Loading...
HomeMy WebLinkAbout2021-04-05-J07 Fox Valley_Preliminary Plat AGENDA ITEM: CITY OF WAUKEE, IOWA CITY COUNCIL MEETING COMMUNICATION MEETING DATE: April 5, 2021 AGENDA ITEM: Consideration of approval of a resolution approving a preliminary plat for Fox Valley FORMAT: Resolution SYNOPSIS INCLUDING PRO & CON: The applicant is requesting approval of a preliminary plat for a 57.22-acre residential development located south of NW Meredith Drive and west of N. Warrior Lane. The plat includes 148 lots for single family residential development. The proposed lots will be developed over the course of three (3) plats. As part of the rezoning process for this development, a Planned Development was approved for a portion of the project to allow for smaller lot sizes within the norther portion of the property. A total of 86 small lots are proposed. Lots 1 – 86 are within the area subject to the Planned Development. The preliminary plat demonstrates that the lots meet the minimum standards that are outlined within the Planned Development. Additional requirements will apply to the homes that are built on these lots which include landscaping, architectural, and minimum floor areas. Landscape buffers will be required for all lots abutting N. Warrior Lane and NW Hillside Boulevard. The remaining 62 lots were all zoned R-2. Lots 87 – 148 all meet or exceed with minimum bulk regulations of the R-2 zoning district. Landscape buffers will be required for all lots abutting NW Hillside Boulevard. A number of Outlots are identified on the preliminary plat for various purposes. Outlots W, X, and Y are all intended to be utilized for stormwater management. These outlots will be owned and maintained by the homeowners association. Outlot Z is proposed to be dedicated to the City of Waukee to satisfy parkland dedication requirements. The total required parkland for the proposed development is 2.88-acres. Outlot Z is 2.44-acres in area. The applicant has indicated that they propose to satisfy the remaining dedication (0.44-acre) with a cash payment equivalent to the remaining balance. Extensions of a number of new public streets would occur over the course of the three (3) phases of development. All proposed streets are local streets with the exception of two collector streets, NW Hillside Boulevard and NW Alderleaf Drive. A 10-foot trail will be installed on J7 the south side of NW Hillside Boulevard. Water main will be extended from the Ashley Acres development to the south to provide access to public water for this development. Sanitary sewer access will be provided from a trunk sewer extension that the City will install this year. FISCAL IMPACT INCLUDING COST/BENEFIT ANALYSIS: COMMISSION/BOARD/COMMITTEE COMMENT: The Planning and Zoning Commission reviewed the request at their meeting on March 9, 2021, recommended approval subject to remaining staff comments: Approval of a Preliminary Plat for Fox Valley Senior City Planner, Andy Kass, introduced the request for approval of a preliminary plat for a residential subdivision as submitted by the applicant, Element 119, LLC. The subject property is located south of NW Meredith Drive and west of N. Warrior Lane, containing approximately 57.22 acres. Mr. Kass advised that the project recently underwent a rezoning which has passed the first two readings with the City Council. It will have its third and final reading March 15, 2021. Mr. Kass explained that the preliminary plat identifies a total of 148 lots, of which 62 are zoned R-2, and 86 are zoned R-2/PD-1. The lots effected by the Planned Development document are located on the north portion of the property. Landscape buffers are identified along N. Warrior Lane and NW Hillside Drive. A trail is also proposed along NW Hillside Drive. Approximately 2.5 acres of Parkland is anticipated to be dedicated to the City, with a cash in lieu of property to satisfy the remaining required 0.33 acres. All public utilities will serve the site. This project will be subject to new Stormwater management requirements that put added emphasis on downstream channel protection. This will lead to wet bottom ponds over dry bottom ponds in order to slow flows of Stormwater detention drainage. At this time staff would recommend approval of the preliminary play for Fox Valley subject to any remaining staff comments, and completion of the rezoning.  Commissioner Broderick questioned if the homesteads along N Warrior Lane were incorporated to the City. Mr. Kass advised that both were within City limits and connections would be available for utilities if the need arises for them to connect. Commissioner Hoifeldt moved to approve the preliminary plat for Fox Valley. The motion was seconded by commissioner Broderick. Ayes: Streit, Koshy, Inman, Broderick, and Hoifeldt. Nays: None. Motion Carries. STAFF REVIEW AND COMMENT: Staff’s position is that the proposed preliminary plat meets the intent and the requirements of the Zoning Ordinance and the Waukee Subdivision Ordinance. Staff is working with the applicant to address the last few remaining comments related to the preliminary plat. RECOMMENDATION: Staff recommends approval of the Preliminary Plat for Fox Valley subject to remaining staff comments. ATTACHMENTS: I. Resolution II. Staff Report III. Preliminary Plat PREPARED BY: Andy Kass, Senior Planner REVIEWED BY: PUBLIC NOTICE INFORMATION – NAME OF PUBLICATION: DATE OF PUBLICATION: THE CITY OF WAUKEE, IOWA RESOLUTION 2021- APPROVING THE FOX VALLEY PRELIMINARY PLAT 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 Fox Valley on March 9, 2021; AND, WHEREAS, the Preliminary Plat for Fox Valley is in general conformance with section §303 - Land Subdivision Ordinance of the Waukee Municipal Code. NOW THEREFORE BE IT RESOLVED by the City Council of the City of Waukee, Iowa on this the 5th day of April, 2021 that the Preliminary Plat for Fox Valley be approved subject to remaining staff comments. ____________________________ Courtney Clarke, Mayor Attest: ___________________________________ Rebecca D. Schuett, City Clerk RESULTS OF VOTE: AYE NAY ABSENT ABSTAIN Anna Bergman R. Charles Bottenberg Chris Crone Larry R. Lyon Ben Sinclair PLANNING AND ZONING COMMISSION STAFF REPORT PROJECT: Fox Valley – Preliminary Plat PREPARED BY: Andy Kass AICP, Senior Planner REPORT DATE: March 5, 2021 MEETING DATE: March 9, 2021 GENERAL INFORMATION Applicant: Element 119 Owner: William Fox Farm Company Owner’s Representative: Jared Murray, P.E. with Civil Design Advantage Request: The applicant is requesting approval of a preliminary plat for a single-family residential subdivision. Location and Size: Property is generally located south of NW Meredith Drive and west of N. Warrior Lane, containing approximately 57.22-acres. AREA MAP ABOVE: Aerial of Property identifying the proposed plat (outlined in RED). March 5, 2021 2 of 4 LAND USES AND ZONING Location Existing Land Use Comprehensive Plan Current Zoning Property in Question Vacant - Undeveloped Single Family Residential A-1 (Agricultural District)* *City Council to consider 3rd reading of rezoning from A-1 to R-2 & R-2/PD-1 on 3/15/21 North Undeveloped / Existing Acreage Single Family Residential A-1 (Agricultural District) South Future Ashley Acres Neighborhood Single Family Residential R-2 (One & Two Family Residential District) East Undeveloped / Existing Acreage Undefined / City of Clive A-1 (Agricultural District) / Dallas County / City of Clive West Undeveloped - Vacant Single Family Residential A-1 (Agricultural District) HISTORY The Commission recently reviewed a rezoning required of the subject property at their meeting on February 9, 2021. The Commission recommended approval of the request to rezone the property from A-1 to R-2 and R-2/PD-1. The City Council has approved the first and second readings of the ordinance and the third and final reading is scheduled for March 15, 2021. PROJECT DESCRIPTION LOTS The preliminary plat identifies a total of 148 lots that are intended for single family residential development. The lots are shown to be developed over the course of three (3) phases of development. A total of 62 lots are zoned R-2. All proposed lots within the R-2 district comply with the standard R-2 district requirements. The remaining 86 lots are zoned R-2/PD-1 and are subject to requirements of the Planned Development. Tables 1 and 2 below summarize the standards for the R-2 and R-2/PD-1 districts. Landscape buffers will be required along the north and south sides of NW Hillside Boulevard and on the west side of N. Warrior Lane. Table 1: Standard R-2 requirements. Category Standard R-2 (minimum) Lot Area 8,000 square feet per Lot Width 65 feet Front Yard Setback 30 feet Rear Yard Setback 30 feet Side Yard Setback 15 feet (total) March 5, 2021 3 of 4 Table 2: R-2/PD-1 requirements. Category Standard R-2/PD-1 (minimum) Lot Area 7,000 square feet per Lot Width 55 feet Front Yard Setback 30 feet Rear Yard Setback 30 feet Side Yard Setback 10 feet (total) All proposed lots within the Planned Development Overlay area meet or exceed the minimums proposed for lot width, area, and depth. In addition to the relaxed bulk regulations, the Planned Development Agreement requires the following provisions for these lots when developed:  Minimum two car garage;  Minimum of 1,100 square feet for a single story home and 1,400 square feet for a two story home;  Adjacent lots cannot share the same building elevation;  Minimum of 25% stone, brick, or stucco on the front of the home facing the public street;  Specific requirements for the use of vinyl siding (4-inch traditional profile, trim elements to be at least 3.5-inch wide, and the requirement to incorporate decorative materials onto front facades)  Two (2) trees and two (2) shrubs planted on each lot at the time of individual lot development. STREETS AND TRAIL A number of public street extensions will occur as part of this development. Two main collector streets will provide primary access in and out of the development. NW Alderleaf Drive is shown to be extended from the Ashley Acres development to the south and NW Hillside Boulevard connects to N. Warrior Lane and will be extended to the west. All other streets shown will be considered local streets. A 10-foot-wide trail will be required along the south side of NW Hillside Boulevard. In addition, the cities of Waukee and Clive will be participating in a joint project to construct an asphalt overlay on N. Warrior Lane from NW Meredith Drive to the south. This project will be completed in fall of 2021. UTILITIES Public utilities will service the proposed development. The City is in the process of constructing a trunk sewer that will provide sewer access to the development and other developments in the area. Public water main will be extended from the south through the Ashley Acres development. Outlots W, X, and Y will provide stormwater detention for the subdivision. A homeowners association will be established for the ownership and maintenance of the ponds. EASEMENTS All proposed easements have been indicated on the preliminary plat. Landscape buffer easements have been indicated on the lots that are adjacent to N. Warrior Lane and NW Hillside Boulevard. PARKLAND DEDCIATION Parkland dedication requirements will apply to this development because of its residential nature. The required amount of parkland is 2.88-acres. Outlot Z is shown in the southwest corner of the development and is 2.46-acres in area. The applicant has proposed to satisfy the remaining balance of parkland with a fee in lieu of additional land dedication. STAFF RECOMMENDATION All proposed lots meet the minimum requirements of the Zoning Ordinance, the preliminary plat is in general conformance with the Subdivision Ordinance, and the proposed land use of the property is consistent with the March 5, 2021 4 of 4 Comprehensive Plan. Staff recommends approval of the preliminary plat for Fox Valley subject to remaining staff comments.