HomeMy WebLinkAbout2026-04-20 G01 Rezoning, Silverleaf_PH AGENDA ITEM:
CITY OF WAUKEE, IOWA
CITY COUNCIL MEETING COMMUNICATION
MEETING DATE: April 20, 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 R-2 [One and Two Family Residential District]
and R-4 [Row Dwelling and Townhome Dwelling District] (Silverleaf)
FORMAT: Public Hearing
SYNOPSIS INCLUDING PRO & CON: The owner and applicant is J Larson Homes, LLC. The
property is located north of 310th Street and east of T Avenue, containing approximately 70-acres.
The request is to rezone the property from A-1 (Agricultural District) to R-2 (One and Two Family
Residential District) and R-4 (Row Dwelling and Townhome Dwelling District). The R-2 area is
57.84-acres and the R-4 area is 12.13-acres.
Notification of the rezoning request was sent out on April 3rd. The rezoning signs were placed on the
property by the required deadline. As of yesterday, staff received an email from an adjacent property
owner that doesn’t appear to be in opposition to the rezoning but expressed concerns regarding future
roads, buffering and utilities. These concerns and staff responses have been provided to the
commissioners.
The concept plan shows 142 single family lots and two outlots for townhome development, with a
total of 77 townhome units shown. All proposed lots within the R-2 district comply with the standard
R-2 zoning district requirements. There are also several outlots shown on the concept plan for
stormwater detention.
Several new public streets would provide access throughout the development. A trail would be
required to be provided on one side of T Avenue and also along the north side of 310th Street.
Parkland dedication requirements will apply to the project. Based on the number of lots shown and
maximum density for the R-4 area, the required parkland is 3.90-acres. The applicant is planning to
provide a fee in lieu of land dedication to meet parkland dedication requirements. The Castleton
Pointe development to the east will include a park that is approximately 7.28-acres in area. In addition,
a couple other neighborhood parks are also planned nearby.
The property is classified as Single Family Residential in the Imagine Waukee 2040: Comprehensive
Plan. Single Family Residential is classified as having average densities of 2 to 4 units per acre. The
proposed density of the single-family area is 2.46 units per acre.
Although the proposed rezoning to R-4 is not consistent with the current comprehensive plan, staff is
comfortable with the proposal. The proposed density of the townhome portion of the project is 6.36
units per acre, which is on the lower side of the allowable maximum density for medium density
residential of up to 12 units per acre.
G1
The proposed rezoning is generally consistent with the land uses identified in the Comprehensive
Plan.
FISCAL IMPACT INCLUDING COST/BENEFIT ANALYSIS:
COMMISSION/BOARD/COMMITTEE COMMENT: The Planning and Zoning
Commission reviewed the rezoning request on April 14, 2026, and
recommended approval:
Approval of a Rezoning related to a change from A-1 [Agricultural District] to R-2 (One-
and Two-Family Residential District) and R-4 (Row Dwelling and Townhome Dwelling
District) [Silverleaf]
Melissa DeBoer, Planning Coordinator, introduced the request for approval of a rezoning for a
single-family residential and townhome residential development, as requested by J Larson
Homes, LLC, represented by Josh Trygstad of Civil Design Advantage.
The property is generally located north of 310th Street and east of T Avenue, containing
approximately 70 acres. The property was recently annexed into the City of Waukee. The
applicant requests to rezone 57.84-acres from A-1 (Agricultural District) to R-2 (One- and Two-
Family Residential District) and 12.13-acres from A-1 (Agricultural District) to R-4 (Row
Dwelling and Townhome Dwelling District). Notification to adjacent property owners was mailed
on April 3, 2026. The rezoning signs were placed on the property by the April 7, 2026, deadline.
Staff received an inquiry Monday from Devan Vander Veen, 30680 T Avenue, Adel, IA whose
property borders the property being rezoned, and a subsequent email from him. Copies of that
email and staff response have been provided to all commissioners as part of the meeting materials
for tonight.
The concept plan provided shows 142 single family lots and two outlots for townhome
residential, with a total of 77 townhome units shown. All proposed lots within the R-2 district
comply with the standard R-2 district requirements. Outlots S and W on the concept plan show
the areas proposed for R-4, Row Dwelling & Townhome Dwelling District. There are several
outlots shown on the concept plan for stormwater detention (Outlots T, U, V, X, Y, and Z).
Several new public streets would provide access throughout the plat. T Avenue is a minor arterial
and will be required to have a trail on one side of it. A trail will also be required along the north
side of 310th Street.
Parkland dedication requirements will apply to the project because of its residential nature. The
required amount of parkland is 3.90-acres based upon the proposed number of lots shown and
what the allowable maximum density is for the R-4 area. The applicant is planning to provide a
fee in lieu of land dedication to meet the parkland dedication requirements. The Castleton Pointe
development to the east will include a park that is approximately 7.28-acres in area. A couple of
other neighborhood parks are planned nearby as well.
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 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 single-family portion of the project
would be approximately 2.46 units per acre.
Although the proposed rezoning to R-4 (Row Dwelling and Townhome Dwelling District) is not
consistent with the current Comprehensive Plan, staff is comfortable with the proposal. The
proposed density of the townhome portion of the project would be approximately 6.36 units per
acre. This is on the lower side of the allowable maximum density for medium density residential
of up to 12 units per acre.
The proposed rezoning is generally consistent with the land uses identified in the Comprehensive
Plan. Staff recommends approval of the rezoning for Silverleaf.
Discussion as follows:
• Confirmation of the Vander Veen property location in Dallas County
• Review of the current cul-de-sac location next to that property and confirmation from
staff that it is conceptual at this time, and could be reviewed and possibly adjusted at the
time of development
• Confirmation from staff that no additional response is required at this time
Motion by Commissioner Tuel for Approval of a Rezoning related to a change from A-1
[Agricultural District] to R-2 (One- and Two-Family Residential District) and R-4 (Row
Dwelling and Townhome Dwelling District) [Silverleaf], seconded by Commissioner Streit.
Ayes: 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/Concept Plan
PREPARED BY: Melissa DeBoer, Planning Coordinator
REVIEWED BY:
PUBLIC NOTICE INFORMATION –
NAME OF PUBLICATION: Dallas County News
DATE OF PUBLICATION: April 16, 2026
PLANNING AND ZONING COMMISSION STAFF REPORT
PROJECT: Silverleaf – Rezoning PREPARED BY: Melissa DeBoer, AICP – Planning
Coordinator
REPORT DATE: April 10, 2026
MEETING DATE: April 14, 2026
GENERAL INFORMATION
Owner/Applicant: J Larson Homes, LLC
Owner’s Representative:
Josh Trygstad, P.E. – Civil Design Advantage
Request: The applicant is requesting approval of a rezoning for
a single-family residential and townhome residential
development.
Location and Size: Property is generally located north of 310th Street and
east of T Avenue, containing approximately 70-acres.
AREA MAP
ABOVE: The area outlined in BLUE is the area proposed to be rezoned.
April 10, 2026
2 of 3
LAND USES AND ZONING
Location Existing Land Use Comprehensive Plan Current Zoning
Property in
Question
Vacant -
Undeveloped
Single Family
Residential
A-1 (Agricultural District)
North Rural Residential
(Dallas County)
Single Family
Residential
N/A Dallas County
South Rural Residential
(Dallas County)
Medium Density
Residential
N/A Dallas County
East Vacant –
Undeveloped
(Future Castleton
Pointe Single-Family
Residential
Subdivision)
Single Family
Residential / Open
Space / Park
R-2 (One and Two Family Residential
District)
West Rural Residential /
Agricultural (Dallas
County)
Single Family
Residential / Open
Space / Park
N/A Dallas County
BACKGROUND
The subject property is located north of 310th Street and east of T Avenue. The property was recently annexed into the
City of Waukee. The applicant requests to rezone 57.84-acres from A-1 (Agricultural District) to R-2 (One and Two
Family Residential District) and 12.13-acres from A-1 (Agricultural District) to R-4 (Row Dwelling and Townhome
Dwelling District).
Notification to adjacent property owners was mailed on April 3, 2026. The rezoning signs were placed on the property
by the April 7, 2026, deadline. Staff have not received any correspondence for or against the request.
PROJECT DESCRIPTION
The concept plan provided shows 142 single family lots and two outlots for townhome residential, with a total of 77
townhome units shown. All proposed lots within the R-2 district comply with the standard R-2 district requirements
(see table below). Outlots S and W on the concept plan show the areas proposed for R-4, Row Dwelling & Townhome
Dwelling District. There are several outlots shown on the concept plan for stormwater detention (Outlots T, U, V, X,
Y, and Z.
Standard R-2 requirements.
Category Standard R-2 (minimum)
Lot Area 8,000 square feet per
Lot Width 65 feet
Front Yard Setback 30 feet
Rear Yard Setback 30 feet
Side Yard Setback 15 feet (total)
Several new public streets would provide access throughout the plat. T Avenue is a minor arterial and will be required
to have a trail on one side of it. A trail will also be required along the north side of 310th Street.
April 10, 2026
3 of 3
Parkland dedication requirements will apply to the project because of its residential nature. The required amount of
parkland is 3.90-acres based upon the proposed number of lots shown and what the allowable maximum density is for
the R-4 area. The applicant is planning to provide a fee in lieu of land dedication to meet the parkland dedication
requirements. The Castleton Pointe development to the east will include a park that is approximately 7.28-acres in area.
A couple other neighborhood parks are planned nearby as well.
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 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 single-family portion of
the project would be approximately 2.46 units per acre.
Although the proposed rezoning to R-4 (Row Dwelling and Townhome Dwelling District) is not consistent with the
current Comprehensive Plan, staff is comfortable with the proposal. The proposed density of the townhome portion of
the project would be approximately 6.36 units per acre. This is on the lower side of the allowable maximum density for
medium density residential of up to 12 units per acre.
STAFF RECOMMENDATION
The proposed rezoning is generally consistent with the land uses identified in the Comprehensive Plan. Staff
recommends approval of the rezoning for Silverleaf.
AREA 'B'
PROPOSED ZONING: R-4
12.13 AC+/-
AREA 'A'
PROPOSED ZONING: R-2
57.84 AC+/-
AREA 'A'
PROPOSED ZONING: R-2
57.84 AC+/-
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310TH ST
REZONING MAP / CONCEPTUAL PLAN
SILVER LEAF
ADJACENT OWNERSHIP
VICINITY MAP
OWNER / APPLICANT
ENGINEER / SURVEYOR
ZONINGAREA 'A' REZONING DESCRIPTION
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SITE
AREA 'B' REZONING DESCRIPTION
˚”
1
SILVER LEAF
BULK REGULATIONS:
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PARKLAND REQUIREMENTS:
T AVENUE
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55
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OUTLOT 'Z'
OUTLOT 'Y'
OUTLOT 'T'
OUTLOT 'V'
OUTLOT 'W'
OUTLOT 'U'
OUTLOT 'S'
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109 108 107 106 105
111 110
113
115
114
119
118
117
116
120
121
86
87
84
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81
82
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78
79
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29
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31
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10
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133
132
131
130
129
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127
124
125
126
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139
138
137
136
135
89
88
96
95
94
93
92
91
90
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112
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59
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61
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REZONING MAP / CONCEPTUAL PLAN
SILVER LEAF
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