HomeMy WebLinkAbout2017-07-10-H01 Journey Senior Living Rezoning_PH AGENDA ITEM:
CITY OF WAUKEE, IOWA
CITY COUNCIL MEETING COMMUNICATION
MEETING DATE: July 10, 2017
AGENDA ITEM: Public Hearing on an Ordinance to amend Chapter 301, Zoning Ordinance,
City of Waukee, Iowa, by rezoning and amending certain property from C-
4/PD-1 to R-3/PD-1, a property known as Journey Senior Living (formerly
known as University Woods).
FORMAT: Public Hearing
SYNOPSIS INCLUDING PRO & CON: The applicant, University Woods LLC is requesting
approval of a rezoning of the subject property located on the north side of
University Avenue and west of SE Waco Place to allow for the development
of a senior living development. The development would include housing units
for both assisted living as well as memory care.
The property in question has had several proposals in the past, however,
development of the property has never occurred. The current zoning allows
for development of office uses or a skilled recovery center. The proposed
zoning would eliminate the office use component. The proposed zoning
would allow for either the senior living development as described or the
skilled recovery center as previously approved.
The property in question has a number of existing mature trees. The applicant
has agreed to taking extra measures in order to protect as many of the trees as
possible while still being able to develop on the property. The applicant has
also agreed to a minimum 30 foot landscape buffer along the north and east
property lines adjacent to the existing single family homes.
FISCAL IMPACT INCLUDING COST/BENEFIT ANALYSIS:
COMMISSION/BOARD/COMMITTEE COMMENT: The Planning and Zoning
Commission reviewed this project at the June 27, 2017 Commission Meeting and recommended
approval subject to the requirement of a 30 foot landscape buffer along the north and east
property lines in lieu of a 25 foot buffer and completion of a tree survey as a part of the site plan
development:
Approval of a Rezoning related to a Change from PD-1/C-4 ( Planned Development Overlay
District/ Office Park Commercial District) to PD-1/R-3 ( Planned Development Overlay District/
Multi-Family Residential District) [Journey Senior Living]
Development Services Director, Brad Deets, introduced the request made by applicant, University
Woods, LLC, to rezone the property generally located north of University Avenue, and between SE
Waco Place and SE Brick Drive. Mr. Deets advised that, in the past, the area was rezoned for office
development, and later amended to allow for a skilled recovery center. The Current rezoning request
would allow for the development of a senior living community that would consist of both assisted
living and memory care units, while still providing the option of a skilled recovery center.
The proposed senior living center would be 3 stories in height with the memory care facility being 1
story. Access is proposed via a full access from SE University Avenue, and the existing pond has been
proposed as the location of storm water detention. Mr. Deets also advised that the area comes with a
unique open space and tree preservation item as the area was maintained as a tree sanctuary for many
years. The applicant and City Staff state a desire to maintain as many of the mature trees as possible
with the landscape buffer easements on the north and east boundaries of the property. Language has
also been provided in the planned development document regarding the preservation of the existing
vegetation.
Mr. Deets explained to those in attendance that if the motion was approved by the Planning and
Zoning Commission it would then go to the City Council for the first of three readings July 10th, 2017.
Commissioner Broderick questioned if there had been any formal contact but the surrounding
homeowners. Mr. Deets advised that a few had called and come in to discuss the proposal but
that no formal documentation had been sent in to Staff’s Knowledge.
Commissioner Schmidt questioned if there was a center lane cut for the full access. Mr. Deets
advised that the location is already available for full access. A second access was discussed
but due to the location on SE University Avenue, and with the Fire Department’s Approval,
one was deemed sufficient.
Commissioner Schmidt questioned if the buffers would be sufficient to contain light pollution.
Mr. Deets advised that typically a review for light pollution would be handled at the site plan
review. At that time staff would decide if additional landscaping or a berm would be required.
Commissioner Fontenot asked for clarification on the tree survey. Mr. Deets advised that the
city will be working with the applicant and reviewing the removal of trees. The last survey
was done in 2008 and needs to be updated in order to allow for an accurate identification
process on which trees are mature with a long life ahead of them, and continue the building
process.
Eric Cannon, a representative for the applicant, advised that there had been a neighborhood
meeting held at Hy-Vee several weeks ago where the applicant had talked with neighbors
about the proposal and received some good constructive feedback. It is the intent of the
applicant to keep as many trees as possible, and the applicant is fully committed to working
with staff. Mr. Cannon advised that he believed that the proposed use would make a good
neighbor for the area as it would have minimal noise and traffic. Mr. Cannon also advised that
the drainage is only preliminary, there is a lot more engineering that would go into site plan
drawings to meet code and ordinance pending the approval of the rezoning.
Commissioner Hoifeldt questioned if the applicant would build both the assisted living and
memory care portions together or based on need. Mr. Cannon advised they were looking to
build both buildings at the same time.
Commissioner Schmidt questioned how the current pond drained. Mr. Cannon advised that
through speaking with the residents, it doesn’t seem to have an outlet at the current time so
one would need to be constructed.
Shawn Devlin, of 1020 SE Bluegrass Circle, introduced a petition signed by residents in
opposition of the proposal into evidence. Mr. Devlin summarized that the concerns of the
residents were the size and height of the development which would drastically reduce the trees
and unique feel of the area. He advised personally, that a senior care center was a good fit for
the area, but the 3 story height seemed imposing compared to the surrounding area. Mr. Devlin
also advised that he would like to see a larger set back in order to allow for more of the trees to
be preserved as well as their privacy as homeowners.
Commissioner Broderick questioned what the residents would like to see in the area. Mr.
Devlin advised that the same company had done a 2 story project in Ankeny that would be
fine.
Commissioner Fontenot asked what the priority would be between the height of the building
and the landscape buffer easements. Mr. Devlin remarked that personally he would rather have
a larger landscape buffer easement.
Commissioner Schmidt asked Mr. Cannon to estimate the distance between the north border
and the portion of the building that was three stories tall. Mr. Cannon advised around 120 to
125 feet.
Dave Tomlin, of 1030 SE Bluegrass Circle, advised that the pond sits right behind his home.
He believes that a 3 story project would detract from the neighborhood especially as the
condos to the west are only 2 story. He advised that he couldn’t see where the applicant would
be saving many of the trees with all of the projects the applicant was trying to fit onto this
particular parcel. He advised that he was worried about the drainage as currently the whole
area in the backyard floods. The residential properties are graded lower which means more
water run off ending up in their yards.
Commissioner Fontenot advised that a lot of the residents’ concerns were something that could
be addressed during a site plan approval when more engineering had gone into the project.
Commissioner Schmidt questioned if the tree survey would be conducted only in the buffer
zones or throughout the property. Mr. Deets advised that he did not wish to mislead anyone, a
lot of trees would need to be removed with any sort of development on the lot. It is up the
Commission and the City Council to approve what stays and what goes.
Mark Christian, of 1400 SE Rosewood Court, advised that his concern was with the allowance
of a three story building. Mr. Christian advised that he would like to see a 2 story maximum.
He also wanted to know the use of the service road as it was located directly behind his
property. Commissioner Broderick addressed the inquiry regarding the service road, stating
that the intent would be further explained in a site plan.
John Hegan, of 1040 SE Bluegrass circle, wanted to know if the point was to add as many
trees as possible during the building process. He advised that he had similar concerns as the
other residents and wished for a larger buffer.
Commissioner Schmidt questioned if there was a Storm water easement in the area, and Mr.
Deets advised that there was a 30 foot overland flowage easement which would explain the
large amount of water that moves through the area.
Commissioner Hoifeldt how the Commission and City Council should look at regulating the
reduction of canopy in the area. Mr. Deets advised that the first step is the Tree Survey as it is
hard to know what is naturally able to remain. He also advised that the planned development
documents are very specific about the need to preserve healthy trees, but you have to allow
space for them to mature.
Commissioner Broderick questioned if the trees brought in would create an uneven canopy.
Mr. Deets advised that it would have that effect, as you would not be bringing in 20 to 25 foot
trees.
Commissioner Hoifeldt questioned the need of a three story building. Doug Seedenbrook and
Omar Barantos, representatives of the owner and applicant, advised that there was a business
need for 3 stories. The project in Ankeny is located on 7.5 acres while this location is only 4.5.
In order to bring a profitable nature to the project it requires the 3 stories. The placement of
the buildings are deliberate, using the third story portion to act as a sound buffer. Both
advised that trees are desirable and the goal of the project is to maintain as many as possible.
Mr. Barantos also advised that the footprint of the building is much more petite than even the
condos to the west. He also advised that a reduction in parking, if possible with ordinance,
would be looked into. He also addressed previous resident concerns, stating that the garbage
location would be on the west side of the property.
Commissioner Schmidt questioned how many units are in the current proposal. Mr.
Seedenbrook advised that the assisted living is proposed with 75 units and the memory care
had 24 units.
Mr. Christian brought another concern regarding traffic on university. Mr. Deets advised that a
lighted intersection was already underway for this fall at the intersection of SE Waco and
University Avenue.
Commissioner Hoifeldt remarked that if the zoning stayed as it is, the traffic would be higher
when compared to the proposed new zoning. Mr. Deets advised that was correct, projects like
the one proposed did not generate a large amount of traffic.
Commissioner Fontenot advised that, from a usage standpoint, the proposed project makes a
better neighbor than office commercial. He advised he was not as concerned with the height as
he was with the landscape buffer, and the ability to maintain as much of the canopy as
possible.
Commissioner Broderick agreed, stating he would be in greater favor to increase the buffer
size than place a restriction on the height of the building as SE University is only going to
continue to grow in traffic with future development.
Commissioner Fontenot questioned in a larger buffer would be workable from an architect
standpoint. Eric Cannon advised that it would be something the applicant would be willing to
work with.
Mr. Tomlin questioned of the applicant had thought of underground parking for the location.
Mr. Barantos advised that underbuilding parking wasn’t feasible due to the minimal width of
the building and from a cost stand point.
Commissioner Schmidt questioned if there could be a height limitation placed on the project.
Mr. Deets advised that it could be placed, but he believed the architectural interest would be
what would suffer.
Commissioner Fontenot moved to approve a Rezoning related to a change from PD-1/C4 (Planned
Development Overlay District/ Office Park Commercial District) to PD-1/R-3 (Planned Development
Overlay District/ Multi-Family Residential District) for Journey Senior Living with the contingency
that a tree survey be performed and the Landscape buffer easement be extended from 25 feet to a
minimum of 30 feet on the north and east parcel boundaries. Commissioner Broderick seconds the
motion. Ayes: Stonebrook, Fontenot, Broderick Hoifeldt, and Schmidt. Nays: None. Motion Carries.
STAFF REVIEW AND COMMENT: Based upon the discussion at the meeting as well as some of
the concerns that were raised by neighboring residents, the applicant has
revised the application to incorporate a 30 foot landscape buffer. Language
regarding a tree survey requirement has also been incorporated into the
Planned Development Agreement.
Based upon the location of this property along University Avenue and the
adjoining land uses, staff is supportive of the proposed rezoning request.
RECOMMENDATION: Hold the Public Hearing
ATTACHMENTS: I. Staff Report
II. Rezoning Sketch
III. Concept Plan
IV . Proposed Elevations
V. Correspondence from Neighboring Property Owners
PREPARED BY: Brad Deets
REVIEWED BY:
PUBLIC NOTICE INFORMATION –
NAME OF PUBLICATION: Dallas County News
DATE OF PUBLICATION: June 29, 2017
STAFF REPORT
TO: Planning and Zoning Commission PREPARED BY: Brad Deets
RE: Journey Senior Living - Rezoning
DATE: June 27, 2017
GENERAL INFORMATION:
Applicant: University Woods, LLC
Requested Action
Rezoning of Property from C-4/PD-1 (Office
Park Commercial District/Planned
Development Overlay) to R-3/PD-1 (Multi-
Family Residential/Planned Development
Overlay)
Location and Size: Property generally located north of University
Avenue, between SE Waco Place and SE Brick
Drive, containing approximately 4.36 acres.
LAND USES AND ZONING:
Location Existing Land Use Comprehensive Plan Current
Zoning
Property in
Question
Vacant / Undeveloped Neighborhood Residential PD C-4
North Williams Pointe Plat 6 –
Single Family Homes Neighborhood Residential PD R-2
South Cove at Kettlestone Neighborhood Residential PD C-1
East Williams Pointe Plat 1 –
Single Family Homes
Neighborhood Residential PD R-2
West Williams Pointe South
Condominiums (aka –
Winhall Apartments)
Neighborhood Residential PD R-3
BACKGROUND:
For years, the subject property was maintained as a “tree sanctuary” with a previous owner
adding a large number of trees to the property. Two small barns/storage buildings exist on the
property. Previously, the property owner had tried to rezone the property to allow for a
funeral home to be constructed on the site. That application was withdrawn after opposition
from the adjacent neighbors. In 2008, the property was zoned a combination of C-4 Planned
June 23, 2017
2 of 4
Office Park Development with a Planned Development Overlay across it that provided for the
reduction in the types of uses permitted on the property. The PD overlay also addre ssed the
treatment of the vast amount of existing trees on the property. In 2012, the Planned
Development Overlay was amended to allow for an additional use which was a skilled recovery
center. To date, nothing has been developed on the property.
At this time, the applicant is requesting approval to rezone the property to R-3 Rental Multi-
Family Residential District to allow for the development of a senior living community that
would consist of both assisted living units as well as memory care units. The developer would
also like to maintain the option of a skilled recovery center on the property. Th e proposed
rezoning would include a Planned Development Overlay that would further restrict the uses to
those that have been proposed as well as provide for requirements related to the existing
vegetation and buffering which are unique to the property.
ABOVE: Aerial of Property (in BBLLUUEE) and Surrounding Area
PROJECT DESCRIPTION:
The applicant has submitted the necessary petition and consent to the Planned Development
Amendment (Rezoning). The amendment map indicates consent to the amendment from
June 23, 2017
3 of 4
approximately 61% of the property owners within 200 feet of the property proposed to be
amended (rezoned). Notification of the proposed rezoning request was sent on June 20, 2017.
To date, staff has not received any formal correspondence for or against the proposed
amendment request. A notification sign of the proposed City Council Public Hearing Date has
been placed on the property. .
The proposed Planned Development document specifies the minimum requirements for the
development including use, bulk regulations, parking, open space, tree preservation, signage and
architecture. As a part of the rezoning request, a Conceptual Development Plan has been
prepared which more clearly shows the design intent of the development as described in the
proposed Planned Development narrative.
PROPOSED USE:
The existing Planned Development Document governing the property identifies those uses
permitted by the underlying district of C-4 Office Park Development. The proposed rezoning
would be from Office Park Development to R-3 Rental Multi-Family Residential. However, the
Planned Development Overlay restricts the use of the property to specifically limit it to either
the development of a senior living residential community or a skilled recovery center as was
included in the 2012 amendment.
BULK REGULATIONS:
For the most part, the bulk regulations proposed within the Planned Development are
consistent with the minimum required of the underlying R-3 zoning district as it relates to
setbacks.
PARKING:
The Planned Development document proposes the minimum parking requirements for the site
for both a residential use of the property as well as a skilled recovery center. The parking
requirements are generally consistent with the standard parking requirements within the zoning
ordinance for these types of uses.
Open Space/Tree Preservation:
Due to the unique existing vegetation on the property, there is a desire to maintain as many of
the mature trees as possible particularly within the landscape buffer areas located along the
north and east boundaries of the property. Language has been included in the Planned
Development regarding the preservation of the existing vegetation as well as requirements for
June 23, 2017
4 of 4
where the existing vegetation is minimal. All trees proposed to be removed must be approved
as a part of the site plan approval process.
The buffer surrounding the property is fairly dense with existing trees with the exception of
about 150 feet within the southeast corner of the site. The Planned Development document
has specified the minimum additional plantings that will be required as a part of the site plan
approval process.
CONCEPTUAL DEVELOPMENT PLAN:
The conceptual development plan generally depicts the requirements as specified within the
Planned Development document. One full access point will be allowed on University Avenue.
The median curb cut along University Avenue currently exists. Both concepts for a senior
residential community and a skilled recovery center have been included as a part of the Planned
Development document. It is the intent of the applicant to utilize the existing pond on the
property for storm water management by enlarging and enhancing it to make it more of an
amenity to the overall development. The applicant has also provided a conceptual rendering of
the intended building characteristics that appear to be complementary in nature to the adjoining
single family and multi-family residential properties.
STAFF RECOMMENDATION
At this time all staff comments related to the proposed rezoning for Journey Senior Living
(University Woods) have been addressed and staff would recommend approval.
CITY OF WAUKEE
Brad Deets
Development Services Director
BYDATEREVISIONMARKScale:Checked By:Engineer:Technician:Date:Field Bk: Pg:1"= TLSV:\Projects\2017\117.0369.01\Administration\1170369_Rezoning Map.dgn4/11/20174:21:56 PMSnyder1:60Y:\pen\date.tblY:\print_drivers\Black_Gray\V8iBWFullWeightPDF.pltcfgSheetofSheet of
Project No:SNYDER & ASSOCIATES, INC.Project No:515-964-2020 | www.snyder-associates.comANKENY, IOWA 500232727 S.W. SNYDER BLVD.XXXTLS60'11EDC04/10/17WAUKEE, IOWAJOURNEY SENIOR LIVING REZONING MAP11
200' TYP
200' TYP
200' TYP200' TYPR-5
PROPOSED REZONING
TOTAL
% Consenting % Non-Consenting
Adjacent Ownership
ZONING
LEGAL DESCRIPTION
APPLICANT
VICINITY MAP
PROJECT LOCATION
NOT TO SCALE
SE UNIVERSITY AVESE OLSON DRSE BLUEGRASS CIRSE BLUEGRASS CIRSE WACO PLSE BRICK DR98TH STSE UNIVERSITY AVESE BLUEGRASS CIRSE BLUEGRASS CIR18. Winhall at Williams Pointe LLC
17. Hawthorne Pointe LLC
16. Hawthorne Pointe LLC
15.Geyerman, Joseph H & Ashley A
14. Fairchild, Amanda Jergensen
13. Christian, Mark J & Maria L
12. Harris, Michael C
11. Wood, Alan V & Renee D
10. DesertCrest OK LLC
9. Rowedder, Michael & Gina
8. Birkett, Danny J & Nicole L
7. Oostenink, Lois C
6. Brudtkuhl, Andrew
5. Heggen, John E & Rhonda D
4. Tomlin, Dave
3. Devlin, Sean S & Nicole M
2. Lahr, Lane Michael & Beth A
1. McCarty, Cameron D & Kelly D
1215 SE UNIVERISTY AVE WAUKEE
1250 SE UNIVERISTY AVE WAUKEE
1400 SE UNIVERISTY AVE WAUKEE
1420 SE ROSEWOOD CT WAUKEE
1410 SE ROSEWOOD CT WAUKEE
1400 SE ROSEWOOD CT WAUKEE
1435 SE ROSEWOOD CT WAUKEE
1455 SE ROSEWOOD CT WAUKEE
1085 SE BLUEGRASS CIR WAUKEE
1075 SE BLUEGRASS CIR WAUKEE
1070 SE BLUEGRASS CIR WAUKEE
1060 SE BLUEGRASS CIR WAUKEE
1050 SE BLUEGRASS CIR WAUKEE
1040 SE BLUEGRASS CIR WAUKEE
1030 SE BLUEGRASS CIR WAUKEE
1020 SE BLUEGRASS CIR WAUKEE
1010 SE BLUEGRASS CIR WAUKEE
1000 SE BLUEGRASS CIR WAUKEE
Address
Mailing
439,004
112,629
26,853
129,379
6,523
18,898
13,398
20,187
12,896
1,616
15,779
10,605
9,563
9,828
9,828
9,512
10,399
14,554
6,557
Rezoning
200' of
SF Within
100%
25.66%
6.12%
29.47%
1.49%
4.30%
3.05%
4.60%
2.94%
.37%
3.59%
2.42%
2.18%
2.24%
2.24%
2.12%
2.37%
3.32%
1.49%
of Rezoning
Within 200'
% of Property
OWNER
25.66%
6.12%
29.47%
61.25%
TO THE POINT OF BEGINNING AND CONTAINING 4.36 ACRES EXCLUSIVE OF ROAD RIGHT-OF-WAY.
POINT BEING ON A FENCE ON THE NORTH RIGHT-OF-WAY OF UNIVERSITY AVENUE; THENCE EAST 467.0 FEET ALONG SAID RIGHT-OF-WAY
FEET TO A POINT (SET 5/8" I.R. WITH CAP NO. 5931); THENCE SOUTH 407.0 FEET TO A POINT (SET 5/8" I.R. WITH CAP NO. 5931) SAID
BEGINNING (SET 5/8" I.R. WITH CAP NO. 5931) ON THE NORTH RIGHT-OF-WAY OF UNIVERSITY AVENUE; THENCE CONTINUING NORTH 407.0
FEET ALONG THE SOUTH LINE OF SAID SW 1/4 TO A POINT (NOT IDENTIFIED); THENCE; THENCE NORTH 60 FEET TO THE POINT OF
REFERENCE AT THE SOUTH QUARTER (S 1/4) CORNER OF SAID SECTION 35; (FOUND CHISELED CROSS-SECTION), THENCE WEST 545.0
RANGE 26 WEST OF THE 5TH P.M., DALLAS COUNTY, IOWA, MORE PARTICULARLY DESCRIBED AS FOLLOWS: COMMENCING AS A POINT OF
A TRACT OF LAND IN THE SOUTH ONE-HALF OF THE SOUTHWEST QUARTER (S 1/2 SW 1/4) OF SECTION 35, TOWNSHIP 79 NORTH,
R-5 DESCRIPTION:
R-3 PUDPROPOSED:
C-4 PUDEXISTING:
WINHALL AT WILLIAMS POINTE CONDOS
COVE AT KETTLESTONE PLAT 1 LOT 4
COVE AT KETTLESTONE PLAT 1 LOT 5
WILLIAMS POINTE PLAT 1 LOT 15
WILLIAMS POINTE PLAT 1 LOT 16
WILLIAMS POINTE PLAT 1 LOT 17
WILLIAMS POINTE PLAT 1 LOT 18
WILLIAMS POINTE PLAT 1 LOT 19
WILLIAMS POINTE PLAT 6 LOT 6
WILLIAMS POINTE PLAT 6 LOT 7
WILLIAMS POINTE PLAT 6 LOT 8
WILLIAMS POINTE PLAT 6 LOT 9
WILLIAMS POINTE PLAT 6 LOT 10
WILLIAMS POINTE PLAT 6 LOT 11
WILLIAMS POINTE PLAT 6 LOT 12
WILLIAMS POINTE PLAT 6 LOT 13
WILLIAMS POINTE PLAT 6 LOT 14
WILLIAMS POINTE PLAT 6 LOT 15
Legal Description of Property
117.0369 117.0369AMES, IA 50010
1421 SOUTH BELL AVENUE, SUITE 101
UNIVERSITY WOODS, LLC
OMAR BARRIENTOS
AMES, IA 50010
1421 SOUTH BELL AVENUE, SUITE 101
UNIVERSITY WOODS, LLC
OMAR BARRIENTOS
10
1
2 3 4 5 6 7 8 9
11
12
13
14 15
16
17
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916 995aL buildingcommons area14,0416,4240al units area15,38017,94822,721level1st floor2nd floor3rd floorbldg. totalqty.144018375unitstudio1br1br+den2 brtotalalz building18,385 sf24 unitsbldg. total29,42124,37222,72176,514 sf407.0'467.0'POND1 WAY1 WAYNORTH5' - 0"buffer30' - 0"0" setbackprop. linelandscape buffer30' - 0"hyd.hyd.hydrant10driveable fire lane24' - 0"524' - 0"6Total parking: 69 stalls 1" = 40'-0"1SITE PLAN