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.