HomeMy WebLinkAbout2019-03-04-J07 Stratford Crossing Townhomes_Site Plan AGENDA ITEM:
CITY OF WAUKEE, IOWA
CITY COUNCIL MEETING COMMUNICATION
MEETING DATE: March 4, 2019
AGENDA ITEM: Consideration of approval of a resolution approving a site plan for Stratford
Crossing Townhomes
FORMAT: Resolution
SYNOPSIS INCLUDING PRO & CON: Element 119 requests approval of a site plan to allow for
the construction of a townhome development that includes a total of 23
townhome buildings with a total of 116 units for the entire site. The buildings
range in number of units per building. There are two 10-plex buildings, five 8-
plex buildings, twelve 4-plex buildings, and four duplexes. The subject
property is located north of Hickman Road and west of N. 10th Street.
The applicant has provided elevations for the proposed buildings on the site,
which meets the intent of the architectural guidelines within the Site Plan
Ordinance.
FISCAL IMPACT INCLUDING COST/BENEFIT ANALYSIS:
COMMISSION/BOARD/COMMITTEE COMMENT: The Planning and Zoning
Commission reviewed this project at the February 26, 2019 Commission Meeting and
recommended approval subject to remaining staff comments:
Approval of a Site Plan for Stratford Crossing Townhomes
City Planner, Melissa DeBoer, introduced the request for approval of a preliminary plat, final plat, and
site plan for a townhome development as submitted by the applicant, Element 119. The project
includes a total of 23 townhome buildings with a total 116 units located on the 9.98 acres subject
property north of Hickman Road and west of N 10th Street. The project also includes Outlot Z which is
a common area to be owned and maintained by the homeowner’s association.
Three accesses are provided to this site. Two are provided off of NW Sunrise Drive and One off of
NW Stratford Drive. All streets interior to the site will be privately owned and maintained by the
townhome homeowner’s association, and sidewalks are shown throughout the development and along
both public streets. The site will be serviced with all public utilities and Stormwater will be
accommodated with the retention basin located on the northwest corner of the site. The pond will be
owned and maintained by the townhome homeowner’s association.
All parking, landscape, and open space requirements have been met at this time. Staff recommends
approval at this time subject to any remaining staff comments and review of the legal documents.
Commissioner Hoifeldt questioned of the 8 and 10 unit buildings would be three stories tall,
including the ground level garage. Mrs. DeBoer advised that was correct. Commissioner
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Hoifeldt then questioned if there would be streets going through the development to the
residential to the west. Mrs. DeBoer advised that the streets would not extend to the residential
zoning to the west.
Commissioner Koshy questioned if there was a reason that exterior/ street lighting was not
recommended by staff. Mrs. DeBoer advised that there was not a requirement of street lights
on privately owned streets within the lighting ordinance at this time.
Commissioner Streit verified if Vinyl siding was allowed in a project like this. Director of
Development, Brad Deets, advised that, currently, vinyl siding was still accepted. However,
that would be changing in the future.
Commissioner Broderick questioned what the screening material was around the mechanical
units. Representative for Element 119, Brad Stanbrough, advised that it is white pvc fencing.
The commissioner questioned if the units would have basements. Mr. Stanbrough advised the
units would not have basements.
Commissioner Tietz questioned if the units would be owner occupied or rental properties. Mr.
Stanbrough advised that it would be dependent upon a tax exchange on the property. This
would also dictate if the siding is upgraded to Hardieplank siding, interior finishing packages,
and final selling price if they go for sale.
Commissioner Streit moved to approve the site plan for Stratford Crossing Townhomes subject to any
remaining staff comments and review of the legal documents. The motion was seconded by
commissioner Tietz. Ayes: Ward, Streit, Tietz, Broderick, Hoifeldt, and Koshy. Nays: None. Motion
Carries.
STAFF REVIEW AND COMMENT: Staff recommends approval of the site plan subject to
remaining staff comments and completion of public improvements associated
with Stratford Crossing Plat 1.
RECOMMENDATION: Approve the resolution.
ATTACHMENTS: I. Proposed Resolution
II. Staff Report
III. Site Plan & Elevations
PREPARED BY: Melissa DeBoer, Planner II
REVIEWED BY:
THE CITY OF WAUKEE, IOWA
RESOLUTION 19-
APPROVING THE SITE PLAN FOR STRATFORD CROSSING TOWNHOMES
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 Stratford Crossing Townhomes, subject to remaining staff comments on
February 26, 2019; AND,
WHEREAS, the Site Plan for Stratford Crossing Townhomes is in general conformance with
§304 – Site and Building Development Standards Ordinance of the Waukee Municipal Code;
AND,
WHEREAS, the Site Plan for Stratford Crossing Townhomes is in general conformance with
§301.27(A) – 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 4th day of March, 2019 that the Site Plan for Stratford Crossing Townhomes is approved
subject to remaining staff comments and completion of public improvements associated with
Stratford Crossing Plat 1.
____________________________
William F. Peard, Mayor
Attest:
___________________________________
Rebecca D. Schuett, City Clerk
RESULTS OF VOTE: AYE NAY ABSENT ABSTAIN
Anna Bergman
R. Charles Bottenberg
Courtney Clarke
Shelly Hughes
Larry R. Lyon
PLANNING AND ZONING COMMISSION STAFF REPORT
PROJECT: Stratford Crossing Townhomes –
Preliminary Plat, Site Plan and Final Plat
PREPARED BY: Melissa DeBoer, AICP – Planner II
REPORT DATE: February 8, 2019
MEETING DATE: February 12, 2019
GENERAL INFORMATION
Owner: Stratford Crossing, LLC
Applicant:
Element 119
Project Manager: Erin Ollendike, PE, Civil Design Advantage
Request: The applicant is requesting approval of a preliminary
plat, site plan and final plat for a multi-family
townhome development.
Location and Size: Property is located north of Hickman Road and west
of N 10th Street, containing approximately 9.98 acres.
Property Address: 1050 NW Stratford Drive
AREA MAP
ABOVE: Aerial of subject property (outlined in YELLOW) in relation to the surrounding area.
February 8, 2019
2 of 3
LAND USES AND ZONING
Location Existing Land Use Comprehensive Plan Current Zoning
Property in
Question
Undeveloped Neighborhood
Residential
R-4 (Row Dwelling and
Townhome District)
North Undeveloped Neighborhood
Residential R-3 (Multi-Family Residential
District)
South Undeveloped Employment C-1 (Community and Highway
Service Commercial District)
East Undeveloped Employment C-1 (Community and Highway
Service Commercial District)
West Undeveloped Neighborhood
Residential R-2 (One and Two Family
Residential District)
BACKGROUND
The subject property was originally platted as Lot 8 of Stratford Crossing Plat 1. The property was zoned R-4,
Row Dwelling and Townhome District, with the overall rezoning for the Stratford Crossing development. The
R-4 zoning district allows for the development of townhomes, which is what is proposed with this project.
PROJECT DESCRIPTION
The project includes a total of 23 townhome buildings with a total of 116 units for the entire site. Each unit
accounts for one lot for a total of 116 corresponding lots. The buildings range in number of units per building.
There are two 10-plex buildings, five 8-plex buildings, twelve 4-plex buildings, and four duplexes. The lots
range in size from about 750 – 1,000 square feet for the 10-plex and 8-plex buildings to about 1,650 – 2,000
square feet for the 4-plex and duplex buildings. The units are intended to be owner occupied.
The final plat identifies the 116 townhome lots as well as the remainder of the site, identified as Outlot Z.
Outlot Z is common area to be owned and maintained by the homeowner’s association.
Two monument signs are proposed, one at the entrance off of NW Stratford Drive and one at the east
entrance off of NW Sunrise Drive.
ACCESS AND PARKING
Three accesses are provided to this site. Two accesses are provided off of NW Sunrise Drive and one off of
NW Stratford Drive. The access located at the southwest corner of the site and the drive aisle located
immediately west of lots 25 and 40 are provided to satisfy the fire access requirements. All streets interior to
the site will be privately owned and maintained by the townhome homeowner’s association.
A total of 256 parking spaces are required for this facility (1 space per unit plus 2 spaces per unit) and 503
spaces are provided, including 2 accessible spaces. This includes 2 attached garage spaces per unit.
SIDEWALKS/TRAILS
Five foot wide sidewalks will be constructed along both public streets, NW Sunrise Drive and NW Stratford
Drive. Five foot wide sidewalks are shown throughout the development in order to provide internal
pedestrian access as well as provide access to and from the sidewalks located along the public streets.
February 8, 2019
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UTILITIES
This site will be serviced with all public utilities. Sanitary sewer and water services will be brought into the site
from NW Stratford Drive. All utilities within the site will be privately owned and maintained.
Storm water will be accommodated with the retention basin located on the northwest corner of the site. This
pond will be owned and maintained by the townhome homeowner’s association.
LANDSCAPING & OPEN SPACE
A minimum of 20% of the project area is required to be open space. The total amount of open space
proposed is 34%.
This project includes a 25-foot landscape buffer along the west side of the site. Plantings are being provided
throughout the site in compliance with the Landscape & Open Space Ordinance.
ELEVATIONS
The elevations of the buildings are proposed to be constructed of vinyl siding, stone, and asphalt shingles. All
buildings are two stories and include a garage located interior to the site. There are several color palettes
proposed. Elevations of the proposed buildings have been provided for review along with examples of the
proposed color schemes.
LIGHTING PLAN
No exterior lighting for the internal streets has been proposed. General exterior residential house lighting will be
provided on the exterior of each unit.
COMPREHENSIVE PLAN
The 2008 Comprehensive Plan classifies the subject property as Neighborhood Residential. The
Neighborhood Residential classification provides for a variety of housing types, including townhomes and
rowhomes. The Plan states that neighborhoods should include a variety of housing options that accommodate
a range of needs, price points and life stages of residents.
STAFF RECOMMENDATION
The proposed preliminary plat, site plan and final plat are in general conformance with the Zoning Ordinance,
Subdivision Ordinance, Site Plan Ordinance and Comprehensive Plan. Staff recommends approval subject to
any remaining staff comments and review of the legal documents.