HomeMy WebLinkAbout2017-10-16-H08 Stratford Crossing Rezoning_PH AGENDA ITEM:
CITY OF WAUKEE, IOWA
CITY COUNCIL MEETING COMMUNICATION
MEETING DATE: October 16, 2017
AGENDA ITEM: Consideration of approval of an Ordinance to amend Chapter 301, Zoning
Ordinance, City of Waukee, Iowa, by rezoning and amending certain property
from A-1 to R-2, PD-1/R-2, R-3, R-4, and C-1 (Stratford Crossing).
[introduction, first reading]
FORMAT: Public Hearing
SYNOPSIS INCLUDING PRO & CON: The applicant, Landmark Development Services, Inc., and
the property owner, Petersen, LLC, request rezoning of approximately 214
acres of property from A-1 Agricultural District to R-2 One & Two Family
Residential, PD-1Planned Development Overlay / R-2 One & Two Family
Residential, R-3 Multi-Family Residential, R-4 Row Dwelling & Townhome
District, and C-1 Community & Highway Service Commercial. The property
is located north of Hickman Road and west of N. 10th Street.
The concept plan for the property identifies a total of 329 single family lots,
180 duplex and townhome lots, seven multi-family apartment buildings, and
seven lots for commercial/retail development.
The applicant has requested a portion of the property to be rezoned to the
Planned Development Overlay District to allow for the development of
smaller single family residential lots. The developer has proposed a total of 89
lots to be 7,000 square feet in area with widths of 55 feet and side yard
setbacks of 10 feet total. The developer has proposed specific provisions to
ensure that the homes constructed on these lots are high quality home. The
Planned Development document is attached to the coversheet for the proposed
ordinance.
FISCAL IMPACT INCLUDING COST/BENEFIT ANALYSIS:
COMMISSION/BOARD/COMMITTEE COMMENT: The Planning and Zoning Commission
reviewed the request at their meeting on August 31, 2017 and recommended approval:
Approval of a Rezoning related to a Change from A-1 (Agricultural District) to R-2
(One & Two Family Residential District), PD-1 (Planned Development Overlay District)
/ R-2 (One & Two Family Residential District), R-3 (Multi-Family Residential District),
R-4 (Row Dwelling and Townhome District), and C-1 (Community & Highway Service
Commercial District) [Stratford Crossing]
Senior Planner, Andy Kass, introduced the request for approval of a rezoning made by the applicant
Petersen, LLC (the owner) and Landmark Development Services, Inc. (the developer). The subject
property is located north of Hickman Road and west of 10th Street, containing approximately 213.84
acres.
Mr. Kass explained that this area was recently annexed into the City of Waukee. The applicant has
submitted the necessary petition and consent to the rezoning. Staff has received consent to the zoning
change from 55%, 72%, 79, 98, and 100% of property owners within 200 feet of the individual areas
of the property proposed to be rezoned. Notification of the rezoning request to the proposed property
was sent on October 3, 2017, to adjacent property owners and the rezoning sign was placed on the
property on October 2, 2017, in conformance with established City policies.
Mr. Kass explained that the proposed rezoning meets the intent of the Comprehensive Plan which
identifies this property as Neighborhood Residential. Neighborhood Residential provides for a variety
of housing types including townhomes, duplexes, and single-family homes. A small portion of the
property is identified as Employment. The Comprehensive Plan defines Employment as office, light
industry, and warehousing.
Mr. Kass described all of the rezoning areas with the Commission shown on the concept plan provided
within the staff report. He explained that the detention pond and park provided would satisfy the
requirements for the single family housing identified on the concept plan. Mr. Kass explained that the
bike trail runs diagonally to the southwest of the subject property and will also eventually run through
the property and eventually cross 10th Street and into the future high school property. Two streets will
provide access to this development off of 10th Street and Douglas Parkway borders the property on the
north side. Mr. Kass discussed the landscape buffer requirements between zoning districts and along
Douglas Parkway.
Mr. Kass explained that the proposed Planned Development allows for a minimum lot area of 7,000
square feet versus the 8,000 square feet of the R-2 zoning district, 55 feet minimum lot width versus
65 feet, and 10 feet total (5 feet on each side) for the side yard setback versus the 15 feet total (7 feet
minimum on one side).
Mr. Kass explained that the applicant has indicated that homebuilders are requesting smaller lots so
that they can provide a mix of housing options and differing price points. Staff has worked with the
developer on coming up with requirements for the homes built on the lots included within the Planned
Development. The requirements include: minimum two car garage, minimum of 1,100 square feet for
a ranch home and 1,400 square feet for a two-story home, adjacent lots cannot share the same building
elevation, and the front of the home facing the public street shall be comprised of 25% stone.
Mr. Kass explained that the rezoning proposal will ensure high quality development while at the same
time providing homebuilders the ability to meet customer demands and provide housing options at
varying price points. Mr. Kass explained that the proposed C-1 district is located directly off of N. 10th
Street and adjacent to the future high school and sports complex. He explained that staff is comfortable
with this location as it fronts an arterial street and will provide goods and services for the future
residents of the area, but also serve the needs for the users of the high school and sports complex. Mr.
Kass explained that the proposed R-3 and R-4 districts will provide varying housing options in the area
and also provide the appropriate transition from the proposed commercial zoning district.
Staff is comfortable with the proposed rezoning and is recommending approval of the rezoning
request.
Commissioner Broderick questioned what the land was designated for on the old comprehensive plan.
Ms. Kass explained that the current comprehensive plan designates it as neighborhood residential and
employment.
Commissioner Hoifeldt asked if the long term goal along Highway 6 (Hickman Road) is to have M-1
zoning (Light Industrial District). Mr. Kass explained that the piece shown as M-1 in the southwest
corner is not currently part of the request, but that the City foresees that area to be planned business
park in the future. Mr. Hoifeldt asked if we are still wanting to pursue the light industrial in this area
even with the I-80 Business Park to the south. Mr. Deets stated that we are still unsure and that is why
the light industrial portion of this area remains unchanged at this time. Mr. Deets explained that the
City is still trying to explore options with the new comprehensive plan.
Commissioner Hoifeldt asked if the area to the northeast of the subject property will continue as
commercial. Mr. Deets explained that that property is not in the City at this time.
Commissioner Hoifeldt questioned which portion of the proposed concept plan would start first. Mr.
Halfhill explained that Plat 1 would start with both streets off of 10th Street and would include the
duplex lots and a couple of the single family lots. He explained that Plats 1-3 would start immediately.
He explained that the odd open space shown in the north central portion of the subject property is to be
a pond.
There was a brief discussion regarding the paving of Douglas Parkway to the north and the alignment
of that street.
Commissioner Broderick moved to approve the rezoning for Stratford Crossing. Commissioner
Fontenot seconded the motion. Ayes: Stonebrook, Fontenot, Streit, Broderick, Hoifeldt, Tietz, and
Schmidt. Nays: None. Motion Carries.
STAFF REVIEW AND COMMENT: Staff would recommend holding the public hearing.
RECOMMENDATION: Hold the Public Hearing
ATTACHMENTS: I. Staff Report
II. Rezoning Map
III. Concept Plan
PREPARED BY: Andy Kass, Senior Planner
REVIEWED BY:
PUBLIC NOTICE INFORMATION –
NAME OF PUBLICATION: Dallas County News
DATE OF PUBLICATION: October 5, 2017
STAFF REPORT
TO: Planning and Zoning Commission PREPARED BY: Andy Kass
RE: Stratford Crossing - Rezoning
DATE: October 10, 2017
GENERAL INFORMATION:
Applicant: Petersen, LLC (owner)
Landmark Development Services, Inc.(applicant)
Requested Action Rezoning Approval
Location and Size: Property is generally located north of Hickman
Road and west of N. 10th Street containing
approximately 213.84 acres more or less.
LAND USES AND ZONING:
Location Existing Land Use Comprehensive Plan Current Zoning
Property in Question Agricultural Employment /
Neighborhood Residential
A-1
North Agricultural Neighborhood Residential N/A (Dallas
County)
South Agricultural / Industrial Employment /
Neighborhood Residential
A-1 & M-1A
East Agricultural (Future
High School & Sports
Complex)
Employment /
Neighborhood Residential
A-1
West Agricultural Neighborhood Residential A-1
BACKGROUND:
The subject property is located north of Hickman Road and west of N. 10th Street. The property is
approximately 213.84 acres in area that was recently annexed into the City of Waukee.
The applicant has submitted the necessary petition and consent to the rezoning. Staff has received consent to
the zoning change from 55%, 72%, 79, 98, and 100% of property owners within 200 feet of the individual areas
of the property proposed to be rezoned. Notification of the rezoning request was sent on October 3, 2017 to
adjacent landowners. The rezoning sign was placed on the property on October 2, 2017, in conformance with
established City policies.
The Comprehensive Plan identifies a majority of the subject property as Neighborhood Residential which
provides for a variety of housing types including townhomes, duplexes, multi-family, and single-family homes.
The Comprehensive Plan states, “Neighborhoods should include a variety of dwelling types that accommodate
the range of needs, price pointes and life-stages of Waukee’s residents.” A small portion of the property is
October 12, 2017
2 of 3
identified as Employment. The Comprehensive Plan defines the Employment category as office, light industry,
and warehousing.
ABOVE: Aerial of Concept Plan for the Stratford Crossing development. The area shaded RED is the proposed C-1 zoning. The
areas shaded BROWN are the proposed R-3 zoning. The area shaded ORANGE is the proposed R-4 zoning. The area shaded
light YELLOW is the proposed R-2 zoning. The area shaded GOLD is the proposed PD-1/R-2 zoning.
PROJECT DESCRIPTION:
The rezoning request includes the following: 131.50 acres from A-1 to R-2, 23.90 acres from A-1 to PD-1/R-2,
18.05 acres from A-1 to R-3, 11.46 acres from A-1 to R-4, and 28.93 acres from A-1 to C-1.
The concept plan identifies a total of 329 single family residential lots, 180 townhomes/duplex lots, 7 multi-
family residential buildings, 8 commercial lots, and two outlots for storm water detention. No know users or
conceptual architectural designs are available at this time for the proposed townhomes, multi-family, or
commercial zoned areas. Landscape buffers will be required to be constructed along the commercial lots that
are adjacent to residential. Buffers will also be required along the lots that back-up to Douglas Parkway and
along the portions of multi-family and townhomes that are adjacent to single-family residential.
Access to the proposed development will be provided by two connections to N. 10th Street. A third
connection will be constructed in the future when Douglas Parkway is extended west of N. 10th Street. Staff
has worked with the applicant to ensure that these access points will align with the access points for the high
school and sports complex that will be located on the east side of N. 10th Street.
October 12, 2017
3 of 3
Based on the proposed densities and number of lots indicated on the concept plan the required amount of
parkland is 10.12 acres. The concept plan identifies a 9.01 acre park. The concept plan also identifies a trail
that will run from the proposed parkland and around the detention pond south of the park. The trail will
continue further to the southwest and will eventually connect to the Raccoon River Valley Trail that borders
the property. The land for the trail and construction of the trail will satisfy the remaining parkland dedication
requirement.
The applicant has requested a planned development overlay to allow for deviations from the typical R-2 zoning
district standards. Table 1 includes the requested deviations and the standard requirement.
Table 1: Standard R-2 requirements in comparison to the proposed Planned Development.
Category Standard R-2 (minimum) Proposed PD-1/R-2
(minimum)
Lot Area 8,000 square feet 7,000 square feet
Lot Width 65 feet 55 feet
Side Yard Setback 15 feet total (7 feet minimum) 10 feet total (5 feet on each side)
The applicant has indicated that homebuilders are requesting smaller lots so that they can provide a mix of
housing options and differing price points. Staff has worked with the developer to implement some proposals
for the attached Planned Development that would be requirements for homes built on the proposed Planned
Development lots to abide by. The requirements include:
• Minimum two car garage;
• Minimum of 1,100 square feet for a ranch and 1,400 square feet for a two-story;
• Adjacent lots cannot share the same building elevation; and
• 25% stone on the front of the home facing the public street
Staff feels that the above proposals will ensure high quality development while also providing homebuilders the
ability to meet customer demands and provide housing options at varying price points. The proposed Planned
Development document has been included for your review.
The proposed C-1 District is located directly off of N. 10th Street and adjacent to the future high school/
sports complex. Staff is comfortable with this proposed location as it fronts an arterial street and will provide
goods and services for future residents of the area, but also serve the needs for the users of the high school /
sports complex.
The proposed R-3 and R-4 districts will provide varying housing options in the area and also provide
appropriate transition from the proposed commercial zoning.
STAFF RECOMMENDATION
Staff is comfortable with the proposed rezoning and would recommend approval of the rezoning request.
CITY OF WAUKEE
Andy Kass, AICP
Senior Planner
10TH STREET ZONING:R-2: ONE- AND TWO-FAMILY RESIDENTIALDISTRICT(131.50 AC +/-)ZONING:R-3: MULTI-FAMILYRESIDENTIALDISTRICT(9.14 AC +/-)ZONING:R-4: ROW DWELLINGANDTOWNHOMEDISTRICT(11.46 AC +/-)ZONING:C-1: COMMUNITY ANDHIGHWAY SERVICECOMMERCIALDISTRICT(28.93 AC +/-)FUTURE ZONING:M-1: LIGHT INDUSTRIALDISTRICT(22.24 AC +/-)ZONING:PD: PLANNEDDEVELOPMENT(23.90 AC +/-)ZONING:R-3: MULTI-FAMILYRESIDENTIALDISTRICT(8.91 AC +/-)NE DOUGLAS PARKWAYN 10TH STREET
CIVIL DESIGN ADVANTAGE1704.181STRATFORD CROSSING
ENGINEER: EKO TECH:
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106
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108
109
110
111
112
113
114
115
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118
119
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144A
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145A
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146A
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147A
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150
151
152
153
154
155
156
157
158
159
160
161
162
163
164
165
166
167
168
169
170
171
172
173
174
175
176
177
178
179
180
181
182
183
184
185
186
187
188
189
190
191
192
193
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196
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199
200
201
202
203
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205
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207
208
209
219
220
221
222
223
224
225
226
227
228
210
211
212
213
214
215
216
217
229
230
231
232
233
234
235
218236
237
238
239
240
241
242
243
244
245
246
247
248
249
250
251
252
253
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255
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257
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260
261
262
263
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328
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331
332
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335
336
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340
341
342
343
344
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346
347
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350
351
352
353
354
355
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359
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361
362
363
364
365
366
367
368
369
370
371
372
373
374
375
376
377
378
379
380
381
382
383
384
385
386
387
388
389390
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BUFFER REQUIREMENTS:
·
·
·
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PARKLAND DEDICATION:FIRST SUBMITTAL08/17/17SECOND SUBMITTAL09/28/17THIRD SUBMITTAL10/03/17