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Home My WebLink About2021-06-21-G01 Waukee Crossing 2 Rezoning_PH AGENDA ITEM: CITY OF WAUKEE, IOWA CITY COUNCIL MEETING COMMUNICATION MEETING DATE: June 21, 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-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 [Waukee Crossing 2] FORMAT: Public Hearing SYNOPSIS INCLUDING PRO & CON: Staff has received a request for rezoning of approximately 133-acres of property from A-1 to R-2, R-3, R-4, and C-1. The property is located east of NW 10th Street and north of Hickman Road. The applicant requests that 63.4-acres be rezoned to R-2, 24-acres be rezoned to R-4, 31.6-acres be rezoned to R-3, and 12.4-acres be rezoned to C-1. The applicant received submitted consent to the rezoning with consent from 41% from neighboring property owners for the area proposed to be rezoned. The City Council agreed to set the public hearing for this request without the required 50% because the applicant contacted each property owner and received a reply or no reply. In addition, the Waukee School District and the City of Waukee own 26.77% of the adjacent property and neither entity is eligible to consent to the request. Rezoning signs were placed on the property and notices were mailed to adjacent property owners. Staff has received no correspondence regarding this request. The applicant has provided a concept plan for the proposed rezoning, however, staff would note that the applicant only intends to install the necessary infrastructure in order to plat outlots to sell to individual developers. The concept plan provided indicates a total of 201 single- family residential lots within the 69.4-acre area proposed to be zoned R- 2. The concept plan identifies a 25-acre area proposed to be zoned R-4, a 31.6-acre area proposed to be zoned R-3, and a 12.4-acre area proposed to be zoned C-1. Landscape buffers will be required in various widths when development occurs to screen adjacent zoning districts and existing adjoining development. NW Sunrise Drive and NW 2nd Street will provide access to the development. Both of these streets are currently under construction as City of Waukee funded projects. The applicant will be responsible for constructing a portion of NW Sunrise Drive east of the intersection of G1 NW 2nd Street and NW Sunrise Drive. The applicant will also be responsible for constructing NW 6th Street from the south side of the high school and to the south for the length of the plat boundary. The area proposed to be zoned C-1 will have limited access via NW 10th Street. The subject property is classified as Single Family Residential, Medium Density Residential and Open Space 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. Open Space is defined as areas intended for park development or open space conservation. The number of single-family lots shown on the concept plan is approximately 3 units per acre which is consistent with the range identified within the Comprehensive Plan. The area proposed to be zoned R-4 is consistent with the medium density residential classification as the maximum allow density is 12 units per acre. The area proposed to be zoned R-3 makes sense in this area as it is adjacent to the new high school and provides an additional housing option within this neighborhood. The area proposed to be zoned C-1 is located along NW 10th Street and south of NW Sunrise Drive adjacent to the new high school. This limited commercial area will be able to provide needed services to the residents and students at the high school. FISCAL IMPACT INCLUDING COST/BENEFIT ANALYSIS: COMMISSION/BOARD/COMMITTEE COMMENT: The Planning and Zoning Commission reviewed the rezoning request on June 8, 2021 and recommended approval: Approval of a Rezoning related to a change from A-1 (Agricultural 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) [Waukee Crossing 2] Senior Planner, Andy Kass, introduced the request for approval of a rezoning as submitted by the applicant, Waukee Crossing, LLC. The Property is generally located north of Hickman Road and east of NW 10th Street containing approximately 133-acres. At this time, the applicant has received approximately 41% consent from the adjacent properties. The City Council agreed to set the public hearing for this request without the required 50% consent due to the applicant contacting every property owner and getting either a reply or no reply. Additionally, the Waukee School district and the City of Waukee own 26.77% of the adjacent land and are ineligible to consent to the request. To date, Staff has not received correspondence for or against the rezoning. Mr. Kass advised that the applicant provided a concept plan for the proposed rezoning, however the applicant has advised that they only intend to install the public infrastructure in order to plat out lots to sell to individual developers. Generally, the concept plan assigns 69.4 acres as the R-2 zoning designation, 31.6 acres as the R-3 zoning designation, 25 acres as the R-4 zoning designation, and 12.4 acres as the C-1 zoning designation. More concrete details will be provided with submittals for the out lots at such a time that development is intended upon them. Access will be provided off of NW Sunrise Drive and NW 2nd Street, both of which are under construction as City projects. The applicant will be responsible for constructing a portion of NW Sunrise Drive as well as constructing NW 6th Street though the plat. Parkland dedication and Landscape buffers will be required for various portions of this project. At this time staff would recommend approval of the rezoning for Waukee Crossing 2, as it is generally consistent with the Comprehensive Plan.  Commissioner Streit questioned what happens to the properties north of the Shottenkirk Dealership with the construction of NW 6th Street. Mr. Kass advised that the Street could fit with the current easements in place.  Commissioner Streit questioned what kind of development could occur on the portion of land that still have the residential homes on it. Mr. Kass advised that it would more than likely be an M-1 or M-2 designation, but it is hard to tell given the shape of the lot, however there will need to be environmental remediation of the property given previous uses.  Commissioner Hoifeldt questioned if the City is potentially over-saturating commercial zoning along 10th street. Mr. Kass advised that C-1 is the most flexible commercial zoning, allowing office to retail or restaurant options. With the surrounding school and sports club, the saturation of commercial in the area may not be a bad thing.  Commissioner Hoifeldt questioned what the access into the commercial space would look like. Mr. Kass advised that it would need to be limited access as full access points are regulated on a minor arterial road. Commissioner Hoifeldt moved to approve the rezoning related to a change from A-1 (Agricultural 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) [Waukee Crossing 2] subject to any remaining staff comments. Commissioner Hoifeldt seconded the motion. Ayes: Streit, Koshy, Inman, and Streit. Nays: None. Recused: Broderick. 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 & Concept Plan PREPARED BY: Andy Kass, Senior Planner REVIEWED BY: PUBLIC NOTICE INFORMATION – NAME OF PUBLICATION: Dallas County News DATE OF PUBLICATION: June 10, 2021 PLANNING AND ZONING COMMISSION STAFF REPORT PROJECT: Waukee Crossing 2 – Rezoning PREPARED BY: Andy Kass AICP, Senior Planner REPORT DATE: June 4, 2021 MEETING DATE: June 8, 2021 GENERAL INFORMATION Applicant: Waukee Crossing, LLC Owner: Philip E. Broderick, LLC & Charlotte R. Broderick, LLC Owner’s Representative: Ed Arp, PLA, Civil Engineering Consultants Request: The applicant is requesting approval of a rezoning for a residential and commercial development Location and Size: Property is generally located north of Hickman Road and east of NW 10th Street containing approximately 133-acres. AREA MAP ABOVE LEFT: Aerial of Property identifying the proposed plat (outlined in BLUE). June 4, 2021 2 of 3 LAND USES AND ZONING Location Existing Land Use Comprehensive Plan Current Zoning Property in Question Vacant – Undeveloped Single Family Residential / Medium Density Residential / Open Space A-1 (Agricultural District) North Waukee NW High School / Prairie Rose / undeveloped Institutional & single Family Residential A-1 (Agricultural District), R-4 (Row Dwelling & Townhome District), R-2 (One & Two Family Residential) / PD-1 (Planned Development Overlay District) South Existing Farmstead / Undeveloped Mixed Use Corridor A-1 (Agricultural District) & C-1 (Community & Highway Service Commercial District) East Indi Run / Commons at Greenway Single Family Residential / Medium Density Residential R-4 (Row Dwelling & Townhome District) / PD-1 (Planned Development Overlay District) West Quad Graphics / Undeveloped Light Industrial Office C-1 (Community & Highway Service Commercial District) & M-1A (Limited Industrial District) BACKGROUND The subject property is located north of Hickman Road and east of NW 10th Street encompassing a total of 133-acres. The applicant has submitted a rezoning request to rezoning the property from A-1 (Agricultural 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). The property is currently in use for row-crop production. The applicant has submitted consent to the rezoning with consent from 41% from neighboring property owners for the area proposed to be rezoned. The City Council agreed to set the public hearing for this request without the required 50% because the applicant contacted each property owner and received a reply or no reply. In addition, the Waukee School District and the City of Waukee own 26.77% of the adjacent property and neither entity is eligible to consent to the request. Rezoning signs have been placed on the property and notices have been mailed to adjacent property owners. Staff has received no correspondence regarding this request. PROJECT DESCRIPTION The applicant has provided a concept plan for the proposed rezoning, however, staff would note that the applicant only intends to install the necessary infrastructure in order to plat outlots to sell to individual developers. The concept plan provided indicates a total of 201 single-family residential lots within the 69.4-acre area proposed to be zoned R-2. The concept plan identifies a 25-acre area proposed to be zoned R-4, a 31.6-acre area proposed to be zoned R-3, and a 12.4- acre area proposed to be zoned C-1. Landscape buffers will be required in various widths when development occurs to screen adjacent zoning districts and existing adjoining development. NW Sunrise Drive and NW 2nd Street will provide access to the development. Both of these streets are currently under construction as City of Waukee funded projects. The applicant will be responsible for constructing a portion of NW Sunrise Drive east of the intersection of NW 2nd Street and NW Sunrise Drive. The applicant will also be June 4, 2021 3 of 3 responsible for constructing NW 6th Street from the south side of the high school and to the south for the length of the plat boundary. The area proposed to be zoned C-1 will have limited access via NW 10th Street. PARKLAND DEDICATION Parkland dedication requirements will apply to this project due to is residential nature. Based on maximum allowed densities and the number of lots shown, the applicant would be required to dedicate 11.85-acres of parkland to the City to satisfy the requirement. If any of the areas are located within the 100-year floodplain additional land is required to be dedicated. The applicant has identified 7.4-acres of area that could be dedicated to the City. Final acceptance of parkland areas will depend upon how the property develops. Staff will continue to work with the applicant as further planning for the area continues. COMPREHENSIVE PLAN The subject property is classified as Single Family Residential, Medium Density Residential and Open Space 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.  Open Space is defined as areas intended for park development or open space conservation. The number of single-family lots shown on the concept plan is approximately 3 units per acre which is consistent with the range identified within the Comprehensive Plan. The area proposed to be zoned R-4 is consistent with the medium density residential classification as the maximum allow density is 12 units per acre. The area proposed to be zoned R-3 makes sense in this area as it is adjacent to the new high school and provides an additional housing option within this neighborhood. The area proposed to be zoned C-1 is located along NW 10th Street and south of NW Sunrise Drive adjacent to the new high school. This limited commercial area will be able to provide needed services to the residents and students at the high school. STAFF RECOMMENDATION The proposed use and zoning of the property is generally consistent with the Comprehensive Plan. Staff recommends approval of the rezoning for Waukee Crossing 2. CEC Civil Engineering Consultants, Inc. 2400 86th Street . Unit 12 . Des Moines, Iowa 50322 515.276.4884 . mail@ceclac.com . Q:\A-FILES\A-2000\A2052\_C3D Drawings\Rezoning\A2052 (01) REZONING.dwg, 6/3/2021 4:34:06 PM, jagaddis, 1:1 CEC Civil Engineering Consultants, Inc. 2400 86th Street . Unit 12 . Des Moines, Iowa 50322 515.276.4884 . mail@ceclac.com . Q:\A-FILES\A-2000\A2052\_C3D Drawings\Rezoning\A2052 (02) REZONING.dwg, 6/3/2021 4:34:07 PM, jagaddis, 1:1 0.35 ACONLYONLYONLYONLY ONLY ONLY [][][]U AVENUE N WARRIOR LANE****SUNRISE DR.NW 2ND STREETNW SUNRISE DRIVENW 6TH STREETN VENTURE DR.FULLACCESSFULLACCESSFULLACCESSFULLACCESSRIGHT-IN/RIGHT-OUTRIGHT-IN/RIGHT-OUTRIGHT-IN/RIGHT-OUTCEC Civil Engineering Consultants, Inc. 2400 86th Street . Unit 12 . Des Moines, Iowa 50322 515.276.4884 . Fax: 515.276.7084 . mail@ceclac.com . Q:\A-FILES\A-2000\A2052\_C3D Drawings\Master Plan\A2052 Master Plan.dwg, 6/3/2021 4:35:01 PM, jagaddis, 1:1