HomeMy WebLinkAbout2026-05-18 G01 Rezoning, Sugar Creek Landing_PH AGENDA ITEM:
CITY OF WAUKEE, IOWA
CITY COUNCIL MEETING COMMUNICATION
MEETING DATE: May 18, 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-1 [Single Family Residential District], R-2
[One and Two Family Residential District], R-3 [Multi-Family
Residential District] and R-4 [Row Dwelling and Townhome Dwelling
District] (Sugar Creek Landing)
FORMAT: Public Hearing
SYNOPSIS INCLUDING PRO & CON: The owner and applicant is J Larson Homes, LLC.
The property is located south of 310th Street and west of T Avenue, containing approximately 81-
acres.
The request is to rezone the property from A-1 (Agricultural District) to R-1 (Single Family
Residential District), R-2 (One and Two Family Residential District), R-3 (Multi-Family
Residential District) and R-4 (Row Dwelling and Townhome Dwelling District). The R-1 area is
43.95-acres. The R-2 area is 43.95-acres. The R-3 area is 9.82-acres. And the R-4 area is 11.46-
acres.
Notification of the rezoning request was sent out on May 1st. The rezoning sign was placed on the
property by the required deadline. Staff have not received any correspondence for or against the
request.
The concept plan shows 140 single family lots, an outlot for townhome residential, a lot for multi-
family residential, an outlot for parkland, and an outlot for stormwater detention. Out of the 140
single-family lots, 13 lots are proposed to be zoned R-1 and the remaining 127 single-family lots
are proposed to be zoned R-2. All lots meet the requirements of their respective district.
Outlot X is shown for townhome residential and is just over 10-acres in area. The concept plan
shows a total of 71 townhome units. The lot shown for multi-family residential on the concept
plan is around 10-acres in area and shows 3 apartment buildings, a clubhouse, and several garage
buildings.
Outlot Y is 2.4-acres and is shown as stormwater detention. Outlot Z is 6.12-acres and is shown
as City parkland.
Several new public streets would provide access throughout the development. A trail would be
required to be provided on one side of T Avenue. Several other trails will also be provided
throughout the development to provide access to the parks and open space areas.
Parkland dedication requirements will apply to the project. Based on the number of lots shown
and maximum density for the R-3 and R-4 areas, the required parkland is 6.55-acres. The
G1
applicant is providing 6.12-acres of parkland along the east side of the site. Actual parkland
dedication requirements will be based on the actual units shown at time of site plan approval for
the townhome and multi-family areas and at time of final plat for the single-family residential
areas.
The property is classified as Single Family Residential and Open Space 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 2.35 units per acre.
Although the proposed rezoning to R-3 and 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 6.2 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. The area proposed to be zoned R-3 includes
overhead power lines that run down the center of the property, which will leave a large portion of
that property as open space because nothing can be built directly under the power lines or within
the 150-foot-wide easement.
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 May 12, 2026, and
recommended approval:
Approval of a Rezoning related to a change from A-1 (Agricultural District) to R-1 (Single
Family Residential District), R-2 (One- and Two-Family Residential District), R-3 (Multi-
Family Residential District) and R-4 (Row Dwelling and Townhome Dwelling District)
[Sugar Creek Landing]
Melissa DeBoer, Planning Coordinator, introduced the request for approval of a rezoning for a
single-family residential, townhome residential, and multi-family residential development, as
requested by J Larson Homes, LLC, represented by Josh Trygstad of Civil Design Advantage.
The property is generally located south of 310th Street and west of T Avenue, containing
approximately 81 acres. The subject property is located south of 310th Street and west of T
Avenue. The property was recently annexed into the City of Waukee. The applicant requests to
rezone 15.73-acres from A-1 (Agricultural District) to R-1 (Single Family Residential District),
43.95-acres from A-1 (Agricultural District) to R-2 (One and Two Family Residential District),
9.82- acres from A-1 (Agricultural District) to R-3 (Multi-Family Residential District), and
11.46-acres from A-1 (Agricultural District) to R-4 (Row Dwelling and Townhome Dwelling
District).
Notification to adjacent property owners was mailed on May 1, 2026. The rezoning sign was
placed on the property by the May 5, 2026, deadline. Staff have not received any correspondence
for or against the request.
The concept plan provided shows 140 single family lots, an outlot for townhome residential, a lot
for multi-family residential, an outlot for parkland and an outlot for stormwater detention. Out of
the 140 proposed single-family lots, 13 lots are proposed to be zoned R-1, and the remaining 127
single family lots are proposed to be zoned R-2.
Outlot X on the concept plan is shown for townhome residential. Outlot X is just over 10-acres in
area. The concept plan shows a total of 71 townhome units. Lot 151 on the concept plan is shown
for multi-family residential. Lot 151 is just over 10-acres in area. The concept plan shows a total
of 3 apartment buildings, a clubhouse, and several garage buildings. Outlot Y is 2.40-acres and is
shown as stormwater detention. Outlot Z is 6.12-acres and is shown as City parkland.
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. Several other trails will also be provided
throughout the development to provide access to the parks and open space areas.
Parkland dedication requirements will apply to the project because of its residential nature. The
required amount of parkland is 6.55-acres based upon the proposed number of single-family lots
shown and what the allowable maximum density is for the townhome and multi-family areas. The
applicant is providing 6.12-acres of parkland along the east side of the site. Actual parkland
dedication requirements will be based on the actual units shown at time of site plan approval for
the townhome and multi-family areas and at time of final plat for the single-family residential
areas.
The subject property is classified as Single Family Residential and Open Space 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 2.35 units per acre.
Although the proposed rezoning to R-3 (Multi-Family Residential District) and 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 6.20 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 area shown to be
zoned R-3 includes overhead power lines that run down the center of the property, which will
leave a large portion of that property as open space because nothing can be built directly under
the power lines or within the 150- foot-wide easement.
The proposed rezoning is generally consistent with the land uses identified in the Comprehensive
Plan. Staff recommends approval of the rezoning for Sugar Creek Landing.
Discussion as follows:
• General discussion of the easement for the existing overhead transmission line that has
been in existence for several years
• General discussion of lot sizes
Motion by Commissioner Lohse for Approval of a Rezoning related to a change from A-1
(Agricultural District) to R-1 (Single Family Residential District), R-2 (One- and Two-Family
Residential District), R-3 (Multi-Family Residential District) and R-4 (Row Dwelling and
Townhome Dwelling District) [Sugar Creek Landing], seconded by Commissioner Bannister.
Ayes: Broderick, 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/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: Sugar Creek Landing – Rezoning PREPARED BY: Melissa DeBoer, AICP – Planning
Coordinator
REPORT DATE: May 8, 2026
MEETING DATE: May 12, 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, townhome residential, and
multi-family residential development.
Location and Size: Property is generally located south of 310th Street and
west of T Avenue, containing approximately 81-acres.
AREA MAP
ABOVE: The area outlined in BLUE is the area proposed to be rezoned.
May 8, 2026
2 of 3
LAND USES AND ZONING
Location Existing Land Use Comprehensive Plan Current Zoning
Property in
Question
Vacant -
Undeveloped
Single Family
Residential / Open
Space
A-1 (Agricultural District)
North Rural Residential
(Dallas County)
Single Family
Residential / Open
Space
N/A Dallas County
South Rural Residential
(Dallas County)
Medium Density
Residential / Single
Family Residential /
Park
N/A Dallas County
East Agricultural / Rural
Residential (Dallas
County)
Single Family
Residential / Medium
Density Residential /
Open Space
A-1 (Agricultural District)
West Agricultural (Dallas
County)
Urban Reserve N/A Dallas County
BACKGROUND
The subject property is located south of 310th Street and west of T Avenue. The property was recently annexed into the
City of Waukee. The applicant requests to rezone 15.73-acres from A-1 (Agricultural District) to R-1 (Single Family
Residential District), 43.95-acres from A-1 (Agricultural District) to R-2 (One and Two Family Residential District), 9.82-
acres from A-1 (Agricultural District) to R-3 (Multi-Family Residential District), and 11.46-acres from A-1 (Agricultural
District) to R-4 (Row Dwelling and Townhome Dwelling District).
Notification to adjacent property owners was mailed on May 1, 2026. The rezoning sign was placed on the property by
the May 5, 2026, deadline. Staff have not received any correspondence for or against the request.
PROJECT DESCRIPTION
The concept plan provided shows 140 single family lots, an outlot for townhome residential, a lot for multi-family
residential, an outlot for parkland and an outlot for stormwater detention.
Out of the 140 proposed single family lots, 13 lots are proposed to be zoned R-1 and the remaining 127 single family
lots are proposed to be zoned R-2. Tables 1 and 2 below summarize the standards for the R-1 and R-2 zoning districts.
Table 1: Standard R-1 requirements.
Category Standard R-1 (minimum)
Lot Area 10,000 square feet per
Lot Width 80 feet
Front Yard Setback 30 feet
Rear Yard Setback 30 feet
Side Yard Setback 15 feet (total)
May 8, 2026
3 of 3
Table 2: 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)
Outlot X on the concept plan is shown for townhome residential. Outlot X is just over 10-acres in area. The concept
plan shows a total of 71 townhome units. Lot 151 on the concept plan is shown for multi-family residential. Lot 151 is
just over 10-acres in area. The concept plan shows a total of 3 apartment buildings, a clubhouse, and several garage
buildings.
Outlot Y is 2.40-acres and is shown as stormwater detention. Outlot Z is 6.12-acres and is shown as City parkland.
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. Several other trails will also be provided throughout the development to provide access
to the parks and open space areas.
Parkland dedication requirements will apply to the project because of its residential nature. The required amount of
parkland is 6.55-acres based upon the proposed number of single-family lots shown and what the allowable maximum
density is for the townhome and multi-family areas. The applicant is providing 6.12-acres of parkland along the east side
of the site. Actual parkland dedication requirements will be based on the actual units shown at time of site plan approval
for the townhome and multi-family areas and at time of final plat for the single-family residential areas.
COMPREHENSIVE PLAN
The subject property is classified as Single Family Residential and Open Space 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 2.35 units per acre.
Although the proposed rezoning to R-3 (Multi-Family Residential District) and 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 6.20 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 area shown
to be zoned R-3 includes overhead power lines that run down the center of the property, which will leave a large
portion of that property as open space because nothing can be built directly under the power lines or within the 150-
foot-wide easement.
STAFF RECOMMENDATION
The proposed rezoning is generally consistent with the land uses identified in the Comprehensive Plan. Staff
recommends approval of the rezoning for Sugar Creek Landing.
310TH STREET
AREA 'D'
R-4
TOWNHOMES
11.46 AC
T
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R-3
MULTI-FAMILY
11.99 AC
AREA 'B'
R-2
ONE/ TWO FAMILY
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R-1
SINGLE FAMILY
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PARK
(R-1)
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REZONING MAP / CONCEPTUAL PLAN
ADJACENT OWNERSHIP
VICINITY MAP
ENGINEER / SURVEYOR
ZONING
AREA 'A' REZONING DESCRIPTION
OWNER/APPLICANT
SUGAR CREEK LANDINGSUGAR CREEK LANDING
WAUKEE, IOWA
SITE
T
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310TH ST
AREA 'B' REZONING DESCRIPTION
AREA 'C' REZONING DESCRIPTION
˚”
AREA 'D' REZONING DESCRIPTION
˚”
1
23 22 21 20 19 18 17 16 15 14
121
122 139
140
138123
124 137
136125
126 135
134127
128 133
132129
130 131
120119118117
116
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OUTLOT 'X'
LOT 151
OUTLOT 'Y'
OUTLOT 'Z'
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PARKLAND REQUIREMENTS: