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Home My WebLink About2019-11-18-H01 Home Solutions of Iowa Rezoning_PH AGENDA ITEM: CITY OF WAUKEE, IOWA CITY COUNCIL MEETING COMMUNICATION MEETING DATE: November 18, 2019 AGENDA ITEM: Public Hearing on an ordinance to amend Chapter 301, Zoning Ordinance, City of Waukee, Iowa, by rezoning certain property from C-1 (Community & Highway Service Commercial District) / PD-1 (Planned Development Overlay District) to M-1 (Light Industrial District) / PD-1 (Planned Development Overlay District), a property to be known as Home Solutions of Iowa FORMAT: Public Hearing SYNOPSIS INCLUDING PRO & CON: The applicant is requesting approval of a rezoning to amend an existing planned development and to change the underlying zoning of the subject property from C-1/PD-1 to M-1/PD-1, on approximately 4.77 acres of property that is located within the Williams Pointe Plat 13. The property is generally located west of SE Brick Drive and north of SE Laurel Street. The applicant, Home Solutions of Iowa, intends to construct a new building to house their operations. Home Solutions of Iowa has outgrown their existing facility which is located near the subject property, but has no room for expansion. The concept plan identifies a total of three (3) lots. Lot 1 is where Home Solutions of Iowa intends to construct their facility. Lots 2 and 3 and intended for future development. The Planned Development Overlay addresses the unique feature of the site. Specifically, the applicant has requested that a landscape buffer not be required along the north property boundary because the use to the north, a mini storage facility, would be allowed in the M-1 District, but the property to the north is located within a planned development that allowed for mini storage. The applicant has also requested that the landscape buffer requirements be reduced on the south and east sides of the property. The standard buffer requirement between M-1 zoning and residential zoning is 40-feet. The applicant proposes 25-feet buffers on the east and south sides. The reason for this request is that the additional buffer area restricts the amount of parking that can be provided on site. In addition, the adjacent residential use to the east has its own buffer and the residential use to the south is approximately 950 feet from the subject property. In addition, to the landscape provisions, the planned development includes a provision to allow uses permitted within the C-1 zoning district on proposed Lots 2 and 3. The purpose of including this provision is to allow for flexibility in the future when Lots 2 and 3 develop. FISCAL IMPACT INCLUDING COST/BENEFIT ANALYSIS: COMMISSION/BOARD/COMMITTEE COMMENT: The Planning and Zoning Commission reviewed the proposed Ordinance at their meeting held on November 12, 2019 and recommended approval: H1 Approval of a Rezoning related to a change from C-1 (Community & Highway Service Commercial District)/ PD-1 (Planned Development Overlay District) to M-1 (Light Industrial District)/ PD-1 (Planned Development Overlay District) [Home Solutions of Iowa] Senior City Planner, Andy Kass, presented the request for a rezoning for a light industrial development as submitted by the applicant, Home Solutions of Iowa. The subject property is generally located at the northwest corner of SE Brick Drive and SE Laurel Street, and contains approximately 4.77 acres. The applicant has submitted the necessary consent to the rezoning and notification to adjacent property owners was mailed on November 4th, 2019. To date, staff has not received any correspondence for or against the proposed rezoning. Mr. Kass advised that the concept plan identifies a total of 3 lots for development. Lot 1 is shown to contain a new Home Solutions of Iowa facility along with required parking for the project and an outdoor storage area for materials and work vehicles. Lots 2 and 3 are intended for future office/ retail development. Access is shown off of SE Laurel Street and SE Brick drive, and landscape Buffers are shown on the south and east sides of the property. Mr. Kass explained that the planned development would, if approved, allow for modifications to the typical M-1 requirements including a minimized buffer on the east and south sides of the project, and a waived buffer on the north side of the project. a provision to allow for C-1 District uses on lots 2 and 3 is also included to avoid another rezoning on the property for future uses. Staff reports they are comfortable with the planned development provisions due to the distance from residential properties, and the fact that the northern adjacent property is a similar use. At this time the proposed rezoning is consistent with surrounding zoning and future land uses identified in the imagine Waukee 2040 Comprehensive Plan. Staff recommends approval of the rezoning for Home Solutions of Iowa.  Commissioner Koshy questioned if the Multi-family properties were part of the consenting parties. Mr. Kass advised that is correct.  Commissioner Koshy questioned if there was an instance in the future where the buffer would need to change for a proposed project on either lots 2 or 3. Mr. Kass advised that buffers were based on separation of zoning districts and zoning of abutting properties, not individual projects. Commissioner Hoifeldt moved to approve the rezoning related to a change from C-1 (Community & Highway Service Commercial District)/ PD-1 (Planned Development Overlay District) to M-1 (Light Industrial District)/ PD-1 (Planned Development Overlay District) [Home Solutions of Iowa]. The motion was seconded by Commissioner Koshy. Ayes: Ward, Broderick, Hoifeldt and Koshy. Nays: None. Motion Carries. STAFF REVIEW AND COMMENT: RECOMMENDATION: Hold the Public Hearing. ATTACHMENTS: I. Staff Report II. Rezoning Map III. Concept Plan PREPARED BY: Andy Kass, AICP, Senior Planner REVIEWED BY: PUBLIC NOTICE INFORMATION – NAME OF PUBLICATION: Dallas County News DATE OF PUBLICATION: November 7, 2019 PLANNING AND ZONING COMMISSION STAFF REPORT PROJECT: Home Solutions of Iowa – Rezoning PREPARED BY: Andy Kass AICP, Senior Planner REPORT DATE: November 8, 2019 MEETING DATE: November 12, 2019 GENERAL INFORMATION Applicant: Home Solutions of Iowa Owner: Topsoil Farms US, LLC Owner’s Representative: Keith Weggen, PLA, Civil Design Advantage Request: The applicant is requesting approval of a rezoning for a light industrial development. Location and Size: Property generally located at the northwest corner of SE Brick Drive and SE Laurel Street, containing approximately 4.77 acres. AREA MAP ABOVE LEFT: Aerial of Property identifying the proposed plat (outlined in RED). November 14, 2019 2 of 3 LAND USES AND ZONING Location Existing Land Use Comprehensive Plan Current Zoning Property in Question Vacant – Undeveloped Mixed Use C-1 (Community & Highway Service Commercial District) /PD-1 (Planned Development Overlay District) North LockBox Storage Mixed Use C-1 (Community & Highway Service Commercial District) /PD-1 (Planned Development Overlay District) South Thomas Place Apartments High Density Residential R-3 (Multi-Family Residential) / PD-1 (Planned Development Overlay District) East Alice Place Apartments High Density Residential R-3 (Multi-Family Residential) / PD-1 (Planned Development Overlay District) West Mini Storage / U- Haul Mixed Use M-1 (Light Industrial District) BACKGROUND The subject property is 4.77-acres and part of the overall Williams Pointe planned development. The property has been the subject of multiple rezoning requests since 2013. The property has been zoned for townhomes and commercial in the past, most recently the property was rezoned from R-4 to its current district of C-1 in 2017. The applicant has received consent from 55% of adjoining property owner within 250-feet of the property. Notices were sent to adjoining property owners on November 4, 2019 and rezoning signs were placed on the property on November 4, 2019. No correspondence regarding the request has been received. The applicant, Home Solutions of Iowa, intends to purchase the property from the current owner and requests that the property be rezoned from C-1/PD-1 to M-1/PD-1. The applicant intends to construct a new facility to operate Home Solutions of Iowa out of as they have outgrown their current facility that is directly across the street from this site. The remaining portion of the property is intended for future commercial/office development. PROJECT DESCRIPTION The concept plan identifies a total of 3 lots for development. Lot 1 is proposed to have the new Home Solutions of Iowa facility constructed upon it. The plan shows a building, parking, and an outdoor storage area for materials and vehicle parking. Lots 2 and 3 are intended for future office/retail development. No users on Lots 2 and 3 are known at this time. Two access points into the development are shown from SE laurel Street and one access is shown from SE Brick Drive. Table 1 below lists the bulk regulations for the M-1 Zoning District. Landscape buffers are shown on the south and east sides of the property to provide screening from adjacent residential uses. Table 1: Standard M-1 requirements. Category Standard M-1 (minimum) Lot Area No Minimum Lot Width No Minimum Front Yard Setback 30 feet Rear Yard Setback 30 feet Side Yard Setback No Minimum November 14, 2019 3 of 3 PLANNED DEVELOPMENT As part of the rezoning, the applicant has requested some modifications to typical requirements in the development of the site. The applicant has requested that the 40-foot landscape buffers typically required be waived along the north side of the property and be reduced to a 25-foot buffer on the east and south sides of the project. The applicant has requested that the north side buffer be waived because the area a 40-foot buffer would occupy would reduce the area available for the needed outdoor storage. The buffers on the east and south sides have been requested to be reduced to 25-feet because of the area needed for required parking surrounding the development. Staff is comfortable eliminating the buffer on the north side because the development to the north is an industrial use, but it is located on commercially zoned property. If the property to the north was zoned industrial, a buffer would not be required. Staff is also comfortable with the reduction in buffering on the east and south because the development to the east has its own buffer and the development to the south is approximately 950-feet away from the site. The other provision that has been included in this planned development as it relates to this site is to allow for C-1 District uses on Lots 2 and 3. Allowing C-1 District uses on the remaining lots will provide flexibility for future development and will prevent the need for the planned development to be amended again in the future. PARKLAND No parkland dedication is required as part of this development. COMPREHENSIVE PLAN The Imagine Waukee 2040: Comprehensive Plan identifies the subject property as Mixed Use which is defined as office, retail, and residential land uses in areas along key transportation corridors. STAFF RECOMMENDATION The proposed use and zoning of the property is consistent with the identified future land use of Mixed Use in the comprehensive plan. The proposed zoning allows for retail and office users The proposed rezoning is also consistent with surround zoning and future land uses identified in the area. Staff recommends approval of the rezoning for Home Solutions of Iowa. 12OWNER: TOPSOIL FARMS US, LLCADDRESS: 1225 SE LAUREL ST. WAUKEE IA, 50263EXISTING ZONING: C-1/PD-1PROPOSED ZONING: M-1/PD-134578910LAUREL STREETSE BRICK DR.N89°38'54"W 474.70'N0°10'36"E 265.59'N89°38'17"W 114.27'N0°11'03"E 121.24'S89°52'00"E 613.76'S0°08'00"W 364.10'Δ=90°13'06"L=39.37'R=25.00'CH=35.42'CHB=S45°14'33"WN89°38'54"W 474.70'N0°10'36"E 265.59'N89°38'17"W 114.27'N0°11'03"E 121.24'S89°52'00"E 613.76'S0°08'00"W 364.10'Δ=90°13'06"L=39.37'R=25.00'CH=35.42'CHB=S45°14'33"W16CIVIL DESIGN ADVANTAGE1906.273HOME SOLUTIONS OF IOWA ENGINEER:TECH:DSH REVISIONS DATE WAUKEE, IOWA11 REZONING SUBMITTAL #1 09/24/19 REZONING MAP PHONE: (515) 369-4400 FAX: (515) 369-4410 3405 S.E. CROSSROADS DRIVE, SUITE G GRIMES, IOWA 50111REZONING BOUNDARY DESCRIPTIONENGINEERZONINGAPPLICANTOWNERVICINITY MAPWAUKEE, IOWASE BRICK DR.LAUREL ST.SITEPETITION FOR CHANGE IN ZONING CLASSIFICATIONName of Property OwnerMailing AddressTotal Area ofProperty (SF)Area within250' ofRezoning (SF)% of Total SFwithin 250' ofRezoning%Consenting% NotConsenting1STIVERS IOWA REAL ESTATE LLC1450 E HICKMAN RDWAUKEE IA, 5026354,88645,8396.92%1STIVERS IOWA REAL ESTATE LLC1450 E HICKMAN RDWAUKEE IA, 5026355,3213,4920.53%2ALICE PLACE LPPO BOX 703 PLATTEVILLE,53818307,53499,76715.05%15.05%3JNB FAMILY WAUKEE, LP65 N ELM ST PO BOX 703PLATEVILLE WI, 53818473,06237,4705.65%5.65%4JNB HOMETOWN HARBORWAUKEE, LP65 N ELM ST PO BOX 703PLATEVILLE WI, 53818608,533124,27818.75%18.75%5SUPER BOY HOLDINGS, LLC16105 MAPLE DRURBANDALE IA , 5032355,32128,2624.26%4.26%6STUART C SCHLIEVERT &BETTY JTRS10301 DENNIS DRURBANDALE IA, 5032255,2313010.05%7TKG III IOWA, LLC215 NORTH STADIUM BLVD,SUITE 207 P.O. BOX UCOLUMBIA MO, 6520554,88655,0848.31%8CEDAR WAUKEE LLC4200 1ST AVE NE CEDARRAPIDS IA, 5240255,32136,1445.45%9AMERCO REAL STATE COMPANY2727 NORTH CENTRALAVENUE PHOENIX AZ,85004637,71878,86811.90%11.90%10MII - WAUKEE, LLC11750 STONEGATE CIROMAHA NE, 68164234,353153,31223.13%TOTAL2,592,166662,817100.00%55.61%REZONING SUBMITTAL #2 10/19/19 REZONING SUBMITTAL #3 10/25/19 HOME SOLUTIONS OF IOWABUILDING AREA = 20,321 SFPARKING REQUIRED = 61 SPACES(3/1,000 SF OF GFA)PARKING PROPOSED = 87 SPACESRETAIL BUILDINGBUILDING AREA = 5,250 SFPARKING REQUIRED = 21 SPACES(4/1,000 SF OF GFA)PARKING PROPOSED = 51 SPACESLOT 244,216 SF(1.02 ACRES)RETAIL BUILDINGBUILDING AREA = 4,200 SFPARKING REQUIRED = 17 SPACES(4/1,000 SF OF GFA)PARKING PROPOSED = 41 SPACESLOT 1 STORM WATER DETENTIONLOT 337,507 SF(0.86 ACRES)LOT 1126,007 SF(2.89 ACRES)SE BRICK DRIVE LOT 2 & 3 STORM WATER DETENTIONSE LAUREL STREETFENCED AND PAVED OUTDOOR STORAGE AREAN89°38'54"W 474.70'N0°10'36"E 265.59'N89°38'17"W 114.27'N0°11'03"E 121.24'S89°52'00"E 613.76'S0°08'00"W 364.10'Δ=90°13'06"L=39.37'R=25.00'CH=35.42'CHB=S45°14'33"W30' FRONT YARD30' REAR YARD25' BUFFER25' BUFFER30' FRONT YARD WAUKEE, IOWA SUBMITTALS & REVISIONS TECH:ENGINEER:CIVIL DESIGN ADVANTAGE REZONING SUBMITTAL #1 9/10/19 DATE HOME SOLUTIONS OF IOWA CONCEPT #21906.273C1.1PHONE: (515) 369-4400 FAX: (515) 369-4410 3405 S.E. CROSSROADS DRIVE, SUITE G GRIMES, IOWA 50111 1225 SE LAUREL STREET REZONING SUBMITTAL #2 10/19/19 REZONING SUBMITTAL #3 10/25/19