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Home My WebLink About2026-01-19 G02 Rezoning, Orange Commercial Development_PH AGENDA ITEM: CITY OF WAUKEE, IOWA CITY COUNCIL MEETING COMMUNICATION MEETING DATE: January 19, 2026 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-1 [Community and Highway Service Commercial District] (Orange Commercial Development) FORMAT: Public Hearing SYNOPSIS INCLUDING PRO & CON: Hurd Land Company, LLC, property owner, along with Orange Development, LLC, applicant, request to rezone 33.53 acres located at the northeast corner of NE Alcie’s Road and E. Hickman Road from A-1 to C-1 for future commercial development. The concept plan provided identifies the development of a three (3) lot commercial development. In addition to the proposed commercial lots, the concept plan identifies the development of a 177,328 square foot retail/grocery store on the north side of the property and an associated convenience store/gas station in the southeast corner of the property. The remaining parcels are identified to be retained by the seller and will be for future commercial development. The concept plan identifies compliance with the parking regulations for the proposed retail and convenience stores. A 30-foot landscape buffer will be required along the east and north sides to screen the commercial uses from the adjoining residential development. The buffers will be installed as the property develops. The existing structures on the property will be removed when the property develops. Access to the property is shown to be provided from two access points off E. Hickman Road and three off NE Alice’s Road. One full access into the site will be provided which is located at the existing traffic signal on NE Alice’s Road. The remaining access points will be restricted to either a right-in/right-out or a three-quarter access point. The proposed uses identified on the concept plan are permitted uses within the C-1district. Any additional use of the subject property would have to comply with the requirements of the C-1 zoning district. Notification to property owners within 250-feet of the area proposed to be rezoned was mailed on January 2, 2026. The rezoning signs were placed on the property by the January 6, 2026, deadline. Staff has not received any correspondence regarding this request. The subject property is identified as Mixed-Use Corridor in the Comprehensive Plan which is classified as a mixture of office, retail, or residential land uses in areas along key transportation corridors and between key nodes. The designation is further defined by buildings that are generally between 20,000 square feet and 100,000 square feet in area. The proposed project would be located along Hickman Road and NE Alcie’s Road which both roads are key transportation corridors within Waukee. Although the proposed retail building is larger in area G2 than the general range provided in the comprehensive plan, the location is suitable for a larger building due to its access from the road network and the ability of the existing infrastructure and planned future improvements to NE Alice’s Road to handle the traffic that will be generated from a larger retail user. FISCAL IMPACT INCLUDING COST/BENEFIT ANALYSIS: COMMISSION/BOARD/COMMITTEE COMMENT: The Planning and Zoning Commission reviewed the rezoning request on January 13, 2026, and recommended approval: Approval of a Rezoning related to a change from A-1 [Agricultural District] to C-1 [Community and Highway Service Commercial District] (Orange Commercial Development) Andy Kass, Community Development Director, introduced the request for approval of a rezoning for commercial development, as requested by Hurd Land Company LLC/Orange Development LLC, represented by Joseph Parsley of Carlson Consulting Engineers, Inc. The property is generally located east of NE Alice’s Road and north of E. Hickman Road, containing approximately 33.53 acres. The applicant is requesting that the property be rezoned from A-1 (Agricultural District) to C-1 (Community & Highway Service Commercial District) for future commercial development. Much of the property is undeveloped, however there are multiple structures in the northwest corner of the property that have been used for storage of equipment for Wright Tree Service for the past several years. Notifications to property owners within 250-feet of the area proposed to be rezoned were mailed on January 2, 2026. The rezoning signs were placed on the property by the January 6, 2026, deadline. Staff has not received any correspondence regarding this request. The concept plan provided identifies the development of a three (3) lot commercial development. In addition to the proposed commercial lots, the concept plan identifies the development of a 177,328 square foot retail/grocery store on the north side of the property and an associated convenience store/gas station in the southeast corner of the property. The remaining parcels are identified to be retained by the seller and will be for future commercial development. The concept plan identifies compliance with the parking regulations for the proposed retail and convenience stores. A 30- foot landscape buffer will be required along the east and north sides to screen the commercial uses from the adjoining residential development. The buffers will be installed as the property develops. The proposed uses identified on the concept plan are permitted uses within the C-1 district. Any additional use of the subject property would have to comply with the requirements of the C-1 zoning district. The existing structures on the property will be removed when the property develops. Access to the property is shown to be provided from two access points from E. Hickman Road and three from NE Alice’s Road. One full access into the site will be provided which is located at the existing traffic signal on NE Alice’s Road. The remaining access points will be restricted to either a right-in/right-out or a three-quarter access point. The subject property is identified as Mixed-Use Corridor which is classified as a mixture of office, retail, or residential land uses in areas along key transportation corridors and between key nodes. The designation is further defined by buildings that are generally between 20,000 square feet and 100,000 square feet in area. The proposed project would be located along Hickman Road and NE Alice’s Road. Both roads are key transportation corridors within Waukee. Although the proposed retail building is larger in area than the general range provided in the comprehensive plan, the location is suitable for a larger building due to its access from the road network and the ability of the existing infrastructure and planned future improvements to NE Alice’s Road to handle the traffic that will be generated by a larger retail user. 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 on the property. Staff recommends approval of the rezoning for Orange Commercial Development. Discussion as follows: • General discussion of detention pond location indicated in the concept; final location to be determined when a site plan is submitted Motion by Commissioner Lohse for Approval of a Rezoning related to a change from A-1 [Agricultural District] to C-1 [Community and Highway Service Commercial District] (Orange Commercial Development), seconded by Commissioner Bankole. Ayes: Broderick, Streit, Bankole, Beenken, Lohse, and Tuel. 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: January 15, 2026 PLANNING AND ZONING COMMISSION STAFF REPORT PROJECT: Orange Commercial Development - Rezoning PREPARED BY: Andy Kass, AICP – Community Development Director REPORT DATE: January 9, 2026 MEETING DATE: January 13, 2026 GENERAL INFORMATION Owner/Applicant: Hurd Land Company, LLC (owner) / Orange Development, LLC (applicant) Owner’s Representative: Joseph Parsley, PE – Carlson Consulting Engineers, Inc. Request: The applicant is requesting approval of a rezoning for commercial development. Location and Size: Property is generally located east of NE Alice’s Road and north of E. Hickman Road, containing approximately 33.53-acres. AREA MAP ABOVE: The area outlined in BLUE is the area proposed to be rezoned. January 9, 2026 2 of 3 LAND USES AND ZONING Location Existing Land Use Com Plan Future Land Use Current Zoning Property in Question Vacant - Undeveloped Mixed Use A-1 (Agricultural District) North Undeveloped & Single-Family Residential City of Clive City of Clive South U-Haul & Undeveloped Mixed Use & Community Commercial C-1 (Community & Highway Service Commercial District)/ PD-1 (Planned Development Overlay) & M-1 (Light Industrial District) East Multi-Family Residential Mixed Use R-3 (Multi-Family Residential District)/PD- 1 (Planned Development Overlay) West Hy-Vee & Various Commercial Community Commercial C-1B (Large Scale Commercial District) & R-3 (Multi-Family Residential District) BACKGROUND The subject property is located east of NE Alice’s Road and north of E. Hickman Road and includes approximately 33.53-acres. The applicant is requesting that the property be rezoned from A-1 (Agricultural District) to C-1 (Community & Highway Service Commercial District) for future commercial development. The majority of the property is undeveloped, however there are multiple structures in the northwest corner of the property that have been used for storage of equipment for Wright Tree Service for the past several years. Notification to property owners within 250-feet of the area proposed to be rezoned was mailed on January 2, 2026. The rezoning signs were placed on the property by the January 6, 2026 deadline. Staff has not received any correspondence regarding this request. PROJECT DESCRIPTION The concept plan provided identifies the development of a three (3) lot commercial development. In addition to the proposed commercial lots, the concept plan identifies the development of a 177,328 square foot retail/grocery store on the north side of the property and an associated convenience store/gas station in the southeast corner of the property. The remaining parcels are identified to be retained by the seller and will be for future commercial development. The concept plan identifies compliance with the parking regulations for the proposed retail and convenience stores. A 30- foot landscape buffer will be required along the east and north sides to screen the commercial uses from the adjoining residential development. The buffers will be installed as the property develops. The existing structures on the property will be removed when the property develops. Access to the property is shown to be provided from two access points off E. Hickman Road and three off NE Alice’s Road. One full access into the site will be provided which is located at the existing traffic signal on NE Alice’s Road. The remaining access points will be restricted to either a right-in/right-out or a three-quarter access point. The proposed uses identified on the concept plan are permitted uses within the C-1district. Any additional use of the subject property would have to comply with the requirements of the C-1 zoning district. January 9, 2026 3 of 3 COMPREHENSIVE PLAN The subject property is identified as Mixed-Use Corridor which is classified as a mixture of office, retail, or residential land uses in areas along key transportation corridors and between key nodes. The designation is further defined by buildings that are generally between 20,000 square feet and 100,000 square feet in area. The proposed project would be located along Hickman Road and NE Alcie’s Road which both roads are key transportation corridors within Waukee. Although the proposed retail building is larger in area than the general range provided in the comprehensive plan, the location is suitable for a larger building due to its access from the road network and the ability of the existing infrastructure and planned future improvements to NE Alice’s Road to handle the traffic that will be generated from a larger retail user. 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 on the property. Staff recommends approval of the rezoning for Orange Commercial Development. 250' DEMARCATING LINE DORALYN UNDERBURG 2651 ALICES ROAD CLIVE, IA 50325 PARCEL ID:1226300012 THOMAS W. & STEPHANIE A. CAMPBELL 2716 NW 167TH CT CLIVE, IA 50325 PARCEL ID:1226334005 LORI L. KOMMES 2704 NW 167TH CT CLIVE, IA 50325 PARCEL ID:1226334006 KEITH G. & LYNNE A. SEASHORE 2700 NW 167TH CT CLIVE, IA 50325 PARCEL ID:1226334007 BRIAN A & HEATHER L. OETKEN 2705 NW 167TH CT CLIVE, IA 50325 PARCEL ID:1226334008 MARGARET SCHROCK AND LAWRENCE C. NELSON 2709 NW 167TH CT CLIVE, IA 50325 PARCEL ID:1226334014 TYLER & VALERIE DINGEL 2712 NW 166TH CT CLIVE, IA 50325 PARCEL ID:1226334019 ROGER & VICKIE WEST 2702 NW 166TH CT CLIVE, IA 50325 PARCEL ID:1226334020 KRM CAPITAL, LLC 2680 BERKSHIRE PKWY STE 100 CLIVE, IA 50325 PARCEL ID:1226376001 MADTOWN PROPERTIES, LLC CALIBER IOWA, LLC 1680 SW ANKENY RD STE 1B ANKEY, IA 50023 PARCEL ID:1226379001 FORE LEFT, LC 4800 CORPORATE DR WEST DES MOINES, IA 50266 PARCEL ID:1235126010 AMERCO REAL ESTATE COMPANY 2727 NORTH CENTRAL AVENUE PHOENIX, AZ 85004 PARCEL ID:1235100001 ZEEDEE INVESTMENTS, LC 4800 CORPORATE DRIVE WEST DES MOINES, IA 50266 PARCEL ID:1235126002 KRM CAPITAL, LLC 2680 BERKSHIRE PKWY STE 100 CLIVE, IA 50325 PARCEL ID:X1226376002 CITY OF WAUKEE 230 W HICKMAN RD WAUKEE, IA 50263 PARCEL ID:1227404002 CITY OF WAUKEE 230 W HICKMAN RD WAUKEE, IA 50263 PARCEL ID:1227404004 PRAIRIEGRASS EQUITY, LLC 330 E KILBOURN AVE., SUITE 600 SOUTH MILWAUKEE, WI 53202 PARCEL ID:1227404003 HY-VEE, INC 5820 WESTOWN PKWY WEST DES MOINES, IA 50266 PARCEL ID:1227479001 GREENSTATE CREDIT UNION 2355 LANDON RD NORTH LIBERTY, IA 52317 PARCEL ID:1227476002 STATE OF IOWA PARCEL ID:1227400005 CITY OF WAUKEE 230 W HICKMAN RD WAUKEE, IA 50263 PARCEL ID:1235126009 CITY OF WAUKEE 230 W HICKMAN RD WAUKEE, IA 50263 PARCEL ID:1227401003 CITY OF CLIVE 1900 NW 114TH ST CLIVE, IA 50325 PARCEL ID:1226334030 S 89°41'18" E 1248.22' S 89°34'15" E 5.36' N 0 0 ° 2 2 ' 5 7 " E 96 . 3 8 ' N 44°35'56" W 98.64' N 89°45'05" W 243.63' S 8 4 ° 0 6 ' 0 7 " W 2 1 4 . 4 9 ' N 89°45'05" W 529.85' S 00°14'55" W 32.81' N 89°45'05" W 190.86' S 0 0 ° 0 9 ' 5 0 " W 1 1 3 4 . 5 1 ' N 0 0 ° 2 2 ' 5 7 " E 1 0 2 5 . 3 3 ' 250' DEMARCATING LINE REZONING BOUNDARY HURD LAND COMPANY, LLC 5959 VILLAGE VIEW DRIVE #200 WEST DES MOINES, IA 50266 PARCEL ID: 1226300004 CURRENT ZONING: A-1 (AGRICULTURAL DISTRICT) PROPOSED ZONING: C-1 (COMMUNITY & HIGHWAY SERVICE COMMERCIAL DISTRICT) NO INFORMATION PROVIDED S O U T H E A S T B R I C K D R I V E S O U T H E A S T A L I C E ' S R O A D E A S T H I C K M A N R O A D HURD LAND COMPANY, LLC 5959 VILLAGE VIEW DRIVE #200 WEST DES MOINES, IA 50266 PARCEL ID: 1226300005 CURRENT ZONING: A-1 (AGRICULTURAL DISTRICT) PROPOSED ZONING: C-1 (COMMUNITY & HIGHWAY SERVICE COMMERCIAL DISTRICT) 0 100100 N BYREVISIONS DRAWN CHECKED DATE SCALE JOB No. SHEET CMQ JSP 11/25/2025 SO U T H E A S T A L I C E ' S R D A N D E A S T H I C K M A N R D RE Z O N I N G N O R T H E A S T C O R N E R O F WA U K E E , I O W A OR A N G E C O M M E R C I A L D E V E L O P M E N T VICINITY SKETCH 1'=800' ZONING MAP 1"=100' N SE W A C O P L SE B R I C K D R SE A L I C E ' S R D E HICKMAN RD 1 OF 1 REZONING BOUNDARY OWNER: HURD LAND COMPANY, LLC 5959 VILLAGE VIEW DRIVE, STE. 200 WEST DES MOINES, IOWA 50266 CONTACT: RICHARD HURD PHONE: (515) 225-1102 EMAIL: RICHARD.HURD@HURDREALTY.COM APPLICANT: ORANGE DEVELOPMENT, LLC 147 RESOURCE CENTER PARKWAY, STE. 102 BIRMINGHAM, ALABAMA 35242 CONTACT: JEFF BREWER PHONE: (205) 261-9200 EMAIL: JBREWER@ORANGEDEVINC.COM PREPARER: CARLSON CONSULTING ENGINEERS, INC. 7068 LEDGESTONE COMMONS BARTLETT, TENNESSEE 38133 CONTACT: JOSEPH PARSLEY PHONE: (901) 384-0404, EXT 114 EMAIL: JOSEPHPARSLEY@CARLSONCONSULTING.NET LEGAL DISCRIPTION: That part of the Southwest Quarter of the Southwest Quarter, Section 26, Township 79 North, Range 26 West, Polk County, Iowa, described as follows: Commencing at the Southwest corner of said Section 26; thence South 89 degrees 44 minutes, 22 seconds East (assumed bearing), on the south line of said Section 26, a distance of 1323.20 feet to the southeast corner of the Southwest Quarter of the Southwest Quarter of said Section 26; thence North 00 degrees, 09 minutes, 50 seconds East, on the east line of said Southwest Quarter of the Southwest Quarter, 181.24 feet to a point on the north line of Acquisition Plat per Book 835, Page 893, said point also being the point of beginning; thence North 89 degrees, 45 minutes, 05 seconds West, on the north line of said Acquisition Plat, a distance of 190.86 feet; thence South 00 degrees, 14 minutes, 55 seconds West on said north line, 32.81 feet; North 89 degrees, 45 minutes, 05 seconds West on said north line, 529.85 feet; South 84 degrees, 06 minutes, 07 seconds West on said north line, 214.59 feet; thence North 89 degrees, 45 minutes, 05 seconds West on said north line, 243.63 feet to a point on the easterly line of Acquisition Plat per Book 2018, Page 2844; thence North 44 degrees, 35 minutes, 56 seconds West, on the easterly line of said Acquisition Plat, 98.64 feet to a point on the east line of Acquisition Plat per Book 835, Page 896; thence North 00 degrees, 22 minutes, 57 seconds East on the east line of said Acquisition Plat, 96.38 feet to a point on the north line of said Acquisition Plat; thence North 89 degrees, 34 minutes, 15 seconds East, on said north line, 5.36 feet to a point on the east line of the Acquisition Plat per Book 2018, Page 2843; thence North 00 degrees, 22 minutes, 57 seconds East, on the east line of said Acquisition Plat, 1025.33 feet to a point on the north line of the Southwest Quarter of the Southwest Quarter of said Section 26; thence South 89 degrees, 41 minutes, 18 seconds East, on said north line, 1248.22 feet to a point on the east line of said Southwest Quarter of the Southwest Quarter; thence South 00 degrees, 09 minutes, 50 seconds West on said east line, 1134.51 feet to the point of beginning. 0 5050 N HICKMAN RD AL I C E ' S R D OUTPARCEL 2OUTPARCEL 1 STOP STOP STOPSTOP STOP STOP STOP STOP STOP STOP STOP STOP STOP STOPSTOPSTOPSTOPSTOPSTOPSTOPSTOPSTOPSTOP ST O P 15 14 VA N 15 15 13 VAN VA N 12 15 VAN VA N VAN VA N 15 15 11 15 15 15 15 STOP ONLY ST O P 1.75± AC (SELLER RETAINED) 3.19± AC (SELLER RETAINED) ST O R M W A T E R D E T E N T I O N A R E A ST O P ON L Y ST O P ST O P STOP VAN T STOP STOP VA N 14 6 6 4 6 6 7 10 14 15 11 STOP 8 15 STOP DU A L U S E AD A U S E LA S T DU A L U S E AD A U S E LA S T T SG STOP EXSISTING TRAFFIC SIGNAL EXSISTING TRAFFIC SIGNAL (TO BE MODIFIED) (TO REMAIN) RETAINING WALL RETAINING WALL 15 15 15 15 15 15 15 15 15 15 15 15 15 15 15 15 15 15 15 151515 12 151215 5 7 9 9 9 15 15 15 30' LANDSCAPED BUFFER 30 ' L A N D S C A P E D B U F F E R SITE ANALYSIS TABLE 177,328 S.F. PROPOSED PROPOSED TOTAL PARKING INCLUDING PICKUP STALLS PROPOSED PARKING RATIO INCLUDING PICKUP STALLS CUSTOMER AND ASSOCIATE PARKING ACCESSIBLE PARKING REQUIRED PARKING (PER CITY OF WAUKEE) REQUIRED PARKING RATIO (PER CITY OF WAUKEE) TOTAL BUILDING AREA (RETAIL/GROCERY) 710 SPACES 4.00/1,000 S.F. 733 SPACES 25 SPACES 758 SPACES 4.27/1,000 S.F. SITE ANALYSIS TABLE 1,618 S.F. PROPOSED PROPOSED TOTAL PARKING INCLUDING PICKUP STALLS PROPOSED PARKING RATIO INCLUDING PICKUP STALLS CUSTOMER PARKING ACCESSIBLE PARKING REQUIRED PARKING (PER CITY OF WAUKEE) REQUIRED PARKING RATIO (PER CITY OF WAUKEE) TOTAL BUILDING AREA (CONVENIENCE STORE) 9 SPACES 5.00/1,000 S.F. 10 SPACES 1 SPACES 11 SPACES 6.80/1,000 S.F. CONCEPTUAL SITE PLAN A B C D E F G H I J K L M N 1 2 3 4 6 7 8 9 10 11 12 13 14 15 16 17 185 19 BYREVISIONS DRAWN CHECKED DATE SCALE JOB No. SHEET 11/25/2025 1"=50' 1 2 3 4 6 7 8 9 10 11 12 13 14 15 16 17 185 19 SO U T H E A S T A L I C E ' S R D A N D E A S T H I C K M A N R D RE Z O N I N G N O R T H E A S T C O R N E R O F WA U K E E , I O W A OR A N G E C O M M E R C I A L D E V E L O P M E N T