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HomeMy WebLinkAbout2026-06-01 I07A-C Kwik Star 1926 Plat 1_Preliminary Plat, Final Plat, Site Plan AGENDA ITEM: CITY OF WAUKEE, IOWA CITY COUNCIL MEETING COMMUNICATION MEETING DATE: June 1, 2026 AGENDA ITEM: Consideration of approval of resolution approving a preliminary plat and final plat for Kwik Trip 1926 Plat 1 and a site plan for Kwik Star #1926 FORMAT: Resolutions SYNOPSIS INCLUDING PRO & CON: The applicant is requesting approval of a preliminary plat, final plat, and site plan for a commercial development. The property is located north of NW Douglas Parkway and west of NW 10th Street, containing 8.36- acres. The property is zoned C-1A, Neighborhood Commercial District. The property was recently rezoned from A-1, Agricultural District, to C-1A, Neighborhood Commercial District in December 2025. The property is currently undeveloped. The project includes the construction of a single-story building for a Kwik Star convenience store/gas station on Lot 1 of the proposed plat. The building is proposed to be 9,176 square feet in area and 24.5-feet in height. A fuel canopy is proposed to the west of the building. The fuel canopy is 20-feet in height and includes 10 fuel pumps. The fuel storage tanks are shown to be located underground on the west side of Lot 1. Two monument signs are proposed for the Kwik Star on Lot 1. One at the entrance off of NW 10th Street and one at the southwest corner, along NW Douglas Parkway. The trash enclosure will be connected to the building at the northeast corner of the building. A carwash is not proposed with this site plan. The final plat includes 2 lots. Lot 1 is 4.13-acres and is the lot on the south that includes the Kwik Star. Lot 2 is the north lot and is 3.3-acres in area. Lot 2 is not planned to be developed at this time. The final plat also includes a street lot along NW 10th Street to be dedicated to the City of Waukee for public right-of-way. Three access points are proposed. Two along NW Sproul Drive at the west side of the site and one along NW 10th Street at the east side of the site. The access at NW 10th Street will be a right-in/right-out. A ten-foot-wide trail will be provided at the south side of the site, along NW Douglas Parkway. Five- foot-wide sidewalks will be provided along both the east and west sides of the site, adjacent to NW 10th Street and NW Sproul Drive. A total of 46 parking spaces are required, they are providing 63 spaces, including 2 accessible stalls. Public utilities are provided to the site. Storm water detention will be provided in basins located at both the east and south sides of the site. I7A-C A minimum of 20% of the site is required to be open space, they are providing 53%. They are providing the required amount of plantings. A 30-foot-wide landscape buffer will be provided along the west side of the site, adjacent to the residential properties to the west. The lighting plan meets the requirements of the Site Plan Ordinance. The building elevations are proposed to be constructed primarily of brick, green metal roof, and storefront glazing. The bases of the fuel canopy posts will be wrapped with brick to match the building. FISCAL IMPACT INCLUDING COST/BENEFIT ANALYSIS: COMMISSION/BOARD/COMMITTEE COMMENT: The Planning and Zoning Commission reviewed the preliminary plat, final plat, and site plan request at their meeting on May 26, 2026, and recommended approval: Approval of Preliminary Plat, Final Plat and Site Plan for Kwik Trip/Kwik Star #1926 (1055 NW Douglas Parkway) Melissa DeBoer, Planning Coordinator, introduced the request for approval of a preliminary plat, final plat and site plan for a commercial development, as requested by William Fox Farm Company and Kwik Trip Inc., represented by Emily Helwig of Kwik Trip. The property is located north of NW Douglas Parkway and west of NW 10th Street, containing approximately 8.36 acres. This location was recently rezoned from A-1, Agricultural District, to C-1A, Neighborhood Commercial District in December 2025. The property is currently vacant, undeveloped land. The project includes the construction of a single-story building for a Kwik Star convenience store/gas station on Lot 1 of the proposed plat. The building is proposed to be 9,176 square feet in area and 24.5- feet in height. A fuel canopy is shown located to the west of the proposed building. The fuel canopy is 20 feet in height and includes 10 fuel pumps. The fuel storage tanks will be located underground on the west side of Lot 1. Two monument signs are planned for Lot 1, one at the entrance from NW 10th Street and one at the southwest corner, along NW Douglas Parkway. A trash enclosure is shown at the northeast corner of the building. A car wash is not proposed with this site plan. The final plat includes two lots. Lot 1 is 4.13-acres in area and is the lot that includes the proposed Kwik Star. Lot 2 is 3.30- acres and is not currently planned for development. The final plat also includes a street lot along NW 10th Street to be dedicated to the City of Waukee for public right-of-way. There will be three access points into the site; two along NW Sproul Drive at the west and one along NW 10th Street at the east. The access at NW 10th Street will be a right-in/right-out. A total of 46 parking spaces are required for the proposed site plan for Lot 1 and a total of 63 spaces are provided, including 2 accessible spaces. A ten-foot-wide trail will be provided at the south side of the site, adjacent to NW Douglas Parkway. Five-foot-wide sidewalks will be provided along both the east and west sides of the site, adjacent to NW 10th Street and NW Sproul Drive. Pedestrian connections will be provided along the north side of Lot 1 from the public sidewalks from both the east and the west. Public utilities are provided to the site. A grease interceptor is shown just to the north of the proposed building. Storm water detention will be provided in basins located at both the east and south sides of the site. A minimum of 20% of the site is required to be open space. The total amount of open space proposed is 53%. Plantings are being provided throughout the site in compliance with the Landscape & Open Space Ordinance. A 30-foot-wide landscape buffer will be provided along the west side of the site, providing screening for the residential properties located to the west of the subject site. The elevations of the building are proposed to be constructed primarily of brick, a green metal roof, and storefront glazing. The trash enclosure is proposed to be attached to the building and constructed of the same brick to match the building. The bases of the fuel canopy posts will be wrapped with the same brick to match the building. The applicant has submitted a lighting plan. Staff and the applicant are still working through some of the comments on the lighting plan to meet the requirements of the Site Plan Ordinance. All proposed easements have been indicated on the final plat. Landscape buffer easements are provided along the west and north sides of the plat. The subject property is classified as Single-Family Residential in the Imagine Waukee 2040: Comprehensive Plan. Single Family Residential is defined as traditional forms of single-family housing with typical lot sizes ranging from 8,000 square feet to 0.50-acres in area with an average density of 2 to 4 units per acre. Although the existing zoning of the property is not consistent with the Comprehensive Plan, staff is comfortable with the proposal as the uses are compatible with the surrounding neighborhood. The Neighborhood Commercial classifications within the Comprehensive Plan is defined as areas located along collector and arterial streets, development that provides day-to-day goods and services, are typically 3 to 5 acres, have more than one tenant, and are walkable from nearby residential neighborhoods. The property is located at the intersection of two minor arterial streets, which is where commercial development is generally located. The use will allow for day-to-day goods and services to the nearby residents. The proposed preliminary plat, final plat and site plan are in general conformance with the Zoning Ordinance, Subdivision Ordinance and Site Plan Ordinance. Staff recommends approval subject to any remaining staff comments and review of the legal documents. Discussion as follows: • General discussion of the lighting plan, surrounding residential lots • City staff confirmed the lighting plan was for the building, not the fuel canopy, and will be addressed in comments before being sent to City Council for approval • Discussion of Company Name vs Business Name (Kwik Trip/Kwik Star) Motion by Commissioner Bankole for Approval of a Preliminary Plat for Kwik Trip 1926 Plat 1, seconded by Commissioner Bannister. Ayes: Broderick, Bankole, Beenken, Tuel, and Bannister. Nays: None. Motion carried. Motion by Commissioner Broderick for Approval of a Final Plat for Kwik Trip 1926, Plat 1, seconded by Commissioner Tuel. Ayes: Broderick, Bankole, Beenken, Tuel, and Bannister. Nays: None. Motion carried. Motion by Commissioner Bankole for Approval of a Site Plan for Kwik Star #1926 (1055 NW Douglas Parkway), seconded by Commissioner Bannister. Ayes: Broderick, Bankole, Beenken, Tuel, and Bannister. Nays: None. Motion carried RECOMMENDATION: Approve the resolutions ATTACHMENTS: I. Proposed Resolutions II. Staff Report III. Preliminary Plat IV. Final Plat V. Site Plan VI. Building Elevations PREPARED BY: Melissa DeBoer, Planning Coordinator REVIEWED BY: PUBLIC NOTICE INFORMATION – NAME OF PUBLICATION: DATE OF PUBLICATION: THE CITY OF WAUKEE, IOWA RESOLUTION 2026- APPROVING THE PRELIMINARY PLAT FOR KWIK TRIP 1926 PLAT 1 IN THE NAME AND BY THE AUTHORITY OF THE CITY OF WAUKEE, IOWA WHEREAS, the City of Waukee, Dallas County, State of Iowa, is a duly organized Municipal Organization; AND, WHEREAS, the City of Waukee Planning and Zoning Commission reviewed and recommended approval of a Preliminary Plat for Kwik Trip 1926 Plat 1 on May 26, 2026; AND, WHEREAS, the Preliminary Plat for Kwik Trip 1926 Plat 1 is in general conformance with Section §176 - Subdivision Regulations of the Waukee Municipal Code. NOW THEREFORE BE IT RESOLVED by the City Council of the City of Waukee, Iowa on this the 1st day of June, 2026, that the Preliminary Plat for Kwik Trip 1926 Plat 1 be approved. ____________________________ Courtney Clarke, Mayor Attest: ___________________________________ Rebecca D. Schuett, City Clerk RESULTS OF VOTE: AYE NAY ABSENT ABSTAIN Kala Anderson Chris Crone Rob Grove Lori Lyon Anna Bergman Pierce THE CITY OF WAUKEE, IOWA RESOLUTION 2026- APPROVING THE FINAL PLAT FOR KWIK TRIP 1926 PLAT 1 IN THE NAME AND BY THE AUTHORITY OF THE CITY OF WAUKEE, IOWA WHEREAS, the City of Waukee, Dallas County, State of Iowa, is a duly organized Municipal Organization; AND, WHEREAS, WILLIAM FOX FARM COMPANY, has requested final plat approval of Kwik Trip 1926 Plat 1 (the “Plat”); AND, WHEREAS, the City of Waukee Planning and Zoning Commission recommended approval of the Plat on May 26, 2026, subject to remaining staff comments and review of the legal documents; AND, WHEREAS, the Final Plat for Kwik Trip 1926 Plat 1 and the documents relating thereto will comply with Section §176 – Subdivision Regulations of the Waukee Municipal Code. NOW, THEREFORE, BE IT RESOLVED by the City Council of the City of Waukee, Iowa on this 1st day of June, 2026, that the Final Plat for Kwik Trip 1926 Plat 1 be and the same is hereby accepted and approved by the City Council of the City of Waukee. BE IT FURTHER RESOLVED that the City of Waukee does hereby accept the following easements and documents to be filed with the Plat: 1. Warranty Deed (Street Lot A); 2. Public Storm Sewer Easement; 3. Stormwater Management Facility Maintenance Easement Agreement; and 4. Access Easement Agreement ____________________________ Courtney Clarke, Mayor Attest: ___________________________________ Rebecca D. Schuett, City Clerk RESULTS OF VOTE: AYE NAY ABSENT ABSTAIN Kala Anderson Chris Crone Rob Grove Lori Lyon Anna Bergman Pierce THE CITY OF WAUKEE, IOWA RESOLUTION 2026- APPROVING THE SITE PLAN FOR KWIK STAR #1926 (1055 NW DOUGLAS PARKWAY) IN THE NAME AND BY THE AUTHORITY OF THE CITY OF WAUKEE, IOWA WHEREAS, the City of Waukee, Dallas County, State of Iowa, is a duly organized Municipal Organization; AND, WHEREAS, the City of Waukee Planning and Zoning Commission recommended approval of the Site Plan for Kwik Star #1926, subject to remaining staff comments on May 26, 2026; AND, WHEREAS, the Site Plan for Kwik Star #1926 is in general conformance with §160 – Site and Building Development Standards Ordinance of the Waukee Municipal Code; AND, WHEREAS, the Site Plan for Kwik Star #1926 is in general conformance with §161 – Landscaping and Open Space Ordinance of the Waukee Municipal Code; AND, NOW THEREFORE BE IT RESOLVED by the City Council of the City of Waukee, Iowa on this 1st day of June, 2026, that the Site Plan for Kwik Star #1926 is approved. ____________________________ Courtney Clarke, Mayor Attest: ___________________________________ Rebecca D. Schuett, City Clerk RESULTS OF VOTE: AYE NAY ABSENT ABSTAIN Kala Anderson Chris Crone Rob Grove Lori Lyon Anna Bergman Pierce PLANNING AND ZONING COMMISSION STAFF REPORT PROJECT: Kwik Trip 1926 Plat 1 – Preliminary Plat and Final Plat / Kwik Star #1926 – Site Plan PREPARED BY: Melissa DeBoer, AICP – Planning Coordinator REPORT DATE: May 22, 2026 MEETING DATE: May 26, 2026 GENERAL INFORMATION Owner: William Fox Farm Company Applicant: Kwik Trip Inc. Owner’s Representative: Emily Helwig with Kwik Trip Request: The applicant is requesting approval of a preliminary plat, final plat and site plan for a commercial development. Location and Size: Property is located north of NW Douglas Parkway and west of NW 10th Street, containing approximately 8.36-acres. AREA MAP ABOVE: Aerial of subject property (outlined in RED) in relation to the surrounding area. May 22, 2026 2 of 3 LAND USES AND ZONING Location Existing Land Use Comprehensive Plan Current Zoning Property in Question Vacant – Undeveloped Single Family Residential C-1A (Neighborhood Commercial District) North Vacant – Undeveloped Single Family Residential R-4 (Row Dwelling & Townhome Dwelling District) South Vacant – Undeveloped Single Family Residential C-1A (Neighborhood Commercial District) East Vacant – Undeveloped Neighborhood Commercial C-1 (Community & Highway Service Commercial District) West Fox Creek Meadows Neighborhood Single Family Residential R-2 (One & Two Family Residential District) / PD-1 (Planned Development Overlay) & R-3 (Multi-Family Residential District) BACKGROUND The property was recently rezoned from A-1, Agricultural District, to C-1A, Neighborhood Commercial District in December 2025. The property is currently vacant, undeveloped land. PROJECT DESCRIPTION The project includes the construction of a single-story building for a Kwik Star convenience store/gas station on Lot 1 of the proposed plat. The building is proposed to be 9,176 square feet in area and 24.5-feet in height. A fuel canopy is shown located to the west of the proposed building. The fuel canopy is 20-feet in height and includes 10 fuel pumps. The fuel storage tanks will be located underground on the west side of Lot 1. Two monument signs are planned for Lot 1, one at the entrance off of NW 10th Street and one at the southwest corner, along NW Douglas Parkway. A trash enclosure is shown at the northeast corner of the building. A car wash is not proposed with this site plan. The final plat includes two lots. Lot 1 is 4.13-acres in area and is the lot that includes the proposed Kwik Star. Lot 2 is 3.30-acres and is not planned for development at this time. The final plat also includes a street lot along NW 10th Street to be dedicated to the City of Waukee for public right-of-way. ACCESS AND PARKING There will be three access points into the site; two along NW Sproul Drive at the west and one along NW 10th Street at the east. The access at NW 10th Street will be a right-in/right-out. A total of 46 parking spaces are required for the proposed site plan for Lot 1 and a total of 63 spaces are provided, including 2 accessible spaces. SIDEWALKS/TRAILS A ten-foot-wide trail will be provided at the south side of the site, adjacent to NW Douglas Parkway. Five- foot-wide sidewalks will be provided along both the east and west sides of the site, adjacent to NW 10th Street and NW Sproul Drive. Pedestrian connections will be provided along the north side of Lot 1 from the public sidewalks from both the east and the west. May 22, 2026 3 of 3 UTILITIES Public utilities are provided to the site. A grease interceptor is shown just to the north of the proposed building. Storm water detention will be provided in basins located at both the east and south sides of the site. LANDSCAPING & OPEN SPACE A minimum of 20% of the site is required to be open space. The total amount of open space proposed is 53%. Plantings are being provided throughout the site in compliance with the Landscape & Open Space Ordinance. A 30-foot-wide landscape buffer will be provided along the west side of the site, in order to provide screening for the residential properties located to the west of the subject site. ELEVATIONS The elevations of the building are proposed to be constructed primarily of brick, a green metal roof, and storefront glazing. The trash enclosure is proposed to be attached to the building and constructed of the same brick to match the building. The bases of the fuel canopy posts will be wrapped with the same brick to match the building. LIGHTING PLAN The applicant has submitted a lighting plan. Staff and the applicant are still working through some of the comments on the lighting plan in order to meet the requirements of the Site Plan Ordinance. EASEMENTS All proposed easements have been indicated on the final plat. Landscape buffer easements are provided along the west and north sides of the plat. COMPREHENSIVE PLAN The subject property is classified as Single-Family Residential in the Imagine Waukee 2040: Comprehensive Plan. Single- Family Residential is defined as traditional forms of single-family housing with typical lot sizes ranging from 8,000 square feet to 0.50-acres in area with an average density of 2 to 4 units per acre. Although the existing zoning of the property is not consistent with the Comprehensive Plan, staff is comfortable with the proposal as the uses are compatible with the surrounding neighborhood. The Neighborhood Commercial classifications within the Comprehensive Plan is defined as areas located along collector and arterial streets, development that provides day-to-day goods and services, are typically 3 to 5 acres, have more than one tenant, and are walkable from nearby residential neighborhoods. The property is located at the intersection of two minor arterial streets, which is where commercial development is generally located. The use will allow for day-to-day goods and services to the nearby residents. STAFF RECOMMENDATION The proposed preliminary plat, final plat and site plan are in general conformance with the Zoning Ordinance, Subdivision Ordinance and Site Plan Ordinance. Staff recommends approval subject to any remaining staff comments and review of the legal documents.