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HomeMy WebLinkAbout2021-06-07-H01 Parkside Rezoning_PH AGENDA ITEM: CITY OF WAUKEE, IOWA CITY COUNCIL MEETING COMMUNICATION MEETING DATE: June 7, 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 and COS Conservation & Open Space District to R- 2 One & Two Family Residential District, R-3 Multi-Family Residential District, R-4 Row Dwelling & Townhome District, and C-1 Community & Highway Service Commercial District [Parkside] FORMAT: Public Hearing SYNOPSIS INCLUDING PRO & CON: Staff has received a request for rezoning of approximately 109.66-acres of property from A-1 and COS to R-2, R-3, R-4, and C-1. The property is located east of NW 10th Street and north of NW Douglas Parkway. The applicant requests that 77.22-acre be rezoned to R-2, 8.06-acre be rezoned to R-4, 17.05-acres be rezoned to R-3, and 7.34-acres be rezoned to C-1. The applicant received greater than 50% consent from property owners within 250-feet of each area proposed to be rezoned. A rezoning sign was placed on the property and notices were mailed to adjoining property owners. The concept plan provided shows 200 single family lots to be developed on the north side of the property. The number of phases of the project are not known at this time. The area proposed to be rezoned R-4 identifies 35 townhome units. The area proposed to be rezoned R-3 identifies nine (9) thirty unit apartment buildings. The concept plan does not identify a layout on the 6.6-acre commercial site that is located at the intersection of NW Douglas Parkway and NW 10th Street. Landscape buffers will be required between differing zoning districts and along lots adjacent to NW 6th Street, NW Douglas Parkway, and NW 10th Street. A number of public streets are shown on the concept plan that will be installed as the property develops. NW 6th is shown to be extended north of NW Douglas Parkway. NW 6th Street is considered a major collector street that will have a trail constructed on one side of it. The concept plan shows NW 6th Street stopping at the drainageway on both the north and south sides. The long-term intent is that NW 6th Street is extended across the drainage way and connects to the north into the single-family development north of the drainageway. All other public streets shown on the concept plan will be local residential streets. Streets shown providing access to the townhome or apartment units will be private streets. H1 Parkland dedication requirements will apply to the project because of its residential nature. The required amount of parkland for both the Parkside and adjacent Courtyards at Parkside projects is 9.3-acres. The concept plan identifies the dedication of 7.5-acres to the City for greenway preservation and parkland dedication. Staff will work with the applicants to determine an approach to satisfy the remaining parkland required. The subject property is classified as Single Family Residential, Medium Density Residential, High Density Residential, Open Space, and Neighborhood Commercial in the Imagine Waukee 2040: Comprehensive Plan. The proposed densities for single family of 2.6 units per acre, 4.34 units per acre for medium density residential and 15.83 units per acre for high density residential all comply ranges indicated in the Comprehensive Plan. The area identified to be zoned for commercial uses is at the intersection of NW 10th Street and NW Douglas Parkway, both streets are identified as Minor Arterials on the 2020 Major Streets Plan. The area to be dedicated to the City for parkland dedication purposes is consistent with those areas identified as Open Space on the Future Land Use Map. FISCAL IMPACT INCLUDING COST/BENEFIT ANALYSIS: COMMISSION/BOARD/COMMITTEE COMMENT: The Planning and Zoning Commission reviewed the rezoning request on March 9, 2021 and recommended approval: Approval of a Rezoning related to a change from A-1 (Agricultural District) and COS (Conservation and Open Space District) to R-2 (One & Two Family Residential District), R- 3 (Multi-Family Residential District), R-4 (Row Dwelling & Townhome District), and C-1 (Community & Highway Service Commercial District) [Parkside] Senior City Planner, Andy Kass, introduced the request for rezoning for a single-family, townhome, multi-family, and commercial development as submitted by the applicant, Temple Holdings, LP. The subject property is generally located east of NW 10th Street and north of NW Douglas Parkway, containing approximately 109.66 acres. Notification to adjacent property owners was mailed on May 14th, 2021. At this time the applicant has gained consent from 84.2% of surrounding property owners related to the area proposed as R-2, and 92.6% of surrounding property owners related to the area proposed as R-3, R-4, and C-1. To date staff has received correspondence from the adjacent homeowner of 650 NW Little Walnut Creek Drive. Mr. Kass read the request for additional buffering, screening, and/or fencing between the Townhome project and their personal property aloud to those in attendance as the homeowner was unable to attend the meeting, as well as provided a copy of the request to all Commission members. Mr. Kass advised that the concept plan identifies approximately 77.22 acres to be rezoned R-2, in which the concept plan shows 200 single family lots. The 8.06 acres requested to be rezoned as R-4 shows approximately 35 townhome units. The 17.05 acres requested to be rezoned as R-3 shows approximately 9 30-unit apartment buildings. The remaining 7.34 acres requested to be rezoned as C-1 does not show a designated use on the concept plan at this time. Landscaping buffers will be required between differing zoning districts and along lots adjacent to NW 6th Street, NW Douglas Parkway, and NW 10th Street. A number of public streets are identified on the concept plan with streets shown providing access to the townhome or apartment units being private streets. Parkland dedication requirements is approximately 9.3 acres for both the Parkside and adjacent Courtyards at Parkside projects. A majority of that requirement is satisfied for greenway preservation and parkland. Staff and the applicant are working to satisfy the remaining parkland dedication required.  Commissioner Streit asked for the buffer requirements between the existing properties and the subject development. Mr. Kass advised that the two areas are single family residential in nature, there for the ordinance does not give Staff the ability to require a buffer. All buffering that was extended in previous developments that border the existing properties were at the developers’ discretion.  Commissioner Hoifeldt questioned if the subject R-2 area and the existing properties had differing grading. Dean Roghair of Civil Design Advantage, advised that there is a creek and mature woodland between the properties, but the grade of either side of the creek are similar.  Commissioner Koshy questioned if there would be public access to the parkland. Mr. Roghair advised that was correct. Future trail connections were planned to make the area accessible to the public.  Commissioner Hoifeldt questioned if the applicant had any plans for buffering between the existing properties and the R-2 development. Mr. Roghair advised that there had not been any plans for landscape buffering in that area.  Commissioner Hoifeldt clarified that there was not a required buffer for the development north of the existing properties. Mr. Kass advised that was correct, no buffer was required. Commissioner Streit moved to approve the rezoning related to a change from A-1 (Agricultural District) and COS (Conservation & Open Space District) to R-2 (One & Two Family Residential District) and R-3 (Multi-Family Residential District), R-4 (Row Dwelling & Townhome District), and C-1 (Community & Highway Service Commercial District), subject to any remaining staff comments. Commissioner Hoifeldt seconded the motion. Ayes: Streit, Koshy, Conley, Broderick, Ward, and Hoifeldt. Nays: None. Motion Carries. STAFF REVIEW AND COMMENT: Staff would recommend approval of the proposed rezoning request based on its conformance with the Comprehensive Plan. RECOMMENDATION: Hold the Public Hearing. ATTACHMENTS: I. Staff Report II. Rezoning Map III. Concept Plan PREPARED BY: Andy Kass, Senior Planner REVIEWED BY: PUBLIC NOTICE INFORMATION – NAME OF PUBLICATION: Dallas County News DATE OF PUBLICATION: May 27, 2021 PLANNING AND ZONING COMMISSION STAFF REPORT PROJECT: Parkside – Rezoning PREPARED BY: Andy Kass AICP, Senior Planner REPORT DATE: May 21, 2021 MEETING DATE: May 25, 2021 GENERAL INFORMATION Applicant: Temple Holdings, LP Owner: Temple Holdings, LP Owner’s Representative: Dean Roghair, P.E. – Civil Design Advantage Request: The applicant is requesting approval of a rezoning for a single-family, townhome, multi-family, and commercial development. Location and Size: Property is generally located east of NW 10th Street north of NW Douglas Parkway, containing approximately 109.66-acres. AREA MAP ABOVE LEFT: Concept plan of the development identifying the areas proposed to be rezoned. The areas outlined in RED are the areas proposed to be rezoned. May 21, 2021 2 of 4 LAND USES AND ZONING Location Existing Land Use Comprehensive Plan Current Zoning Property in Question Vacant - Undeveloped Single Family Residential, Medium Density Residential, High Density Residential, Neighborhood Commercial, & Open Space A-1 (Agricultural District) & COS (Conservation & Open Space) North Vacant - Undeveloped Single Family Residential & Open Space A-1 (Agricultural District) South Triumph Park / NW High School Institutional A-1 (Agricultural District) East Sahu Acres Single Family Residential & Open Space AR (Single-Family Acreage District) West Vacant - Undeveloped Single Family Residential & Open Space Dallas County BACKGROUND The subject property is located east of NW 10th Street and north of NW Douglas Parkway. The property is approximately 109.66-acres in area and is currently in agricultural use. The applicant requests that 77.22-acres of the property be rezoned from A-1 and COS to R-2, 8.06-acres be rezoned from A-1 and COS to R-4, 17.05-acres be rezoned from A-1 and COS to R-3, and 7.34-acres be rezoned from A-1 to C-1. The applicant has submitted consent from 84.2% of property owners within 250-feet of the area proposed to be rezoned R-2 and 92.6% consent of property owners within 250-feet of the area proposed to be rezoned R-3, R-4, and C-1. Notification to adjacent property owners was mailed on May 14, 2021. PROJECT DESCRIPTION The concept plan provided shows 200 single family lots to be developed on the north side of the property. The number of phases of the project are not known at this time. The area proposed to be rezoned R-4 identifies 35 townhome units. The area proposed to be rezoned R-3 identifies nine (9) thirty unit apartment buildings. The concept plan does not identify a layout on the 6.6-acre commercial site that is located at the intersection of NW Douglas Parkway and NW 10th Street. Landscape buffers will be required between differing zoning districts and along lots adjacent to NW 6th Street, NW Douglas Parkway, and NW 10th Street. Tables 1 through 4 below summarize the bulk regulations for the proposed zoning districts. May 21, 2021 3 of 4 Table 1: Standard R-2 requirements. Category Standard R-2 (minimum) Lot Area 8,000 square feet Lot Width 65 feet Front Yard Setback 30 feet Rear Yard Setback 30 feet Side Yard Setback 15 feet (total) Table 2: Standard R-3 requirements. Category Standard R-3 (minimum) Lot Area No minimum Lot Width 75 feet Front Yard Setback 30 feet Rear Yard Setback 30 feet Side Yard Setback 15 feet (total) Table 3: Standard R-4 requirements. Category Standard R-4 (minimum) Lot Area 3,500 square feet Lot Width 75 feet Front Yard Setback 30 feet Rear Yard Setback 30 feet Side Yard Setback 15 feet (total) Table 4: Standard C-1 requirements. Category Standard R-3 (minimum) Lot Area No minimum Lot Width No minimum Front Yard Setback 30 feet Rear Yard Setback 30 feet Side Yard Setback 30 feet when adjacent to an R district A number of public streets are shown on the concept plan that will be installed as the property develops. NW 6th is shown to be extended north of NW Douglas Parkway. NW 6th Street is considered a major collector street that will have a trail constructed on one side of it. The concept plan shows NW 6th Street stopping at the drainageway on both the north and south sides. The long-term intent is that NW 6th Street is extended across the drainage way and connects to the north into the single-family development north of the drainageway. All other public streets shown on the concept plan will be local residential streets. Streets shown providing access to the townhome or apartment units will be private streets. Parkland dedication requirements will apply to the project because of its residential nature. The required amount of parkland for both the Parkside and adjacent Courtyards at Parkside projects is 9.3-acres. The concept plan identifies the May 21, 2021 4 of 4 dedication of 7.5-acres to the City for greenway preservation and parkland dedication. Staff will work with the applicants to determine an approach to satisfy the remaining parkland required. COMPREHENSIVE PLAN The subject property is classified as Single Family Residential, Medium Density Residential, High Density Residential, Open Space, and Neighborhood Commercial in the Imagine Waukee 2040: Comprehensive Plan. The comprehensive plan defines the referenced land use classifications as follows:  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.  Medium Density Residential is defined as a variety of attached side-by-side townhome and row home products with densities ranging from 4 to 12 units per acre.  High Density Residential is defined as a variety of higher density residential development forms including townhomes, row house, patio homes, apartments, condos, and various forms of senior housing. Typical density in this category is greater than 12 units per acre.  Neighborhood Commercial is defined as uses consisting of retail, office, or personal services intended to serve the surrounding neighborhood with a trade area of three (3) miles. Neighborhood Commercial is generally located at the intersection of major collectors and arterial streets.  Open Space is defined as areas intended for park development or open space conservation. The proposed densities for single family of 2.6 units per acre, 4.34 units per acre for medium density residential and 15.83 units per acre for high density residential all comply with the densities for each residential classification outlined above. The area identified to be zoned for commercial uses is at the intersection of NW 10th Street and NW Douglas Parkway, both streets are identified as Minor Arterials on the 2020 Major Streets Plan. The area to be dedicated to the City for parkland dedication purposes is consistent with those areas identified as Open Space on the Future Land Use Map. STAFF RECOMMENDATION The proposed rezoning is generally consistent with the land uses identified in the Comprehensive Plan. Based on the conformance with the Comprehensive Plan staff recommends approval of the rezoning for Parkside. PROPOSED ZONING: R-277.22 ACRESNW DOUGLAS PARKWAYN. LITTLE WALNUT CREEK DRIVEEXISTING ZONING: A-1AGRICULTURAL DISTRICTU AVENUE EXISTING ZONING: A-1AGRICULTURAL DISTRICTEXISTING ZONING:AR - SINGLE FAMILYACREAGE DISTRICTEXISTING ZONING:AR - SINGLE FAMILYACREAGE DISTRICTEXISTING ZONING:AR - SINGLE FAMILYACREAGE DISTRICTEXISTING ZONING:AR - SINGLE FAMILYACREAGE DISTRICTEXISTING ZONING:AR - SINGLE FAMILYACREAGE DISTRICTEXISTING ZONING: A-1AGRICULTURAL DISTRICTEXISTING ZONING: A-1AGRICULTURAL DISTRICTEXISTING ZONING: A-1AGRICULTURAL DISTRICTEXISTING ZONING: A-1AGRICULTURAL DISTRICTCIVIL DESIGN ADVANTAGE2103.231PARKSIDE WAUKEE ENGINEER:TECH: REVISIONS DATE WAUKEE, IOWA11 PREPARED 04/07/21 REZONING MAP PHONE: (515) 369-4400 FAX: (515) 369-4410 3405 S.E. CROSSROADS DRIVE, SUITE G GRIMES, IOWA 50111 2ND SUBMITTAL 04/27/21WAUKEE, IOWAZONING OWNER/APPLICANTREZONING DESCRIPTION ADJACENT OWNERSHIP ENGINEERPROJECTVICINITY MAP NW DOUGLAS PARKWAYU AVENUE EXISTING ZONING: A-1AGRICULTURAL DISTRICTEXISTING ZONING: A-1AGRICULTURAL DISTRICTEXISTING ZONING: A-1AGRICULTURAL DISTRICTPROPOSED ZONING: R-48.06 ACRESPROPOSED ZONING: R-317.05 ACRESPROPOSED ZONING: C-17.34 ACRESEXISTING ZONING: A-1AGRICULTURAL DISTRICTEXISTING ZONING: A-1AGRICULTURAL DISTRICTCIVIL DESIGN ADVANTAGE2103.231PARKSIDE WAUKEE ENGINEER:TECH: REVISIONS DATE WAUKEE, IOWA11 PREPARED 04/08/21 REZONING MAP PHONE: (515) 369-4400 FAX: (515) 369-4410 3405 S.E. CROSSROADS DRIVE, SUITE G GRIMES, IOWA 50111 2ND SUBMITTAL 04/27/21WAUKEE, IOWAZONING OWNER/APPLICANTPROPOSED ZONING R-3 DESCRIPTION ”ADJACENT OWNERSHIP ENGINEERPROJECTVICINITY MAPPROPOSED ZONING R-4 DESCRIPTION ”PROPOSED ZONING C-1 DESCRIPTION ”