HomeMy WebLinkAbout2018-10-01-H01 Prairie Crossing Plat 7 Rezoning_PH AGENDA ITEM:
CITY OF WAUKEE, IOWA
CITY COUNCIL MEETING COMMUNICATION
MEETING DATE: October 1, 2018
AGENDA ITEM: Public Hearing on an ordinance to amend Chapter 301, Zoning
Ordinance, City of Waukee, Iowa, by rezoning and changing certain
property therein from C-1B Large Scale Commercial District to R-3
Rental Multi-Family Residential District and PD-1 Planned Development
District, a property to be known as Prairie Crossing Plat 7
FORMAT: Public Hearing
SYNOPSIS INCLUDING PRO & CON: Staff has received a request to rezone
approximately 11.19 acres of property from Large Scale Commercial
District to Multi-Family Residential District. The rezoning also includes
a Planned Development Overlay to further define the minimum standards
for the development of the property. The property is generally located
north of Hickman Road and east of NE Westgate Drive.
FISCAL IMPACT INCLUDING COST/BENEFIT ANALYSIS:
COMMISSION/BOARD/COMMITTEE COMMENT: The Planning and Zoning
Commission reviewed this request on September 25, 2018 and
recommended approval:
Approval of a Rezoning related to a Change from C-1B (Large Scale Commercial District)
to R-3 (Multi-Family Residential District) / PD-1 (Planned Development Overlay District)
[Bricktowne at Prairie Crossing]
Director of Development, Brad Deets, introduced the request made by the applicants Jensen
Group and Alice’s LC, for approval of a rezoning for a potential multi-family project. The subject
property is located north of Hickman Road and east of NE Westgate Drive, containing
approximately 11.19 acres.
Mr. Deets explained the history of the property from it’s original zoning to C-1B [Large Scale
Commercial District}, C-4 [Office Park Commercial District, and R-4 [Row Dwelling and
townhome Dwelling District] to accommodate development of a large retail center and
surrounding office park and townhomes. Over the last 12 years, interest has remained strong for
the smaller commercial out lots, and portions of the original parcel have been rezoned to
accommodate the growing residential need, however, the Applicant reports a minimal interest in
the large box retail location.
Mr. Deets advised that the applicant is now requesting this rezoning for a proposed 300 unit
apartment development on the subject property. This development would be similar to other
works of Jensen Group within the City. Due to the proposed density and set back requirements,
the applicant is suggesting a planned development overlay to accompany the R-3 zoning change.
H1
Notice of the rezoning was sent out by city staff and has received the required consent to move
forward. Though, there has been verbal meetings with the apartments to the north regarding
concerns and a written submittal of a citizen outside of the notification area standing in
opposition to the rezoning.
At this time staff would recommend approval of the rezoning. The retail development in the area
has changed in its dynamic, something that the upcoming new comprehensive plan recognizes for
this area. This proposed rezoning is consistent with the quality that is expected within the City of
Waukee, and Staff believes this is a proper use of the location.
Commissioner Hoifeldt questioned if the applicants knew where the required second
access would be located. Representative for the Applicant, Aimee Staudt, advised that
they had not gotten that far in the plan but it is something that is known to be needed.
Commissioner Hoifeldt questioned about the proposed product, and if there is a trend
relating to its construction. Dickson Jensen, representative of the applicant, advised that
the product is mostly 1 bedroom with a few 2 bedroom units. The proposal also includes
a clubhouse and pool. Mr. Jensen advised that it is not a trend for everyone, but there is a
large client basis in the 23 to 33 range that are looking for that affordable smaller
product. It’s a transitional period in life where they are moving out but not wanting or
ready to purchase a home. It’s an entire demographic that the market is short on
supplying a product to.
Commissioner Sandie questioned what the current capacity was for the current projects in
Waukee. Mr. Jensen advised that the Bricktowne Waukee off of University was currently
at 100% capacity. The Waukee central location off of Hickman have one building
completed and residents moving in.
Commissioner Hoifeldt asked for staff to provide commentary regarding the concerns in
the written correspondence. Mr. Deets advised that from a Comprehensive building
perspective, the area is at the intersection of two major corridors. It is common to place
Multi-Family in areas like this to provide a layering effect between the commercial retail
and the single family residential. From Staffs perspective, it makes sense to put this
product here.
Commissioner Broderick questioned what kind of traffic changes could be expected. Mr.
Deets advised that multi-family residential has a consistently lower effect on traffic when
related to large scale commercial. A good scale of reference is to look at the revolving
traffic of the Hy-vee and then imagine that on this subject property. Mr. Jensen
commented that with the one and two bedroom product, you are looking at people who
are young professionals. They leave early in the day for work, are gone a majority of the
day, and when they come home, they park for the night. There isn’t much effect on the
surrounding area in regards to traffic as it usually isn’t a family living in this product.
Commissioner Broderick questioned what the concerns were from the current
Apartments. Mr. Deets advised the concerns were related to their holdings being effected
by bringing in a close proximity competitor. Staff believes that the product presented is
very different and satisfies a separate clientele from the current apartments. Staff also
believes that, while it is a valid concern, it is not the City’s responsibility to control the
market.
Commissioner Hoifeldt moved to approve a rezoning related to a Change from C-1B (Large Scale
Commercial District) to R-3 (Multi-Family Residential District/ PD-1 (Planned Development
Overlay District) [Bricktowne at Prairie Crossing]. Commissioner Broderick seconded the
motion. Ayes: Ward, Sandie, Tietz, Broderick, and Hoifeldt. Nays: None. Motion Carries.
STAFF REVIEW AND COMMENT:
RECOMMENDATION: Hold the Public Hearing
ATTACHMENTS: I. Staff Report
II. Rezoning Sketch
III. Development Concept
IV. Planned Development Narrative
PREPARED BY: Brad Deets, Development Services Director
REVIEWED BY:
PUBLIC NOTICE INFORMATION –
NAME OF PUBLICATION: Dallas County News
DATE OF PUBLICATION: September 27, 2018
PLANNING AND ZONING COMMISSION STAFF REPORT
PROJECT: Bricktowne at Prairie Crossing PREPARED BY: Brad Deets – Development
Services Director
REPORT DATE: September 21, 2018
MEETING DATE: September 25, 2018
GENERAL INFORMATION
Applicant / Owner: Jensen Group/Alices, L.C. Knapp Properties Inc.
Owner’s Representative:
Jerry P. Oliver, PE, PLS, Civil Engineering Consultants
Erin Ollendike, PE, Civil Design Advantage
Request: The applicant is requesting approval of rezoning from
C-1B Large Scale Commercial District to R-3 Rental
Multi-Family Residential District/PD-1 Planned
Development Overlay.
Location and Size: Property is generally located north of Hickman Road
and east of NE Westgate Drive, containing
approximately 11.19 acres more or less.
AREA MAP
ABOVE LEFT: Aerial of Property identifying the proposed plat (outlined in RED).
September 21, 2018
2 of 5
LAND USES AND ZONING
Location Existing Land Use Comprehensive Plan Current Zoning
Property in
Question
Vacant –
Undeveloped
Neighborhood
Residential
C-1B (Large Scale Commercial District)
North Multi-Family
Residential
(Apartments)
Neighborhood
Residential
R-3 (Multi-Family Residential District)
South Commercial Neighborhood
Residential
C-1B (Large Scale Commercial District)
East Commercial Community Village C-1B (Large Scale Commercial District)
West Commercial (Movie
Theater) / Vacant
Neighborhood
Residential
C-1B/PD-1 (Large Scale Commercial
District / Planned Development)
HISTORY
The subject property was a part of the original Crossing at Alice’s Road Development. In 2006 the entire
development was zoned a combination of C-1B [Large Scale Commercial District], C-4 [Office Park
Commercial District], and R-4 [Row Dwelling and Townhome Dwelling District] to accommodate the
development of a large retail center that would face Hickman Road with an office park and townhomes
planned for the area to the north.
In 2013, the zoning and development plan were modified to allow for the development of the Prairie Crossing
single family residential development, Prairie Crossing Townhomes (currently under construction) and Prairie
Grass Apartments. The property along Hickman Road maintained the C-1B Large Scale Commercial Zoning
District.
The owner of the property, Alice’s LC (Knapp Properties) has marketed the subject property for large scale
retail development for over 12 years. Although interest in smaller outparcels has been very strong, the
interest in the larger box site has been minimal. The owner has indicated the changing dynamics in retail over
the past several years as the main factor in the site not developing.
Most recently plans were approved for Prairie Crossing Plat 7 which include the extension of lots along
Hickman Road to Westgate Drive, as well as a second row of co mmercial lots located north of the private
Venture Drive. Staff is currently reviewing several proposals related to that lot configuration. At this time,
Knapp Properties is proposing an alternative use to the big box pad site that had previously been proposed.
September 21, 2018
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ABOVE LEFT: Aerial of Original Concept Plan for The Crossing at Alice’s Rd (2006). ABOVE RIGHT: 2013 Concept Plan identifying
the various land uses. THE AREAS IN YYEELLLLOOWW and GGRREEEENN INDICATE R-2 ZONING (SINGLE FAMILY); THE AREA IN BBRROOWWNN INDICATES
THE AREA FOR R-3 ZONING (APARTMENTS); THE AREA IN RREEDD IDENTIFIES THE C-1B (PLANNED RETAIL COMMERCIAL AREA); THE AREA IN
BBLLUUEE IDENTIFIES AN AREA OF C-4 (COMMERCIAL OFFICE) THAT WAS RECENTLY REZONED TO ALLOW FOR TOWNHOMES
.
PROJECT DESCRIPTION
The owner is requesting rezoning of approximately 11.19 acres of property currently zoned C-1B [Large Scale
Commercial District] to R-3 [Rental Multi-Family Residential District] and PD-1 [Planned Development
District].
The owner has been working with Jensen Group on a proposal for up to a 300 unit apartment development
on the subject property. Jensen Group has built two other projects within the City of Waukee including
Bricktowne at Kettlestone (University Avenue) and Bricktowne at Waukee Central (Dartmoor Drive and
Hickman Road). The proposed development would be similar to the other two developments currently
within the City.
The applicant has requested consideration of a Planned Development Overlay due to the proposed density as
well as setback requirements. In exchange for those considerations, the applicant has agreed to higher
building standards and building material requirements for the proposed project.
The applicant has submitted the required consents to the proposed rezoning request. The City Council has
set a public hearing date for October 1, 2018 to further discuss the proposed rezoning.
September 21, 2018
4 of 5
The proposed density is just slightly below 27 units an acre. This is significantly higher than the underlying R-3
zoning requirements of 17 units per acre. The proposed density is really based upon the proposed make-up
of the units within the buildings. The applicant primarily constructs 1 bedroom apartments as he has found
there is a large demand for 1 bedroom apartments based upon current demographics. The proposed project
includes a total of six 2-bedroom units and fifty-four 1 bedroom units per building which creates the higher
density proposed. If there were more 2-bedroom units as have been developed in other multi-family
developments, the total number of units would be reduced dramatically which would result in a much lower
overall density. For example, if the units were all 2-bedroom units, the overall number of units would drop to
210 units and the overall density would drop to 19 units per acre.
The City is currently finalizing an update to the 2008 Comprehensive Plan called Waukee 2040. The
proposed Comprehensive Plan recognizes the changing dynamics of commercial in particular as it relates to
main arterial corridors within the community. This particular property has been identified as one location
where it would be appropriate to look at mixed uses. The mixed use definition is defined to include:
Support mixes of complementary uses, including employment, a range of housing options, and services
May be oriented in a vertical or horizontal fashion
Create commercial destinations and enhanced sense of place
September 21, 2018
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The intent behind the proposed to development is for it to integrate better with the adjoining commercial to
the south similar to the references as proposed within the Waukee 2040 plan. Access to the property is
provided through the commercial development and the site has been oriented to integrated into the
commercial development versus segregated. As such, the applicant has requested reduced setbacks as
proposed within the Planned Development narrative.
STAFF RECOMMENDATION
Staff recognizes the owner’s frustration in the marketing and development of this property for large scale
retail. Staff acknowledges that retail development has changed significantly over the past several years and that
with the lack of large sized stores, this site sits too far off of Hickman Road.
The updated Comprehensive Plan recognizes the changing dynamics in the commercial market and directly
addresses the idea of integrating residential development into commercial areas. The proposed development
is consistent with the quality that is expected within the City of Waukee. The proposed Planned
Development creates certainty as to the quality development standards required for the project. Based upon
these factors, staff I supportive of the proposed rezoning request.
THIS
SITE
#1 CECCivil Engineering Consultants, Inc.2400 86th Street . Unit 12 . Des Moines, Iowa 50322515.276.4884 . Fax: 515.276.7084 . mail@ceclac.com#2
#3#5
Q:\E-FILES\E-7000\E7964\_C3D Drawings\Rezone\E7964 REZONING.dwg, 9/20/2018 9:41:25 AM, mehill, 1:1
#1
#2
#3 CECCivil Engineering Consultants, Inc.2400 86th Street . Unit 12 . Des Moines, Iowa 50322515.276.4884 . Fax: 515.276.7084 . mail@ceclac.comQ:\E-FILES\E-7000\E7964\_C3D Drawings\Rezone\E7964 REZONING.dwg, 9/20/2018 9:51:49 AM, mehill, 1:1
CLUBHOUSEBUILDING #5 POOL
BUILDING #1 BUILDING #2 BUILDING #3
BUILDING #445
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321 CIVIL DESIGN ADVANTAGE1807.402BRICKTOWNE AT PRAIRIE CROSSINGENGINEER: EKOTECH: REVISIONSDATEWAUKEE, IOWA1
1 1ST SUBMITTAL09/18/18P.U.D. CONCEPTUAL PLANPHONE: (515) 369-4400 FAX: (515) 369-44103405 S.E. CROSSROADS DRIVE, SUITE GGRIMES, IOWA 50111PARKING REQUIREMENTS
P.U.D. CONCEPTUAL PLAN
BRICKTOWNE AT PRAIRIE CROSSINGBRICKTOWNE AT PRAIRIE CROSSING
OWNER ZONING
ENGINEER / SURVEYOR
BULK REGULATIONSVICINITY MAP
PROJECT
APPLICANT
PARKLAND DEDICATION
Exhibit A
BRICKTOWNE AT PRAIRIE CROSSING DEVELOPMENT
PLANNED DEVELOPMENT
CITY OF WAUKEE
APPROVED BY WAUKEE CITY COUNCIL ON ___________________
TABLE OF CONTENTS
BRICKTOWNE AT PRAIRIE CROSSING DEVELOPMENT
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 Building Elevations
Exhibit B | BRICKTOWNE AT PRAIRIE CROSSING DEVELOPMENT – PLANNED DEVELOPMENT
Waukee, Iowa
Planned Development Overlay District (PD)
Item 1 Purpose and Scope of District
The subject property is located within the Prairie Crossing Development. To the north
of the property is an existing multi-family development. To the east is a regional
grocery store. To the south and west, the property is undeveloped but is zoned and
planned for general commercial development.
The proposed multi-family residential use would be required to be designed and
constructed to higher standards than would be required within the standard R-3 Multi-
Family Residential District as described within this document. In exchange, the Planned
Development would include language that will relax building setback requirements and
increase the maximum number of units per acre.
The existing zoning of the Property is C-1 Community and Highway Service Commercial
District. The proposed underlying zoning is R-3 Rental Multi-Family Residential District
with the Planned Development Overlay (PD-1) defining the additional uses, regulations
and restrictions.
Item 2 Location, Size, Legal Description
See Attached: Exhibit C – Vicinity Map
Exhibit D – Property Legal Description
The proposed development is comprised of approximately 11.19 acres located east of NE
Westgate Drive and north of E Hickman Road.
Item 3 Conceptual Development Plan
See Attached: Exhibit E – Rezoning Map
Exhibit F – Conceptual Development Plan
Exhibit F represents a conceptual development plan showing proposed construction of
approximately 300 multi-family residential units within five building structures on
approximately 11.19 acres of land. It should be noted that these figures are conceptual
and that the actual number of units and square footage of buildings will be determined
at the time of platting and site plan approval process based upon the density
requirements as later described within this document.
Item 4 Building Design Standards, including height, materials, sections and other information
required to describe the project
Buildings shall be a minimum of two (2) stories and a maximum of three (3) stories in
height.
Individual units should include façade articulations such as patios or balconies.
Facades of the building shall establish a rhythm of windows, storefront or curtainwall
and/or shadow casting articulations to create rhythms of solid and void.
Façade bays should be divided into modules to define fenestration and solid zones.
Façade bays may be delineated by the following scaling elements:
a. Recesses
b. Reveals
c. Continuous projections
d. Diversity in material profiles
e. Change in module rhythm
f. Shadow trim
A minimum of 25% of each street facing (public or private) façade shall be fenestration.
Shadow trim elements may be understood as features that produce heavily articulated
shadow lines – e.g. recessed windows, projecting window boxes, layered shading or
structural devices.
Material and Color:
a. Materials on all facades shall be of equal quality. The front façade materials
shall be repeated on all facades, but not necessarily at equal scale.
b. When the building base is differentiated from the rest of the building, the
building base material should have a heavier appearance than the materials
above.
c. A mix of building materials including brick, stone and fiber cement siding
shall be used. Prohibited materials for multi-family units shall include vinyl
siding, EIFS, synthetic stucco, split faced masonry and burnished block unless
utilized for trim accents.
d. Trim elements shall be required around windows and doors and along the
roofline to help articulate and define the individual units.
e. Colors selected within the development shall follow a natural materials and
earth tones pallet.
Item 5 Bulk Regulations – Including Density Regulations, Setbacks, Maximum Heights, and
other design standards specific to the Project
The following minimum requirements shall be observed:
1. Density. Twenty-seven (27) units per acre maximum
2. Minimum Floor Area. Seven hundred and fifty (750) square feet per unit, except
for efficiency units and one (1) bedroom units can be Six hundred (600) square feet
3. Lot Width. Sixty (60) feet minimum fronting a public or private street
4. Front Yard. Fifteen (15’) feet minimum for principal structures. Five (5’)
minimum for accessory structures.
5. Side Yards. Fifteen (15’) feet minimum for principal structures. Five (5’)
minimum for accessory structures.
6. Rear Yards. Thirty (30’) feet minimum for principal structures. Five (5’)
minimum for accessory structures.
7. Maximum Number of stories. Three (3) stories
8. Off-Street Parking and Loading. Two (2) parking stalls per two bedroom or
larger unit. One and a half (1.5) parking stall per efficiency or one bedroom unit.
One additional stall for every five (5) units.
9. Minimum Open Space. The total land area devoted to open space and
landscaping shall not be less than Fifteen (15%) percent of the gross land area
included in the building lot. Such open space shall be maintained as grassed and
landscaped area and shall not include access drives, parking areas, structures or
buildings; except ornamental structures included as part of the landscaping theme
Item 6 Uses of Property – Including Principal Permitted Uses, Accessory Uses and Prohibited
Uses for Mixed Use and Commercial Developments
All uses as permitted in and as limited in the R-3 Rental Multi-Family Residential District.
END OF DOCUMENT
EXHIBIT C
LEGAL DESCRIPTION
A PARCEL OF LAND IN OUTLOT Y OF PRAIRIE CROSSING PLAT 3, AN OFFICIAL
PLAT RECORDED IN BOOK 2014, PAGE 10238, CITY OF WAUKEE, DALLAS COUNTY,
IOWA THAT IS MORE PARTICULARLY DESCRIBED AS FOLLOWS:
BEGINNING AT A POINT ON THE NORTH LINE OF SAID OUTLOT Y, SAID POINT
BEING THE NORTHWEST CORNER OF PARCEL 17-71 OF OUTLOT Y RECORDED IN
BOOK 2016,PAGE 7933, THENCE S00⁰20’20”E, 434.61 FEET ALONG THE WEST LINE OF
SAID PARCEL 17-71 TO A POINT; THENCE S89⁰39’40”W, 1,123.87 FEET TO A POINT;
THENCE N00⁰10’35”E, 434.63 FEET TO A POINT ON THE NORTH LINE OF SAID
OUTLOT Y; THENCE N89⁰39’40”E, 1119.97 FEET ALONG SAID NORTH LINE TO THE
POINT OF BEGINNING AND CONTAINING 11.19 ACRES MORE OR LESS.
EXHIBIT D
REZONING MAP
EXHIBIT E
CONCEPTUAL DEVELOPMENT PLAN
EXHIBIT F
CONCEPTUAL BUILDING ELEVATION