HomeMy WebLinkAbout2017-06-05-H01 Ashworth East_Rezoning_PH AGENDA ITEM:
CITY OF WAUKEE, IOWA
CITY COUNCIL MEETING COMMUNICATION
MEETING DATE: June 5, 2017
AGENDA ITEM: On an ordinance to amend Chapter 301, Zoning Ordinance, City of
Waukee, Iowa by rezoning and changing certain property therein from
A-1 (Agricultural District) to K-RR (Kettlestone Retail Regional
District), a parcel to be known as Ashworth East.
FORMAT: Public Hearing
SYNOPSIS INCLUDING PRO & CON: Property owner, Deseret Trust Company, with
applicant, AP-GPP, LLC, requests approval of a rezoning of
approximately 40 acres of property located south of Ashworth Road and
east of Grand Prairie Parkway. The specific request is to rezone the
property from A-1, Agricultural District to K-RR, Kettlestone Retail
Regional District.
The subject property is located within the Kettlestone corridor. The K-
RR District is intended for commercial and retail services that provide
services on a local and regional scale. The district allows for buildings
larger than 50,000 square feet and a variety of commercial and retail
uses. Any building constructed on the property will be subject to
conformance with the Kettlestone Design Guidelines as well as any other
applicable City ordinances and policies.
The proposed rezoning is consistent with the Kettlestone Master Plan and
Future Land Use Map as the property is identified for Retail Regional
within these documents.
FISCAL IMPACT INCLUDING COST/BENEFIT ANALYSIS:
COMMISSION/BOARD/COMMITTEE COMMENT: The Planning and Zoning
Commission reviewed the request at their May 23, 2017, meeting and
recommended approval.
Approval of a Rezoning related to a Change from A-1 (Agricultural District) to K-RR
(Kettlestone Regional District) [Ashworth East]
Senior Planner Andy Kass introduced the request for approval of a rezoning made by the
applicants Deseret Trust company & AP-GPP, L.C. The property is generally located south of
Ashworth Road and east of Grand prairie Parkway containing approximately 40 acres. The
property is within the Kettlestone Corridor and is subject to conformance with the Kettlestone
Master Plan and the Kettlestone Design Guidelines. The proposed rezoning coincides with the
intended development plans listed within the Kettlestone documents, and would allow for large
scale including large box retailers to provide retail services for the entire community and regional
area.
At this time staff would recommend approval. The property included within the rezoning will be
required to go through platting and site plan approval process prior to any individual development
within the property.
Commissioner Hoifeldt questioned if the City allowed step down rezoning meaning a smaller
retail location could be built in this location. Mr. Kass advised that was correct. The intent of the
zoning is to provide the ability for buildings up to or more than 50,000 square feet.
Denny Dolmage of 3273 Ashworth Road, advised that he has lived at his location for 71 years
just north of this site. He advised that the traffic has progressively gotten worse on Ashworth road
making it dangerous to cross in order to retrieve his mail and would only get worse with
something like a large box retail.
Cindy Dolmage of 3273 Ashworth Road, advised that she and her husband, attended multiple
meetings during the Kettlestone Master Plan creation. She advised that the meetings became
vaguer as time went on until the final iteration in which a large red “retail” box was placed over
her home. Mrs. Dolmage advised that Ashworth is still just a 2 lane road. The infrastructure is not
in place for the traffic needs and to maintain the noise and light pollution. In short, it is a cart
before the horse situation.
Commissioner Broderick acknowledged their concerns with the close proximity of residential
areas, and advised that- in his experience with commercial development, a big box retail store
will not go to a location that is ill-equipped for their needs.
Commissioner Hoifeldt advised that the areas has been shown for this development since the
master plan creation. It is not to say that this is what will happen, just that it is possible.
Mrs. Dolmage questioned if there were other locations to place the large retail zoning, already
equipped with the necessary infrastructure. Commissioner Schmidt addressed staff with a
scenario in which a large box does go in this area, would they be responsible for making the
improvements to infrastructure. Mr. Kass advised that they would be responsible to an extent. If
they were to plat this location as a lot and an out lot, the applicant would only have to make
improvements to the main lot and whatever street it bordered which may not be Ashworth Road
but SE Kettlestone Blvd.
The developer representative, Jerry Oliver, advised that a strip center is planned to the west, the
area is changing with the improvements and will generate big box interest. The area will require
SE Kettlestone Blvd and that is the street that is imperative to install first in order to reach
designated areas. However, Ashworth as it is currently would not be sufficient for a large project.
Mr. Dolmage questioned Mr. Oliver what a timeline for a project would look like. How soon one
would start breaking ground. Mr. Oliver advised that he was unable to commit to a timeline. Mr.
Dolmage advised that he didn’t think Ashworth Road was going to become a 4 lane road anytime
soon.
Commissioner Schmidt advised that the City would require the infrastructure to be provided
before the traffic arrives. Mr. Dolmage advised that they are no turn lanes on Grand Prairie
Parkway making it unsafe, and even though there are lights for the actions, it’s been 2 years and
nothing has been done for it.
Mr. Kass advised that Ashworth is going to be a minimum of 4 lanes, however, street widening is
a heavy capital intensive project. Staff would love to do it now, but the City and the Council have
the projects in order of necessity. As the best option, Ashworth should be constructed as a larger
project. With increased development requests, the project rises on the Capital Improvements Plan.
Commissioner Schmidt questioned if the primary entrance would be off of SE Kettlestone Blvd
and signaled. Mr. Kass advised that was correct.
Commissioner Hoifeldt advised that he understood the resident concerns but with the zoning
matching the master plan, there still had not been a strong enough reason to oppose. Mr. Dolmage
advised that he understood that the Commissioners also had a tough job and asked that they make
a recommendation to lower the retail and keep the safety of the people who still live on Ashworth
Road in mind. Mrs. Dolmage advised that Kettlestone did not take into account that her home was
residential- and that she was uneasy with the way that information is disbursed in the past.
Commissioner Broderick advised that he understood the situation as he also had a century farm
north of town and had never expected a car dealership to the south, however, he also advised that
he could not push back of the rezoning as a commissioner, but that it would go to council and a
site plan review would be required and that he would like to see the residents who had spoken at
this meeting present at those meetings as well.
Commissioner Broderick moved to approve the rezoning related to a change from A-1 to K-RR
[Ashworth East]. The motion was seconded by Commissioner Stonebrook. . Ayes: Stonebrook,
Streit, Broderick, Hoifeldt, Shanks, and Schmidt. Nays: None. Motion Carries
STAFF REVIEW AND COMMENT: The proposed rezoning request is consistent with the
Kettlestone Master Plan and Kettlestone Future Land Use Map. Staff
recommends approval.
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: 05/25/17
STAFF REPORT
TO: Planning and Zoning Commission PREPARED BY: Andy Kass
RE: Ashworth East
DATE: May 19, 2017
GENERAL INFORMATION:
Applicant: Deseret Trust Company & AP-GPP, L.C.
Requested Action Rezoning
Location and Size: Property is generally located south of Ashworth
Road and east of Grand Prairie Parkway and
contains approximately 40 acres.
LAND USES AND ZONING:
Location Existing Land Use Kettlestone Master Plan Current Zoning
Property in Question Vacant - Undeveloped Regional Retail A-1
North Rural Residential Community Retail A-1
South Vacant - Undeveloped Regional Retail K-RR
East Vacant - Undeveloped Regional Retail A-1
West Ashworth South Plat 1 Regional Retail K-RR
BACKGROUND:
The subject property is located within the Kettlestone Corridor and includes approximately 40 acres located
east of Grand Prairie Parkway and south of Ashworth Road. The property is a part of the Kettlestone
Development Corridor and is subject to conformance with the Kettlestone Master Plan and the Kettlestone
Design Guidelines.
The purpose of the Kettlestone Master Plan and Guidelines was to define the overall land use plan for the
Corridor along with the associated and intended types of development. Although all property within the
Kettlestone Corridor is still required to go through the formal rezoning process, the intent was to stream line
the process as it pertains to the requirements for specific development plans if the requested rezoning
generally met the intent as established within the Kettlestone Master Plan.
The applicant has submitted a rezoning request that includes approximately 40 acres of property proposed to
be rezoned to the Kettlestone Retail Regional District. The proposed rezoning request coincides with the
Kettlestone Master Plan.
May 19, 2017
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Notice regarding the rezoning request was mailed to the surrounding property owners on May 15, 2017.
Additionally, signs regarding the rezoning date and time for Planning and Zoning Commission and City Council
have been placed on the property.
ABOVE LEFT: Aerial of Property under consideration for Rezoning to Retail Regional.
ABOVE RIGHT: Kettlestone Master Plan with overlay of proposed Zoning.
PROJECT DESCRIPTION:
The proposed rezoning request includes the rezoning of approximately 40 acres. The property is bounded by
Ashworth Road on the north side and the former public right-of-way for Vermillion Court of the west side.
Development within this district is intended to be large scale including large box retailers to provide retail
services for the entire community and regional area. The district regulations and guidelines allow for buildings
to be pushed up closer to the public streets and adjacent to the public ponds to take advantage of the
proposed greenbelt system. The proposed Kettlestone Retail Reginal District is in conformance with the
approved Master Plan and Kettlestone Design Guidelines.
STAFF RECOMMENDATION
The proposed rezoning request is consistent with the approved Kettlestone Master Plan and Kettlestone
Design Guidelines and staff would recommend approval. The property included within the rezoning will be
required to go through platting and site plan approval process prior to any individual development within the
property.
CITY OF WAUKEE
Andy Kass, AICP
Senior Planner
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WAUKEE, IOWA
REZONING MAP
AP-GPP, L.C.CECCivil Engineering Consultants, Inc.2400 86th Street . Unit 12 . Des Moines, Iowa 50322515.276.4884 . Fax: 515.276.7084 . mail@ceclac.com#1
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Ashworth East PROJECT AREA IDENTIFICATION MAP
ABOVE: The area outline in RED identifies the area proposed to be rezoned.