, and
cultural landmarks that are unique and essential to the identity of Waukee.
Land Use Goal #6: New development and redevelopment projects incorporate creative site design.
Land Use Policy 6.1: Preserve and incorporate high quality natural, cultural, and historical features as part of
development projects.
Land Use Policy 6.2: Provide a mix of residential unit styles, values, and densities within the same
development.
STAFF RECOMMENDATION
The proposed zoning districts are consistent with the future land use identified in the Comprehensive Plan. The
proposed development is consistent with the land use goals and policies outlined above for the following reasons:
The proposed development will include a mix of lot sizes, densities, and diverse housing choices.
The overall density of the development is two (2) units per acre, which is consistent with the range provided in
the comprehensive plan for single family residential.
Appropriate transitions will be provided from adjacent development though landscape buffering and transition of
lot sizes
The dedication of the floodplain and adjacent greenbelt area will provide an opportunity to preserve habitat,
open space, and natural features while also affording the ability to provide recreational amenities to the
surrounding area.
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Architectural, landscaping, and floor area requirements will be implemented on the small lot development to
ensure quality and consistent development that is compatible with surrounding lots.
Based on the conformance with the Comprehensive Plan Future Land Use Map and the Land Use Goals and Policies,
staff recommends approval of the rezoning for Hamilton Ridge.
AREA 'A'ASHWORTH ROADU AVE
CIVIL DESIGN ADVANTAGE2004.176HAMILTON RIDGE
ENGINEER: EKO EI: GH
REVISIONS DATE
WAUKEE, IOWA11 FIRST SUBMITTAL 08/11/2020
PUD REZONING MAP
PHONE: (515) 369-4400 FAX: (515) 369-4410
3405 S.E. CROSSROADS DRIVE, SUITE G
GRIMES, IOWA 50111OWNERZONING REZONING DESCRIPTION - AREA 'A'ADJACENT OWNERSHIP - AREA 'A'VICINITY MAPENGINEERASHWORTH ROADINTERSTATE 80UTE AVECITY OF WAUKEECORPORATE LIMITSSITEAPPLICANTWAUKEE, IOWABULK REGULATIONS
AREA 'A'ASHWORTH ROADU AVE
CIVIL DESIGN ADVANTAGE2004.176HAMILTON RIDGE
ENGINEER: EKO EI: GH
REVISIONS DATE
WAUKEE, IOWA11 FIRST SUBMITTAL 08/11/2020
R-2 REZONING MAP
PHONE: (515) 369-4400 FAX: (515) 369-4410
3405 S.E. CROSSROADS DRIVE, SUITE G
GRIMES, IOWA 50111ZONING REZONING DESCRIPTION - AREA 'A'ADJACENT OWNERSHIP - AREA 'A'VICINITY MAP” ” ASHWORTH ROADINTERSTATE 80UTE AVECITY OF WAUKEECORPORATE LIMITSSITEOWNERENGINEERAPPLICANTWAUKEE, IOWA
ORDINANCE NO.
AN ORDINANCE TO AMEND CHAPTER 169, ZONING ORDINANCE, CITY
OF WAUKEE, IOWA BY AMENDING THE ZONING FROM A-1
(AGRICULTURAL DISTRICT) TO R-2 (ONE AND TWO FAMILY
RESIDENTIAL DISTRICT) AND R-2 (ONE AND TWO FAMILY RESIDENTIAL
DISTRICT) / PD-1 (PLANNED DEVELOPMENT OVERLAY) FOR CERTAIN
PROPERTY [HAMILTON RIDGE]
BE IT ORDAINED by the Council of the City of Waukee:
Section 1. Section 160.02 of Chapter 169, Waukee Municipal Code, Zoning
Ordinance of the City, adopting the Official Zoning Map, is hereby amended by
amending the following real estate from A-1 (Agricultural District) to R-2 (One & Two
Family Residential District), legally described as follows:
A PART OF THE NORTHWEST FRACTIONAL QUARTER OF THE NORTHEAST
QUARTER AND A PART OF THE NORTHEAST QUARTER OF SAID
NORTHEAST QUARTER AND THE NORTH 6 ACRES OF THE SOUTHEAST
QUARTER OF SAID NORTHEAST QUARTER, ALL IN SECTION 7, TOWNSHIP 78
NORTH, RANGE 26 WEST OF THE FIFTH PRINCIPAL MERIDIAN, CITY OF
WAUKEE, DALLAS COUNTY, IOWA AND MORE PARTICULARLY DESCRIBED
AS FOLLOWS:
BEGINNING AT THE SOUTHWEST CORNER OF SAID NORTHWEST
FRACTIONAL QUARTER; THENCE NORTH 00°17'09" EAST ALONG THE WEST
LINE OF SAID NORTHWEST FRACTIONAL QUARTER, 748.40 FEET; THENCE
SOUTH 89°42'51" EAST, 80.80 FEET; THENCE EASTERLY ALONG A CURVE
CONCAVE SOUTHERLY WHOSE RADIUS IS 1000.00 FEET, WHOSE ARC
LENGTH IS 82.30 FEET AND WHOSE CHORD BEARS SOUTH 87°21'22" EAST,
82.28 FEET; THENCE SOUTH 84°59'54" EAST, 1142.41 FEET; THENCE NORTH
05°00'06" EAST, 50.56 FEET; THENCE NORTHERLY ALONG A CURVE
CONCAVE WESTERLY WHOSE RADIUS IS 675.00 FEET, WHOSE ARC LENGTH
IS 55.56 FEET AND WHOSE CHORD BEARS NORTH 02°38'38" EAST, 55.54 FEET;
THENCE NORTH 00°17'09" EAST, 123.56 FEET; THENCE NORTHERLY ALONG
A CURVE CONCAVE EASTERLY WHOSE RADIUS IS 350.00 FEET, WHOSE ARC
LENGTH IS 162.72 FEET AND WHOSE CHORD BEARS NORTH 13°36'16" EAST,
161.26 FEET; THENCE NORTHERLY ALONG A CURVE CONCAVE WESTERLY
WHOSE RADIUS IS 350.00 FEET, WHOSE ARC LENGTH IS 199.96 FEET AND
WHOSE CHORD BEARS NORTH 10°33'22" EAST, 197.25 FEET; THENCE NORTH
05°48'39" WEST, 236.43 FEET TO THE NORTH LINE OF SAID NORTHEAST
QUARTER; THENCE NORTH 84°11'21" EAST ALONG SAID NORTH LINE,
1502.82 FEET; THENCE SOUTH 5°48’39” EAST, 200.00 FEET; THENCE SOUTH
68°37’26” EAST, 290.84 FEET TO THE EAST LINE OF SAID NORTHEAST
QUARTER OF THE NORTHEAST QUARTER; THENCE SOUTH 01°06'47" WEST
ALONG SAID EAST LINE, 465.79 FEET TO THE SOUTHWEST CORNER OF LOT
6, WILLOW PINES PLAT 2, AN OFFICIAL PLAT; THENCE SOUTH 01°11'24"
WEST CONTINUING ALONG SAID EAST LINE, 505.77 FEET TO THE
NORTHEAST CORNER OF SAID NORTH 6 ACRES; THENCE SOUTH 00°25'23"
WEST ALONG THE EAST LINE OF SAID NORTH 6 ACRES, 190.70 FEET;
THENCE SOUTH 83°58'59" WEST ALONG THE SOUTH LINE OF SAID NORTH 6
ACRES, 1321.42 FEET TO THE SOUTHWEST CORNER OF SAID NORTH 6
ACRES; THENCE NORTH 00°51'29" EAST ALONG THE WEST LINE OF SAID
NORTH 6 ACRES, 185.46 FEET TO THE NORTHWEST CORNER OF SAID NORTH
6 ACRES; THENCE SOUTH 83°58'08" WEST ALONG THE SOUTH LINE OF SAID
NORTHWEST FRACTIONAL QUARTER OF THE NORTHEAST QUARTER,
1826.47 FEET TO THE POINT OF BEGINNING AND CONTAINING 77.32 ACRES
(3,368,254 SQUARE FEET).
Section 2. Section 160.02 of Chapter 169, Waukee Municipal Code, Zoning
Ordinance of the City, adopting the Official Zoning Map, is hereby amended by
amending the following real estate from A-1 (Agricultural District) to R-2 (One & Two
Family Residential District) / PD-1 (Planned Development Overlay District), legally
described as follows:
A PART OF THE NORTHWEST FRACTIONAL QUARTER OF THE NORTHEAST
QUARTER OF SECTION 7, TOWNSHIP 78 NORTH, RANGE 26 WEST OF THE
FIFTH PRINCIPAL MERIDIAN, CITY OF WAUKEE, DALLAS COUNTY, IOWA
AND MORE PARTICULARLY DESCRIBED AS FOLLOWS:
BEGINNING AT THE NORTHWEST CORNER OF SAID NORTHWEST
FRACTIONAL QUARTER OF THE NORTHEAST QUARTER; THENCE NORTH
84°11'21" EAST ALONG THE NORTH LINE OF SAID NORTHWEST
FRACTIONAL QUARTER OF THE NORTHEAST QUARTER, 1362.91 FEET;
THENCE SOUTH 05°48'39" EAST, 236.43 FEET; THENCE SOUTHERLY ALONG A
CURVE CONCAVE WESTERLY WHOSE RADIUS IS 350.00 FEET, WHOSE ARC
LENGTH IS 199.96 FEET AND WHOSE CHORD BEARS SOUTH 10°33'22" WEST,
197.25 FEET; THENCE SOUTHERLY ALONG A CURVE CONCAVE EASTERLY
WHOSE RADIUS IS 350.00 FEET, WHOSE ARC LENGTH IS 162.72 FEET AND
WHOSE CHORD BEARS SOUTH 13°36'16" WEST, 161.26 FEET; THENCE SOUTH
00°17'09" WEST, 123.56 FEET; THENCE SOUTHERLY ALONG A CURVE
CONCAVE WESTERLY WHOSE RADIUS IS 675.00 FEET, WHOSE ARC LENGTH
IS 55.56 FEET AND WHOSE CHORD BEARS SOUTH 02°38'38" WEST, 55.54 FEET;
THENCE SOUTH 05°00'06" WEST, 50.56 FEET; THENCE NORTH 84°59'54" WEST,
1142.41 FEET; THENCE WESTERLY ALONG A CURVE CONCAVE SOUTHERLY
WHOSE RADIUS IS 1000.00 FEET, WHOSE ARC LENGTH IS 82.30 FEET AND
WHOSE CHORD BEARS NORTH 87°21'22" WEST, 82.28 FEET; THENCE NORTH
89°42'51" WEST, 80.80 FEET TO THE WEST LINE OF SAID NORTHWEST
FRACTIONAL QUARTER OF THE NORTHEAST QUARTER; THENCE NORTH
00°17'09" EAST ALONG SAID WEST LINE, 573.49 FEET TO THE POINT OF
BEGINNING AND CONTAINING 21.29 ACRES (927,603 SQUARE FEET).
Section 3. Planned Development Agreement. Attached hereto as Exhibit A is
the Planned Development Agreement which shall define the minimum standards
and requirements of the PD-1 [Planned Development Overlay District] pertaining
to the above legally described property.
Section 4. Repealer. All ordinances or parts of ordinances in conflict with the
provisions of this ordinance are hereby repealed.
Section 5. Severability Clause. If any section, provision or part of this
ordinance shall be adjudged invalid or unconstitutional, such adjudication shall not affect
the validity of the ordinance as a whole or any section, provision, or part thereof not
adjudged invalid or unconstitutional.
Section 6. Effective Date. This ordinance shall be in effect upon its final
passage, approval and publication as provided by law.
Passed by the Council this _____ day of __________, 2020, and approved this ____ day of
_____________, 2020.
Courtney Clarke, Mayor
Attest:
Rebecca D. Schuett, City Clerk
Exhibit A
Hamilton Ridge – Small Lot Single Family Residential
Development
PLANNED DEVELOPMENT
CITY OF WAUKEE
APPROVED BY WAUKEE CITY COUNCIL ON _____________________, 2020
TABLE OF CONTENTS
HAMILTON RIDGE SMALL LOT SINGLE FAMILY RESIDENTIAL
PLANNED DEVELOPMENT
• Rezoning Request
• Exhibit B – Waukee PD Form
• Exhibit C – Property Legal Description
• Exhibit D – Rezoning Map
• Exhibit E – Conceptual Development Plan
Exhibit B | HAMILTON RIDGE SMALL LOT SINGLE FAMILY RESIDENTIAL –
PLANNED DEVELOPMENT
Waukee, Iowa
Planned Development Overlay District (PD)
Item 1 Purpose and Scope of District
• The subject property is located within a portion of the Hamilton Ridge
Development which is generally located south of Ashworth Road and west of R-
22.
• The proposed Planned Development is an approximately 21.29 acre parcel of
property that is located within the larger Hamilton Ridge Residential
Development. The proposed Planned Development calls for the development of
72 single family residential lots.
• The existing zoning of the Property is A-1 (Agricultural District)
• The proposed underlying zoning of the Property will be R-2 (One and Two Family
Residential District) with the Planned Development Overlay (PD-1) defining the
allowable uses, bulk regulations and restrictions.
Item 2 Location, Size, Legal Description
• See Attached: Exhibit C – Legal Description
Exhibit D – Rezoning Map
Item 3 Conceptual Development Plan
• See Attached: Exhibit E – Conceptual Development Plan
• Exhibit E represents a conceptual development plan showing proposed
development of 72 single family lots in addition to the larger Hamilton Ridge
development.
Item 4 Building Design Standards, including height, materials, sections and other
information required to describe the project
Building design and site standards for the project shall be consistent with the
Waukee Code of Ordinances as well as the additional design characteristics as
follows:
1. Each single family home shall include a minimum of a two-car attached
garage.
2. Each single family home shall require a minimum of 15% stone or brick
on the front street facing elevation of the home.
3. Adjoining lots cannot consist of the same elevation.
4. A minimum of two (2) trees and two (2) shrubs shall be planted on each
lot.
5. Vinyl siding shall be permitted utilizing Royal Crest Double 4-inch (102
mm) Traditional Profile or reasonable equivalent.
6. All trim elements surrounding windows and doors shall be a minimum of
3½ inches in width.
7. Front elevations shall incorporate other decorative material elements
such as Board and Batten, Half Rounds, or Shake.
Item 5 Bulk Regulations – Including Density Regulations, Setbacks, Maximum Heights,
and other design standards specific to the Project
Single Family Residential
All lots and homes shall be consistent with the R-2 One and Two Family
Residential District requirements with the following exceptions and
modifications as specified below:
1. Density. Five (5) Dwelling Units/Acre maximum
2. Minimum Floor Area. 1,100 square feet – single story & 1,400 square feet –
two story
3. Front Yard. Twenty-five (25’) feet minimum
4. Side Yards. Total of ten (10) feet – minimum of five (5) feet on each side
5. Rear Yards. Twenty-five (25’) feet minimum
6. Minimum Lot Size. 5,500 square feet
7. Minimum Lot Width. Fifty-five (55) feet
8. Minimum Lot Depth. One hundred (100) feet
Item 6 Uses of Property – Including Principal Permitted Uses and Accessory
Uses
Those uses and accessory uses only as permitted within the R-2 (Single
Family Residential) Zoning District.
Item 7 Open Space, Landscape and Buffer Regulations
1. Minimum open space and landscaping shall be as described within the City of
Waukee Code of Ordinances in addition to provisions as specified below:
a. A minimum of two (2) trees and two (2) shrubs shall be planted on
each lot.
END OF DOCUMENT
EXHIBIT C
LEGAL DESCRIPTION
A PART OF THE NORTHWEST FRACTIONAL QUARTER OF THE NORTHEAST
QUARTER OF SECTION 7, TOWNSHIP 78 NORTH, RANGE 26 WEST OF THE
FIFTH PRINCIPAL MERIDIAN, CITY OF WAUKEE, DALLAS COUNTY, IOWA
AND MORE PARTICULARLY DESCRIBED AS FOLLOWS:
BEGINNING AT THE NORTHWEST CORNER OF SAID NORTHWEST
FRACTIONAL QUARTER OF THE NORTHEAST QUARTER; THENCE NORTH
84°11'21" EAST ALONG THE NORTH LINE OF SAID NORTHWEST
FRACTIONAL QUARTER OF THE NORTHEAST QUARTER, 1362.91 FEET;
THENCE SOUTH 05°48'39" EAST, 236.43 FEET; THENCE SOUTHERLY ALONG A
CURVE CONCAVE WESTERLY WHOSE RADIUS IS 350.00 FEET, WHOSE ARC
LENGTH IS 199.96 FEET AND WHOSE CHORD BEARS SOUTH 10°33'22" WEST,
197.25 FEET; THENCE SOUTHERLY ALONG A CURVE CONCAVE EASTERLY
WHOSE RADIUS IS 350.00 FEET, WHOSE ARC LENGTH IS 162.72 FEET AND
WHOSE CHORD BEARS SOUTH 13°36'16" WEST, 161.26 FEET; THENCE SOUTH
00°17'09" WEST, 123.56 FEET; THENCE SOUTHERLY ALONG A CURVE
CONCAVE WESTERLY WHOSE RADIUS IS 675.00 FEET, WHOSE ARC LENGTH
IS 55.56 FEET AND WHOSE CHORD BEARS SOUTH 02°38'38" WEST, 55.54 FEET;
THENCE SOUTH 05°00'06" WEST, 50.56 FEET; THENCE NORTH 84°59'54" WEST,
1142.41 FEET; THENCE WESTERLY ALONG A CURVE CONCAVE SOUTHERLY
WHOSE RADIUS IS 1000.00 FEET, WHOSE ARC LENGTH IS 82.30 FEET AND
WHOSE CHORD BEARS NORTH 87°21'22" WEST, 82.28 FEET; THENCE NORTH
89°42'51" WEST, 80.80 FEET TO THE WEST LINE OF SAID NORTHWEST
FRACTIONAL QUARTER OF THE NORTHEAST QUARTER; THENCE NORTH
00°17'09" EAST ALONG SAID WEST LINE, 573.49 FEET TO THE POINT OF
BEGINNING AND CONTAINING 21.29 ACRES (927,603 SQUARE FEET).
EXHIBIT D
REZONING MAP
EXHIBIT E
CONCEPTUAL DEVELOPMENT PLAN
R-226th StU PlUte AveAshworth Rd
Daybreak Dr
C o t t o n w o o d D rSerenity DrS i l v e r l e a f L n
Ind ia n Ri dg e Dr
C h e s t n u t D r Sunflower DrJackpine DrMaple CtPainted Woods DrWhite Pine CtOakview CtBelmont Blvd
A r r o w h e a d D r
Bison TrlCaterine CtCrescent Ridge DrEl Dorado Ct
Augusta Ct
Westwind CtAbbott DrScenic View DrAdobe DrCity of Waukee
Legend
Planned Land Use
Growth Area Planned Land Use
Urban Reserve
Rural Residential
Single Family Residential
Medium Density Residential
High Density Residential
Neighborhood Commercial
Community Commercial
Regional Commercial
Mixed Use
Business Park
Light Industrial Office
Technology Center
Institutional
Park
Open Space
Wetland
ROW
1
Andy Kass
From:Brad Deets
Sent:Friday, September 18, 2020 1:39 PM
To:Andy Kass
Subject:FW: Hamilton Ridge
Brad Deets, AICP, Development Services Director
City of Waukee
204 W. Hickman Road, Waukee, IA 50263
O: 515-978-7899 | M: 515-250-7986
bdeets@Waukee.org | Waukee.org
Please Note that our offices have moved to 204 W Hickman
Road just south of Waukee City Hall
From: Brad Deets <bdeets@waukee.org>
Sent: Friday, September 18, 2020 1:39 PM
To: Brad Deets <bdeets@waukee.org>
Subject: RE: Hamilton Ridge
From: Clint Robinson <crobinson@waukee.org>
Sent: Friday, September 18, 2020 11:43 AM
To: Brad Deets <bdeets@waukee.org>
Subject: RE: Hamilton Ridge
Brad,
The fire department is requesting that Silver leaf LN be extended to Ashworth RD as part of the continuing development.
If there is a problem with Silver Leaf LN close to Ute or Jack pine, it has the potential to restrict or completely cut off
access to the remainder of the development.
From an emergency access perspective that scenario would have serious life safety and property conservation
implications.
If the ability to enhance emergency response access is possible, I believe we should take advantage.
An additional access point will very useful when Ute Ave is reconstructed.
2
Clint Robinson
Fire Chief
Waukee Fire Department