Planning commission recommends rezoning for Summercrest Hills North PUD with athletic complex

The Indianola Planning and Zoning Commission on Feb. 11 recommended approval of a rezoning that would change roughly 38 acres north of Trail Ridge Avenue and east of North Jefferson Way from C2 Highway Commercial to a Planned Unit Development (PUD) for the Summercrest Hills North project.

City staff presented the developer's concept plan and PUD document and said they had reviewed it internally and were comfortable with the proposal. The plan calls for a mixed-use development centered on athletic facilities — multiple outdoor ball fields, sport courts and a gymnasium-style building — together with hotels, restaurants and retail. Staff recommended the rezoning and the commission voted in favor.

The PUD concept would include extensions of Willowcrest Avenue and Sixth and Seventh streets, which staff said are slated to be completed by 2028. The developer has proposed shared parking agreements and a phased approach to site plans; staff said individual site plans and preliminary plats will return to the commission for review as each phase advances.

Commissioners asked detailed questions about open space, stormwater and parking. The PUD requests several zoning adjustments, including a reduction in minimum open space from 20% to 15% on a per-lot basis; staff clarified the detention will be located on an outlot and that the per-lot open-space reduction does not factor the outlot into each lot's calculation. Commissioner Al Farris asked whether the change would increase impervious surface and create runoff issues; Monty Applegate of Snyder and Associates replied, "It will meet code," and said detention calculations will be reviewed during the preliminary plan stage.

Stormwater design in the concept shows a split pond: a western dry pond serving existing commercial areas and an eastern wet pond designed with aeration or a fountain so it functions as a water feature visible from outdoor patios. The commission discussed whether the wet/dry approach and the shared detention pond would adequately handle peak runoff and were told hydrologic calculations will be submitted and reviewed with the preliminary plan.

The PUD also requests parking adjustments. Staff noted proposed changes to queuing requirements for eating and drinking establishments (a reduction in required vehicle queuing spaces from 10 to 7, with queuing exhibits to be required at site plan) and a possible reduction of up to 25% in the code parking ratio for spectator sports/recreation participants, with the developer proposing overflow arrangements with nearby facilities and additional parking areas serving the athletic complex. The developer said the overall buildout is intended to provide more parking than minimum code requirements and suggested spillover parking and trail connections could help accommodate large-event demand.

Commissioners pressed the developer on building materials and facades for the athletic facility, asking that final elevations avoid a plain metal "Morton Building" appearance. Applegate said the athletic building will be designed to balance cost and appearance and that specific elevations and materials will be submitted with future site plans for review.

The commission received one call from a nearby property owner during the notification period and staff said signs were posted on the property by the city deadline. After questions and discussion, a motion to recommend approval of the rezoning as submitted passed on a roll call vote.

Next steps: the PUD recommendation will go to the City Council for final approval; if approved, preliminary plats and individual site plans will be reviewed by the planning staff and return to the commission as phases are developed.