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Home My WebLink About2022-03-07-H04 Stratford Crossing Plat 1 Outlot W Rezoning_PH AGENDA ITEM: CITY OF WAUKEE, IOWA CITY COUNCIL MEETING COMMUNICATION MEETING DATE: March 7, 2022 AGENDA ITEM: Public hearing on an ordinance to amend Chapter 169, Zoning Ordinance, City of Waukee, Iowa, by rezoning certain property from C-1 (Community & Highway Service Commercial District) to R-3 (Multi- Family Residential District) [Stratford Crossing Plat 1, Outlot W] FORMAT: Public Hearing SYNOPSIS INCLUDING PRO & CON: The subject property is located south of NW Sunrise Drive and west of NW 10th Street. The property was originally zoned in 2017 as part of the initial Stratford Crossing rezoning and was subsequently platted as an outlot with Stratford Crossing Plat 1. The applicant and property owner request to rezone the property from C-1 to R-3 for a multi-family residential development. The applicant has submitted consent from 43.79% of property owners within 250-feet of the property to be rezoned. Notification to adjacent property owners was mailed on February 11, 2022. The rezoning signs were placed on the property by the February 14, 2022 deadline. Staff has received one letter of opposition to the request which is attached. The concept plan provided shows seven multi-family buildings to be located on the property. The total amount of units identified is 112 units. Elevations of the buildings have been provided. The buildings are shown to be two-story in height with some units having an attached garage. Surface parking for the units is shown throughout the site. All proposed units are intended to be rental units. A 30-foot landscape buffer is shown on the north and east sides of the property. Access to the property is provided via NW Sunrise Drive. Two access points are shown to the site. Stormwater detention is shown to be accommodated in a pond on the north side of the site. Sanitary sewer and water main are available to the site. Parkland dedication requirements will apply to the project because of its residential nature. The required amount of parkland is 1.27-acres based upon the number of units shown on the concept plan. The subject property is classified as Light Industrial Office in the Imagine Waukee 2040 Comprehensive Plan. Light Industry Office is defined as showroom, flex space, and manufacturing space. The current classification was adopted after the initial zoning of the Stratford Crossing neighborhood. The proposed rezoning to R-3, is generally more compatible with the existing townhome development to the north and the R-3 zoning to the west. The proposed density of 14.85 units per acre is consistent with the density allowed in the High- Density Residential classification. In addition, there is still ample commercially zoned property within other portions of the Stratford Crossing development to satisfy future commercial/retail needs of the neighborhood. H4 FISCAL IMPACT INCLUDING COST/BENEFIT ANALYSIS: COMMISSION/BOARD/COMMITTEE COMMENT: The Planning and Zoning Commission reviewed the rezoning request on February 23, 2022, and recommended approval: Approval of a Rezoning related to a change from C-1 (Community & Highway Service Commercial district) to R-3 (Multi-Family Residential District) [Stratford Crossing Plat 1 Outlot W) Commissioner Gerlitz recuses himself due to a conflict of interest Community Development Director, Andy Kass, introduced the request for rezoning for a multi- family residential development as submitted by the applicant, Stratford Crossing, LLC. The property is generally located south of NW Sunrise Drive and west of NW 10th Street, containing approximately 7.54 acres. The applicant has submitted 43.79% consent to the rezoning from adjacent property owners and notice of the rezoning was mailed on February 11,2022, and signs were posted on the property February 14th, 2022. To date staff has received communication regarding the rezoning and it has been given to the Commission for review. Mr. Kass advised that the concept plan shows seven multi-family buildings to be located for a total of 112 rental units. The buildings are shown to be two-story in height with some units having an attached garage. Surface parking would also be provided. A 30 foot landscape buffer is shown on the north and east sides of the property. Site plans for any proposed development on the property will be required in the future along with architectural and site lighting requirements. Access to the property is shown from NW Sunrise Drive and stormwater detention is shown to be accommodated in a pond to the north side of the site. utilities already exist to serve the site. Parkland dedication requirements will apply to the project and is dependent on the number of units. Mr. Kass advised that staff would recommend approval of the rezoning as it is largely consistent with the Comprehensive Plan and is generally more compatible with the existing townhome development to the north and the R-3 zoning to the west.  Commissioner Hoifeldt questioned if the letter was basically indicating concern for competition. Mr. Kass advised he wasn’t going to speculate on the reasoning for the letter. Commissioner Streit moved to approve a rezoning related to a change from C-1 (Community & Highway Service Commercial district) to R-3 (Multi-Family Residential District) [Stratford Crossing Plat 1 Outlot W). Commissioner Koshy seconded the motion. Ayes: Hoifeldt, Streit, Inman, Koshy, and Tessau. Nays: none. Motion Carried. STAFF REVIEW AND COMMENT: Staff would recommend approval of the proposed rezoning request based on its conformance with the Comprehensive Plan. RECOMMENDATION: Hold the Public Hearing. ATTACHMENTS: I. Staff Report II. Rezoning Maps III. Concept Plan IV. Elevations V. Letter of Opposition PREPARED BY: Andy Kass, Community Development Director REVIEWED BY: PUBLIC NOTICE INFORMATION – NAME OF PUBLICATION: Dallas County News DATE OF PUBLICATION: February 24, 2022 PLANNING AND ZONING COMMISSION STAFF REPORT PROJECT: Stratford Crossing Plat 1 Outlot W – Rezoning PREPARED BY: Andy Kass AICP, Community Development Director REPORT DATE: February 18, 2022 MEETING DATE: February 23, 2022 GENERAL INFORMATION Applicant: Stratford Crossing, LLC Owner: Stratford Crossing, LLC Owner’s Representative: Erin Ollendike, PE – Civil Design Advantage Request: The applicant is requesting approval of a rezoning for a multi-family residential subdivision. Location and Size: Property is generally located south of NW Sunrise Drive and west of NW 10th Street, containing approximately 7.54-acres. AREA MAP ABOVE LEFT: Concept plan of the development identifying the area proposed to be rezoned. The area outlined in BLUE is the area proposed to be rezoned. February 18, 2022 2 of 3 LAND USES AND ZONING Location Existing Land Use Comprehensive Plan Current Zoning Property in Question Vacant - Undeveloped Light Industrial Office C-1 (Community & Highway Service Commercial District) North Stratford Crossing Townhomes Medium Density Residential / Light Industrial Office R-4 (Row Dwelling & Townhome District) South Quad Graphics Light Industrial Office M-1A (Limited Industrial District) East Vacant - Undeveloped Light Industrial Office C-1 (Community & Highway Service Commercial District) West Vacant – Undeveloped Light Industrial Office R-3 (Multi-Family Res BACKGROUND The subject property is located south of NW Sunrise Drive and west of NW 10th Street. The property was originally zoned in 2017 as part of the initial Stratford Crossing rezoning and was subsequently platted as an outlot with Stratford Crossing Plat 1. The applicant and property owner request to rezone the property from C-1 to R-3 for a multi-family residential development. The applicant has submitted consent from 43.79% of property owners within 250-feet of the property to be rezoned. Notification to adjacent property owners was mailed on February 11, 2022. The rezoning signs were placed on the property by the February 14, 2022 deadline. Staff has not received any correspondence regarding this request. PROJECT DESCRIPTION The concept plan provided shows seven multi-family buildings to be located on the property. The total amount of units identified is 112 units. Elevations of the buildings have been provided. The buildings are shown to be two-story in height with some units having an attached garage. Surface parking for the units is shown throughout the site. All proposed units are intended to be rental units. A 30-foot landscape buffer is shown on the north and east sides of the property. Bulk regulations of the R-3 district are provided in Table 1 below. Table 1: Standard R-3 requirements. Category R-3 (minimum) Lot Area No Minimum Lot Width 75 feet Front Yard Setback 30 feet Rear Yard Setback 30 feet Side Yard Setback 15 feet (total) Building Separation 40 feet Access to the property is provided via NW Sunrise Drive. Two access points are shown to the site. Stormwater detention is shown to be accommodated in a pond on the north side of the site. Sanitary sewer and water main are available to the site. February 18, 2022 3 of 3 Parkland dedication requirements will apply to the project because of its residential nature. The required amount of parkland is 1.27-acres based upon the number of units shown on the concept plan. COMPREHENSIVE PLAN The subject property is classified as Light Industrial Office in the Imagine Waukee 2040 Comprehensive Plan. Light Industry Office is defined as showroom, flex space, and manufacturing space. The current classification was adopted after the initial zoning of the Stratford Crossing neighborhood. The proposed rezoning to R-3, is generally more compatible with the existing townhome development to the north and the R-3 zoning to the west. The proposed density of 14.85 units per acre is consistent with the density allowed in the High-Density Residential classification. In addition, there is still ample commercially zoned property within other portions of the Stratford Crossing development to satisfy future commercial/retail needs of the neighborhood. STAFF RECOMMENDATION The proposed zoning district is generally consistent with the land uses identified in the Comprehensive Plan. Based on the conformance with the Comprehensive Plan staff recommends approval of the rezoning for Stratford Crossing Plat 1 Outlot W. AREA 'A'NW SUNRISE DRIVENW CHARLESTOWN LNNW LEXINGTON DRIVENW 10TH STREET 1REZONING MAP VICINITY MAPOWNER / APPLICANTZONING REZONING DESCRIPTION CIVIL DESIGN ADVANTAGE2105.386STRATFORD CROSSING PLAT 1 - OUTLOT 'W' ENGINEER: EKO REVISIONS DATE WAUKEE, IOWA1 PHONE: (515) 369-4400 FAX: (515) 369-4410 3405 S.E. CROSSROADS DRIVE, SUITE G GRIMES, IOWA 50111 FIRST SUBMITTAL 12/28/21 EI: JWM TECH: MSTWAUKEE, IOWAADJACENT OWNERSHIP - AREA 'A'HICKMAN ROADSITEN 10TH STREETRACCOON RIVER VALLEY TRAILT AVENUE NW 2ND STREETNW SUNRISE DRIVE STREET A NW SUNRISE DRIVESTREET ESTREET BSTREET DSTREET CDETENTION CIVIL DESIGN ADVANTAGE2111.890STRATFORD CROSSING MULTI-FAMILYENGINEER: JMMEI: CWOREVISIONSDATEWAUKEE, IOWA11 PREPARED11/30/2021CONCEPT 4PHONE: (515) 369-4400 FAX: (515) 369-44103405 S.E. CROSSROADS DRIVE, SUITE GGRIMES, IOWA 50111DEVELOPMENT SUMMARY REVISED12/01/2021REVISED12/27/2021REVISED01/19/2022PARKLAND DEDICATION REVISED01/31/2022 1 Andy Kass From:Kevin Dolan <Kevin@dolancorp.com> Sent:Tuesday, February 22, 2022 6:09 PM To:Andy Kass; Jennifer Brown; Brad Deets; Melissa DeBoer Subject:[EXT] Proposed Rezoning - Stratford Crossing Plat I, Outlot W Hi Brad, Andy, Melissa, Jennifer- I represent the ownership group (IRHC LLC) which owns the parcel, Stratford Crossing Plat 4 Outlot ‘Z’, immediately West of the proposed rezoning site. As an immediate neighbor representing a significant percentage of the protest zone, IRHC LLC would like to formally protest the proposed rezoning. IRHC LLC made a substantial investment in the City of Waukee based in large part on the current zoning of Outlot W. IRHC LLC is in the process of developing a 150 unit multifamily apartment/townhome housing addition on Outlot Z, and selected this site due to both its proximity to the high school and its proximity to future commercial amenities on Outlot W. We would implore the City to keep the current zoning in place in order to maintain the opportunity for commercial amenities for the hundreds of households currently living in the Stratford Crossing developments, and the additional 150 households planned for later this year at our Stratford Pointe development. Thank you, Kevin J. Dolan Dolan Co. 2660 E. 53rd Street Davenport, IA 52807 Fax (563) 381 4073 Office (563) 381 4088 Cell (563) 506 4265