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HomeMy WebLinkAbout2016-08-01-H01 Ordinance_YARCO Rezoning PH AGENDA ITEM: CITY OF WAUKEE, IOWA CITY COUNCIL MEETING COMMUNICATION MEETING DATE: August 1, 2016 AGENDA ITEM: Consideration of approval of an ordinance to amend Chapter 300, Zoning Ordinance, City of Waukee, Iowa by rezoning certain property from R-3 (Multi-Family Residential District) to PD-1 (Planned Development Overlay District) and R-3 (Multi-Family Residential District) [Yarco Development] FORMAT: Public Hearing SYNOPSIS INCLUDING PRO & CON: The applicant, Landing at Shadow Creek, LLC, is requesting approval of a rezoning of property located east of NE Westgate Drive, south of NE Dellwood Drive, and north of NE Boston Parkway. The subject property is 17.56 acres in area. The entire parcel is proposed to be rezoned to PD-1/R-3 to allow for the development of a multi-family retirement community. The concept plan identifies a total of three 50 unit apartment buildings, 10 townhomes buildings with a total of 48units, a leasing/activities building, five garage buildings, and a community garden area. The proposed development would be market rate units. The requested Planned Development Overlay would allow for the proposed townhomes as townhomes are not allowed in the R-3 district. The Planned Development Overlay would also allow 50 unit apartment buildings to be constructed because the R-3 district only allows up to 24 units per building. Access to the proposed development would be provided via NE Boston Parkway and NE Dellwood Drive. Although parkland dedication was satisfied with the Landing at Shadow Creek Plat 2 the developer of the property intends to provide amenities such as a walking trail within the property and other entertainment options within the buildings. The proposed rezoning overall would be reducing the potential density of the site from 17 units per acre to 12 units per acre. FISCAL IMPACT INCLUDING COST/BENEFIT ANALYSIS: COMMISSION/BOARD/COMMITTEE COMMENT: The Planning and Zoning Commission reviewed the request at their July 26, 2016 meeting and recommended approval. Approval of a rezoning related to a change from R-3 (Multi-Family Residential District) to PD-1 (Planned Development Overlay District) and R-3 (Multi-Family Residential District) [Yarco Development] Director of Development Services, Brad Deets, Introduced the subject property stating that it was between NE Dellwood Drive and NE Boston Parkway and measured 17.5 acres in size. He advised that in the initial plans it was just marked as R-3 (Multi-Family Residential District) and that the amendment would keep the current zoning but would add the Planned Development Overlay to allow Townhome Components and larger buildings with more units than the current R-3 Zoning. Mr. Deets advised that the applicant, Yarco Development, is interested in a senior living project consisting of 3 large buildings and a townhome development area that would provide a better transition from the R-2 ( One and Two Family Residential) zoning to the west of the subject property to the currently under way multi-family projects to the east. The applicant, Mr. Deets explains, wants to include amenities for the entire project community, but specific to each building, to aid in providing a more active senior living experience. Concepts discussed include a concierge parking concept, activities center, pool, community gardens, and an intent to create a walking path system. Mr. Deets Continued to explain that the amendment to the zoning would be considered a down- size in terms of density, once again helping to transition the single family residential areas into multi- family. He also advised that there would be no additional parkland dedication required for this project. Commissioner Hoifeldt questioned what the market rate would be. Mr. Deets advised that the current plan is not to be subsidized and that this would not be a tax credit project. Commissioner Fontenot questioned where the access points to the facility were proposed to be located. Mr. Deets advised that access would be aligning with the street to the south, NE Boston Parkway, by a new private street named Archer Drive. Dellwood Drive would have access as well and the streets would include traffic circles to help regulate the speed of traffic. Commissioner Hoifeldt questioned how this project would compare in terms of size to other Senior Living Projects around town. Mr. Deets advised that it would be similar in size to Alice Place, which is currently in the range of 65-70 units per building where the proposed project would have 50 units per building. Commissioner Nigro questioned if the proposed buildings would be taller than the currently underway multifamily project to the east. Mr. Deets advised that they would be similar in size. Commissioner Schmidt questioned if the front façade of the townhomes would be facing east or west. Mr. Deets advised that the townhomes would be constructed so that the front façade would face the Single Family Residential areas as the units were rear loaded. Commissioner Schmidt moved to approve a rezoning related to a change from R-3 (Multi-Family Residential District) to PD-1 (Planned Development Overlay District) and R-3 (Multi-Family Residential District) Seconded by Commissioner Fontenot, pending any remaining staff comments. Ayes: Nigro, Fontenot, Broderick, Hoifeldt, and Schmidt. Nays: none. Motion carried. STAFF REVIEW AND COMMENT: The proposed rezoning is a down zoning of the property and is in conformance with the Comprehensive Plan. 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. Conceptual Elevations PREPARED BY: Andy Kass, Senior Planner REVIEWED BY: PUBLIC NOTICE INFORMATION – NAME OF PUBLICATION: Dallas County News DATE OF PUBLICATION: 7/21/16 STAFF REPORT TO: Planning and Zoning Commission PREPARED BY: Andy Kass RE: Yarco - Rezoning DATE: July 26, 2016 GENERAL INFORMATION: Applicant: Landing at Shadow Creek, LLC Requested Action Rezoning Approval Location and Size: Property is generally located east of NE Westgate Drive, south of NE Dellwood Drive, and north of NE Boston Parkway containing approximately 17.56 acres more or less. LAND USES AND ZONING: Location Existing Land Use Comprehensive Plan Current Zoning Property in Question Agricultural Neighborhood Residential R-3 North The Landing at Shadow Creek Plat 4 Neighborhood Residential R-2 South Prairie Crossing Neighborhood Residential R-2 / C-4 East Alice Patricia Homes Neighborhood Residential R-3 West The Landing at Shadow Creek Plat 2 and 3 Neighborhood Residential R-2 BACKGROUND: The subject property involved in the proposed rezoning is located north of NE Boston Parkway, south of NE Dellwood Drive, and east of NE Westgate Drive. The applicant, Landing at Shadow Creek, LLC, requests that the property be rezoned from R-3 (Multi-Family Residential) to PD-1 (Planned Development Overlay District) and R-3 (Multi-Family Residential) for the development of a market rate retirement community that will feature apartment units and townhomes. The subject property is 17.56 acres in area. The applicant has submitted the necessary petition and consent to the rezoning. Staff has received consent to the zoning change from 63.86% of property owners within 310 feet of the property proposed to be rezoned to PD-1/R-3. Notification of the rezoning request to the proposed property was sent on July 19, 2016. No comments for or against the rezoning have been received. Notification signs of the proposed rezoning were placed on the property on July 18, 2016. The Comprehensive Plan identifies the subject property as Neighborhood Residential which provides for a variety of housing types including townhomes and apartments. July 22, 2016 2 of 3 ABOVE: Aerial of Concept Plan identifying the proposed development. PROJECT DESCRIPTION: The proposed concept plan included as part of the rezoning proposal includes the development of three 50- unit apartment buildings, ten town homes buildings for a total of 48 units, a leasing/activities building, 5 garage buildings, a community garden area, and a storm water detention pond on the southeast side of the site. Access to the property is proposed off of NE Dellwood Drive (north) and NE Boston Parkway (south). The concept plan identifies an interior private street with traffic circles for vehicular circulation throughout the site. The applicant has been made aware that the Fire Department will evaluate the proposed circulation as part of the site plan review process. Parkland dedication was satisfied with the dedication that was provided with the Landing at Shadow Creek Plat 1. Although this requirement has already been satisfied the developer of the site intends to provide trails around the site, a garden, a clubhouse and pool, and other amenities for the residents of the development. The applicant is requesting that a Planned Development Overlay with R-3 zoning underlying to allow for the 50 unit buildings as the R-3 District allows multi-family buildings to only have up to 24 units. The Planned Development Overlay is also requested to allow for the development of the townhomes on the property. The total proposed density of the project is approximately 12 units per acre. The R-3 District alone allows up to 17 units per acres for multi-family development. The Planned Development Document has been included for your review. July 22, 2016 3 of 3 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 Exhibit A Landing at Shadow Creek – YARCO Development PLANNED DEVELOPMENT CITY OF WAUKEE APPROVED BY WAUKEE CITY COUNCIL ON ___________________ TABLE OF CONTENTS LANDING AT SHADOW CREEK – YARCO DEVELOPMENT PLANNED DEVELOPMENT • Rezoning Request • Exhibit B – Waukee PD Form • Exhibit C – Vicinity Map • Exhibit D – Property Legal Description • Exhibit E – Rezoning Map • Exhibit F – Conceptual Development Plan • Exhibit G – Conceptual Building Elevations Exhibit B | LANDING AT SHADOW CREEK (YARCO DEVELOPMENT) – PLANNED DEVELOPMENT Waukee, Iowa Planned Development Overlay District (PD) Item 1 Purpose and Scope of District • The subject property is located within the Landing at Shadow Creek Development and is generally located just east of NE Westgate Drive, south of NE Dellwood Drive and north of NE Boston Parkway. • The proposed YARCO Development will include three fifty (50) unit buildings designed for senior living as well as 48 townhomes. • The existing zoning of the Property is R-3 Rental Multi-Family Residential District. The proposed underlying zoning will remain the same (R-3 Rental Multi-Family Residential District) with the Planned Development Overlay (PD-1) defining the additional uses, regulations and restrictions. Item 2 Location, Size, Legal Description • See Attached: Exhibit C – Vicinity Map Exhibit D – Property Legal Description • The proposed development is comprised of approximately 17.56 acres located south of NE Dellwood Drive, east of NE Westgate Drive and north of NE Boston Parkway. Item 3 Conceptual Development Plan • See Attached: Exhibit E – Rezoning Map Exhibit F – Conceptual Development Plan • Exhibit F represents a conceptual development plan showing proposed construction of approximately 48 townhomes and three, three (3) story multi-family buildings each containing 50 units for a total of 150 units. The proposed multi -family development will be restricted to age-qualifying senior citizens and will include other amenities such as an indoor pool, movie theater, game rooms and personal services. In addition to the residential units, the project will also include a clubhouse, outdoor pool, commun ity garden space and other open space opportunities. It should be noted that these figures are conceptual and that the actual number of units and square footage of buildings will be determined at the time of platting and site plan approval process based upon the density requirements as later described within this document. Item 4 Building Design Standards, including height, materials, sections and other information required to describe the project • Building design and site standards for the project shall be consistent with the Waukee Code of Ordinances, Site Plan Ordinance for multi-family and townhomes. Item 5 Bulk Regulations – Including Density Regulations, Setbacks, Maximum Heights, and other design standards specific to the Project 5A Multi-Family Residential All multi-family units shall be consistent with the R-3 Rental Multi-Family Residential District requirements with the following exceptions and modifications as specified below: 1. Density. Twelve (4) Dwelling Units/Acre maximum 2. Minimum Floor Area. 650 square feet per unit 5. Front Yard. Thirty (30’) feet minimum 6. Side Yards. Thirty (30’) feet minimum 7. Rear Yards. Thirty (30’) feet minimum 8. Maximum Number of stories. Three (3) stories 9. Maximum Number of Units per Building. Fifty (50) units 10. Minimum Distance between Buildings. Forty (40) feet 11. Off-Street Parking. One and a half (1.5) spaces per unit 5B Townhome and Row House Development All bulk regulations shall be consistent with the R-4 Row Dwelling and Townhome District requirements. Item 6 Uses of Property – Including Principal Permitted Uses, Accessory Uses and Prohibited Uses for Mixed Use and Commercial Developments 6a Multi-Family Permitted Uses: 1. Multi-family dwellings. 2. Management office and accessory retail convenience and service shop intended for the use of the residents of the development and wholly contained interior to a multi-family structure 3. Recreational and activity centers intended for use of the residents within the development. 4. Accessory uses as permitted in and as limited in the R-1 Single Family Residential District. 6B Row house Permitted Uses: 1. All uses as permitted in and as limited in the R-4 Row Dwelling and Townhome Dwelling District. Item 7 Open Space, Landscape and Buffer Regulations 1. Minimum open space and landscaping for each use shall be as described within the R-3 Rental Multi-Family Residential District and R-4 Row Dwelling and Townhome Dwelling District and the Landscaping and Open Space Ordinance. 2. Buffer Requirements: a. A twenty-five (25) feet buffer shall be required between the proposed development and any single family residential zoned property surrounding the development. b. Buffer Planting Requirements: i. A minimum of one and a half (1.5) overstory tree, two and a half (2.5) evergreens, two and a half (2.5) ornamental tree and 15 shrubs shall be required for every fifty (50) linear feet of landscaped buffer. 3. Parkland Dedication Requirements a. Parkland dedication for the development was satisfied as a part of the park land dedication provided with Landing at Shadow Creek Plat 2. It is intended that the development will incorporate amenities specific for the residents which may include a clubhouse, swimming pool, community garden space, and pedestrian trails. END OF DOCUMENT EXHIBIT C VICINITY MAP EXHIBIT D LEGAL DESCRIPTION OUTLOT Z, LANDING AT SHADOW CREEK PLAT 2, AN OFFICIAL PLAT IN THE CITY OF WAUKEE, DALLAS COUNTY, IOWA, AND THE ADJOINING SOUTH HALF OF NE DELLWOOD DRIVE AND THE ADJOINING NORTH HALF OF NE BOSTON PARKWAY. SAID PROPERTY CONTAINS 17.56 ACRES MORE OR LESS. EXHIBIT E REZONING MAP EXHIBIT F CONCEPTUAL DEVELOPMENT PLAN EXHIBIT G CONCEPTUAL BUILDING ELEVATIONS