HomeMy WebLinkAbout2024-03-04 G01 Kettlestone Central Lofts Rezoning_PH AGENDA ITEM:
CITY OF WAUKEE, IOWA
CITY COUNCIL MEETING COMMUNICATION
MEETING DATE: March 4, 2024
AGENDA ITEM: Public hearing on an ordinance to amend Chapter 169, Zoning
Ordinance, City of Waukee, Iowa, by rezoning certain property from K-
MU (Kettlestone Mixed Use District) to K-MU (Kettlestone Mixed Use
District) / PD-1 (Planned Development Overlay) [Kettlestone Central -
Lofts]
FORMAT: Public Hearing
SYNOPSIS INCLUDING PRO & CON: The owner and applicant is Caliber Land Company,
LLC. The property is located east of SE Glacier Trail and south of SE Westown Parkway,
containing approximately 4.85-acres.
The subject property is located within the Kettlestone Corridor. The applicant is requesting
approval of the Planned Development Overlay to accommodate for higher density residential than
what is allowed in the K-MU zoning district. The K-MU zoning district allows for a maximum
density of 30 dwelling units per acre, the applicant is asking for a maximum density of 38
dwelling units per acre.
Notification of the rezoning request was sent out on February 15, 2024. A rezoning sign was
placed on the property by the required deadline. Staff has not received any correspondence for or
against the request.
The concept plan identifies 3- 60 unit apartment buildings for a total of 180 units. The apartment
buildings are proposed to be four stories tall. These buildings will include studio, one-bedroom,
and two-bedroom units. All units are intended to be rentals.
Access will be provided from SE Glacier Trail. Parkland dedication requirements will apply to
the proposed development. The applicant intends to provide trails and/or a fee in lieu of land
dedication.
The proposed use of the property is allowed within the K-MU zoning district. In addition to
allowing for higher density, the planned development overlay would allow for 5 units within each
building to be smaller than the minimum 600 square feet requirement per the K-MU district.
These units will have a minimum requirement of 440 square feet due to fire sprinkler room and
elevator locations.
The proposed rezoning is generally consistent with the Kettlestone Master Plan. Staff
recommends approval of the rezoning for Kettlestone Central – Lofts.
FISCAL IMPACT INCLUDING COST/BENEFIT ANALYSIS:
G1
COMMISSION/BOARD/COMMITTEE COMMENT: The Planning and Zoning
Commission reviewed the rezoning request on February 27, 2024,
and recommended approval:
Consider a rezoning request from Caliber Land Company, LLC for approval of a rezoning
for Kettlestone Central - Lofts
Melissa DeBoer, Planning Coordinator, introduced the request for the approval of a rezoning for a
multi-family residential/mixed used development, as requested by Caliber Land Company, LLC,
represented by Nikki Neal of Civil Design Advantage.
The subject property is located within the Kettlestone Corridor and includes approximately 4.85-
acres. The property is located east of SE Glacier Trail and south of SE Westown Parkway. The
applicant is requesting that the property be rezoned from K-MU (Kettlestone Mixed Use District)
to K-MU/PD-1 (Kettlestone Mixed Use District with a Planned Development Overlay). The
applicant is requesting approval of the Planned Development Overlay to accommodate for higher
density residential than what is allowed in the K-MU zoning district. The K-MU zoning district
allows for a maximum density of 30 dwelling units per acre. The applicant is asking for a
maximum density of 38 dwelling units per acre.
Notification to adjacent property owners was mailed on February 15, 2024. The rezoning sign
was placed on the property by the February 20, 2024 deadline. Staff have not received any
correspondence regarding this request.
The concept plan identifies three (3), 60-unit apartment buildings for a total of I80 units for the
overall site. The apartment buildings are proposed to be four (4) stories. The building will
feature studio, one-bedroom, and two-bedroom units. All proposed units are intended to be rental
units. Access to the property is shown to be provided from SE Glacier Trail. Future access will
be provided across the property to the north.
Parkland dedication requirements would apply to the proposed development due to its residential
nature. Based on the number of units proposed, 2.05-acres would be required to be dedicated to
the city. The concept plan does not identify any public parkland. The applicant intends to
provide trails and/or fees in lieu of land dedication to satisfy the parkland dedication requirement.
The proposed use of the property is allowed within the K-MU zoning district, however, there are
some components that do not fit within the limits of the K-MU district. The applicant has
requested a planned development overlay to accommodate the following aspects of the proposed
project:
• Density of 38 dwelling units per acre (30 dwelling units per acre in the K-MU district)
• Minimum square footage for units: 5 units in each building will have a minimum of 440
square feet due to fire sprinkler room and elevator locations
• Remaining units shall have a minimum of 600 square feet per the K-MU. Kettlestone
Mixed Use, zoning district
The proposed zoning district is generally consistent with the land uses identified in the
Kettlestone Master Plan and the Kettlestone Design Guidelines. The property included within the
rezoning will be required to go through platting and site plan approval prior to any development
within the property. Staff recommends approval of the rezoning for Kettlestone Central – Lofts.
Discussion as follows:
• Commissioner Koelker asked about requirements for ground floor retail space, with
Melissa DeBoer providing information that the zoning designation allows for retail space,
but it is not required
Motion by Commissioner Lohse for approval of a rezoning related from K-MU (Kettlestone
Mixed Use District) to K-MU/PD-1 (Kettlestone Mixed Use District with a Planned Development
Overlay), seconded by Commissioner Streit. Ayes: Streit, Beenken, Koelker, Lohse and Bankole.
Nays: None. Motion carried.
STAFF REVIEW AND COMMENT: Hold the Public Hearing.
RECOMMENDATION: Hold the Public Hearing.
ATTACHMENTS: I. Staff Report
II. Rezoning Map
III. Concept Plan
IV. Planned Development
PREPARED BY: Melissa DeBoer, Planning Coordinator
REVIEWED BY:
PUBLIC NOTICE INFORMATION –
NAME OF PUBLICATION: Dallas County News
DATE OF PUBLICATION: February 22, 2024
PLANNING AND ZONING COMMISSION STAFF REPORT
PROJECT: Kettlestone Central - Lofts – Rezoning PREPARED BY: Melissa DeBoer, AICP – Planning
Coordinator
REPORT DATE: February 23, 2024
MEETING DATE: February 27, 2024
GENERAL INFORMATION
Owner/Applicant: Caliber Land Company, LLC
Owner’s Representative:
Nikki Neal, ASLA – Civil Design Advantage
Request: The applicant is requesting approval of a rezoning for
a multi-family residential / mixed use development.
Location and Size: Property is generally located east of SE Glacier Trail
and south of SE Westown Parkway, containing
approximately 4.85-acres.
AREA MAP
ABOVE: Concept plan of the development identifying the area proposed to be rezoned. The area outlined in BLUE is the area
proposed to be rezoned.
February 16, 2024
2 of 3
LAND USES AND ZONING
Location Existing Land Use Kettlestone Master Plan Current Zoning
Property in
Question
Vacant -
Undeveloped
Office K-MU (Kettlestone Mixed Use District)
North Vacant -
Undeveloped
Office K-RC (Kettlestone Retail Community
District)
South Vacant -
Undeveloped
Multi-Family Stacked
Medium
K-MF-MED (Kettlestone Multi-Family
Stacked Medium District) and A-1
(Agricultural District)
East Vacant -
Undeveloped
Multi-Family Rowhouse K-MF-MED (Kettlestone Multi-Family
Stacked Medium District)
West Vacant -
Undeveloped
Office K-MU (Kettlestone Mixed Use District)
BACKGROUND
The subject property is located within the Kettlestone Corridor and includes approximately 4.85-acres. The property is
located east of SE Glacier Trail and south of SE Westown Parkway. The applicant is requesting that the property be
rezoned from K-MU (Kettlestone Mixed Use District) to K-MU / PD-1 (Kettlestone Mixed Use District with a Planned
Development Overlay). The applicant is requesting approval of the Planned Development Overlay to accommodate for
higher density residential than what is allowed in the K-MU zoning district. The K-MU zoning district allows for a
maximum density of 30 dwelling units per acre, the applicant is asking for a maximum density of 38 dwelling units per
acre.
Notification to adjacent property owners was mailed on February 15, 2024. The rezoning sign was placed on the
property by the February 20, 2024 deadline. Staff has not received any correspondence regarding this request.
PROJECT DESCRIPTION
The concept plan provided identifies three (3), 60-unit apartment buildings for a total of 180 units for the overall site.
The apartment buildings are proposed to be four (4) stories. The building will feature studio, one-bedroom, and two-
bedroom units. All proposed units are intended to be rental units.
Table 1: Standard K-MU requirements.
Category K-MU (minimum)
Lot Area No Minimum
Lot Width No Minimum
Front Yard Setback No Minimum (Maximum 20-feet for principal structures / 20-feet
minimum for accessory structures)
Rear Yard Setback No Minimum for Principal Structures
(5-feet minimum for accessory structures)
Side Yard Setback No Minimum for Principal Structures
(5-feet minimum for accessory structures)
Building Separation No Minimum
Maximum Height 5 Stories – Principal Building
1 Story – Accessory Building
Maximum Density 30 dwelling units per acre
February 16, 2024
3 of 3
Access to the property is shown to be provided from SE Glacier Trail. Future access will be provided across the
property to the north.
Parkland dedication requirements would apply to the proposed development due to its residential nature. Based on the
number of units proposed 2.05-acres would be required to be dedicated to the City. The concept plan does not identify
any public parkland. The applicant intends to provide trails and/or fee in lieu of land dedication to satisfy the parkland
dedication requirement.
The proposed use of the property is allowed within the K-MU zoning district, however, there are some components
that do not fit within the limits of the K-MU district. The applicant has requested a planned development overlay to
accommodate the following aspects of the proposed project:
• Density of 38 dwelling units per acre (30 dwelling units per acre in the K-MU district)
• Minimum square footage for units: 5 units in each building will have a minimum of 440 square feet due to fire
sprinkler room and elevator locations. The remaining units shall have a minimum of 600 square feet per the K-
MU, Kettlestone Mixed Use, Zoning District.
The attached Planned Development document includes these provisions as well as other provisions related to the
development of the overall site.
STAFF RECOMMENDATION
The proposed zoning district is generally consistent with the land uses identified in the Kettlestone Master Plan and the
Kettlestone Design Guidelines. The property included within the rezoning will be required to go through platting and
site plan approval prior to any development within the property. Staff recommends approval of the rezoning for
Kettlestone Central - Lofts.
ZONING:
K-MF-MED
KETTLESTONE
MULTI-FAMILY
STACKED MEDIUM
DISTRICT
ZONING:
K-RC KETTLESTONE
RETAIL COMMUNITY
DISTRICT
ZONING:
K-RC KETTLESTONE
RETAIL COMMUNITY
DISTRICT
ZONING:
K-RC KETTLESTONE
RETAIL COMMUNITY
DISTRICT ZONING:
K-MU KETTLESTONE
MIXED USE DISTRICT
ZONING:
K-OF KETTLESTONE
OFFICE DISTRICT
ZONING:
K-MF-ROW KETTLESTONE
MULTI-FAMILY ROWHOUSE
DISTRICT
ZONING:
A-1 AGRICULTURAL
DISTRICT
ZONING:
RR KETTLESTONE
RETAIL REGIONAL
DISTRICT
ZONING:
RR KETTLESTONE
RETAIL REGIONAL
DISTRICT
ZONING:
RR KETTLESTONE
RETAIL REGIONAL
DISTRICT
ZONING:
RR KETTLESTONE
RETAIL REGIONAL
DISTRICT
DISTRICT
ZONING:
K-MF-MED
KETTLESTONE
MULTI-FAMILY
STACKED MEDIUM
DISTRICT
ZONING:
K-OF KETTLESTONE
OFFICE DISTRICT
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ORDINANCE NO.
AN ORDINANCE TO AMEND CHAPTER 169, ZONING ORDINANCE, CITY OF
WAUKEE, IOWA BY AMENDING THE ZONING FROM K-MU (KETTLESTONE
MIXED USE DISTRICT) TO K-MU (KETTLESTONE MIXED USE DISTRICT) AND
PD-1 (PLANNED DEVELOPMENT OVERLAY) FOR CERTAIN PROPERTY
[KETTLESTONE CENTRAL – LOFTS]
BE IT ORDAINED by the Council of the City of Waukee:
Section 1. Section 160.02 of Chapter 169, Waukee Municipal Code, Zoning
Ordinance of the City, adopting the Official Zoning Map, is hereby amended by amending the
zoning from K-MU (Kettlestone Mixed Use District) to K-MU (Kettlestone Mixed Use
District) / PD-1 (Planned Development Overlay District) for property legally described as
follows:
A PART OF PARCEL 21-96 AS SHOWN ON THE PLAT OF SURVEY RECORDED
IN BOOK 2021, PAGE 31554 BEING A PART OF GOVERNMENT LOT 12 IN
SECTION 3 AND A PART OF GOVERNMENT LOT 16 IN SECTION 4, ALL BEING
IN TOWNSHIP 78 NORTH, RANGE 26 WEST OF THE FIFTH PRINCIPAL
MERIDIAN IN THE CITY OF WAUKEE, DALLAS COUNTY, IOWA AND MORE
PARTICULARLY DESCRIBED AS FOLLOWS:
BEGINNING AT THE SOUTHWEST CORNER OF PARCEL 22-122 AS SHOWN ON
THE PLAT OF SURVEY RECORDED IN BOOK 2022, PAGE 20745 BEING A PART
OF SAID PARCEL 21-96; THENCE SOUTH 83°26'55" WEST ALONG THE
SOUTHERLY LINE OF SAID PARCEL 21-96, A DISTANCE OF 119.89 FEET;
THENCE SOUTH 83°56'10" WEST CONTINUING ALONG SAID SOUTHERLY
LINE, 146.95 FEET; THENCE NORTH 00°27'16" EAST, 35.58 FEET; THENCE
NORTH 03°00'50" WEST, 82.65 FEET; THENCE NORTH 00°27'16" EAST, 680.23
FEET; THENCE SOUTH 89°32'44" EAST, 270.00 FEET TO THE NORTHWEST
CORNER OF SAID PARCEL 22-122; THENCE SOUTH 00°27'16" WEST ALONG
THE WESTERLY LINE OF SAID PARCEL 22-122, A DISTANCE OF 767.00 FEET
TO THE POINT OF BEGINNING AND CONTAINING 4.85 ACRES (211,085
SQUARE FEET).
THE PROPERTY IS SUBJECT TO ANY AND ALL EASEMENTS OF RECORD.
Section 2. Planned Development Agreement. Attached hereto as Exhibit A is the
Planned Development Agreement which shall define the minimum standards and
requirements of the PD-1 [Planned Development Overlay District] pertaining to the above
legally described property.
Section 3. Repealer. All ordinances or parts of ordinances in conflict with the
provisions of this ordinance are hereby repealed.
Section 4. Severability Clause. If any section, provision or part of this ordinance
shall be adjudged invalid or unconstitutional, such adjudication shall not affect the validity of the
ordinance as a whole or any section, provision, or part thereof not adjudged invalid or
unconstitutional.
Section 5. Effective Date. This ordinance shall be in effect upon its final passage,
approval and publication as provided by law.
Passed by the Council this _____ day of __________, 2024, and approved this ____ day of
_____________, 2024.
Courtney Clarke, Mayor
Attest:
Rebecca D. Schuett, City Clerk
Exhibit A
Kettlestone Central - Lofts –
Multi-Family Residential/Mixed Use Development
PLANNED DEVELOPMENT
CITY OF WAUKEE
APPROVED BY WAUKEE CITY COUNCIL ON _____________________, 2024
TABLE OF CONTENTS
KETTLESTONE CENTRAL - LOFTS – MULTI-FAMILY RESIDENTIAL/MIXED USE DEVELOPMENT
• Rezoning Request
• Exhibit B – Waukee PD Form
• Exhibit C – Property Legal Description
• Exhibit D – Rezoning Map
• Exhibit E – Conceptual Development Plan
• Exhibit F – Conceptual Building Elevations
Exhibit B | KETTLESTONE CENTRAL - LOFTS – MULTI-FAMILY RESIDENTIAL/MIXED USE
DEVELOPMENT
Waukee, Iowa
Planned Development Overlay District (PD)
Item 1 Purpose and Scope of District
• The subject property is generally located south of SE Westown Parkway and east of SE
Glacier Trail.
• The proposed Planned Development is an approximately 4.85-acre parcel of property.
The proposed Planned Development calls for the development of 180 multi-family
dwelling units.
• The existing zoning of the Property is K-MU (Kettlestone Mixed Use District).
• The proposed underlying zoning of the Property will be K-MU (Kettlestone Mixed Use
District) with the Planned Development Overlay (PD-1) defining the allowable uses, bulk
regulations and restrictions.
Item 2 Location, Size, Legal Description
• See Attached: Exhibit C – Legal Description
Exhibit D – Rezoning Map
Item 3 Conceptual Development Plan
• See Attached: Exhibit E – Conceptual Development Plan
• Exhibit E represents a conceptual development plan showing proposed development of
three (3) apartment buildings with a total of 180 units (60 units per building).
Item 4 Building Design Standards, including height, materials, sections and other information
required to describe the project
Building design and site standards for the project shall be consistent with the Waukee
Code of Ordinances and the Kettlestone Design Guidelines.
Item 5 Bulk Regulations – Including Density Regulations, Setbacks, Maximum Heights, and
other design standards specific to the Project
All lots, buildings, and dwelling units shall be consistent with the K-MU, Kettlestone
Mixed Use, Zoning District requirements with the following exceptions and
modifications as specified below:
1. Density: Thirty-eight (38) Dwelling Units/Acre maximum
2. Minimum square footage for units: 5 units in each building will have a minimum of
440 square feet due to fire sprinkler room and elevator locations. The remaining
units shall have a minimum of 600 square feet per the K-MU, Kettlestone Mixed
Use, Zoning District.
Item 6 Uses of Property – Including Principal Permitted Uses and Accessory Uses
Those uses and accessory uses only as permitted within the K-MU, Kettlestone Mixed
Use, Zoning District.
Item 7 Open Space, Landscape and Buffer Regulations
Landscape and open space standards shall be consistent with the Waukee Code of
Ordinances and the Kettlestone Design Guidelines.
END OF DOCUMENT
EXHIBIT C
LEGAL DESCRIPTION
A PART OF PARCEL 21-96 AS SHOWN ON THE PLAT OF SURVEY RECORDED
IN BOOK 2021, PAGE 31554 BEING A PART OF GOVERNMENT LOT 12 IN
SECTION 3 AND A PART OF GOVERNMENT LOT 16 IN SECTION 4, ALL BEING
IN TOWNSHIP 78 NORTH, RANGE 26 WEST OF THE FIFTH PRINCIPAL
MERIDIAN IN THE CITY OF WAUKEE, DALLAS COUNTY, IOWA AND MORE
PARTICULARLY DESCRIBED AS FOLLOWS:
BEGINNING AT THE SOUTHWEST CORNER OF PARCEL 22-122 AS SHOWN ON
THE PLAT OF SURVEY RECORDED IN BOOK 2022, PAGE 20745 BEING A PART
OF SAID PARCEL 21-96; THENCE SOUTH 83°26'55" WEST ALONG THE
SOUTHERLY LINE OF SAID PARCEL 21-96, A DISTANCE OF 119.89 FEET;
THENCE SOUTH 83°56'10" WEST CONTINUING ALONG SAID SOUTHERLY
LINE, 146.95 FEET; THENCE NORTH 00°27'16" EAST, 35.58 FEET; THENCE
NORTH 03°00'50" WEST, 82.65 FEET; THENCE NORTH 00°27'16" EAST, 680.23
FEET; THENCE SOUTH 89°32'44" EAST, 270.00 FEET TO THE NORTHWEST
CORNER OF SAID PARCEL 22-122; THENCE SOUTH 00°27'16" WEST ALONG
THE WESTERLY LINE OF SAID PARCEL 22-122, A DISTANCE OF 767.00 FEET
TO THE POINT OF BEGINNING AND CONTAINING 4.85 ACRES (211,085
SQUARE FEET).
THE PROPERTY IS SUBJECT TO ANY AND ALL EASEMENTS OF RECORD.
EXHIBIT D
REZONING MAP
EXHIBIT E
CONCEPTUAL DEVELOPMENT PLAN
EXHIBIT F
CONCEPTUAL BUILDING ELEVATIONS