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HomeMy WebLinkAbout2016-04-18-H01 Lot 2 Williams Pointe Plat 15_Rezoning PH AGENDA ITEM: CITY OF WAUKEE, IOWA CITY COUNCIL MEETING COMMUNICATION MEETING DATE: April 18, 2016 AGENDA ITEM: Consideration of approval of an ordinance to amend Chapter 300, Zoning Ordinance, City of Waukee, Iowa by modifying the PD-1 (Planned Development Overlay) for property known as Lot 2 Williams Pointe Plat 15. FORMAT: Public Hearing SYNOPSIS INCLUDING PRO & CON: The applicant, Waukee Retail, LLC, with property owner, Greater Iowa Credit Union, is requesting approval of an amendment to the existing planned development overlay on the property. The subject property is located near the intersection of SE Alice’s Road and SE University Avenue and is 1.02 acres in area. The applicant has an interested party in building a Jiffy Lube service center on the site. The underlying zoning of the property is C-1A (Neighborhood Commercial) which does not allow for automobile service and repair. The specific request is to amend the planned development document for the development to allow for automobile service and repair on Lot 2 of Williams Pointe Plat 15. The request would only allow for this use on Lot 2. All other lots would not be allowed to have an automobile service and repair use located on them. The request was first presented to the Planning & Zoning Commission on March 8, 2016, in which the Commission tabled making a recommendation until the applicant could provide a better understanding of what the intent for what the building could look like in order to fit in with surround buildings and met the City’s architectural requirements. At the March 22, 2016, meeting the applicant presented an elevation of a Jiffy Lube store that would be used as a model for the potential future store in Waukee. The Commission recommended approval at their March 22, 2016 meeting. FISCAL IMPACT INCLUDING COST/BENEFIT ANALYSIS: COMMISSION/BOARD/COMMITTEE COMMENT: The Planning and Zoning Commission reviewed the request at their March 8, 2016 meeting and tabled the request until further information could be provided. At their meeting on March 22, 2016 the Commission recommended approval. Approval of a Rezoning related to an amendment to the Planned Development document for property zoned PD-1 (Planned Development Overlay District) and C1A (Neighborhood Commercial District) [Lot 2 Williams Point Plat 15] (3/8/2016) Waukee Senior Planner Andy Kass presented the motion for an amendment of the rezoning of Lot 2 of the Williams Point plat 15 to allow for the ability to add automobile service and repair as an allowable use, something that is not allowed under the current zoning of C-1A. The applicants for the request are Waukee Retail LLC and Greater Iowa Credit Union. Despite the Planned Development being amended twice since the original Planned Development was adopted, most recently in 2013, but the development of the site has been slow, with none of the concepts proposed coming to fruition. With the amendment, Jiffy Lube has expressed an interest in purchasing the lot as the site is viable for one of their stores. The Amendment would only allow for automobile services and repair on lot 2 of the Williams point plat 15 in addition to the existing allowable uses. No additional amendments to the Planned Development are proposed. The applicant has prepared a conceptual lay out for a Jiffy Lube store, indicating a 3000 square foot building with 4 service bays. There are identified parking and landscaped areas as well as preliminary building elevations. The proposed building would be subject to the architectural requirements of the site plan ordinance as wells as any within the planned development. The Stall believes the addition of automobile services and repair is suitable for lot 2 as the lot is between mixed uses and commercial uses in the area and recommends an approval of the amendment. • Commissioner Luke Streit questioned whether there was a sunset clause, meaning that if Jiffy Lube did not buy or build after a certain amount of time the zoning would expire. Mr. Kass advised that at this time there was not a clause. • Commissioner Hoifeldt questioned if anyone from the bank had any concerns regarding the proposed amendment. Mr. Kass advised that information was mailed to all neighboring property owners and the city had not received any objections. Commissioner Hoifeldt raised a concern that the proposed concept layout was not what had been originally envisioned for the University Corridor, and wondered if moving it to the Kettlestone corridor would be better. Mr. Kass advised that it would be possible from a zoning perspective, however the building would then be subjected to the Kettlestone elevation and material guidelines which may not be agreed upon by the applicants. • Commissioner Schmidt provided information the Jiffy Lube did apply before to be on the Hickman Corridor, however that did not get approved, and the building being suggested then was far more visually appealing that the one proposed here. He also advised that it seems strange to set something like Jiffy Lube in the same area that there is a bank and a daycare. Mr. Kass advised that this was just a preliminary concept as typically the city does not require site plans and elevations for a rezoning or amendment request. • Commissioner Fontenot questioned about the access to the Jiffy Lube. Mr Kass advised that there would be access on SE University and SE Brick Drive and the private drive. Commissioner Fontenot continued to clarify if everyone who utilizes the private drive would need to approve to grant access. Mr. Kass replied that at the moment there is not a management association so the public road does not get plowed or maintained, so there would need to be one established to maintain the access via the private road. • Commissioner Nigro stated that he would need to get a rough rendering of what is being suggested for the store before agreeing to the amendment. The current suggestion doesn’t match the par of everything else that the city is doing in the area in question. • Commissioner Schmidt added that the issue was not that it was a Jiffy Lube, but that the standard building would not be a good fit for the area, if they could bring something as nice as what was suggested 10 years ago, it may be a different case. The representative Tim Walpole questioned the Commissioners what would be needed to update the existing plan. Commissioner Schmidt advised that the building should match the character of the area and surrounding buildings. Commissioner Nigro advised that the flat roof is fine, but that the suggestion is basically a box when the previous building that would be in essentially the same area, had described LED lights and monument signs. • Mr. Walpole advised that he would talk with Jiffy Lube headquarters and see if they would create some renderings, Commissioner Broderick clarified once again that the commission is not against a Jiffy Lube in the area, just the proposed visual of the building. • Commissioner Streit asked for clarification that if the zoning is approved that the Commission loses the flexibility, after the renderings have been received, to change the decision. • Commissioners Nigro and Schmidt clarified that yes, the request only goes through the planning and zoning commission once, and in the event that the decision was appealed with the City council, there would be a time frame in place before they could bring it back to the commission for another look. So there were 3 options to approve, deny or table the discussion for any renderings the company would wish to provide. • Commissioner Hoifeldt turned the option to the developer for what they would like to do, to which Mr. Walpole suggested that he would like to postpone and bring the suggestions back to the clients and see what they could do as far as an actual rendering of what would be placed in the area. Motion by Commissioner Schmidt for a postponement of the discussion until a later date and it was seconded by Commissioner Nigro. Ayes: Fontenot, Streit, Nigro, Hoifeldt, Broderick, Schmidt and Shanks. Nays: none. Motion carried. Approval of a Rezoning related to an amendment to the planned development document for property zoned PD-1 (Planned Development Overlay District) and C-1A (Neighborhood Commercial District) [Lot 2 Williams Pointe Plat 15] (3/22/2016) Senior Planner Andy Kass presented this motion which was tabled at the March 8th meeting to be discussed further, per the request of the Applicant and Council, once the applicant was able to provide a suggested plan for the possible elevations or presentation of the building that would be constructed. Mr. Kass reiterated that the Applicants, Waukee Retail, LLC and The Greater Iowa Credit Union, are requesting a rezoning to allow automobile service and repair to the subject area as Jiffy Lube has expressed an interest in purchasing and building on the Lot. He also advised that typically elevations are not required for Rezoning requests and that the Commission and Staff would still have to approve any proposed site plans, before turning the podium over to a representative of the Applicants. Tim Walpole, a representative for the Applicants, gave a brief presentation of several related buildings that the applicants have done recently, a Jiffy Lube in Southern Utah as well as the Firestone Tire and Auto Care Center on Mills Civic Parkway in West Des Moines, Iowa. He explained that these buildings followed more along the lines of what would be offered for the Waukee area. • Commissioner Hoifeldt questioned if there had been discussions with the applicants on any estimates of how much it would cost for the changes. Mr. Walpole advised that the question had been brought up but not discussed at length so actual figures were not available, just that moving from the prototype rendition offered at the march 8th meeting to the options shown at this meeting would cost more, which is to be expected. Mr. Walpole also advised that it could be cost effective to have a two story building with storage on the second floor over a basement, but that any final details would come with the site plan and elevations. Commissioner Hoifeldt made a comment that the rendition provided for this meeting was something that he could see in fitting in to the overall feel and character of the area. • Commissioner Shanks questioned if there was anything in the ordinances to hold the Applicants to the new renderings and avoid a prototype being placed in the area. Senior Planner Andy Kass advised that the prototype would not match Site Plan Ordinances for the area and a staff recommendation for such a plan would be to not approve that plan. • Commissioner Schmidt commented that it would still have to go through site plan review, and wondered if the Planned Development Overlay District had its own ordinances. Mr. Kass explained that there are some architectural requirements for the zoning of a Planned Development Overlay District, but that the Staff and City Ordinances were typically stricter than that of the supplied zoning. Commissioner Schmidt moved to approve the amendment to the planned development document for property zoned PD-1 (Planned Development Overlay District) and C-1A (Neighborhood Commercial District) [Lot 2 Williams Pointe Plat 15], subject to any remaining staff comments and review of all legal documents by a legal attorney, and the motion was seconded by Commissioner Streit. Ayes: Streit, Broderick, Hoifeldt, Shanks, and Schmidt. Nays: none. Motion Carried. STAFF REVIEW AND COMMENT: The proposed amendment is consistent with the intent of the original planned development for the property. Staff is comfortable with the request and recommends approval. RECOMMENDATION: Introduce the Ordinance and approve the first consideration. ATTACHMENTS: I. Staff Report II. PD Document III. Rezoning Map IV. Concept Plan V. Elevations PREPARED BY: Andy Kass, Senior Planner REVIEWED BY: PUBLIC NOTICE INFORMATION – NAME OF PUBLICATION: Dallas County News DATE OF PUBLICATION: 4/7/16 STAFF REPORT TO: Planning and Zoning Commission PREPARED BY: Andy Kass RE: Lot 2 Williams Pointe Plat 15 DATE: March 22, 2016 GENERAL INFORMATION: Applicant: Waukee Retail, LLC & Greater Iowa Credit Union Requested Action Amendment to Existing Planned Development Location and Size: Property is generally located east of SE Alice’s Road and north of SE University Avenue containing 1.03 acres more or less. LAND USES AND ZONING: Location Existing Land Use Comprehensive Plan Current Zoning Property in Question Vacant – Undeveloped Community Village PD/C-1A North Vacant – Undeveloped Community Village PD/C-4 & PD/C- 1A South Vacant – Undeveloped Community Village C-1 East Winhall at Williams Pointe / People’s Trust and Savings Bank Neighborhood Residential PD/R-3 & PD/C- 1A West Gilcrest Jewett Community Village C-1A & M-1A BACKGROUND: The subject property is located within the Williams Pointe Development. The property was originally platted and zoned in 2005 as a part of the larger Williams Pointe Plat 9 and called for mixed use development and commercial uses complying with the C-1A zoning district. The Planned Development has been amended twice since the original Planned Development was adopted, most recently in May 2013. The most recent amendment was to allow for large office users on the north side of the overall site. In addition to amendments to the Planned Development the property was replatted in 2015 and is now a part of Williams Point Plat 15. A number of concepts have been prepared for the overall site over the years, but development of the site has been slow. The applicant is requesting consideration of an amendment to the Planned Development for the property to add automobile service and repair as an allowable use on Lot 2 of Williams Pointe Plat 15. The underlying March 18, 2016 2 of 3 zoning of the property is C-1A which does not allow for auto repair as an allowable use. The applicant has indicated that Jiffy Lube has expressed interest in purchasing Lot 2 and has made the request to amend the Planned Development. The Commission postponed making a recommendation on the proposed amendment at the March 8, 2016 meeting. The Commission postponed making a recommendation to allow the applicant to provide building examples that would better reflect what the potential building on the site could look like. The applicant has provided examples of a Jiffy Lube in South Jordan, Utah and the Firestone Car Care Center in West Des Moines as examples of elements that will be considered when refining the building elevations during the site plan review process. ABOVE: Aerial of Property under consideration for Amendment to Planned Development with conceptual layout for a Jiffy Lube store and surrounding properties. PROJECT DESCRIPTION: The proposed amendment would allow for automobile service and repair only on Lot 2 of Williams Point Plat 15 in addition to the existing allowable uses. No additional amendments to the Planned Development are proposed. A Planned Development document has been prepared to reflect the proposed uses on the property in addition to providing necessary information related to minimum bulk regulations, parking, open space, architectural compatibility and landscaping. The applicant has prepared a conceptual layout for a Jiffy Lube store. The concept plan indicates a 3,000 square foot building with 4 service bays. The conceptual plan also identifies parking areas and some landscaped March 18, 2016 3 of 3 areas. Preliminary building elevations have been provided. The proposed building would be subject to the architectural requirements of the Site Plan Ordinance as well as any within the Planned Development. STAFF RECOMMENDATION Based upon the original intent of the Planned Development for the site of mixed use on the north side and commercial on the south side staff believes the addition automobile service and repair is a suitable use for Lot 2. Based upon staff’s analysis of the request, staff would recommend approval of the proposed Planned Development Amendment. CITY OF WAUKEE Andy Kass, AICP Senior Planner EXHIBIT A WILLIAMS POINTE PLAT 15 (Previously platted as Williams Pointe Plat 9) PLANNED DEVELOPMENT CITY OF WAUKEE ORIGINALLY APPROVED BY WAUKEE CITY COUNCIL ON AUGUST 1, 2005 AMENDED BY WAUKEE CITY COUNCIL ON OCTOBER 15, 2007 AMENDED BY WAUKEE CITY COUNCIL ON MAY 6, 2013 AMENDED BY WAUKEE CITY COUNCIL ON _______, 2016 September 2005 Amended and Approved by Waukee City Council on May 6, 2013 Amended and Approved by Waukee City Council on ___________, 2016 WILLIAMS POINTE PLAT 15 (Previously platted as Williams Pointe Plat 9) Waukee, Iowa Planned Development District (PD) Item 1 Location, Size, Legal Description A. See Attached: Exhibit A – Vicinity Map B. See Attached: Exhibit B – Property Legal Description C. The property is bordered by Gilcrest/Jewett Lumber Company to the west across Alice’s Road, Williams Pointe Condominiums/Windhall at Williams Pointe Apartments to the east across SE Brick Drive, future commercial to the north and future commercial to the south across University Avenue. Item 2 Topography A. See Attached: Exhibit C – Existing Topography and Features Map Item 3 Location and Description of Major Site Features, including Tree Masses, Drainage ways, Wetlands, Soils A. See Attached: Exhibit C – Existing Topography and Features Map B. The site generally drains from east to west and carries the drainage from the existing Williams Pointe Condominiums/Windhall at Williams Pointe Apartments to a 42” RCP that crosses under Alice’s Road. According to the Dallas County Soil Survey, the type of soils in the area consist of Clarion loam, Nicollet loam, Canisteo silty-clay loam and Storden Loam. Item 4 Location of 100 Year Floodplains A. Not Applicable Item 5 Generalized Land Use Plan A. See Attached: Exhibit D – Rezoning Map (Amended May 6, 2013) Exhibit E – Preliminary Development Layout (Amended May 6, 2013) B. The proposed development plan shows an 8-lot development with a private street system. Peoples Bank was constructed in 2005 and sits on Lot 1 of Williams Pointe Plat 9. The remaining lots are intended for a mixture of retail and office uses. Lot 2 of Williams Point Plat 15 would allow for automobile service and repair use which would otherwise not be allowed for in a C-1A zoning district (see Exhibit E and E1). (Amended ______, 2016) Item 6 Proposed Types and Densities of Development A. See Attached: Exhibit F – Bulk Regulations (Amended May 6, 2013) Item 7 General Location and Size of Building or Building Footprints A. See Attached: Exhibit E – Preliminary Development Layout Refer to Section 3 for Conceptual Elevation Views Item 8 Site Master Plan, Including General Envelopes of Buildings, Parking, Open Space, and Other Site Features A. See Attached: Exhibit E – Preliminary Development Layout B. Exhibit E shows the location of Peoples Bank on Lot 1 of Williams Pointe Plat 9 and the approximate location of an office building along Alice’s Road. The remaining lots show an approximate building pad location and parking for the lot. The uses and development requirements will meet the zoning regulations set forth by the PD Bulk Regulations. Item 9 Description and Location of all Use Types Included in the Project, including Maximum Floor Areas Devoted to Each Use A. See Attached: Exhibit F – Bulk Regulations Item 10 Location and Design of Vehicular, Bicycle, and Pedestrian Circulation Systems, including Relationship to External Transportation System and Location of Driveways or Access Points Adjacent to the Project A. See Attached: Exhibit E – Preliminary Development Layout B. This property contains four access points to the development. There is a full access location onto Alice’s Road across from Gilcrest/Jewett Lumber, a full access location on University Avenue and two full access locations onto SE Brick Drive. C. The remainder of the development includes a private internal access road system with 25’ road widths and head-in parking off of the drives. Ingress/Egress easements are shown on the preliminary plat to provide adequate access for all the lots. D. There will be sidewalks throughout the development to allow pedestrian traffic accessibility to the site. A 10’ P.C.C. trail has been installed along University Avenue that connects into the Waukee City trail system. A 4’foot P.C.C. sidewalk will also be installed along Alice’s Road and will be routed to the east of the existing detention pond. Internal sidewalks will be generally located on the north and west side of the private drives. Item 11 Schematic Location and Development Standards for Open Space, including Conceptual Landscape Plan A. See Attached: Exhibit F – Bulk Regulations Item 12 Building Design Standards, including Height, Materials, Sections, and Other Information Required to Describe the Project A. See Section 3: Architectural Character for the existing Peoples Bank and the proposed office building. B. All of the lots within the development shall meet the uses and development requirements set forth by Exhibit F – Bulk Regulations. Item 13 Location of Existing and Proposed Utilities, Sanitary Sewer, Storm Water Facilities, and Water, Gas and Electrical Distribution Systems A. See Attached: Exhibit C – Existing Topography & Features Map Item 14 Proposed Site Development Regulations, Including Maximum FAR or Other Density Regulations, Building and Impervious Coverage, Setbacks, Maximum Heights, and Other Design Standards Specific to the Project A. See Attached: Exhibit F – Bulk Regulations Item 15 Proposed Signage A. At the time of development, each site plan would propose specific signage for their particular lot that would meet requirements set forth in the Waukee Zoning Ordinance which outlines specific requirements for the size, number and types of signs allowed for each type of zoning. Item 16 Proposed Public and Private Ownership Boundaries, including Proposed Private Lots and Common Ownership Areas A. See Attached: Exhibit D – Rezoning Map Item 17 Preliminary Plat, If Applicable A. Not Applicable Item 18 Final Plat, If Applicable A. Not Applicable Item 19 Schedule Indicating Proposed Phasing and Scheduling of Development A. Phase I construction of Peoples Bank site plan was approved by the Waukee City Council on July 18, 2005 and has been constructed. Phase II construction would include the proposed office building along SE Alice’s Road and is proposed to be constructed upon City Council approval of a site plan in the summer of 2013. Item 20 Deed Restrictions, Covenants, Agreements, Association Bylaws, and Other Documents Controlling the Use of the Property, Type of Construction or Development or Activities of Future Residents EXHIBIT ‘A’ – VICINITY MAP EXHIBIT ‘B’ LEGAL DESCRIPTION LOTS 1 THROUGH 3 AND OUTLOT A OF WILLIAMS POINTE PLAT 9, AN OFFICIAL PLAT, CITY OF WAUKEE, DALLAS COUNTY, IOWA; AND A PART OF LOT 2, WILLIAMS POINTE PLAT 7, AN OFFICIAL PLAT IN THE CITY OF WAUKEE, DALLAS COUNTY, IOWA AND MORE PARTICULARLY DESCRIBED AS FOLLOWS: BEGINNING AT THE SOUTHWEST CORNER OF SAID LOT 2; THENCE NORTH 00°18’53” EAST ALONG THE WEST LINE OF SAID LOT 2, A DISTANCE OF 120.63 FEET; THENCE SOUTH 89°41’07” EAST, 450.00 FEET; THENCE SOUTH 00°18’53” WEST, 121.10 FEET TO THE SOUTH LINE OF SAID LOT 2; THENCE SOUTH 89°37’31” EAST ALONG SAID SOUTH LINE, 450.00 FEET TO THE POINT OF BEGINNING; CONTAINING 12.93 ACRES MORE OR LESS. EXHIBIT C: EXISTING TOPOGRAPHY AND FEATURES MAP EXHIBIT D: REZONING MAP EXHIBIT E: PRELIMINARY DEVELOPMENT LAYOUT EXHIBIT E1: CONCEPTUAL LAYOUT OF LOT 2 WILLAIMS POINTE PLAT 15 Williams Pointe Plat 9 Planned Development Exhibit ‘F’ Amended by Waukee City Council on May 6, 2013 BULK REGULATIONS ‘C-1A’ Neighborhood Commercial District Zoning Regulations and ‘C-4’ Office Park Commercial District shall apply except as listed below: A. Front Yard: 30 feet perimeter boundary and 30 feet setback from the internal property lines. B. Side Yard: No minimum shall apply except when bordering an ‘R’ District in which case the side yard shall be 15 feet. C. Rear Yard: 30 feet perimeter boundary and 30 feet from the internal property lines. D. Each lot will have a minimum 20% open space requirement. E. Commercial Parking: Parking will meet current City of Waukee Ordinance requirements for minimum parking based upon use.