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HomeMy WebLinkAbout2016-10-03-H04 Williams Pointe Plat 14 - 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 R-4 (Row Dwelling and Townhome Dwelling District)/PD-1 (Planned Development Overlay) to C-1 (Community and Highway Service Commercial District)/PD-1 (Planned Development Overlay) [Outlot X of Williams Pointe Plat 14] FORMAT: Public Hearing SYNOPSIS INCLUDING PRO & CON: The applicant, McGregor Interests, Inc., is requesting approval of a rezoning of approximately 5 acres of property generally located west of SE Brick Drive and north of SE Laurel Street. The property is a part of the Williams Pointe North Planned Development. The proposed rezoning and Planned Development Overlay District would allow for the construction of a self-storage facility on the south end of what is known as Outlot X of Williams Pointe Plat 14. The remaining 8 acres fronting Hickman Road would be developed as general highway commercial 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 PD-1(Planned Development Overlay District)/ C-1 (Community & Highway Service Commercial District/ R-4 (Row Dwelling & Townhome District) to PD-1 (Planned Development Overlay District) / C-1 (Community & Highway Service Commercial District) [Outlot Z of Williams Pointe North Plat 14] Director of Development Services, Brad Deets, introduced the request by the Applicant, McGregor Interests, INC. on behalf of the Owner Park Place Investments NO 11, LLC, for a Rezoning of the subject property that is currently located West of SE Brick Drive and South of Hickman Road. The subject property is included in the Williams point planned development that was approved by the City of Waukee in July of 2005. It was amended several times over the years and in 2013, received a rezoning from C-1 to R-4. McGregor Interests, inc, has approached the owner in acquiring approximately 5 acres for the development of a self-storage facility. Typically, self-Storage facilities are not a permitted use within the C-1 District, however, the use can be incorporated into the Planned Development Overlay to become a permitted use. 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 stated that the applicant has provided a concept plan of how the property could be developed for self-storage use. The concept plan also provided a possible layout of the remaining portion of Outlot X of Williams Pointe Plat 14 for future development. Mr. Deets advised that the use of self- storage is typically a permitted use within the M-1 light industrial District. the issue that staff has identified, is that there are very limited area within the City of Waukee that have existing M-1 Zoning and it is not anticipated that there will be additional areas with M-1 Zoning in the near future until development of a business park occurs west of Waukee, north of Hickman Road and West of 10th street. Mr. Deets also acknowledged that the need for self-storage facilities has not dwindled in the community. While the developer has proposed a number of sites that staff was not supportive of, this facility, if developed correctly, could be complementary to other development existing or planned in the future within the Williams Pointe North Development. Additionally, this location is directly east of an M-1 District that has similar type uses and the location of the site also provides ample space to the north for the development of more traditional highway commercial development along Hickman Road. At this time, Staff is comfortable recommending approval of the rezoning based upon the location of the proposed project and support of the specific use as permitted within the proposed Planned Overlay Development.  Commissioner Streit questioned if the lot to the west was all one parcel, and Mr. Deets advised that yes it was.  Commissioner Streit questioned if the staff has seen an interest in Storage Facilities. Mr. Deets advised that the community if very fluid and active and needs places to store recreational items.  Jeff McGregor, a representative of the Applicant, advised that there is a strong demand for people to have a place to store items such as trailers and other equipment that is 100 percent enclosed. He advised that their product, Lock Box Storage, is a 9-5 operational facility with controlled access from 5-10 pm and 24 hour access on an as needed basis. He also advised that the project would include a 400 square foot manager’s office that would also house packaging supplies and merchandise for sale. Several security features including electronic gate access to units, a secondary key pad of enclosed climate controlled buildings, and video surveillance would also be incorporated.  Commissioner Fontenot questioned if the presentation concept would resemble what was intended for Waukee. Mr. McGregor advised that it would have the same color scheme, but would be all one level. He also advised that the company he represents has spoken with the property owner who is interested in more C-1 zoning for the parcel.  Commissioner Hoifeldt questioned if they had plans of constructing everything at once and Mr. McGregor advised that they would build everything on the concept plan with the option to expand if necessary in the future. Mr. McGregor also advised that they intended to build the access to the east and also provide a second access to the south for additional emergency use and for future development. Commissioner Fontenot moved to approve a Rezoning related to a Change from PD-1(Planned Development Overlay District)/ C-1 (Community & Highway Service Commercial District/ R-4 (Row Dwelling & Townhome District) to PD-1 (Planned Development Overlay District) / C-1 (Community & Highway Service Commercial District) [Outlot Z of Williams Pointe North Plat 14] subject to remaining staff comments. The motion was seconded by Commissioner Streit. Ayes: Fontenot, Streit, Hoifeldt, Shanks, and Schmidt. Nays: none. Motion Carries. STAFF REVIEW AND COMMENT: Staff feels the proposed use is suitable for the property being proposed and would recommend approval of the rezoning. RECOMMENDATION: Introduce the Ordinance and approve the first consideration. ATTACHMENTS: I. Staff Report II. Rezoning Map III. 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: Williams Pointe North Rezoning DATE: September 27, 2016 GENERAL INFORMATION: Applicant: McGregor Interests, Inc. (applicant) Park Place Investments No 11, LLC (owner) Requested Action Rezoning Approval Location and Size: Property is generally located West of SE Brick Drive and South of Hickman Road containing approximately 5.07 acres more or less. LAND USES AND ZONING: Location Existing Land Use Comprehensive Plan Current Zoning Property in Question Vacant – Undeveloped Neighborhood Residential PD R-4 North Vacant-Undeveloped Neighborhood Residential PD C-1 South Vacant-Undeveloped Neighborhood Residential PD R-4 East Vacant - Undeveloped Neighborhood Residential PD C-1 West Vacant - Undeveloped Neighborhood Residential M-1 The subject property is included in the Williams Pointe Planned Development that was approved by the City of Waukee in July 2005 and amended several times over the years, most recently for the development of townhomes at the intersection of SE Waco Place and SE Laurel Street (Boulder Pointe) and a senior apartment development between Brick Drive and Waco Place and north of Laurel Street. The Planned Development includes a total of 104 acres more or less and includes single family homes, townhomes, condominiums/apartments and commercial development when it is fully developed. The property in question has previously been platted as a part of Williams Pointe Plat 14. In 2013, the subject property was owned by Valley Bank and received rezoning from C-1 to R-4 as the bank thought the property would be more salable as a townhome parcel instead of Commercial Development. The property ended up being acquired by the FDIC and most recently has been acquired by Park Place Investments LLC. McGregor Interests, Inc. has approached the owner in acquiring approximately 5 acres for the development of a self-storage facility. Although a self-storage facility would typically not be a permitted use within the C-1 District, the use can be incorporated into the Planned Development Overlay as a permitted use. September 23, 2016 2 of 3 As a part of the underlying zoning district change the Planned Development Agreement is also required to be altered to coincide with the rezoning. The Agreement change relates most specifically to some exhibits identifying how portions of the planned development are regulated with regard to use and development characteristics and the specific use of the property. ABOVE: Aerial of Property and Surrounding Area and Proposed Concept Plan PROJECT DESCRIPTION: The applicant has submitted the necessary petition and consent to the rezoning in order to begin the rezoning process. A total of 90.3% of the surrounding property owners consented to the rezoning request. Notification of the proposed rezoning request was sent on September 20, 2016. To date, staff has not received any formal correspondence for or against the proposed rezoning request. Notification signs of the September 23, 2016 3 of 3 proposed planned development change have been erected on the properties specific to the underlying zoning designation proposed. The signs also identify the City Council Public Hearing Date of October 3, 2016. The applicant has provided a conceptual development plan of how the property could be developed for self- storage development. The concept plan also provides for a possible layout of the remaining portion of Outlot X of Williams Pointe Plat 14 which would be developed under the existing underlying zoning district of C-1 Community and Highway Service District. A copy of the proposed changes to the Planned Development Document has been attached for your review. The use of self-storage (mini storage) is typically a permitted use within the M-1 Light Industrial District. The issue at this time is that there are very limited areas within the City of Waukee that have existing M-1 Zoning and it is not anticipated that there will be additional areas with M-1 Zoning in the near future until development of a business park occurs west of Waukee north of Hickman Road and west of 10th Street. Having said that, there seems to continue to be a need for self-storage facilities. This may be fueled to some extent by the number of multi-family developments that have been constructed in the western suburbs over the past couple of years. In the case of this developer, they have proposed a number of sites throughout the community that staff was not supportive of. Although not a specifically permitted use within the C-1District, staff believes that if developed correctly, this facility could be complementary to other development existing or planned in the future within the Williams Pointe North Development. Additionally, this location is directly east of an M-1 District that has similar type uses. The location of the site also provides ample space to the north for the development of more traditional highway commercial development along Hickman Road. STAFF RECOMMENDATION Based upon the location of the proposed project, staff can be supportive of the specific use as permitted within the proposed Planned Overlay Development and staff is comfortable with the proposed rezoning. CITY OF WAUKEE Brad Deets Development Services Director BYDATEREVISIONMARKScale:Checked By:Engineer:Technician:Date:Field Bk: Pg:1"= tschlickmanpw:\\SAAPWIS01.snyder-associates.com:ProjectWise\Documents\2016_Projects\116.0614\Cadd\Waukee-McGregor Mini Storage_Concept.dgn9/7/20163:24:42 PMConcept B1:60pw:\\SAAPWIS01.snyder-associates.com:ProjectWise\Documents\Snyder\Printing\Pen_Tables\date.tblV8iBWFullWeightPDF.pltcfgSheetofSheet of Project No:SNYDER & ASSOCIATES, INC.Project No:515-964-2020 | www.snyder-associates.comANKENY, IOWA 500232727 S.W. SNYDER BLVD.TLS0 SCALE (FEET) 60 11 116.0614WAUKEE, IOWA116.06141160'MAAJAL07/07/1680' 120'40'40'40'20'20'3.0' 28.0' BASIN DETENTION 5 18.0' 3.0'ENC.TRASHFENCE FENCE KEY PAD 25.0'50'319 11 15 7 16 6 4 4 6 15 13 8 19 9 99 232322 26 80' 80' 60' 100'475'50'80'80'COMMERCIAL FUTURE COMMERCIAL FUTURE COMMERCIAL FUTURE COMMERCIAL FUTURE 30.0'25.0'35.0'PARKING FUTURE PARKING FUTUREPARKING FUTURE PARKING FUTURE PARKING FUTURE PARKING FUTURE 25.0'BASIN DETENTION FUTUREBASINDETENTIONFUTUREBASINDETENTIONFUTUREBASINFUTURE DETENTIONPARKING FUTURE PARKINGFUTUREPARKINGFUTUREFUTURE ROADWAY PCC PAVEMENTPCC PAVEMENTCONNECTION FUTURE LOT 1 LOT 2 LOT 3 (4.99 ACRES)CONNECTIONFUTUREUS HWY 6 (HICKMAN ROAD)SE BRICK DRIVESE STONE RIDGE DRIVESE LAUREL STREETLOCKBOX STORAGE - WAUKEEEASEMENT PROPOSED INGRESS/EGRESS 212.3' DEVELOPMENT FUTURE DEVELOPMENT LOCKBOX STORAGE PROPOSED65'65'60' 90'40'115' 120'115' 120'115' 120'115' 120'115' 3,450 SF PROPOSED BUILDING40'40'40'30'3,600 SF PROPOSED BUILDING 30'40'40'144'144' 28.0'40'5,850 SF BUILDING PROPOSED 5,200 SF BUILDING PROPOSED 3,900 SF BUILDING PROPOSED 4,800 SF PROPOSED BUILDING 4,600 SF PROPOSED BUILDING 4,600 SF PROPOSED BUILDING 4,800 SF PROPOSED BUILDING 4,800 SF PROPOSED BUILDING 4,600 SF PROPOSED BUILDING 4,800 SF PROPOSED BUILDING 4,600 SF PROPOSED BUILDING 5,760 SF PROPOSED BUILDING 5,760 SF PROPOSED BUILDING25.0'25.0'25.0'SITE MASTER PLAN LAYOUT B20.0' 20.0' 22.0' 30.0' 20.0' GATE KEY PAD OFFICE LOCKABLE MANUAL GATE FUTURE ACCESS 18.0'194.5' 360.02'N00°13'38"E N89°49'36"W 613.76'MS89°35'52"E 613.44'S00°10'33"W 357.57'17.0'