HomeMy WebLinkAbout2021-06-21-G02 Kettlestone Apartments 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 K-
OF Kettlestone Office District / PD-1 Planned Development Overlay to
K-MF Stacked High Kettlestone Multi-Family Stacked High / PD-1
Planned Development Overlay (Kettlestone Apartments)
FORMAT: Public Hearing
SYNOPSIS INCLUDING PRO & CON: Staff has received a request for rezoning of
approximately 2.28-acres of property from K-OF/PD-1 to K-MF-Stacked
High/PD-1 to allow for a high-density multi-family residential
development. The property is located west of Grand Prairie Parkway and
north of SE Encompass Drive.
The applicant received submitted consent to the rezoning with consent
from 50.1% from neighboring property owners for the area proposed to
be rezoned. 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 project. The
concept plan identifies the construction of a 17,640 square foot, 49-foot
high apartment building. The proposed building is planned to have 87
units total. In addition, to the proposed building, the concept plan
identifies the associated parking that is required for the site. Access to
the development will be provided by a joint access shared with the
adjoining Encompass office building to the west.
The applicant has requested a planned development overlay to
accommodate some of the unique aspects of the project. The applicant
has requested that a maximum density of 39 units per acre be allowed.
The maximum density within the K-MF Stacked High district is 24 units
per acre. The applicant has indicated that the proposed density is
necessary to make the project successful and to provide additional
housing options closer to work for employees of existing and future
businesses in the area.
The applicant has also requested that minimum floor areas of 375 square
feet for studio apartment units and 570 square feet for one-bedroom units
be allowed in lieu of the K-MF-Stacked High requirement of 600 square
feet. The applicant has indicated that small families and young
G2
professionals are the target market for this project who desire less space
and more amenities in and around the building.
The Kettlestone Master Plan identifies the subject property for office
development. While the Master Plan does not specifically identify this
property for high density residential, the intent behind the Kettlestone
Master Plan was to plan the area appropriately, while also allowing
flexibility where certain land uses make sense. Integrating housing into a
developing office park area is a measure that is appropriate to allow for
employees to choose to live closer to work, if they wish to do so. In
addition, the proposed entertainment district to the south of the subject
property will require housing options for the employees of that area as
well.
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 K-OF (Kettlestone Office District)/ PD-1
(Planned Development Overlay) to K-MF-Stacked High (Kettlestone Multi-Family Stacked
High District) / PD-1 (Planned Development Overlay) [Kettlestone Apartments]
Senior Planner, Andy Kass, introduce the request for approval of a rezoning for a high-density
residential development as submitted by the applicant, Downing Construction. The property is
generally located west of Grand Prairie Parkway and north of SE Encompass Drive containing
approximately 2.28 acres. The applicant has received approximately 50.1% consent from adjacent
property owners for the rezoning. To date, staff has not received correspondence for or against
the rezoning.
Mr. Kass advised that the concept plan submitted for the project identifies the construction of a
17,640 square foot, 49 foot high apartment building. The proposed building includes
approximately 87 units from 375 square feet to 570 square feet in size. The planned development
document addresses the size of the units as they are below the minimum K-MF- Stacked square
footage requirement of 600 square feet. The planned development document also addresses the
applicants request to increase the maximum density from 24 units per acre to 39 units per acre to
allow for the project. The applicant has indicated that the proposed density makes the project
successful and provides additional housing options for the employees of businesses in the area.
Parkland dedication equaling approximately 0.96 acres will be required for the project.
At this time staff would recommend approval of the rezoning for Kettlestone Apartments due to
the project being generally consistent with the Kettlestone master Plan.
Commissioner Inman questioned if there were any micro units on the market. Mr. Kass
advised that there is a project currently under construction that is looking to provide a
similar product, but they may not be on the market at this time.
Commissioner Hoifeldt questioned if there were any other changes to the zoning
specifications within the Planned Development document. Mr. Kass advised no. The
height of the building is within the original zoning specifications.
Commissioner Hoifeldt questioned if changing the zoning would have an effect on City
Taxes. Mr. Kass advised that it more than likely would not create as much tax revenue,
but as the property where this project was originally supposed to go is intended to be
rezoned back to commercial, there is not a large change for the area as far as impact is
concerned. The previous location of the project was proving difficult to design
appropriate parking which inspired the move.
Commissioner Broderick questioned if this project would be part of a larger Owner’s
Association. Mr. Kass advised that was correct. SE Encompass Drive is a private street,
so there is a Master Owners Association that the developments are a part of.
Commissioner Hoifeldt moved to approve the rezoning related to a change from K-OF
(Kettlestone Office District)/ PD-1 (Planned Development Overlay) to K-MF-Stacked High
(Kettlestone Multi-Family Stacked High District) / PD-1 (Planned Development Overlay)
[Kettlestone Apartments] subject to any remaining staff comments. Commissioner Inman
seconded the motion. Ayes: Streit, Koshy, Inman, Broderick, and Streit. 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/Kettlestone Master Plan.
RECOMMENDATION: Hold the Public Hearing.
ATTACHMENTS: I. Staff Report
II. Rezoning Map
III. Concept Plan
IV. Concept Elevations
V. Planned Development
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: Kettlestone Apartments – Rezoning PREPARED BY: Andy Kass AICP, Senior Planner
REPORT DATE: June 4, 2021
MEETING DATE: June 8, 2021
GENERAL INFORMATION
Applicant: Josh Rabe, Downing Construction
Owner:
FISH 174, LLC & CHCR, LLC
Owner’s Representative:
Ryan Anderson, P.E., ISG
Request: The applicant is requesting approval of a rezoning for
a high-density residential development.
Location and Size: Property is generally located west of Grand Prairie
Parkway and north of SE Encompass Drive containing
approximately 2.28-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
Business Park K-OF (Kettlestone Office) / PD-1
(Planned Development Overlay)
North Pond / Kettlestone
Greenbelt
Park A-1 (Agricultural District)
South Vacant –
Undeveloped
Community
Commercial
K-OF (Kettlestone Office) / PD-1
(Planned Development Overlay)
East Holmes Murphy Business Park K-OF (Kettlestone Office)
West Encompass Building Business Park /
Community
Commercial
K-OF (Kettlestone Office) / PD-1
(Planned Development Overlay)
BACKGROUND
The subject property is located west of Grand Prairie Parkway and north of SE Encompass Drive encompassing a total
of 2.28-acres. The applicant has submitted a rezoning request to rezoning the property from K-OF (Kettlestone Office
District) / PD-1 to K-MF-Stack High (Kettlestone Multi-Family Stacked High District) / PD-1 (Planned Development
Overlay). The applicant has submitted consent to the rezoning with consent from 50.1% from neighboring property
owners for the area proposed to be rezoned. 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 project. The concept plan identifies the construction of a
17,640 square foot, 49-foot high apartment building. The proposed building is planned to have 87 units total. In addition,
to the proposed building, the concept plan identifies the associated parking that is required for the site. Access to the
development will be provided by a joint access shared with the adjoining Encompass office building to the west.
The applicant has requested a planned development overlay to accommodate some of the unique aspects of the project.
The applicant has requested that a maximum density of 39 units per acre be allowed. The maximum density within the
K-MF Stacked High district is 24 units per acre. The applicant has indicated that the proposed density is necessary to
make the project successful and to provide additional housing options closer to work for employees of existing and
future businesses in the area.
The applicant has also requested that minimum floor areas of 375 square feet for studio apartment units and 570 square
feet for one-bedroom units be allowed in lieu of the K-MF-Stacked High requirement of 600 square feet. The applicant
has indicated that small families and young professionals are the target market for this project who desire less space and
more amenities in and around the building.
June 4, 2021
3 of 3
Table 1: Standard K-MF-Stacked High requirements in comparison to the Planned Development.
Category Standard K-MF Stacked High
(minimum)
Proposed K-MF Stacked High /
PD-1(minimum)
Lot Area No minimum No minimum
Lot Width No minimum No minimum
Front Yard Setback No minimum No minimum
Rear Yard Setback No minimum No minimum
Side Yard Setback No minimum No minimum
Floor Area Ratio 0.80 0.85
Maximum Density 24 units per acre 39 units per acre
Minimum Floor Area 600 square feet See Planned Development Document
PARKLAND DEDICATION
Parkland dedication requirements will apply to this project due to is residential nature. Based on the number of units
proposed, the applicant would be required to dedicate 0.96-acre of land. The applicant has proposed to satisfy this
requirement in an alternative way by dedicating a fee in lieu of land dedication.
KETTLESTONE MASTER PLAN
The Kettlestone Master Plan identifies the subject property for office development. While the Master Plan does not
specifically identify this property for high density residential, the intent behind the Kettlestone Master Plan was to plan the
area appropriately, while also allowing flexibility where certain land uses make sense. Integrating housing into a developing
office park area is measure that is appropriate to allow for employees to choose to live closer to work, if they wish to do so.
In addition, the proposed entertainment district to the south of the subject property will require housing options for the
employees of that area as well.
STAFF RECOMMENDATION
The proposed use and zoning of the property is generally consistent with the Kettlestone Master Plan. Staff
recommends approval of the rezoning for Kettlestone Apartments.
SE
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SEESKERRIDGEDR
SE PARKVIEW CROS
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NG DR.28.9ft237.6ft
299.3ft 318.6ft360.3ftParcel ID - 1604406002
Current Zoning -
K-OF Kettlestone Office / PD-1 Planned Development
Proposed Zoning -
K-MF-Stacked High Kettlestone / PD-1 Planned Development Overlay
Parcel ID -
1604402003
Parcel
ID -
1604404005
Parcel
ID -
1604406001
Parcel ID -
1604427002
Parcel ID -
1604406003
WAUKEE
GRANDPRAIRIEPKWYS E TA L L G R A SSL N .SE
EskerRidgeDr
Legend
Rezoning Boundary
250ft Rezoning Limits
Parcels within 250ft
Parcels
0 15075
Feet ¯Rezoning Location Map
Kettlestone Apartments
Waukee, Dallas County, Iowa
1 in = 150 ft
Wednesday, May 5, 2021
Source(s):
Parcels (Dallas County, 2020)
Project Number 21-24943 S:\Projects\24000 PROJ\24900-24999\24943 Kettlestone Apartments-Waukee IA\24943 GIS\24943 MapDocs\24943 - Rezoning Map.mxdName of
Property
Owner
Parcel ID
Legal
Description of
Property
Mailing Address
Total Area
of Property
(s.f.)
Square
Footage
within 200'
of rezoning
% of Total
Square
Footage
within 200' of
rezoning
%
Consenting
% Non-
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COMMUNITY
CHOICE
CREDIT
UNION
1604402003
THE SHOPS
AT
KETTLESTON
E NORTH
PLAT 1
OUTLOT U
6163 NW
86TH ST, STE
105
JOHNSTON, IA
50131
91287 55610 20.4%
WAUKEE
LAND
HOLDINGS,
LLC
1604404005
THE SHOPS
AT
KETTLESTON
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PLAT 5
PARCEL 18-
163 OUTLOT
B
425 DIAMOND
CREEK RD
MANKATO,
MN 56001
122342 43233 15.9%
2565 SE
ENCOMPASS
INVESTMENT
GROUP, LLC
1604406001
THE SHOPS
AT
KETTLESTON
E NORTH
PLAT 7 LOT 1
4700 150TH ST
URBANDALE,
IA 50323
141123 98482 36.2%
KC
KETTLESTON
E, LC
1604427002
ASHWORTH
NORTH PLAT
1 LOT 1
5000
WESTOWN
PARKWAY,
SUITE 400
WEST DES
MOINES, IA
50266
359295 37101 13.6%
KETTLEVIEW,
LLC 1604406003
THE SHOPS
AT
KETTLESTON
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PLAT 7
OUTLOT A
4700 150TH ST
URBANDALE,
IA 50323
73508 37792 13.9%
Total 272,218 s.f.100.0%0.0%0.0%
Property Owner I nformation-
CHCR, LLC
Attn: Jonathan Mathis
1690 Red Ball Road, Nora Springs, IA 50458
612-703-3028
Project Representative-
Ryan Anderson - Engineer's Project Manager - ISG
7900 I nternational Drive, Suite 550 Minneapolis, MN 55425
(952) 426-0699
Proposed Request-
Rezone Property to K-MF/PD -1
Legal D escription-
THE SHOPS AT KETTLESTONE NORTH PLAT 7 LOT 2
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13.9%
50.1%
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KETTLESTONE
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PRELIMINARY NOT FOR CONSTRUCTION PRELIMINARY NOT FOR CONSTRUCTION24943 C3-SITE
DATE
REVISION SCHEDULE
DESCRIPTION BY
SHEET
TITLE
PROJECT
WITHOUT PRIOR WRITTEN CONSENT.
INC. AND MAY NOT BE USED, COPIED OR DUPLICATED
THIS DOCUMENT IS THE PROPERTY OF I & S GROUP,
PROJECT NO.
FILE NAME
DESIGNED BY
ORIGINAL ISSUE DATE
DRAWN BY
CLIENT PROJECT NO.
REVIEWED BY
C3-10
----
--/--/--
21-24943
C3-10 PROPOSED SITE PLAN
---- ---- C3-10
WAUKEE IOWA
PROPOSED SITE
PLAN
0
SCALE IN FEET
20 40
TJB
ARA
DAJ
PAVEMENT LEGEND
SYMBOL DESCRIPTION
STANDARD CONCRETE
PAVEMENT (7")
CONCRETE SIDEWALK (4")
EXISTING PROPERTY LINE (TYP)
STANDARD CONCRETE PAVEMENT WITH
INTEGRAL CURB AND GUTTER (7") (TYP)R3'R3'
R3'R3'
R5'
R3'
R3'
R3'
R3'
R5'
R3'
R5'
R3'
R5'
R3'
R5'
R10'
R3'
R3'
R3'
R3'
R5'
R5'
17'24'19'19'24'19'19'24'17'
26'
17'
28'
ELECTRICAL TRANSFORMER PAD
TRASH ENCLOSURE
(SEE ARCH)
PARING STALLS PER ROW (TYP
TOTAL NUMBER OF PARKING STALLS = 143 STALLS
17'26'TRASH ENCLOSURE
(SEE ARCH)9' (TYP)R5'
R5'9' (TYP)R10'
R10'
R5'
R15'
R5'
R5'
R5'
R4.5'
R4.5'R4.5'26'6'17'24'17'
LEVEL-10"LEVEL-210' -6 5/8"PARAPET-146' -9 1/2"PLATE-19' -1 1/8"6' - 0 1/2"12' - 1 1/8"1' - 5 1/2"9' - 1 1/8"1' - 5 1/2"9' - 1 1/8"1' - 5 1/2"9' - 1 1/8"LEVEL-321' -1 1/4"LEVEL-431' -7 7/8"PLATE-219' -7 3/4"PLATE-330' -2 3/8"PLATE-440' -9"PLATE-543' -9"PARAPET-249' -9 1/2"f: 515.961.0468THIS PLAN IS THE PROPERTY OF DOWNING CONSTRUCTION INC.ANY USE WITHOUT WRITTEN PERMISSION IS STRICTLY PROHIBITED!PLAN NO. =DWG. LISTREVISIONSORIGINAL CONSTRUCTION DOCUMENTDRAWN BY: www.downingconstruct.comwww.downingplanroom.com509 East Scenic Valley Ave.Indianola, Iowa 50125p: 515.961.5386Precon. TeamCHECK SET - NOT FOR CONSTRUCTIONDELIVERCOMMITDEVELOPDISCOVER/ ANALYZEA-202KETTLESTONE APARTMENTSStreet Address - T.B.D.Waukee, Iowa 5026390-07003/02/2021COLOR EXTERIORELEVATIONS04/26/2021 - Coordination--/--/------/--/------/--/------/--/------/--/----EXTERIOR MATERIAL SELECTIONSSCALE:3/32" = 1'-0"1COLOR - FRONT ELEVATIONSCALE: 1/16" = 1'-0"2COLOR - REAR ELEVATIONSCALE: 1/16" = 1'-0"3COLOR - LEFT ELEVATIONSCALE: 1/16" = 1'-0"4COLOR - RIGHT ELEVATIONNOTE:THESE SELECTIONS ARE PROVIDED TO SHOW "COLOR INTENT".FINAL SELECTIONS CAN/ OR WILL BE MADE BY THE OWNER AS THIS PROJECT PROGRESSES.--ROOFINGANY MANUFACTURERTPOWHITE-VISIBLE METAL TRIMANY MANUFACTURERBLACK---HORIZONTAL SIDINGNICHIHARIBBEDIVORYGARAGE DOOR TO MATCH--VERTICAL SIDINGNICHIHAVINTAGEWOODSPRUCE---BRICK MASONRY VENEERANY MANUFACTURERUTILITY SIZEDCOLOR: TBDGRAY/ TAN/ or BROWN-DOORS & WINDOWSANY MANUFACTURERBLACKT.B.D.(TO BE DETERMINED)
ORDINANCE NO.
AN ORDINANCE TO AMEND CHAPTER 169, ZONING ORDINANCE, CITY
OF WAUKEE, IOWA BY AMENDING THE ZONING FROM K-OF
(KETTLESTONE OFFICE DISTRICT)/PD-1 (PLANNED DEVELOPMENT
OVERLAY) TO K-MF-STACKED HIGH (KETTLESTONE MULTI-FAMILY
STACKED HIGH DISTRICT)/PD-1 (PLANNED DEVELOPMENT OVERLAY)
FOR CERTAIN PROPERTY [KETTLESTONE APARTMENTS]
BE IT ORDAINED by the Council of the City of Waukee:
Section 1. Section 169.02 of Chapter 169, Waukee Municipal Code, Zoning
Ordinance of the City, adopting the Official Zoning Map, is hereby amended by
amending the zoning from K-OF (Kettlestone Office District)/PD-1 (Planned
Development Overlay) to K-MF-Stacked High (Kettlestone Multi-Family Stacked High
District)/PD-1 (Planned Development Overlay) for property legally described as
follows:
Lot 2, The Shops at Kettlestone North Plat 7, and official plat in the City of Waukee,
Dalls County, Iowa.
Section 2. Planned Development Agreement. Attached hereto as Exhibit A is
the Planned Development Agreement which shall define the minimum standards and
requirements of the PD-1 [Planned Development Overlay District] pertaining to the above
legally described property.
Section 3. Repealer. All ordinances or parts of ordinances in conflict with the
provisions of this ordinance are hereby repealed.
Section 4. Severability Clause. If any section, provision or part of this
ordinance shall be adjudged invalid or unconstitutional, such adjudication shall not affect
the validity of the ordinance as a whole or any section, provision, or part thereof not
adjudged invalid or unconstitutional.
Section 5. Effective Date. This ordinance shall be in effect upon its final
passage, approval and publication as provided by law.
Passed by the Council this ____ day of ________, 2021, and approved this ____ day of
___________, 2021.
Courtney Clarke, Mayor
Attest:
Rebecca D. Schuett, City Clerk
Exhibit A
KETTLESTONE APARTMENTS
PLANNED DEVELOPMENT
CITY OF WAUKEE
APPROVED BY WAUKEE CITY COUNCIL ON ___________, 2021
TABLE OF CONTENTS
KETTLESTONE APARTMENTS
PLANNED DEVELOPMENT
• Rezoning Request
• Exhibit B – Waukee PD Form
• Exhibit C – Property Legal Description
• Exhibit D – Rezoning Map
• Exhibit E – Conceptual Development Plan
• Exhibit F – Conceptual Elevations
Exhibit B | KETTLESTONE APARTMENTS – PLANNED DEVELOPMENT
Waukee, Iowa
Planned Development Overlay District (PD)
Item 1 Purpose and Scope of District
• The subject property is generally located west of Grand Prairie Parkway and
north of SE Encompass Drive
• The proposed Planned Development is an approximately 2.28 acre parcel of
property. The proposed Planned Development calls for the development of
apartment building with up to 87 units.
• The proposed underlying zoning of the Property will be K-MF Stacked High
(Kettlestone Multi-Family Stack High District) with the Planned Development
Overlay (PD-1) defining the allowable uses, bulk regulations and restrictions.
Item 2 Location, Size, Legal Description
• See Attached: Exhibit C – Property Legal Description
Item 3 Conceptual Development Plan and Building Elevations
• See Attached: Exhibit D – Rezoning Map
Exhibit E – Conceptual Development Plan
Exhibit F- Conceptual Building Elevations
Item 4 Building Design Standards, including height, materials, sections and other
information required to describe the project
Building design and site standards for the project shall be consistent with the
Waukee Code of Ordinances and the Kettlestone Design Guidelines.
Item 5 Bulk Regulations – Including Density Regulations, Setbacks, Maximum Heights,
and other design standards specific to the Project
All bulk regulations shall meet the minimum requirements as specified within the
K-MF Stacked High (Kettlestone Multi-Family Stack High District) District with the
following exceptions and modifications as specified below:
1. Overall Maximum Density. Thirty-nine (39) Dwelling Units/Acre maximum
and consistent with the conceptual development plan as described in
attached Exhibit E.
2. Minimum Floor Area:
a. Studio Apartments – 375 square feet with a maximum of 19
b. One Bedroom Apartments – 570 square feet with a maximum of 45
units
c. All other units shall meet the minimum requirements of the K-MU
(Kettlestone Mixed Use) District
Item 6 Uses of Property – Including Principal Permitted Uses and Accessory
Uses
Those uses and accessory uses only as permitted within the K-MF Stacked
High (Kettlestone Multi-Family Stacked High District).
Item 7 Off Street Parking and Loading Requirements
1. A minimum of one (1) parking space shall be provided per bedroom
2. A minimum of one (1) parking space shall be provided per every five (5)
units for guest parking
Item 8 Park Land Dedication, Open Space, Landscape and Buffer Regulations
1. Parkland Dedication shall be provided as required within the City of Waukee
Code of Ordinances.
2. Minimum open space and landscaping shall be as described within the City
of Waukee Code of Ordinances.
3. The minimum 25-foot landscape buffer requirements shall not apply to this
project, however, the developer shall provide additional landscaping on the
east, west, and south sides of the property in a manner consistent with the
buffer requirements located within the Kettlestone Design Guielines.
END OF DOCUMENT
EXHIBIT C
LEGAL DESCRIPTION
Lot 2, The Shops at Kettlestone North Plat 7, and official plat in the City of Waukee, Dalls
County, Iowa.
EXHIBIT D
REZONING MAP
EXHIBIT E
CONCEPTUAL DEVELOPMENT PLAN
EXHIBIT F
CONCEPTUAL BUILDING ELEVATIONS