HomeMy WebLinkAbout2022-09-19 G03 The South 60 Rezoning_PH AGENDA ITEM:
CITY OF WAUKEE, IOWA
CITY COUNCIL MEETING COMMUNICATION
MEETING DATE: September 19, 2022
AGENDA ITEM: Public hearing on an ordinance to amend Chapter 169, Zoning
Ordinance, City of Waukee, Iowa, by rezoning certain property from A-1
(Agricultural District) to R-2 (One and Two Family Residential District),
R-2 (One and Two Family Residential District)/ PD-1 (Planned
Development Overlay District), R-3 (Multi-family Residential District)
and R-4 (Row Dwelling and Townhome Dwelling District) [The South
60]
FORMAT: Public Hearing
SYNOPSIS INCLUDING PRO & CON: Staff has received a request for rezoning of
approximately 65.57-acres of property. The applicant requests that
17.08-acres of the property be rezoned from A-1 to R-2, 12.65-acres be
rezoned from A-1 to R-2/PD-1, 22.19-acres be rezoned from A-1 to R-3,
and 13.65-acres be rezoned from A-1 to R-4. The property is located
north of Hickman Road and east of T Avenue.
The applicant has reached out to neighboring property owners within
250-feet, but was unsuccessful at obtaining greater than 50% consent.
Apple and Redwood have decided to remain neutral on the rezoning and
they make up 22.28% of the neighboring properties. Also, 30.86% of the
neighboring properties are made up of properties owned by either the
City of Waukee or Dallas County and they are ineligible to provide
consent. Notification to adjacent property owners was mailed on
September 2, 2022. The rezoning sign was placed on the property by the
September 6, 2022 deadline. Staff has not received any correspondence
regarding this request.
The concept plan provided shows 101 single family lots. A total of 58
lots are to be zoned R-2 and 43 lots are proposed to be smaller lots
subject to the requirements of the Planned Development.
The concept plan also shows a total of 240 multi-family condominium
units and 95 rowhome units.
Parkland dedication will be provided with a 4-acre piece of land at the
north side of the property and with public trails throughout the plat.
Stormwater detention will be provided in the southeast portion of the
property. Several landscape buffers will be provided.
G3
The subject property is part of the Northwest Neighborhood district, and
the rezoning request is consistent with what is proposed as part of the
Northwest Neighborhood master plan.
FISCAL IMPACT INCLUDING COST/BENEFIT ANALYSIS:
COMMISSION/BOARD/COMMITTEE COMMENT: The Planning and Zoning
Commission reviewed the rezoning request on September 13, 2022,
and recommended approval:
Senior Planner, Melissa DeBoer, introduced the request for approval of a rezoning related
to a single and multi-family development as submitted by the applicant, Jerry’s Homes, INC. the
property is generally located north of Hickman Road and east of T Avenue, containing
approximately 65.57 acres. Notice of the rezoning was mailed to adjacent property owners on
September 2nd, 2022, and signs for the rezoning were placed on the property. To date, staff has
not received any correspondence for or against the rezoning. The applicant has been unsuccessful
obtaining the required consent from surrounding property owners due to approximately 53% of
those owners choosing a neutral stance or, in the case of City and County owned property, unable
to provide consent to the rezoning.
Mrs. DeBoer advised that the concept plan provided shows approximately y 101 single
family lots, 43 of which will be affected by the planned development overlay requirements. A
total of 240 multi-family units are identified on the north portion of the property and
approximately 95 row home units are identified on the southeast portion of the property. Multi-
family and townhome/rowhome development will be subject to further review and approvals by
the city. The concept plan also identifies several public street and trail extensions as well as an
area to satisfy parkland dedication.
The proposed zoning district is generally consistent with the land uses identified in the
comprehensive plan and with the existing surrounding land uses. Staff recommends approval of
the rezoning for The South 60.
• Commissioner Broderick questioned if this sets precedence of not meeting the minimum
consent for further development properties near the Apple project should they continue to
remain neutral in future rezonings. Community Development Director, Andy Kass,
advised that it is not common to have a rezoning request that has not met the
requirements, however staff and the City Council ensure due diligence has been met
before allowing a public hearing without the required consent.
• Commissioner Hoifeldt questioned about the uses of other areas near T Avenue. Mr. Kass
advised that the land use plan identifies Single Family near this development with
commercial and industrial uses towards Hickman Road.
Commissioner Hoifeldt moved to approve a rezoning related to a change from A-1
(Agricultural District) to R-2 ( One and Two Family Residential District), R-2(One and Two
Family Residential District)/ PD-1 ( Planned Development Overlay, R-3 (Multi-family
Residential District) and R-4 ( Row Dwelling and Townhome Dwelling District) [The South 60].
The motion was seconded by Commissioner Tessau. Ayes: Koelker, Hoifeldt, Streit, Broderick,
and Tessau. Nays: none. Motion Carried.
STAFF REVIEW AND COMMENT: Staff would recommend approval of the proposed
rezoning request.
RECOMMENDATION: Hold the Public Hearing.
ATTACHMENTS: I. Staff Report
II. Rezoning Map
III. Concept Plan
PREPARED BY: Melissa DeBoer, Senior Planner
REVIEWED BY:
PUBLIC NOTICE INFORMATION –
NAME OF PUBLICATION: Dallas County News
DATE OF PUBLICATION: September 8, 2022
PLANNING AND ZONING COMMISSION STAFF REPORT
PROJECT: The South 60 – Rezoning PREPARED BY: Melissa DeBoer, AICP – Senior Planner
REPORT DATE: September 9, 2022
MEETING DATE: September 13, 2022
GENERAL INFORMATION
Owner/Applicant: Jerry’s Homes, Inc.
Owner’s Representative:
Melissa Hills, PE – Civil Engineering Consultants, Inc.
Request: The applicant is requesting approval of a rezoning for
a single-family, townhome, and multi-family residential
subdivision.
Location and Size: Property is generally located north of Hickman Road
and east of T Avenue, containing approximately
65.57-acres.
AREA MAP
ABOVE LEFT: Concept plan of the development identifying the area proposed to be rezoned. The area outlined in BLUE is the area
proposed to be rezoned.
September 9, 2022
2 of 4
LAND USES AND ZONING
Location Existing Land Use Comprehensive Plan Current Zoning
Property in
Question
Vacant -
Undeveloped
Single Family
Residential
A-1 (Agricultural District)
North Undeveloped /
Single Family
Residential (Stratford
Crossing)
Single Family
Residential
A-1 (Agricultural District) & R-2 (One &
Two Family Residential)
South Undeveloped /
Townhomes
(Redwood at
Waukee Hickman
Road)
Single Family
Residential
A-1 (Agricultural District) & R-4 (Row
Dwelling & Townhome Dwelling District)
East Single Family
Residential (Stratford
Crossing)
Single Family
Residential
R-2 (One & Two Family Residential)
West Apple Technology Center M-1/PD-1 (Light Industrial District with a
Planned Development Overlay)
BACKGROUND
The subject property is located north of Hickman Road and east of T Avenue. The property is approximately 65.57-
acres in area and is currently in agricultural use. The applicant requests that 17.08-acres of the property be rezoned
from A-1 to R-2, 12.65-acres be rezoned from A-1 to R-2/PD-1, 22.19-acres be rezoned from A-1 to R-3, and 13.65-
acres be rezoned from A-1 to R-4.
The applicant has reached out to the neighboring property owners within 250-feet, but has been unsuccessful at getting
the necessary consent. Apple and Redwood have decided to remain neutral on the rezoning and they make up 22.28% of
the neighboring properties. Also, 30.86% of the neighboring properties are made up of properties owned by either the
City of Waukee or Dallas County and they are ineligible to provide consent. Notification to adjacent property owners
was mailed on September 2, 2022. The rezoning sign was placed on the property by the September 6, 2022 deadline.
Staff has not received any correspondence regarding this request.
ZONING AREAS
LEFT: Concept plan of the development identifying the areas proposed to be
rezoned. The area shaded yellow is proposed to be rezoned to R-2. The
area shaded in green is proposed to be rezoned R-2/PD-1. The area shaded
in brown is proposed to be rezoned R-3. The area shaded in orange is
proposed to be rezoned R-4.
September 9, 2022
3 of 4
PROJECT DESCRIPTION
The concept plan provided shows 101 single family lots. A total of 58 lots are shown within the area proposed to be
zoned R-2. All proposed lots within the R-2 district comply with the standard R-2 district requirements. The remaining
43 lots are proposed to be smaller lots that are subject to requirements of the Planned Development. Tables 1 and 2
below summarize the standards for the R-2 and proposed R-2/PD-1 districts. All lots adjacent to T Avenue will be
required to have a landscape buffer.
Table 1: Standard R-2 requirements.
Category Standard R-2 (minimum)
Lot Area 8,000 square feet per
Lot Width 65 feet
Front Yard Setback 30 feet
Rear Yard Setback 30 feet
Side Yard Setback 15 feet (total)
Table 2: Proposed R-2/PD-1 requirements.
Category Standard R-2/PD-1 (minimum)
Lot Area 7,200 square feet per
Lot Width 55 feet
Front Yard Setback 30 feet
Rear Yard Setback 25 feet
Side Yard Setback 10 feet (total)
All proposed lots within the Planned Development Overlay area meet or exceed the minimums proposed for lot width,
area, and depth. In addition to the relaxed bulk regulations, the Planned Development Agreement requires the following
provisions for these lots when developed:
• Minimum two-car attached garage;
• Minimum of 1,100 square feet for a single story home and 1,400 square feet for a two story home;
• Adjacent lots cannot share the same building elevation;
• Minimum of 15% brick or stone on the front street facing facade;
• Specific requirements for the use of vinyl siding and trim elements;
• Two (2) trees and two (2) shrubs planted on each lot at the time of individual lot development.
The concept plan identifies a total of 240 multi-family units in the north portion of the property. The layout of the multi-
family property is conceptual, any proposed multi-family project would be subject to further review and approvals by the
City. The bulk regulations for the R-3 district are included below in Table 3. Landscape buffers will be required on the
west, south and east sides of the multi-family property.
Table 3: Standard R-3 requirements.
Category Standard R-3 (minimum)
Lot Width 75 feet
Front Yard Setback 30 feet
Rear Yard Setback 30 feet
Side Yard Setback 15 feet
September 9, 2022
4 of 4
The concept plan identifies a total of 95 rowhome units in the southeast corner of the property. The layout of the
rowhomes is conceptual, any proposed rowhome project would be subject to further review and approvals by the City.
The bulk regulations for the R-4 district are included below in Table 4. Landscape buffers will be required on the west
and northeast sides of the rowhome property.
Table 4: Standard R-4 requirements.
Category Standard R-4 (minimum)
Lot Area 3,500 square feet per unit
Front Yard Setback 30 feet
Rear Yard Setback 30 feet
Side Yard Setback 15 feet
An extension of NW 17th Street would be included as part of the plat improvements. In addition, multiple new public
streets are shown providing access throughout the plat. The streets internal to the rowhome and multi-family
development would be privately owned and maintained streets. A 10-ft trail is shown to provide access through the plat
and into the Stratford Crossing development to the east through the south portion of the property. A 10-ft trail is
shown to extend from the existing trail along NW 17th Street through the property.
Public sanitary sewer and water main will serve the proposed development. Stormwater detention will be provided in
the southeast portion of the property.
Parkland dedication requirements will apply to the project because of its residential nature. The required amount of
parkland is 6.09-acres. An area of approximately 4-acres at the north side of the property is identified as potential
parkland dedication. The applicant is also providing public trails throughout the plat to count towards their parkland
dedication requirement.
COMPREHENSIVE PLAN
The subject property is classified as Single Family Residential in the Imagine Waukee 2040: Comprehensive Plan. Single
Family Residential is defined as traditional forms of single-family housing with lot sizes ranging from 8,000 square feet to
0.50-acres in area with an average density of 2 to 4 units per acre. The proposed density of the single-family portion of
the project would be approximately 3.40 units per acre. In addition, the concept demonstrates a variety of lots sizes for
homes to be built upon. The development will also provide varying price points for homebuyers.
Although the proposed rezoning to R-3 (Multi-Family Residential District) and R-4 (Row Dwelling &Townhome Dwelling
District) is not consistent with the Comprehensive Plan, staff is comfortable with the proposal as the proposed densities
will be consistent with surrounding land uses. It will also provide a variety of housing options for the area. The density of
the rowhome portion of the project is 7.59 units per acre and the density of the multi-family portion of the project is
11.17 units per acre.
STAFF RECOMMENDATION
The proposed zoning district is generally consistent with the land uses identified in the Comprehensive Plan and with the
existing surrounding land uses. Staff recommends approval of the rezoning for The South 60.
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