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HomeMy WebLinkAbout2016-05-02-H03 Spring Crest - Rezoning - PH MEE AGEN FORM SYNO rezon Hickm are pr the ap family limits City i zonin July 2 Wauk townh shows Street The C design duple FISC COM Comm comp MOT (AGR DIST CRES Senio the pr contai rezon Town are pr ETING DATE NDA ITEM: MAT: OPSIS INCL ing, is approx man Road. A roposed to be pplicant, The y homes, dup s of the City o is in the proce ng be in place 2016. The zo kee. The conc homes. A num s a number of t, and 10th Str Comprehensiv nation that ac xes, and town CAL IMPACT MMISSION/B mission revie pletion of ann TION: APPR RICULTURA TRICT) AND ST] or Planner An roposed rezon ining approxi ed from A-1 nhome Distric roposed to be CITY COU E: May 2, : Consid Ordinan propert Public LUDING PRO ximately 93.4 total of 71.2 rezoned to R Rose Compan plexes, and tow of Waukee, bu ess of annexin prior to anne ning would n cept plan iden mber of new s f existing stre reet. ve Plan identi ccommodates nhomes. T INCLUDIN BOARD/COM ewed the pro nexation proc ROVAL OF A AL DISTRIC D R-4 (ROW dy Kass intro ning is located imately 93.4 a to R-2 One an ct for single fa rezoned to R CITY OF W UNCIL MEE 2016 deration of app nce, City of W ty from A-1 to Hearing O & CON: T 4 acres in area acres are prop R-4. The prope nies request t wnhomes. Th ut is located w ng the propert exation. The a not be effectiv ntifies a total o streets are ind eets being exte fies the prope a variety of r NG COST/B MMITTEE C oposed rezoni ceedings at t A REZONIN CT) TO R-2 ( DWELLING oduced the mo d south of Hic acres. The app nd Two Fami amily, duplex R-2 and 22.3 a WAUKEE, ETING CO proval of an o Waukee, Iowa o R-2 and R-4 The subject p a and located w posed to be re erty owner Es the rezoning t he subject pro within the uni ty, but the pro annexation pro ve until the pr of 143 single dicated on the ended includi erty as Neighb residential use BENEFIT AN COMMENT ing request a heir April 26 NG RELATE (ONE AND T G AND TOW otion, describ ckman Road a plicant, Willi ily Residentia x, and townho acres are prop AGE IOWA OMMUNICA ordinance to a a by amendin 4 a parcel to b property invol west of Ceda ezoned to R-2 stella & J. Ha to allow for th operty is curre incorporated a operty owner ocess is expec roperty has be family lots, 1 e concept plan ing Cedar Str borhood Resi es including s NALYSIS: T: The P and recomme 6, 2016 meeti ED TO A CH TWO FAMI WNHOME D bing that the su and west of S is Van Zee, re al District and ome developm posed to be re ENDA ITEM: ATION amend Chapte ng the zoning be known as lved in the pro ar Street and s 2 and a total o arry Copeland he developme ently not with area of Dallas has requested cted to be com een annexed i 116 duplex lo n. The concep reet, Spruce S idential which single-family Planning and ended appro ing: HANGE FRO ILY RESIDE DISTRICT) [ ubject proper Southview Est equests that th d R-4 Row Dw ment. A total o zoned to R-4 er 300, Zonin for certain Spring Crest. oposed south of of 22.3 acres d Trustees, an ent of single hin the City s County. The d that the mpleted by into the City o ots, and 126 pt plan also Street, Maple h is a land use homes, d Zoning oval subject t OM A-1 ENTIAL SPRING rty involved in tates he property be welling and of 71.2 acres . The subject ng nd e of e to n e 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