Loading...
HomeMy WebLinkAbout2017-02-06-J02 Waukee Central Rezoning_2ND READ AGENDA ITEM: CITY OF WAUKEE, IOWA CITY COUNCIL MEETING COMMUNICATION MEETING DATE: February 6, 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 [second reading] FORMAT: Ordinance SYNOPSIS INCLUDING PRO & CON: There were several questions and concerns related to the proposed rezoning request that were discussed at the public hearings. Some of those concerns included density, traffic and type of housing units proposed. The applicant has provided additional supporting information which begins to address some of those questions or concerns. FISCAL IMPACT INCLUDING COST/BENEFIT ANALYSIS: COMMISSION/BOARD/COMMITTEE COMMENT: STAFF REVIEW AND COMMENT: Staff would recommend approval of the second consideration to rezone the property. RECOMMENDATION: Approve the second reading of the ordinance in title only. ATTACHMENTS: I. Proposed Ordinance II. Additional Supporting Material PREPARED BY: Brad Deets, Development Services Director REVIEWED BY: PUBLIC NOTICE INFORMATION – NAME OF PUBLICATION: DATE OF PUBLICATION: ORDINANCE NO. AN ORDINANCE TO AMEND CHAPTER 300, ZONING ORDINANCE, CITY OF WAUKEE, IOWA BY AMENDING THE ZONING FOR CERTAIN PROPERTY FROM C-1 TO PD-1 AND R-3 [WAUKEE CENTRAL MULTI- FAMILY DEVELOPMENT] BE IT ORDAINED by the Council of the City of Waukee: Section 1. Section 301.4 of Chapter 301, Waukee Municipal Code, Zoning Ordinance of the City, adopting the Official Zoning Map, is hereby amended by changing the following real estate from C-1 (Community and Highway Service Commercial District) to PD-1 (Planned Development Overlay District) and R-3 (Multi- Family Residential), legally described as follows: LOT 5 OF WAUKEE CENTRAL, AN OFFICIAL PLAT IN THE CITY OF WAUKEE, DALLAS COUNTY, IOWA SAID PROPERTY CONTAINS 4.9 ACRES MORE OR LESS. Section 2. Planned Development Agreement. Attached hereto as Exhibit A is the Planned Development Agreement which shall define the minimum standards and requirements of the PD-1 [Planned Development Overlay District] pertaining to the above legally described property. Section 3. Repealer. All ordinances or parts of ordinances in conflict with the provisions of this ordinance are hereby repealed. Section 4. Severability Clause. If any section, provision or part of this ordinance shall be adjudged invalid or unconstitutional, such adjudication shall not affect the validity of the ordinance as a whole or any section, provision, or part thereof not adjudged invalid or unconstitutional. Section 5. Effective Date. This ordinance shall be in effect upon its final passage, approval and publication as provided by law. Passed by the Council this ___ day of February, 2017, and approved this ___ day of February, 2017. William F. Peard, Mayor Attest: Rebecca D. Schuett, City Clerk Exhibit A WAUKEE CENTRAL MULTI-FAMILY DEVELOPMENT PLANNED DEVELOPMENT CITY OF WAUKEE APPROVED BY WAUKEE CITY COUNCIL ON ___________________ TABLE OF CONTENTS WAUKEE CENTRAL MULTI-FAMILY 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 | WAUKEE CENTRAL MULTI-FAMILY DEVELOPMENT – PLANNED DEVELOPMENT Waukee, Iowa Planned Development Overlay District (PD) Item 1 Purpose and Scope of District The subject property is located within the Waukee Central Final Plat which consists of five lots. The four lots fronting Hickman Road are zoned for and are currently being developed for commercial uses. The fifth lot which is separated by a private street (SE Laurel Street) is proposed to be developed as a multi- family residential use. 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 4.9 acres located south of E Hickman Road, east of SE Dartmoor Drive, west of SE Westgate Drive and north of the Midwest Country Estates Mobile Home Park. 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 114 multi-family residential units within two building structures on approximately 4.9 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 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 ma sonry 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-four (24) 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 5. Side Yards. Fifteen (15’) feet minimum 6. Rear Yards. Thirty (30’) feet minimum 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. Item 7 Open Space, Landscape and Buffer Regulations Minimum open space for each use shall be as described within the R-3 Rental Multi-Family Residential District regulations and the Landscaping and Open Space Ordinance. Buffer Requirements: a. A ten (10) feet buffer shall be required along the south property line. b. Buffer Planting Requirements: i. A minimum of one and a half (1.5) overstory tree, two and a half (2.5) evergreens, two and a half (2.5) ornamental tree and 15 shrubs shall be required for every one hundred fifty (150) linear feet of landscaped buffer. ii. Credit will be given for a reduction in the buffering requirements for any existing trees that are saved as a part of the site plan development process. END OF DOCUMENT EXHIBIT C LEGAL DESCRIPTION LOT 5 OF WAUKEE CENTRAL, AN OFFICIAL PLAT IN THE CITY OF WAUKEE, DALLAS COUNTY, IOWA CONTAINING 4.9 ACRES MORE OR LESS. EXHIBIT D REZONING MAP EXHIBIT E CONCEPTUAL DEVELOPMENT PLAN EXHIBIT F CONCEPTUAL BUILDING ELEVATION Civil Design Advantage L.L.C. 3405 SE Crossroads Drive, Suite G Grimes, Iowa 50111 Office: 515-369-4400 Fax: 515-369-4410 Civil Design Advantage CENTRAL BANK APARTMENT REZONING TRAFFIC ANALYSIS DATE: January 23, 2017 Civil Design Advantage is working with the Jensen Group to rezone approximately 4.91 acres located at 420 Laurel Street in Waukee, Iowa from C-1: Community Highway Service District to PD: Planned Development with an underlying R-3 Residential District use. The development is bordered by SE Westgate Drive to the east, SE Dartmoor Drive to the west and SE Laurel Street to the north. According to the city of Waukee’s major street plan, SE Dartmoor Drive is designated as a major collector street and currently there is a stop light at the intersection of SE Dartmoor Drive and Hickman Road located approximately 320 feet northwest from this site. SE Westgate Drive is labeled as a minor collector and SE Laurel Street is a private street that runs through the Central Bank property that provides access from this development out to the collector roads. The following is an analysis to determine the difference in traffic counts between the existing commercial use and the multi-family residential that would yield 114 one and two bedroom apartment units. Assumptions:  Apartment Usage: 6.65 trips per day per unit; 0.51 Average Vehicles per unit for AM peak hour; 0.62 Average Vehicles per unit for PM peak hour  Shopping Center Usage: Avg. 100 trips per day per 1,000 sf of floor area (Avg. 100 trips per day Monday-Friday & 129 trips per day Saturday)  Traffic shall be equally split with 50% traveling west to SE Dartmoor Drive and 50% traveling east to SE Westgate Drive.  A preliminary concept of how the commercial land use could be developed is included to show the potential of 18,200 sf of floor area. Commercial Usage Analysis: Shopping Center Usage (Avg. Weekday): 18,200 sf x Avg.100 vehicles per day / 1000sf = 1,820 vehicles per day Shopping Center Usage (Saturday): 18,200 sf x Avg. 129 vehicles per day / 1000 sf = 2,348 vehicles per day Note: Shopping Center uses typically contain non-merchandising facilities such as office buildings, restaurants, post offices, drive-in banks, health clubs and indoor recreational facilities Total = 910 vehicles per day out to SE Dartmoor Drive and 910 vehicles per day out to SE Westgate Drive assuming each roadway sees 50% of the traffic. Civil Design Advantage L.L.C. 3405 SE Crossroads Drive, Suite G Grimes, Iowa 50111 Office: 515-369-4400 Fax: 515-369-4410 Multi-Family Residential Usage Apartment Usage (Weekday): 114 Units x 6.65 vehicles per unit per day = 758 vehicles per day Apartment Usage (AM Peak Hour): 114 Units x 0.51 Average vehicles per unit = 59 vehicles per hour Apartment Usage (PM Peak Hour): 114 Units x 0.62 Average vehicles per unit =71 vehicles per hour Total = 379 vehicles per day out to SE Dartmoor Drive and 379 vehicles per day out to SE Westgate Drive assuming each roadway sees 50% of the traffic. The majority of the traffic occurs between the AM hours of 7-9 and the PM hours of 4-6. Conclusions: As illustrated by the above data the commercial usage produces larger traffic counts than the 114 apartment units being proposed. It should also be noted that typical traffic patterns are different for these uses. Apartment traffic will typically see greater traffic counts in the morning (7-9 am) and evening (4-6 pm) as people are heading to work and returning at night. Commercial traffic patterns maintain a steady stream of traffic throughout the day with larger volumes on occurring on Friday and Saturday. The information provided in this memo is a rough estimation of the anticipated traffic and is not an official traffic study. The Trip Generation manual produced by the Institute of Transportation Engineers was utilized to obtain average traffic volumes for the different uses and time of day.