HomeMy WebLinkAbout2017-01-03-H01 Waukee Central Rezoning - PH AGENDA ITEM:
CITY OF WAUKEE, IOWA
CITY COUNCIL MEETING COMMUNICATION
MEETING DATE: January 3, 2017
AGENDA ITEM: Consideration of approval of an ordinance to amend Chapter 300, Zoning
Ordinance, City of Waukee, Iowa by rezoning and changing certain
property therein from C-1 (Community and Highway Commercial
District) to R-3 (Rental Multi-Family Residential District)/PD-1
(Planned Development Overlay), a parcel to be known as Waukee
Central Multi-Family [Public Hearing]
FORMAT: Public Hearing
SYNOPSIS INCLUDING PRO & CON: The applicant is requesting rezoning of
approximately 4.9 acres of property that is located south of Hickman
Road between SE Dartmoor Drive and SE Westgate Drive from C-1
Community and Highway Service Commercial District to R-3 Rental
Multi-Family Residential District with a Planned Development Overlay.
The proposed development consists of two three story buildings with a
total of 114 units. The units would be comprised of both one bedroom
and two bedroom units. The applicant has indicated that the rent ranges
would be between $850 to $1,100.
The proposed Planned Development Overlay identifies the minimum
requirements for the development that would be different from what is
permitted within the standard R-3 Zoning. The primary differences
relate to an increased number of units per building as well as an
increased density of the project. In exchange, the applicant has proposed
a more urban style of architecture with increased architectural details and
articulation as well as higher quality building materials. The project has
been sited to take advantage of the private street presence while placing
the parking for the units behind the buildings.
There were several adjacent property owners that attended the meeting.
Several letters of opposition were provided and have been included with
this packet of information.
FISCAL IMPACT INCLUDING COST/BENEFIT ANALYSIS:
COMMISSION/BOARD/COMMITTEE COMMENT: The Planning and Zoning
Commission reviewed the request at their meeting on December 27,
2016 and recommended approval:
Approval of a Rezoning Related to a Change from C-1 (Community and Highway
Service Commercial District) to PD-1 (Planned Development Overlay District) and
R-3(Multi-Family Residential District) [Waukee Central]
Development Services Director, Brad Deets, introduced the request made by the
Applicant, Waukee Central, to approve a rezoning of the approximately 4.9 acre lot on
the south half of the Waukee Central Plat to allow for the development of 2 multifamily
buildings equaling 114 units. To the north of the subject property, currently under
construction is Central Bank, a dental office and Burger King. There is one additional
commercial lot of which no development has been proposed at this time.
Mr. Deets advised that the applicant has submitted the necessary petition and consent to
the rezoning with 78.05% of the Property owners within 200 feet of the property
consenting to the change. Notification of the rezoning request to the proposed property
was sent on December 20th, 2016. To date, staff has not received any correspondence for
or against the proposal. Mr. Deets also explained to those in attendance that the
percentage of consent, per state statute, is weighted based on the percentage of land
bordering the subject property and not per land owner.
Mr. Deets explained that the Planned Development Overlay included in the proposed
rezoning is to allow for greater density on the site as well as more units per building then
what would be permitted under the standard R-3 Zoning District requirements. In
exchange for consideration of an increased density, the applicant has proposed enhanced
building elevations and materials for the two buildings. The Planned Development
document specifies an enhanced set of design standards, architectural requirement, and
acceptable building materials which are consistent with the conceptual elevations that
have been provided. A concept plan has been prepared which shows the construction of
up to 114 one and two bedroom units within the two three-story buildings.
Mr. Deets stated that the buildings are proposed to be placed along the front half of the
property and adjacent to the recently constructed private street, which acts as an
extension of SE Laurel, with garages and surface parking behind the buildings. Access to
the site would be provided from both SE Westgate Drive and SE Dartmoor Drive via the
recently constructed private drive that serves the overall development. Currently, SE
Dartmoor Drive is a signaled access and SE Westgate Drive is in the process of also
becoming a signalized access in 2017. Utilities are already available on the site and storm
water detention is proposed to be accommodated within two ponds located on the site.
Staff believes the proposed rezoning provides an appropriate transition from the
commercial uses out front to the mobile home park located to the south of the property. As
commercial zoning, staff believes the subject property will be difficult to develop mainly
due to its lack of visibility to Hickman Road as well as the overall configuration and layout
of the specific lot. Staff believes the proposed Planned Development provides for
appropriate density and safeguards while at the same time guaranteeing the development
of a quality residential complex.
Staff is comfortable with the proposed rezoning request and would recommend approval.
Commissioner Schmidt questioned if there were provisions in the Planned
Development Documents for landscape buffering between the proposed
multifamily and the Manufactured housing to the south. Mr. Deets advised that
there are no set provisions in the zoning district, however, staff has requested
landscaping requirements to the south and for the adjacent properties on SE
Westgate Drive.
Commissioner Hoifeldt questioned if fencing would be placed on the property.
Mr. Deets advised that fencing was something that would be handled during the
site plan process contingent upon the rezoning approval.
Commissioner Schmidt questioned how parking would be handled. Mr. Deets
advised that there would be surface and garage parking plus an allotment of
surface spots for visitor parking equaling to one spot per 5 units.
Commissioner Nigro questioned if Staff believed a 3 story building would look
good off of Hickman road. Mr. Deets advised that as it is not direct frontage to
Hickman, it would be providing an additional layer to heighten the urban aesthetic
of the area. It has been proposed to look very similar from all sides.
Commissioner Hoifeldt questioned if it would be mirrored front and back for
design and Mr. Deets advised that was the plan.
Commissioner Schmidt commented that the grade of the commercial plat was
higher than Hickman road by a pretty significant amount. He questioned if the
proposed lot would be higher. Mr. Deets advised that the area would not be raised
as it was pretty flat at the current time due to past grading projects.
Luke Jensen [2519 Chamberlain Road, Ames] a representative of the applicant,
spoke in regards to the project stating that the focus was to have a product for
people looking for practical living solutions at mid-range prices. Given the view
and access the area might not be great for commercial development. The Jensen
group has had great success with residual commercial areas being rezoned for
projects such as this one and delivering a product that works for the area. Mr.
Jensen stated that roughly 20% of the parking will be covered with the rest being
satisfied with surface parking. Mr. Jensen Advised that the applicant has met with
the property owners to the south and agrees to work with them in order to satisfy
any landscaping requests within reason.
Commissioner Hoifeldt questioned if the entrances on the street level will have
dual access. Mr. Jensen advised that yes, the first floor units have access off of
parking and through the main hall.
Commissioner Streit questioned if there would be elevators in the building and
Mr. Jensen advised that there are no plans for elevators in the buildings.
Commissioner Streit questioned if they had plans to support ADA accessibility.
Mr. Jensen advised that there were plans to create ADA compliant units on the
first floor.
Michael Austin [110 SE Westgate Drive] spoke as a representative for the
surrounding homeowners against the request. Mr. Austin advised that the concern
of the surrounding townhome and single family owners is that the property values
will be significantly reduced with the addition of a multi-family project of this
size. Mr. Austin stated a concern with the increase in traffic, not only during the
delegated 9-5pm of a commercial area, but all hours of a residential project. There
is also a concern from homeowners in regards to the burdens on the school district
and having an influx of density from a multifamily project. Mr. Austin also
expressed concerns in regards to potential overflow parking on the residential
streets and the net tax result from having a high population residential district
versus a commercial occupant.
Commissioner Schmidt asked Mr. Deets what the dissenting area was at the
current time. Mr. Deets advised that 70 to 80 percent of the area is from 2 owners,
the commercial area and Midwest Mobile Homes, but that 20% or more for a
petition against the project would incite a vote from the council for a
Supermajority. The supplied letters from Mr. Austin will be added to the file and
submitted for review of the council.
Commissioner Streit questioned if the traffic concern could be validated through
the counts of the Staff. Mr. Deets advised that staff has looked in to the overall
impact on traffic and believe it would be equal and consistent with the current
zoning with the probability of a higher concentration during peak times such as
9am and 5pm.
Commissioner Streit questioned Mr. Jensen as to the demographic that the
applicant had in mind for the project. Mr. Jensen advised that they refer to them
as “workforce” the income level of nurses, teachers, and police officers who are
interested in living on their own, or with one maybe 2 other people. They may not
have the ability or want to purchase a home but they would like a higher end,
affordable product. Generally not a lot of families find a 1 bedroom unit
attractive. Mr. Jensen also stated that the applicant did host an open house at the
local Pizza Ranch to introduce the project and receive public feedback, but did not
have a turn out.
Diane Baker [200 SW Brookside Drive Apartment 16] [555 SE Laurel Street
Westgate Townhomes #16] advised that there are a lot of children in this area as
this is a residential neighborhood. Ms. Baker stated a concern for her safety with a
large multifamily project and the safety for children with the traffic increase. The
percentages that apparently matter come from people who could care less how the
land is developed. As it is, the land is limited and to squeeze this project
especially with this unit count in that space will be an eyesore. Ms. Baker would
encourage the council to listen to the people and to take into consideration if the
R-3 zoning actually allows for 114 units in this area. Ms. Baker also advised that
she did not receive any letter from the developer and that she was not pleased that
the notification from the City was sent so close to the holidays when people
would be away from their homes.
Commissioner Broderick questioned what Ms. Baker would like to have in the
area instead. Mr. Baker advised that townhomes might be nicer, or even the
current commercial expectation would be fine.
Commissioner Hoifeldt advised that there are areas around town that follow this
planning with the commercial and residential buffered by multifamily dwellings.
Ms. Baker advised that the areas that the Commission were considering were not
comparable to the Westgate area and questioned if zoning really allows for this
high of a density. Commissioner Hoifeldt explained that the zoning does not
allow for that many units, but a planned development overlay would.
Mary Neuser [555 SE Laurel Street Westgate Townhomes #17] stated that she
wanted some greenspace when she moved to Waukee. She stated that she knew
that owners would not be able to stop commercial development in the area, but
that she did not find the idea of apartments of this high of a density agreeable,
especially for the area. Ms. Neuser also expressed concern relating to the fact that
children already come by to play in the ponds, adding even more could create a
water issue as well for owners to take care of.
Commissioner Hoifeldt questioned Mr. Jensen what the density options would be.
Mr. Jensen advised that currently there are 92 of the units are one bedroom. As an
applicant they wat to have a nice property and interior and exterior architectural
items are expensive leading to the need for higher density.
Commissioner Schmidt questioned what the proposed square footage would be.
Mr. Jensen stated that as of now they were proposed to be 690 to 800 square feet.
Commissioner Hoifeldt addressed the audience to advise the Commission is a
recommending body to the council, and that the Council makes the final decision
granting more chances to bring their concerns to the council’s attention.
Mr. Austin addressed a point that Mr. Jensen had made regarding traffic, and that
while 1 and 2 bedroom units mean less people, it doesn’t solve the traffic issue. In
3 bedroom apartments, you get children who don’t drive. In the 1 and 2 bedroom
units you are looking at a car for each person that lives there as workforce people
go to work and not always in the same direction.
Commissioner Schmidt questioned if the city had an occupancy count for the
current rentals in Waukee. Mr. Deets advised that at the current moment he would
not be able to provide occupancy counts.
Commissioner Broderick questioned if the City has a max Occupancy per room in
rentals. Mr. Deets advised that the city does not currently have a regulation on
occupancy.
Commissioner Nigro suggested that it might be something that the City should
take a look at as growth continues. Commissioner Nigro commented that in this
instance he would rather have 2 professionals living in apartments across from
him in 1 and 2 bedroom apartments than whole families in 3 bedroom ones.
Commissioner Broderick questioned if the city staff recommended approval. Mr.
Deets advised that the City staff does find the request to meet all criteria for
approval.
Commissioner Hoifeldt stated that he would like to have the developer present to
the City Council what it would take to be able to make this a 2 story project. Mr.
Jensen advised that the issue with that request is it changes the scope of the
project and would end up changing the demographic.
Commissioner Hoifeldt commented that from what he heard from the speakers, it
is the size of the project that is of main concern. Commissioner Hoifeldt believes
that this parcel would be better used as a residential project than a commercial
one, but that he would like to accommodate the current resident’s thoughts for a
smaller complex.
Mr. Austin advised that the size was an issue, but that the current residents want
to see people who have a vested interest in the area, and that typically doesn’t
come from the high turnover of rentals. Per a letter of dissention submitted to Mr.
Deets one of the requests is that covenants be created for ownership and not
rented at all.
Commissioner Schmidt addressed the provision prohibiting rental ability stating
that the City has no business getting involved with the Associations of the areas.
If they choose to make their Association a rental free propert y, it is up to the
Developer and Association. Mr. Deets advised that the City does not actually have
the ability to place provisions of that nature on anything.
Commissioner Hoifeldt questioned if the Townhomes were all owner Occupied.
Ms. Baker advised that all of the townhomes were owner occupied. Ms. Baker
stated that the current residents do not want the multi-family buildings for obvious
reasons, and that it is the bottom line of money driving this project. It is a very
marketable area and while the residents understand that they do not own this
property, they ask that the Commission take current residents into consideration.
Commissioner Hoifeldt motioned to approve the rezoning related to a change from C-1
(Community and Highway Service Commercial District) to PD-1 (Planned Development
Overlay District) and R-3(Multi-Family Residential District) for Waukee Central and
would like the City Council to review with consciousness of both the developer and the
current neighboring homeowners. The motion was seconded by Commissioner
Broderick. Ayes: Nigro, Streit, Broderick, Hoifeldt, and Schmidt. Nays: none. Motion
Carries.
STAFF REVIEW AND COMMENT: Staff believes the proposed use is appropriate for the
specific property and that the developer has proposed a project that is of
a high quality nature. The proposed Planned Development Overlay
document clearly identifies the minimum standards for the development
which are above the requirements of the standard R-3 zoning district.
RECOMMENDATION: Hold the public hearing.
ATTACHMENTS: I. Staff Report
II Proposed Rezoning Sketch
III. Proposed Concept Plan
IV. Proposed Building Elevations
PREPARED BY: Brad Deets, Development Services Director
REVIEWED BY:
PUBLIC NOTICE INFORMATION –
NAME OF PUBLICATION: Dallas County News
DATE OF PUBLICATION: 12/22/2016
STAFF REPORT
TO: Planning and Zoning Commission PREPARED BY: Brad Deets
RE: Waukee Central Multi-Family - Rezoning
DATE: December 27, 2016
GENERAL INFORMATION:
Applicant: Waukee Central, LLC
Jensen Group
Requested Action Rezoning Approval
Location and Size: Property is generally located south of Hickman
Road, east of SE Dartmoor Drive and west of SE
Westgate Drive, containing 4.9 acres more or
less.
LAND USES AND ZONING:
Location Existing Land Use Comprehensive Plan Current
Zoning
Property in Question Vacant – Undeveloped Neighborhood Residential C-1
North Central Bank
Dental Office Neighborhood Residential C-1
South Midwest Country Estates
Mobile Home Park
Neighborhood Residential R-6
East Westgate Townhomes Neighborhood Residential R-4
West Dairy Queen Neighborhood Residential C-1
BACKGROUND:
The subject property involved in the proposed rezoning is located within the recently platted Waukee Central
Plat. To the north of the subject property, currently under construction is Central Bank, a dental office and
Burger King. There is one additional commercial lot of which no development has been proposed at this time.
The property subject to this rezoning request is currently zoned C-1 Community and Highway Commercial
District and borders the Midwest Country Estates Mobile Home Park to the south.
The proposed rezoning request is to rezone the property from Commercial to Multi-Family to allow for the
development of 114 multi-family units within two building structures on approximately 4.9 acres.
December 30, 2016
2 of 3
ABOVE: Aerial of Concept Plan identifying the proposed area for multi family residential outlined in RED and Surrounding
Properties.
PROJECT DESCRIPTION:
The applicant has submitted the necessary petition and consent to the rezoning. The Rezoning Map indicates
consent to the zoning change from 78.05% of the property owners within 200 feet of the property proposed
to be rezoned. Notification of the rezoning request to the proposed property was sent on December 20,
2016. To date, staff has not received any correspondence for or against the proposal. Notification signs of
the proposed Planning and Zoning Commission Date and City Council Public Hearing Date have been placed
on the property.
The proposed rezoning request includes approximately 4.9 acres of property to be rezoned to R-3 Multi-
Family Residential with a Planned Development Overlay. The Planned Development Overlay is proposed to
allow for greater density on the site as well as more units per building then what would be permitted under
the standard R-3 Zoning District requirements. In exchange for consideration of the increased density and
units per building, the applicant has proposed enhanced building elevations and materials for the two proposed
buildings.
December 30, 2016
3 of 3
A concept plan has been prepared which shows the construction of up to 114 multi-family units within two
buildings. The current concept includes a total of 44 two bedroom units and 70 one bedroom units. The
buildings themselves would be three stories in height and be sighted along the front half of the property
adjacent to the recently constructed private street with the parking and garages parked behind the buildings.
The proposed Planned Development document specifies the specific requirements for the development that
are modified from the standard R-3 zoning district. Specifically, the planned development increases the density
to 24 units per acre and does not place a restriction on the number of units per building. The document also
includes an enhanced set of design standards and architectural requirements which are consistent with the
conceptual elevations that have been provided for your review. Specifically the language specifies the
minimum architectural design criteria and acceptable building materials for the project.
Access to the site would be provided from both Westgate Drive and Dartmoor Drive via the recently
constructed private driveway that serves the overall development. Parking is proposed specific to the type of
unit constructed with a smaller ratio required for the one bedroom units versus the two bedroom units. In
addition to the surface parking, a total of 38 garage spaces are also proposed within the development.
Stormwater detention is proposed to be accommodated within two ponds located on site.
STAFF RECOMMENDATION
Staff believes the proposed rezoning provides an appropriate transition from the commercial uses out front to
the mobile home park located to the south of the property. As commercial zoning, staff believes the subject
property will be difficult to develop mainly due to its lack of visibility to Hickman Road as well as the overall
configuration and layout of the specific lot. Staff believes the proposed Planned Development provides for
appropriate density and safeguards while at the same time guaranteeing the development of a quality
residential complex.
Staff is comfortable with the proposed rezoning request and would recommend approval.
CITY OF WAUKEE
Brad Deets
Development Services Director
PERSPECTIVECENTRAL WAUKEE12/13/16
PERSPECTIVECENTRAL WAUKEE12/13/16
PERSPECTIVECENTRAL WAUKEE12/13/16
PERSPECTIVECENTRAL WAUKEE12/13/16
PERSPECTIVECENTRAL WAUKEE12/13/16
ELEVATIONSCENTRAL WAUKEE12/13/16 1/16" = 1'-0"4SOUTH ELEVATION 1/16" = 1'-0"1NORTH ELEVATION 1/16" = 1'-0"3EAST ELEVATION 1/16" = 1'-0"2WEST ELEVATION