HomeMy WebLinkAbout2025-08-18 G02 Kettlestone Lakes Apartments Rezoning_PH AGENDA ITEM:
CITY OF WAUKEE, IOWA
CITY COUNCIL MEETING COMMUNICATION
MEETING DATE: August 18, 2025
AGENDA ITEM: Public hearing on an ordinance to amend Chapter 169, Zoning
Ordinance, City of Waukee, Iowa, by rezoning certain property from K-
RR [Kettlestone Retail Regional District] to K-MF Stacked High
[Kettlestone Multi-Family Stacked High District] (Kettlestone Lakes
Apartments)
FORMAT: Public Hearing
SYNOPSIS INCLUDING PRO & CON: The owner is Kettlestone Lakes, LLC. The applicant
is Trident Development. The property is generally located west of Grand Prairie Parkway and
south of SE Ashworth Road, approximately 12.18-acres in area.
The applicant is requesting to rezone the property from K-RR to K-MF-Stacked High for a multi-
family residential development.
The concept plan provided identifies a three (3) story apartment building on the site. A total of
210 units are proposed within the building. The K-MF-Stacked High District allows up to 24
units per acre. The proposed density of the project is approximately 17.25 units per acre. A 25-
foot landscape buffer will be required along all sides of the project to screen the residential use of
the property from adjoining commercial and single-family residential zoning. A total of 210
underground parking stalls are indicated to be provided with the remaining required parking
provided outside of the building. Amenities for residents are shown on the concept plan including
a pool house, outdoor pool, play area, dog park, sport court, and seating areas. Access to the
property is shown to be provided from SE Kettlestone Boulevard and SE Florence Drive. The
developer of the Kettlestone Lakes area was recently granted approval for the plans to construct
the public improvements associated with this site.
Notification to adjacent property owners was mailed on August 1, 2025. Staff has not received
any formal correspondence regarding this request.
The Kettlestone Master Plan identifies this specific property for mixed-use which includes a mix
of high-density residential uses and commercial uses. The surrounding property is planned for a
large commercial district with this proposed residential use integrated into it. The intent of the
Kettlestone Master Plan is to provide guidance on land use decisions but to allow for flexibility
when implementing the overall vision of the plan.
FISCAL IMPACT INCLUDING COST/BENEFIT ANALYSIS:
COMMISSION/BOARD/COMMITTEE COMMENT: The Planning and Zoning
Commission reviewed the rezoning request on August 12, 2025, and
recommended approval:
G2
Approval of a Rezoning related to a change from K-RR (Kettlestone Retail Regional
District) to K-MF Stacked High (Kettlestone Multi-Family Stacked High District)
[Kettlestone Lakes Apartments]
Andy Kass, Community Development Director, introduced the request for approval of a rezoning
for a multi-family residential development, as requested by Kettlestone Lakes LLC/Trident
Development, represented by Erin Ollendike of Civil Design Advantage.
The property is generally located west of Grand Prairie Parkway and south of SE Ashworth Road,
containing approximately 12.18 acres and is within the recently approved Kettlestone Lakes Plats
2 & 3 preliminary plat. The applicant is requesting that the property be rezoned from K-RR
(Kettlestone Retail Regional District) to K-MF-Stacked High (Kettlestone Multi-Family Stacked
High District) to develop a multi-family residential development.
Notification to adjacent property owners was mailed on August 1, 2025. Staff has not received
any correspondence regarding this request.
The concept plan provided identifies a three (3) story apartment building, with a total of 210 units
proposed within the building. The K-MF Stacked High District allows up to 24 units per acre.
The proposed density of the project is approximately 17.25 units per acre. A 25-foot landscape
buffer will be required along all sides of the project to screen the residential use of the property
from adjoining commercial and single-family residential zoning. A total of 210 underground
parking stalls are indicated, with the remaining required parking provided outside of the building.
Amenities for residents are shown on the concept plan, including a pool house, outdoor pool, play
area, dog park, sport court, and seating areas. Conceptual elevations of the building have been
provided. Detailed review of the elevations and plan for the site will occur when formal site plan
approval is requested by the developer.
Access to the property is shown to be provided from SE Kettlestone Boulevard and SE Florence
Drive. The developer of the Kettlestone Lakes area was recently granted approval for the plans to
construct the public improvements associated with this site. Parkland dedication requirements
would apply to the proposed development due to its residential nature. Based on the number of
units proposed, 2.39-acres would be required to be dedicated to the city. The concept plan does
not identify any public parkland. As staff works through the site plan review process, parkland
dedication requirements will be addressed.
The Kettlestone Master Plan identifies this specific property for mixed-use which includes a mix
of high-density residential uses and commercial uses. The surrounding property is planned for a
large commercial district with this proposed residential use integrated into it. The intent of the
Kettlestone Master Plan is to provide guidance on land use decisions but to allow for flexibility
when implementing the overall vision of the plan.
The proposed zoning district is generally consistent with the land uses identified in the
Kettlestone Master Plan. 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 Lakes Apartments.
Discussion as follows:
• Roger Fink, of Trident Development, St. Cloud MN, gave a brief company history,
describing projects his company has worked on; this would be their first project in Iowa;
mentioning they have been building apartment structures for 30+ years, with emphasis on
property retention and use of low maintenance building materials
• Don Callender, 3250 Ashworth Rd, neighbor to the west, voiced concerns about the
change from commercial to high-density residential, citing concerns about too much
high-density housing and traffic concerns, asked if a traffic study had been done
• General discussion of the current occupancy rate of apartments in Waukee and the need
for additional apartments
• Andy Kass spoke about traffic flow in the area, future street improvements, Kettlestone
Master Plan Zoning designations and what mixed use allows for
• General discussion of the timeline of rezoning of the property and there are no current
plans, no push to get SE Kettlestone Blvd developed to the west
• Neil Hendersen, 3223 Ashworth Rd, also voiced concerns about traffic and the need for a
traffic study
• General discussion of the criteria/requirements for traffic study
• Mona Callender, 3250 Ashworth Road, spoke about the need for a traffic study; Andy
Kass stated he would request that at the time of the site plan review; Mona also shared
concerns about getting in and out of her driveway, as well as people mistaking her
driveway for a public street
• Ken Carlson, 32567 Hickory Hollow Ln, stated that in past discussions at planning and
zoning meetings, he had been told “No” when asked if apartments would ever be located
here; and if this change is the start of similar changes, also had stormwater runoff
concerns
• General discussion of stormwater management
• General discussion of the landscape buffer surrounding the project and confirmation that
it is encouraged to save as many existing trees as possible
• General discussion of the rezoning/site plan process
• Sarah Files, 215 Bailey Circle, had concerns about who actually owns the property and
the definition of the new proposed zoning, as well as pedestrian management of the area,
along with stormwater management; Lucas addressed her concerns by noting that those
concerns will be addressed during site plan review
• Andy clarified that the property is not city owned; and talked about proposed retention
ponds in the area and the existing trails in the area; he invited anyone with general
development concerns to contact him
• Roger Fink spoke again and assured the group they want to be good neighbors; in his
building experience, apartments generate less traffic than a commercial/retail situation,
but he is happy to do a traffic study if asked
Motion by Commissioner Streit for Approval of a Rezoning related to a change from K-RR
(Kettlestone Retail Regional District) to K-MF Stacked High (Kettlestone Multi-Family Stacked
High District) [Kettlestone Lakes Apartments], seconded by Commissioner Bannister. Ayes:
Broderick, Streit, Bankole, Beenken, Lohse, Tuel, and Bannister. Nays: None. Motion carried.
STAFF REVIEW AND COMMENT: At the Planning & Zoning Commission hearing on
August 12, 2025, several area residents expressed concerns regarding potential traffic impacts to
SE Ashworth Road and Grand Prairie Parkway and requested that a traffic study be completed for
the project. An overall traffic study for the Kettlestone corridor was completed prior to Grand
Prairie Parkway being constructed. Updates to the overall study have been completed as part of
the KeeTown Loop project. In addition, the current Capital Improvement Plan (CIP) has future
improvements to SE Ashworth Road west of Grand Prairie Parkway programmed in Fiscal Year
2029.
RECOMMENDATION: Hold the Public Hearing.
ATTACHMENTS: I. Staff Report
II. Rezoning Map
III. Concept Plan
IV. Conceptual Elevations
PREPARED BY: Andy Kass, Community Development Director
REVIEWED BY:
PUBLIC NOTICE INFORMATION –
NAME OF PUBLICATION: Dallas County News
DATE OF PUBLICATION: August 14, 2025
PLANNING AND ZONING COMMISSION STAFF REPORT
PROJECT: Kettlestone Lakes Apartments - Rezoning PREPARED BY: Andy Kass, AICP – Community
Development Director
REPORT DATE: August 8, 2025
MEETING DATE: August 12, 2025
GENERAL INFORMATION
Owner/Applicant: Kettlestone Lakes, LLC (owner) / Trident Development
(applicant)
Owner’s Representative:
Erin Ollendike, P.E. – Civil Design Advantage
Request: The applicant is requesting approval of a rezoning for
a multi-family residential development.
Location and Size: Property is generally located west of Grand Prairie
Parkway and south of SE Ashworth Road, containing
approximately 12.18-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.
August 8, 2025
2 of 3
LAND USES AND ZONING
Location Existing Land Use Kettlestone Master Plan Current Zoning
Property in
Question
Vacant -
Undeveloped
Mixed Use K-RR (Kettlestone Retail Regional District)
North Single-Family
Residential /
Commercial
Retail Community /
Community
Commercial
K-RR (Kettlestone Retail Regional District)
South Vacant –
Undeveloped
Mixed Use & COS /
Mixed Use & Open
Space
K-RR (Kettlestone Retail Regional District)
East Vacant –
Undeveloped
Retail Regional /
Regional Commercial
K-RR (Kettlestone Retail Regional District)
West Single Family
Residential
Single Family Residential
& Medium Density
Residential &
Neighborhood
Commercial
A-1 (Agricultural District)
Dallas County Zoning
BACKGROUND
The subject property is located within the Kettlestone Corridor and includes approximately 12.18-acres. The property
is located west of Grand Prairie Parkway and south of SE Ashworth Road. The property is within the recently approved
Kettlestone Lakes Plats 2 & 3 preliminary plat. The applicant is requesting that the property be rezoned from K-RR
(Kettlestone Retail Regional District) to K-MF-Stacked High (Kettlestone Multi-Family Stacked High District) to develop
a multi-family residential development.
Notification to adjacent property owners was mailed on August 1, 2025. Staff has not received any correspondence
regarding this request.
PROJECT DESCRIPTION
The concept plan provided identifies a three (3) story apartment building on the site. A total of 210 units are proposed
within the building. The K-MF-Stacked High District allows up to 24 units per acre. The proposed density of the project
is approximately 17.25 units per acre. A 25-foot landscape buffer will be required along all sides of the project to screen
the residential use of the property from adjoining commercial and single-family residential zoning. A total of 210
underground parking stalls are indicated to be provided with the remaining required parking provided outside of the
building. Amenities for residents are shown on the concept plan including a pool house, outdoor pool, play area, dog
park, sport court, and seating areas. Conceptual elevations of the building have been provided for what the building
could look like. Detailed review of the elevations and plan for the site will occur when formal site plan approval is
requested by the developer.
August 8, 2025
3 of 3
Table 1: Standard K-MF-Stacked High requirements.
Category K-MF Stacked High (minimum)
Lot Area No Minimum
Lot Width No Minimum
Front Yard Setback No Minimum (20-feet minimum for accessory structures)
Rear Yard Setback No Minimum for Principal Structures
(50-feet when adjoining single-family and 5-feet minimum for accessory
structures)
Side Yard Setback No Minimum for Principal Structures
(50-feet when adjoining single-family and 5-feet minimum for accessory
structures)
Building Separation 10-feet
Maximum Height 5 Stories – Principal Building
1 Story – Accessory Building
Maximum Density 15 dwelling units per acre (minimum) /24 dwelling units per
acre(maximum)
Access to the property is shown to be provided from SE Kettlestone Boulevard and SE Florence Drive. The developer
of the Kettlestone Lakes area was recently granted approval for the plans to construct the public improvements
associated with this site.
Parkland dedication requirements would apply to the proposed development due to its residential nature. Based on the
number of units proposed, 2.39-acres would be required to be dedicated to the City. The concept plan does not identify
any public parkland. As staff works through the site plan review process, parkland dedication requirements will be
addressed.
The Kettlestone Master Plan identifies this specific property for mixed-use which includes a mix of high-density
residential uses and commercial uses. The surrounding property is planned for a large commercial district with this
proposed residential use integrated into it. The intent of the Kettlestone Master Plan is to provide guidance on land use
decisions but to allow for flexibility when implementing the overall vision of the plan.
STAFF RECOMMENDATION
The proposed zoning district is generally consistent with the land uses identified in the Kettlestone Master Plan. 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 Lakes Apartments.
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