HomeMy WebLinkAbout2024-07-01 G01 Fox Creek Meadows Rezoning_PH AGENDA ITEM:
CITY OF WAUKEE, IOWA
CITY COUNCIL MEETING COMMUNICATION
MEETING DATE: July 1, 2024
AGENDA ITEM: Public hearing on an ordinance to amend Chapter 169, Zoning
Ordinance, City of Waukee, Iowa, by rezoning certain property from R-2
(One and Two Family Residential District) to R-2/PD-1 (One and Two
Family Residential District with a Planned Development Overlay) [Fox
Creek Meadows]
FORMAT: Public Hearing
SYNOPSIS INCLUDING PRO & CON: The owner and applicant is Fox Creek Meadows,
LLC. The property is located west of NW 10th Street and north of NW Douglas Parkway,
containing approximately 17.32-acres.
The property was previously rezoned as duplex residential lots. The applicant is requesting
approval of the rezoning to include a planned development overlay in order to build smaller
single-family detached homes.
Notification of the rezoning request was sent out on June 14, 2024. The rezoning signs were
placed on the property by the required deadline. Staff has not received any correspondence
regarding this request.
The concept plan identifies 80 single-family lots, two outlots for stormwater detention and one
outlot for parkland.
Staff recommends approval of the rezoning for Fox Creek Meadows.
FISCAL IMPACT INCLUDING COST/BENEFIT ANALYSIS:
COMMISSION/BOARD/COMMITTEE COMMENT: The Planning and Zoning
Commission reviewed the rezoning request on June 25, 2024, and
recommended approval:
Approval of a Rezoning related to a change from R-2 (One- and Two-Family Residential
District) to R-2/PD-1 (one- and Two-Family Residential District with a Planned
Development Overlay) [Fox Creek Meadows]
Melissa DeBoer, Planning Coordinator, introduced the request for the approval of a rezoning for a
small lot, single-family residential development, as requested by Fox Creek Meadows, LLC,
represented by Jared Murray of Civil Design Advantage.
The subject property is generally located west of NW 10th Street and north of NW Douglas Pkwy,
containing approximately 17.32-acres in area and is currently vacant lots. It was previously
G1
rezoned as duplex residential lots. The applicant requests to rezone this property to include a
planned development overlay to build smaller single-family, detached homes. Notification to
adjacent property owners was mailed on June 14, 2024. The rezoning sign was placed on the
property by the June 18, 2024, deadline. Staff has not received any correspondence regarding this
request.
The concept plan shows 80 single-family lots. Two outlots are provided for stormwater detention
and one outlot is provided for parkland. A 25-ft landscape buffer will be provided along the east
side of the development to provide screening from NW 10th Street. Landscape buffers will also
be provided between these single-family lots and the multi-family property to the west.
All proposed lots meet or exceed the minimums proposed for lot width, area, and depth for the
planned development overlay. In addition to the relaxed bulk regulations, the Planned
Development Agreement requires the following provisions for these lots when developed:
minimum two car 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
25% brick, stone, or stucco on the front of the home facing the public street, vinyl siding is
prohibited, and two (2) trees and required street trees shall be planted on each lot at the time of
individual lot development.
Public sanitary sewer and water main will serve the proposed development, and stormwater
detention is shown to be provided within Outlots Y and X. Parkland dedication requirements
have been satisfied; the required amount of parkland is approximately 3.53-acres. The applicant
is dedicating 0.88 acres of parkland along the north side of the development within the floodplain
(Outlot Z) and the remaining parkland required was provided with a fee in lieu of.
The Imagine Waukee 2040: Comprehensive Plan identifies the subject property as Single Family
Residential. The proposed rezoning is mostly consistent with the comprehensive plan. Although
the lot sizes are smaller than what is called out for single family residential, staff is comfortable
with the proposal as the proposed densities will be consistent with surrounding land uses. With
schools nearby, it will provide a variety of housing options for the area.
Staff recommends approval of the rezoning for Fox Creek Meadows.
Discussion as follows:
• General discussion of the number and size of lots; comparison of townhomes vs single
family homes; same number of lots, but will be detached homes rather than duplexes
• Discussion of the new state law going into effect 7/1/24 which restricts city’s ability to
limit building materials on residential developments and how it may impact this
development; Andy provided information that developers are generally asked to not
utilize vinyl, which this developer has agreed to; the new law will not be an issue for this
development
• General discussion of the existence of a HOA with regard to the outlots; Andy stated that
the original intent was no HOA, everyone was responsible for their own lot; no change to
this, just a smaller lot now that a switch is being made from duplex to single family lots –
an owner’s association would exist to handle the ponds/stormwater management but no
maintenance on individual lots
• Andy stated there are similar areas in town, such as Stratford Crossing, lots which are
located off of NW Lexington; those were originally intended to be duplex lots, but also
changed to a smaller, single-family product to meet market demands
Motion by Commissioner Koelker for approval of a Rezoning related to a change from R-2 to R-
2/PD-1 for Fox Creek Meadows, seconded by Commissioner Broderick. Ayes: Broderick,
Koelker, Beenken, Tessau, 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: June 20, 2024
PLANNING AND ZONING COMMISSION STAFF REPORT
PROJECT: Fox Creek Meadows – Rezoning PREPARED BY: Melissa DeBoer, AICP – Planning
Coordinator
REPORT DATE: June 21, 2024
MEETING DATE: June 25, 2024
GENERAL INFORMATION
Owner/Applicant: Fox Creek Meadows, LLC
Owner’s Representative:
Jared Murray, PE – Civil Design Advantage
Request: The applicant is requesting approval of a rezoning for
small lot, single-family residential development.
Location and Size: Property is generally located west of NW 10th Street
and north of NW Douglas Pkwy, containing
approximately 17.32-acres.
AREA MAP
ABOVE: The area outlined in BLUE is the area proposed to be rezoned.
June 20, 2024
2 of 3
LAND USES AND ZONING
Location Existing Land Use Comprehensive Plan Current Zoning
Property in
Question
Vacant Lots Single Family
Residential
R-2 (One & Two Family Residential
District)
North Vacant Property Single Family
Residential / Open
Space
A-1 (Agricultural District)
South Vacant Property
(Alder Point)
Single Family
Residential / Medium
Density Residential
R-2 / PD-1 (One & Two Family Residential
District / Planned Development
Overlay), R-4 / PD-1 (Row Dwelling &
Townhome Dwelling District / Planned
Development Overlay) and C-1A
(Neighborhood Commercial District)
East Vacant Property Single Family
Residential
A-1 (Agricultural District) and R-3 (Multi-
Family Residential District)
West Waukee Community
School District 8/9
Building
Single Family
Residential
A-1 (Agricultural District)
BACKGROUND
The subject property is located west of NW 10th Street and north of NW Douglas Parkway. The property is 17.32-acres
in area and is currently vacant lots. This property was previously rezoned as duplex residential lots. The applicant
requests to rezone this property to include a planned development overlay in order to build smaller single-family,
detached homes.
Notification to adjacent property owners was mailed on June 14, 2024. The rezoning sign was placed on the property by
the June 18, 2024, deadline. Staff has not received any correspondence regarding this request.
PROJECT DESCRIPTION
The concept plan provided shows 80 single-family lots. Two outlots are provided for stormwater detention and one
outlot is provided for parkland. A 25-ft landscape buffer will be provided along the east side of the development to
provide screening from NW 10th Street. Landscape buffers will also be provided between these single-family lots and the
multi-family property to the west.
Table 1 below summarizes the requirements for the standard R-2 district and the proposed R-2/PD-1 district.
Table 1: Standard R-2 requirements and proposed R-2/PD-1 requirements.
Category Standard R-2 (minimum) Proposed R-2/PD-1 (minimum)
Lot Area 8,000 square feet 5,000 square feet
Lot Width 65 feet 40 feet
Front Yard Setback 30 feet 30 feet
Rear Yard Setback 30 feet 25 feet
Side Yard Setback 15 feet (total) 5 feet (each side)
June 20, 2024
3 of 3
All proposed lots meet or exceed the minimums proposed for lot width, area, and depth for the planned development
overlay. In addition to the relaxed bulk regulations, the Planned Development Agreement requires the following
provisions for these lots when developed:
• Minimum two car 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 25% brick, stone, or stucco on the front of the home facing the public street;
• Vinyl siding is prohibited; and
• Two (2) trees and required street trees shall be planted on each lot at the time of individual lot development.
Public sanitary sewer and water main will serve the proposed development. Stormwater detention is shown to be
provided within Outlots Y and X.
Parkland dedication requirements have been satisfied for this development. The required amount of parkland is
approximately 3.53-acres. The applicant is dedicating 0.88 acres of parkland along the north side of the development
within the floodplain (Outlot Z) and the remaining parkland required was provided with a fee in lieu of.
COMPREHENSIVE PLAN
The Imagine Waukee 2040: Comprehensive Plan identifies the subject property as Single Family Residential. 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 rezoning is mostly consistent with the comprehensive plan. Although the lot sizes are smaller than what is
called out for single family residential, staff is comfortable with the proposal as the proposed densities will be consistent
with surrounding land uses. With the schools nearby, it will provide a variety of housing options for the area.
STAFF RECOMMENDATION
Staff recommends approval of the rezoning for Fox Creek Meadows.
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VICINITY MAP
WAUKEE, IOWA
OWNER/APPLICANT:
ZONING:
ADJACENT OWNERSHIP - AREA 'A'
REZONING DESCRIPTION
MEREDITH DRIVE
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R
ORDINANCE NO.
AN ORDINANCE TO AMEND CHAPTER 169, ZONING ORDINANCE, CITY OF
WAUKEE, IOWA BY AMENDING THE ZONING FROM R-2 (ONE AND TWO FAMILY
RESIDENTIAL DISTRICT) TO R-2/PD-1 (ONE AND TWO FAMILY RESIDENTIAL
DISTRICT WITH A PLANNED DEVELOPMENT OVERLAY) FOR CERTAIN
PROPERTY [FOX CREEK MEADOWS]
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 R-
2 (One and Two Family Residential District) to R-2 / PD-1 (One and Two Family Residential
District / Planned Development Overlay) for property legally described as follows:
A PART OF PARCEL 21-23 AS SHOWN ON THE PLAT OF SURVEY RECORDED IN BOOK
2021, PAGE 8681, BEING A PART OF THE SOUTHEAST QUARTER OF THE SOUTHEAST
QUARTER OF SECTION 20, TOWNSHIP 79 NORTH, RANGE 26 WEST OF THE FIFTH
PRINCIPAL MERIDIAN, DALLAS COUNTY, IOWA AND MORE PARTICULARLY
DESCRIBED AS FOLLOWS:
BEGINNING AT THE NORTHWEST CORNER OF SAID PARCEL 21-23; THENCE NORTH
89°57'23" EAST ALONG THE NORTH LINE OF SAID PARCEL 21-23, A DISTANCE OF
1260.35 FEET TO THE WEST RIGHT-OF-WAY LINE OF N. 10TH STREET;THENCE SOUTH
00°04'55" EAST ALONG SAID EAST LINE, 382.15 FEET TO THE EASTERLY LINE OF SAID
PARCEL 21-23; THENCE SOUTH 89°59'28" WEST ALONG SAID EASTERLY LINE, 561.41
FEET; THENCE SOUTH 00°04'55" EAST ALONG SAID EASTERLY LINE, 688.40 FEET;
THENCE NORTHERLY ALONG A CURVE CONCAVE WESTERLY WHOSE RADIUS IS
333.00 FEET, WHOSE ARC LENGTH IS 149.20 FEET AND WHOSE CHORD BEARS NORTH
12°55'04" WEST, 147.96 FEET; THENCE SOUTH 64°14'47" WEST, 160.00 FEET; THENCE
NORTH 31°03'46" WEST, 32.01 FEET; THENCE NORTH 41°38'08" WEST, 31.74 FEET;
THENCE NORTH 47°25'03" WEST, 39.58 FEET; THENCE NORTH 47°25'41" WEST, 280.00
FEET; THENCE NORTH 42°34'19" EAST, 160.00 FEET; THENCE NORTH 47°25'41" WEST,
70.30 FEET; THENCE SOUTH 42°34'19" WEST, 160.00 FEET; THENCE NORTH 47°25'41"
WEST, 40.01 FEET; THENCE NORTH 45°26'24" WEST, 47.79 FEET; THENCE NORTH
39°50'51" WEST, 49.55 FEET; THENCE NORTH 34°05'12" WEST, 49.55 FEET; THENCE
NORTH 28°19'34" WEST, 49.55 FEET; THENCE NORTH 22°33'55" WEST, 49.55 FEET;
THENCE SOUTH 70°18'55" WEST, 33.43 FEET TO THE WEST LINE OF SAID PARCEL 21-23;
THENCE NORTH 00°11'19" WEST ALONG SAID WEST LINE, 462.28 FEET TO THE POINT
OF BEGINNING AND CONTAINING 17.32 ACRES (754,474 SQUARE FEET).
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
Fox Creek Meadows – Small Lot Single Family Residential
Development
PLANNED DEVELOPMENT
CITY OF WAUKEE
APPROVED BY WAUKEE CITY COUNCIL ON JULY 1, 2024
TABLE OF CONTENTS
FOX CREEK MEADOWS SMALL LOT SINGLE FAMILY RESIDENTIAL
PLANNED DEVELOPMENT
• Rezoning Request
• Exhibit B – Waukee PD Form
• Exhibit C – Property Legal Description
• Exhibit D – Rezoning Map
• Exhibit E – Conceptual Development Plan
• Exhibit F – Street Trees Plan
Exhibit B | FOX CREEK MEADOWS SMALL LOT SINGLE FAMILY RESIDENTIAL
PLANNED DEVELOPMENT
Waukee, Iowa
Planned Development Overlay District (PD)
Item 1 Purpose and Scope of District
• The subject property is located within a portion of the Fox Creek Meadows development
which is generally located north of NW Douglas Parkway and west of NW 10th Street.
• The proposed Planned Development is an approximately 17.32-acre parcel of property that
is located within the overall Fox Creek Meadows Development. The proposed Planned
Development calls for the development of 80 single family residential lots.
• The existing zoning of the Property is R-2 (One and Two Family Residential District)
• The proposed underlying zoning of the Property will be R-2 (One and Two Family Residential
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 80
single family lots in addition to the larger Fox Creek Meadows development.
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 as well as the additional design characteristics as follows:
1. Each single family home shall include a minimum of a two-car attached garage.
2. Each single family home shall require a minimum of 25% brick, stone or stucco on
the front street facing elevation of the home.
3. Adjoining lots cannot consist of the same elevation.
4. Vinyl siding shall be prohibited.
5. All trim elements surrounding windows and doors shall be a minimum of 3½ inches
in width. Shutters around windows may be utilized to satisfy this requirement. This
requirement shall apply to street facing facades.
Item 5 Bulk Regulations – Including Density Regulations, Setbacks, Maximum Heights, and other
design standards specific to the Project
Single Family Residential
All lots and homes shall be consistent with the R-2 One and Two Family Residential District
requirements with the following exceptions and modifications as specified below:
1. Density: Five (5) Dwelling Units/Acre maximum
2. Minimum Floor Area: 1,100 square feet – single story & 1,400 square feet – two story
3. Front Yard: Thirty (30) feet minimum
4. Side Yards: Minimum of five (5) feet on each side
5. Rear Yards: Twenty-five (25) feet minimum
6. Minimum Lot Size: 5,000 square feet
7. Minimum Lot Width: Forty (40) feet
Item 6 Uses of Property – Including Principal Permitted Uses and Accessory Uses
Those uses and accessory uses only as permitted within the R-2 (Single Family
Residential) Zoning District.
Item 7 Open Space, Landscape and Buffer Regulations
1. Minimum open space and landscaping shall be as described within the City of Waukee
Code of Ordinances in addition to provisions as specified below:
a. A minimum of two (2) trees shall be planted on each lot at the time of individual lot
development and prior to issuance of a Certificate of Occupancy.
b. Street trees along NW Sproul Drive shall be installed with individual lot
development. See Exhibit F for locations of required street trees and list of approved
street trees.
END OF DOCUMENT
EXHIBIT C
LEGAL DESCRIPTION
A PART OF PARCEL 21-23 AS SHOWN ON THE PLAT OF SURVEY RECORDED IN BOOK
2021, PAGE 8681, BEING A PART OF THE SOUTHEAST QUARTER OF THE SOUTHEAST
QUARTER OF SECTION 20, TOWNSHIP 79 NORTH, RANGE 26 WEST OF THE FIFTH
PRINCIPAL MERIDIAN, DALLAS COUNTY, IOWA AND MORE PARTICULARLY
DESCRIBED AS FOLLOWS:
BEGINNING AT THE NORTHWEST CORNER OF SAID PARCEL 21-23; THENCE NORTH
89°57'23" EAST ALONG THE NORTH LINE OF SAID PARCEL 21-23, A DISTANCE OF
1260.35 FEET TO THE WEST RIGHT-OF-WAY LINE OF N. 10TH STREET;THENCE SOUTH
00°04'55" EAST ALONG SAID EAST LINE, 382.15 FEET TO THE EASTERLY LINE OF SAID
PARCEL 21-23; THENCE SOUTH 89°59'28" WEST ALONG SAID EASTERLY LINE, 561.41
FEET; THENCE SOUTH 00°04'55" EAST ALONG SAID EASTERLY LINE, 688.40 FEET;
THENCE NORTHERLY ALONG A CURVE CONCAVE WESTERLY WHOSE RADIUS IS
333.00 FEET, WHOSE ARC LENGTH IS 149.20 FEET AND WHOSE CHORD BEARS NORTH
12°55'04" WEST, 147.96 FEET; THENCE SOUTH 64°14'47" WEST, 160.00 FEET; THENCE
NORTH 31°03'46" WEST, 32.01 FEET; THENCE NORTH 41°38'08" WEST, 31.74 FEET;
THENCE NORTH 47°25'03" WEST, 39.58 FEET; THENCE NORTH 47°25'41" WEST, 280.00
FEET; THENCE NORTH 42°34'19" EAST, 160.00 FEET; THENCE NORTH 47°25'41" WEST,
70.30 FEET; THENCE SOUTH 42°34'19" WEST, 160.00 FEET; THENCE NORTH 47°25'41"
WEST, 40.01 FEET; THENCE NORTH 45°26'24" WEST, 47.79 FEET; THENCE NORTH
39°50'51" WEST, 49.55 FEET; THENCE NORTH 34°05'12" WEST, 49.55 FEET; THENCE
NORTH 28°19'34" WEST, 49.55 FEET; THENCE NORTH 22°33'55" WEST, 49.55 FEET;
THENCE SOUTH 70°18'55" WEST, 33.43 FEET TO THE WEST LINE OF SAID PARCEL 21-23;
THENCE NORTH 00°11'19" WEST ALONG SAID WEST LINE, 462.28 FEET TO THE POINT
OF BEGINNING AND CONTAINING 17.32 ACRES (754,474 SQUARE FEET).
EXHIBIT D
REZONING MAP
EXHIBIT E
CONCEPTUAL DEVELOPMENT PLAN
EXHIBIT F
STREET TREES PLAN