HomeMy WebLinkAbout2018-04-02-H01 Stratford Crossing Plat 4_Rezoning_PH AGENDA ITEM:
CITY OF WAUKEE, IOWA
CITY COUNCIL MEETING COMMUNICATION
MEETING DATE: April 2, 2018
AGENDA ITEM: On an ordinance to amend Chapter 301, Zoning Ordinance, City of
Waukee, Iowa by rezoning and changing certain property therein from
A-1 (Agricultural District) to M-1 (Light Industrial District), a parcel to
be known as Stratford Crossing Plat 4.
FORMAT: Public Hearing
SYNOPSIS INCLUDING PRO & CON: The applicant, Landmark Development Services, Inc.
with owner, Stratford Crossing, LLC, requests approval for a rezoning of
approximately 22.41 acres of property located north of Hickman Road
and west of N. 10th Street. The specific request is to rezone the property
from A-1, Agricultural District to M-1, Light Industrial District in order
to develop lots for a light industrial development.
The subject property was annexed into the City of Waukee in 2017 and
was included as an out lot within the overall Stratford Crossing
development to the north which is a commercial and mixed residential
development. The concept plan for this property identifies a total of eight
(8) lots ranging from one (1) to six (6) acres in area for light industrial
development. Access would initially be provided from the north , but
eventually access to Hickman Road and T Avenue to the south and west
will be provided as development continues.
The Comprehensive Plan identifies the subject property as Employment
which is defined as office, light industry, and warehousing with Class B
type buildings. Class B buildings are those with good locations,
management, and construction with high tenant standards. The
Comprehensive Plan further indicates that the Employment land use
classification should be separated from nearby residential areas through
the use of buffering and landscaping. A buffer is indicated on the concept
plan between this property and the adjacent residential uses. In addition,
the Raccoon River Valley Trail will provide additional separation
between this property and the adjacent residential. Uses allowed within
the M-1 zoning district are consistent with the Employment land use
classification and in some instances are even less intense.
No users for the subject property are known at this time; however, any
development within the plat will be required to receive approvals from
the City Council for site plans and architectural plans prior to being
authorized for construction.
H1
COMMISSION/BOARD/COMMITTEE COMMENT: The Planning and Zoning
Commission reviewed the request at their March 27, 2018, meeting
and recommended approval.
Approval of a Rezoning Related to a Change from A-1 (Agricultural District) to M-1 (Light
Industrial District) for Stratford Crossing Plat 4
Senior Planner Andy Kass introduced the request for rezoning submitted by the applicants
Stratford Crossing LLC, and Landmark Development. The subject property is located north of
Hickman and west of N. 10th Street, containing approximately 22.41 acres. Mr. Kass reminded
the Commission that the property was recently annexed into the city late 2017, and was
incorporated into the preliminary plat for the Stratford Crossing development as out lots U and T,
south of the Trail that cuts through the property. Staff received 53% approval from adjoining
property owners, and to date have received no correspondence for or against the rezoning.
Mr. Kass explained that this particular property has been looked at for this use in the
Comprehensive plans for Waukee to create an area for the Employment land use category. This is
defined as office, light industry, and warehousing set with good locations, management, and high
tenant standards. This land use should be separated from nearby residential areas through proper
use of buffering and landscaping. At this time staff recommends approval of the rezoning based
on its conformity with the 2008 Comprehensive Plan.
• Commissioner Tietz questioned if staff has had correspondence with Dallas County
Conservation regarding the access points that would cross the Trail. Development
Director, Brad Deets, advised that staff has had initial contact with county officials, and
will be presenting to the Conservation Board on April 10th. If it passes that point, Staff
will also present to the Board of Supervisors for a decision.
• Commissioner Hoifeldt questioned if Staff had any traffic control ideas for the crossing
locations. Mr. Kass advised that Staff has discussed internally what additional measures
can be taken to ensure safety. It is something that will be discussed with the County and
more information will be provided to the Commission. Commissioner Hoifeldt continued
and asked how many crossings were being proposed. Mr. Deets advised that the
suggestion would be less than one per half mile, there are 3 specific crossings in mind at
the moment. In the future, when NE Douglas is extended, an under pass for the trail
seems like the best option.
• Commissioner Hoifeldt questioned if lumber yards were allowed within this area as there
was a slight discrepancy in the presentation. Mr. Kass advised that lumber yards are
allowed under the employment land use category, but they do not fall under the M-1
zoning district, so they would not be allowed in this area.
• Commissioner Hoifeldt questioned if the rest of the area heading towards Hickman Road
would also be the M-1 zoning district. Mr. Kass advised that, based on the
Comprehensive Plan, yes.
Commissioner Martin made a motion to approve the Rezoning Related to a Change from A-1
(Agricultural District) to M-1 (Light Industrial District) for Stratford Crossing Plat 4.
Commissioner Hoifeldt seconded the motion. Ayes: Ward, Tietz, Hoifeldt, and Martin. Nays:
None. Motion Carries.
STAFF REVIEW AND COMMENT: The proposed rezoning is conformance with the 2008
Comprehensive Plan. Staff recommends approval of the request based on
it conformance with the 2008 Comprehensive Plan.
RECOMMENDATION: Introduce the Ordinance and approve the first consideration.
ATTACHMENTS: I. Staff Report
II. Rezoning Map
III. Concept Plan
IV. Roadway Exhibit
PREPARED BY: Andy Kass, Senior Planner
REVIEWED BY:
PUBLIC NOTICE INFORMATION –
NAME OF PUBLICATION: Dallas County News
DATE OF PUBLICATION: 03/22/18
STAFF REPORT
TO: Planning and Zoning Commission PREPARED BY: Andy Kass
RE: Stratford Crossing Plat 4 - Rezoning
DATE: March 27, 2018
GENERAL INFORMATION:
Applicant: Stratford Crossing, LLC (owner)
Landmark Development Services, Inc.(applicant)
Requested Action Rezoning Approval
Location and Size: Property is generally located north of Hickman
Road and west of N. 10th Street containing
approximately 22.41 acres more or less.
LAND USES AND ZONING:
Location Existing Land Use Comprehensive Plan Current Zoning
Property in Question Agricultural Employment A-1
North Agricultural Neighborhood Residential
/ Employment
R-2, PD-1/R-2, R-
3, R-4, & C-1
South Agricultural Employment A-1
East Quad Graphics &
Future Stratford
Crossing Development
Employment /
Neighborhood Residential
M-1A, PD-1/Ri2,
and R-3
West Agricultural Neighborhood Residential
/ Employment
A-1
BACKGROUND:
The subject property is located north of Hickman Road and west of N. 10th Street. The property is
approximately 22.41 acres in area that was recently annexed into the City of Waukee in 2017. The subject
property was included as Outlots T and U in the preliminary plat for the overall Stratford Crossing
Development to the north.
The applicant has submitted the necessary petition and consent to the rezoning. Staff has received consent to
the zoning change from 53% of property owners within 200 feet of the property proposed to be rezoned.
Notification of the rezoning request was sent on March 19, 2018, to adjacent landowners. No rezoning sign
was required to be placed on this property as it does not have public street frontage.
The Comprehensive Plan identifies the property as Employment. The Employment category is defined as
office, light industry, and warehousing with Class B type buildings. Class B buildings are those with good
locations, management, and construction with high tenant standards. The Comprehensive Plan further
indicates that the Employment land use classification should be separated from nearby residential areas
March 23, 2018
2 of 3
through the use of buffering and landscaping. Uses identified in the Comprehensive Plan as appropriate for this
classification are as follows:
• Agricultural Support Facilities
• Call Centers
• Workshops
• Lumberyards
• Data storage
• Storage facilities
• Manufacturing
• Wholesale
• Warehousing/Distribution
ABOVE: The area proposed to be rezoned is outlined in BLUE.
PROJECT DESCRIPTION:
A concept plan for the 22.41 acre parcel has been provided that identifies a total of eight (8) lots for light
industrial development. The lots range in size from one (1) acre to six (6) acres in area. The concept plan
shows buildings on each lot of varying sizes. These buildings are shown for conceptual proposes only, each site
will be required to go through site plan review and approval prior to development. The concept plan also
shows possible detention pond locations of each lot. A 40 foot landscape buffer has been shown along the
north property line to provide a buffer from adjacent residential land uses across the Raccoon River Valley
Trail to the north.
March 23, 2018
3 of 3
Access to the property will initially be from an extension of NW Sunrise Drive from the north. This
connection will provide access to North 10th Street to the east. In the future, NW Sunrise Drive will continue
south to Hickman Road. The concept plan also shows an east - west street that will be constructed to the
west plat boundary. In the future, when the property to the west develops a connection will be made to this
street to provide another access to Hickman Road to the south and T Avenue to the west. A roadway exhibit
has been included for your review to show the conceptual road alignments.
STAFF ANALYSIS
The M-1 (Light Industrial District) zoning district is intended to provide for the location of certain non-
nuisance manufacturing, distribution, technology, and industrial uses while protecting nearby residential zoning
districts. The uses allowed in the M-1 District can generally be characterized as warehousing, research and
development, light manufacturing or assembly, commercial retail sales, and office space. These uses are
consistent with those identified in the Comprehensive Plan as being appropriate in the Employment land use
classification. Many of the uses allowed in the M-1 District are less intense than the uses mentioned in the
Comprehensive Plan.
The Comprehensive Plan recommends that the Employment classification be separated from residential areas
by screening and buffering. As each lot along the north side of the property develops a 40 foot landscape
buffer will be required to be installed. In addition, the existing Raccoon River Valley Trail to the north will also
provide additional separation from the light industrial uses and residential uses.
No users for the proposed development are known at this time. All development within the property will be
subject to site plan review and architectural review prior to any approvals from the Planning & Zoning
Commission and City Council.
STAFF RECOMMENDATION
Staff recommends approval of the proposed rezoning based on its conformity with the 2008 Comprehensive
Plan.
CITY OF WAUKEE
Andy Kass, AICP
Senior Planner