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Home My WebLink About2022-02-22-G01 Edencrest at Kettlestone Rezoning_PH AGENDA ITEM: CITY OF WAUKEE, IOWA CITY COUNCIL MEETING COMMUNICATION MEETING DATE: February 22, 2022 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) and K-MF Stacked Medium (Kettlestone Multi- Family Stacked Medium District) to K-MF Stacked Medium (Kettlestone Multi-Family Stacked Medium District) / PD-1 (Planned Development Overlay District) [Edencrest at Kettlestone] FORMAT: Public Hearing SYNOPSIS INCLUDING PRO & CON: Staff has received a request for rezoning of approximately 4.90-acres of property that is located north of SE Tallgrass Lane and east of SE Parkview Crossing Drive. The applicant requests that the property be rezoned from A-1 and K-MF Stacked Med to K-MF Stacked Med / PD-1 to develop a senior living facility. The applicant received 53.86% consent from property owners within 250-feet of the areas proposed to be rezoned. No correspondence either for or against the proposed application has been submitted. The proposed concept plan provided with the rezoning application identifies an approximately 43,400 square feet building to be developed on the site. The application indicates that the building will be two stories in height and 40-feet at its highest point. The building would include 80 units for senior living, which is a permitted use within the K-MF Stacked Medium district. The building would include units for independent living (22 units), assisted living (34 units), and memory care (24 units). Surface parking and two (2) garage buildings are shown on the concept plan. The architectural design of the proposed building is unknown at this time; however, it will be subject to the requirements of the Kettlestone Design Guidelines. The applicant has provided some character images of previous Edencrest projects in the Des Moines metro. A 25-foot landscape buffer will be required along the west property line. Two access points from SE Tallgrass Lane and one access point from SE Parkview Crossing Drive are shown on the concept plan. Walking paths and connections to existing trails are shown throughout the site on the concept plan. In addition, the applicant has indicated that additional amenities such as a library, salon, exercise room, lounge, and community room are planned for the proposed facility. The applicant has requested a planned development overlay to account for some of the unique aspects related to senior living centers that do not fit within the underlying K-MF-Stacked Medium zoning. The applicant G1 has requested to increase the allowed density from 14 units per acre to a maximum of 18 units per acre. As proposed, the density of the concept plan is 16.3 units per acre. In addition, the applicant has requested a deviation from the minimum square footage requirement of 600 square feet per unit because units intended for assisted living and memory care do not require facilities that would otherwise be provided in a typical apartment of independent living unit. The proposed square footage for an independent unit is 370 square feet and the proposed square footage for a memory care unit is 340 square feet. Lastly, the applicant proposes to reduce the number of parking spaces required. If the normal parking space requirements were applied, 82 parking spaces would be required. Due to the nature of this facility including memory care and assisted living, the need for parking is not as great as it would be if the units were all independent units. The applicant has proposed to provide 68 parking spaces. FISCAL IMPACT INCLUDING COST/BENEFIT ANALYSIS: COMMISSION/BOARD/COMMITTEE COMMENT: The Planning and Zoning Commission reviewed the rezoning request on February 8, 2022, and recommended approval: Approval of a Rezoning related to a change from A-1 (Agricultural District) & K-MF Stacked Medium (Kettlestone Multi-Family Stacked Medium District) to K-MF Stacked Medium (Kettlestone Multi-Family stacked Medium District/ PD-1 (Planned Development Overlay) [Edencrest at Kettlestone] Community Development Director, Andy Kass, introduced the request for approval of a rezoning as submitted by the applicant, Hubbell Realty Company, in anticipation of a senior living center. The subject property is located east of SE Parkview Crossing Drive and north of SE Tallgrass Lane, containing approximately 4.90 acres. The applicant has submitted 53.86% consent from adjoining property owners within 250-feet of the subject property. Notice regarding the rezoning was mailed to the surrounding property owners on January 28, 2022, and signs have been placed at various locations where the property adjoins public streets. Mr. Kass advised that the proposed concept plan identifies an approximately 43,400 square foot building approximately two stories in height that would house 80 units for senior living. Of those units, 22 units would be designated for independent living, 34 units would be designated for assisted living, and 24 units would be for memory care. Surface parking and two garage buildings are available on site. Mr. Kass explained that the request includes a Planned Development Overlay that would alter the minimum allowed unit square footage if approved and allow an exception to the maximum density of 14 units per acre. The Applicant has proposed a maximum of 18 units per acre, and minimum square footage ranging from 340 to 370 square feet for the assisted living and memory care units as they generally do not require facilities that an independent living or typical unit. At this time staff would suggest approval of the rezoning as the request is generally consistent with the approved Kettlestone Master Plan. All property within the rezoning area will be subject to further platting and site plan approval.  Commissioner Broderick questioned if there was room for the project to address additional parking if more units were added. Mr. Kass advised there was adequate space for additional parking.  Commissioner Koshy questioned if the parking was average for similar developments. Mr. Kass advised the project is not the first to be constructed in the Des Moines Metro Area by the applicant and discussions with other municipalities advised that there were no reported parking issues. Commissioner Streit moved to approve a Rezoning related to a change from A-1 (Agricultural District) & K-MF Stacked Medium (Kettlestone Multi-Family Stacked Medium District) to K- MF Stacked Medium (Kettlestone Multi-Family stacked Medium District/ PD-1 (Planned Development Overlay) [Edencrest at Kettlestone], subject to any staff comments. Commissioner Broderick seconded the motion. Ayes: Hoifeldt, Streit, Broderick, Koshy, Tessau, and Gerlitz. Nays: none. Motion Carried. STAFF REVIEW AND COMMENT: The subject property is classified as Multi-Family Stacked Medium in the Kettlestone Master Plan. This classification is defined as dwellings attached vertically or horizontally with densities in the 8 to 14 units per acre range. The proposed use of the property is an allowed use of the existing zoning and is consistent with the description of the land use classification. The nature of the types of units provided adds to the overall density. Staff is comfortable with the proposed density. The proposed density is no greater than the standard R-3 zoning district that can be found throughout other areas of the city and is not as great as the allowed 24 units per acre in the K-MF Stacked High Density district. RECOMMENDATION: Hold the Public Hearing. ATTACHMENTS: I. Staff Report II. Rezoning Maps III. Concept Plan IV. Character Images V. Planned Development PREPARED BY: Andy Kass, Community Development Director REVIEWED BY: PUBLIC NOTICE INFORMATION – NAME OF PUBLICATION: Dallas County News DATE OF PUBLICATION: February 10, 2022 PLANNING AND ZONING COMMISSION STAFF REPORT PROJECT: Edencrest at Kettlestone – Rezoning PREPARED BY: Andy Kass, Community Development Director REPORT DATE: February 4, 2022 MEETING DATE: February 8, 2022 GENERAL INFORMATION Applicant: Hubbell Realty Company Owner: HRC, LLC & LOLOWAU, LLC Owner’s Representative: Ryan Hardisty, P.E. – Civil Design Advantage Request: The applicant is requesting approval of a rezoning from A-1 Agricultural District and K-MF Med (Kettlestone Multi-Family Stacked Medium District) to K-MF Med (Kettlestone Multi-Family Stacked Medium District) / PD-1 (Planned Development Overlay) Location and Size: Property is generally located east of SE Parkview Crossing Drive and north of SE Tallgrass Lane containing approximately 4.90 acres. BACKGROUND The subject property is located within the Kettlestone Corridor and includes approximately 4.90 acres of property that is generally located west of Grand Prairie Parkway. As a part of the planning and construction of Grand Prairie Parkway, the City invested in the development of the Kettlestone Master Plan to provide a tool for development of the property adjoining both east and west of Grand Prairie Parkway from Interstate 80 to University Avenue. This planning document has been utilized as a guide for the rezoning of various properties over the last five years that adjoin Grand Prairie Parkway. As a part of the master plan process, the City also adopted new zoning districts which were specific for properties located within the Kettlestone Master Plan. Comprehensive design standards were also adopted which detail building placement, parking lot location, building design and architecture, access management and open space components among other things. The applicant has submitted a rezoning request that includes approximately 4.90 acres proposed to be rezoned to the Kettlestone Multi-Family Medium density district with a Planned Development Overlay. The applicant received 53.86% consent from adjoining property owners within 250-feet of the area proposed to be rezoned. Notice regarding the rezoning request was mailed to the surrounding property owners on January 28, 2022. Additionally, signs regarding the rezoning date and time for Planning and Zoning Commission and City Council have been placed at various locations where the property adjoins public streets. February 4, 2022 2 of 3 LAND USES AND ZONING Location Existing Land Use Comprehensive Plan Current Zoning Property in Question Vacant - Undeveloped Medium Density Residential A-1 (Agricultural District) & K-MF Med (Kettlestone Multi-Family Stacked Medium District) North Vacant – Undeveloped Medium Density Residential K-MF High (Kettlestone Multi-Family Stacked High District) South Kettleview Development Office K-OF (Kettlestone Office District) East Vacant - Undeveloped Medium Density Residential K-MF Med (Kettlestone Multi-Family Stacked Medium District), K-MF High (Kettlestone Multi-Family Stacked High District), COS (Conservation & Open Space) West Residential Medium Density Residential & Single Family Residential R-2 (One and Two Family Residential District) / PD-1 (Planned Development Overlay) and K-MF Row (Kettlestone Multi-Family Rowhouse District) ABOVE: Concept plan for the property. February 4, 2022 3 of 3 PROJECT DESCRIPTION The proposed concept plan provided with the rezoning application identifies an approximately 43,400 square feet building to be developed on the site. The application indicates that the building will be two stories in height and 40-feet at its highest point. The building would include 80 units for senior living, which is a permitted use within the K-MF Stacked Medium district. The building would include units for independent living (22 units), assisted living (34 units), and memory care (24 units). Surface parking and two (2) garage buildings are shown on the concept plan. The architectural design of the proposed building is unknown at this time; however, it will be subject to the requirements of the Kettlestone Design Guidelines. The applicant has provided some character images of previous Edencrest projects in the Des Moines metro. A 25-foot landscape buffer will be required along the west property line. Two access points from SE Tallgrass Lane and one access point from SE Parkview Crossing Drive are shown on the concept plan. Walking paths and connections to existing trails are shown throughout the site on the concept plan. In addition, the applicant has indicated that additional amenities such as a library, salon, exercise room, lounge, and community room are planned for the proposed facility. The applicant has requested a planned development overlay to account for some of the unique aspects related to senior living centers that do not fit within the underlying K-MF-Stacked Medium zoning. The applicant has requested to increase the allowed density from 14 units per acre to a maximum of 18 units per acre. As proposed, the density of the concept plan is 16.3 units per acre. In addition, the applicant has requested a deviation from the minimum square footage requirement of 600 square feet per unit because units intended for assisted living and memory care do not require facilities that would otherwise be provided in a typical apartment of independent living unit. The proposed square footage for an independent unit is 370 square feet and the proposed square footage for a memory care unit is 340 square feet. Lastly, the applicant proposes to reduce the number of parking spaces required. If the normal parking space requirements were applied, 82 parking spaces would be required. Due to the nature of this facility including memory care and assisted living, the need for parking is not as great as it would be if the units were all independent units. The applicant has proposed to provide 68 parking spaces. COMPREHENSIVE PLAN The subject property is classified as Multi-Family Stacked Medium in the Kettlestone Master Plan. This classification is defined as dwellings attached vertically or horizontally with densities in the 8 to 14 units per acre range. The proposed use of the property is an allowed use of the existing zoning and is consistent with the description of the land use classification. The nature of the types of units provided adds to the overall density. Staff is comfortable with the proposed density. The proposed density is no greater than the standard R-3 zoning district that can be found throughout other areas of the city and is not as great as the allowed 24 units per acre in the K-MF Stacked High Density district. STAFF RECOMMENDATION The proposed rezoning request is generally consistent with the approved Kettlestone Master Plan and Kettlestone Design Guidelines and staff would recommend approval. The property included within the rezoning will be required to go through platting and site plan approval process prior to any individual development within the property. AREA 'A'PNT211118EL1027 13 CUTXPNT211119EL1027 4 5 CUTXPNT21 1 121EL1024 9 3 HYDRANTPNT211122EL1023 08 HYDRANTPNT211123EL1026 06 FCXPNT211124EL1025 96 FCXPNT211125EL1022 87 HYDRANTS59°50'07"W 42.69'Δ=90°25'47"L=39.46'R=25.00'CH=35.49'CHB=N73°37'46"WN28°50'09"W 13.75'N29°13'55"W 183.17'Δ=10°54'43"L=183.78'R=965.00'CH=183.51'CHB=N23°46'34"WN69°51'30"E 545.45 'N86°07'54"E 60.02'Δ=23°27'03"L=391.00'R=955.29'CH=388.27'CHB=S15°35'35"EΔ=25°44'30"L=463.12'R=1030.80'CH=459.23'CHB=S71°25'45"WSE PARKVIEW CROSSING DRIVESE TALLGRASS LANESE MAXWELLDRIVESE MAXWELLDRIVEGRAND PRAIRIE PARKWAY CIVIL DESIGN ADVANTAGE2107.594EDENCREST - KETTLESTONE ENGINEER:TECH: REVISIONS DATE WAUKEE, IOWA11REZONING MAP PHONE: (515) 369-4400 3405 S.E. CROSSROADS DRIVE, SUITE G GRIMES, IOWA 50111 VICINITY MAPSE TALLGRASS LNSITEWAUKEE, IOWAOWNERENGINEER/ SURVEYORZONINGADJACENT OWNERSHIPSE PARKVIEWCROSSING DR GRAND PRAIRIEPKWYSE WESTOWN PKWYSE MAXWELL DRAPPICANTSE ESKERRDGE DRLEGAL DESCRIPTION””””””””””” SE TALLGRASS LANESE P A R K VI E W C R O S SI N G D RI V E30'-0"S.B30'-0"S.B75'-0"S.BSite:5.6 Acres ±Building Footprint:43,476 S.F ±30'-0"S.B30'-0" S.B128'547'388' 380'580'BUFFER PLANTING REQUIREMENTS:25'-0"LNDSCPEBFRNOTE:EXISTING 10' TRAIL@ Kettlestone, Waukee, IowaSite Concepts02.01.2022Site Concept25050100PARKING REQUIREMENTSCONCEPTUAL UNIT SUMMARY @ KETTLESTONE,WAUKEE, IOWA CHARACTER IMAGES 01.11.2022 EDENCREST AT GREEN MEADOWS JOHNSTON, IOWA EDENCREST AT TIMBERLINE URBANDALE, IOWA EDENCREST AT TUSCANY ALTOONA, IOWA EDENCREST AT SIENA HILLS ANKENY, IOWA EDENCREST AT RIVERWOODS DES MOINES, IOWA EDENCREST AT KETTLESTONE WAUKEE, IOWA DETAILS & ORNAMENTS APPROPRIATELY SIZED AND SCALED DORMERS. TRIM AND STONE CAPS AND SILLS AT WINDOWS AND DOORS. MATERIALS & COLOR NEUTRAL MATERIALS AND TONES ARE USED: FIBER CEMENT PANEL, BRICK, STONE, SHAKE SIDING, SHINGLES COLORS ARE GRAYS AND TANS, WHITE TRIM. MAJOR ELEMENTS PRIMARY ENTRYWAY IS CLEARLY IDENTIFIABLE AND FACES STREET. BALCONY AND PATIO RELATE TO BUILDING MASSING. BUILDING MASS BUILDING MASS IS APPROPRIATELY SCALED. UNITS INCLUDE FACADE ARTICULATION. STREET SCAPE LANDSCAPED FRONT YARD THAT FACES PUBLIC STREET ORDINANCE NO. AN ORDINANCE TO AMEND CHAPTER 169, ZONING ORDINANCE, CITY OF WAUKEE, IOWA BY AMENDING THE ZONING FROM A-1 (AGRICULTURAL DISTRICT) AND K-MF STACKED MED (KETTLESTONE MULTI-FAMILY STACKED MEDIUM DISTRICT) TO K-MF STACKED MED (KETTLESTONE MULTI-FAMILY STACKED MEDIUM DISTRICT)AND PD-1 (PLANNED DEVELOPMENT OVERLAY) FOR CERTAIN PROPERTY [EDENCREST AT KETTLESTONE] 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 zoning from A- 1 (Agricultural District) and K-MF Stacked Med (Kettlestone Multi-Family Stacked Medium District) to K-MF Stacked Med (Kettlestone Multi-Family Stacked Medium District) / PD-1 (Planned Development Overlay District) for property legally described as follows: A PARCEL OF LAND NOW INCLUDED IN AND FORMING A PART OF GOVERNMENT LOT 14 AND GOVERNMENT LOT 15 OF SECTION 4, TOWNSHIP 78 NORTH, RANGE 26 WEST OF THE 5TH P.M., CITY OF WAUKEE, DALLAS COUNTY, IOWA, MORE PARTICULARLY DESCRIBED AS FOLLOWS: COMMENCING AT THE SOUTHEAST CORNER OF GOVERNMENT LOT 15 OF SECTION 4, TOWNSHIP 78 NORTH, RANGE 26 WEST OF THE 5TH P.M., CITY OF WAUKEE, DALLAS COUNTY, IOWA; THENCE SOUTH 83°48’53” WEST ALONG THE SOUTH LINE OF SAID GOVERNMENT LOT 15, A DISTANCE OF 721.60 FEET; THENCE NORTHWESTERLY ALONG A CURVE CONCAVE NORTHEASTERLY HAVING A RADIUS OF 955.32 FEET, AN ARC LENGTH OF 32.38 FEET, A CHORD LENGTH OF 32.38 FEET AND A CHORD BEARING OF NORTH 28°17’22” WEST TO THE POINT OF BEGINNING AND A POINT ON THE NORTH RIGHT-OF-WAY LINE OF SE TALLGRASS LANE; THENCE SOUTH 83°48’53” WEST ALONG THE NORTH RIGHT-OF-WAY LINE OF SE TALLGRASS LANE, A DISTANCE OF 8.99 FEET; THENCE SOUTHWESTERLY ALONG A CURVE CONCAVE SOUTHEASTERLY HAVING A RADIUS OF 1030.00 FEET, AN ARC LENGTH OF 454.12 FEET, A CHORD LENGTH OF 450.46 FEET AND A CHORD BEARING OF SOUTH 71°11’03” WEST ALONG THE NORTH RIGHT-OF-WAY LINE OF SE TALLGRASS LANE; THENCE SOUTHWESTERLY ALONG A CURVE CONCAVE NORTHWESTERLY HAVING A RADIUS OF 940.00 FEET, AN ARC LENGTH OF 42.69 FEET, A CHORD LENGTH OF 42.69 FEET AND A CHORD BEARING OF SOUTH 59°50’07” WEST ALONG THE NORTH RIGHT-OF-WAY LINE OF SE TALLGRASS LANE TO A POINT ON THE EAST RIGHT-OF-WAY LINE OF SE PARKVIEW CROSSING DR; THENCE NORTHWESTERLY ALONG A CURVE CONCAVE NORTHEASTERLY HAVING A RADIUS OF 25.00 FEET, AN ARC LENGTH OF 39.46 FEET, A CHORD LENGTH OF 35.49 FEET AND A CHORD BEARING OF NORTH 73°37’46” WEST ALONG THE EAST RIGHT-OF-WAY LINE OF SE PARKVIEW CROSSING DR; THENCE NORTH 29°13’55” WEST ALONG THE EAST RIGHT-OF-WAY LINE OF SE PARKVIEW CROSSING DR, A DISTANCE OF 183.17 FEET THENCE NORTHWESTERLY ALONG A CURVE CONCAVE NORTHEASTERLY HAVING A RADIUS OF 965.00 FEET, AN ARC LENGTH OF 183.78 FEET, A CHORD LENGTH OF 183.51 FEET AND A CHORD BEARING OF NORTH 23°46’34” WEST ALONG THE EAST RIGHT-OF-WAY LINE OF SE PARKVIEW CROSSING DR; THENCE NORTH 69°51’30” EAST, A DISTANCE OF 545.45 FEET; THENCE NORTH 86°07’54” EAST, A DISTANCE OF 60.01 FEET; THENCE SOUTHEASTERLY ALONG A CURVE CONCAVE NORTHEASTERLY HAVING A RADIUS OF 955.32 FEET, AN ARC LENGTH OF 391.00 FEET, A CHORD LENGTH OF 388.27 FEET AND A CHORD BEARING OF SOUTH 15°35’36” EAST TO THE POINT OF BEGINNING, CONTAINING 4.90 ACRES, SUBJECT TO ALL EASEMENTS, RESTRICTIONS AND COVENANTS OF RECORD. Section 2. 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 3. Repealer. All ordinances or parts of ordinances in conflict with the provisions of this ordinance are hereby repealed. Section 4. 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 5. 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 __________, 2022, and approved this ____ day of _____________, 2022. Courtney Clarke, Mayor Attest: Rebecca D. Schuett, City Clerk Exhibit A EDENCREST AT KETTLESTONE – SENIOR LIVING PLANNED DEVELOPMENT CITY OF WAUKEE APPROVED BY WAUKEE CITY COUNCIL ON _____________________, 2022 TABLE OF CONTENTS EDENCREST AT KETTLESTONE - SENIOR LIVING 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 | EDENCREST AT KETTLESTONE SENIOR LIVING – PLANNED DEVELOPMENT Waukee, Iowa Planned Development Overlay District (PD) Item 1 Purpose and Scope of District • The subject property is located east of SE Parkview Crossing Drive and north of SE Tallgrass Lane. • The proposed Planned Development is an approximately 4.90 acre parcel of property that is located within the master planned Kettlestone area. The proposed Planned Development calls for the development of a senior living facility with units for independent living, assisted living, and memory care. • The existing zoning of the Property is A-1 (Agricultural District) and K-MF Stacked Med (Kettlestone Multi-Family Stacked Medium District) • The proposed underlying zoning of the Property will be K-MF Stacked Med (Kettlestone Multi-Family Stacked Medium 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 a 43,476 square foot senior living center. 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 comply with the requirements of the Kettlestone Design Guidelines. Item 5 Bulk Regulations – Including Density Regulations, Setbacks, Maximum Heights, and other design standards specific to the Project The bulk regulations of the K-MF-Stacked Med (Kettlestone Multi-Family Stacked Medium District) will apply to the development of the property with the following exceptions for senior living: 1. Maximum density: 18 units per acre. 2. Minimum unit square footage: 340 square feet for memory care and 370 square feet for assisted living. 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 provided as described within the City of Waukee Code of Ordinances in addition to provisions as specified below: a. A minimum of a 25-foot landscape buffer shall be provide along the west site boundary in a quantity consistent with the requirements of the Kettlestone Design Guidelines. Item 8 Off-Street Parking 1. Minimum off-street parking requirements shall apply to the property with the following exceptions for senior living: a. One (1) parking space per independent living unit. b. One (1) parking space for every four (4) assisted living or memory care unit. c. One (1) parking space per staff during the shift with the largest number of employees. d. One (1) visitor parking space for every ten (10) units. END OF DOCUMENT EXHIBIT C LEGAL DESCRIPTION A PARCEL OF LAND NOW INCLUDED IN AND FORMING A PART OF GOVERNMENT LOT 14 AND GOVERNMENT LOT 15 OF SECTION 4, TOWNSHIP 78 NORTH, RANGE 26 WEST OF THE 5TH P.M., CITY OF WAUKEE, DALLAS COUNTY, IOWA, MORE PARTICULARLY DESCRIBED AS FOLLOWS: COMMENCING AT THE SOUTHEAST CORNER OF GOVERNMENT LOT 15 OF SECTION 4, TOWNSHIP 78 NORTH, RANGE 26 WEST OF THE 5TH P.M., CITY OF WAUKEE, DALLAS COUNTY, IOWA; THENCE SOUTH 83°48’53” WEST ALONG THE SOUTH LINE OF SAID GOVERNMENT LOT 15, A DISTANCE OF 721.60 FEET; THENCE NORTHWESTERLY ALONG A CURVE CONCAVE NORTHEASTERLY HAVING A RADIUS OF 955.32 FEET, AN ARC LENGTH OF 32.38 FEET, A CHORD LENGTH OF 32.38 FEET AND A CHORD BEARING OF NORTH 28°17’22” WEST TO THE POINT OF BEGINNING AND A POINT ON THE NORTH RIGHT-OF-WAY LINE OF SE TALLGRASS LANE; THENCE SOUTH 83°48’53” WEST ALONG THE NORTH RIGHT-OF-WAY LINE OF SE TALLGRASS LANE, A DISTANCE OF 8.99 FEET; THENCE SOUTHWESTERLY ALONG A CURVE CONCAVE SOUTHEASTERLY HAVING A RADIUS OF 1030.00 FEET, AN ARC LENGTH OF 454.12 FEET, A CHORD LENGTH OF 450.46 FEET AND A CHORD BEARING OF SOUTH 71°11’03” WEST ALONG THE NORTH RIGHT-OF-WAY LINE OF SE TALLGRASS LANE; THENCE SOUTHWESTERLY ALONG A CURVE CONCAVE NORTHWESTERLY HAVING A RADIUS OF 940.00 FEET, AN ARC LENGTH OF 42.69 FEET, A CHORD LENGTH OF 42.69 FEET AND A CHORD BEARING OF SOUTH 59°50’07” WEST ALONG THE NORTH RIGHT-OF-WAY LINE OF SE TALLGRASS LANE TO A POINT ON THE EAST RIGHT-OF-WAY LINE OF SE PARKVIEW CROSSING DR; THENCE NORTHWESTERLY ALONG A CURVE CONCAVE NORTHEASTERLY HAVING A RADIUS OF 25.00 FEET, AN ARC LENGTH OF 39.46 FEET, A CHORD LENGTH OF 35.49 FEET AND A CHORD BEARING OF NORTH 73°37’46” WEST ALONG THE EAST RIGHT-OF-WAY LINE OF SE PARKVIEW CROSSING DR; THENCE NORTH 29°13’55” WEST ALONG THE EAST RIGHT-OF-WAY LINE OF SE PARKVIEW CROSSING DR, A DISTANCE OF 183.17 FEET THENCE NORTHWESTERLY ALONG A CURVE CONCAVE NORTHEASTERLY HAVING A RADIUS OF 965.00 FEET, AN ARC LENGTH OF 183.78 FEET, A CHORD LENGTH OF 183.51 FEET AND A CHORD BEARING OF NORTH 23°46’34” WEST ALONG THE EAST RIGHT-OF-WAY LINE OF SE PARKVIEW CROSSING DR; THENCE NORTH 69°51’30” EAST, A DISTANCE OF 545.45 FEET; THENCE NORTH 86°07’54” EAST, A DISTANCE OF 60.01 FEET; THENCE SOUTHEASTERLY ALONG A CURVE CONCAVE NORTHEASTERLY HAVING A RADIUS OF 955.32 FEET, AN ARC LENGTH OF 391.00 FEET, A CHORD LENGTH OF 388.27 FEET AND A CHORD BEARING OF SOUTH 15°35’36” EAST TO THE POINT OF BEGINNING, CONTAINING 4.90 ACRES, SUBJECT TO ALL EASEMENTS, RESTRICTIONS AND COVENANTS OF RECORD. EXHIBIT D REZONING MAP EXHIBIT E CONCEPTUAL DEVELOPMENT PLAN