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