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Home My WebLink About2018-02-20-H01 Prairie Crossing Townhomes Rezoning _PH AGENDA ITEM: CITY OF WAUKEE, IOWA CITY COUNCIL MEETING COMMUNICATION MEETING DATE: February 20, 2018 AGENDA ITEM: Public Hearing on an ordinance to amend Chapter 301, Zoning Ordinance, City of Waukee, Iowa by rezoning and changing certain property therein from C-4 (Office Park Commercial District) to R-4 (Row Dwelling and Townhome Dwelling District), a parcel to be known as Prairie Crossing Townhomes FORMAT: Public Hearing SYNOPSIS INCLUDING PRO & CON: Alice’s LC, owner, and Grayhawk Homes of Iowa, applicant are requesting approval of a rezoning of approximately 8 acres of property that is located at the corner of NE Horizon Drive and NE Archer Avenue from C-4 Office Park Development to R-4 Row Dwelling and Townhome Dwelling District. The applicant has provided the necessary petitions and consents to request consideration of the proposed rezoning. Staff has prepared a memo attached which identifies concerns that have been raised by owners of the One Neck Data Center (Team Des Moines Partners, LLC) related to potential conflicts with sound that is generated by the Data Center. The memo also identifies potential solutions to mitigating the concerns related to potential sound. FISCAL IMPACT INCLUDING COST/BENEFIT ANALYSIS: COMMISSION/BOARD/COMMITTEE COMMENT: The Planning and Zoning Commission reviewed this request on February 13, 2018 and recommended approval subject to several requirements of the developer related to the sound mitigation. Approval of a Rezoning related to a Change from C-4 (Office Park Commercial District) to R-4 (Row Dwelling and Townhome District) [Prairie Crossing Townhomes] Development Services Director Brad Deets introduced the previously tabled rezoning to the commission. He advised that it was originally brought before the commission at the January 9th meeting and was tabled with the grounds to find a solution to the possible noise issues between Alice’s L.C and One Neck/Team Solutions regarding the impact a future expansion of the data center may have on residential neighbors. Mr. Deets also advised that currently the city does have a noise ordinance but no specifics on sound H1 except for music that is associated with a special event permit. He did mention that in a 2013 rezoning approval, the City of Waukee entered into a Memorandum of Understanding with One Neck Solutions acknowledging the potential sound level of 70 dBA at the property line. The applicant, Alice’s LC, and one neck also have a private agreement that established an escrow account, which still exists, for improvements to help in the mitigation of sound if complaints were received from the adjoining neighborhood. Mr. Deets also explained that there were several options submitted by the applicant including the following: 1. Incorporate the legal description of the subject property to be rezoned into the existing private development agreement 2. Create a covenant on the property which would go with future sales on the property that acknowledges the presence of the data center and potentials for expansion and stipulate that the sound emitted should not be considered noxious or offensive. 3. Create a separate noise easement which would go with future sales on the property that stipulates a maximum level of 70 dBA at the property line without it being considered a nuisance. Subject to the applicant following through with the steps that have been presented to date, staff is supportive of the proposed rezoning request and recommend approval.  Commissioner Hoifeldt questioned if the current facility emitted 70 Decibels at the property line. The concerned party advised that it was a projection at the final build out. Commissioner Martin questioned if anyone knew the current noise emissions. The concerned party advised no.  Commissioner Hoifeldt addressed the concerned party if the agreements were something that could be agreed on. Joel Templeman, the attorney for Team/One Neck Solutions, advised that at this time with no finalized documents stating those conditions, his client was not comfortable agreeing. He advised that his party did not agree that the rezoning was compatible with surrounding land uses, and that his client now had the possibility of conflicts with new owners. He advised that he recommended holding the project until the three specified documents, noise easement, covenant creation, and amendment to the planned development agreement document, were finalized and an agreement between all parties had been reached.  Commissioner Broderick questioned where the additional development on the site would go directionally. Hank advised they would be additions to the current building and extended to the west.  Commissioner Tietz questioned if there were any plans currently in place for the additions. Hank Koch, Senior Vice President of One Neck Solutions, advised that there is a building master plan, but trying to anticipate machinery that will be available at that time, and the noise output, is difficult. The recommendation is roughly three times what we are producing now in an effort to estimate the noise output.  Stewart Ruddy, Legal Counsel for Alice’s LC, Chuck Bishop, and Grayhawk Homes, advised that, while they are prepared to do what it takes to be good neighbors, he did not feel it was fair for his company and clients to be at the mercy of One Neck Solutions to complete a noise mitigation and a future expansion. Currently the private agreement is open ended, meaning it collects until the expansion at the moment. He advised that if they agree to not have noise leave their property at over 70 decibels, and Alice’s lc and grayhawk agree to accept up to 70 decibels, he was unsure where the problem was. At the moment he was concerned that waiting on an agreement could mean they lose their buyer.  Commissioner Broderick questioned which of the three documents would cause the hold up. Mr. Ruddy advised that the amendment would be what would take time as it would include readdressing the current verbiage that leaves the escrow account open. Commissioner Streit questioned what that meant. Mr. Ruddy advised that the escrow sits, gaining 3 percent annually waiting for the expansion. The owners of the property would like there to be a cut off at some point.  Mr. Koch advised that the relationship with Alice’s lc has been amicable over the years, as there isn’t a study needed at this point, he believes the process can move forward provided the documents are provided so that agreements can be made.  Commissioner Broderick did advise that the parties had time to come to an agreement as the rezoning would have 3 council readings either way. Mr. Ruddy advised he would commit to delivering the documents by the end of the week.  Commissioner Hoifeldt questioned about the berm to the east. Chuck Bishop, the engineer for the project, advised that there was a 30 foot buffer to the east and as this line had walk out basements it is actually a step down, not a berm up. All bedrooms are on the westward sides of the homes. Commissioner Hoifeldt continued, questioning what would be used. The applicant advised typically evergreen trees 6 feet tall. Grayhawk would be fine offering a wider tree line.  The representative with Grayhawk homes advised that each unit had an air conditioner which give off at least 70 decibels anyways right next to the home. Mr. Koch advised that the winter fan banks were a different noise than the summer towers, and wouldn’t be covered necessarily by an air conditioner.  Commissioner Broderick questioned the legal representatives if there was a middle ground. Mr. Templeman advised that his client would need all three documents. Mr. Ruddy advised to suggest approval contingent upon all three documents as the sale was of an importance that the documents would be priority if that is what was needed. Commissioner Hoifeldt moved to approve a rezoning related to a change from C-4 (Office Park Commercial District) to R-4 (Row Dwelling and Townhome District) [Prairie Crossing Townhomes] subject to the Owner/Developer revising the existing private development agreement with One Neck related to the Prairie Crossing Development to include the property that is the subject of the current rezoning request, creation and recording of a private covenant on the property which addresses the potential noise considerations and the impact to the townhome property and the creation and recording of a sound easement which addresses the potential noise considerations and the impact to the townhome property. The motion was seconded by Commissioner Tietz. Ayes: Ward, Streit, Broderick, Hoifeldt, Tietz, and Martin. Nays: None. Motion Carries. STAFF REVIEW AND COMMENT: Staff is supportive of the proposed rezoning request subject to the developer/applicant following through with the items as are addressed in the staff memo and referenced within the Planning and Zoning Commission Recommendation. These items would need to be completed and satisfied prior to the final consideration of the rezoning request by the City Council. RECOMMENDATION: Hold the public hearing. ATTACHMENTS: I. Staff Memo dated 2/9/18 II. Staff Report III. Rezoning Map IV. Concept Plan V. Conceptual Elevations VI. Written Correspondence PREPARED BY: Brad Deets, Development Services Director REVIEWED BY: PUBLIC NOTICE INFORMATION – NAME OF PUBLICATION: Dallas County News DATE OF PUBLICATION: February 8, 2018 M emo Waukee City Hall 230 Highway 6 Waukee IA 50263 Office: (515) 987-4522 Cell: (515) 250-7986 Facsimile: (515) 987-1845 To: Planning and Zoning Commissioners From: Brad Deets, Development Services Director Date: February 9, 2018 Re: Proposed Prairie Crossing Townhome Rezoning Request Attach: At the January 9, 2018 Planning and Zoning Commission Meeting, a request was made to rezone approximately 8 acres of property that is located at the intersection of NE Horizon Drive and NE Archer Avenue from C-4 Office Park Commercial District to R-4 Row Dwelling and Townhome Dwelling District. The applicant has received support of the adjoining single family residential homes to the west, however, One Neck Data Center Holdings. LLC, who owns the existing data center to the east of the subject property has raised concerns related to the rezoning request. Their specific concerns relate to existing or potential noise that may be generated from the existing data center or future expansions of the data center and the potential impact that would have in generating complaints of noise from the subject property if it were developed for townhome purposes. Background: The subject property was originally a part of what was called the Crossing at Alice’s Road which included approximately 160 acres at the corner of Alice’s Road and Hickman Road. The 160 acre development was originally zoned for a combination of retail commercial and office commercial development. The One Neck Data Center was approved and construction began in 2008 on a portion of the property that was zoned for Commercial Office Park. The retail property including HyVee and West Bank began to develop in 2012. In 2013, the owner of the property requested approval to rezone a large portion of the property for the development of single family homes and apartments. The rezoning was approved and the property has developed as the Prairie Crossing neighborhood and the Prairie Grass Apartments (formerly known as the Springs at Waukee). The approximately 8 acre parcel that is the subject of the current rezoning request was left zoned as Commercial Office Park. To date, there have been no requests related to the development of an office user within the subject property proposed for rezoning. As a part of the 2013 residential rezoning, One Neck, was concerned about the impact the residential development would have on their operations and their ability to expand in the future. As a part of the discussion, a sound analysis was completed based upon the full build-out of the facility. A copy of the report is attached. The sound analysis completed at the time, indicated that a sound level of 70 dBA could be achieved at the west property line of the data center upon full build out of the facility. The more acceptable sound level at a residential property line is 55 dBA. The City of Waukee does have a Noise Ordinance, however, it does not specify acceptable decibel levels for specific land uses. It does include provisions for acceptable decibel levels as it pertains to amplified sound equipment but that is specific only to when a noise permit is required for special events. M emo Waukee City Hall 230 Highway 6 Waukee IA 50263 Office: (515) 987-4522 Cell: (515) 250-7986 Facsimile: (515) 987-1845 As a part of the 2013 rezoning approval, the City of Waukee entered into a Memorandum of Understanding, which is attached, with One Neck regarding noise. In the memorandum, the City acknowledges a potential sound level of 70 dBA at the property line and the agreement stipulates that the City and One Neck will work together in the future to take necessary and reasonable steps to mitigate noise levels upon the build out of the facility. It is staff’s understanding that Alice’s L.C. the owner of the residential development and One Neck entered into a private development agreement regarding future mitigation efforts of noise issues. Staff’s understanding of the agreement is that an escrow account was established and continues to exist for improvements to help in the mitigation of sound if complaints were received from the adjoining neighborhood. To date, staff is not aware of any noise complaints that have been received due to the existing data center operation. It should be noted, that this development agreement did not include the property that is subject to the proposed rezoning as that property was left as commercial office at the time the 2013 zoning was completed. Rezoning Request: One Neck has presented a letter regarding their concerns related to the current rezoning request which is dated February 2, 2018 and is attached. The applicant requesting the rezoning has proposed several options as a means to help mitigate concerns related to potential complaints of noise generated by the data center. Specifically, Alice ’s LC has proposed the following:  Incorporate the legal description of the subject property to be rezoned into the existing private development agreement.  Create a covenant on the property which would go with future sales on the property that acknowledges the presence of the data center and the potential for expansion. The covenant would stipulate that the sound emitted from the data center should not be considered a noxious or offensive activity.  Create a separate Noise Easement which would go with future sales on the property that stipulates a maximum level of 70 dBA at the property line without it being considered a nuisance. Staff Analysis and Recommendation: From a pure land use perspective, staff believes that the proposed rezoning request to allow for a townhome development on this specific property is an appropriate use. As the property exists today, it is staff’s belief that there will be little interest in the development of this property for commercial office activities. This is due in large part because of its visibility from Alice’s Road, its lack of access to a major corridor and the fact that it is adjacent to single family homes. Typical land use practices utilize townhome and multi-family zoning as a transition zone from commercial zoning districts and single family residential zoning districts. In this specific proposal, certainly concerns related to noise are acknowledged. Staff would note, however, that there are other examples of commercial developments adjacent to residential developments which may generate noise that is not acceptable to all individuals. The applicant has attempted to take necessary steps to acknowledge the potential for noise that will be generated by the existing data center and future additions. These steps will place future owners of the M emo Waukee City Hall 230 Highway 6 Waukee IA 50263 Office: (515) 987-4522 Cell: (515) 250-7986 Facsimile: (515) 987-1845 townhome units on notice regarding the existing and future operations of the data center facility. In addition, staff believes that as a part of the development review and site plan review process, additional provisions can be discussed related to the layout of the site and including provisions for additional berming and landscaping adjoining he property which would also help in mitigating the potential issue. Subject to the applicant following through with the steps that have been presented to date and referenced above, staff is supportive of the proposed rezoning request and would recommend approval. STAFF REPORT TO: Planning and Zoning Commission PREPARED BY: Andy Kass RE: Prairie Crossing Townhomes DATE: January 9, 2018 GENERAL INFORMATION: Applicant: Alice’s LC (owner) & Grayhawk Homes of Iowa (applicant) Requested Action Rezoning Approval Location and Size: Property is generally located north of NE Horizon Drive and east of NE Archer Avenue containing approximately 7.97 acres more or less. LAND USES AND ZONING: Location Existing Land Use Comprehensive Plan Current Zoning Property in Question Vacant – Undeveloped Neighborhood Residential C-4 North Regional Detention Facility Neighborhood Residential C-4 South Prairie Grass Apartments (fka Springs at Waukee) Neighborhood Residential R-3 East MidAmerican Energy Substation / OneNeck Data Center Neighborhood Residential C-1 & C-4 West Prairie Crossing Plats 1 – 5 Neighborhood Residential R-2 BACKGROUND: The subject property is located north of NE Horizon Drive and east of NE Archer Avenue. The property was zoned C-4 (Office Park Commercial District) in 2006 as part of a larger 145 acre area planned for big box retail/commercial and office space. Since 2006 the property owner, Alice’s, LC, has rezoned portions of the property from C-4 & C-1B to R-2 and R-3. Projects that resulted from these previous rezonings include the Prairie Grass Apartment project (f.k.a. Springs at Waukee) and the Prairie Crossing Neighborhood which consists of 102 single family lots. The 2008 Comprehensive Plan classifies the subject property as Neighborhood Residential. The Neighborhood Residential classification provides for a variety of housing types, including townhomes and rowhomes. The Plan states that neighborhoods should include a variety of housing options that accommodate a range of needs, such as, price points and life stages of residents. January 5, 2018 2 of 3 ABOVE: Aerial of Concept Plan (outlined in BLUE). PROJECT DESCRIPTION: The applicant has submitted the necessary petition and consent to the rezoning. The Rezoning Map indicates consent to the zoning change from 50.3% of the property owners within 200 feet of the property proposed to be rezoned. Notification of the rezoning request to the property was sent on January 2, 2018. Notification signs of the proposed Planning and Zoning Date and City Council Public Hearing Date were installed on the property on December 28, 2017. To date staff has received correspondence in opposition to the proposed rezoning from one adjacent property owner. Staff has included this correspondence with the staff report. A concept plan has been prepared which identifies a total of 84 townhomes units on the site. The size of buildings ranges from 3 units to 6 units. A total of 14 buildings are included on the concept plan. Units will be approximately 1,500 square feet. The density of the proposed project is 10 units per acre which is less than the 12 units per acres that is allowable in the R-4 District. The Comprehensive Plan considers medium density housing as 7 to 10 units per acre. The R-4 district requires a minimum of 3,500 square feet per unit and based on the concept plan the applicant will provide 4,133 square feet per unit. Landscape buffering will be provided on the east, west, and south sides of the development. Conceptual elevations of the building are included with the staff report. Access to the proposed development would be provided from two access points off of NE Archer Avenue on the west side and one access from NE Horizon Drive on the south side of the property. All streets internal to January 5, 2018 3 of 3 the development indicated on the concept plan will be privately owned and maintained by a homeowners association. Water and sanitary sewer are readily available to site from existing mains in the area. Storm water detention will be provided via existing regional ponds. The required amount of parkland dedication for this project is 1.134 acres based upon the number of units. The property owner dedicated 4.9 acres of parkland to the City with Prairie Crossing Plat 2. That parkland dedication satisfied the required amount for the Prairie Crossing single family development, the Prairie Grass Apartments, and some of this proposed project. This applicant and/or owner will need to provide approximately .75 acre of parkland or make a proposal for some other improvement to make-up for what was not previously dedicated. Staff will continue to work with the applicant and owner on this requirement. STAFF RECOMMENDATION The proposed rezoning is consistent with the Comprehensive Plan and is compatible with adjacent land uses. Staff would recommend approval of the proposed rezoning. CITY OF WAUKEE Andy Kass, AICP Senior Planner 2 50 1330 SF 74 1680 SF 0.04 AC 56 1330 SF 0.03 AC 64 1330 SF 0.03 AC 4 63 1680 SF 0.04 AC 70 1330 SF 0.03 AC 771560 SF0.04 AC 72 1680 SF 0.04 AC 73 1330 SF 0.03 AC 58 1680 SF 0.04 AC 213150 SF 4.89 AC OUTLOT 'Z' 191800 SF0.04 AC201560 SF0.04 AC211560 SF0.04 AC221560 SF0.04 AC231560 SF0.04 AC241800 SF0.04 AC 25 1800 SF 0.04 AC 26 1560 SF 0.04 AC 27 1560 SF 0.04 AC 28 1560 SF 0.04 AC 29 1560 SF 0.04 AC 30 1800 SF 0.04 AC 33 1560 SF 0.04 AC 34 1560 SF 0.04 AC 35 1560 SF 0.04 AC 31 1800 SF 0.04 AC 32 1560 SF 0.04 AC 36 1777 SF 0.04 AC 41 1560 SF 0.04 AC 42 1800 SF 0.04 AC 37 1800 SF 0.04 AC 38 1560 SF 0.04 AC 39 1560 SF 0.04 AC 40 1560 SF 0.04 AC 44 1330 SF 43 1680 SF 49 1680 SF 59 1680 SF 0.04 AC 61 1330 SF 0.03 AC 55 1680 SF 0.04 AC 62 1680 SF 0.04 AC 57 1330 SF 0.03 AC 60 1330 SF 0.03 AC 67 1330 SF 0.03 AC 65 1680 SF 0.04 AC 66 1680 SF 0.04 AC 68 1680 SF 0.04 AC 71 1680 SF 0.04 AC 69 1680 SF 0.04 AC 751800 SF0.04 AC 761560 SF0.04 AC 781560 SF0.04 AC 791800 SF0.04 AC 48 1680 SF 53 1330 SF 54 1680 SF 47 1330 SF 45 1680 SF 51 1680 SF 46 1680 SF 52 1680 SF 841800 SF 831560 SF 821560 SF 811560 SF 801800 SF 161560 SF 151560 SF 141560 SF 131800 SF181800 SF 171560 SF 3 2 2 6 111 11800 SF 21560 SF 31560 SF 41560 SF 51560 SF 61800 SF 91560 SF 101560 SF 111560 SF 121800 SF71800 SF 81560 SF *CRITICAL CROSSING* 12" STORM BOTTOM = 1016.83 8" SANITARY TOP = 1009.00 SEPARATION = 7.83 1020 1017101810191021102210231024 10201019102110221023102610271028 10201020101610171 0 1 8 1018101810191015101610171018 10251024102610271028102210231023102310241024TELE TELE TELE TELE TELE TELE TELEF/O F/O F/O F/O F/O F/O F/OWWWWWWWWWWWWWWWWWWWWWW W STSTSTSTSTSTSTSTSTSTCO TBM: BURY BOLTELEV=1019.79HY DWVWV WV HY DTBM: BURY BOLTELEV=1018.33EX INTAKET/C=1017.21EX INTAKET/C=1017.14WVEX INTAKET/C=1018.06EX INTAKET/C=1017.98D EX STORM MHRIM=1018.61EX INTAKET/C=1019.33EX INTAKET/C=1019.43WV S EX SAN MHRIM=1020.57INV(W)=1007.67D EX STORM MHRIM=1020.46WV S EX SAN MHRIM=1020.41INV(W)=1009.26WV S EX SAN MHRIM=1022.36INV(W)=1007.81SANSANSANSANSANSANSANSANSANSANSANSANSANSANSANSANSANSANSANSANSANSANSANLOT 31LOT 5610281025102010181017101710161025102010171015102810251020101810171018 1020 1023 10231020 1018101910201024 102010191020102110221023 102510211020 1019 1018 10211022102210211017SAN SAN SAN EX INTAKE RIM=1011.96 EX INTAKE RIM=1011.97 EX INTAKERIM=1012.45EX INTAKET/C=1013.01101710171018 101610171017 101710181018101710161015101610171015101410141015101610171017101510141016 1018101710 1 6 10 1 5 1 0 1 4 101510141017 101710161015101410131015101410131012101110151014101310121011101 7 10 1 6 NE HORIZON DRIVENE ARCHER AVENUE(PUBLIC STREET)(PUBLIC STREET)STSTEX 10' PUEBK2014 PG 10246EX 30' BUFFER EASEMENTBK2014 PG 10246(TO BE ABANDONED) EX 10' PUE BK2013 PG 21331 EX 30' BUFFER EASEMENT BK2013 PG 21331 (TO BE ABANDONED)40' BUILDING SETBACK40' BUILDING SETBACK40' BUILDING SETBACKEX 10' PUEBK 2013 PG 21331(TO BE ABANDONED)STSTSTSTSTSTSTSTSTSTSTSTS SSS S S S S S S S S S S S D DD DDDDD SWV WV WVWV WVWV WVWVWVWVWVWVWVWVWVWVWV HY DHY DHYDHYDHYDHYDHYD HY DHY DDDDD DD DHY DHY DHY DHY DHY D*CRITICAL CROSSING* 12" STORM BOTTOM = 1016.83 8" SANITARY TOP = 1009.00 SEPARATION = 7.83 9+90.071+002+003+004+005+006+007+008+009+00PC=5+32.49 PT=6+24.12PC=6+72.44PT=7+64.07 1+00 2+00 3+00 4+00 5+001+00 2+00 1+00 2+00 1+00 2+00 1+00 2+00 3+00 4+00 2+501+002+002+501+002+00GFE=1022.50 GFE=1022.50 GFE=1022.50 GFE=1022.50GFE=1022.50 GFE=1022.50GFE=1022.50 GFE=1022.50GFE=1023.00 GFE=1023.00 FF=1023.00 FF=1023.00 FF=1023.00 FF=1023.00 FF=1022.30 FF=1022.30 FF=1022.30 FF=1022.30 FF=1022.10 FF=1022.10 FF=1022.10 FF=1022.10 FF=1021.50 FF=1021.50 FF=1021.20 FF=1021.20 FF=1021.20 FF=1021.20 GFE=1020.35 GFE=1020.35 GFE=1021.40 GFE=1021.40 GFE=1022.25 GFE=1022.25 GFE=1023.00GFE=1023.00 FF=1021.50 FF=1021.50 1015.00 1021.50 1018.10 1022.60 1018.20 1021.00 1021.00 1016.50 1016.64 1021 10191020 10 2 21022102110201022102310231022102110221024102310221023102210211024102510251024102310221021 1020102110221020 1019 1018 102210211020102210211020101910181014101810191020 102210211020 1 0 1 8 101810191020 101710181019102010221021102210201021102010221022102210221022102210211020101910181017 1020101710211021102 11022 1017102010211022 1 0 2 0 1019102010191020102110201021 10201018 10201016102010211 0 2 1 101910 1 8 101 710211023102210211022 10181017102110181 0 1 7 1 0 1 8 1 0 2 11019STA=3+29, 0.00'ALICES, LCPRAIRIE CROSSING PLAT 1 OUTLOT ZTEAM DES MOINES PARTNERS, LLCTHE CROSSING AT ALICE'S ROAD PLAT 3 LOT 1MIDAMERICAN ENERGY COMPANY CORPORATE TAX-DMR7PARCEL A NE SEALICES, LCPRAIRIE CROSSING PLAT 5 OUTLOT YCARPENTER, RAYMOND LEE & LORIPRAIRIE CROSSING PLAT 5 LOT 17SPRENG, COURTNEY MPRAIRIE CROSSING PLAT 5 LOT 18ADAMS, SHELLY APRAIRIE CROSSING PLAT 4 LOT 13CITY OF CITY OF WAUKEENIGGEMEYER, BRADLEY R & SHAE EPRAIRIE CROSSING PLAT 4 LOT 14PRAIRIE CROSSING PLAT 4 LOT 40ARAGON, IDA & ZENON JR JTRSPRAIRIE CROSSING PLAT 4 LOT 41PRAIRIE CROSSING PLAT 4LOTS A, B &C (STREETS)CITY OF CITY OF WAUKEEPRAIRIE CROSSING PLAT 4LOTS A, B &C (STREETS)ANANIEVA-STOYANOVA, ELITSA &STOIANOV, STEFAN JTRSCITY OF CITY OF WAUKEEPRAIRIE CROSSING PLAT 4LOTS A, B &C (STREETS)CITY OF CITY OF WAUKEEPRAIRIE CROSSING PLAT 4LOTS A, B &C (STREETS)CITY OF CITY OF WAUKEEPRAIRIE CROSSING PLAT 1(STREETS)20'20'25.33'30.7'31.99'58.33'18.76'30'18.34'30.64'18.86'26' B-B42.48'42.37'15.38'23.33'48.26' 28.99' 48.66' 20.09'36.6'20'20.06' 36.33' 2 4 . 96 '14.98'48.83'21'24'26' B-B 22.72' 11.4' 3.96' 22.73'10.53'31.26'20'23.85'26' B-B5' 5' 5' 5'5'5' 5' 5'5'25'5'26' B-B20'20'18.34'18.33'18.33'20.09'23.33'24' B-B24'5'24.69'29'24' B-B5'24'29'24' B-B5'24'23'26' B-B24'5'64.89'64.95'64.93'64.91'40'40'20.06'22'24' B-B 22' 22'24' B-B25'5' 22.13'5'26' B-B5'20'694'± TO CL OF ALICES ROAD DEVELOPMENT PLAN1 OF 1REFERENCE NUMBER:3501 104th Street Des Moines, Iowa 50322-3825 Phone: (515)276-0467 Fax: (515)276-0217 "Planning Your Successful Development" Bishop Engineering Civil Engineering & Land Surveying Established 1959DRAWN BY:CHECKED BY:REVISION DATE:PROJECT NUMBER:SHEET NUMBER:EAVCB10-31-17 REZONE MAP11-10-17 1ST PRELIM PLAT11-15-17 1ST SUBMITTAL01-02-17 2ND SUBMITTAL170274PRAIRIE CROSSING TOWNHOMES WAUKEE, IA PRELIMINARY- NOT FOR CONSTRUCTION GRAPHIC SCALE040204080M:\LAND PROJECTS 2017\170274\DWG\E DEVELOPMENT PLAN.DWG12/22/2017 1:49:46 PM PRAIRIE CROSSING TOWNHOMESDEVELOPMENT PLANPROPERTY DESCRIPTION:LOT 56 OF PRAIRIE CROSSING PLAT 4, AN OFFICIAL PLAT DALLAS COUNTY, IOWASAID TRACT OF LAND CONTAINING 5.52 ACRES MORE OR LESSANDLOT 31 OF PRAIRIE CROSSING PLAT 5, AN OFFICIAL PLAT DALLAS CONTY, IOWASAID TRACT OF LAND CONTAINING 2.45 ACRES MORE OR LESSOWNER:ALICE'S LC5000 WESTOWN PARKWAY, STE 400WEST DES MOINES, IA 50266-5921PREPARED FOR:GRAYHAWK HOMES OF IOWA3974 NW URBANDALE DR.URBANDALE, IA 50322PREPARED BY:BISHOP ENGINEERING3501 104TH STREETURBANDALE, IA 50322EXISTING ZONINGC-4 OFFICE PARK COMMERCIAL DISTRICTPROPOSED ZONING:R-4 ROW DWELLING AND TOWNHOME DISTRICTCITY ORDINANCE 301.14 BULK REGULATIONS (PER CITY ORDINANCE 301.14 AT TIME OF PRELIMINARYPLATTING):1.MINIMUM PLAT AREA(THE AREA WITHIN THE PERIMETER OF THE PLAT):15,000 SQUARE FEET2.LOT AREA PER DWELLING UNIT: 3,500 SQUARE FEET PER UNIT (HIGHERDENSITY MAYBE ALLOWED UPON REVIEW AND APPROVAL BY THEPLANNING AND ZONING COMMISSION AND CITY COUNCIL.) JUNE 6, 2005 -ORDINANCE 25183.MINIMUM FLOOR AREA: 800 SQUARE FEET PER UNIT. JUNE 6, 2005 -ORDINANCE 25194.LOT WIDTH : ROW DWELLINGS - 20 FEET PER UNIT; 75 FT OVERALL5.5. FRONT YARD: 30 FEET; WHEN FRONTING ON THE RIGHT-OF-WAY OF AMAJOR THOROUGHFARE SHOWN ON THE OFFICIAL MAJOR STREET PLAN,THE FRONT YARD SHALL BE MEASURED FROM THE PROPOSEDRIGHT-OF-WAY LINE.6.SIDE YARDS: A TOTAL OF 15 FEET; ONE SIDE MAY BE REDUCED TO NOTLESS THAN 7 FEET; 15 FEET FOR ANY OTHER PRINCIPAL BUILDING. FOR THEPURPOSE OF DETERMINING SIDE YARD REQUIREMENTS IN ROWDWELLINGS, THE ENTIRE ROW DWELLING STRUCTURE SHALL BECONSIDERED TO BE ONE BUILDING.7.REAR YARDS: SAME AS IN "R-2" DISTRICT.8.MAXIMUM HEIGHT: SAME AS IN "R-2" DISTRICT.9.MAXIMUM NUMBER OF STORIES: SAME AS IN "R-2" DISTRICT.10.OFF-STREET PARKING AND LOADING. SPACES FOR OFF-STREET PARKINGAND LOADING SHALL BE PROVIDED IN ACCORDANCE WITH THE PROVISIONSOF SECTION 301.27.11.MINIMUM OPEN SPACE. THE TOTAL LAND AREA DEVOTED TO OPEN SPACEAND LANDSCAPING SHALL NOT BE LESS THAN TWENTY (20) PERCENT OFTHE GROSS LAND AREA INCLUDED IN THE BUILDING LOT. SUCH OPENSPACE SHALL BE MAINTAINED AS GRASSED AND LANDSCAPED AREA ANDSHALL NOT INCLUDE ACCESS DRIVES, PARKING AREAS, STRUCTURES ORBUILDINGS; EXCEPT ORNAMENTAL STRUCTURES INCLUDED AS PART OFTHE LANDSCAPING THEME.PARKING REQUIREMENTS:2 SPACES PER DWELLING UNIT1 VISITOR SPACE PER 5 DWELLING UNITS (PRIVATE STREETS)REQUIRED: 185 TOTAL SPACESPROPOSED: 168 (2 PER DRIVEWAY) + 22 VISITOR SPACES = 190 SPACESTOTAL AREA OF DEVELOPMENT:7.97 ACRES (347,173 SF) MORE OR LESSOPEN SPACE REQUIREMENTS:20% GROSS LAND AREAOPEN SPACE REQUIRED= 7.97AC * 20% = 1.60 ACOPEN SPACE PROVIDED= 3.01 AC (37.8%) CopyrightCE1 Dec 11, 2017 11:58am2301 AIRPORT THRUWAYCOLUMBUS, GA 31904P.706.568.3779 F.706.568.7565ofIOWA, INC.EASTON ROWELEVATIONCONTEMPORARY STYLE PRE-RELEASE CopyrightCE1 (2) Dec 11, 2017 11:58am2301 AIRPORT THRUWAYCOLUMBUS, GA 31904P.706.568.3779 F.706.568.7565ofIOWA, INC.EASTON ROWROOF PLANCONTEMPORARY STYLE PRE-RELEASE CopyrightCE1 Dec 07, 2017 8:39am2301 AIRPORT THRUWAYCOLUMBUS, GA 31904P.706.568.3779 F.706.568.7565ofIOWA, INC.LEGACY TOWNHOMESMODERN STYLEELEVATION PRE-RELEASE Copyright C P1 (A-UNIT) Dec 07, 2017 8:39am 2301 AIRPORT THRUWAY COLUMBUS, GA 31904 P.706.568.3779 F.706.568.7565 of I O W A , I N C . LEGACY TOWNHOMES MAIN LEVEL PLAN 1,588 SF UNIT "A"PRE-RELEASE Copyright C P2 (A-UNIT) Dec 07, 2017 8:39am 2301 AIRPORT THRUWAY COLUMBUS, GA 31904 P.706.568.3779 F.706.568.7565 of I O W A , I N C . LEGACY TOWNHOMES UPPER LEVEL PLAN 1,588 SF UNIT "A"PRE-RELEASE Copyright C P1 (B-UNIT) Dec 07, 2017 8:39am 2301 AIRPORT THRUWAY COLUMBUS, GA 31904 P.706.568.3779 F.706.568.7565 of I O W A , I N C . LEGACY TOWNHOMES MAIN LEVEL PLAN 1,588 SF UNIT "B"PRE-RELEASE Copyright C P2 (B-UNIT) Dec 07, 2017 8:39am 2301 AIRPORT THRUWAY COLUMBUS, GA 31904 P.706.568.3779 F.706.568.7565 of I O W A , I N C . LEGACY TOWNHOMES UPPER LEVEL PLAN 1,588 SF UNIT "A"PRE-RELEASE