HomeMy WebLinkAbout2016-10-03-H03 Indi Run - Rezoning - PH AGENDA ITEM:
CITY OF WAUKEE, IOWA
CITY COUNCIL MEETING COMMUNICATION
MEETING DATE: October 3, 2016
AGENDA ITEM: Consideration of approval of an ordinance to amend Chapter 300, Zoning
Ordinance, City of Waukee, Iowa by rezoning certain property from A-1
(Agricultural District) to R-2 (One and Two Family Residential District),
and R-4 (Row Dwelling and Townhome Dwelling District)/PD-1
(Planned Development Overlay) [Indi Run Development]
FORMAT: Public Hearing
SYNOPSIS INCLUDING PRO & CON: The applicant, Solid Ground, LLC, is requesting
approval of a rezoning of approximately 27.7 acres of property generally
located west of Warrior Lane and north of the Waukee Family YMCA.
The proposed rezoning consists of approximately 23 acres to be rezoned
as single family residential and approximately 5 acres to be rezoned as
detached rowhouses/townhomes. The R-4 district does not include
provisions for detached townhomes, therefore, a Planned Development
Overlay is proposed on the townhome portion of the development to
define the minimum standards and requirements of the development.
FISCAL IMPACT INCLUDING COST/BENEFIT ANALYSIS:
COMMISSION/BOARD/COMMITTEE COMMENT: The Planning and Zoning
Commission reviewed the request at their September 27, 2016 meeting and recommended
approval.
Approval of a rezoning related to a Change from A-1 (Agricultural District) to R-2 (One &
Two Family Residential District) and R-4 (Row Dwelling & Townhome District/ PD-1
(Planned Development Overlay District) [INDI Run]
Director of Development Services, Brad Deets, introduced the request by the Applicant, Solid
Ground LLC on the behalf of the owner, Phillip Broderick LLC and Charlotte Broderick LLC, for
a rezoning related to a Change from A-1 ( Agricultural District) to R-2 ( One & Two Family
Residential District) and R-4 ( Row Dwelling & Townhome District/ PD-1 ( Planned
Development Overlay District) [INDI Run]. The property in questions is approximately 27.7
acres located west of Warrior Lane and Directly north of the Waukee YMCA. The request
includes a total of 22.92 acres of R-2 one and two family residential and 4.78 acres of r-4 row
house and townhouse dwelling District with a planned development overlay to allow for detached
townhome units. A large drainage area is located just to the west of the proposed development.
Mr. Deets advised that the applicant has submitted the necessary petition and consent to the
rezoning in order to being the rezoning process. To date, staff has not received any formal
correspondence for or against the proposed rezoning request from the notifications that were sent
on September 20th, 2016.
Mr. Deets explained that as part of the zoning request, the applicant has submitted a concept plan
identifying a total of 22 lots proposed to be developed as detached townhouses adjacent to
Warrior Lane. Typically this would not follow the standard R-4 zoning District, however, the
proposed Planned Development Overlay references underlying R-4 requirements which would
allow the detached style and for side yard setbacks of 5 feet on either side with all other R-4
requirements being met. Mr. Deets also stated that Driveway access to the townhomes will be
provided off of a public street to the west of Warrior Lane and no driveway access off of Warrior
Lane.
Mr. Deets advised that the remainder of the development consists of a total of 56 single family
lots ranging is size from 65 foot wide and 5,700 square feet to 70 foot lots with a minimum of
10,000 square feet. Mr. Deets also stated that the proposed concept plan shows the extension of
NE Sunrise Drive which will function as the major collector as development occurs to the west
and will eventually extend over the large drainage area to the west of this proposed subdivision.
All remaining streets will be local residential streets.
Mr. Deets advised that utilities will be extended to serve the proposed subdivisions a portion of
this property can be serviced with sanitary sewer from the existing utilities located along Warrior
Lane. The remaining portion of the development to the west will be served by a future gravity
line extension from the Little Walnut Creek Lift Station located north of the Subject Property.
The City has previously identified plans for a greenbelt/ park along the existing drainage way to
the west of the proposed single family residential lots, as such, parkland dedication for the
subdivision is proposed to occur along the western edge of the property and include the portion of
the existing drainage way. Future plans include the construction of a bike trail that will run to the
existing bike trail extended along the west side of the Mercy Clinic and would eventually be
constructed to the north and east to connect into a future connection of the Clive greenbelt trail
located ease of Warrior Lane and North of Douglas Parkway.
At this time Staff would recommend approval of the proposed rezoning subject to remaining staff
comments associated with the concept plan.
Commissioner Schmidt questioned if the townhome or single family residential would be
built first. Mr. Deets advised that he was not entirely sure, but that the phasing line
seemed to depict both being done within the same timeframe.
Commissioner Schmidt questioned if street parking would be on the east or west side of
the road. Mr. Deets advised that the parking ordinance is flexible so the main question is
where the streetlights are constructed. The streets are wide enough to accommodate a one
side parking and the staff would push for parking on the west side.
Commissioner Hoifeldt questioned if the Master Plan created by the Brodericks in the
past would no longer be applicable with the future School proposed. Mr. Deets advised
that the project is possibly lower density than what the masterplan had in mind for the
area, but that staff believed the school would bring in the need for more Single Family
Districts over high density districts.
Commissioner Hoifeldt questioned if a bridge will be needed further to the north for
eventually crossing Little Walnut Creek. Mr. Deets advised that for the next phase of
building, a culvert would need to be constructed to extend the street.
Commissioner Hoifeldt questioned if there was a reason that there were no north-south
running roads being extended. Mr. Deets advised that the main reasoning was grading
and topography related.
Commissioner Hoifeldt questioned if there would be more R-4 zoning to the north. Mr.
Deets clarified that yes more R-4 is to be expected to the north especially around Douglas
Parkway as it continues further west around the future school and recreation complex.
Resident Josh Bandstra of 360 NE Meadowlark Lane advised that the current residents to
the east side of Warrior Lane are disappointed in the concept to build rowhomes directly
across from the single family residential areas. He advised that many of the residents
believed that the rowhome concept did not match the feel of the current surrounding
neighborhoods.
Commissioner Hoifeldt addressed Mr. Bandstra’s concerns by clarifying that the concept
was not a connected row home product, but a detached product that would appear like
single family homes on their own individual lots, just smaller in size and closer together
than the current neighborhood requirements.
Eric Grubb, a representative of the developer, also stepped forward to address the public
concern. He advised that the point of the detached townhomes was to address the buffer
needed from traffic, but to also to keep backyards from facing Warrior Lane and the
adjacent properties. Having the front of the detached town homes would provide a clean
and polished look to Warrior Lane.
Commissioner Schmidt questioned Mr. Grubb if the area would have an association with
greenspace being common ground. Mr. Grubb advised that was correct, all space would
be common ground, cared for at the same time, and would not allow for fencing in the
area.
Commissioner Hoifeldt questioned Mr. Grubb regarding the setbacks that would be
required for the homes. Mr. Deets stepped forward to address the question stating that a
20 foot easement would been required on these lots.
Commissioner Shanks questioned about the possibility of a landscape buffer easement
along Warrior Lane. Mr. Deets advised that a landscape buffer easement did not seem
appropriate as the front of the homes would be facing the street. Some street trees would
be required but not the extent of a landscape buffer.
Commissioner Hoifeldt asked for clarification regarding the position of the Trail. Mr.
Deets advised that the trail would be along the east side of Warrior Lane.
Commissioner Streit questioned if there were any other developments that had similar
buildings. Mr. Deets advised that the closest the City of Waukee had would be the new
townhomes for Cove at Kettlestone, or the attached townhomes adjacent to LA Grant
Parkway in Glynn Village, but that all of those examples were attached unlike the
proposed project.
Mr. Bandstra suggested that the residents would be okay with the front of the townhomes
facing them but he had a new concern with the discussion on the widening of Warrior
Lane and what that would mean for their area. Mr. Deets advised that the required
easements needed for the widening of the road were already in place and widening the
road would equate to adding approximately 6 feet of pavement on each side of the
existing road.
Commissioner Fontenot moved to approve a Rezoning to a Change from A-1 (Agricultural
District) to R-2 (One & Two family Residential District) and R-4 (Row Dwelling & Townhome
District/ PD-1 (Planned Development Overlay District)[INDI Run]. The Motion was seconded by
Commissioner Hoifeldt. Ayes: Fontenot, Streit, Hoifeldt, Shanks, and Schmidt. Nays: none.
Motion Carries.
STAFF REVIEW AND COMMENT: The proposed rezoning is consistent with the
surrounding neigborhoods being developed and staff would recommend approval of the rezoning.
RECOMMENDATION: Introduce the Ordinance and approve the first consideration.
ATTACHMENTS: I. Staff Report
II. Staff Comments
III. Rezoning Map
IV. Concept Plan
PREPARED BY: Brad Deets, Development Services Director
REVIEWED BY:
PUBLIC NOTICE INFORMATION –
NAME OF PUBLICATION: Des Moines Register
DATE OF PUBLICATION: 9/26/16
STAFF REPORT
TO: Planning and Zoning Commission PREPARED BY: Brad Deets
RE: Indi Run Rezoning
DATE: September 27, 2016
GENERAL INFORMATION:
Applicant: Solid Ground, LLC
Requested Action Rezoning Approval
Location and Size: Property is generally located West of N Warrior
Lane and north of Waukee YMCA containing
approximately 27.7 acres more or less.
LAND USES AND ZONING:
Location Existing Land Use Comprehensive Plan Current
Zoning
Property in Question Vacant – Undeveloped Neighborhood Residential A-1
North Vacant-Undeveloped Neighborhood Residential A-1
South Waukee Family YMCA Neighborhood Residential C-1B
East Single Family and
Duplexes
Neighborhood Residential R-2
West Vacant - Undeveloped Neighborhood Residential A-1
BACKGROUND:
The applicant, Solid Ground, LLC, on behalf of the owner, Phillip Broderick, LLC and Charlotte Broderick,
LLC, is requesting approval of a rezoning of approximately 27.7 acres of property located west of Warrior
Lane and directly north of the Waukee YMCA. The proposed rezoning includes a total of 22.92 acres of R-2
One and Two Family Residential and 4.78 acres of R-4 Rowhouse and Townhouse Dwelling District with a
Planned Development Overlay to allow for detached townhome units. A large drainage area is located just to
the west of the proposed development.
PROJECT DESCRIPTION:
The applicant has submitted the necessary petition and consent to the rezoning. The Rezoning Map indicates
consent to the zoning change from 59.58% of the property owners within 200 feet of the property proposed
to be rezoned. Notification of the rezoning request to the proposed property was sent on September 20,
2016. To date, staff has not received any correspondence for or against the proposal. Notification signs of
the proposed Planning and Zoning Date and City Council Public Hearing Date have been placed on the
property.
September 23, 2016
2 of 4
ABOVE: Aerial of Concept Plan identifying the proposed area for single family residential (YYEELLLLOOWW), detached townhome
residential (BBRROOWWNN) with (BBLLUUEE) outline for the subdivision and Surrounding Properties.
As a part of the proposed rezoning request, the applicant has submitted a concept plan identifying the
anticipated layout of the development.
The concept plan identifies a total of 22 lots proposed to be developed as townhomes adjacent to Warrior
Lane. In addition to the R-4 zoning, the applicant has requested a Planned Development Overlay for the
development in order to allow for detached townhome units which are not currently permitted within the
Douglas Parkway
September 23, 2016
3 of 4
standard R-4 zoning district. The proposed Planned Development Overlay references the underlying R-4
requirements. The only change relates to bulk regulations and specifically the allowance of detached
townhome units and side yard setback requirements of five feet on either side. All other R-4 zoning
requirements are proposed to be met. Driveway access to the townhomes will be provided off of a public
street to the west of Warrior Lane. There will be no driveway access to Warrior Lane.
The remainder of the development consists of a total of 56 single family lots ranging in size from 65 foot wide
and 8,700 square feet to 70 foot lots with a minimum of 10,000 square feet.
The proposed concept plan shows the extension of NE Sunrise Drive which will function as the major
collector as development occurs to the west and will eventually extend over the large drainage area to the
west of this proposed subdivision. All remaining streets will be local residential streets.
Utilities will be extended to serve the proposed subdivision. A portion of this property can be serviced with
sanitary sewer from the existing sanitary sewer located along Warrior Lane. The remaining portion of the
development to the west will be served by a future gravity line extension from the Little Walnut Creek Lift
Station located north of the subject property.
September 23, 2016
4 of 4
The City has previously identified plans for a greenbelt/park along the existing drainage way to the west of the
proposed single family residential lots. As such, parkland dedication for this subdivision is proposed to occur
along the western edge of the property and include the portion of the existing drainage way. Future plans
include the construction of a bike trail that will run to the existing bike trail extended along the west side of
Mercy Clinic and would eventually be constructed to the north and east to connect into a future connection
of the Clive Greenbelt Trail located east of Warrior Lane and north of Douglas Parkway.
STAFF RECOMMENDATION
The proposed rezoning is consistent with the surrounding area and future land use plan. Staff would
recommend approval of the proposed rezoning subject to remaining staff comments associated with the
concept plan.
CITY OF WAUKEE
Brad Deets
Development Services Director
Development Services Department
230 W. Hickman Road
Waukee, IA 50263
Phone: (515) 978-9533
Fax: (515) 987-1845
1st Review: September 22, 2016
2nd Review:
3rd Review:
4th Review:
Civil Design Advantage
Attn: Doug Mandernach
3405 SE Crossroads Drive, Suite G
Grimes, Iowa 50111
RE: Indi Run – Concept Plan
Dear Mr. Mandernach:
Per your request, staff has reviewed the proposed concept plan for Indi Run. The property in question is
generally located north of NE Sunrise Drive and west of Warrior Lane. Based upon our review, staff has the
following comments related to the concept plan:
1. Staff is in the process of finalizing a sanitary sewer project which includes the construction of a force
main along Warrior Lane. Based upon Veenstra and Kimm’s design, the City will need to acquire a 37
foot sanitary sewer easement along Warrior Lane which will have an impact on the front yard setbacks
for the proposed detached townhomes along Warrior Lane.
Engineers Response:
2. Staff questions if there is a conceptual layout or elevation for what is intended on the townhome lots.
Based upon what is proposed, the landscape buffer easement along Warrior Lane may not be necessary
to the extent that it is currently shown.
Engineers Response:
3. The single family lots will require a minimum 30 foot front yard setback per the standard R-2 zoning
requirements.
Engineers Response:
4. Staff questions the width of Lot 23 adjacent to Warrior Lane and whether or not it will be large enough
to build on the lot.
Engineers Response:
5. There will be a requirement for a right turn lane to be constructed along NE Sunrise Drive at the
intersection with Warrior Lane.
Engineers Response:
6. Based upon the proposed number and types of lots indicated on the concept plan, a total parkland
dedication of 1.305 acres will be required. The City’s intent would be to provide for all of the parkland
dedication along the west property line. The City does not have an interest in Outlot U or Outlot V for
Project Name Project Engineer/Manager Project Type City Contact
Clayton Property Erin Ollendike Preliminary Plat -
Residential
Brad Deets
parkland dedication. Long term the intent is that a trail can be constructed along the west end of the
property adjacent to the drainage way. Staff questions if the area as proposed to be dedicated would
accommodate the ability to construct a trail in the future.
Engineers Response:
7. There would also be a desire to provide a trail connection to the future greenbelt trail. Staff questions if
that would be viable between Lot 6/Outlot Z and Lot 7.
Engineers Response:
MISCELLANEOUS
8. Staff would request that the revised plans and comment response letter be provided in digital form
(PDF) and hard copies with 5 full-sized hard copies delievered to Waukee City Hall. The PDF copy
should be emailed.
Should you have any questions or concerns regarding these comments, please feel free to contact Andy Kass
(515-978-7897) or myself at (515) 978-7899.
Sincerely,
Brad Deets, AICP
Development Services Director
EWWWW12435678910111213141516171819202122232425262728PROPOSEDZONING R-222.92 ACRESWARRIOR LANE
NE GRACEWOOD DRIVENE SUNRISE DRIVENE FOX RUN TRAILPROPOSEDR-4 (PUD)ZONING 4.78ACRESPH: (515) 369-4400 Fax: (515) 369-4410
3405 SE Crossroads Drive, Suite G
CIVIL DESIGN ADVANTAGE1604.211INDI RUN
ENGINEER:TECH:
REVISIONS DATE
WAUKEE, IOWA1 Grimes, Iowa 50111
PREPARED 8-30-161REZONE MAP WAUKEE, IAVICINITY MAPPROJECTOWNERREZONING DESCRIPTIONAPPLICANTZONINGBULK REGULATIONS··············