HomeMy WebLinkAbout2025-08-18 G03 Shoeman Townhomes 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 A-1
[Agricultural District] to R-4 [Row Dwelling & Townhome Dwelling
District] (Shoeman Townhomes)
FORMAT: Public Hearing
SYNOPSIS INCLUDING PRO & CON: The owner and applicant for this request is
Stanbrough Residential, LLC. The property is generally located north of NW Douglas Parkway
and west of NW 10th Street, approximately 3.75-acres in area.
The applicant is requesting to rezone the property from A-1 to R-4 for a townhome development.
The concept plan provided shows a total of 30 townhome units. A shared drive is proposed to
serve the proposed townhome development and future development to the south. The streets
proposed internal to the townhome development will be privately owned and maintained.
Parkland dedication requirements will apply to the project because of its residential nature. The
required amount of parkland is 0.44-acres based upon the proposed number of residential units
shown. The applicant proposes to satisfy the parkland dedication requirement with a fee in lieu of
land dedication. A couple nearby City parks include Triumph Park and Stratford Crossing Park.
Notification to adjacent property owners was mailed on August 1, 2025. Staff has not received
any formal correspondence regarding this request.
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 typical 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 proposed townhome project is 8.78
units per acre.
Although the proposed rezoning to R-4, Row Dwelling and Townhome Dwelling District, is not
consistent with the Comprehensive Plan, staff is comfortable with the proposal as the proposed
zoning is compatible with the zoning of surrounding properties and it will provide a variety of
housing options for the area.
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:
G3
Approval of a Rezoning related to a change from A-1 (Agricultural District) to R-4 (Row
Dwelling & Townhome Dwelling District) [Shoeman Townhomes]
Melissa DeBoer, Planning Coordinator, introduced the request for approval of a rezoning for a
townhome residential development, as requested by Stanbrough Residential LLC, represented by
Keith Weggen of Civil Design Advantage.
The property is generally located north of NW Douglas Parkway and west of NW 10th Street,
containing approximately 3.75-acres. The applicant requests to rezone the property from A-1 to
R-4 for future townhome residential development. This property currently includes a single-
family home and several accessory structures. All structures are planned to be removed in the
future for the development of townhomes.
Notification to adjacent property owners was mailed on August 1, 2025. The rezoning sign was
placed on the property by the August 5, 2025, deadline. Staff has not received any
correspondence regarding this request.
The concept plan provided shows a total of 30 townhome units. A shared drive is proposed to
serve the proposed townhome development and future development to the south. The streets
proposed internal to the townhome development will be privately owned and maintained.
Parkland dedication requirements will apply to the project because of its residential nature. The
required amount of parkland is 0.44-acres based upon the proposed number of residential units
shown. The applicant intends to satisfy the parkland dedication requirement with a fee in lieu of
land dedication. Nearby City parks include Triumph Park and Stratford Crossing Park.
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 typical 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 proposed townhome project is 8.78
units per acre. Although the proposed rezoning to R-4, Row Dwelling and Townhome Dwelling
District, is not consistent with the Comprehensive Plan, staff is comfortable with the proposal as
the proposed zoning is compatible with the zoning of surrounding properties, and it will provide a
variety of housing options for the area.
Staff recommends approval of the rezoning for Shoeman Townhomes.
Discussion as follows:
• General discussion of when/how the concept plan is shared with the group when it is a
rezoning item, staff shares whatever information they have at the time of the rezoning
• Confirmation that an existing single-family home on the site is owned by Stanbrough
Motion by Commissioner Lohse for Approval of a Rezoning related to a change from A-1
(Agricultural District) to R-4 (Row Dwelling & Townhome Dwelling District) [Shoeman
Townhomes], seconded by Commissioner Bannister. Ayes: Broderick, Bankole, Beenken,
Lohse, Tuel, and Bannister 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. 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: Shoeman Townhomes – Rezoning PREPARED BY: Melissa DeBoer, AICP – Planning
Coordinator
REPORT DATE: August 8, 2025
MEETING DATE: August 12, 2025
GENERAL INFORMATION
Owner/Applicant: Stanbrough Residential LLC
Project Representative:
Keith Weggen, ASLA – Civil Design Advantage
Request: The applicant is requesting approval of a rezoning for
a townhome residential development.
Location and Size: Property is generally located north of NW Douglas
Parkway and west of NW 10th Street, containing
approximately 3.75-acres.
AREA MAP
ABOVE: The area outlined in BLUE is the area proposed to be rezoned.
LAND USES AND ZONING
August 5, 2025
2 of 3
Location Existing Land Use Comprehensive Plan Current Zoning
Property in
Question
Single-Family
Residential
Single Family
Residential
A-1 (Agricultural District)
North Under Construction
– Single-Family
Residential
Single Family
Residential
R-2/PD-1 (One and Two Family
Residential District with a Planned
Development Overlay)
South Vacant –
Undeveloped
Single Family
Residential
A-1 (Agricultural District)
East Single-Family
Residential
Single Family
Residential
R-3 (Multi-Family Residential District)
West Under Construction
– Single-Family
Residential
Single Family
Residential
R-2/PD-1 (One and Two Family
Residential District with a Planned
Development Overlay)
BACKGROUND
The subject property is located north of NW Douglas Parkway and west of NW 10th Street. The applicant requests to
rezone the property from A-1 to R-4 for future townhome residential development. This property currently includes a
single-family home and several accessory structures. All structures are planned to be removed in the future for the
development of townhomes.
Notification to adjacent property owners was mailed on August 1, 2025. The rezoning sign was placed on the property
by the August 5, 2025, deadline. Staff has not received any correspondence regarding this request.
PROJECT DESCRIPTION
The concept plan provided shows a total of 30 townhome units. A shared drive is proposed to serve the proposed
townhome development and future development to the south. The streets proposed internal to the townhome
development will be privately owned and maintained.
Parkland dedication requirements will apply to the project because of its residential nature. The required amount of
parkland is 0.44-acres based upon the proposed number of residential units shown. The applicant intends to satisfy the
parkland dedication requirement with a fee in lieu of land dedication. A couple nearby City parks include Triumph Park
and Stratford Crossing Park.
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 typical 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 proposed
townhome project is 8.78 units per acre.
Although the proposed rezoning to R-4, Row Dwelling and Townhome Dwelling District, is not consistent with the
Comprehensive Plan, staff is comfortable with the proposal as the proposed zoning is compatible with the zoning of
surrounding properties and it will provide a variety of housing options for the area.
August 5, 2025
3 of 3
STAFF RECOMMENDATION
Staff recommends approval of the rezoning for Shoeman Townhomes.
NW
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EXISTING ZONING: A-1
PROPOSED ZONING: R-4
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REZONING DESCRIPTION
ZONING:
OWNER/APPLICANT:
Name of Surrounding
Property Owner Mailing Address
Square
footage
within 250'
of rezoning
% of Total
square footage
within 250' of
rezoning
1 City of Waukee
230 W Hickman Road
Waukee, IA 50263 175,782 22.7%
2 Parkside Waukee, LLC
1015 NW 10th Street
Waukee, IA 50263 145,550 18.8%
3
Fox Creek Meadows,
LLC
234 NW Sunrise Dr.
Waukee, IA 50263 257,360 33.2%
4
BSB Homebuilding Lab
LLC
4601 Westown PKWY
STE 208 West Des
Moines, IA 50266 39,991 5.2%
5
Bennett Bay
Investments LLC
234 NW Sunrise Dr.
Waukee, IA 50263 7,226 0.9%
6 Greyson LLC
590 NE Boston pkwy
Waukee, IA 50263 3,642 0.5%
7
Bhuvanagiri, Laxman
Kumar
590 NE Boston pkwy
Waukee, IA 50263 3,701 0.5%
8
William Fox Farm
Company
13521 Village CT
Clive, IA 50325 141,592 18.3%
Total 774,844 100%
ENGINEER/SURVEYOR
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07/02/2025
DATE:
SHEET NUMBER:
1/1
VICINITY MAP
WAUKEE, IOWA
MEREDITH DRIVE
SITE
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LOT 1
3.42 ACRES
149,028 SF
PROPOSED
DETENTION
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30.0' REAR SETBACK
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01/03/2024
DATE:
SHEET NUMBER:
1.0
MAIN FLOORMAIN FLOOR
MAIN PLATEMAIN PLATE
UPPER FLOOR UPPER FLOOR
UPPER PLATEUPPER PLATE
9'-
1
1
/
8
"
8'-
1
1
/
8
"
8'-
1
1
/
8
"
9'-
1
1
/
8
"
ASPHALT SHINGLE
PROVIDE METAL FLASHING
AS REQUIRED
STONE VENEER
w/CUT STONE CAP
UNIT C UNIT DUNIT B UNIT A VINYL BOARD AND
BATTEN SIDING
2X6 FASCIA
w/METAL WRAP
VINYL LAP SIDING
VINYL WINDOW/DOOR TRIM
(FRONT ELEVATION ONLY)
VINYL LINEAL CORNER TRIM
VINYL FRIEZE TRIM
(FRONT ELEVATION ONLY)
ASPHALT SHINGLE
PROVIDE METAL FLASHING
AS REQUIRED
STONE VENEER
w/CUT STONE CAP
VINYL BOARD AND
BATTEN SIDING
2X6 FASCIA
w/METAL WRAP
VINYL LAP SIDING
VINYL WINDOW/DOOR TRIM
(FRONT ELEVATION ONLY)
VINYL LINEAL CORNER TRIM
VINYL FRIEZE TRIM
(FRONT ELEVATION ONLY)
VINYL LAP SIDING
8
12
8
12
8
12 8
12
8
12
8
12
6
12
6
12
6
12
MAIN FLOOR MAIN FLOOR
MAIN PLATE MAIN PLATE
UPPER FLOOR
9'-
1
1
/
8
"
UPPER PLATE UPPER PLATE
8'-
1
1
/
8
"
8'-
1
1
/
8
"
UNIT A
6
12
6
12
MAIN FLOOR MAIN FLOOR
MAIN PLATE MAIN PLATE
UPPER FLOOR UPPER FLOOR
9'-
1
1
/
8
"
UPPER PLATE UPPER PLATE
8'-
1
1
/
8
"
9'-
1
1
/
8
"
8'-
1
1
/
8
"
UNIT D
6
12
6
12
6
12
MAIN FLOOR MAIN FLOOR
MAIN PLATE
UPPER FLOOR UPPER FLOOR
9'-
1
1
/
8
"
UPPER PLATE UPPER PLATE
8'-
1
1
/
8
"
8'-
1
1
/
8
"
9'-
1
1
/
8
"
WINDOWS SO NOTED MEET OR EXCEED
APPLICABLE EGRESS REQUIREMENTSUNIT CUNIT D UNIT B UNIT A6' PRIVACY
FENCE
6' PRIVACY
FENCE
6' PRIVACY
FENCE
8
12
8
12
1. TYPICAL CONSTRUCTION ASSEMBLIES:
A. ROOF CONSTRUCTION:
COMPOSITION ROOF SHINGLES ON 30# FELT (U.O.N.)
1/2" OSB ROOF SHEATHING ON ROOF FRAMING MEMBERS
AS NOTED ON FLOOR PLANS.
B. CEILING:
FRAMING 16" O.C. = 1/2" GYPSUM WALL BOARD
FRAMING 24" O.C. = 5/8" GYPSUM WALL BOARD
C. EXTERIOR SIDING WALL CONSTRUCTION:
SIDING (AS NOTED ON ELEVATIONS) ON HOUSE WRAP
ON EXTERIOR WALL SHEATHING AS NOTED BELOW:
1/2" OSB SHEATHING ON ALL ELEVATIONS
INTERIOR: 1/2" GYPSUM WALL BOARD
D. EXTERIOR MASONRY WALL CONSTRUCTION:
STONE VENEER w/ HOUSE WRAP ON
1/2" PLYWOOD WALL SHEATHING
INTERIOR: 1/2" GYPSUM WALL BOARD
E. BASEMENT AND GARAGE FLOOR CONSTRUCTION:
4" CONCRETE SLAB (MIN) ON COMPACTED STRUCTURAL FILL
F. FRAME FLOOR CONSTRUCTION:
FINISH FLOOR (AS NOTED ON FLOOR PLANS) ON 3/4" T/G
FLOOR SHEATHING ON 11 7/8" I-JOIST, U.O.N. (SPACING AS
NOTED ON FLOOR PLANS) MAIN FLOOR
CEILING: 5/8" GYPSUM WALL BOARD
FRAMING 24" O.C. : 5/8" GYPSUM WALL BOARD
FRAMING 16" O.C. : 1/2" GYPSUM WALL BOARD
2. WINDOWS:
ROUGH OPENING OF WINDOWS TO BE NOTED IN FT./IN. ON FLOOR
PLANS, U.O.N. (BUILDER TO DETERMINED R.O. SIZES FROM
MANUFACTURE)
A. CASEMENT WINDOWS:
WINDOW HINGE NOTED ON EXTERIOR ELEVATION.
NOTED ON PLANS AS CSMT
B. SLIDING WINDOWS:
NOTED ON PLANS AS SL
C. SINGLE HUNG WINDOWS:
NOTED ON PLANS AS SH
D. DOUBLE HUNG WINDOWS:
NOTED ON PLANS AS DH
E. FIXED WINDOWS:
NOTED ON PLANS AS FX
3. DOORS:
DOOR SIZES NOTED ON FLOOR PLANS IN FT./IN.
TYPICAL HEAD HEIGHT FOR DOORS TO BE 6'-11" (U.O.N.)
A. WOOD JAMBS AND CASING:
HINGED DOOR ROUGH OPENING TO BE MIN. 2" WIDER THEN
DOOR SIZE NOTED ON PLANS.
BI-FOLD DOOR (BF) ROUGH OPENING TO BE MIN. 2 1/4"
WIDER THAN DOOR SIZE NOTED ON PLANS.
BI-PASS DOOR (BP) ROUGH OPENING TO BE 1" WIDER
THAN DOOR SIZE NOTED ON PLANS.
BARN (BN) SEE MANUFACTURER FOR ROUGH OPENING
B. GYPSUM WALL BOARD OPENINGS.
ROUGH OPENING FOR BI-PASS DOORS TO BE SAME AS DOOR
SIZE NOTED ON PLANS.
ROUGH OPENING FOR BI-FOLD DOORS TO BE
1 1/4" WIDER THAN DOOR SIZE NOTED ON PLANS.
ALL EXTERIOR FRAME DIMENSIONS
INCLUDES 1/2" THICK WALL SHEATHING
ADJUST PLACEMENT OF FRAMING MEMBERS AS REQUIRED
TO PROVIDE REQUIRED CLEARANCE FOR PLUMBING
AND MECHANICAL SYSTEM
HOLD ALL DOORS AND WINDOWS ROUGH OPENINGS 5" (MIN.)
FROM INTERSECTING WALLS TO ALLOW FOR TRIM
THE OWNER AND/OR CONTRACTOR OF THIS PLANS RELEASES
ALLER DESIGN GROUP LLC, ITS OFFICERS, OWNERS, AND
EMPLOYEES FROM ANY CLAIMS OR LAWSUITS AGAINST THAT
MAY ARISE DURING THE CONSTRUCTION OF THIS STRUCTURE OR
ANY THEREAFTER. ADDITIONALLY, ALLER DESIGN GROUP LLC, ITS
OFFICERS, OWNERS, AND EMPLOYEES DO NOT ACCEPT ANY
LIABILITY FOR THE ACCURACY OR OVERALL INTEGRITY OF
THESE DOCUMENTS. THEREFORE THE OWNER AND/OR
CONTRACTOR MUST CAREFULLY INSPECT ALL DIMENSIONS,
STRUCTURE AND DETAILS IN THESE DOCUMENTS PRIOR TO
CONSTRUCTION AND ASSUMES RESPONSIBILITY FOR THE SAME.
TYPICAL NOTES:
ALL STRUCTURE, INCLUDING FOOTINGS,
FOUNDATION WALLS, PIER PADS, HEADERS, AND
BEAMS IS SCHEMATIC ONLY AND TO BE SIZED
BY OTHERS. ANY STRUCTURAL SIZE NOTES
WERE NOT ENGINEERED OR SIZED BY ALLER
DESIGN GROUP LLC, ITS OWNER, OR
EMPLOYEES BUT WAS PROVIDED BY OTHERS
AND IS THE RESPONSIBILITY OF THE BUILDER.
WALL SHEATHING ON ALL ELEVATIONS SHALL BE EXTERIOR
GRADE 1/2" OSB, UNO.
VERIFY ALL EXTERIOR DOOR STYLES
WITH BUILDER.
GUTTERS AND DOWNSPOUTS
NOT SHOWN FOR CLARITY.
ALL WINDOW HEAD HEIGHTS ARE 7' - 11 1/2", UNO.
WINDOWS SO NOTED MEET OR EXCEED
APPLICABLE EGRESS REQUIREMENTS.
1/4" = 1'-0"1 FRONT ELEVATION
1/8" = 1'-0"2 LEFT ELEVATION
1/8" = 1'-0"3 RIGHT ELEVATION
1/8" = 1'-0"4 REAR ELEVATION
ESTIMATED AREA - MATERIAL
MATERIAL TYPE MATERIAL SF MATERIAL % MATERIAL ELEVATION
18" Board & Batten - White 609 SF 9.3%
Lap Siding - 8" -White 5947 SF 90.7%
Stone Veneer 81 SF 100.0% Front
PROJECT NO.
DRAWN
ISSUE DATE
C
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2
4
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BUILDER
PROJECT PHASE:
THESE DOCUMENTS, AND
THE INFORMATION
CONTAINED HEREIN, ARE
EXCLUSIVE PROPERTY OF
ALLER DESIGN GROUP LLC.
ANY USE OR DUPLICATION
OR TRANSFER OF THESE
DOCUMENTS WITHOUT
THE EXPRESSED WRITTEN
CONSENT OF ALLER
DESIGN GROUP LLC. IS
STRICTLY PROHIBITED.
ALLER DESIGN GROUP LLC.
RETAIN COPYRIGHT TO
AND OWNERSHIP OF
THESE DOCUMENTS.
SHEET NAME
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30219224
AK / NT
Destiny Homes
EXTERIOR ELEVATIONS
A3.0
PHASE 2