HomeMy WebLinkAbout2019-03-18-J06 Stratford Crossing Plat 4_Revised Prelim Plat AGENDA ITEM:
CITY OF WAUKEE, IOWA
CITY COUNCIL MEETING COMMUNICATION
MEETING DATE: March 18, 2019
AGENDA ITEM: Consideration of approval of a resolution approving revised preliminary
plat for Stratford Crossing Plat 4
FORMAT: Resolution
SYNOPSIS INCLUDING PRO & CON: The applicant is requesting approval of a revised
preliminary plat for an approximately 32-acre subdivision generally
located west of N. 10th Street and north of Hickman Road. The proposed
preliminary plat includes eleven (11) lots. Ten (10) lots are intended for
light industrial development and one (1) is intended for multi-family
residential development. The initial preliminary plat that was approved
included nine (9) lots for light industrial and multi-family development.
Access to the development will be provided off of NW Sunrise Drive. A
40-foot landscape buffer will be required along the industrial lots
immediately adjacent to the Raccoon River Valley Trail.
FISCAL IMPACT INCLUDING COST/BENEFIT ANALYSIS:
COMMISSION/BOARD/COMMITTEE COMMENT: The Planning and Zoning
Commission reviewed the request at their meeting on February 26,
2019, and recommended approval:
Approval of a Revised Preliminary Plat for Stratford Crossing Plat 4
City Senior Planner, Andy Kass, introduced the request for approval of a revised preliminary plat
as proposed by the applicant Stratford Crossing, LLC. The subject property is located north of
Hickman Road and west of N 10th Street, containing approximately 31.71 acres.
Mr. Kass advised that the area was recently approved for a previous preliminary plat that
indicated the property would be split into 9 lots, 8 zoned M-1 (light industrial district) and one lot
for multifamily development. Approval of the revised preliminary plat would split lot 9 into three
smaller lots creating a total of 11 lots. Other light industrial lots, the multifamily lot, and all
previously obtained easements related to the trail will remain the same.
At this time staff would recommend approval subject to any remaining staff comments.
Commissioner Tietz questioned if there was a reason for the split. A representative for
the applicant, Erin Olendike, advised that at the time of the original preliminary plat there
was an interested party in a large lot. That party is no longer interested and the developers
believe the smaller lots will be more marketable.
J6
Commissioner Hoifeldt moved to approve the revised preliminary plat for Stratford Crossing Plat
4. The motion was seconded by Commissioner Ward. Ayes: Ward, Streit, Tietz, Broderick,
Hoifeldt, and Koshy. Nays: None. Motion Carries.
STAFF REVIEW AND COMMENT: Staff’s position is that the revised preliminary plat meets
the intent and the requirements of the M-1 and R-3 Zoning Districts and
that the applicant has successfully addressed all of the requirements
within the Waukee Subdivision Ordinance with the submittal of this
revised preliminary plat.
RECOMMENDATION: Staff recommends approval of the revised Preliminary Plat.
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 19-
APPROVING THE STRATFORD CROSSING PLAT 4 REVISED 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 Revised Preliminary Plat for Stratford Crossing Plat 4 on March 12, 2019, subject
to remaining staff comments; AND,
WHEREAS, the Revised Preliminary Plat for Stratford Crossing Plat 4 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 18th day of March, 2019 that the Revised Preliminary Plat for Stratford Crossing Plat 4
be approved.
____________________________
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 Plat 4 – Revised
Preliminary Plat
PREPARED BY: Andy Kass AICP, Senior Planner
REPORT DATE: February 8, 2019
MEETING DATE: February 12, 2019
GENERAL INFORMATION
Applicant: Stratford Crossing, LLC
Owner:
Stratford Crossing, LLC
Owner’s Representative:
Erin Ollendike, P.E. with Civil Design Advantage
Request: The applicant is requesting approval of a preliminary
plat for a light industrial and multi-family subdivision.
Location and Size: Property is generally located north of Hickman Road
and west of N. 10th Street containing approximately
31.71 acres more or less.
AREA MAP
ABOVE: Aerial of Property identifying the proposed plat (outlined in ORANGE).
February 8, 2019
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LAND USES AND ZONING
Location Existing Land Use Comprehensive Plan Current Zoning
Property in
Question
Vacant –
Undeveloped
Employment /
Neighborhood
Residential
M-1 (Light industrial) & R-3 (Multi-Family
Residential)
North Vacant –
Undeveloped
Neighborhood
Residential
R-2 (One & Two Family Residential), R-2
(One & Two Family Residential) / PD-1
(Planned Development Overlay), & R-4
(Row Dwelling & Townhome District)
South Vacant –
Undeveloped
Employment A-1 (Agricultural)
East Quad Graphics &
Vacant
Employment M-1A (Limited Industrial) & C-1
West Vacant –
Undeveloped
Employment /
Neighborhood
Residential
A-1 (Agricultural)
HISTORY
The subject property is located north of Hickman Road and west of N. 10th Street. In 2018, the Planning & Zoning
Commission and City Council approved a preliminary plat for the subject property. The plat consisted of the same area,
but it had 9 lots and the proposed revised plat has 11 lots. The applicant has chosen to split what was previously Lot 9
into three lots.
PROJECT DESCRIPTION
LOTS
The preliminary plat identifies a total of eleven (11) lots for light industrial and multi-family residential development. Ten
(10) of the proposed lots located south of the RRVT are intended for light industrial development. One (1) lot is
intended for multi-family residential development located north of the RRVT. The light industrial lots range in size from
1-acre to 5.94-acres. The lot intended for multi-family development is 8.32 acres in area. All proposed lots meet the
minimum requirements of their respective zoning districts. Bulk regulations for the M-1 Zoning District and R-3 Zoning
District are provided in the Table 1 and 2.
Table 1: M-1 Zoning District Bulk Regulations
Category Standard M-1 (minimum)
Lot Area No minimum
Lot Width No minimum
Front Yard Setback 30 feet
Rear Yard Setback 30 feet
Side Yard Setback No minimum (25 feet if adjacent to residential)
February 8, 2019
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Table 2: R-3 Zoning District Bulk Regulations
Category Standard R-3 (minimum)
Lot Area 10,000 square feet
Lot Width 75 feet
Front Yard Setback 30 feet
Rear Yard Setback 30 feet
Side Yard Setback 15 feet total (7 feet minimum)
STREETS AND TRAIL
The preliminary plat identifies extensions of NW Sunrise from the north. NW Sunrise Drive is considered a collector
street and will have a 70-foot right-of-way and will be a 31-foot wide street. This proposed extension of NW Sunrise
Drive will cross the existing Raccoon River Valley Trail. City Staff has worked with the Dallas County Conservation
Board to implement appropriate safety measures at this crossing. At their meeting on July 10, 2018, the Dallas County
Conservation Board recommended approval to the Dallas County Board of Supervisors to grant an easement for the
proposed street crossing. As part of this crossing, the pavement width of the street at the crossing will be tapered down
to 24-feet wide and a High-Intensity Activated Crosswalk (HAWK) Signal will be installed that will provide priority
movements to pedestrians and bicyclists, not automobiles. HAWK Signals act much like a typical traffic signal does, but
are used in instances where a typical traffic signal is not warranted. The signals will be automated to detect pedestrian
and bicycle traffic on the trail rather than a push button system that would require trail users to stop to activate the
signals. An exhibit of what the crossing will look like is shown in Figure 1. Figure 2 is a picture of what a HAWK Signal
looks like. Two additional streets are indicated on the preliminary plat, NW Gettysburg Lane and NW Shiloh Circle.
Both of these streets will be 60-foot right-of-way and 29 feet wide.
No trails are planned as part of this development. Five foot wide sidewalks will be installed as each lot is developed.
Figure 1: Trail crossing exhibit.
February 8, 2019
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Figure 2: HAWK Signal in Ankeny, IA.
UTILITIES
Utilities will be extended to service the proposed plat as part of the public improvements. Sanitary sewer and public
water main will be extended from the north to service the individual lots. Each lot will be required to provide its own
storm water management as development occurs.
EASEMENTS
All proposed easements have been indicated on the preliminary plat. In addition to the typical easement s for public
utilities the preliminary plat identifies landscape buffer easements along the north side of Lot 1, 7, 8, and 10 to provide
screening from adjacent residential uses.
STAFF RECOMMENDATION
All proposed lots meet the minimum requirements of the Zoning Ordinance, the revised preliminary plat is in general
conformance with the Subdivision Ordinance, and the proposed land use of the property is consistent with the
Comprehensive Plan. Staff recommends approval of the revised preliminary plat subject to remaining staff comments.