HomeMy WebLinkAbout2022-03-21 I09 NW Neighborhood Neighborhood Design Guide AGENDA ITEM:
CITY OF WAUKEE, IOWA
CITY COUNCIL MEETING COMMUNICATION
MEETING DATE: March 21, 2022
AGENDA ITEM: Consideration of approval of a resolution approving resolution approving and
adopting the Northwest Neighborhood Phase 1 Plan and the Waukee
Neighborhood Design Guidelines
FORMAT: Resolution
SYNOPSIS INCLUDING PRO & CON:
In 2021, City staff began working with Confluence, a landscape design and urban planning firm, to
master plan an approximately 750-acre area within the northwest corner of Waukee’s growth area. The
area is north of the exiting Stratford Crossing neighborhood and west of the NW High School /
Triumph Park site. The purpose of the plan is to create a neighborhood with diverse housing options,
recreational opportunities, regional stormwater detention, and appropriately site non-residential uses.
During the early stages of plan development, it was evident to the team that many of the design
elements being included within the neighborhood plan could be implemented in other future
neighborhoods throughout the community, which resulted in the development of the Neighborhood
Design Guidelines. The neighborhood guide will assist staff in the evaluation of concept plans for
future neighborhood proposal.
On February 14, 2022, the City Council and Planning & Zoning Commission members attended a joint
work session to review and discuss the principles of the plan and design guide. Both the Council and
Commission members provided valuable feedback regarding both documents. The Planning & Zoning
Commission recommended approval of the NW Neighborhood Phase 1 Plan and the Waukee
Neighborhood Design Guidelines at their meeting on March 8, 2022.
FISCAL IMPACT INCLUDING COST/BENEFIT ANALYSIS:
COMMISSION/BOARD/COMMITTEE COMMENT:
Approval of the Northwest Neighborhood Phase 1 Plan
Approval of the Waukee Neighborhood Design Guidelines
Senior Planner, Melissa DeBoer, reiterated the meeting that was had between the Commission and
City Council on February 14, 2022 that discussed both items and advised that no changes had been
made to the documents since that meeting. The subject property is generally located north of Stratford
Crossing neighborhood and west of the NW Highschool, containing approximately 750 acres. The
purpose of the plan is to create a neighborhood with diverse housing options, recreational
opportunities, regional stormwater detention, and appropriately sited non-residential uses to act as a
representation of the appropriate uses of the neighborhood design guidelines for other parts of the City.
I9
Commissioner Hoifeldt questioned if there was just one landowner. Mrs. DeBoer advised
there was more than one but that discussions related to the property had been had with the
landowners.
Commissioner Koshy moved to approve the Northwest Neighborhood Phase 1 Plan. The motion was
seconded by Commissioner Tessau. Ayes: Hoifeldt, Streit, Inman, Broderick, Koshy, and Tessau.
Nays: none. Motion Carried.
Commissioner Broderick moved to approve the Waukee Neighborhood Design Guidelines. The
motion was seconded by commissioner Tessau. Ayes: Hoifeldt, Streit, Inman, Broderick, Koshy, and
Tessau. Nays: none. Motion Carried.
STAFF REVIEW AND COMMENT: Staff would recommend approval of the resolution.
RECOMMENDATION: Approve the resolution
ATTACHMENTS: I. NW Neighborhood Phase 1 Plan
II. Waukee Neighborhood Design Guidelines
PREPARED BY: Andy Kass, Community Development Director
REVIEWED BY:
THE CITY OF WAUKEE, IOWA
RESOLUTION 22-
APPROVING AND ADOPTING THE NORTHWEST NEIGHBORHOOD PHASE 1
PLAN & THE WAUKEE NEIGHBORHOOD DESIGN GUIDELINES
IN THE NAME AND BY THE AUTHORITY OF THE CITY OF WAUKEE, IOWA
WHEREAS, the City of Waukee, Dallas County, State of Iowa, is a duly organized Municipal
Organization; AND,
WHEREAS, the City’s current Comprehensive Plan was adopted in order to provide valuable
guidance and vision to the City in planning for future growth and development (Resolution #19-
103); AND,
WHEREAS, the development and adoption of neighborhood plans and design guidelines is a
form of implementation of the Comprehensive Plan; AND,
WHEREAS, the unprecedented growth that Waukee has experienced in recent years has made it
necessary to proactively plan for growth areas of the community and implement effective
neighborhood design principles; AND,
WHEREAS, the final drafts of the Northwest Neighborhood Phase 1 Plan and the Waukee
Neighborhood Design Guidelines were approved by the Planning and Zoning Commission on
March 8, 2022; AND,
NOW THEREFORE BE IT RESOLVED by the City of Waukee City Council in session this
21st day of March 2022 that it hereby approves and adopts the Northwest Neighborhood Phase 1
Plan and the Waukee Neighborhood Design Guidelines.
____________________________
Courtney Clarke, Mayor
Attest:
___________________________________
Rebecca D. Schuett, City Clerk
RESULTS OF VOTE: AYE NAY ABSENT ABSTAIN
Anna Bergman Pierce
R. Charles Bottenberg
Chris Crone
Larry R. Lyon
Ben Sinclair
NORTHWEST
NEIGHBORHOOD
PHASE 1 PLAN
ii WAUKEE NORTHWEST NEIGHBORHOOD MASTER PLAN
iiiWAUKEE NORTHWEST NEIGHBORHOOD MASTER PLAN
AC
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WAUKEE MAYOR + CITY COUNCIL
Courtney Clarke Mayor
Charlie Bottenberg Mayor Pro Tem
Anna Bergman Pierce Councilmember
Chris Crone Councilmember
Larry R. Lyon Councilmember
Ben Sinclair Councilmember
PLANNING + ZONING COMMISSION
Alex Broderick Commissioner
Frank Hoifeldt Commissioner
KC Gerlitz Commissioner
Hannah Inman Commissioner
Cherian Koshy Commissioner
Luke Streit Commissioner
Angie Tessau Commissioner
COMMUNITY DEVELOPMENT
Andy Kass Community Development Director
Melissa DeBoer Senior Planner
Bill Mettee Planner
PARKS + RECREATION
Matt Jermier Parks + Recreation Director
ADMINISTRATION
Tim Moerman City Administrator
Brad Deets Assistant City Administrator
PUBLIC WORKS
Rudy Koester Public Works Director/City Engineer
Sara Kappos Assistant Public Works Director
CONSULTANT
iv WAUKEE NORTHWEST NEIGHBORHOOD MASTER PLAN
CHAPTER 2PLAN + VISION
p.12
Guiding Principles Map
CHAPTER 1INTRODUCTION
p. 6
General Overview
Goals + Objectives
Guiding Principles
Northwest Neighborhood
Purpose
Process
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CHAPTER 3
LIVE p.14
Diversity + Equity in
Housing
Quality Design
vWAUKEE NORTHWEST NEIGHBORHOOD MASTER PLAN
CHAPTER 4CONNECT
p.26
Walkability + Bikeability
Connectivity
CHAPTER 6IMPLEMENTATION
p.46
Design Guidelines
Application
CHAPTER 5GROW
p.36
Priority for Open
Space, Parks +
Landscaping
Sustainability +
Environmental
Stewardship
6 WAUKEE NORTHWEST NEIGHBORHOOD MASTER PLAN
INTRODUCTION
Northwest Neighborhood
The Northwest Neighborhood is aptly named
for its location along the northwest portion
of Waukee’s existing city limits. The City
tasked Confluence, a Landscape Architecture
and Planning firm, with envisioning what the
771.13 acre site could be in the future. As
Waukee continues to grow and progress,
Confluence recommends utilizing the
Waukee Neighborhood Design Guidelines to
develop the Northwest Neighborhood. The
Waukee Neighborhood Design Guidelines
push the boundaries of conventional
neighborhoods and with its application
within the Northwest Neighborhood, a new
standard for placemaking and the success of
neighborhood will be established.
7INTRODUCTION
LEGEND
Waukee City Limits
Northwest Neighborhood
N0’6,600’13,200’26,400’
8 WAUKEE NORTHWEST NEIGHBORHOOD MASTER PLAN
INTRODUCTION
1 Diversity + Equity in Housing
A wide range in housing types, sizes
and prices is provided within the
neighborhood including both owner-
occupied and rental units. All housing
units, no matter the style or price, have
the same access to the trail network,
parks, open spaces, and neighborhood
services and amenities.
2 Quality Design
All buildings within the neighborhood
are thoughtfully designed, employing
classic architectural styles to ensure a
timeless built environment. Only quality,
durable building materials are used
reducing maintenance costs, cutting
energy consumption, and building long-
term value for the property owners and
the entire community. Public street lights,
signage, roadways, trails, crosswalks,
sidewalks and other infrastructure are
uniform in design and style with a high
level of finish and detail.
3 Walkability + Bikeability
Heightened consideration is given to
pedestrians and bicyclists by establishing
a complete network of interconnected
trails, sidewalks, and crosswalks. This
allows all residents of the neighborhood
to safely access local parks and open
spaces, walk and bike for recreation, and
connect with adjoining developments.
Pedestrian and bike friendly design
encourages residents to embrace a
healthier lifestyle by leaving the car
in the garage and walking or biking to
their destination and to be physically
interactive with the outdoor amenities of
the neighborhood.
4 Connectivity
The neighborhood is fully interconnected
with the greater community, linking with
the area trail, sidewalk and street network
and providing safe access to area
amenities and attractions. Circulation
and movement is further provided
through the neighborhood for the mutual
benefit of the neighborhood residents,
visitors, and surrounding community.
5 Priority for Open Space, Parks + Landscaping
The neighborhood prioritizes the
inclusion of open space, greenbelts,
ponds, waterways and strategically
located neighborhood “pocket” parks
as healthy, community recreation and
gathering spaces. Public and private
property is richly landscaped with a wide
variety of native plants providing wildlife
habitat and space for pollinators. The
public spaces are further enhanced
with appropriately scaled and designed
hardscape elements including wayfinding
and interpretive signage, seating, art,
and lighting. Ponds and waterways are
designed with access for kayaks, canoes,
and for fishing.
6 Sustainability + Environmental Stewardship
Undeveloped land often serves as open
space, wildlife habitat, and agricultural
land and helps control water run-off and
recharge our aquifers. As a valuable
neighborhood, it provides housing,
community amenities and services that
are environmentally sensitive and long-
term sustainable. Wetland areas and
waterways are preserved and enhanced,
water retention ponds are created,
and related stormwater infrastructure
is constructed that properly manages
stormwater run-off improving water
quality and reducing the impact of
flooding.
9INTRODUCTION
WALKABILITY/
BIKEABILITYCONNECTIVITY
DIVERSITY &
EQUITY IN
HOUSING
QUALITY
DESIGN
SUSTAINABILITY
AND
ENVIRONMENTAL
STEWARDSHIP
PRIORITY FOR
OPEN SPACE,
PARKS AND
LANDSCAPING
The Waukee Neighborhood Plan is
a design template from which we
can build great neighborhoods that
are walkable, enhance the natural
environment, and stand the test of time.
These neighborhoods are based on both
classic and modern design principles to be
connected, equitable, and healthy places
to live, play, and grow – setting a new
standard for living in the Midwest.
THE VISION
10 WAUKEE NORTHWEST NEIGHBORHOOD MASTER PLAN
INTRODUCTION
MASTER PLAN
The purpose of this plan is to help guide the
growth and development of this neighborhood
in Waukee. Utilizing the Guiding Principles
as a design template, the Northwest
Neighborhood, and those to follow, will serve
to set the standard for neighborhoods that are
walkable, enhance the natural environment,
and stand the test of time.
Ensuring that the neighborhood is inclusive,
diverse, and accessible to all in terms of
socioeconomics, environment, and design
was heavily considered throughout the design
process.
11INTRODUCTION
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01 | DETAILED NEIGHBORHOOD MAPWAUKEE NEIGHBORHOOD PLANNING
June 08, 2021 |20466
LEGEND
LARGE SINGLE FAMILY ((OVER 80FT WIDE)
MEDIUM SINGLE FAMILY (66-79FT WIDE)
SMALL SINGLE FAMILY (65 FT WIDE AND UNDER)
MULTIFAMILY
TOWNHOME
GREENSPACE
WATER(DETENTION/RETENTION)
NEIGHBORHOOD COMMERCIAL
PUBLIC SAFETY/MIDDLE SCHOOL
TRAIL
FEMA FLOODWAY
TRAIL UNDERPASS
STREET LEGEND
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04 | QUALITY DESIGNWAUKEE NEIGHBORHOOD PLANNING
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12 WAUKEE NORTHWEST NEIGHBORHOOD MASTER PLAN
PLAN + VISION
1 Diversity + Equity in Housing
Within the Northwest Neighborhood,
there are a variety of price-points and
typologies available for housing options.
This variety expands accessibility to the
neighborhood for a broader range of
demographics.
2 Quality Design
This principle addresses the standard
for quality design regarding building
architecture and the built environment.
Site features, such as speed tables,
mid-block crossings, street fixtures, and
building aesthetics are detailed within
this section.
3 Walkability + Bikeability
In order to safely access neighborhood
amenities, developing a well-connected
network of sidewalks and trails for
pedestrians is essential. This section
highlights the network for everyday and
recreational use.
4 Connectivity
To move about this neighborhood and to
others, there is a defined need for a well-
connected network of streets, trails, and
sidewalks. This multi-modal network will
allow for a variety of users and increase
accessibility for all.
5 Priority for Open Space, Parks + Landscaping
Residents and visitors will be able to
access pocket parks and build a healthy
community via outdoor activities.
Wayfinding, public art, lighted pathways,
kayaking, and fishing are a few examples
of potential outdoor amenities and
activities.
6 Sustainability + Environmental Stewardship
A major goal in this plan is to
establish a long-lasting, sustainable,
and environmentally conscious
neighborhood. To accomplish this,
wetlands, a large retention pond, and
stormwater infrastructure have been
designed into the neighborhood plan.
13PLAN + VISION
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01 | WALKABILITY/BIKEABILITY MAPWAUKEE NEIGHBORHOOD PLANNING
LEGEND
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TRAIL
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SCALE: 1"=300'
02A | CONNECTIVITY MAPWAUKEE NEIGHBORHOOD PLANNING
|20466June 08, 2021
STREET LEGEND
MAJOR ARTERIAL
MINOR ARTERIAL
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14 WAUKEE NORTHWEST NEIGHBORHOOD MASTER PLAN
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This neighborhood design prioritizes
diversifying the types of housing offered in
one community. The intent is to put diversity
and equity at the forefront of community
design. Offering a variety of housing promotes
a more resilient economy. A community
with housing options for workforce and
retirees, as well as choices for new hires up
to senior executives, provides a more robust
tax base. In addition to property tax benefits,
providing diversity in housing provides a good
employment base and attracts and retains
businesses within a community.
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DIVERSITY + EQUITY IN HOUSING
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16 WAUKEE NORTHWEST NEIGHBORHOOD MASTER PLAN
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TYPOLOGIES
The following residential typologies (building
types) are defined herein to help reinforce a
desire for the Northwest Neighborhood Phase
1 Plan to include a wide range of housing
types and prices in order to promote a diverse
mix of residents in various stages of life.
Multi-Family
Townhome/Rowhouses
Single-Family (Small-, Medium-,
and Large-Lot)
The Single-Family typology (building type)
includes detached single-family homes of
various sizes and prices on small, medium
and large lots. Lots may be as small as 50-
feet to 65-feet wide and large lots may be over
80-feet in width.
The Townhome typology includes single-
family dwellings attached horizontally (side-
by-side and/or back-to-back) to one or more
units. These dwellings may be geared towards
being either owner-occupied or rented or a
combination thereof.
The Multi-Family typology consists of vertically
attached dwelling units that are attached
both horizontally and vertically to each
other - typically referred to as apartments or
condominiums. Multi-Family developments
should include indoor and outdoor common
spaces such as recreation rooms, gathering
spaces, pools, rooftop amenity decks,
playgrounds, and dog parks. Units may be
owner-occupied or rented and may include
small, one-bedroom efficiency units for single
professionals, large 2 or 3-bedroom units for
families, and units with layouts and common
spaces designed for seniors.
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18 WAUKEE NORTHWEST NEIGHBORHOOD MASTER PLAN
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QUALITY DESIGN
Quality design is often thought to mean
expensive; however, in the context of this
plan, quality design means designing
buildings and infrastructure with a purpose
to be both appealing and long-lasting- not
just expensive. Buildings should follow
fundamental architectural principles for
aesthetic design and be constructed with
durable, low-maintenance exterior materials.
Public and private infrastructure should be
designed to be both functional and resilient
to survive the extreme natural environment
of Central Iowa. Structures and infrastructure
should be located to best serve all the needs
of the residents and visitors, such as exterior
lighting for security, well placed pedestrian
crossings to encourage walking, and traffic
calming features for safety.
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QUALITY DESIGN
MEREDITH DRIVE
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Building Architecture
Buildings should be designed in traditional
forms and constructed of durable, low
maintenance exterior building materials to
maintain their value over time. Included within
the Waukee Neighborhood Design Guidelines
are specific architectural design standards
that should be employed to meet the goals
and vision for the Northwest Neighborhood
Phase 1 Plan.
Landscape Architecture
Outdoor space should be designed with
attention to aesthetics while balancing
positive environmental outcomes. The
Waukee Neighborhood Design Guidelines
provides an outline of plants to avoid, while
providing species lists that are favorable in
certain circumstances. While the Guidelines
do not include an all-encompassing list of
plants that can be used in the community,
the intent is to promote biodiversity with an
emphasis on native plantings. The use of
landscape architecture in this plan is to help
provide customizable scenarios to promote
sustainability and healthy living.
Minor Arterial Section
Collector Street Section
Arterial Street Section
Minor Collectors have 5-foot-wide sidewalks
on one side of the road and 10-foot-wide
trails on the opposite side. In addition to
these pathways, Minor Collectors feature
stormwater infrastructure similar to Local
Streets. Major Collectors include the same
amenities as Minor Collectors with the
addition of stormwater infrastructure being
included in the boulevard. Details on the
boulevard stormwater infrastructure are
included in the Grow Chapter under the
Sustainability + Environmental Stewardship
section.
Minor Arterial Streets
share the same Quality
Design amenities as
Major Collectors with
the addition of another
lane of traffic. Major
Arterial Streets include
two 10-foot-wide trails
on either side of the road
with a central boulevard
separating the two lanes
of traffic.
21LIVE
Local Street Section
Minor Collector Section
Major Arterial Section
Major Collector Section
Local Street Section
Quality Design applied to Local Streets
includes pedestrian sidewalks that measure
5-feet-wide and stormwater retention buffers
to collect runoff.
22 WAUKEE NORTHWEST NEIGHBORHOOD MASTER PLAN
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Local Road-Minor Collector to Major Collector T-Intersection
LOCAL MINOR C.
MAJOR C.
MAJOR C.
1 Raised Speed Table 4 5-foot-wide sidewalks
2 Marked pedestrian crossing 5 10-foot-wide trails
3 Streetscaping 6 Stormwater Infrastructure
1
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23LIVE
Major Collector to Minor Collector Intersection
MINOR C. MINOR C.
MAJOR C.
MAJOR C.
1 Raised Speed Table 4 5-foot-wide sidewalks
2 Marked pedestrian crossing 5 10-foot-wide trails
3 Streetscaping 6 Stormwater Infrastructure
1
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24 WAUKEE NORTHWEST NEIGHBORHOOD MASTER PLAN
LIVE
Local Road to Minor Collector T-Intersection
1 Raised Speed Table
2 Marked pedestrian crossing
4 5-foot-wide sidewalks
3 Streetscaping
5 10-foot-wide trails
LOCAL
MINOR C.
MINOR C.
1
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25LIVE
Major Collector to Minor Collector T-Intersection
1 Raised Speed Table 4 5-foot-wide sidewalks
2 Marked pedestrian crossing 5 10-foot-wide trails
3 Streetscaping 6 Stormwater Infrastructure
MINOR C.
MAJOR C.
MAJOR C.
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36
26 WAUKEE NORTHWEST NEIGHBORHOOD MASTER PLAN
CONNECT
WALKABILITY + BIKEABILITY
This neighborhood redefines the street
hierarchy and gives priority to pedestrians
and bicyclists. A well-connected network
of trails, sidewalks, and crosswalks shields
and protects pedestrians and bicyclists
and ensures all residents have access to
pocket parks, open spaces, recreational
opportunities, and can connect to adjoining
developments.
Sidewalks will be defined throughout the
entire development, regardless of street
classification. Sidewalks are to be a minimum
of 5 feet wide to allow for ADA accessibility.
Trails, shown as the white pathway on the
opposite page, tie back into the existing trail
lines to the east and expand to the west. The
sidewalks and trail network strive to establish
a well-connected, healthy, and accessible
neighborhood.
27CONNECT
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01 | WALKABILITY/BIKEABILITY MAPWAUKEE NEIGHBORHOOD PLANNING
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04 | QUALITY DESIGNWAUKEE NEIGHBORHOOD PLANNING
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28 WAUKEE NORTHWEST NEIGHBORHOOD MASTER PLAN
CONNECT
WALKABILITY + BIKEABILITY
Each street typology, as defined by the
Waukee Street Design Guide prepared by
Snyder & Associates, will include baseline
amenities based upon each guiding principle.
These amenities, differing by street type, are
detailed in the following text.
Minor Arterial Section
Collector Street Section
The Minor and Major Collector Streets
features a 5-foot-wide sidewalk on one side
of the street, while a 10-foot-wide trail is on
the opposite side. The availability of two types
of pathways expands access to bicyclists as
well.
Minor Arterial Streets,
similar to the Collector
Streets, feature a 5-foot-
wide sidewalk on one
side of the street, while
a 10-foot-wide trail is on
the opposite side. Major
Arterial Streets feature
10-foot-wide trails on
either side of the street.
These streets extend the
farthest, connecting into
the surrounding area. Minor Arterial Section
Arterial Street Section
29CONNECT
Major Arterial Section
Local Street Section
Minor Collector Section Major Collector Section
Local Street Section
The Local Streets found throughout the
Northwest Neighborhood will have a 5-foot-
wide sidewalk on each side of the street.
Pedestrians traveling through this network will
connect to other residences and larger street
types in the neighborhood.
30 WAUKEE NORTHWEST NEIGHBORHOOD MASTER PLAN
CONNECT
CONNECTIVITY
A major features and amenity of the
Northwest Neighborhood is the extensive
connectivity in and around the development.
Linking streets, trails, and sidewalks to the
surrounding area provides access to a variety
of modal types.
Similar to the walkability and bikeability
principle, connectivity revolves around the
well-connected sidewalks and trails. In
addition to these, local, connector, and arterial
streets extend from existing city limits to the
Northwest Neighborhood to welcome visitors
and provide a passage home to residents.
31CONNECT
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SCALE: 1"=300'
02A | CONNECTIVITY MAPWAUKEE NEIGHBORHOOD PLANNING
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STREET LEGEND
MAJOR ARTERIAL
MINOR ARTERIAL
MAJOR COLLECTOR
MINOR COLLECTOR
LOCAL STREET
CONNECTIVITY
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32 WAUKEE NORTHWEST NEIGHBORHOOD MASTER PLAN
CONNECT
CONNECTIVITY
Each street typology, as defined by the
Waukee Street Design Guide prepared by
Snyder & Associates, will include baseline
amenities based upon each guiding principle.
These amenities, differing by street type, are
detailed in the following text.
Collector Street Section
The Minor and Major Collector Streets
features a 5-foot-wide sidewalk on one side of
the street, while a 10-foot-wide trail is on the
opposite side. Minor Collector Streets have
two lanes for vehicles and on-street parking
on one side. Major Collector Streets have two
lanes for traffic that are separated by a central
boulevard.
Minor Arterial Streets
have one 5-foot-wide
sidewalk and one 10-foot-
wide trail on opposite
sides of the road. Two
lanes of vehicular
traffic are separated
by a central boulevard.
The central boulevard
adjusts for turning lanes
at major intersections.
Major Arterials have
two 10-foot-wide trails
on either side of the
road and four lanes of
vehicular traffic.
Minor Arterial Section
Arterial Street Section
33CONNECT
Major Arterial Section
Local Street Section
Minor Collector Section Major Collector Section
Local Street Section
The Local Streets will include 5-foot-wide
sidewalks on either side of the street. Three
lanes for vehicles include two lanes for
diverging traffic and one lane for parking.
34 WAUKEE NORTHWEST NEIGHBORHOOD MASTER PLAN
CONNECT
TRAIL CONNECTIONS
The City of Waukee currently has an extensive
trail network that services Waukee and
surrounding communities. Today, there are
four defined trails- Heart of the Warrior Trail,
Raccoon River Valley Trail, Kettlestone Trail,
and Sugar Creek Trail. In addition to these
four trails, there are neighborhood trails
linking the interior of Waukee. The Northwest
Neighborhood Plan proposes linking into
the Raccoon River Valley Trail to expand the
Waukee Trail network as the community
continues to grow. In addition to the planned
link, the Northwest Neighborhood is planning
for the future by including trails along the
perimeter of the neighborhood allowing future
growth to connect and further expand the trail
network.
Photos courtesy of the City of Waukee
35CONNECT
CONNECTIVITY TO REGIONAL + LOCAL TRAILS
LEGEND
Heart of the Warrior Trail
Raccoon River Valley Trail
Kettlestone Trail
Sugar Creek Trail
Neighborhood Trail
N0’6,600’13,200’26,400’
36 WAUKEE NORTHWEST NEIGHBORHOOD MASTER PLAN
GROW
PRIORITY FOR OPEN SPACE,
PARKS + LANDSCAPING
The Northwest Neighborhood prioritizes
parks, recreation, and open spaces. Seen
as an essential amenity to sustain a healthy
community, parks are scattered throughout
the neighborhood so each quadrant of the
development has its own designated park
and recreation space. Each park within the
Northwest Neighborhood is a stand alone
space with a variety of differing amenities.
The collective park system is intended to be
easily accessible and well-connected to allow
residents to move from park-to-park with
comfort and ease. Serving both a recreation
and environmental purpose, the retention
pond provides opportunities for fishing and
kayaking, as well as landscaped wetland for
stormwater management.
Parkland Dedication
The following are approximate acres of
the following land area for the Northwest
Neighborhood Plan as designed:
• Total area: 757.45 acres
• Water: 32.74 acres (4.32%)
• Parkland: 26.97 acres (3.56%)
• Open Space: 89.82 acres (not included
parkland) (11.86%)
Estimated Dwelling Units by Type:
• Single Family: 679 lots
• Townhome: 341 units
• Multifamily: 2,196 units
Estimated Parkland Dedication Requirement:
• 679 Single Family lots x 3 per
household: 2,037 residents
• 341 townhomes x 2.25 per household:
767 residents
• 2,196 Multifamily residents x 1.75 per
household: 3,843 residents
6,647 total residents x 6.5 acres/1,000 = 43.2
acres of required parkland dedication
Estimated Parkland Dedication:
• 26.97 acres of parkland
• 89.82 acres of open space (equivalent
to 22.46 acres of parkland)
TOTAL: 49.43 ACRES OF PARKLAND
37GROW
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LEGEND
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38 WAUKEE NORTHWEST NEIGHBORHOOD MASTER PLAN
GROW
PRIORITY FOR OPEN SPACE, PARKS +
LANDSCAPING
An extensive list of approved local, collector, and
arterial street trees can be found in the Waukee
Neighborhood Design Guidelines. Native plants
approved within the Northwest Neighborhood
are provided below.
Native Plants
• Purple Coneflower, Echinacea purpera
• Black-Eyed Susan, Rudbeckia hirita
• Coreopsis
• Great Blue Lobelia, Lobelia siphitica
• Little Bluestem, Schizachyrium scoparium
• Big Bluestem, Andropogon gerardi
• Switchgrass, Panicum virgatum
• Sideouts Grama, Bouteloua curtipendula
• Prairie Dropseed, Sporobolus heterolepis
• Canada Wildrye, Elymus canadensis
• Wild Bergamont, Mondarda fistulosa
• Columbine, Aquilegia vulgaris
• Fasle Indigo, Baptisia australis
Collector Street Section
Minor Collectors are similar to Local Streets
for their use and location of streetscaping and
native plantings. Major Collectors have the
same buffers as Minor Collectors, as well as a
landscaped boulevard.
Minor and Major Arterial
Streets share the same
amenities as Major
Collectors with two
buffers of streetscaping
and native plantings
and one landscaped
boulevard.
Minor Arterial Section
Arterial Street Section
39GROW
Major Arterial Section
Local Street Section
Minor Collector Section Major Collector Section
Local Street Section
Priority for Open Space, Parks + Landscaping
includes streetscaping and native plantings
along the buffers of Local Streets. These
approved trees and plantings can be found in
the bulleted list to the left.
40 WAUKEE NORTHWEST NEIGHBORHOOD MASTER PLAN
GROW
PRIORITY FOR OPEN SPACE,
PARKS + LANDSCAPING
Each park in the neighborhood is intended
to provide to the neighborhood residents,
while also working as part of a larger park
system. It is recommended to vary amenities
at each park location within the Northwest
Neighborhood. This eliminates the need for
each park to be larger to accommodate the
needs and desires of the entire community,
as well as off-street parking. Additionally, it
is recommended to consider the inclusion
of adult play and fitness spaces to provide
benefits to more members of the community.
Each park in the Northwest Neighborhood is
intended to vary in amenities as well as size.
Ranging from small neighborhood parks up to
large recreational parks, each one will cater to
a different member of the community.
The image to the right illustrates an example
for potential programming for one of the
Northwest Neighborhood parks. Amenities
for this park include a basketball court,
small shelter, adult fitness, and playground.
Following the recommendation provided
earlier, amenities at neighboring parks would
differ from those found at this example park.
The uniqueness of each park will ensure
that it is serving as many members of the
community as possible.
41GROW
1
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3
4 1
2
3
4
Basketball Court
Small Shelter
Adult Fitness
Playground
42 WAUKEE NORTHWEST NEIGHBORHOOD MASTER PLAN
GROW
SUSTAINABILITY AND
ENVIRONMENTAL STEWARDSHIP
Throughout the Northwest Neighborhood,
there is a diverse scheme of open spaces,
wetlands, and a recreational pond. The open
spaces in the neighborhood are not merely
vacant parcels of land, but intentional,
planned tools for controlling water runoff
and recharging aquifers. The wetland of
the Northwest Neighborhood contribute to
both the visual aesthetic of the residential
neighborhoods and overall floodplain
maintenance.
The aforementioned boulevards that are
integrated into the street designs for Major
Collectors, Minor Arterials, and Major Arterials
are a primary contributor to the environmental
stewardship of this neighborhood. The
boulevards leverage inventive stormwater
infrastructure with recessed catch basins
along the perimeter that allow for the collector
of runoff.
43GROW
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SUSTAINABILITY AND STEWARDSHIP
WATER
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FEMA FLOODWAY
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MEREDITH DRIVE
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44 WAUKEE NORTHWEST NEIGHBORHOOD MASTER PLAN
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SUSTAINABILITY +
ENVIRONMENTAL STEWARDSHIP
The Northwest Neighborhood plan
incorporates stormwater management into
the street typology defined by the Waukee
Street Design Guide prepared by Snyder
& Associates. Integrating stormwater
management practices in the forms of
rain gardens and bioretention cells into
Boulevards creates environmental benefits to
the community in addition to those provided
by providing open space.
Intentional stormwater management systems
built into the community streetscape and
open space can provide additional benefits
to the community in addition to general
aesthetics.
As the city has already dedicated efforts
to creating landscape boulevards, it is our
suggestion that the boulevards within the
Northwest Neighborhood be bio-retention
cells. As the city has already committed to
dedicating open space into their streetscape
plan, the inclusion of best management
practices into the existing plan provides the
city without taking additional room to help
mitigate stormwater.
Collector Street Section
Minor Collectors are similar to Local Streets
for their use and location of streetscaping,
native plantings, and bio-cells. Major
Collectors have the same amenities as Minor
Collectors, as well as a boulevard that serves
as stormwater infrastructure.
Minor and Major Arterial
Streets share the same
amenities as Major
Collectors with two
pods of streetscaping,
native plantings, and
bio-cells and one
boulevard for stormwater
infrastructure.
Collector Street Section
Minor Arterial Section
Arterial Street Section
45GROW
Major Arterial Section
Local Street Section
Minor Collector Section Major Collector Section
Local Street Section
In addition to the streetscaping and native
plantings mentioned in the previous section,
Local Streets will include bio-cells for
stormwater infrastructure.
46 WAUKEE NORTHWEST NEIGHBORHOOD MASTER PLAN
IMPLEMENTATION
APPLICATION
In order to implement the vision of the
Northwest Neighborhood Phase 1 Plan, the
City and the owners and developers of this
property should enter into a development
agreement detailing the timelines, phasing,
and the responsibilities of each party for
certain infrastructure construction and
land dedication. Guidance on development
responsibilities and potential City assistance
is provided within these the Waukee
Neighborhood Design Guidelines. This
Master Plan and the Waukee Neighborhood
Design Guidelines should be adopted and
utilized as a supplement to the standard
zoning districts.
47IMPLEMENTATION
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01 | DETAILED NEIGHBORHOOD MAPWAUKEE NEIGHBORHOOD PLANNING
June 08, 2021 |20466
LEGEND
LARGE SINGLE FAMILY ((OVER 80FT WIDE)
MEDIUM SINGLE FAMILY (66-79FT WIDE)
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04 | QUALITY DESIGNWAUKEE NEIGHBORHOOD PLANNING
JUNE 08, 2021 |20466
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WAUKEE NEIGHBORHOODDESIGN GUIDELINESDESIGN GUIDELINES
ii WAUKEE NEIGHBORHOOD DESIGN GUIDELINES
iiiPREFACE
AC
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WAUKEE MAYOR + CITY COUNCIL
Courtney Clarke Mayor
Charlie Bottenberg Mayor Pro Tem
Anna Bergman Pierce Councilmember
Chris Crone Councilmember
Larry R. Lyon Councilmember
Ben Sinclair Councilmember
PLANNING + ZONING COMMISSION
Alex Broderick Commissioner
Frank Hoifeldt Commissioner
KC Gerlitz Commissioner
Hannah Inman Commissioner
Cherian Koshy Commissioner
Luke Streit Commissioner
Angie Tessau Commissioner
COMMUNITY DEVELOPMENT
Andy Kass Community Development Director
Melissa DeBoer Senior Planner
Bill Mettee Planner
PARKS + RECREATION
Matt Jermier Parks + Recreation Director
ADMINISTRATION
Tim Moerman City Administrator
Brad Deets Assistant City Administrator
PUBLIC WORKS
Rudy Koester Public Works Director/City Engineer
Sara Kappos Assistant Public Works Director
CONSULTANT
iv WAUKEE NEIGHBORHOOD DESIGN GUIDELINES
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CHAPTER 1INTRODUCTION
p.2
GENERAL OVERVIEW
GUIDING
PRINCIPLES
APPLICATION OF
STANDARDS
STREET
CLASSIFICATION
STANDARDS
CHAPTER 2LAND USE + ZONING p.12
URBAN RESERVE
RURAL RESIDENTIAL
RESIDENTIAL
COMMERCIAL
INDUSTRIAL
MIXED USE
CIVIC + INSTITUTIONAL
PARK/ OPEN SPACE
Low Density
Residential
Medium Density
Residential
High Density
Residential
Neighborhood Commercial
Community Commercial
Regional Commercial
Business Park
Light Industrial
Technology Center
Mixed Use Corridor
Mixes Use Village
Mixes Use Town Center
vPREFACE
CHAPTER 3SITE DESIGN + STANDARDSp.18
BUILDING SITING + ORIENTATION
LANDSCAPING, BUFFERING, +
SCREENING
Landscape Buffers
Grading + Erosion Control
Exterior Lighting
BULK REGULATIONS
Open Space Landscaping
Sidewalk + Trails
Installation Requirements
PEDESTRIAN + BIKE FACILITIES
OFF-STREET PARKING DESIGN
Off-Street Parking Landscaping
Bike Facilities Required
TRAFFIC CALMING
Streetscape Landscaping
STREET LIGHTS,
TRAFFIC SIGNALS,
UTILITY POLES + SIGNAGE
PUBLIC OPEN SPACE + PARKS
CHAPTER 5IMPLEMENTATION
p.44
PUBLIC INFRASTRUCTURE
PARKLAND AND OPEN SPACE
STORMWATER MANAGEMENT FACILITIES AND PONDS
APPLICATION
Franchise Architecture
Façade Articulation
Building Types
GENERAL DESIGN PRINCIPLES
Application of Exterior
Building Materials
Exterior Building Materials
Townhome Design Standards
Massing + Proportions
Use of Trim
BUILDING STANDARDS BY BUILDING TYPE
Multi-Family Residential Building
Design Standards
Facadism
Cornices, Soffits, and Overhangs
Single-Family Dwelling
Design Standards
Commercial/Retail Building
Design Standards
Office, Institutional, and Civic
Building Design Standards
Mixed-Use Building Design
Standards
CHAPTER 4BUILDING ARCHITECTURE
p.32
2 WAUKEE NEIGHBORHOOD DESIGN GUIDELINES
INTRODUCTION
General Overview
The City of Waukee has experienced rapid
growth over the past several decades and
it is anticipated that this pace of growth
will continue into the next decade and
beyond. The demand for new housing, retail
and business development within Waukee
affords the City with the unique opportunity
to promote development patterns that
can create vibrant, healthy, and long-term
sustainable neighborhoods that meet both the
near-term and long-term needs and desires of
the community. The Waukee Neighborhood
Design Guidelines have been developed to not
only provide standards for new development
but to serve as the framework for public/
private partnerships between the City,
property owners, and developers to meet
these development goals.
Guiding Principles
These guidelines are based on the following
six guiding principles and the overall vision
developed by the City to help create truly great
neighborhoods.
Diversity + Equity in Housing
A wide range in housing types, sizes and
prices is provided within the neighborhood
including both owner-occupied and rental
units. All housing units, no matter the
style or price, have the same access to the trail network, parks, open spaces, and
neighborhood services and amenities.
Quality Design
All buildings within the neighborhood are
thoughtfully designed, employing classic
architectural styles to ensure a timeless built
environment. Only quality, durable building
materials are used reducing maintenance costs, cutting energy consumption, and
building long-term value for the property
owners and the entire community.
Public street lights, signage, roadways,
trails, crosswalks, sidewalks and other
infrastructure are uniform in design and style with a high level of finish and detail.
Walkability + Bikeability
Priority is given to pedestrians and bicyclists
by establishing a complete network of
interconnected trails, sidewalks, and crosswalks. This allows all residents of
the neighborhood to safely access local
parks and open spaces, walk and bike for
recreation, and connect with adjoining
developments. Pedestrian and bike
friendly design encourages residents to embrace a healthier lifestyle by leaving
the car in the garage and walking or biking
to their destination and to be physically
interactive with the outdoor amenities of the
neighborhood.
Connectivity
The neighborhood is fully interconnected
with the greater community, linking with the
area trail, sidewalk and street network and providing safe access to area amenities and
attractions. Circulation and movement is
further provided through the neighborhood
for the mutual benefit of the neighborhood
residents, visitors, and surrounding
community.
Priority for Open Space, Parks + Landscaping
The neighborhood prioritizes the inclusion of open space, greenbelts, ponds, waterways
and strategically located neighborhood
“pocket” parks as healthy, community
recreation and gathering spaces. Public
and private property is richly landscaped
with a wide variety of native plants providing wildlife habitat and space for pollinators.
The public spaces are further enhanced
with appropriately scaled and designed
hardscape elements including wayfinding and
interpretive signage, seating, art, and lighting.
Ponds and waterways are designed with access for kayaks, canoes, and for fishing.
Sustainability + Environmental Stewardship
Undeveloped land often serves as open space, wildlife habitat, and agricultural land
and helps control water run-off and recharge
our aquifers. As a valuable neighborhood,
it provides housing, community amenities
and services that are environmentally
sensitive and long-term sustainable. Wetland areas and waterways are preserved and
enhanced, water retention ponds are created,
and related stormwater infrastructure
is constructed that properly manages
stormwater run-off improving water quality
and reducing the impact of flooding.
3INTRODUCTION
WALKABILITY/
BIKEABILITYCONNECTIVITY
DIVERSITY &
EQUITY IN
HOUSING
QUALITY
DESIGN
SUSTAINABILITY
AND
ENVIRONMENTAL
STEWARDSHIP
PRIORITY FOR
OPEN SPACE,
PARKS AND
LANDSCAPING
The Waukee Neighborhood Plan is
a design template from which we
can build great neighborhoods that
are walkable, enhance the natural
environment, and stand the test of time.
These neighborhoods are based on both
classic and modern design principles to be
connected, equitable, and healthy places
to live, play, and grow – setting a new
standard for living in the Midwest.
THE VISION
4 WAUKEE NEIGHBORHOOD DESIGN GUIDELINES
INTRODUCTION
In order to implement the identified vision
and principles of these guidelines, it may
be desirable for the City, the owners and
developers of an identified neighborhood
development area to enter into a development
agreement detailing the timelines, phasing,
and the responsibilities of each party for
certain infrastructure, construction and
land dedication. Guidance on development
responsibilities and potential City assistance
is provided within these Design Guidelines.
The guidelines and standards provided herein
should be considered as a supplement to
the City’s current zoning code regulations.
When a standard or code requirement is not
covered by these guidelines, the regulations
as contained elsewhere within the City’s code
for the underlying zoning district(s) in which
the property is zoned shall apply. Should
a conflict arise between the City Code and
these design guidelines, the more restrictive
requirement, as determined by the City, shall
prevail.
Prior to the development or redevelopment
of any parcel located within the identified
neighborhood area, the property should be
zoned or rezoned consistent with the land use
designations identified in the City’s adopted
future land use plan or as may be proposed in
a new land use plan for the neighborhood.
The City of Waukee’s standard development
review process and requirements for plats,
public improvement plans, site plans,
and building permits shall be followed as
necessary to grant approval for various plats,
phases, and building construction within the
defined neighborhood.
Application of Standards Street Classification Standards
Five basic street classifications, including
minimum right-of-way standards, are detailed
below. These classification standards are
pulled from the Waukee Street Design Guide
that was adopted by the City in July 2020 and
prepared by Snyder & Associates.
In all permissible scenarios, the option to
include a boulevard was chosen to promote
open space and stormwater management.
Boulevards serve an additional benefit of
added comfort to the pedestrian and vehicular
experience. A neutral consideration was
given to all modes of transit. Traffic calming
standards shall be applied throughout all
neighborhoods through the inclusion of
speed tables, road texture variation, mid-block
crossings and streetscaping. Furthermore,
streetscaping guidance is provided within
these guidelines.
Local: 2-lane roadway that accommodates
individual driveways in a mostly residential
setting. Right-of-way widths are generally
60 feet.
Minor Collector: 2-lane roadway intended
to collect traffic from local streets and
providing connection between adjoining
developments with one 7.5-foot-wide
lane of on-street parking. Direct driveway
access is permissible along minor
collectors. Right-of-way widths are
generally 70 feet.
Major Collector: 2-lane roadway with a
boulevard separating traffic and used
to penetrate residential neighborhoods,
connecting trips to and from arterial
networks. Right-of-way widths are
generally 100 feet.
Minor Arterial: 4-lane roadway design
to move traffic throughout the city and
provide access to neighborhood traffic
Boulevards shall be applied to all minor
arterial roadways. Right-of-way widths are
generally 120 feet.
Major Arterial: 6-lane roadway design that
serves major hubs of activity throughout
the city. Direct driveway access is
restricted, and major intersections are
typically signalized. Right-of-way widths
are generally 175 feet.
5INTRODUCTION
Local Street Design Standards
Local Street Features
• 60-foot-wide Right of Way
• 2 lanes of traffic
• On-street parking
• 5-foot-wide sidewalks on each side of the roadway
• 9.5-foot-wide buffer between road and sidewalk
6 WAUKEE NEIGHBORHOOD DESIGN GUIDELINES
INTRODUCTION
Minor Collector Street Design Standards
Major Collector Street Design Standards
Minor Collector Street Features
Major Collector Street Features
• 70-foot-wide Right of Way
• 23.5-foot-wide roadway for 2 lanes of traffic
• 7.5-foot-wide lane for on-street parking
• 5-foot-wide sidewalks on one side of the roadway
• 10-foot-wide trail on one side of the roadway
• 8.5-foot-wide buffer between road and trail
• 13.5-foot-wide buffer between road and sidewalk
• 100-foot-wide Right of Way
• 18-foot-wide roadway for 2 lanes of traffic separated by a boulevard
• 20-foot-wide boulevard
• 5-foot-wide sidewalks on one side of the roadway
• 10-foot-wide trail on one side of the roadway
• 11-foot-wide buffer between road and trail
• 16-foot-wide buffer between road and sidewalk
7INTRODUCTION
Minor Arterial Street Design Standards
Major Arterial Street Design Standards
Minor Arterial Street Features
Major Arterial Street Features
• 120-foot-wide Right of Way
• 26-foot-wide roadway for 2 lanes of traffic separated by a boulevard
• 17-foot-wide boulevard
• 5-foot-wide sidewalks on one side of the roadway
• 10-foot-wide trail on one side of the roadway
• 13-foot-wide buffer between road and trail
• 18-foot-wide buffer between road and sidewalk
• 175-foot-wide Right of Way
• 41-foot-wide roadway for 3 lanes of traffic separated by a boulevard
• 27-foot-wide boulevard
• 10-foot-wide trail on each side of the roadway
• 20.5-foot-wide buffer between road and trails
8 WAUKEE NEIGHBORHOOD DESIGN GUIDELINES
INTRODUCTION
Local Road-Minor Collector to Major Collector T-Intersection
1
4
2 5
3
6
LOCAL MINOR C.
MAJOR C.
MAJOR C.
1 Raised Speed Table 4 5-foot-wide sidewalks
2 Marked pedestrian crossing 5 10-foot-wide trails
3 Streetscaping 6 Stormwater Infrastructure
9INTRODUCTION
Major Collector to Minor Collector Intersection
1
4 2
5
3
6
MINOR C. MINOR C.
MAJOR C.
MAJOR C.
1 Raised Speed Table 4 5-foot-wide sidewalks
2 Marked pedestrian crossing 5 10-foot-wide trails
3 Streetscaping 6 Stormwater Infrastructure
10 WAUKEE NEIGHBORHOOD DESIGN GUIDELINES
INTRODUCTION
Local Road to Minor Collector T-Intersection
1 Raised Speed Table
2 Marked pedestrian crossing
4 5-foot-wide sidewalks
3 Streetscaping
5 10-foot-wide trails
1
4
2
5
3
LOCAL
MINOR C.
MINOR C.
11INTRODUCTION
Major Collector to Minor Collector T-Intersection
1 Raised Speed Table 4 5-foot-wide sidewalks
2 Marked pedestrian crossing 5 10-foot-wide trails
3 Streetscaping 6 Stormwater Infrastructure
1
4
2
5
36
MINOR C.
MAJOR C.
MAJOR C.
12 WAUKEE NEIGHBORHOOD DESIGN GUIDELINES
LAND USES + ZONING
Overview
Low Density Residential
Medium Density Residential
High Density Residential
Rural Residential
It is anticipated that future neighborhood
development areas employing these
guidelines will either follow the City’s adopted
Future Land Use Plan or a revised land use
plan to be adopted as an amendment to the
current Future Land Use Plan.
This land use typology captures the traditional
forms of single family housing found in
Waukee and most suburban communities
over the last few decades. The typical lot size
ranges from 8,000 square feet to 0.50 acres
and the average density ranges from 2 to 4
units per acre. The Low Density Residential
typology includes predominantly single family
detached homes with limited clusters of
attached housing types such as duplexes or
townhomes.
This typology captures a variety of attached
side by side townhome and row home
products, with densities ranging from 4 to 12
units per acre. Small lot detached housing
products also fit within this category.
This typology includes a variety of higher
density residential development forms,
including townhomes, row houses, patio
homes, apartments, condominiums, and
various forms of senior housing. The
predominant form of housing is in a vertically
stacked orientation (apartments/condos).
Typical density in this category is greater than
12 units per acre with building heights
in the 3 to 5 story range.
The Rural Residential land use typology
preserves established areas of very low
density residential development on larger
lots. Rural Residential land uses typically are
served with individual septic systems and in
some cases private water wells. These areas
are not intended for service by municipal
infrastructure except in the case of failure
of private systems and potential health or
environmental concerns. The Rural Residential
pattern includes a maximum density of 1
unit per acre. As applied to the Waukee
Future Land Use Plan, these areas are and
will remain limited to areas where the pattern
already exists and where it make sense to
infill or continue the pattern at its periphery.
Urban Reserve
The Urban Reserve typology serves as a
holding zone until such time as municipal
utilities are available to facilitate an orderly
urban development pattern. This category
is applied to areas that are outside of the
projected 2040 growth area but within the
long term planned areas and within areas
envisioned to be annexed to the City of
Waukee. Development in this category will be
served with private utilities and individual well
and septic and regulated by County zoning. A
density of no more than 1 unit per 40 acres is
desired. It is recognized that some demand
exists for greater density development prior to
the availability of municipal sewer and water
extension and prior to annexation. In these
instances, careful planning and design
should be done to cluster development
in a way that envisions longer term urban
development form/patterns with municipal
infrastructure.
13LAND USES + ZONING
14 WAUKEE NEIGHBORHOOD DESIGN GUIDELINES
LAND USES + ZONING
Neighborhood Commercial
Community Commercial
Regional Commercial
Business Park
Light Industrial
These areas include commercial uses
consisting of retail, office, or personal
services with a gross leasable area ranging
from 20,000 to 125,000 square feet. They are
intended to serve surrounding neighborhoods,
in a trade area of up to 3 miles in radius.
These centers may or may not have an anchor
tenant, such as a grocery store or hardware
store. Neighborhood Commercial centers
usually consist of more than one tenant and
encompass 3 to 5 acres of land.
Neighborhood Commercial uses typically
are located along collectors, or at the
intersections of collectors and minor
arterials. As the name indicates,
Neighborhood Commercial would primarily
serve surrounding neighborhoods, and provide
primarily day-to-day goods and services for
residents. Neighborhood Commercial centers
should be walkable from nearby residential
neighborhoods.
These areas include commercial uses with
a combined or total gross leasable area of
125,000 to 400,000 square feet that provide
goods and services for a 3 to 6 mile trade
area radius. Community Commercial centers
often have two or more anchor tenants which
could include a discount store or supermarket,
and are developed on 10 to 40 acres of land.
Community Commercial uses typically are
located along minor or major arterials and
would serve a large portion of the Waukee
community.
Regional Commercial areas include large
commercial uses with gross leasable areas
in excess of 400,000 square feet that serve a
larger regional market. Anchor tenants often
include department stores, discount stores,
or other mass merchandisers. Trade areas
for Regional Commercial extend from 5 to
15 miles in radius and Regional Commercial
typically encompasses more than 40 acres
of land. Regional Commercial uses typically
orient along major arterials as well as near
freeways, in order to reach a broader regional
market. Regional Commercial uses would
draw from beyond Waukee, and would
serve the overall western portion of the Des
Moines metropolitan area as well as rural
communities beyond the Des Moines metro.
The Business Park typology primarily includes
office or related uses, either arranged
in formal “Business Park” settings or
developments, or in smaller concentrations
located throughout Waukee. The typical
project size in the Business Park typology
ranges from 15,000 to over 100,000 square
feet. Office buildings may have Floor Area
Ratios of 0.25 to over 1.0, and may range
from 1 to 6 stories in height. Proximity
to major road corridors is an important
locational factor.
The Light Industrial typology includes a variety
of showroom, flex space, and manufacturing
space, of varying square footages. While Light
Industrial uses may include some degree of
office space, the primary focus of Light
Industrial uses is on the assembly, storage, or
distribution of goods or products. Floor Area
Ratios range from 0.25 to 0.5 and structures
in the Light Industrial typology may range
from 1 to 3 stories in height. Proximity to
regional road corridors is a critical factor in
locating these areas.
15LAND USES + ZONING
Technology Center Mixed Use Town Center
Civic/Institutional
Park and Open Space
Mixed Use Corridor
Mixed Use Village
This land use typology includes spaces
designated for technology oriented uses such
as a data center and related industries, with
Floor Area Ratios of 0.1 to 0.5 and buildings
ranging from 1 to 3 stories in height. These
uses differ from Light Industrial uses in that
they are not typically employment intensive
uses and tend not to generate substantial
amounts of car or truck traffic once
established
Mixed Use Town Center includes larger
concentrations of various combinations of
different land uses, with typical projects in
excess of 250,000 square feet and Floor Area
Ratios generally over 0.50 and potentially
exceeding 2.0. Buildings may range from 1 to
6 stories in height and residential components
may range from 25 to 70 units per acre. Mixed
Use Town Centers often include a civic
anchor, as well as a variety of recreational,
retail, service, housing, entertainment, and
office components. These projects should
incorporate more of an urban environment,
with a variety of public spaces and pedestrian-
friendly streets. Mixed Use Town Centers
typically encompass more than 20 acres
of land, are located along an arterial street,
and draw from a trade area of 5 to 15 miles
in radius, drawing from beyond Waukee and
serving adjacent communities in the
western suburbs as well. Full development of
a Mixed Use Town Center will likely occur over
an extended period of time.
This land use typology category includes
a variety of properties around Waukee
containing religious institutions and facilities,
schools, libraries, government services, and
spaces for infrastructure. Generally these
uses include public gatherings or government
services.
The Park and Open Space category includes
land owned by the City of Waukee. Greater
detail of neighborhood parks is defined in the
Open Space, Parks + Landscaping section.
Mixed Use Corridors may include a mixture
of office, retail, or residential land uses in
areas along key transportation corridors
(arterials) or in locations between key “nodes”
as illustrated in Figure 3.1. Typical building
size in this category ranges from 20,000 to
100,000 square feet and Floor Area Ratio
ranges from 0.25 to 1.00. Buildings may range
from 1 to 3 stories in height, and residential
components may range from 8 to 25 units per
acre. Typical projects may encompass 3 to 5
acres of land, and serve trade areas up
to 3 miles in radius, including surrounding
neighborhoods.
Mixed Use Village may include a mixture of
office, retail, or residential land uses, situated
at key nodes along key corridors in Waukee.
Typical buildings or projects in this category
may range from 100,000 to 500,000 square
feet in size and Floor Area Ratio may range
from 0.25 to 2.00. Buildings may range
from 1 to 4 stories in height and residential
components may range from 12 to 40
units per acre. Mixed Use Villages typically
encompass 10 to 20 acres of land, are located
along minor or major arterials, and serve a 3
to 6 mile trade radius. A central point to this
type of development is a central public
space, green space, or plaza type gathering
place.
16 WAUKEE NEIGHBORHOOD DESIGN GUIDELINES
LAND USES + ZONING
Land Use and Zoning Compatibility
Matrix
The following table identifies the relationship
between the Future Land Use Plan’s land use
categories and the existing zoning districts
within the City. This table should be used
as the basis for determining the appropriate
zoning district(s) for property proposed to be
developed following these design guidelines.
Land uses and zoning districts have been
listed as either compatible (C) or partially
compatible (PC). If blank, the corresponding
land use and zoning are not compatible. If a
desired zoning or rezoning is not compatible
or partially compatible with the property’s
given land use designation, an amendment to
the Future Land Use Plan or to this table may
be warranted.
17LAND USES + ZONING
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Urban Reserve C PC C C
Rural Residential C C C C
Low Density Residential C C C PC PC C
Medium Density Residential PC C PC C C
High Density Residential PC C C C C
Neighborhood Commercial C PC PC C
Community Commercial C C PC PC C C
Regional Commercial C C C PC C C
Business Park C PC C
Light Industrial C C PC C
Technology Center C C PC C
Mixed Use Corridor PC PC PC PC PC C
Mixed Use Village PC PC PC PC PC C
Mixed Use Town Center PC PC PC PC PC C
Civic/Institutional C C C C C C C C C C C C C C C C C
Park and Open Space C PC C C
Compatible C
Partially Compatible PC
Land Use Categories
Land Use to Zoning Compatibility Table
Zoning Districts
18 WAUKEE NEIGHBORHOOD DESIGN GUIDELINES
SITE DESIGNS + STANDARDS
Building Siting + Orientation
Bulk Regulations
Traffic Calming
Commercial, office, and multi-family
residential buildings are strongly encouraged
to be oriented towards the street with parking
and loading areas located to the rear of the
property and behind the main buildings.
Building entrances should also face the street.
Commercial, office, and multi-family
residential sites shall be designed to
accommodate bike and pedestrian access
and circulation as well as vehicle traffic.
Parking lots located along a street should be
well landscaped to reduce the appearance of
large expanse of pavement and parked cars.
All new buildings, additions and parking lots
shall comply with the bulk regulations and
setbacks as provided within the underlying
zoning for each parcel.
All traffic calming devices shall follow the
Waukee Street Design Guide adopted by the
City. Approved devices include:
• Chokers
• Corner Extensions/ Bulb-Outs
• Median Islands
• Speed Tables/Raised Crosswalks
• On-Street Parking
• Roundabout/Mini Roundabout
For more information on definitions,
placements, and requirements for each of
these devices, please refer to the Waukee
Street Design Guide prepared by Snyder &
Associates.
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19SITE DESIGNS + STANDARDS
Landscaping, Buffering, and
Screening
• Existing Landscaping Identified and
Protected: All existing landscaping
which is not to be removed pursuant
to the grading, landscape, or site plan;
shall be clearly identified and prior to
the issuance of a COSESCO permit,
shall be protected by fencing located
around the drip line of the tree.
• Preservation of Existing Landscaping:
A successful planting area takes time
to mature and provide the benefits
that it was designed for. With this in
mind, whenever practical; existing
landscapes / trees shall be preserved
• Plant species to be used for
landscaping shall be acceptable to the
City and are not considered a nuisance
or an undesirable species, such as:
• Cotton bearing poplar
• All Ash tree varieties
• Disease susceptible Elms
• Tree of Heaven
• Mulberry
• Female Ginkgo
• All Silver Maple varieties
• Non-seedless or non-thornless
Honey Locust
• Bradford Pear
All sites shall meet the minimum open space
standards as established in the zoning code
for each zoning district and use. All areas
not covered by building or paving shall be
landscaped with turf grass, prairie grass, plant
beds, shrubs and trees. Credit may be given
for the preservation of existing trees and
landscaping that is healthy and of a desirable
plant species.
Landscape Regulations
The following standards shall apply to all
districts and required landscape plantings.
(individual zoning districts may have
additional standards).
• All landscape installations shall
expand upon the character established
within the Waukee neighborhoods.
When possible open spaces shall
be placed adjacent to larger green
spaces.
• Interference with site drainage:
Landscape elements / plantings shall
not be placed where they interfere with
site drainage patterns.
• Plantings shown on approved site
plan: Landscape plantings shall not be
placed in any public utility easement
unless specifically permitted on the
approved site plan.
• Interference with Public Utilities:
Plantings shall not be placed where
they may interfere with maintenance
of sanitary and storm structures, fire
hydrants, water valves, or any other
public utility.
• Approved Plantings: Landscape
plantings shall not be placed in
the public R.O.W. unless previously
approved by the city council and shall
not be counted toward fulfillment
of the minimum site requirements
outlined below.
• Vision Clearance Triangle: vision
clearance triangle shall be maintained
at all times.
20 WAUKEE NEIGHBORHOOD DESIGN GUIDELINES
SITE DESIGNS + STANDARDS
Building Siting + Orientation
The following table lists desirable trees. The
color-coded columns represent the three main
street typologies- Local (L), Collector (C), and
Arterial (A). The colored boxes indicate if the
tree species is eligible for planting along that
COMMON NAME SCIENTIFIC NAME NATIVE MAX
HEIGHT
AVG.
SPREAD L C A
Tulip Tree Liriodendron tulipifera 75’35’
Sycamore Platanus occidentalis Y 100’50’
London Planetree Platanus x acerfolia 50’40’
White Oak Quercus alba Y 75’65’
Shingle Oak Quercus imbricaria Y 75’70’
Bur Oak Quercus macrocarpa Y 75’50’
Chinkapin Oak Quercus muehlenbergii Y 60’70’
English Oak Quercus robor 60’40’
Northern Red Oak Quercus rubra Y 75’50’
Black Oak Quercus velutina Y 60’60’
* Male only
** Native to certain regions of Iowa
*** Use sparingly
street typology.
Local Collector Arterial
21SITE DESIGNS + STANDARDS
COMMON NAME SCIENTIFIC NAME NATIVE MAX
HEIGHT
AVG.
SPREAD L C A
Hackberry Celtis occidentalis Y 75’50’
State Street Maple Acer miyabei N 50’30’
Greencolimn Maple Acer nigrum Y 50’25’
Bonfire Sugar Maple Acer saccharum (Bonfire)N 50’40’
Commemoration Sugar
Maple
Acer saccharum
(Commemoration)N 50’30’
Legacy Sugar Maple Acer saccharum (Legacy)N 60’40’
Ohio Buckeye Aesculus glabra Y 40’40’
Horsechestnut Aesculus hippocastanum N 75’65’
Red Horsechestnut Aesculus x carnea Y 40’35’
Columnar European
Hornbeam Carpinus betalis (Columaris)N 60’40’
Shagbark Hickory Carya ovata Y 90’`70’
Mockernut Hickory Carya tomentosa N 80’60’
Ginkgo*, ***Ginkgo biloba N 60’35’
Sweetgum Liquidambar styraciflua N 60’40’
Blackgum/ Black Tupelo Nyssa slyvatica N 50’30’
American Hophornbeam
(Ironwood)Ostrya virginiana Y 30’20’
American Linden Tilia americana Y 70’45’
Fastigiata American Linden Tilia americana (Fastigiata)Y 50’30’
Silver Linden Tilia tomemtosa N 50’40’
Elm Ulmus N 60’50’
Thornless Honeylocust***Gleditisia triacanthos Y 45’30’
Kentucky coffeetree*Gymnocladus dioicus Y 60’40
Littleleaf Linden Tilia cordata N 50’35’
American Elm Ulmus americana Y 60’50’
Bluebeech Carpinus caroliniana N 25’30’
Eastern Redbud Cercis canadensis Y 30’30’
Yellowood Cladrastis lutea N 30’30’
Flowering Crabapple Malus spp.N 20’20’
Japanese Lilac Tree Syringa reticulata N 30’20’
Downy Serviceberry
Single-Stem
Amelanchier arborea Y 25’30’
22 WAUKEE NEIGHBORHOOD DESIGN GUIDELINES
SITE DESIGNS + STANDARDS
Off-Street Parking
All of the following requirements shall apply
to off-street parking areas except for single-
family attached and detached parking in
driveways as follows:
• All rows of parking spaces shall be
provided a terminal landscaped island,
with a minimum width of ten feet and
a minimum length of 17 feet for single
parking rows and 34 feet for dual
parking rows, to protect parked vehicles,
provide visibility, confine moving traffic
to driveways, and provide space for
landscaping.
• There shall be provided within each
row of parking spaces, landscaped
islands, with a minimum width of 6
feet and a minimum length of 17 feet
for single parking rows and 34 feet
for dual parking rows, located so as
to prevent more than 15 vehicles from
being parked side by side in an abutting
configuration.
• All landscaped islands shall be planted
with at least one ornamental or one
deciduous overstory tree. A minimum
of 50 percent of the landscaped islands
shall be provided with a deciduous
overstory tree. The entire landscaped
island area shall be covered with plant
materials, lawn, or mulches.
• The setback between the parking
area and the public right-of-way shall
be landscaped with a minimum of
one overstory deciduous tree per 40
linear feet of frontage. The frontage
calculation shall be exclusive of the
driveways. The plantings may be
planted individually or in clusters. This
requirement shall be included in the
minimum number of trees required for
the site and is not in addition to.
• To encourage the use of alternative
design practices and green
infrastructure, the City Council upon
a recommendation of the Planning
and Zoning Commission, may accept
alternative landscape covers and/
or designs for parking lot islands, if
designed appropriately and in concert
with surrounding development
Precedent imagery for off-street parking
23SITE DESIGNS + STANDARDS
Precedent imagery for streetscape landscaping along varying street typologies
Streetscape Landscaping
The following streetscape landscaping shall
be required at the time of street installation
or site development. This landscaping is in
addition to any site required landscaping.
Depending on the specific streetscape plan
developed and placement limitations and
restrictions necessary to meet clearance
requirements for public road intersections
and utilities, these trees may also be grouped
or spaced at varying intervals as needed.
All street trees shall be selected from City
approved street tree list.
• Local and Minor Streets
One (1) approved street tree per
single-family lot or every 50-feet of
street frontage for all other uses.
All street trees shall be planted in the
parkway between the public street
curb and sidewalk except where
parkway width is less than 8-feet.
• Collector and Arterial Streets
One (1) approved street tree for every
50-feet of street frontage. Periodic
clusters of ornamental grasses and/
or shrubs shall be repeated along the
streetscape at an average interval of
one (1) cluster or grouping for every
20-feet of frontage.
The trees and grasses/shrub clusters
shall be planted in the parkway
between the public street and any
sidewalk or trail except where parkway
width is less than 8-feet.
• Boulevard Planting Standards
Depending on the specific streetscape
plan, trees, shrubs, and grasses may
be grouped or spaced at varying
intervals as needed. Plantings will vary
based on whether the boulevard is a
detention area or raised median.
One (1) approved overstory tree, one
(1) perennial grass, and one (1) shrub
for every 40-feet of street frontage or
single-family lot.
24 WAUKEE NEIGHBORHOOD DESIGN GUIDELINES
SITE DESIGNS + STANDARDS
Buffer and Screening Requirements
• Buffers Required Per City Code
Buffers are required for the following
conditions. Properties separated by
a public street right-of-way are not
considered adjoining for the purposes
of this section.
• Between any residentially zoned
or developed property and any
adjoining commercial, mixed-use,
office, or industrial uses.
• Between any single family
detached residentially zoned or
developed property and any multi-
family residential use.
• Between any commercial, mixed-
use, or office zoned or developed
property and any industrial use.
• Double Frontage Lots
Any proposed detached single-family
residential lot that has both its front
and rear lines abutting a street shall
have a buffer from the street along its
rear yard. No fences or structures shall
be permitted within this buffer and
the rear yard building setback shall be
measured from the buffer yard line.
Bio-Cell Standards
Each Bio-Retention Cell will need to be
designed by an engineer, landscape architect,
or planner. Based upon guidelines provided by
North Carolina’s Department of Environmental
Quality (NCDEQ), general planting guidelines
for the bioretention cells are as follows:
• Plantings shall achieve 75%
plant coverage at five years after
planting
• Maximum tree/shrub canopy
coverage should be 50%
• Non-invasive species only
• At least three species per cell. No
one species taking up more than
50% of a Bio-Retention Cell
• Any sod used should be a deep-
rooted species, that is non-
clumping
25SITE DESIGNS + STANDARDS
Streetscape Planting Clearance Standards
30 FOOT BUFFER
OVERSTORY TREE
EVERGREEN TREE
SHRUB
Examples of residential buffer standards and implementation. Buffers to vary in widths.
Examples of rain garden operations and implementation
Precedent imagery from Kettlestone Design Guidelines. Buffers to vary in widths.
26 WAUKEE NEIGHBORHOOD DESIGN GUIDELINES
SITE DESIGNS + STANDARDS
Exterior Lighting
Except for single-family residential,
rowhomes, and townhomes, all free-standing
and building mounted exterior lighting shall
be LED type (light produced via light emitting
diodes) of a soft-white or bright-white light
color and quality. All light fixtures shall be
downcast in nature and must possess sharp,
cut-off qualities to limit off-site glare and
otherwise designed, angled, or shielded so as
not to glare or shine onto abutting properties
or to cause glare upon the adjoining public
rights-of-way.
27SITE DESIGNS + STANDARDS
Pedestrian and Bike Facilities
• Sidewalk and trails installation
required
At the time of development, sidewalks
(minimum 5-feet in width) shall
be constructed along all adjoining
public streets in accordance with City
standards.
Where the master plan identifies a trail
along a street frontage, the developer
shall be required to install the trail
(minimum 10-feet wide) in lieu of the
required sidewalk.
• Bike facilities required
All multi-family residential and
commercial buildings should provide
a bike parking facility, such as a
bike rack or bike lock boxes or an
indoor bike storage area for use by
its residents, occupants, customers,
and visitors. Multi-family residential
buildings are further encouraged to
provide indoor bike storage areas and
bike wash-down and repair facilities.
Exterior bicycle parking facilities must
be located in a visible area close to the
front entrances of the main building
or buildings. The facilities should be
located on a sturdy paved surface with
permeable concrete as the preferred
surface type. When possible, exterior
bike racks should be architectural in
style to enhance the aesthetics of the
streetscape and overlay district.
28 WAUKEE NEIGHBORHOOD DESIGN GUIDELINES
SITE DESIGNS + STANDARDS
A uniform standard for street light fixtures,
traffic signal structures, traffic control and
public signage (including wayfinding signage)
should be established for Waukee. These
public utility elements should be consistent
with an overall theme for the master plan.
When possible, overhead utility lines should
be placed underground.
Street Lights, Traffic Signals, Utility Poles and Signage
For public and private streetlights, it is
recommended that new developments
choose from MidAmerican Energy’s approved
list- the “Archeon” series light fixture by
Streetworks in black finish. The streetlight
poles and light arms should also have a black
finish. The approximate increase in cost for
these black streetlights is approximately $800
each. In order to support this design standard,
the City may wish to reimburse the developer
for this increased streetlight cost.
Site lighting fixtures and poles (parking lots,
trail and pedestrian lighting) should be picked
to match or compliment the “Archeon” series
light fixtures and generally be black in finish.
Traffic signal arms and poles should be black
as should be traffic sign-posts.
10
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Streetworks “Archeon” Series
(Black finish not shown)
“Nano”
“Small”
“Medium”
“Large”
29SITE DESIGNS + STANDARDS
For site lighting fixtures and poles (parking
lots, trails, and pedestrian lighting) for
public and private uses, it is recommended
that these fixtures be picked to match or
compliment the “Archeon” series streetlight
fixtures as provided by MidAmerican Energy.
The general recommendation is that the finish
on these private light fixtures be black. The
provided suggestions for bollards and parking
light fixtures is to show general aesthetic and
overall desired appearance of fixtures. It is
suggested that fixtures be picked with general
effort to reduce glare and provide dark sky.
The following sign posts are examples of
complimentary fixtures to the street lights.
Private Light Fixtures
Sign Posts
30 WAUKEE NEIGHBORHOOD DESIGN GUIDELINES
SITE DESIGNS + STANDARDS
Parkland Dedication
The City subdivision regulations require new
residential development dedicate parkland
necessary to serve their new residents. The
prescribed amount of neighborhood level
parkland is 6.5-acres per 1,000 residents.
For the purposes of calculating the required
dedication, the following average household
sizes per dwelling type shall be utilized:
• Single-family residences: 3 persons per
household.
• Townhome residences: 2.25 persons per
household
• Multi-family residences: 1.75 persons per
household
Parkland to be dedicated must be usable/
developable, of sufficient minimum size,
and in a location that is practical for use and
maintenance as a neighborhood park. In lieu
of the dedication of land, the developer and
the City may agree to either the construction
of park improvements or trails that equal the
value of the land required to be dedicated or
make payment to the City for that dedication
amount.
When floodway is dedicated, it shall
be dedicated at a rate of 1.5 times the
calculation as described in City Code.
Public Open Space and Parks
31SITE DESIGNS + STANDARDS
Park Categories
Mini Parks
Size: 0.25 - 3 acres
Service Area: .25 mile radius
Dimension Requirement: Mini parks shall have a width
and depth no less than 100 feet and neither the width nor
depth shall be less than 1/2 the dimension of the other.
Parking: Typically no off-street parking
Types of Amenities: Options for (1) play structure,
benches, public art, passive activities
Neighborhood Parks
Size: 4-15 acres
Service Area: 0.25-0.50 mile radius
Dimension Requirement: Neighborhood parks shall have a
width and depth no less than 100 feet and neither the width
nor depth shall be less than 1/2 the dimension of the other.
Parking: Not recommend but varies on intensity of use
Types of Amenities: Options for small fields/courts,
playgrounds or other active opportunities, as well as trails,
benches, picnic areas, and other passive activities
Community Parks
Size: 16-100 acres
Service Area: 1-2 mile radius
Parking: On-site parking
Types of Amenities: Options for small fields/courts,
playgrounds or other active opportunities, as well as trails,
benches, picnic areas, and other passive activities
Special Use Parks
Size: Varies
Service Area: Varies
Parking: On-site parking
Types of Amenities: Single-use activites- golf courses,
zoos, amphitheaters, band shells, or historical areas.
Greenways
Size: Varies
Service Area: Varies
Parking: None
Types of Amenities: Natural, undisturbed parks land
meant to provide trails and linkages for humans and
wildlife. Often connect to different parks or parts of the
community via trail or path.
32 WAUKEE NEIGHBORHOOD DESIGN GUIDELINES
BUILDING ARCHITECTURE
Application
General Design Principles
With the exception of single-family
residential, these building architecture
guidelines apply to all new buildings, building
additions, expansions, exterior renovations
and remodels, and accessory structures
located within Waukee. Deviations from
these standards may be granted at the full
discretion of the City in order to ensure
any proposed building addition or exterior
renovation is aesthetically compatible with
the existing building design and appearance.
All buildings shall be designed and
constructed by employing good design
principals and quality building materials to
be long-lasting and harmonious to adjoining
properties and the community.
• Massing and proportions
Buildings should be designed with
authentic and recognized architectural
styles and design principals and be
proportional, with elements in scale,
and designed with a top, middle, and
base on all facades. For example,
buildings with two (2) or more stories
in height should have masonry or
stone (heavy) bases and generally
have low-slope roofs with heavy
cornices versus pitched, residential
style roofs that may be out-of-scale
with the building.
Building exterior materials shall be
applied in an authentic and honest
manner reflecting the materials
purpose, weight, and typical use in
order to convey a sense of strength
and durability.
Buildings or building elements that do
not follow a recognizable architectural
style, are not proportional in scale, or
do not follow recognized architectural
design principals shall not be
considered as meeting the intent and
requirements of these guidelines.
• Facadism
Facadism, defined as the application
of false or fake building facades or
elements over an existing building
façade or roof, is prohibited in any new
development. Any dormers shall have
functional windows admitting daylight
to the spaces within. Hip or mansard
roofs that only partially conceal a
roof well or low slope roof area are
prohibited. Building towers and other
above roof building elements must be
multi-sided and finished on all sides.
• Franchise architecture
Franchise architecture is discouraged.
Buildings may be designed to look like
their intended use, i.e., a restaurant
building may look like a building
for a restaurant; however, with the
signage removed, it must not still be
recognizable as the typical franchise
restaurant building.
• Application of exterior
Heavy exterior materials, such as
any type of brick and stone, shall be
applied so as to acknowledge its
historic use as a building foundation
and structural material. Brick or stone
that appears to be unsupported or
‘float’ within a façade shall not be
permitted, e.g., stone applied to a roof
dormer.
No EIFS shall be permitted within 10-
feet of the ground level.
Thin brick and stone veneer, when
utilized, shall comply with the
following:
1. Thin brick and stone veneer shall
only be used in applications where
the actual brick or stone thickness
will not be distinguishable or
is otherwise addressed by
adjustments in the wall plane to
provide the appearance of full
33BUILDING ARCHITECTURE
depth brick or real stone.
2. ‘L’ shaped brick corner pieces
and full-depth brick caps shall be
utilized at all corners and edges to
maintain the appearance of full-
depth brick.
3. Thin brick and stone veneer
shall be continued (returned) a
minimum of 24-inches around wall
corners to further maintain the
appearance of full-depth brick or
real stone.
• Use of trim
Except where architecturally
unsuitable, appropriately-scaled trim
of at least 3- inches in width shall
be included around all window and
door openings, building corners, roof
lines, and façade material transitions
located on primary facades.
• Cornices, soffits and overhangs
All building soffits and overhangs shall
be appropriately scaled with a typical
projection of no less than a 12-inches
• Façade articulation
• Rowhomes and Townhomes
• The street facing or primary
façade of each individual
dwelling unit must have a
change in the wall plane and/
or a change in the exterior
material type, texture, and/or
color to differentiate it from the
adjoining units.
• Multi-Family Residential,
Commercial and Mixed Use
• The street facing or primary
façade of each building shall
not exceed shall exceed 60-feet
in length without interruption
by one or more of the following
architectural features:
• Projection or recess in the
wall plane of at least two
feet (2’) in depth;
• Change in material, texture,
or pattern; or,
• Columns, piers, pilasters or
other equivalent structural
and/or decorative
elements.
34 WAUKEE NEIGHBORHOOD DESIGN GUIDELINES
BUILDING ARCHITECTURE
Exterior Building Materials
For the purpose of these design guidelines,
exterior building materials are divided into
3 classes: Class A being primary materials,
Class B being secondary materials, and Class
C being limited materials. All materials must
be utilized in the application as intended
by the manufacturer and follow property
installation requirements and standards,
including management of water migration and
installation of appropriate substrate material.
The City may recategorize a building material
provided below or may categorize a building
material not listed below if it finds that the
material is similar or of higher quality to the
other materials in the same category with
regard to durability, quality, and appearance.
35BUILDING ARCHITECTURE
Building Materials Table
Class A
Masonry + Stone
Class B Class C
Brick veneer, fired clay Fired clay brick, full-veneer masonry wall
system
Brick veneer (thin), fired clay
Thin veneer fired clay brick adhered to a wall
surface or wall anchoring system, with the
appearance of full brick
Stone veneer, natural Synthetic stone adhered to wall surface or
wall anchoring system
Terracotta rainscreen panels Fired clay panels with a rainscreen wall
anchoring system
Stucco, genuine Traditional Portland cement based stucco
applied in 3 coats over a solid surface
Brick veneer, synthetic Synthetic bricks adhered to wall surface or
wall anchoring system
Brick paneling, fired clay Prefabricated panels of thin veneer fired clay
brick
Brick paneling, synthetic
Prefabricated panels of synthetic brick
adhered to a wall surface or wall anchoring
system
Stone paneling, natural
Prefabricated panels of genuine stone
adhered to wall surface or wall anchoring
system
Stone paneling, synthetic
Prefabricated panels of synthetic stone
adhered to a wall surface or wall anchoring
system
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
36 WAUKEE NEIGHBORHOOD DESIGN GUIDELINES
Building Materials Table
Class A
Class A
Concrete Masonry Units
Concrete
Class B
Class B
Class C
Class C
Cast stone
Architectural quality precast
concrete panels
A highly refined architectural
precast concrete masonry unit
intended to simulate natural-cut
stone
A highly refined architectural
precast concrete masonry unit
intended to simulate natural-cut
stone
Burnished/ground-faced
block
Cast-in-place concrete, board
formed or decorative form
liner
Concrete modular blocks,
smooth finish with large
aggregates visible or polished
finish and with mortared joints
Architecturally designed cast-
in-place concrete with a high-
quality patterned or textured
surface created by board forms
or decorative concrete form
liners
Concrete modular blocks, face
surface has pattern or shape, not
flat, and with mortared joints
Textured or smooth finish, may
be painted
Concrete modular blocks, rough,
split-faced finish, and with
mortared joints
Site cast and precast concrete
panels, plain, smooth finish, may
be painted
Concrete modular blocks, plain,
flat finish, and with mortared
joints
Patterned or shaped block
Cast-in-place concrete, plain
Split-faced block
Site cast and precast
concrete panels
Plain, flat-faced block
✓
✓
✓
✓
✓
✓
✓
✓
✓
37BUILDING ARCHITECTURE
Building Materials Table
Class A
Class A
Metal
Glass
Class B
Class B
Class C
Class C
Architectural quality,
composite metal wall panel
systems
Clear glass (windows, curtain
walls, paneling systems)
High quality composite metal panels for
decorative surface application, such as
Alucobond panel systems
Clear glass with no visible tint, reflective
coating, coloring, or other covering (not
including low-e or UV coatings or treatments)
Architectural quality,
insulated metal wall panel
systems
Spandrel Glass
High quality insulated metal panels for
decorative surface application with concealed
fasteners, such as Centria Formawall
Dimension Series
Opaque glass panels with a fire-fused
ceramic grit paint; typically used between
vision areas of windows to conceal structural
columns floors and shear walls
Architectural quality
metal wall panel systems,
concealed fastening
Glass blocks
High quality metal panels for decorative
surface application with concealed fasteners,
such as Firestone Delta
Hollow translucent block of varying shapes
and sizes made entirely from glass. Also,
known as glass brick.
Architectural quality metal
wall panel systems, exposed
fastening
Mirrored glass
High quality metal panels for decorative
surface application with exposed fasteners,
such as Firestone Omega
Glass with a reflective or mirrored coating or
finish
Metal (panels, siding, and
trim)
Opaque or tinted glass
(including color applied)
Standard metal siding and panels, painted or
coated for exterior application
Glass with a tinted or colored coating or
finish or otherwise treated to produce a tint
that reduces its opacity.
✓
✓
✓
✓
✓
✓
✓
✓
✓
✓
38 WAUKEE NEIGHBORHOOD DESIGN GUIDELINES
Building Materials Table
Class A
Other Materials
Class B Class C
Architectural quality fiber
cement wall panels textured
to resemble stone or metal
The highest quality fiber cement
wall panel systems textured to
resemble stone or metal with
concealed fasteners – such as
Nichiha
Cement fiber board (panels
and siding)
Cement panels reinforced
with cellulose fibers, such as
HardiePlank and HardiePanel
Polycarbonate panels in a
concealed aluminum support
system – such as CPI
Daylighting UniQuad
Authentic hardwood or exterior
rated, rot-resistant wood
paneling and siding
Wood that is charred and coated
with a natural oil to make it both
attractive and weather resistent
Polystyrene foam covered
with a synthetic stucco, water-
managed and exterior rated
Composite or other synthetic
wood types, such as LP
SmartSide
Exterior siding and trim that is
made from a synthetic resin or
plastic.
Ceramic tile adhered to a wall
surface or wall anchoring
system
Translucent wall panel and
skylight systems
Wood (panels and siding)
Shou Sugi Ban
Exterior Insulation and Finish
System (EIFS)
Composite wood (panels,
siding, and trim)
Vinyl and PVC (panels, siding,
and trim)
Ceramic
✓
✓
✓
✓
✓
✓
✓
✓
✓
39BUILDING ARCHITECTURE
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40 WAUKEE NEIGHBORHOOD DESIGN GUIDELINES
BUILDING ARCHITECTURE
Building Standards by Type
For the purposes of these guidelines, all
buildings shall be categorized into the
following building types. Any building type not
listed or any question as to the appropriate
categorization of a building shall be as
determined by the City. The building design
standards shall be regulated by both building
use type and the zoning district in which the
building is located. All accessory buildings
and structures shall comply with the design
standards required of the principal building.
Building Types:
1. Single-Family Dwellings
2. Rowhomes/Townhomes
3. Multi-Family Residential Buildings
(may include assisted living, skilled
care facilities, and continuing care
retirement facilities)
4. Commercial/Retail Buildings
(includes single and multi-tenant retail
buildings, day care centers, hotels,
and restaurants and bars)
5. Office, Institutional, and Civic
Buildings (includes single and multi-
tenant office buildings, schools,
churches, places of assembly,
community centers, libraries, and
governmental buildings)
6. Mixed-Use Buildings (a building that
contains two or more different uses
such as residential and retail and/or
office uses)
41BUILDING ARCHITECTURE
Single-Family Dwellings Rowhomes/Townhomes
1. No specific design standards 1. Exterior Materials
The street facing shall incorporate no less
than three (3) different Class A and Class
B materials that together comprise at
least 75% of that total façade area.
2. Front Porch Required
Each dwelling shall incorporate a usable
covered front porch a minimum seven (7)
feet deep and twelve (12) feet wide.
3. Garages
Street-facing garage doors shall not
extend beyond the front façade line of the
dwelling.
42 WAUKEE NEIGHBORHOOD DESIGN GUIDELINES
1. Exterior Materials
The street facing façade shall incorporate
no less than three (3) different Class
A and Class B materials that together
comprise at least 75% of that total façade
area. All other facades shall incorporate
no less than two different Class A and
Class B materials that together comprise
at least 50% of each façade area.
2. Outdoor Space Required
Each dwelling unit shall have its own
deck, balcony, or patio (minimum 24 sq.
ft in size); access to a finished roof-top
amenity deck located within the same
building; or access to a nearby outdoor
amenity space.
1. Exterior Materials
The street facing façade shall
incorporate no less than three (3)
different Class A and Class B materials
that together comprise at least 90% of
that total façade area. All other facades
shall incorporate no less than two
different Class A and Class B materials
that together comprise at least 50% of
each façade area.
2. Window and Doorway Openings
At least one street-facing building
façade or the façade containing the
main building entry, if different from
the street façade, shall consist of no
less than 20% clear glass fenestrations
(windows and full glass doors) on the
first floor of the building.
BUILDING ARCHITECTURE
Multi-Family Residential Commercial/Retail Building
43BUILDING ARCHITECTURE
1. Exterior Materials
The street facing façade shall incorporate
no less than three (3) different Class
A and Class B materials that together
comprise at least 90% of that total façade
area. All other facades shall incorporate
no less than two different Class A and
Class B materials that together comprise
at least 50% of each façade area.
1. Exterior Materials
The street facing façade shall incorporate
no less than three (3) different Class
A and Class B materials that together
comprise at least 90% of that total façade
area. All other facades shall incorporate
no less than two different Class A and
Class B materials that together comprise
at least 50% of each façade area.
2. Window and Doorway Openings
At least one street-facing building façade
or the façade containing the main building
entry, if different from the street façade,
shall consist of no less than 30% clear
glass fenestrations (windows and full
glass doors) on the first floor of the
building.
3. Outdoor Space Required
Each dwelling unit shall have its own
deck, balcony, or patio (minimum 24 sq.
ft in size); access to a finished roof-top
amenity deck located within the same
building; or access to a nearby outdoor
amenity space.
Office, Institutional, and Civic Buildings Mixed Use Building
44 WAUKEE NEIGHBORHOOD DESIGN GUIDELINES
In order to promote regional stormwater
management and the development of
stormwater retention ponds that can serve
as an amenity, the City may wish to be
responsible for the design, construction,
maintenance and ownership of large or
regional stormwater retention ponds and
related facilities. At the beginning steps
of creating a public/private partnership for
the development of a new neighborhood,
the potential regionalization of stormwater
management should be explored and
areas desirable to be preserved as open
space, stream buffers, wetlands, and ponds
identified.
If regional stormwater retention is determined
feasible and practical and/or areas are
identified for preservation as open space, the
City should develop a plan for construction
IMPLEMENTATION
Public Infrastructure
The following chapter is intended to provide
guidance for the public/private partnership by
which the City and the landowner/developer
can cooperate to achieve the mutually
beneficial goals of these design guidelines.
The entire package of shared costs should be
considered at one time allowing for greater
flexibility in trading various obligations.
It is anticipated that these roles and
responsibilities, phasing and timelines will be
memorialized with a development agreement.
• Streets and Right of Way Dedication
As is typical of new development,
the developer is responsible for the
construction and dedication of public
streets, appurtenances, and right-
of-way as necessary to access to
and through their new development.
This includes the construction and
dedication of all local, minor collector,
and major collector roadways that
are within or boarder the planned
development. The classification of
any given roadway is determined
by the City following the standards
as provided in the City’s adopted
Comprehensive Plan, Street Design
Guide, and adopted street design
standards.
However, roadways classified as
a minor or major collector should
not be the full responsibility of the
developer and adjacent property
owner. Instead, the City and developer
should work together to establish
who is responsible for the cost of
construction, dedication of right-
of-way, phasing and timing of the
improvements. Major collectors that
are identified to be boulevards may be
eligible for cost sharing with the City.
• Street Lights, Traffic Signals and Street
Signs
These design guidelines identify
specific, higher-quality street lights,
traffic signal poles and street sign
poles than are typical for new
development. It is anticipated that
the City will reimburse the developer
for the actual increased costs for
these elements. The form of the
reimbursement can be negotiated to
be a mutually beneficial form such as
in exchange for certain City-funded
public improvements.
• Sidewalks and Trails
All development within the City is
required to construct 5-foot wide
sidewalks along both sides of all
streets. In certain situations, a 10-foot
wide trail may be desired in lieu of the
standard 5-foot wide sidewalk. For
streets classified as collectors and
above, it is required that they include
trails.
• Watermains and Sanitary Sewers
Watermains and sanitary sewers
necessary to serve the proposed
development should be the
responsibility of the developer as is
typical for new development and in
accordance with City Codes.
Stormwater Management Facilities
and Ponds
45IMPLEMENTATION
of the necessary improvements including
phasing as may be appropriate. In exchange
for the benefit of having all or a portion
of the stormwater detention requirement
satisfied by this regional facility, the owners
and developers of the impacted land should
dedicate it to the City at no cost. The City
may utilize stormwater utility fees to help
recoup the cost of construction. Stormwater
utility fees and/or association fees by private
agreement may be utilized to cover on-going
maintenance costs. Regional stormwater
retention ponds should include features such
as easy access forebays to reduce the long-
term maintenance costs.
The inclusion of bio-cells, rain gardens,
and similar stormwater facilities should be
designed and constructed in public street
rights-of-way when possible as part of a
stormwater master plan.