HomeMy WebLinkAbout2021-02-16-G02 Broderick Property Rezoning_PH AGENDA ITEM:
CITY OF WAUKEE, IOWA
CITY COUNCIL MEETING COMMUNICATION
MEETING DATE: February 16, 2021
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 District
[Broderick Property]
FORMAT: Public Hearing
SYNOPSIS INCLUDING PRO & CON: Staff has received a request for rezoning of
approximately 19.74 acres of property from A-1 to R-4. The property is
located north of Hickman Road and west of N. Warrior Lane.
The applicant requests that the entire parcel be rezoned from A-1 to R-4
in order to construct a townhome development. The applicant has
submitted consent from 20.04% of adjoining property owners within
250-feet. The City Council previously agreed to set the hearing for this
request without the minimum 50% because the applicant was
unsuccessful getting responses from all adjoining property owners.
Notices were mailed on February 1, 2021 to adjoining property owners.
Staff has received no correspondence regarding this request.
The concept plan submitted with the application indicates 156 townhome
units built within 29 separate building across the parcel. Each building is
shown to have four to six units per building. All propsoed units are
intended to be for sale. Public water and sewer will serve the propsoed
development. All streets internal to the site will be privately owned and
maintained. Primary access to the development will be via an extension
of NW 2nd Street that the City is constructing and an east-west public
street that the applicant would be required to construct.
A total of 2.41-acres of parkland will be required for the proposed
development. The applicant has indicated that they prefer to propose an
alternative to satisfy this requirement in lieu of dedicating land.
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 project
would be approximately 8 units per acre. While this density is higher
than what has been identified for the land use classification, the density
is within the range provided for the Medium Density Residential
classification of 4 to 12 units per acre. In addition, the proposed rezoning
G2
would support City Council and Comprehensive Plan policies to
incorporate diverse housing options and price points into neighborhoods.
FISCAL IMPACT INCLUDING COST/BENEFIT ANALYSIS:
COMMISSION/BOARD/COMMITTEE COMMENT: The Planning and Zoning
Commission reviewed the rezoning request on February 9, 2021 and
recommended approval:
Approval of a Rezoning Related to a Change from A-1 (Agricultural District) to R-4 (Row
Dwelling and Townhome District) [Broderick Property]
Senior City Planner, Andy Kass, introduced the request for approval of a rezoning for a medium
density residential subdivision as submitted by the applicant, TerraFirm JV. The subject property
is generally located west of N. Warrior lane and north of Hickman Road, containing
approximately 19.74 acres. The applicant has submitted consent from 20.04% from neighboring
property owners. Generally, 50% is required. This request was granted a hearing by the City
Council given the extenuating circumstance that two of five property owners that abut this
property are the City of Waukee and Waukee Community School District. Both of which are
ineligible to consent to a rezoning request.
Mr. Kass explained that the concept plan shows the potential for 156 townhome units divided
amongst 29 buildings in the development. The units have been identified as intended for owner
occupation and each unit is intended to have its own lot. These lots would range between 1600
and 1728 square feet in size. Access would be available into the site off of an extended NW 2nd
street and a public street that cuts through the property from east to west. All other streets interior
to the site are identified as private streets. The applicant has requested the ability to do a fee in
lieu of parkland.
At this time staff believes this project allows for diversity in the housing options in the area. This
project also provides the necessary restricted access in proximity to the round-about on NW 2nd
Street that would otherwise be problematic for other types of development. Staff would
recommend approval of the rezoning.
Commissioner Broderick advised that he had spoken to a property owner that abuts the
subject property, Phillip Broderick, who had expressed his consent to the rezoning to the
commissioner.
Commissioner Streit questioned for more information regarding the Fee in lieu of
parkland. Mr. Kass advised that the fee would be used to make improvements to other
parks in the area and helps to avoid pocket parks. In the area there is Triumph Park as
well as a large dedication from the Prairie Rose development to the East of approximately
15-17 acres that would serve the area for readily than the required 2.5 acres from this
development. The fee would be due at the time of site plan approval.
Commissioner Hoifeldt moved to approve the rezoning related to a change from a-1 (Agricultural
District) to R-4 (Row Dwelling and Townhome District) [Broderick Property] subject to any
remaining staff comments. Commissioner Streit seconded the motion. Ayes: Streit, Koshy,
Broderick, Ward, and Hoifeldt. Nays: None. Motion Carries.
STAFF REVIEW AND COMMENT: Staff believes the proposed rezoning request is
consistent with the Comprehensive Plan and City Council priorities and
recommends approval of the rezoning request.
RECOMMENDATION: Hold the Public Hearing.
ATTACHMENTS: I. Staff Report
II. Rezoning Map
III. Concept Plan
IV. Concept Elevations
PREPARED BY: Andy Kass, Senior Planner
REVIEWED BY:
PUBLIC NOTICE INFORMATION –
NAME OF PUBLICATION: Dallas County News
DATE OF PUBLICATION: February 4, 2021
PLANNING AND ZONING COMMISSION STAFF REPORT
PROJECT: Broderick Property – Rezoning PREPARED BY: Andy Kass AICP, Senior Planner
REPORT DATE: February 5, 2021
MEETING DATE: February 9, 2021
GENERAL INFORMATION
Applicant: TerraFirm JV
Owner:
Edward Broderick Family Trust
Owner’s Representative:
Korey Marsh, PE – Snyder & Associates
Request: The applicant is requesting approval of a rezoning for
a medium density residential subdivision.
Location and Size: Property is generally located north of Hickman Road
and west of N. Warrior Lane, containing
approximately 19.74-acres.
AREA MAP
ABOVE LEFT: Concept plan of the development identifying the area proposed to be rezoned. The area outlined in RED is the area
proposed to be rezoned.
February 5, 2021
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 Vacant -
Undeveloped
Single Family
Residential / Park /
Open Space
A-1 (Agricultural District)
South Vacant -
Undeveloped
Single Family
Residential
A-1 (Agricultural District)
East Vacant –
Undeveloped
Single Family
Residential
A-1 (Agricultural District)
West Waukee Northwest
High School
Institutional A-1 (Agricultural District)
BACKGROUND
The subject property is located north of Hickman Road and west of N. Warrior Lane. The property is approximately
19.74-acres in area and is currently in agricultural use. The applicant and property owner request that the property be
rezoned from A-1 to R-4 for a townhome development.
The applicant has submitted consent from 20.04% from neighboring property owners. The percentage of consent is less
than the standard requirement of 50%. The property abuts five different property owners within a 250-foot radius. The
applicant was able to obtain consent from two property owners. Another property owner was contacted, however, no
response was received. The remaining two property owners are the City of Waukee and the Waukee Community
School District for which neither entity is eligible to consent to a rezoning request. The applicant requested that the
City Council set a public hearing date without the required consent and the request was granted. Notification to
adjacent property owners was mailed on February 1, 2021. Staff has not received any correspondence from adjoining
property owners.
PROJECT DESCRIPTION
The concept plan provided shows 156 townhome units to be developed within 29 different buildings on the site. The
buildings are shown to have 4 to 6 units per building. Each unit is shown that it will be platted onto its own lot. The lots
are 1,600 square feet or 1,728 square feet in area. The proposed units are intended to be owner-occupied. The
applicant has submitted conceptual elevations and they are similar to the townhomes constructed within the Spring
Crest development. Detailed review of the elevations will occur at the time a site plan is submitted for review.
Landscape buffers along the west and east sides of the project will be required at the time of development.
Table 1: Standard R-4 requirements.
Category Standard R-4 (minimum)
Lot Area 3,500 square feet per unit
Lot Width 20 feet per unit
Front Yard Setback 30 feet
Rear Yard Setback 30 feet
Side Yard Setback 15 feet
February 5, 2021
3 of 3
The extension of NW 2nd Street shown on the west side of the property will be constructed by the City of Waukee and
is intended to be completed by spring 2022. The proposed development will be responsible for the construction of a
public street that will connect to the roundabout planned along NW 2nd Street. The public street is shown to be
extended to the east for a future extension into the Prairie Rose development. Streets interior to the development will
be private streets.
Public sanitary sewer and water main will serve the proposed development. Stormwater detention will be provided
internal to the site and will be owned and maintained by the townhome homeowners association.
Parkland dedication requirements will apply to the project because of its residential nature. The required amount of
parkland is 2.41-acres. No dedication of land has been shown on the concept plan, however, the applicant has indicated
that they intend to propose a fee in lieu of dedication to the City Council at the time a site plan is considered for
approval.
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 project would be approximately 8 units
per acre. While this density is higher than what has been identified for the land use classification, the density is within the
range provided for the Medium Density Residential classification of 4 to 12 units per acre. In addition, the proposed rezoning
would support City Council and Comprehensive Plan policies to incorporate diverse housing options and price points into
neighborhoods.
STAFF RECOMMENDATION
The proposed zoning district is generally consistent with the Comprehensive Plan and City Council priorities. Staff
recommends approval of the rezoning for the Broderick Property.
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REZONING BOUNDARY
250.0' TYP
250.0' TYP250.0' TYP250.0' TYPSUNRISE DR N 2ND STHICKMAN ROAD
/ HIGHWAY 6 WARRIOR LANEU AVEPROJECT LOCATION BYDATEREVISIONMARKScale:Technician:T-R-S:SNYDER & ASSOCIATES, INC. |Checked By:Engineer:Date:1" =Project No:SheetProject No:
Sheet 5010 VOGES ROADMADISON. WISCONSIN 53718608-838-0444 | www.snyder-associates.comEDCRMMKMM12-03-2020100'120.10541 of 1120.1054
1 of 1BRODERICK PROPERTYREZONING MAPWAUKEE, IOWA TTN-RRW-SSV:\Projects\2020\120.1054.01\CADD\1201054_Rezoning.dwg RILEY MORTENSON, 22X34 EXHIBIT L, 2020/12/21, 10:58 AM, ANSI FULL BLEED D (34.00 X 22.00 INCHES)FEET
0 100
FEET
0 1000
PROPERTY DESCRIPTION
THE WEST 1/2 OF THE SOUTHWEST 1/4 OF THE NORTHEAST 1/4 OF SECTION 28, TOWNSHIP 79 NORTH,
RANGE 26 WEST OF THE 5TH P.M., EXCEPT WARRANTY DEED BOOK 2018, PAGE 17262 AS FILED IN THE
DALLAS COUNTY RECORDER'S OFFICE ALL BEING IN THE CITY OF WAUKEE, DALLAS COUNTY, IOWA.
OWNER / DEVELOPER
BRODERICK, EDWARD J FAMILY TRUST BRODERICK, NORMA R & MARY J & KELLY C COTRUSTEES
2406 SE TAYLOR CT
WAUKEE IA 50263-9402
ZONING
EXISTING: A-1 - AGRICULTURE
PROPOSED: R-4 - ROW DWELLING AND TOWNHOME DISTRICT
ADJACENT OWNERS
1. PRAIRIE ROSE WAUKEE, LLC
2. PHILIP E BRODERICK, LLC
CHARLOTTE R BRODERICK, LLC
3. BRODERICK, PHILIP E
REVOCABLE TRUST
BRODERICK, CHARLOTTE R
REVOCABLE TRUST
4. WAUKEE COMMUNITY
SCHOOL DISTRICT
5. CITY OF WAUKEE
LEGAL DESCRIPTION
NW NE /EX RD/; E1/2 SW NE
NW SE /EX W12.5A & EX
PARCEL 18-147 & PARCEL
18-148/; W23.5A SE /EX S
OF REC TRL & EX RD & EX
WAUKEE CROSSING PLAT 1
& EX RD/
E30AC OF NE SW /EX RD/
WAUKEE SECOND HIGH
SCHOOL LOT 1
WAUKEE SECOND HIGH
SCHOOL LOT 2
MAILING ADDRESS
9550 HICKMAN RD STE 100
CLIVE IA 50325
BRODERICK, TIM P
395 HWY 6
WAUKEE IA 50263
BRODERICK, PHIL
9225 CASCADE AVENUE #2204
WEST DES MOINES IA 50266
560 SE UNIVERSITY AVE
WAUKEE IA 50263
230 W HICKMAN RD
WAUKEE IA 50263
TOTAL
SF WITHIN
250' OF
REZONING
547,499 SF
212,317 SF
17,081 SF
228,618 SF
138788 SF
1,144,303 SF
%
CONSENTING
18.55%
1.49%
20.04%
% OF PROPERTY
WITHIN 250' OF
REZONING
47.85%
18.55%
1.49%
19.98%
12.13%
100.00%
% NON-
CONSENTING
VICINITY MAP
1002
SECT CORNER FND (FND STONE//CENTER OF SEC 28(100))
855,613 SF
19.64 AC
1R=149.00'I=17°03'34"L=44.36'LCB=S08°13'58"ELC=44.20'S3
9
°
0
6
'
1
7
"E
8
9
.
9
1
'S0°17'49"W105.67'S49°34'56"
W
83.94'S0°17'49"W685.27'R=499.00'I=12°03'18"L=104.99'LCB=S05°43'42"ELC=104.80'S89°30'32"E
647.15'N0°19'04"E1316.53'N89°27'23"W
658.64'S0°17'49"W254.08'NW 2ND ST1002
SECT CORNER FND (FND STONE//CENTER OF SEC 28(100))
1,600 SF
30
1,728 SF
31
1,728 SF
27
1,600 SF
28
1,600 SF
29
1,728 SF
50
1,600 SF
51
1,600 SF
52
1,600 SF
53
1,600 SF
54
1,728 SF
55
1,728 SF
44
1,600 SF
45
1,600 SF
46
1,600 SF
47
1,600 SF
48
1,728 SF
49
1,600 SF
40
1,600 SF
41
1,600 SF
42
1,728 SF
43
1,728 SF
38
1,600 SF
39
1,600 SF
36
1,728 SF
37
1,728 SF
32
1,600 SF
33
1,600 SF
34
1,600 SF
35
1,728 SF
62
1,600 SF
63
1,600 SF
64
1,600 SF
65
1,600 SF
66
1,728 SF
67
1,728 SF
56
1,600 SF
57
1,600 SF
58
1,600 SF
59
1,600 SF
60
1,728 SF
61
1,600 SF
77
1,600 SF
76
1,600 SF
75
1,728 SF
74
1,728 SF
79
1,600 SF
78
1,600 SF
69
1,728 SF
68
1,728 SF
73
1,600 SF
72
1,600 SF
71
1,600 SF
70
1,728 SF
86
1,600 SF
87
1,600 SF
88
1,600 SF
89
1,600 SF
90
1,728 SF
91
1,728 SF
80
1,600 SF
81
1,600 SF
82
1,600 SF
83
1,600 SF
84
1,728 SF
85
1,600 SF
112
1,600 SF
113
1,600 SF
114
1,728 SF
115
1,728 SF
110
1,600 SF
111
1,600 SF
108
1,728 SF
109
1,728 SF
104
1,600 SF
105
1,600 SF
106
1,600 SF
107
1,728 SF
97
1,600 SF
96
1,600 SF
95
1,600 SF
94
1,600 SF
93
1,728 SF
92
1,728 SF
103
1,600 SF
102
1,600 SF
101
1,600 SF
100
1,600 SF
99
1,728 SF
98
1,600 SF
153
1,600 SF
154
1,600 SF
155
1,728 SF
156
1,728 SF
151
1,600 SF
152
1,600 SF
149
1,728 SF
150
1,728 SF
145
1,600 SF
146
1,600 SF
147
1,600 SF
148
1,728 SF
139
1,600 SF
140
1,600 SF
141
1,600 SF
142
1,600 SF
143
1,728 SF
144
1,728 SF
133
1,600 SF
134
1,600 SF
135
1,600 SF
136
1,600 SF
137
1,728 SF
138
1,600 SF
124
1,600 SF
125
1,728 SF
126
1,728 SF
122
1,600 SF
123 1,728 SF
121
1,728 SF
116
1,600 SF
117
1,600 SF
118
1,600 SF
119
1,600 SF
120
1,728 SF
132
1,600 SF
131
1,600 SF
130
1,600 SF
129
1,600 SF
128
1,728 SF
127
1,600 SF
22
1,600 SF
23
1,600 SF
24
1,600 SF
25
1,728 SF
26
1,728 SF
21
1,600 SF
17
1,600 SF
16
1,728 SF
15
1,728 SF
20
1,600 SF
19
1,600 SF
18
1,728 SF
14
1,600 SF
13
1,600 SF
12
1,728 SF
11
1,600 SF
9
1,600 SF
8
1,600 SF
7
1,600 SF
6
1,728 SF
5
1,728 SF
101,728 SF
1
1,728 SF
4
1,600 SF
3
1,600 SF
2
205,685 SF
OUTLOT 'Y'
357,453 SF
OUTLOT 'X'
35,963 SF
STREET LOT A
8" W 8" W
8" W
8" W
8" W8" W
8" W 8" W8" W8" W8" W8" W8" W8" W8" W25' LANDSCAPE BUFFER25' LANDSCAPE BUFFER25' LANDSCAPE BUFFER25' LANDSCAPE BUFFER30' BUILDING SETBACK
30' BUILDING SETBACK
30' BUILDING SETBACK30' BUILDING SETBACK30' BUILDING SETBACK30' BUILDING SETBACK30' BUILDING SETBACKSTREET A
30' BUILDING SETBACK
30' BUILDING SETBACK
STSTSTSTSTSTST
ST
ST
D
STSTSTSTSTSTSTSTSTSTSTSTSTSTSTSTSTSTSTSTD
180897 SF
4.15 AC
LOT "C"
D
D ST6"ST6"ST6"ST6"ST6"ST6"ST6"ST6"ST6"ST6"ST6"ST6"ST6"ST6"ST6"ST6"LAYOUT EXHIBIT
BRODERICK PROPERTY | WAUKEE, IOWA | 01/06/2021V:\Projects\2020\120.1054.01\CADD\1201054_PRFT.dwg RILEY MORTENSON, 22X34 EXHIBIT L, 2021/01/06, 2:08 PM, ANSI FULL BLEED D (22.00 X 34.00 INCHES)FEET
0 50
25' LANDSCAPE BUFFER
25' LANDSCAPE BUFFER
25' LANDSCAPE BUFFER
25' LANDSCAPE BUFFER
25' LANDSCAPE BUFFER