HomeMy WebLinkAbout2016-05-02-H03 Spring Crest - Rezoning - PH
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property is currently not within the City limits of the City of Waukee, but is located within the
unincorporated area of Dallas County. The City is in the process of annexing the property, but the
property owner has requested that the zoning be considered prior to annexation. The annexation
process is expected to be completed by July 8, 2016. The zoning would not be effective until the
property has been 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 81.1%
of property owners within 200 feet of the property proposed to be rezoned. Notification of the
rezoning request to the proposed property was sent on April 18, 2016. One phone correspondence
with Sharron Chism brought forth the concern related to the drainage functionality of the area,
and the wish to be able to continue farming the Phillips Hamilton Property safely and to the best
of their ability. Notification signs of the proposed rezoning were placed on the property on April
18, 2016. The Comprehensive plan identifies the subject property as Neighborhood Residential
which provides for a variety of housing types including townhomes, duplexes, 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.”
Mr. Kass advised that the proposed concept plan included as part of the rezoning proposal
includes the development of a total of 143 single family lots, 116 duplex lots, and 126 row house
units. The single family lots have been designed to conform to the R-2 zoning district. The single-
family lots would be consistent with the size of adjacent single family lots in Southview Estates
to the east. Duplexes are allowed in the R-2 district and require a minimum lot size of 10,000
square feet in lot area. The duplex lots have been designed to the meet the minimum required lot
square footage. Landscape buffers will be required around the row homes since they will be
adjacent to the R-2 zoning district. Landscape buffers will also be required for the row homes
because they are proposed to back up to a major thoroughfare, 10th Street. The concept plan
identifies storm water detention being provided for the entire development on the south side of
the property. The concept plan identifies a 3.16 acre area in the southwest corner of the property
for parkland dedication. Based on the amount of single family lots, duplexes, and row homes
proposed the applicant would be required to dedicate 5.84 acres of parkland. An additional 2.57
acres will need to be provided a plans progress with a preliminary plat. Staff will work with the
applicant to satisfy this requirement. The concept plan indicates the extension of 10th Street,
Spruce Street, and Cedar Street. 10th Street is intended to be a divided four lane road in the
future. The applicant will only be responsible for constructing the west 31’ of 10th Street. 10th
Street will be widened as traffic counts justify the widening. An additional six new streets have
been identified on the concept plan.
Commissioner Streit asked for the staff to explain for the clarification of the audience
how the percentage of consent is figured. Mr. Kass advised that the Percent of Consent is
weighted on adjacency and land area.
Commissioner Hoifeldt questioned if there was talk about putting the park on the east of
the subject property. Mr. Deets advised that the idea is the create a community park 20-
25 acres in size, and that the area east of 10th Street is substantially smaller.
Additionally, there was concern about placing a park adjacent to 10th Street which
eventually will be a major arterial street.
Both commissioner Shanks and Hoifeldt questioned access to the development along 10th
Street. Mr. Deets advised that long term 10th Street will function as a major arterial
street. Therefore, individual driveway access will not be permitted. The developer has
proposed the development of townhomes adjacent to either side of 10th Street due to
issues with traffic as well as limitations on access to the property. Single family lots are
proposed along both Spruce and Cedar in order to be consistent with finishing those
streets out to the proposed 10th Street.
Commissioner Schmidt questioned if the current swale near the bottom of the property
was the start of Sugar Creek, Audience member Mike Erdman clarified that it is an 80
foot water way that pulls water down the farm. There are agricultural drainage tiles and it
travels directly to Sugar Creek.
Commissioner Schmidt questioned about the Spruce and Cedar access points being only
a block apart. Mr. Deets advised that both would serve as access points until 10th street
would be widened. At that point one of the streets would more than likely be
discontinued as a through street and only have right in and right out access.
The Audience brought forward their concerns and comments starting with Diane
Bruecken of 490 9th Street, who voiced a main concern about having rowhomes in their
back yards. She questioned why it could not be single family residential zoning. Mr.
Deets advised that Single Family residential would be difficult due to the placement of
10th Street and the desire to limit access of driveways along 10th Street. Deets also stated
that because of the limited cross street access to the east, this area is somewhat
segregated and would be difficult to tie into surrounding single family neighborhoods.
Diane questioned if it could become a retention pond or green space. Deets stated that
the ground would be too high to function as a retention pond.
Commissioner Streit questioned why 10th street bowed out as much as shown on the
maps. Mr. Deets advised that 10th Street needs to follow its current alignment at the north
end in order to align with 10th Street north of Hickman Road. However, as it continues
south, it was recommended by staff that a minimum 300 feet of spacing needed to be
provided to allow for separation from the existing single family homes while still
providing adequate width for a developer to construct units which in this case are
proposed as townhomes.
Daryle Foulke of 890 Cedar Street, stated that he lives in the last home on Cedar Street
and while he knew moving in there would be further development, he would rather have
a road than three row buildings put in next to him. He questioned if the Row Dwelling
could be moved to be next to new single family residences that know what is going to be
built near them or if there can be a wider buffer between the existing homes and
proposed town homes.
Commissioner Broderick clarified that the request was just to have the option for row
dwelling and not a site plan. Commissioner Hoifeldt questioned if we could send it back
to the developer and ask for 10th street to go straight up and down, would it effect
development further down the road and cause problems. Mr. Deets advised that the issue
was to provide a decent buffer to residents both existing and new and maintaining that no
driveway access could be obtained off of 10th street.
Bart Weller of 840 4th Street, pointed out that where the R-4 is designated is exactly
where the water pools when it rains and that storm water management would have to be
addressed at the time of development and may have an impact on how the site is
configured. He also recommended that a possible elevated landscape berm could help
buffer the Row dwelling from the existing homes.
Karen Dluohos of 960 Maple Street, brought forward a concern that to set modern
townhomes right next to established traditional homes seemed like an abrasive switch
and would clash visually.
Loretta Boender, owner of 895 Cedar Street, advised that she could see the issue some
people might have with the rowhomes, though she was more concerned with being a
buffer for a major road was seeing as her side lot was the minimum 7 feet, her concern
that she brought forward was the state of the field as it currently stands, who would
maintain the weeds and care for it over the summer, and where the road is going to
eventually connect into. She brought up the concern of cedar becoming a major through
road for school traffic.
Mike Erdman advised that the farmer of the field did spray for weeds today, but that his
concern was the proximity of the homes bordering the fields. He farms the Phillip
Hamilton Property and wanted the council to keep in mind that with the fertilizers and
herbicides and other common field sprays, it could pose a potential hazard to the homes
without any sort of buffers for the yards. The farmers of the surrounding areas just want
to be able to continue their work while still maintaining the safety of their neighbors.
Commissioner Schmidt questioned if the 25 foot land buffer was included in the 30 foot
building set back requirement. Mr. Kass advised that yes, potentially a home could have
five feet before the landscape buffer would begin if built right on the set back
requirement of 30 feet.
Larry Cornelison of 420 9th Street, questioned the need for the Rowhomes and
commented that they would like to have the Commission request alternative options.
Doug Saltsgaver, the civil engineer for the project, advised that the idea was initially to
be all R-2 but with no access off of 10th street it becomes a pretty significant segment of
street that the developer would have to pay for with no real gain. This led to the concept
of the Row Dwelling. The front of any proposed rowhome will face other homes with the
backs facing one another along a private drive for parking, we also want to put in walks
and better grading and drainage for the area. The option is for 2 story homes including
the garages. Mr. Saltsgaver advised that the current setbacks for homes are 35 feet, the
rowhomes would provide a good noise buffer and more than likely up to a 45 foot
distance between the front of the rowhomes and the existing homes rear property lines.
Commissioner Streit questioned if the detention basin could be located somewhere else,
Mr. Saltsgraver commented that they had set it there because that was the lowest point of
the property. The residents commented that was not where the water pooled and Mr.
Saltsgraver commented that there would be updates to care for the current draining
issues which may improve some of the current issues of the area. He advised that there
would be a lot of further work to be done to make things work out for everyone.
The residents questioned how they were to stay informed and Commissioner Hoifeldt
advised that regardless of the recommendation from the Commission it would be going
to the City Council for readings on May 2, May 16, and June 6th. The Commission
encourages residents to attend these meetings and continue to voice their concerns and
stay updated with the rulings.
Mike Erdman questioned Mr. Saltsgaver if he heard anything that could not be addressed
in a possible site plan if it were to pass. Mr. Saltsgaver replied that all of the concerns
would be taken into account and could be addressed in a site plan. He also advised per
the request of Commissioner Broderick, that the site would be constructed in phases with
no building really occurring until next year. This spring and summer the farm will be
row planted. He also advised that the master planning would have the phases starting in
the lower end and moving north to ensure that the draining of the site is adequate to the
lot and its neighbors.
Commissioner Hoifeldt moved to recommend the approval of a rezoning related to a change from
A-1 (Agricultural District) to R-2 (One and Two Family Residential) and R-4 (Row Dwelling and
Townhome District) [Spring Crest] subject to the completion of annexation of the property, any
remaining staff comments, and review of all legal documents by the City Attorney, which was
seconded by Commissioner Schmidt. Ayes: Streit, Broderick, Hoifeldt, Shanks, and Schmidt.
Nays: none. Motion Carried.
STAFF REVIEW AND COMMENT: Staff believes the proposed R-4 zoning district is
appropriate for the area based upon the future impact of 10th Street and
the need to create some density to make the development work
financially. 10th Street as a major arterial creates additional expenses on
the developer as well as limitations on how they can develop their
property. Staff believes other issues and concerns brought up at the
meeting can be addressed as a part of platting and site plan development.
At this time comments related to the rezoning have been addressed and
staff would recommend approval of the rezoning subject to completion
of the annexation proceedings.
RECOMMENDATION: Hold the Public Hearing.
ATTACHMENTS: I. Staff Report
II. Staff Comment Letter
III. Rezoning Map
IV. Concept Plan
PREPARED BY: Andy Kass, Senior Planner
REVIEWED BY:
PUBLIC NOTICE INFORMATION –
NAME OF PUBLICATION: Dallas County News
DATE OF PUBLICATION: 4/21/16
STAFF REPORT
TO: Planning and Zoning Commission PREPARED BY: Andy Kass
RE: Spring Crest - Rezoning
DATE: April 26, 2016
GENERAL INFORMATION:
Applicant: Willis Van Zee (applicant)
Estella & J. Harry Copeland (property owner)
Requested Action Rezoning Approval
Location and Size: Property is generally located south of Hickman
Road and west of Cedar Street and Spruce
Street containing approximately 93.4 acres more
or less.
LAND USES AND ZONING:
Location Existing Land Use Comprehensive Plan Current Zoning
Property in Question Agricultural Neighborhood Residential A-1
North Agricultural Neighborhood Residential A-1
South Agricultural Neighborhood Residential N/A (Dallas
County)
East Single Family
Residential
Neighborhood Residential R-2
West Agricultural Neighborhood Residential N/A (Dallas
County)
BACKGROUND:
The subject property involved in the proposed rezoning is located south of Hickman Road and west of
Southview Estates containing approximately 93.4 acres. The applicant, Willis Van Zee, requests that the
property be rezoned from A-1 to R-2 One and Two Family Residential District and R-4 Row Dwelling and
Townhome District for single family, duplex, and townhome development. A total of 71.2 acres are proposed
to be rezoned to R-2 and 22.3 acres are proposed to be rezoned to R-4. The subject property is currently not
within the City limits of the City of Waukee, but is located within the unincorporated area of Dallas County.
The City is in the process of annexing the property, but the property owner has requested that the zoning be
in place prior to annexation. The annexation process is expected to be completed by July 8, 2016. The zoning
would not be effective until the property has been 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 81.1% of property owners within 200 feet of the property proposed to be rezoned.
Notification of the rezoning request to the proposed property was sent on April 18, 2016. No comments for
or against the rezoning have been received. Notification signs of the proposed rezoning were placed on the
property on April 18, 2016.
April 22, 2016
2 of 3
The Comprehensive plan identifies the subject property as Neighborhood Residential which provides for a
variety of housing types including townhomes, duplexes, 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.”
ABOVE: Aerial of Concept Plan identifying the proposed single family and two family residential lots (YYEELLLLOOWW) and the
proposed townhomes (ORANGE).
PROJECT DESCRIPTION:
The proposed concept plan included as part of the rezoning proposal includes the development of a total of
143 single family lots, 116 duplex lots, and 126 row house units. The single family lots have been designed to
conform to the R-2 zoning district. The single-family lots would be consistent with the size of adjacent single
family lots in Southview Estates to the east. Duplexes are allowed in the R-2 district and require a minimum
lot size of 10,000 square feet in lot area. The duplex lots have been designed to the meet the minimum
required lot square footage. Landscape buffers will be required around the row homes since they will be
adjacent to the R-2 zoning district. Landscape buffers will also be required for the row homes because they
are proposed to back up to a major thoroughfare, 10th Street. The concept plan identifies storm water
detention being provided for the entire development on the south side of the property.
The concept plan identifies a 3.16 acre area in the southwest corner of the property for parkland dedication.
Based on the amount of single family lots, duplexes, and row homes proposed the applicant would be required
to dedicate 5.84 acres of parkland. An additional 2.57 acres will need to be provided. Staff will work with the
applicant to satisfy this requirement.
April 22, 2016
3 of 3
The concept plan indicates the extension of 10th Street, Spruce Street, and Cedar Street. 10th Street is
intended to be a divided four lane road in the future. The applicant will only be responsible for constructing
the west 31’ of 10th Street. 10th Street will be widened as traffic counts justify the widening. An additional six
new streets have been identified on the concept plan.
STAFF RECOMMENDATION
Staff is comfortable with the proposed rezoning and would recommend approval of the rezoning request
subject to remaining staff comments and completion of annexation proceedings.
CITY OF WAUKEE
Andy Kass, AICP
Senior Planner
Development Services Department
230 W. Hickman Road
Waukee, IA 50263
Phone: (515) 978-9533
Fax: (515) 987-1845
1st Review: April 8, 2016
2nd Review: April 21, 2016
3rd Review:
Engineering Resource Group, Inc.
Attn: Doug Saltsgaver
2413 Grand Avenue
Des Moines, Iowa 50312
RE: Rezoning – Copeland Property [Spring Crest]
Dear Mr. Saltsgaver:
Per your request, staff has reviewed the proposed rezoning for the Copeland property located west of 10th
Street and south of Hickman Road. Based upon our review, staff has the following comments related to the
rezoning documents:
CONCEPT PLAN
1. Provide PDF copies of the concept plan and rezoning map as part of the next submittal.
Engineers Response:
2. Number the proposed lots.
Engineers Response:
3. Verify that all proposed lots meet lot size requirements (width, depth, square footage)
Engineers Response:
4. The 2.2 acre parkland proposed west of 10th Street is not acceptable to the City. The required amount
of parkland based upon the proposed lots, duplexes, and townhomes is 4.33 acres. The remaining
portion of required parkland should be provided with the parkland proposed in the southwest corner of
the site. Based upon the additional townhomes the required amount of parkland dedication
is 5.84 acres and additional 2.54 acres will need to be identified prior to approval of a final
plat.
Engineers Response:
5. A 25 foot landscape buffer will need to be provided along the west, south, and east boundaries of the
townhomes. Please indicate the plantings on the concept plan. Plantings shall be provided as follows: 1
overstory, 2 evergreen, and 2 ornamental per 50 lineal feet of buffer area.
Engineers Response:
6. Staff questions if the proposed detention area on the south side of the property is intended to serve the
entire development.
Engineers Response:
Project Name Project Engineer/Manager Project Type City Contact
Spring Crest Doug Saltsgaver Rezoning Andy Kass
MISCELLANEOUS
7. Mr. Van Zee is required sign the rezoning application as well since he is the applicant.
Engineers Response:
8. Rezoning fees are now a flat $300.00 fee. Please provide a check in the amount of $69.00 to satisfy the
remaining portion of the fee.
Engineers Response:
9. Staff would anticipate taking this rezoning request to Planning and Zoning on April 26th. Rezoning signs
will need to be placed by April 18th. The signs should be placed on the property along Cedar Street,
Spruce Street, and along 10th Street. Sign language is below:
NOTICE OF REZONING
CHANGE FROM A-1 TO R-2 & R-4
PLANNING & ZONING HEARING: APRIL 26, 2016, WAUKEE CITY HALL, 230 W. HICKMAN RD 6:00 PM
PUBLIC HEARING: MAY 2, 2016, WAUKEE CITY HALL, 230 W. HICKMAN RD 5:30 PM
CONTACT: WAUKEE DEVELOPMENT SERVICES DEPT. (515) 978-9533
Please submit revisions by Monday, April 18th to keep the project on track for the respective meeting dates.
Should you have any questions or concerns regarding these comments, please feel free to contact Brad Deets
(515-978-7899) or myself at (515-978-7897).
Sincerely,
Andy Kass, AICP
Senior Planner
SPRING CREST REZONING MAP””””””””””””””J:\2016 Proj\16-016\REZONE\16-016-REZONE-1.dwg, 4/20/2016 4:21:13 PM, DJS