HomeMy WebLinkAbout2024-04-15 G01 Hope Springs Rezoning_PH AGENDA ITEM:
CITY OF WAUKEE, IOWA
CITY COUNCIL MEETING COMMUNICATION
MEETING DATE: April 15, 2024
AGENDA ITEM: Public hearing on an ordinance to amend Chapter 169, Zoning
Ordinance, City of Waukee, Iowa, by rezoning certain property from R-4
[Row Dwelling and Townhome Dwelling District] to R-3 [Multi-Family
Residential District] and C-1 [Community and Highway Service
Commercial District]; and from A-1 [Agricultural District] to C-1
[Community and Highway Service Commercial District] (Hope Springs)
FORMAT: Public Hearing
SYNOPSIS INCLUDING PRO & CON: The subject property is generally located south of
Hickman Road and east of 17th Street. The properties in question total approximately 16.31-acres
in area. The applicant and property owner request that 15.13 acres of property be rezoned from A-
1 (Agricultural District) to C-1 (Community and Highway Service Commercial), that 0.78 acres
of property be rezoned from R-4 (Row Dwelling and Townhome Dwelling District) to C-1
(Community and Highway Service Commercial District) and that 0.40 acres of property be
rezoned from R-4 (Row Dwelling and Townhome Dwelling District) to R-3 (Multi-Family
Residential District)
Notification to surrounding property owners was mailed on March 29, 2024. A rezoning sign has
also been placed on the property. No correspondence either for or against the request has been
submitted.
The intention of the rezoning to C-1 is to help facilitate commercial development along Hickman
Road. The two smaller rezonings are clean-up rezonings, required due to the future alignments of
Maple Street and 17th Street. Each street is proposed to have a minor curve and these rezonings
will keep the zoning district alignment consistent with the street alignment.
Several public street extensions would occur as part of this development. Extensions of Maple
Street and 17th Street would be included as part of plat improvements.
The subject property is classified as Mixed Use in the Imagine Waukee 2040: Comprehensive
Plan. Mixed Use is defined as a mixture of office, retail or residential land uses in areas along key
transportation corridors. Typical building sizes in this category range from 20,000 to 100,000
square feet and 1 to 3 stories in height. The density for residential uses may range from 8 to 25
units per acre. The proposed rezonings are consistent with the Comprehensive Plan.
FISCAL IMPACT INCLUDING COST/BENEFIT ANALYSIS:
G1
COMMISSION/BOARD/COMMITTEE COMMENT: The Planning and Zoning
Commission reviewed the rezoning request on April 9, 2024, and
recommended approval:
Item 5: Approval of a Rezoning related to a change from R-4 (Row Dwelling and
Townhome Dwelling District) to R-3 (Multi-Family Residential District) and C-1
(Community and Highway Service Commercial District); and from A-1 (Agricultural
District) to C-1 (Community and Highway Service Commercial District) [Hope Springs]
Bill Mettee, Planner, introduced the request for the approval of a rezoning for a commercial
development, as requested by Hope K Farms, LLC, represented by Josh Trygstad of Civil Design
Advantage.
The subject property is located east of 17th Street and south of Hickman Road and is
approximately 16.31 acres in area. The owner/applicant has submitted the rezoning request in
order to rezone Area “A” from A-1 Agricultural to C-1 Community and Highway Service
Commercial. Area ‘A’ is 15.13 acres in area. Areas ‘B’ and ‘C’ are proposed to be rezoned due
to future curvatures of Maple Street (Area ‘B’) and 17th Street (Area ‘C’). Area ‘B’ is 0.78 acres
in area and is proposed to be rezoned from R-4 Row Dwelling and townhome Dwelling District
to C-1 Community and Highway Service Commercial District. Area ‘C’ is 0.40 acres in area in
area and is proposed to be rezoned from R-3 Multi-Family Residential District to R-4 Row
Dwelling and Townhome Dwelling District.
The rezoning sign was placed on the property by the April 1, 2024, deadline. Staff has not
received any correspondence regarding this request.
Areas ‘B’ and ‘C’ are proposed to be rezoned to be consistent with the future alignment of Maple
Street and 17th Street. The roads are proposed to have slight curves and the rezonings will keep
the districts consistent. Area ‘A’ is currently zoned A-1 Agricultural. The rezoning map shows
Area “A” to have five lots and an area for stormwater detention.
A preliminary plat for Hope Springs is currently under review by City staff. The plat shows areas
of commercial and multi-family residential development totaling approximately 82 acres. No
site plans have been submitted or approved for any of the proposed lots. The rezoning will allow
for consistent zoning with the surrounding commercial developments. The subject property is
identified as Mixed Use in the Imagine Waukee 2040 Comprehensive Plan. The rezoning request
is consistent with the comprehensive plan.
The proposed zoning districts are consistent with surrounding zoning and existing land uses.
Staff recommends approval of the rezoning for Hope Springs.
Discussion as follows:
• General discussion of stormwater detention in the area
• General discussion of the reason for the rezoning, which is basically to clean up and
create uniformity of the zoning in the area
Motion by Commissioner Streit for approval of a Rezoning related to a change from R-4 (Row
Dwelling and Townhome Dwelling District) to R-3 (Multi-Family Residential District) and C-1
(Community and Highway Service Commercial District); and from A-1 (Agricultural District) to
C-1 (Community and Highway Service Commercial District) seconded by Commissioner
Bankole. Ayes: Broderick, Streit, Koelker, Beenken, Tessau, 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
PREPARED BY: Bill Mettee, Planner
REVIEWED BY:
PUBLIC NOTICE INFORMATION –
NAME OF PUBLICATION: Dallas County News
DATE OF PUBLICATION: April 4, 2024
PLANNING AND ZONING COMMISSION STAFF REPORT
PROJECT: Hope Springs - Rezoning PREPARED BY: Bill Mettee, Planner
REPORT DATE: April 5, 2024
MEETING DATE: April 9, 2024
GENERAL INFORMATION
Owner/Applicant: Hope K Farms, LLC
Owner’s Representative:
Josh Trygstad, PE, Civil Design Advantage
Request: The applicant is requesting approval of a rezoning for
a commercial development.
Location and Size: Property is generally located east of 17th Street and
south of Hickman Road, containing approximately
16.31-acres.
AREA
MAP
April 4, 2024
2 of 3
ABOVE: THE AREA OUTLINED IN BLUE INDICATES THE AREA PROPOSED TO BE REZONED
LAND USES AND ZONING
Location Existing Land Use Comprehensive Plan Current Zoning
Property in
Question
Vacant -
Undeveloped
Mixed Use A-1 (Agricultural District) and R-4 (Row
Dwelling and Townhome Dwelling
District)
North Vacant -
Undeveloped
Mixed Use A-1 (Agricultural District) and C-1
(Community and Highway Service
Commercial District)
South Vacant -
Undeveloped
Mixed Use A-1 (Agricultural District), R-4 (Row
Dwelling and Townhome Dwelling
District) and R-2 (One and Two-Family
Residential District) / PD-1 (Planned
Development Overlay
East Vacant -
Undeveloped
Mixed Use C-1 (Community & Highway Service
Commercial District) and R-4 (Row
Dwelling and Townhome Dwelling
District)
West Vacant -
Undeveloped
Mixed Use C-1 (Community & Highway Service
Commercial District) and R-3 (Multi-
Family Residential District)
BACKGROUND
The subject property is located east of 17th Street and south of Hickman Road and is approximately 16.31-acres in area.
The owner/applicant has submitted the rezoning request in order to rezone Area ‘A’ from A-1 Agricultural to C-1
Community and Highway Service Commercial. Area ‘A’ is 15.13 acres in area. Areas ‘B’ and ‘C’ are proposed to be
rezoned due to the future curvatures of Maple Street (Area ‘B’) and 17 th Street (Area ‘C’). Area ‘B’ is 0.78 acres in area
and is proposed to be rezoned from R-4 Row Dwelling and Townhome Dwelling District to C-1 Community and
Highway Service Commercial District. Area ‘C’ is 0.40 acres in area and is proposed to be rezoned from R-3 Multi-
Family Residential District to R-4 Row Dwelling and Townhome Dwelling District.
The rezoning sign was placed on the property by the April 1, 2023, deadline. Staff has not received any correspondence
regarding this request.
April 4, 2024
3 of 3
PROJECT DESCRIPTION
Area’s ‘B’ and ‘C’ are proposed to be rezoned to be consistent with the future alignment of Maple Street and 17th
Street. The roads are proposed to have slight curves and the rezonings will keep the districts consistent. Area ‘A’ is
currently zoned A-1 Agricultural. The rezoning map shows Area ‘A’ to have five lots and an area for stormwater
detention.
A preliminary plat for Hope Springs is currently under review by City staff. The plat shows areas of commercial and
multi-family residential development totaling approximately 82 acres.
No site plans have submitted or approved for any of the proposed lots. The rezoning will allow for consistent zoning
with the surrounding commercial developments.
COMPREHENSIVE PLAN
The subject property is identified as Mixed Use in the Imagine Waukee 2040 Comprehensive Plan. The rezoning request
is consistent with the comprehensive plan.
STAFF RECOMMENDATION
The proposed zoning districts are consistent with surrounding zoning and existing land uses. Staff recommends approval
of the rezoning for Hope Springs.
(DETENTION)
17
T
H
S
T
R
E
E
T
20
T
H
S
T
R
E
E
T
HICKMAN ROAD
1 2 3 4 5 6 7 8
9 10 11 12
13
(DETENTION)
14
15
(DETENTION)11
T
H
S
T
R
E
E
T
HICKMAN ROAD
MAPLE STREET
CI
V
I
L
D
E
S
I
G
N
A
D
V
A
N
T
A
G
E
2205356
HO
P
E
S
P
R
I
N
G
S
EN
G
I
N
E
E
R
:
J
A
T
TE
C
H
:
RE
V
I
S
I
O
N
S
DA
T
E
WA
U
K
E
E
,
I
O
W
A
1
OV
E
R
A
L
L
Z
O
N
I
N
G
M
A
P
PH
O
N
E
:
(
5
1
5
)
3
6
9
-
4
4
0
0
41
2
1
N
W
U
R
B
A
N
D
A
L
E
D
R
I
V
E
UR
B
A
N
D
A
L
E
,
I
A
5
0
3
2
2
1
WAUKEE, IOWA
VICINITY MAP OWNER / DEVELOPER:
ENGINEER / SURVEYOR:
LEGAL DESCRIPTION:
HICKMAN ROAD
UNIVERSITY AVE
SITE
CITY OF WAUKEE
CORPORATE LIMITS
UT
E
A
V
E
20
T
H
S
T
R
E
E
T
02
/
0
2
/
2
0
2
4
FI
R
S
T
S
U
B
M
I
T
T
A
L
03
/
0
1
/
2
0
2
4
SE
C
O
N
D
S
U
B
M
I
T
T
A
L
AREA 'A'
CI
V
I
L
D
E
S
I
G
N
A
D
V
A
N
T
A
G
E
2205.356
HO
P
E
S
P
R
I
N
G
S
EN
G
I
N
E
E
R
:
J
A
T
TE
C
H
:
RE
V
I
S
I
O
N
S
DA
T
E
WA
U
K
E
E
,
I
O
W
A
3
1
RE
Z
O
N
I
N
G
M
A
P
-
C
-
1
PH
O
N
E
:
(
5
1
5
)
3
6
9
-
4
4
0
0
41
2
1
N
W
U
R
B
A
N
D
A
L
E
D
R
I
V
E
UR
B
A
N
D
A
L
E
,
I
A
5
0
3
2
2
VICINITY MAP
WAUKEE, IOWA
PROJECT
20
T
H
S
T
R
E
E
T
OWNER/APPLICANT
ZONING
ENGINEER/SURVEYOR
BULK REGULATIONS
ADJACENT OWNERSHIP - AREA 'A'
REZONING DESCRIPTION - AREA 'A'
HICKMAN ROAD
11
T
H
S
T
10
T
H
S
T
HICKMAN ROAD
ZONING: C-1
ZONING: R-4
OWNER ACRES PERCENT CONSENTING
1 SPRINGCREST WAUKEE
TOWNHOMES 2, LLC 7.61 30.1%
2 DEERY, DEERY & DEERY,
LLC 4.04 16.0%
3 HOPE K. FARMS, LLC 3.97 15.7%X
4 WAUKEE LAND
INVESTMENT, LLC 0.88 3.5%
5 SANEMAH ENTERPRISES,
LLC 8.75 34.7%
TOTAL 25.25 100.0%15.7%
02
/
0
2
/
2
0
2
4
FI
R
S
T
S
U
B
M
I
T
T
A
L
03
/
0
1
/
2
0
2
4
SE
C
O
N
D
S
U
B
M
I
T
T
A
L
AREA 'B'
CI
V
I
L
D
E
S
I
G
N
A
D
V
A
N
T
A
G
E
2205.356
HO
P
E
S
P
R
I
N
G
S
EN
G
I
N
E
E
R
:
J
A
T
TE
C
H
:
RE
V
I
S
I
O
N
S
DA
T
E
WA
U
K
E
E
,
I
O
W
A
3
2
RE
Z
O
N
I
N
G
M
A
P
-
C
-
1
PH
O
N
E
:
(
5
1
5
)
3
6
9
-
4
4
0
0
41
2
1
N
W
U
R
B
A
N
D
A
L
E
D
R
I
V
E
UR
B
A
N
D
A
L
E
,
I
A
5
0
3
2
2
VICINITY MAP
WAUKEE, IOWA
PROJECT
20
T
H
S
T
R
E
E
T
OWNER/APPLICANT
ZONING
ENGINEER/SURVEYOR
BULK REGULATIONS REZONING DESCRIPTION - AREA 'B'
HICKMAN ROAD
11
T
H
S
T
10
T
H
S
T
ADJACENT OWNERSHIP - AREA 'B'
OWNER ACRES PERCENT CONSENTING
1 SPRINGCREST TOWNHOMES
WAUKEE 2, LLC 1.20 12.7%
2 HOPE K FARMS, LLC 8.27 87.3%X
TOTAL 9.47 100.0%87.3%
HICKMAN ROAD
ZONING: C-1
ZONING: R-4
ZO
N
I
N
G
:
R
-
4
ZO
N
I
N
G
:
R
-
3
02
/
0
2
/
2
0
2
4
FI
R
S
T
S
U
B
M
I
T
T
A
L
03
/
0
1
/
2
0
2
4
SE
C
O
N
D
S
U
B
M
I
T
T
A
L
AREA 'C'CI
V
I
L
D
E
S
I
G
N
A
D
V
A
N
T
A
G
E
2205.356
HO
P
E
S
P
R
I
N
G
S
EN
G
I
N
E
E
R
:
J
A
T
TE
C
H
:
RE
V
I
S
I
O
N
S
DA
T
E
WA
U
K
E
E
,
I
O
W
A
3
3
PH
O
N
E
:
(
5
1
5
)
3
6
9
-
4
4
0
0
41
2
1
N
W
U
R
B
A
N
D
A
L
E
D
R
I
V
E
UR
B
A
N
D
A
L
E
,
I
A
5
0
3
2
2
VICINITY MAP
WAUKEE, IOWA
PROJECT
20
T
H
S
T
R
E
E
T
OWNER/APPLICANT
ZONING
ENGINEER/SURVEYOR
BULK REGULATIONS
OWNER ACRES PERCENT CONSENTING
1 HOPE K FARMS, LLC 7.11 72.5%X
2 WAUKEE PARTNERSHIP, LLC 2.70 27.5%
TOTAL 9.81 100%72.5%
REZONING DESCRIPTION - AREA 'C'
HICKMAN ROAD
11
T
H
S
T
10
T
H
S
T
20
T
H
S
T
R
E
E
T
ADJACENT OWNERSHIP - AREA 'C'
RE
Z
O
N
I
N
G
M
A
P
-
R
-
3
ZONING: R-3
ZONING: PD
ZONING: R-4
ZONING: PD
ZO
N
I
N
G
:
R
-
3
ZO
N
I
N
G
:
R
-
4
02
/
0
2
/
2
0
2
4
FI
R
S
T
S
U
B
M
I
T
T
A
L
03
/
0
1
/
2
0
2
4
SE
C
O
N
D
S
U
B
M
I
T
T
A
L