HomeMy WebLinkAbout2025-11-17 G01 Rezoning, 1926 Waukee Kwik Star_PH AGENDA ITEM:
CITY OF WAUKEE, IOWA
CITY COUNCIL MEETING COMMUNICATION
MEETING DATE: November 17, 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 C-1A [Neighborhood Commercial District]
(1926 Waukee Kwik Star)
FORMAT: Public Hearing
SYNOPSIS INCLUDING PRO & CON: William Fox Farm Company, property owner, along
with Kwik Trip, Inc., applicant, request to rezone 8.36 acres located at the northwest corner of
NW Douglas Parkway and NW 10th Street from A-1 to C-1A for future commercial development.
The concept plan provided identifies the development of a 9,100 square foot Kwik Star
convenience store with associated fueling station and a car wash on the south side of the property.
The remaining property is identified for future commercial development. A 30-foot landscape
buffer will be required along the west and north sides to screen the residential uses from the
adjoining residential zoning. The buffers will be installed as the property develops. Access to the
property is shown to be provided from NW Sproul Drive and NW 10th Street.
The proposed use for a convenience store is a permitted use within the C-1A district. Any
additional use of the subject property would have to comply with the requirements of the C-1A
zoning district.
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 October 31, 2025. Staff has not received
any formal correspondence regarding this request.
The land use plan in the Comprehensive Plan identifies the subject property for single-family
residential, staff is comfortable with the proposed rezoning because it is generally consistent with
the definition of the Neighborhood Commercial classification within the Comprehensive Plan.
The Comprehensive Plan generally defines neighborhood commercial as areas located along
collector and arterial streets, development that provide day-to-day goods and services, are
typically 3 to 5 acres, have more than one tenant, and are walkable from nearby residential
neighborhoods. The property is located at the intersection of two minor arterial streets, which is
where commercial development is generally located, the proposed C-1A zoning would allow for
the provision of day-to-day goods and services to the residents of surrounding neighborhoods
within the vicinity, and existing and future trails within the area will provide pedestrian friendly
ways for residents to get to commercial uses.
G1
FISCAL IMPACT INCLUDING COST/BENEFIT ANALYSIS:
COMMISSION/BOARD/COMMITTEE COMMENT: The Planning and Zoning
Commission reviewed the rezoning request on November 12, 2025,
and recommended approval:
Approval of a Rezoning related to a change from A-1 (Agricultural District) to C-1A
(Neighborhood Commercial District) [1926 Waukee Kwik Star]
Andy Kass, Community Development Director, introduced the request for approval of a rezoning
for a commercial development, as requested by William Fox Farm Company /Kwik Trip, Inc.,
represented by Emily Helwig of Kwik Trip, Inc.
The property is generally located west of NW 10th Street and north of NW Douglas Parkway,
containing approximately 8.36-acres. The applicant is requesting that the property be rezoned
from A-1 to C-1A for future commercial development. Notification to adjacent property owners
was mailed on October 31, 2025. The rezoning sign was placed on the property by the November
3, 2025, deadline. Staff has not received any correspondence regarding this request.
The concept plan provided identifies the development of a 9,100 square foot Kwik Star
convenience store with associated fueling station and a car wash on the south side of the property.
The remaining property is identified for future commercial development. A 30-foot landscape
buffer will be required along the west and north sides to screen the residential uses from the
adjoining residential zoning. The buffers will be installed as the property develops. Access to the
property is shown to be provided from NW Sproul Drive and NW 10th Street. The proposed use
for a convenience store is a permitted use within the C-1A district. Any additional use of the
subject property would have to comply with the requirements of the C-1A zoning district.
The subject property is classified as Single Family Residential in the Imagine Waukee 2040:
Comprehensive Plan. The comprehensive plan defines Single Family Residential 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.
While the land use plan in the Comprehensive Plan identifies the subject property for single-
family residential, staff is comfortable with the proposed rezoning because it is generally
consistent with the definition of the Neighborhood Commercial classification within the
Comprehensive Plan. The Comprehensive Plan generally defines neighborhood commercial as
areas located along collector and arterial streets, development that provide day-to-day goods and
services, are typically three to five acres, have more than one tenant, and are walkable from
nearby residential neighborhoods. The property is located at the intersection of two minor arterial
streets, which is where commercial development is generally located. The proposed C-1A zoning
would allow for the provision of day-to-day goods and services to the residents of surrounding
neighborhoods within the vicinity, and existing and future trails within the area will provide
pedestrian friendly ways for residents to get to commercial uses.
The proposed zoning district is generally consistent with the Comprehensive 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 1926
Waukee Kwik Star.
Discussion as follows:
• Discussion and confirmation that the space between the building and 10th Street is green
space
• General discussion of the single-family lots to the west; currently homes are under
construction with only a few completed at this point
• General discussion of access points
• Confirmation by staff that no correspondence was received from surrounding properties
• General discussion of building square footage
Motion by Commissioner Streit for Approval of a Rezoning related to a change from A-1
(Agricultural District) to C-1A (Neighborhood Commercial District) [1926 Waukee Kwik Star],
seconded by Commissioner Broderick. Ayes: Broderick, Streit, 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
PREPARED BY: Andy Kass, Community Development Director
REVIEWED BY:
PUBLIC NOTICE INFORMATION –
NAME OF PUBLICATION: Dallas County News
DATE OF PUBLICATION: November 13, 2025
PLANNING AND ZONING COMMISSION STAFF REPORT
PROJECT: 1926 Waukee Kwik Star - Rezoning PREPARED BY: Andy Kass, AICP – Community
Development Director
REPORT DATE: November 7, 2025
MEETING DATE: November 12, 2025
GENERAL INFORMATION
Owner/Applicant: William Fox Farm Company (owner) / Kwik Trip, Inc.
(applicant)
Owner’s Representative:
Emily Helwig – Kwik Trip, Inc.
Request: The applicant is requesting approval of a rezoning for
a commercial development.
Location and Size: Property is generally located west of NW 10th Street
and north of NW Douglas Parkway, containing
approximately 8.36-acres.
AREA MAP
ABOVE: The area outlined in BLUE is the area proposed to be rezoned.
November 7, 2025
2 of 3
LAND USES AND ZONING
Location Existing Land Use Com Plan Future Lane
Use
Current Zoning
Property in
Question
Vacant -
Undeveloped
Single-Family Residential A-1 (Agricultural District)
North Vacant -
Undeveloped
Single-Family Residential R-4 (Row Dwelling & Townhome District)
South Vacant -
Undeveloped
Single-Family Residential C-1A (Neighborhood Commercial
District)
East Vacant -
Undeveloped
Neighborhood
Commercial
C-1 (Community & Highway Service
Commercial District)
West Fox Creek
Meadows
Neighborhood
Single-Family Residential R-2 (One & Two Family Residential
District)/PD-1 (Planned Development
Overlay) & R-3 (Multi-Family Residential
District)
BACKGROUND
The subject property is located west of NW 10th Street and north of NW Douglas Parkway and includes approximately
8.36-acres. The applicant is requesting that the property be rezoned from A-1 to C-1A for future commercial
development.
Notification to adjacent property owners was mailed on October 31, 2025. The rezoning sign was placed on the
property by the November 3, 2025 deadline. Staff has not received any correspondence regarding this request.
PROJECT DESCRIPTION
The concept plan provided identifies the development of a 9,100 square foot Kwik Star convenience store with
associated fueling station and a car wash on the south side of the property. The remaining property is identified for
future commercial development. A 30-foot land scape buffer will be required along the west and north sides to screen
the residential uses from the adjoining residential zoning. The buffers will be installed as the property develops.
Access to the property is shown to be provided from NW Sproul Drive and NW 10th Street.
The proposed use for a convenience store is a permitted use within the C-1A district. Any additional use of the subject
property would have to comply with the requirements of the C-1A zoning district.
COMPREHENSIVE PLAN
The subject property is classified as Single Family Residential in the Imagine Waukee 2040: Comprehensive Plan. The
comprehensive plan defines Single Family Residential 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.
While the land use plan in the Comprehensive Plan identifies the subject property for single-family residential, staff is
comfortable with the proposed rezoning because it is generally consistent with the definition of the Neighborhood
Commercial classification within the Comprehensive Plan. The Comprehensive Plan generally defines neighborhood
commercial as areas located along collector and arterial streets, development that provide day-to-day goods and services,
November 7, 2025
3 of 3
are typically 3 to 5 acres, have more than one tenant, and are walkable from nearby residential neighborhoods. The property
is located at the intersection of two minor arterial streets, which is where commercial development is generally located, the
proposed C-1A zoning would allow for the provision of day-to-day goods and services to the residents of surrounding
neighborhoods within the vicinity, and existing and future trails within the area will provide pedestrian friendly ways for
residents to get to commercial uses.
STAFF RECOMMENDATION
The proposed zoning district is generally consistent with the Comprehensive 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 1926 Waukee Kwik Star.
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FAX (608) 781-8960
PH. (608) 781-8988
LA CROSSE, WI 54602-2107
1626 OAK STREET
P.O. BOX 2107
KWIK TRIP, Inc.
ARM
2025-09-30
1" = 60'-0"
DRAWN BY
SCALE
PROJ. NO.
DATE
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DESCRIPTIONDATE#
REZONING
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PROPERTY OWNER:
WILLIAM FOX FARM
13521 VILLAGE COURT
CLIVE, IOWA 50325
APPLICANT/PREPARER:
KWIK TRIP, INC.
1813 KRAMER ST.
LA CROSSE, WI 54622
LEGAL DESCRIPTION
PARCEL 21-22 IN THE SOUTHEAST QUARTER
(SE1/4) OF THE SOUTHEAST QUARTER (SE1/4) IN
SECTION TWENTY (20), TOWNSHIP SEVENTY-NINE
(79) NORTH, RANGE TWENTY-SIX (26) WEST OF
THE 5TH P.M., DALLAS COUNTY, IOWA AS SHOWN
ON PLAT OF SURVEY RECORDED IN BOOK 2021
PAGE 8681 EXCEPT PARCEL 22-169 A PORTION OF
PARCEL 21-22 IN THE SOUTHEAST QUARTER
(SE1/4) IN SECTION TWENTY (20), TOWNSHIP
SEVENTY-NINE (79) NORTH, RANGE TWENTY-SIX
(26) WEST OF THE 5TH P.M., DALLAS COUNTY,
IOWA AS SHOWN ON PLAT OF SURVEY RECORDED
IN BOOK 2023 PAGE 772 AND EXCEPT LAND
DEEDED TO THE CITY OF WAUKEE, IOWA AS
SHOWN ON WARRANTY DEED RECORDED IN DOC.
#2024-18571.
CURRENT ZONING: A-1, AGRICULTURAL
PROPOSED ZONING: C-1A,
NEIGHBORHOOD COMMERCIAL
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FAX (608) 781-8960
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