HomeMy WebLinkAbout2017-03-20-H01 Daybreak Plat 2_Rezoning_Public Hearing AGENDA ITEM:
CITY OF WAUKEE, IOWA
CITY COUNCIL MEETING COMMUNICATION
MEETING DATE: March 20, 2017
AGENDA ITEM: On an ordinance to amend Chapter 301, Zoning Ordinance, City of
Waukee, Iowa by rezoning and changing certain property therein from
R-1 (Single Family Residential District) to R-2 (One & Two Family
Residential District), a parcel to be known as Daybreak Plat 2.
FORMAT: Public Hearing
SYNOPSIS INCLUDING PRO & CON: The applicant, Daybreak Waukee, LLC, requests
approval of a rezoning of approximately 22.02 acres of property located
north of Ashworth Road and west of Ute Avenue/R-22. The specific
request is to rezone the property from R-1, Single Family Residential
District to R-2, One & Two Family Residential District.
The subject property is part of a 40 acre parcel that was rezoned in 2015
from A-1 to R-1. The original concept plan from 2015 identified a total
of 81 single family lots. The concept plan proposed with this rezoning
identifies a total of 87 single family lots. No duplexes are proposed to be
constructed within the area proposed to be rezoned.
The proposed rezoning is consistent with existing land uses in the area
and the proposed lots sizes are not much smaller than the minimums
required in the R-1 zoning district. The rezoning is also consistent with
the Comprehensive Plan which identifies the property as neighborhood
residential.
FISCAL IMPACT INCLUDING COST/BENEFIT ANALYSIS:
COMMISSION/BOARD/COMMITTEE COMMENT: The Planning and Zoning
Commission reviewed the request at their March 14, 2017, meeting
and recommended approval.
Approval of a Rezoning related to a change from R-1 (Single Family Residential District) to
R-2 (One & Two Family Residential District) [Daybreak Plat 2]
Senior Planner Andy Kass introduced the request for approval of a rezoning made by the
Applicant Daybreak Waukee, LLC. The subject property involved in the proposed rezoning is
22.02 acres in size and is located west of Ute Avenue and Daybreak Plat 1, and north of
Ashworth Road. The request would accommodate an additional six lots for a total of 87 lots
within the development. Mr. Kass Advised that Staff has received consent to the zoning change
from 54.4% of City of Waukee property owners within 200 feet of the property. Notification of
the rezoning request was sent on March 6th, 2017. At this time staff has had no formal
correspondence for or against the rezoning.
Mr. Kass explained that the rezoning change would lower the required size of lots to 8000 square
feet with lot widths of 65 feet, however the smallest lots shown on the concept plan measure at
9200 square feet with a lot width of around 72 feet. The additional lots would allow adjusted
street placement that offers better accessibility, according to Staff. Mr. Kass also noted that the
required amount of parkland dedication for the development has been fulfilled by the 1.86 acres
in the south west corner of the site.
At this time Staff recommends approval of the rezoning subject to any remaining staff comments.
• Commissioner Hoifeldt questioned what all would be done to Ashworth Road with the
development. Mr. Kass advised that the developer would be responsible for the Curve
and Gutter on the north part of the road and paving the portion of Ashworth Road that
fronts their property. The Gap of Gravel on Ashworth road between the east Plat
boundary and Ute Avenue will be chip sealed by the applicant as well.
• Commissioner Shanks questioned if there was a precedence for the smaller lots. Director
of Development Services, Brad Deets, advised that it is not uncommon to get proposal
changes at this stage of developments.
• Commissioner shanks also questioned if it will be written into the covenants that
duplexes would not be allowed as it is not the developer’s intent. Mr. Kass advised that
yes, they could write it into covenants and if they wished to allow it in the area, there
would be other reviews needed.
• Jake Becker of McClure engineering, a representative of the applicant, advised that the
intent of the rezoning was to have more flexibility in the space. Having so much of one
product on the market seemed risky to the applicant, so the request is to be able to
accommodate several different price points. It might not equal more revenue but it would
create less risk in the long run.
Commissioner Hoifeldt moved to approve the rezoning related to a change from R-1 (single
family residential district) to R-2 (one and Two family Residential District) [Daybreak Plat 2].
Commissioner Shanks seconded the motion. Ayes: Stonebrook, Streit, Hoifeldt, and Shanks.
Nays: None. Motion Carries.
STAFF REVIEW AND COMMENT: The proposed rezoning request is consistent with the
Comprehensive Plan and surrounding land uses.
RECOMMENDATION: Introduce the Ordinance and approve the first consideration.
ATTACHMENTS: I. Staff Report
II. Rezoning Map
III. Location Map
PREPARED BY: Andy Kass, Senior Planner
REVIEWED BY:
PUBLIC NOTICE INFORMATION –
NAME OF PUBLICATION: Dallas County News
DATE OF PUBLICATION: 03/09/17
STAFF REPORT
TO: Planning and Zoning Commission PREPARED BY: Andy Kass
RE: Daybreak Plat 2 - Rezoning
DATE: March 14, 2017
GENERAL INFORMATION:
Applicant: Daybreak Waukee, LLC
Requested Action Rezoning
Location and Size: Property is generally located West of Ute Avenue,
North of Ashworth Road containing
approximately 22.02 acres more or less.
LAND USES AND ZONING:
Location Existing Land Use Comprehensive Plan Current Zoning
Property in Question Agricultural Neighborhood Residential R-1
North Undeveloped / Rural
Residential Neighborhood Residential A-1
South Agricultural Neighborhood Residential A-1
East Daybreak Plat 1 / Rural
Residential
Neighborhood Residential R-1 / A-1
West Agricultural Neighborhood Residential A-1
BACKGROUND:
The subject property involved in the proposed rezoning, owned by Daybreak Waukee, LLC, is located west of
Ute Avenue and Daybreak Plat 1, and north of Ashworth Road is approximately 22.02 acres in area. The
subject property is part of the overall Daybreak Plat 2 development that is 40 acres in area. The entire 40 acre
parcel was rezoned in 2015 from A-1 to R-1. The applicant now requests to rezone the south 22 acres of the
property from R-1 to R-2 to accommodate an additional six lots for a total of 87 lots within the development.
The initial rezoning concept from 2015 for the property identified a total of 81 single family residential lots.
The comprehensive plan identifies this property as Neighborhood Residential which accommodates various
housing types (single family, medium density, and high density).
The applicant has submitted the necessary petition and consent to the rezoning. Staff has received consent to
the zoning change from 54.4% of City of Waukee property owners within 200 feet of the property proposed
to be rezoned. Notification of the rezoning request to the proposed property was sent on March 6, 2017.
Staff has received no correspondence in support or opposition to the proposed rezoning. Notification signs of
the proposed rezoning were placed on the property on March 2, 2017.
March 10, 2017
2 of 3
ABOVE: Concept layout of the proposed development. Area proposed to be rezoned is outlined in RED.
PROJECT DESCRIPTION:
The concept plan for the development identifies a total of 87 single family lots of varying sizes. Lots 1 – 41
would remain zoned R-1 and would comply with the minimum lot size requirements of 10,000 square feet and
80 feet in width. Lots 42 – 87 are within the area proposed to be rezoned from R-1 to R-2. The minimum lot
area requirement in the R-2 District is 8,000 square feet and the minimum lot width is 65 feet. The concept
plan shows that a majority of the proposed R-2 lots would be more than 10,000 square feet in area and
exceed the minimum lot width requirement of 65 feet.
The concept plan identifies the extension of streets throughout the development. Daybreak Drive will be
extended from the Daybreak Plat 1 development and will go to the west plat boundary. New streets,
Sunflower Drive, Crescent Ridge Drive, Scenic View Drive, and Morningstar Court will all be constructed
throughout the two phases of the development. Improvements to Ashworth Road will also be required as part
of the development as well.
The required amount of parkland dedication for this development is 1.56 acres. The concept plan identifies a
total of 1.86 acres in the southwest corner of the site.
March 10, 2017
3 of 3
STAFF RECOMMENDATION
The proposed rezoning request is consistent with the Comprehensive Plan and is consistent with the existing
land uses in the area. Staff recommends approval of the rezoning.
CITY OF WAUKEE
Andy Kass, AICP
Senior Planner
WILLOW PINESPLAT 1UTE AVENUEASHWORTH ROAD2R-2134895DAYBREAK10DRIVE67UTE AVENUE67
5
4321141312111098ASHWORTH ROADNORTHDRAWING NO.CHECKED BYENGINEERSHEET NO.FIELD BOOK NO.DRAWN BYREVISIONSNOTICE:McClure Engineering Company waives any and allresponsibility and liability for problems which arise fromfailure to follow these Plans, Specifications, and theengineering intent they convey, or for problems which arisefrom failure to obtain and/or follow the engineers guidancewith respect to any errors, omissions, inconsistencies,ambiguities, or conflicts which are alleged.1360 NW 121ST. StreetClive, Iowa 50325515-964-1229fax 515-964-2370building strong communities.02....2.28.17--J. BECKERC. SMITHFebruary 14, 20172213010Waukee, IowaRezoning ExhibitDaybreak Development751500GRAPHIC SCALE300RZ-0101Rezoning Exhibit - DaybreakWaukee, IowaOwner / DeveloperDaybreak Waukee, LLC12119 Stratford Drive, Suite BClive, IA 50325Zoning Current: R-1 Single Family Residential DistrictProposed: R-2 One and Two Family Residential District Vicinity SketchScale: 1" = 800'Rezoning Table (City Residents)Legal DescriptionBeing a part of the Southeast Quarter of the Southeast Quarter of Section 6, Township 78 North, Range 26 Westof the 5th P.M., City of Waukee, Dallas County, Iowa being more particularly described as follows:Commencing at the Southeast Corner of said Section 6; thence along the south line of the Southeast Quarter ofsaid Section 6 S84°13'58”W, 208.04 feet to the Point of Beginning; thence continuing along said south lineS84°13'58”W, 1114.73 feet to the Southeast Corner of Parcel B as recorded in Dallas County records in book1998, page 360; thence along the east line of said Parcel B N00°21'36”E, 914.90 feet; thence S89°45'02”E,144.97 feet; thence S00°14'58”W, 32.50 feet; thence S89°45'02”E, 242.42 feet; thence N05°08'16”E, 33.03 feet;thence S79°39'53”E, 141.25 feet; thence S10°20'07”W, 22.50 feet; thence S79°39'53”E, 252.77 feet; thenceS10°20'07”W, 45.31 feet; thence N89°46'28”E, 538.86 feet to the East line of said Southeast Quarter; thencealong said East line S00°30'57”E, 437.38 feet; thence S84°13'45”W, 208.04 feet; thence S00°30'57”E, 208.03feet to the Point of Beginning. Described area contains 22.20 acres, which includes 1.17 acres of public roadeasement. Described area is subject to easements and restrictions of record.
DAYBREAK DRIVEDAYBREAK DRIVE29' B-B26' B-B
31' B-B
31' B-B
29' B-B
26' B-B
37'- B-B
PHASE 1 PHASE 2
PHASE 1 PHASE 2
CITY PARK
1.86 ACRES DETENTION AREA0.82 ACRESR40' RAD
R40' RAD
R40' RAD
26' B-B
285'166'146'42'130'70'276'130'94'
94'130'71'
71'
79'
1
3
9
'45'7 1'50'
210'
2
6'
4
9
'
197'57'256
'57'0 '8 2 '6 0 '19'
52'31'1
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5
'49'78'
71'
71'
1
35
'
52'
1 5'135'
5 0 '19'135'
6 8 '135'
71'
0 '135'
71'177'6 6 '1'156'6 7 '146'67 '145'44'25'120'39'78'144'78'39
'120'146'46'42'161'79'7'162'43'3 0 '21'
223'
6
1
'1
5
3
'61'125'
15'191'6 6 '
2
8'66'
11'208'52'
3
4'
33'
70'87'103'15'47'78'3 9'104'
129'9'132'69'78'88'126'34'101'100'
3
9
'37'176'80'163'80'
88'
129'135'96'
34'46'135'80'
80'27'108'80'
135'83'3 9 '110'
135'92'64'8'87'112'56'51'4
2
'34'2 9'26'170'195'
7
2
'171'73'89'90'97'23
'86'
14'
145'91'4 1'51'55'
145'90'90'60'30'138'90'138'90'90'37'43'138'80'140'48'29'28'60'11'90'154'16'68'87'14'75'45'
125'80'125'80'103'100'39'78'99'88'37'39 '78'141'33'80'135'9'83'103'110'39'77'43'135'100'16'
61'
1
3
3
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1 2 5 '140'57'
5
'35'45'58'178'71'170'20'53'170'71'146'27'
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2'18'18
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'51'149'45 '193'45'
199'
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'21'64'160'21'52'72'154'59'12'43'26'151'47'50'105'9 7 '
35'5
'99'277'50'19 '284'71'94'
96'
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'64'15'4 5'
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24'
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'110'49'135'
4 6 '21'
21'
5 9 '4 9 '30'136'
6 7 '1 '71'146'
4 7 '2 4 '42'
3 7 '165'24 '4 4 '
8 9 '179'31'
27 '
7 4'12'
48'9'
38'30'132'66'130'130'6 6 '130'
6 6 '6 6 '135'101'154'135'1115'60'
60'
502'78'
98'135'
91'87'77'103'103'98'108'106'112'696'261'134'44'112'139'161'243'61'79'100'145'138'166'180'163'92'45'54'94'
60'
60'72'Lot 16
14,563 sf
Lot 11
10,800 sf
Lot 9
12,407 sf
Lot 18
10,593 sf
Lot 8
15,487 sf
Lot 20
13,126 sf
Lot 19
10,721 sf
Lot 12
10,800 sf
Lot 15
13,569 sf
Lot 37
13,439 sf
Lot 44
13,894 sf
Lot 40
12,397 sf
Lot 39
11,019 sf
Lot 38
11,467 sf
Lot 85
10,233 sf
Lot 84
10,233 sf
Lot 46
15,196 sf
Lot 47
12,098 sf
Lot 48
11,537 sf
Lot 49
15,463 sf
Lot 55
12,393 sf
Lot 54
11,195 sf
Lot 60
12,155 sfLot 61
9,230 sf
Lot 31
13,703 sf
Lot 86
10,255 sf
Lot 32
11,471 sf
Lot 75
13,011 sf
Lot 76
12,541 sf
Lot 77
11,216 sf
Lot 78
9,949 sf
Lot 70
9,563 sf
Lot 69
9,587 sf
Lot 83
10,266 sf
Lot 80
9,953 sf
Lot 79
9,897 sf
Lot 81
15,072 sf
Lot 63
15,631 sf
Lot 64
19,907 sf
Lot 65
23,132 sf
Lot 67
9,966 sf
Lot 68
10,100 sf
Lot 66
10,173 sf
Lot 2
13,050 sf
Lot 7
18,313 sf
Lot 3
16,033 sf
Lot 21
16,294 sf
Lot 22
18,967 sf
Lot 28
13,466 sf
Lot 6
37,244 sf
Lot 52
28,891 sf
Lot C
116,574 sf
Lot 27
14,674 sf
Lot 5
30,940 sf
Lot 53
15,264 sf
Lot 71
15,389 sfLot 26
15,529 sf
Lot 4
27,773 sf
Lot 58
20,288 sf
Lot 72
12,846 sf
Lot 25
84,368 sf
Lot 1
13,030 sf
Lot 59
26,163 sf
Lot 73
11,485 sf
Lot 24
24,292 sf
Lot B
312,142 sf
Lot A
66,856 sf
Lot 74
10,601 sf
Lot 23
30,042 sf
Lot 41
12,445 sf
Lot 30
14,715 sf
Lot 14
14,959 sf
Lot 50
21,635 sf
Lot 29
14,683 sf
Lot 13
15,132 sf
Lot 51
16,986 sf
DETENTION AREA0.82 ACRESLot 82
14,324 sf
Lot 87
10,233 sf
Lot 33
14,704 sf
Lot 62
17,034 sf
Lot 57
17,711 sf
Lot 56
15,320 sf
Lot 42
14,759 sf
Lot 34
12,712 sf
Lot 10
14,378 sf
Lot 17
12,212 sf
Lot 36
14,189 sf Lot 45
17,823 sf
Lot 35
10,000 sf
RIDGE
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DRIVE MORNINGSTAR COURTVIEW
SUNF
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SUNFLO
W
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DRIVE
DRIVEMORNINGSTAR
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29' B-B
Lot 43
12,633 sf ASHWORTH ROADASHWORTH ROADUTE AVENUENORTH
DRAWING NO.
CHECKED BY
ENGINEER
SHEET NO.
FIELD BOOK NO.
DRAWN BY
REVISIONS
NOTICE:
McClure Engineering Company waives any and all
responsibility and liability for problems which arise from
failure to follow these Plans, Specifications, and the
engineering intent they convey, or for problems which arise
from failure to obtain and/or follow the engineers guidance
with respect to any errors, omissions, inconsistencies,
ambiguities, or conflicts which are alleged.
1360 NW 121ST. Street
Clive, Iowa 50325
515-964-1229
fax 515-964-2370
building strong communities.
02
.
.
.
.
2.28.17
--
J. BECKERC. SMITH
February 14, 2017
2213010
Waukee, Iowa
Rezoning Concept
Daybreak Subdivision
50 1000
GRAPHIC SCALE
200
Development Plan
Daybreak Subdivision
Waukee, Iowa
Zoning
Current Zoning: R-1 Single Family Residential District 42.44 acres
Proposed Zoning: R-1 Single Family Residential District 20.24 acres
R-2 One and Two Family Residential District 22.20 acres
Total Development Area (gross, inc. ROW): 42.44 Acres
Setback Requirements
R-1 & R-2:Front Yard:30 Feet
Side Yard:7 Feet min., 15 Feet Total
Rear Yard:30 Feet
Park Requirements
Area = # lots x 3 x 6 / 1000 = 87 x 3 x 6 / 1000 = 1.57 Acres
Provided =2.68 Acres Total
1.86 Acres net of Stormwater Detention area
Notes
1. Lots 1-41 are being proposed to be serviced off of the sanitary sewer main at the west
end of Daybreak Plat 1 and will be Phase 1 of development. Lots 42-87 would need the
extension of the South Area Trunk Sewer by the City of Waukee and is anticipated to be
developed in one single phase as Phase 2.
Vicinity Sketch
Scale: 1" = 800'
Owner / Developer
Daybreak Waukee, LLC
12119 Stratford Drive, Suite B
Clive, IA 50325
RZ-02 02
Legal Description (Proposed R-2 Zoning portion only)
Being a part of the Southeast Quarter of the Southeast Quarter of Section 6, Township 78 North,
Range 26 West of the 5th P.M., City of Waukee, Dallas County, Iowa being more particularly
described as follows:
Commencing at the Southeast Corner of said Section 6; thence along the south line of the
Southeast Quarter of said Section 6 S84°13'58”W, 208.04 feet to the Point of Beginning; thence
continuing along said south line S84°13'58”W, 1114.73 feet to the Southeast Corner of Parcel B as
recorded in Dallas County records in book 1998, page 360; thence along the east line of said
Parcel B N00°21'36”E, 914.90 feet; thence S89°45'02”E, 144.97 feet; thence S00°14'58”W, 32.50
feet; thence S89°45'02”E, 242.42 feet; thence N05°08'16”E, 33.03 feet; thence S79°39'53”E,
141.25 feet; thence S10°20'07”W, 22.50 feet; thence S79°39'53”E, 252.77 feet; thence
S10°20'07”W, 45.31 feet; thence N89°46'28”E, 538.86 feet to the East line of said Southeast
Quarter; thence along said East line S00°30'57”E, 437.38 feet; thence S84°13'45”W, 208.04 feet;
thence S00°30'57”E, 208.03 feet to the Point of Beginning. Described area contains 22.20 acres,
which includes 1.17 acres of public road easement. Described area is subject to easements and
restrictions of record.