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HomeMy WebLinkAbout2020-07-20-G01 Autumn Valley Rezoning_PH AGENDA ITEM: CITY OF WAUKEE, IOWA CITY COUNCIL MEETING COMMUNICATION MEETING DATE: July 20, 2020 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) and R-4 (Row Dwelling & Townhome District) [Autumn Valley] FORMAT: Public Hearing SYNOPSIS INCLUDING PRO & CON: The applicant, DR Horton, requests approval of a rezoning from A-1 to R-2 and R-4 for property located south of Spruce Street and west of 9th Street. The property is approximately 44.88-acres in area. The area proposed to be zoned R-2 is 35.66-acres in area. The area proposed to be zoned R-4 is 9.22-acres in area. The applicant received 57.5% consent from surrounding property owners for the request. A concept plan was provided that identifies 109 lots for single family residential development and the construction of 56 townhome units. The applicant has indicated that price points for the single family homes would be in the $250,000 to $300,000 price range. The applicant has also indicated that the townhomes are intended to be owner-occupied and to be in the $210,000 to $220,000. In addition to the proposed lots and townhome units, the concept plan identifies extensions of 10th Street, Northview Drive, Bel Aire Court, and Waukee Avenue. Trails will be required along Northview Drive and 10th Street. Landscape buffers will be required for lots along 10th Street and along the perimeters of the townhome development. At the Planning and Zoning Commission meeting the applicant agreed to increase the buffer for the townhomes that would be adjacent to the Clayton Estates neighborhood. The Imagine Waukee 2040: Comprehensive Plan identifies the subject property as Single Family Residential and Medium Density Residential. 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 side by side townhome and rowhome products with densities ranging from 4 to 12 units per acre. Prior to the Planning & Zoning Commission meeting staff received email correspondence and a petition in opposition to the proposed request from surrounding neighbors of the property. The correspondence and petition is attached for your review. Many of the concerns from the adjoining property owners relate to the proposed townhomes shown on the east side of 10th Street that will back- up to the Clayton Estates neighborhood. The concern from the neighbors is that the Future Land Use Map from the Comprehensive Plan does not show townhomes east of 10th Street. An excerpt of the Future Land Use Map identifying the subject property has been included for your review. The proposed concept plan for the property shows a different alignment of 10th Street than what the Comprehensive Plan shows. The 10th Street alignment in the Comprehensive Plan shows 10th Street closer to the Clayton Estates neighborhood. The concept plan for the Autumn Valley development has pulled the alignment of 10th Street to the west. The applicant indicated at the Planning & Zoning Commission meeting that 10th Street was moved to the west so that it is further away from the existing neighborhood. The Planning & Zoning Commission requested that the applicant prepare an exhibit of G1 what their development would look like if the alignment of 10th Street was consistent with the Comprehensive Plan. That exhibit has also been included for your review. FISCAL IMPACT INCLUDING COST/BENEFIT ANALYSIS: COMMISSION/BOARD/COMMITTEE COMMENT: The Planning and Zoning Commission reviewed the request at their July 14, 2020 meeting and recommended approval: Approval of a Rezoning related to a change from A-1 (Agricultural District) to R-2 (One and Two Family Residential District) and R-4 (Row Dwelling & Townhome District) [Autumn Valley] Senior Planner Andy Kass introduced the request related to rezoning for a single family and medium density residential subdivision as submitted by the applicant, DR Horton. The subject property is generally located south of Spruce Street and west of 9th Street, containing approximately 44.88 acres. The property is currently used for agricultural purposes. Mr. Kass advised that the applicant is requesting 35.66 acres be zoned R-2 (One and Two Family Residential District) and the remaining 9.22 acres be zoned R-4 (Row Dwelling & Townhome District). At this time, the applicant has submitted the necessary consent to the rezoning obtaining 57.5% approval from the surrounding property. A rezoning sign was placed on the property on July 6, 2020 and notification to adjacent property owners was mailed on the same day. Correspondence has been received from several community members against the R-4 portion of the request. These correspondences have been released to the commission for review. Mr. Kass advised that the concept plan indicates approximately 109 lots for single family residential development. The intended price range of these homes is from 250,000 to 300,000 dollars. The concept plan also identifies 56 townhome units which are intended to be owner occupied with a purchase price point between 210,000 and 220,000 dollars. The concept plan also identifies a 25-foot landscape buffer easement along the perimeter of the townhome units to screen them from adjacent single family uses. Street extensions proposed include: 10th street, Northview Drive, Bel Aire Court, and Waukee Avenue. A trail is indicated on the west side of 10th street and north side of Northview Drive. Mr. Kass explained that the general concerns from the community identify a concern with the townhomes being located on the east side of 10th street. Staff is comfortable with allowing this change due to the alignment of 10th street. This area is a difficult location to place single family residential. The second shared concern is that there would be differing land uses adjacent to one another. Mr. Kass advised that as development occurs further south on 10th street, the land uses get more intense and that higher density residential is a transition for gradual increase. South of this development is the proposed site for the future Civic campus, and the future of 10th street is to be a main collector road with the potential to reach 4 lanes in width. At this time staff recommends approval of the rezoning for Autumn Valley. Commissioner Koshy questioned what the green area to the north west of the site was. Mr. Kass advised in was a dedication area as it exists within the greenbelt corridor. Commissioner Hoifeldt questioned how the City handles situations where a developer may have a bad reputation (this suggestion is from the submitted email concerns from residents). Mr. Kass advised that the City cannot discriminate against a builder, they are held to the same standards and regulations as any other builder/developer as they go through the process. Commissioner Inman questioned if 10th street has always been identified as a main corridor. Mr. Kass advised yes, it has always been identified as a major north/south corridor. Commissioner Koshy questioned the sizing of the buildings, how many townhome units would be placed together. Mr. Kass advised that the submitted report says 4-6 units per building. Commissioner Koshy questioned about the parking, Mr. Kass advised that the area is subject to the same parking requirements as any other townhome development, though staff always suggests additional visitor parking. Matt Patterson of 825 9th Street, shared his concerns in three points. First, he would request more than two weeks for neighboring homeowners to receive correspondence and submit their concerns or understand the proposition. Second, He was uncomfortable with the townhomes backing up to single family residential. Third, He was also uncomfortable with the developer/ builder as the reviews coming out of neighboring communities such as Ankeny were not presenting them as a positive force, and that was not something he wanted for the Waukee community. Nick Stumbo of 865 9th Street also shared Mr. Patterson’s concerns advising that when a homeowner is interested in investing in a home, they do their research and look at the surrounding land uses and future area plans. The plans available all show this area (east of 10th street) as being single family residential which has had an impact on the overall feel of the neighborhood. With 10th street having the potential to be a large corridor street, it makes sense to place the higher density on the west side instead of splitting it (the R-4 concept) across the street. Mark of 855 8th Street advised that he also shared his neighbors’ concerns regarding the R-4 district to the east of 10th street. The comprehensive plan identifies this as single family development. He asked the commission to keep in mind that the City Document advised it to be single family, not just builders and realtors, and to keep the area as identified: Single Family Residential. Kahlil Carter of 915 8th Street shared his neighbor’s concerns. He advised that in his family’s search for their home location, they looked in many different communities. A townhome development too close to their preferred location made them lose interest in the area and look to their current home lot in Waukee. The homeowners in the area have invested in their neighborhood, townhomes do not provide the same return investment as single family and could harm the nearby property values. Seth Moulton of DR Horton addressed the concerns. He advised that he and his brother are local. In 2006, they decided to build homes incurring both the successes and challenges that accompany that endeavor. In 2018, they took the opportunity to sell the company as a sustainable way to continue investing in communities and ride the conditions of the markets. They still are decision makers within the DR Horton Iowa branch. They have built and invested approximately 50 Million dollars into the community, as a leader in number of homes built it is fair to say that we [DR Horton] will be scrutinized. We have staff to care for our customers, we adhere to all appropriate building codes, and we use local and reputable contractors to construct all of our homes. We just want to be a good neighbor to the communities we build in. This product attracts young families and young professionals that are looking to begin their home owning journey, these townhomes allow them to do so within their budgets. Commissioner Hoifeldt questioned Mr. Moulton if there was an ability to change this area to the R-2 zoning. Mr. Moulton advised that there isn’t enough space to create a cul-de-sac, space wise there wouldn’t be enough space to meet minimum requirements for a single family home on any of the lots. Brandon Stubbs, an Engineer for the Applicant, advised that the layout has been configured several different ways. Currently, there cannot be driveway access off of 10th street, and there is no through street. As stated before, there is no room for a cul-de-sac on this space either. Commissioner Hoifeldt questioned if the applicant could acquire more space from the southern land owner in order to create the needed space. Mr. Moulton advised that the southern homeowner was not interested in selling, as their property is marked for a higher density and they perceive it will create a better sale price in the future. Commissioners Inman questioned if the townhome portion could shift west and exchange the area marked for detention to the area the borders the single family. Mr. Moulton and City Staff advised that using the area as parkland wouldn’t provide enough space to make it a viable park for the area, it is too small. Mr. Stubbs advised that the applicant could realign 10th street to the east which could provide enough space to keep the R-4 on the west side, however that puts a potential of a 4 lane boulevard in the backyards of the adjacent properties. Director of development, Brad Deets, advised that if the commission noticed the curve of the adjacent lots, they could see the potential location of 10th street. Commissioner Hoifeldt questioned if the buffers weren’t included would there be enough space for Single family. Mr. Stubbs advised, that the lots would max out at 80 feet deep which doesn’t meet minimum regulation depth. Commissioner Inman questioned if there will be more issues with the triangle piece to the south as well. Mr. Kass advised it is a potential as proposed, if this is sent back to the drawing board, perhaps not. Mr. Carter advised that he had lived in autumn ridge and while he did not enjoy the other tenants, the project itself was well built. He asked the applicant what value the townhomes present for the current residents. How much of what we are bringing forward to you as a concern matters. Mr. Moulton advised that, as a realtor, market dictates the value of a home. When pulling comparable homes for value, a townhome would not typically be pulled in comparison to a single family home, it isn’t the same. Right now there is a short supply of housing which means the existing homes have increasing value. Supply and demand matter, and in other projects where single family and townhome products are adjacent, the sales just aren’t indicating a negative effect on single family due to the proximity. Mr. Moulton advised that his concern is that this development has to align with pre-existing streets so there is a limitation on what can be done for the development. The surrounding community matters, and DR Horton tends to build on their own lots which means the development is consistent and there isn’t a long wait for benefits to neighbors such as sidewalk extensions. Commissioner Hoifeldt advised that if this item goes to Council, the applicant needs to bring the alternative layouts. Mr. Moulton made the comment that he is open to other suggestions such as a deeper landscape buffer easement, there are only 6-7 units that would actually back up to single family homes. Mr. Stumbo questioned the commission if there was a reason the proposal couldn’t be tabled. There was only two weeks to review and community members don’t want the R-4. Commissioner Hoifeldt advised that there may not be anything to gain by waiting. Mr. Deets explained the process that, regardless of approval or denial, the proposal goes to City Council. The only difference is that if it is denied it will require a 4/5ths vote to be approved. The Commission is just an advising body to the City Council. Mr. Peterson made a comment that this type of development and process maximized benefits for the developer and not the residents. Mr. Heffernan made the comment that he understood the difficulties, but there was a short time for homeowners to review, and reiterated his request to move the R-4 to the west of 10th street. Mr. Carter asked that additional land use purchase be considered in order to keep the subject area single family residential. Commissioner Hoifeldt advised that he wasn’t thrilled with the lay out, but he disliked a road being along the back of single family residential more. He advised those in attendance to take into consideration that the homes adjacent to the proposed r-4 district, which no one of these homes was present, would have either a landscape buffer along their property or a future 4 lane road. Commissioner Streit questioned if Grey T’s into 10th street. Mr. Kass advised that is the general plan. Commissioner Koshy reiterated to those in attendance that this would be going to City Council Monday the 20th of July, regardless of the vote. He urged the residents to reach out to council members with concerns or to participate in the meeting as well. Commissioner Hoifeldt moved to approve the Rezoning related to a change from A-1 (Agricultural District) to R-2 (One and Two Family Residential District) and R-4 (Row Dwelling & Townhome District) [Autumn Valley], with the addition that the developer will submit drawings of a realigned 10th street. The motion was seconded by Commissioner Inman. Ayes: Inman, Koshy, Hoifeldt, Ward, and Streit. Nays: None. Motion Carries. STAFF REVIEW AND COMMENT: The proposed rezoning is in general conformance with the Comprehensive Plan. The two proposed land uses are consistent with the definitions of single family residential and medium density residential as provided in the Comprehensive Plan. In addition, the proposed locations are in consistent with those identified on the Future Land Use Map. Required buffering will be provided to screen the proposed townhomes from adjoining single family development. RECOMMENDATION: Staff recommends holding the Public Hearing ATTACHMENTS: I. Staff Report II. Rezoning Map III. Concept Plan IV. Email Correspondence & Petition V. Alternative 10th Street Exhibit VI. Future Land Use Map Excerpt PREPARED BY: Andy Kass, Senior Planner REVIEWED BY: PUBLIC NOTICE INFORMATION – NAME OF PUBLICATION: Dallas County News DATE OF PUBLICATION: July 9, 2020 PLANNING AND ZONING COMMISSION STAFF REPORT PROJECT: Autumn Valley – Rezoning PREPARED BY: Andy Kass AICP, Senior Planner REPORT DATE: July 10, 2020 MEETING DATE: July 14, 2020 GENERAL INFORMATION Applicant: DR Horton Owner: Phillips-Hamilton, Inc. Owner’s Representative: Branden Stubbs – Stubbs Engineering Request: The applicant is requesting approval of a rezoning for a single family and medium density residential subdivision. Location and Size: Property is generally located south of Spruce Street and west of 9th Street, containing approximately 44.88-acres. AREA MAP ABOVE LEFT: Aerial of Property identifying the area proposed to be rezoned. The area outlined in BLUE is proposed to be zoned R-2. The area outlined in RED is proposed to be zoned R-4. July 16, 2020 2 of 3 LAND USES AND ZONING Location Existing Land Use Comprehensive Plan Current Zoning Property in Question Vacant Property Single Family Residential & Medium Density Residential A-1 (Agricultural District) North Spring Crest Neighborhood Single Family Residential R-2 (One & Two Family Residential District) South Vacant – Undeveloped Community Commercial & High Density Residential A-1 (Agricultural District) East Clayton Estates Neighborhood Single Family Residential R-2 (One & Two Family Residential District) West Vacant - Undeveloped Single Family Residential A-1 (Agricultural District) BACKGROUND The subject property is located south of Cedar Street and west of 9th Street. The property is 44.8-acres in area and is currently in use for agricultural purposes. The applicant requests that 35.66-acres of the property be rezoned to R-2 (One & Two Family Residential District) for single family development. The remaining 9.22-acres is proposed to be rezoned to R-4 (Row Dwelling & Townhome District) for townhome development. The applicant has submitted the necessary consent to the rezoning with consent from 57.5% from neighboring property owners for the area proposed to be rezoned. The rezoning sign was placed on the property on July 6, 2020. Notification to adjacent property owners was mailed on July 6, 2020. To date, staff has not received any correspondence either for or against the proposed rezoning. PROJECT DESCRIPTION The concept plan provided indicates 109 lots for single family residential development. The applicant has indicated that the intended price range for the single family homes are between $250,000 to $300,000. In addition to the single family lots the concept plan indicates a total of 56 townhome units. The townhome buildings range from five to six units per building. The townhomes are intended to be owner occupied units with a planned price range between $210,000 to $220,000. Conceptual elevations of the townhome units have been provided. The townhome units will be subject to site plan review and approval prior to being authorized for construction. A 25-foot landscape buffer will be required along the perimeter of the townhome units to screen from adjacent single family uses. In addition the planned lots and housing units, the concept plan identifies the extension of a number of public streets, including 10th Street, Northview Drive, Bel Aire Court, and Waukee Avenue. Private streets will provide access to the townhome units. A 10-foot trail will be installed on the west side of 10th Street and the north side of Northview Drive. July 16, 2020 3 of 3 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-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 COMPREHENSIVE PLAN The Imagine Waukee 2040: Comprehensive Plan identifies the subject property as Single Family Residential and Medium Density Residential. 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 side by side townhome and rowhome products with densities ranging from 4 to 12 units per acre. STAFF RECOMMENDATION The proposed zoning districts and general locations are consistent with those identified in the Comprehensive Plan. Based on the conformance with the Comprehensive Plan staff recommends approval of the rezoning for Autumn Valley. PROPERTY #NAME OF PROPERTY OWNERLEGAL DESCRIPTION OFPROPERTYMAILING ADDRESSTOTAL AREAOF PROPERTY(S.F.)S.F. WITHIN 250'OF REZONING% OF TOTAL S.F.WITHIN 250' OFREZONING% CONSENTING% NON-CONSENTING1PHILLIPS-HAMILTON INCSE SEPO BOX 500NEVADA IA 50201166620031360019.7%19.7%2PHILLIPS-HAMILTON INCSW SEPO BOX 500NEVADA IA 502021677100496003.1%3.1%3PHILLIPS-HAMILTON INCNW SEPO BOX 500NEVADA IA 50203174240034470021.6%21.6%4SPRING CREST PARTNERS, LLCSPRING CREST PLAT 4OUTLOT Y9549 HICKMAN RD, SUITE100CLIVE IA 50325109800282001.8%1.8%5SPRING CREST PARTNERS, LLCSPRING CREST PLAT 2OUTLOT Z9550 HICKMAN RD, SUITE100CLIVE IA 5032517860015960010.0%10.0%6SPRING CREST PARTNERS, LLCSPRING CREST PLAT 2 LOT139551 HICKMAN RD, SUITE100CLIVE IA 50325910011000.1%0.1%7SPRING CREST PARTNERS, LLCSPRING CREST PLAT 2 LOT149552 HICKMAN RD, SUITE100CLIVE IA 50325910024000.2%0.2%8SPRING CREST PARTNERS, LLCSPRING CREST PLAT 2 LOT159553 HICKMAN RD, SUITE100CLIVE IA 50325910033000.2%0.2%9SPRING CREST PARTNERS, LLCSPRING CREST PLAT 2 LOT169554 HICKMAN RD, SUITE100CLIVE IA 50325910040000.3%0.3%10SPRING CREST PARTNERS, LLCSPRING CREST PLAT 2 LOT179555 HICKMAN RD, SUITE100CLIVE IA 503251180050000.3%0.3%11SPRING CREST PARTNERS, LLCSPRING CREST PLAT 1 LOT59556 HICKMAN RD, SUITE100CLIVE IA 503251000052000.3%0.3%12TURNER, AMY LSPRING CREST PLAT 1 LOT6920 SPRUCE STWAUKEE IA 50263910041000.3%13BOWERMASTER, JAMES MARK &MARY ANN JTRSSPRING CREST PLAT 1 LOT7910 SPRUCE STWAUKEE IA 50263910041000.3%14BEHR CONSTRUCTION HOMES,LLCSPRING CREST PLAT 1 LOT824964 288TH TRADEL IA 500031000047000.3%15TUEL, LARRY L REVOCABLELIVING TRUSTSOUTHVIEW ESTATES LOT281768 NW 122ND STCLIVE IA 50325N/A36000.2%16CLARK, CARRIE & GORDON JTRSSOUTHVIEW ESTATES LOT27880 SPRUCE STWAUKEE IA 50263N/A27000.2%17PARAMOUNT-DESTINATIONHOMES, INCSPRING CREST PLAT 4 LOT22540 73RD STURBANDALE IA 503221000023000.1%18PARAMOUNT-DESTINATIONHOMES, INCSPRING CREST PLAT 4 LOT12540 73RD STURBANDALE IA 503221000057000.4%19PARAMOUNT-DESTINATIONHOMES, INCSPRING CREST PLAT 2 LOT92540 73RD STURBANDALE IA 503221000086000.5%20PARAMOUNT-DESTINATIONHOMES, INCSPRING CREST PLAT 2 LOT82540 73RD STURBANDALE IA 5032210000100000.6%21PARAMOUNT-DESTINATIONHOMES, INCSPRING CREST PLAT 2 LOT72540 73RD STURBANDALE IA 5032210000100000.6%22PARAMOUNT-DESTINATIONHOMES, INCSPRING CREST PLAT 2 LOT62540 73RD STURBANDALE IA 5032210000100000.6%23ARNDORFER, BRYAN & ASHLEIGHJTRSSPRING CREST PLAT 2 LOT5995 SPRUCE STWAUKEE IA 5026313300133000.8%24PREMIER HOME NETWORK, INCSPRING CREST PLAT 2 LOT41680 SW ANKENY RD, STE2AANKENY IA 5002311400114000.7%25PREMIER HOME NETWORK, INCSPRING CREST PLAT 2 LOT31680 SW ANKENY RD, STE2AANKENY IA 5002310500105000.7%26ROBSON HOMES, INCSPRING CREST PLAT 2 LOT2PO BOX 8690CEDAR RAPIDS IA 52404940094000.6%27ROBSON HOMES, INCSPRING CREST PLAT 2 LOT1PO BOX 8690CEDAR RAPIDS IA 5240413300133000.8%28GRAYHAWK HOMES OF IOWA, INCSPRING CREST PLAT 1 LOT123974 NW URBANDALE DRURBANDALE IA 5032212000120000.8%29GRAYHAWK HOMES OF IOWA, INCSPRING CREST PLAT 1 LOT113974 NW URBANDALE DRURBANDALE IA 50322920092000.6%30STUPKA, JOSEPH T & SAMANTHAJ JTRSSPRING CREST PLAT 1 LOT10915 SPRUCE STWAUKEE IA 50263920092000.6%31NESBIT, JASON & SAVAGE,HARMONIE E JTRSSPRING CREST PLAT 1 LOT9905 SPRUCE STWAUKEE IA 5026310200102000.6%32CARAVAN, RONALD E & AMBER RJTRSSOUTHVIEW ESTATES LOT29895 SPRUCE STWAUKEE IA 50263830083000.5%33SPELLMAN, JOESOUTHVIEW ESTATES LOT30885 SPRUCE STWAUKEE IA 50263870087000.5%34BENDER, BRENTON D & RHONDAR JTRSSOUTHVIEW ESTATES LOT31875 SPRUCE STWAUKEE IA 50263860086000.5%35BACCAM, LINDA L & LOVAN, TOMJTRSSOUTHVIEW ESTATES LOT32865 SPRUCE STWAUKEE IA 50263870052000.3%36JERRY'S HOMES, INCCLAYTON ESTATES PLAT 1LOT 13900 WESTOWN PARKWAY,STE 100WEST DES MOINES IA50266850085000.5%37KARIC, HIKMET & MUNEVERAJTRSCLAYTON ESTATES PLAT 1LOT 2885 NORTHIVIEW DRWAUKEE IA 50263870087000.5%38NEWBERRY, MATTHEW &ANDREA MAE JTRSCLAYTON ESTATES PLAT 1LOT 3875 NORTHVIEW DRWAUKEE IA 50263870087000.5%39GREENLAND HOMESINCORPORATEDCLAYTON ESTATES PLAT 1LOT 41680 SW ANKENY RD,SUITE 2AANKENY IA 50023870066000.4%40SULA, TAYLOR M & JHOREL OJTRSCLAYTON ESTATES PLAT 1LOT 37890 NORTHVIEW DRWAUKEE IA 5026310300103000.6%41SINGLETON, KALE W & MEGANJTRSCLAYTON ESTATES PLAT 1LOT 36880 NORTHVIEW DRWAUKEE IA 5026313000103000.6%42DANILSON, KELLYCLAYTON ESTATES PLAT 1LOT 34895 BEL AIRE CTWAUKEE IA 5026310300103000.6%43STIFEL, DALTON ACLAYTON ESTATES PLAT 1LOT 35885 BEL AIRE CTWAUKEE IA 5026313000130000.8%44ANDREW, STACIA LCLAYTON ESTATES PLAT 1LOT 33890 BEL AIRE CTWAUKEE IA 5026310300103000.6%45MYERS, SAMUEL P & ASHLEY CJTRSCLAYTON ESTATES PLAT 1LOT 32880 BEL AIRE CTWAUKEE IA 5026313000130000.8%46HAPPE HOMES, LLPCLAYTON ESTATES PLAT 2LOT 332575 N ANKENY BLVD STE221ANKENY IA 5002110300103000.6%47GREENLAND HOMES, INCCLAYTON ESTATES PLAT 2LOT 341680 SW ANKENY RD, STE2AANKENY IA 5002313000130000.8%48JERRY'S HOMES, INCCLAYTON ESTATES PLAT 2LOT 323900 WESTOWN PARKWAY,STE 100WEST DES MOINES IA5026610000100000.6%49JERRY'S HOMES, INCCLAYTON ESTATES PLAT 2LOT 313900 WESTOWN PARKWAY,STE 100WEST DES MOINES IA5026612600126000.8%50JERRY'S HOMES, INCCLAYTON ESTATES PLAT 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&E231 W HICKMAN RDWAUKEE IA 50263205600181001.1%71CITY OF WAUKEESPRING CREST PLAT 2STREET LOTS A, B, C230 W HICKMAN RDWAUKEE IA 50263146800605003.8%72CITY OF WAUKEESPRING CREST PLAT 1STREET LOTS A & B230 W HICKMAN RDWAUKEE IA 5026337900189001.2%73CITY OF WAUKEESOUTHVIEW ESTATES LOTA (STREETS)230 HWY 6WAUKEE IA 50263N/A116000.7%74CITY OF WAUKEECLAYTON ESTATES PLAT 1STREET LOT A230 W HICKMAN RDWAUKEE IA 50263121500568003.6%75CITY OF WAUKEECLAYTON ESTATES PLAT 2STREET LOTS A, B, & C230 W HICKMAN RDWAUKEE IA 50263235700585003.7%TOTAL1595500100.0%57.5%0%Feet050100SITE LOCATIONPROJECT NUMBER:PAGE NUMBER:DATE:STUBBS ENGINEERING 431 NE 72ND ST. PLEASANT HILL, IA 50327 (515) 979 - 849919-2121REZONING MAP07/02/20AUTUMN VALLEY WAUKEE, IAENGINEER:DRAWN BY:BWSJABELAIRE CTWAUKEE AVESPRUCE STSITE AREA:42.7 ACRES (1,860,754 SQ. FT.)EXISTING ZONING:A-1 AGRICULTURALPROPOSED ZONING:R-2 ONE AND TWO FAMILY RESIDENTIALR-4 ROW DWELLING AND TOWNHOME DWELLINGOWNER:PHILLIPS-HAMILTON INCHERTZ FARM MANAGEMENT415 SOUTH 11TH ST, PO BOX 500NEVADA IA, 50201CONTACT: CHRIS SMITHPHONE: (515) 382-1500DEVELOPER:DR HORTON1910 SW PLAZA SHOPS LANEANKENY, IA 50023CONTACT: JOSH MOULTONPHONE: (515) 965-7876ENGINEER/SURVEYOR:STUBBS ENGINEERING431 NE 72ND STPLEASANT HILL, IA 50327CONTACT: BRANDEN STUBBSPHONE: (515) 979-8499LEGAL DESCRIPTION:PORTION OF SECTION 32 T79N R26WLEGEND:EXISTING WATEREXISTING STORMEXISTING SANITARYPROPOSED WATERPROPOSED STORMPROPOSED SANITARYFIRE HYDRANTWATER MAIN VALVESTORM INTAKESTORM FLARED ENDSTORM MANHOLESANITARY MANHOLEPROPOSED STREET LIGHTEXISTING STREET LIGHTS-E W--E ST--E SS--P W--P ST--P SS-SPRUCE ST.CEDAR ST.10TH ST.NORTHVIEW DR.11TH ST.BELAIRE CT.9TH ST.8TH ST.WAUKEE AVE.GRAY AVE.VICINITY MAP:1" = 800'EXISTING ZONING=A-1PROPOSED ZONING=R-2R-2R-4EXISTING ZONING=A-1PROPOSED ZONING=R-4SURROUNDING PROPERTY OWNERS:REZONING SKETCHFOR DR HORTONPREPARED BY STUBBS ENGINEERING10TH ST 11TH ST NORTHVIEW DR 579,977 SF918,040 SF9412,501 SF789,341 SFN0° 32' 43"E 300.00'N0° 32' 43"E 890.31'N0° 35' 38"E 122.43'N89° 53' 23"W 1698.67'1079,120 SF10612,219 SF1099,139 SF1088,859 SF8210,102 SF8310,102 SF8413,550 SF6113,106 SF609,775 SF589,849 SF819,993 SF599,775 SF569,911 SF559,911 SF5412,903 SF2612,845 SF259,867 SF249,867 SF2310,080 SF2210,091 SF219,081 SF209,097 SF1911,805 SF10512,081 SF10310,595 SF10410,123 SF10111,540 SF9811,469 SF9912,251 SF10211,068 SF10011,630 SF979,969 SF9612,897 SF8511,543 SF868,997 SF878,997 SF888,997 SF638,997 SF658,356 SF649,597 SF6212,201 SF898,895 SF668,399 SF678,160 SF908,924 SF688,160 SF928,040 SF698,160 SF938,881 SF708,160 SF9511,691 SF728,160 SF718,160 SF738,160 SF748,707 SF769,151 SF759,626 SF8012,395 SF779,993 SF799,742 SF508,040 SF428,040 SF348,040 SF5312,196 SF498,040 SF4115,030 SF338,040 SF528,713 SF488,040 SF409,946 SF328,040 SF518,462 SF478,040 SF398,040 SF318,040 SF468,040 SF388,040 SF308,040 SF458,040 SF378,040 SF298,040 SF448,040 SF368,040 SF288,040 SF438,040 SF358,040 SF279,876 SF1810,908 SF168,574 SF158,574 SF148,574 SF138,574 SF128,574 SF118,574 SF108,574 SF98,574 SF88,574 SF78,574 SF68,574 SF58,574 SF48,574 SF38,574 SF28,574 SF178,574 SF19,929 SF132'87'130'66'66'130'66'66'130'66'66'130'66'66'130'66'66'130'66'66'130'66'66'130'66'66'130'66'66'130'66'66'130'66'66'130'66'66'130'66'66'130'66'66'130'66'66'130'66'66'130'66'85'105'39'60'105'92'130'67'39'70'70'130'70'70'130'77'78'130'73'139'72'139'71'71'139'71'71'139'68'93'114'39 '71'140' 140'71'140'71'140' 115'68'39'69'141'69'127'44'95'15'120'58'39'65'127'52'67'15'120'37'15'120'67'5'67'120'67'67'120'67'120'67'120'67'67'120'67'67'120' 120'67'67'67'120'67'120'67'120'67'67'120'67'67'120'67'67'120'67'120' 120'67'67'120'67'67'120'67'67'120'67'120'188'84'67'31'67'120'59'95'39'138'39'55'150'81'40'21'129'65'15'5 6 '124'95'56'128'34'65'95'56'121'69'56'127'29'35'24'120'85'68'120'68'68'120'68'68'120'8'55'5'32'68'120'36'14'68'120'54'13'68'120'55'68'120'56'12'29'70'122'9'32'65'135'42'24'17'24'42'138'33'23'65'138'33'32'53'1'34'121'71'32'111'44'69'138'65'138'65'138' 138'65'65'132' 120'27'32'5'62'120'67'120'44'13'126'121'10 4 ' 4 1 '120'77'72' 41'41'132 '51'112'56' 140'105'19'2 7'35'175'69'69'181'69'3'24'56'176'47'67'169'67'67'162'67'67'155'67'67'148'67'54'34'109'101'2'105'39 '70'130'95'70'130'70'68'130'68'31'39'132'69'144'70'142'40'29'144'70'70'70'144'70'119'95'70'39'70'140' 115'39 '70'140' 140'70'71'140'1234567891011121314151617181920212223242526272829303132333435363738394041424344454647484950515253545556N9° 25' 36"W 309.40'N18° 23' 47"W 1030.90'N89° 53' 23"W 1310.64'Feet050100SITE LOCATIONPROJECT NUMBER:PAGE NUMBER:DATE:STUBBS ENGINEERING 431 NE 72ND ST. PLEASANT HILL, IA 50327 (515) 979 - 849919-2121CONCEPT PLAN07/02/20AUTUMN VALLEY WAUKEE, IAENGINEER:DRAWN BY:BWSJANORTHVIEW DRBELAIRE CTWAUKEE AVE10TH ST SITE AREA:42.7 ACRES (1,860,754 SQ. FT.)EXISTING ZONING:A-1 AGRICULTURALPROPOSED ZONING:R-2 ONE AND TWO FAMILY RESIDENTIALR-4 ROW DWELLING AND TOWNHOME DWELLINGOWNER:PHILLIPS-HAMILTON INCHERTZ FARM MANAGEMENT415 SOUTH 11TH ST, PO BOX 500NEVADA IA, 50201CONTACT: CHRIS SMITHPHONE: (515) 382-1500DEVELOPER:DR HORTON1910 SW PLAZA SHOPS LANEANKENY, IA 50023CONTACT: JOSH MOULTONPHONE: (515) 965-7876ENGINEER/SURVEYOR:STUBBS ENGINEERING431 NE 72ND STPLEASANT HILL, IA 50327CONTACT: BRANDEN STUBBSPHONE: (515) 979-8499LEGAL DESCRIPTION:PORTION OF SECTION 32 T79N R26WLEGEND:EXISTING WATEREXISTING STORMEXISTING SANITARYPROPOSED WATERPROPOSED STORMPROPOSED SANITARYFIRE HYDRANTWATER MAIN VALVESTORM INTAKESTORM FLARED ENDSTORM MANHOLESANITARY MANHOLEPROPOSED STREET LIGHTEXISTING STREET LIGHTS-E W--E ST--E SS--P W--P ST--P SS-SPRUCE ST.CEDAR ST.10TH ST.NORTHVIEW DR.11TH ST.BELAIRE CT.9TH ST.8TH ST.WAUKEE AVE.GRAY AVE.VICINITY MAP:1" = 800'CONCEPT PLANFOR DR HORTONPREPARED BY STUBBS ENGINEERING70' ROW120' ROW 60' ROW60' ROW11TH ST 50' ROW25' BUFFER25' BUFFER25' BUFFER25' BUFFER25' BUFFER25' BUFFER25' BUFFER10' TRAIL10' TRAIL 1 Becky Schuett From:Courtney Clarke Sent:Thursday, July 16, 2020 5:26 PM To:Becky Schuett; Brad Deets Subject:Fw: [EXT] Autumn Valley Rezoning From: Nicolas Stumbo <nicolas.stumbo@gmail.com> Sent: Wednesday, July 15, 2020 1:51 PM To: Courtney Clarke Subject: [EXT] Autumn Valley Rezoning Mayor Clarke, My name is Nicolas Stumbo and I am a property owner at 865 9th Street. I am writing to express my strong opposition to the proposed rezoning of Autumn Valley. While the local community may be unable to prevent development that will be detrimental to the area, nearly all residents in the Clayton Estates neighborhood are completely opposed to the addition of multi-family housing to the east of 10th Street. The addition of a townhome district in our neighborhood will cause traffic and safety problems, lower property values, create future planning issues, and will impact quality of life for our residents and their children who chose to plant roots in a quiet, safe neighborhood. In making the decision to invest in the Waukee community, and more specifically Clayton Estates, we looked to the Imagine Waukee 2040 Comprehensive Plan to envision future development around our neighborhood with the understanding that these developments would have significant impacts to our quality of life and consequently to our property values. The proposed rezoning does not align with the plans illustrated in Imagine Waukee 2040, and directly goes against key driver 3 of the plan, which outlines the “need to resolve the contrast between the longer term need for Waukee to diversify its housing stock and the stated preference of current residents to maintain the focus on developing single family detached homes, in an orientation and density similar to developments completed over the last ten years.” Placing townhomes in the backyard of families who made an investment under the impression that the area would be zoned for single-family housing fails to “resolve the contrast”. Anecdotal remarks shared by the proposed developer, D.R. Horton, during the Waukee Planning and Zoning Commission meeting on July 14, stated that the two options for this parcel of land were either to have townhomes in our backyard or to move 10th Street further East and to have a major roadway in our backyard. I urge the Council to challenge the validity of those remarks. There are a multitude of other options and to present the argument as being stuck between a rock and a hard place is likely why the builder has 656 complaints filed with the Better Business Bureau at the time of writing. One such option that would better align with the City of Waukee’s plans would be to develop parks/open space. As noted in key driver 1, “The city of Waukee currently falls below national standards with regard to the provision of parks and open space… The city will need to consider additional acreage and facilities in all three categories (neighborhood parks, community parks, and regional open space and natural areas) in order to meet the projected growth in population through 2040.” Using this land as a park would maintain our sense of community and would better fit with the city’s plans. The developer could then move the entire plot of townhomes further West to maintain the same total number of townhomes and the return on investment that they’re seeking. Another option would be for the developer to procure land further South and to develop the land as a cul-de-sac with single-family housing, which would resolve my next point. 2 If allowed to develop this land the way it is currently being proposed, the city will be creating future issues further south with another “awkward” parcel of land on the corner of 10th Street and Gray Avenue. This opens the door for additional future development that does not align with Imagine Waukee 2040 and that jeopardizes the sense of community in our close-knit, quiet neighborhood. I believe that it is an obligation of the Council to take these future implications into consideration when making rezoning decisions that go against the 2040 plans and to be intentional in understanding the downstream impacts that variances from the plan can and will create. I urge you to disapprove the proposed rezoning, and from recent meetings and discussions with my neighbors, I know my opinions are shared by many who have not managed to attend meetings or write letters and emails. Thank you for your continued service and support of our communities. Best, Nicolas Stumbo N0° 32' 43"E 300.00'N0° 32' 43"E 890.31'N0° 35' 38"E 122.43'N89° 53' 23"W 1698.67'12345678910111213141516171819202122232425262728293031323334353637383940N9° 25' 36"W 309.40'N18° 23' 47"W 1030.90'N89° 53' 23"W 1310.64'SITE LOCATIONPROJECT NUMBER:PAGE NUMBER:DATE:STUBBS ENGINEERING 431 NE 72ND ST. PLEASANT HILL, IA 50327 (515) 979 - 849919-2121CONCEPT PLAN07/15/20AUTUMN VALLEY WAUKEE, IAENGINEER:DRAWN BY:BWSDJSNORTHVIEW DRBELAIRE CTWAUKEE AVE10TH ST SITE AREA:42.7 ACRES (1,860,754 SQ. FT.)EXISTING ZONING:A-1 AGRICULTURALPROPOSED ZONING:R-2 ONE AND TWO FAMILY RESIDENTIALR-4 ROW DWELLING AND TOWNHOME DWELLINGOWNER:PHILLIPS-HAMILTON INCHERTZ FARM MANAGEMENT415 SOUTH 11TH ST, PO BOX 500NEVADA, IA 50201CONTACT: CHRIS SMITHPHONE: (515) 382-1500DEVELOPER:DR HORTON1910 SW PLAZA SHOPS LANEANKENY, IA 50023CONTACT: JOSH MOULTONPHONE: (515) 965-7876ENGINEER/SURVEYOR:STUBBS ENGINEERING431 NE 72ND STPLEASANT HILL, IA 50327CONTACT: BRANDEN STUBBSPHONE: (515) 979-8499LEGAL DESCRIPTION:PORTION OF SECTION 32 T79N R26WLEGEND:EXISTING WATEREXISTING STORMEXISTING SANITARYPROPOSED WATERPROPOSED STORMPROPOSED SANITARYFIRE HYDRANTWATER MAIN VALVESTORM INTAKESTORM FLARED ENDSTORM MANHOLESANITARY MANHOLESTREET LIGHTS-E W--E ST--E SS--P W--P ST--P SS-SPRUCE STCEDAR ST10TH STNORTHVIEW DR11TH STBELAIRE CT9TH ST8TH STWAUKEE AVEGRAY AVEVICINITY MAP:1" = 800'CONCEPT PLANFOR DR HORTONPREPARED BY STUBBS ENGINEERING70' ROW120' ROW 60' ROW60' ROW11TH ST 10' TRAIL10' TRAILFeet010020070' ROW533' R533' RNOT DR HORTON'S INTENDED DESIGN Autumn Valley COMPREHENSIVE PLAN FUTURE LAND USE MAP ABOVE: The area outlined in BLUE identifies the subject property. The YELLOW represents Single Family Residential. The ORANGE represents Medium Density Residential.