HomeMy WebLinkAbout2020-09-21-G02 Prairie Rose 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-4 Row Dwelling & Townhome District and R-2 One & Two
Family Residential District / PD-1 Planned Development Overlay (Prairie
Rose)
FORMAT: Public Hearing
SYNOPSIS INCLUDING PRO & CON: The applicant, Landmark Development Services, Inc.,
requests approval of a rezoning from A-1 to R-4 and R-2 / PD-1 for property located north of NW
Gracewood Drive and west of Warrior Lane. The property is approximately 36.22-acres in area. The
area proposed to be zoned R-4 is 22.78-acres in area. The area proposed to be zoned R-2 / PD-1 is
11.66-acres in area. The applicant received 53% consent for the proposed R-2/PD-1 request and 56.2%
consent for the R-4 request.
The south 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 33 lots for small lot single family development. The
proposed minimum lot size is 7,150 square feet and the minimum lot width proposed is 55 feet. In
addition, the applicant requests reduced side yard setbacks. 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.
In addition, to the single family lots, the concept plan identifies a number of townhome buildings
constructed on the northern portion of the property proposed to be zoned R-4. In total, 165 units are
shown. There is no planned project at this time and the concept is merely showing the maximum
number of units that could go on the property. Any future development will require a site plan
approval.
Parkland dedication requirements will apply to the project because of its residential nature. Parkland
will be provided with the dedication of the greenbelt area to the west. The City’s intent would be to
preserve the floodway and greenbelt corridor. In addition, the nature of the property provides
opportunities for future recreational amenities.
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 single family portion of the project would be 2.8 units per acre.
While some of 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.
G2
The R-4 district allows up to 12-units per acre to be developed. As shown on the concept plan the
density of the area proposed to be zoned R-4 would be 7.2 units per acre. The area proposed to be
zoned R-4 is located in close proximity to the future intersection of Warrior Lane and NW Douglas
Parkway. R-4 zoning in this location would provide a transition between existing and future land uses
and what will be in a significant intersection within Waukee. In addition, townhomes or rowhomes
would provide an alternative housing option in an area that will likely continue to grow predominantly
with single family residential development to the west.
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 &
Two Family Residential District)/ PD-1 (Planned Development Overlay), and R-4 (Row Dwelling
& Townhome District) [Prairie Rose]
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 north of NE Gracewood Drive and west of N. Warrior Lane,
containing approximately 36.22 acres.
Mr. Kass advised that the applicant requests that 11.66 acres be rezoned for R-2/ PD for small lot
single family residential development, and the remaining 22.78 acres to be rezoned to R-4 for
townhome development. The concept plan provided identifies approximately 33 lots for small lot
single family development and 165 townhome units to the north. Development on the site will be
subject to additional review if the rezoning is approved.
Mr. Kass explained that the concept plan identifies a 25 foot landscape buffer along the perimeter of
the townhome units, and additional landscape buffers will be required along the single family lots that
front N. Warrior Lane. As part of this development, a public street is shown through the residential
development, private streets provide access through the townhome development, and improvements to
warrior lane and an extension of NW Douglas Parkway will be required.
At this time staff would recommend approval of the rezoning for Prairie Rose.
Jan Blazanin, of 600 NW Little Walnut Creek Drive, questioned if the land between her
property line and the R-4 development would remain zoned conservation. Mr. Kass advised
that the area, identified as north of the lift station, would be included in the rezoning but had
underlying factors that makes the area undevelopable.
Ms. Blazanin questioned about the size of the lots compared to the southern development
identified as Indi Run. Mr. Kass advised that the lots just south of Ms. Blazanin’s property
would be considered medium density development meaning townhomes either attached or
detached would be acceptable products for the area where the lots are maintained by a
homeowners association. What is shown is just a concept. The R-2 portion of the development
would have lots that may be narrower than the Indi Run development but by square footage,
the majority of the lots are comparable in size.
Ms. Blazanin questioned if improvements to the intersection of Warrior lane and Hickman are
in the near future. Director of Development Services, Brad Deets, advised that there is
improvements set for this intersection anticipated in the next 1-2 years to provide a right turn
lane. The City also plans to extend the final piece of NE Douglas Parkway to N. Warrior Lane
in 2021.
Commissioner Hoifeldt moved to approve the rezoning related to a change from A-1 (Agricultural
District) to R-2 (One & Two Family Residential District)/ PD-1 (Planned Development Overlay), and
R-4 (Row Dwelling & Townhome District) [Prairie Rose], subject to any remaining staff comments.
Commissioner Inman seconded the motion. Ayes: Koshy, Inman, Broderick, and Hoifeldt. Nays:
None. Motion Carries.
STAFF REVIEW AND COMMENT: The proposed rezoning is in conformance with 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.
RECOMMENDATION: Staff recommends holding the Public Hearing
ATTACHMENTS: I. Staff Report
II. Rezoning Maps
III. Concept Plan
IV Planned Development
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: Prairie Rose – Rezoning PREPARED BY: Andy Kass AICP, Senior Planner
REPORT DATE: September 11, 2020
MEETING DATE: September 15, 2020
GENERAL INFORMATION
Applicant: Landmark Development Services, Inc.
Owner:
Broderick Family, LP
Owner’s Representative:
Erin Ollendike, PE - Civil Design Advantage
Request: The applicant is requesting approval of a rezoning for
a single family and medium density residential
subdivision.
Location and Size: Property is generally located north of NE Gracewood
Drive and west of N. Warrior Lane, containing
approximately 36.22-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/PD-1. The area in ORANGE is proposed to be zoned R-4.
September 11, 2020
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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, Wetland
A-1 (Agricultural District)
North Sahu Acres
Neighborhood
Single Family
Residential & Open
Space
AR (Agricultural Residential)
South Indi Run
Neighborhood
Single Family
Residential
R-2 (One & Two Family Residential
District)
East Fox Creek Estates
Neighborhood
Single Family
Residential, High
Density Residential,
and Neighborhood
Commercial
R-1 (Single Family Residential District)
West Vacant Property Single Family
Residential, Open
Space, Wetland
A-1 (Agricultural District) & COS
(Conservation & Open Space District)
BACKGROUND
The subject property is located north of NW Gracewood Drive and west of N. Warrior Lane. The property is 36.22-
acres in area and is currently in use for agricultural purposes. The applicant requests that 11.66-acres be rezoned to R-2
(One & Two Family Residential District) / PD-1 (Planned Development Overlay) for small lot single family residential
development. The remaining 22.78-acres are proposed to be rezoned to R-4 (Row Dwelling & Townhome District) for
townhome development.
The applicant has submitted the necessary consent to the rezoning with consent from 53% and 56.2% from neighboring
property owners for the areas proposed to be rezoned. The rezoning signs was placed on the property on September 8,
2020. Notification to adjacent property owners was mailed on September 8, 2020. Staff has not received any
correspondence from adjoining property owners.
PROJECT DESCRIPTION
The concept plan provided indicates 33 lots for small lot single family development. In addition to the single family lots,
the concept plan shows a 165-unit townhome development on the north side of the property. The townhome units will
be subject to site plan review and approval prior to being authorized for construction. A 25-foot landscape buffer will be
required along the perimeter of the townhome units to screen from adjacent existing and future single family lots.
Landscape buffers will be required along all lots fronting N. Warrior Lane. Conceptual layout for future development to
the west is shown, but is not included in this request.
As part of the development of the property, improvements to Warrior Lane and an extension of NW Douglas Parkway
will be required. A public street is shown within the single family portion. Private streets would provide access through
the townhomes.
September 11, 2020
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Parkland dedication requirements will apply to the project because of its residential nature. Parkland will be provided
with the dedication of the greenbelt area to the west. The City’s intent 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-4 requirements.
Category Standard R-4 (minimum)
Lot Area 3,500 square feet per unit
Lot Width 20 feet per unit
Front Yard Setback 30 feet
Rear Yard Setback 30 feet
Side Yard Setback 15 feet
Table 2: R-2/PD-1 requirements.
Category Standard R-2 (minimum) Proposed R-2/PD-1
(minimum)
Lot Area 8,000 square feet 7,150 square feet
Lot Width 65 feet 55 feet
Front Yard Setback 30 feet 30 feet
Rear Yard Setback 30 feet 30 feet
Side Yard Setback 15 feet (total) 10 feet (total)
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 of the single family portion of the project
would be 2.8 units per acre. While some of 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.
The R-4 district allows up to 12-units per acre to be developed. As shown on the concept plan the density of the area
proposed to be zoned R-4 would be 7.2 units per acre. The area proposed to be zoned R-4 is located in close proximity to
the future intersection of Warrior Lane and NW Douglas Parkway. R-4 zoning in this location would provide a transition
September 11, 2020
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between existing and future land uses and what will be in a significant intersection within Waukee. In addition, townhomes
or rowhomes would provide an alternative housing option in an area that will likely continue to grow predominantly with
single family residential development to the west.
STAFF RECOMMENDATION
The proposed zoning districts are generally consistent with those identified in the Comprehensive Plan. Based on the
conformance with the Comprehensive Plan staff recommends approval of the rezoning for Prairie Rose.
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-4 (ROW DWELLING & TOWNHOME
DISTRICT) AND R-2 (ONE AND TWO FAMILY RESIDENTIAL DISTRICT) /
PD-1 (PLANNED DEVELOPMENT OVERLAY) FOR CERTAIN PROPERTY
[PRAIRIE ROSE]
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-4 (Row
Dwelling & Townhome District), legally described as follows:
THE NORTHEAST QUARTER AND A PART OF THE SOUTHEAST QUARTER OF
THE NORTHEAST QUARTER OF SECTION 28, TOWNSHIP 79 NORTH, RANGE
26 WEST OF THE FIFTH PRINCIPAL MERIDIAN IN THE CITY OF WAUKEE,
DALLAS COUNTY, IOWA AND MORE PARTICULARLY DESCRIBED AS
FOLLOWS:
COMMENCING AT THE NORTHEAST CORNER OF SAID NORTHEAST
QUARTER OF THE NORTHEAST QUARTER; THENCE SOUTH 89°46'18" EAST
ALONG THE NORTH LINE OF SAID NORTHEAST QUARTER OF THE
NORTHEAST QUARTER, 50 FEET TO THE WESTERLY RIGHT OF WAY OF
NORTH WARRIOR LANE AND THE POINT OF BEGINNING; THENCE SOUTH
00°01'00" WEST ALONG SAID WESTERLY RIGHT OF WAY LINE, 222.89 FEET
TO THE NORTH LINE OF PARCEL "AA" OF SAID NORTHEAST QUARTER, AS
SHOWN IN THE PLAT OF SURVEY RECORDED IN BOOK 2013, PAGE
1934;THENCE 113.00 FEET TO THE NORTHWEST CORNER OF SAID PARCEL
"AA"; THENCE SOUTH 00°01'00" WEST ALONG THE WESTERLY LINE OF SAID
PARCEL "AA", 150.00 FEET TO THE SOUTHWEST CORNER OF SAID PARCEL
"AA"; THENCE SOUTH 89°59'00" EAST ALONG THE SOUTHERLY LINE OF
SAID PARCEL "AA", 113.00 FEET TO THE SOUTHEAST CORNER OF SAID
PARCEL "AA" AND SAID WESTERLY RIGHT OF WAY LINE OF NORTH
WARRIOR LANE; THENCE SOUTH 00°01'00" WEST ALONG SAID WESTERLY
RIGHT OF WAY LINE OF NORTH WARRIOR LANE, 1563.79 FEET; THENCE
NORTH 89°59'06" WEST, 639.47 FEET; THENCE NORTH 21°52'19" WEST, 348.21
FEET; THENCE NORTH 29°59'11" EAST, 474.97 FEET; THENCE NORTH 00°46'22"
EAST, 658.70 FEET; THENCE NORTH 38°41'34" EAST, 696.82 FEET TO THE
NORTH LINE OF SAID NORTHEAST QUARTER OF THE NORTHEAST
QUARTER; THENCE SOUTH 89°46'18" EAST ALONG SAID NORTH LINE, 87.88
FEET TO THE POINT OF BEGINNING AND CONTAINING 22.78 ACRES (992,129
SQUARE FEET). THE PROPERTY IS SUBJECT TO ANY AND ALL EASEMENTS
OF RECORD.
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 SOUTHEAST QUARTER OF THE NORTHEAST QUARTER OF
SECTION 28, TOWNSHIP 79 NORTH, RANGE 26 WEST OF THE FIFTH
PRINCIPAL MERIDIAN IN THE CITY OF WAUKEE, DALLAS COUNTY, IOWA
AND MORE PARTICULARLY DESCRIBED AS FOLLOWS:
BEGINNING AT THE NORTHEAST CORNER OF INDI RUN PLAT 1, AN
OFFICIAL PLAT, THENCE NORTH 89°52'26" WEST ALONG THE NORTHERLY
LINE OF SAID INDI RUN PLAT 1 AND THE NORTH LINE OF INDI RUN PLAT 2,
AN OFFICIAL PLAT, 745.70 FEET; THENCE NORTH 13°14'26" WEST, 216.48
FEET; THENCE NORTH 17°58'37" EAST, 505.52 FEET; THENCE SOUTH 89°59'06"
WEST, 639.47 FEET TO THE WESTERLY RIGHT OF WAY LINE OF NORTH
WARRIOR LANE; THENCE SOUTH 00°01'00" WEST ALONG THE SAID
WESTERLY RIGHT OF WAY LINE OF NORTH WARRIOR LANE, 693.04 FEET TO
THE POINT OF BEGINNING AND CONTAINING 11.66 ACRES (507,888 SQUARE
FEET). THE PROPERTY IS SUBJECT TO ANY AND ALL EASEMENTS OF
RECORD.
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
Prairie Rose – Small Lot Single Family Residential
Development
PLANNED DEVELOPMENT
CITY OF WAUKEE
APPROVED BY WAUKEE CITY COUNCIL ON _____________________, 2020
TABLE OF CONTENTS
PRAIRIE ROSE 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 | PRAIRIE ROSE 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 Prairie Rose Development
which is generally located north of NW Gracewood Drive and west of N. Warrior
Lane.
• The proposed Planned Development is an approximately 11.66 acre parcel of
property that is located within the larger Prairie Rose Residential Development.
The proposed Planned Development calls for the development of 33 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. Thirty (30’) feet minimum
4. Side Yards. Total of ten (10) feet – minimum of five (5) feet on each side
5. Rear Yards. Thirty (30’) feet minimum
6. Minimum Lot Size. 7,150 square feet
7. Minimum Lot Width. Fifty-five (55) 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 SOUTHEAST QUARTER OF THE NORTHEAST QUARTER OF
SECTION 28, TOWNSHIP 79 NORTH, RANGE 26 WEST OF THE FIFTH
PRINCIPAL MERIDIAN IN THE CITY OF WAUKEE, DALLAS COUNTY, IOWA
AND MORE PARTICULARLY DESCRIBED AS FOLLOWS:
BEGINNING AT THE NORTHEAST CORNER OF INDI RUN PLAT 1, AN
OFFICIAL PLAT, THENCE NORTH 89°52'26" WEST ALONG THE NORTHERLY
LINE OF SAID INDI RUN PLAT 1 AND THE NORTH LINE OF INDI RUN PLAT 2,
AN OFFICIAL PLAT, 745.70 FEET; THENCE NORTH 13°14'26" WEST, 216.48
FEET; THENCE NORTH 17°58'37" EAST, 505.52 FEET; THENCE SOUTH 89°59'06"
WEST, 639.47 FEET TO THE WESTERLY RIGHT OF WAY LINE OF NORTH
WARRIOR LANE; THENCE SOUTH 00°01'00" WEST ALONG THE SAID
WESTERLY RIGHT OF WAY LINE OF NORTH WARRIOR LANE, 693.04 FEET TO
THE POINT OF BEGINNING AND CONTAINING 11.66 ACRES (507,888 SQUARE
FEET). THE PROPERTY IS SUBJECT TO ANY AND ALL EASEMENTS OF
RECORD.
EXHIBIT D
REZONING MAP
EXHIBIT E
CONCEPTUAL DEVELOPMENT PLAN