HomeMy WebLinkAbout2019-07-15-J06 Alyvia Plat 1_Preliminary Plat AGENDA ITEM:
CITY OF WAUKEE, IOWA
CITY COUNCIL MEETING COMMUNICATION
MEETING DATE: July 15, 2019
AGENDA ITEM: Consideration of approval of a resolution approving preliminary plat for
Alyvia Plat 1
FORMAT: Resolution
SYNOPSIS INCLUDING PRO & CON: The applicant is requesting approval of a preliminary
plat for an approximately 10-acre subdivision generally located north of
NE Badger Lane and east of N. Warrior Lane. The Council recently
approved a rezoning on the property from A-1 to R-2.
The preliminary plat identifies 13 lots to be included within the plat. Lots
1 – 6 and 8 – 13 are intended to be developed for single-family
residential use. Lot 7 will remain vacant and will be owned by the
adjacent property owner to the east. The proposed lots range in size from
0.27-acre to 1.39-acres in area. There is an existing home located on the
property, which will remain and be located on proposed Lot 1. Outlots
4A, 5A, and 6A are shown on the plat and will be owned by the owners
of Lots 4, 5, and 6. The purpose of these outlots is prevent construction
and development within the mapped floodplain. Outlot X is
approximately 1.5-acres in area and is intended to be dedicated/acquired
to satisfy parkland requirements.
An extension of one public street will be constructed with the plat
improvements, NE Bobcat Drive, is shown to be extended from the east.
NE Bobcat Drive will provide access to all lots except for Lot 1, which
will utilizes the existing driveway from N. Warrior Lane. No
improvements to N. Warrior Lane will be required. Water main and
sanitary sewer will be extended from the east to provide utilities to the
plat. Storm water detention will be provided in a number of small dry
bottom detention basins located throughout the plat.
The subject property has a number of existing trees located within it,
with the proposed grading of the site there are areas where trees are
shown to be removed to accommodate needed swales for surface water
drainage and ponding areas for storm water. As part of the preliminary
plat submittal, the applicant has provided a tree inventory of the trees
that will remain with the development after grading of the site is
completed. At the Planning & Zoning Commission meeting on July 9th,
adjacent residents addressed the Commission regarding concerns over
the removal of trees along the east plat boundary. The area where the
trees are proposed to be removed are located within a planned drainage
swale for the proposed plat. Email correspondence from the adjacent
J6
neighbors was received on July 11th along with photos of the trees. The
email and photos are attached.
FISCAL IMPACT INCLUDING COST/BENEFIT ANALYSIS:
COMMISSION/BOARD/COMMITTEE COMMENT: The Planning and Zoning
Commission reviewed the request at their meeting on July 9, 2019,
and recommended approval:
Approval of a Preliminary Plat for Alyvia Plat 1
Senior Planner Andy Kass introduced the request for approval of a preliminary plat for a single
family subdivision as submitted by the applicant, Neighborhood Builders. The Subject property is
located east of N. Warrior Lane and north of NE Badger Lane, and contains approximately 10
acres. The area was rezoned in 2019.
Mr. Kass advised that the preliminary plat indicates a total of 13 lots, 12 of which will be for new
development that meets or exceeds the bulk regulations of the R-2 zoning district. Lot 7 is
intended to be owned by the resident of 700 NE Badger Lane, and maintains its A-1 agricultural
district zoning. Outlots 4A, 5A, and 6A pair with the corresponding lots (4, 5 and 6) and indicate
a portion of the lot that is within a flood plain of Little Walnut Creek. These outlots cannot be
separated from their main lots. Outlot “X” contains 1.5 acres and is a greenway near the creek
area acquired for a future trail area.
Mr. Kass advised that one street will be extended in the plat, NE Bobcat Drive, which all of the
lots, save for Lot 1, will be addressed off of. Lot 1 contains the current homestead, and will
maintain its access point off of N Warrior Lane. All public utilities are available to be extended to
the site, and storm water detention will be maintained by dry bottom detention basins throughout
the development to be maintained by the homeowner’s association.
At this time staff would recommend approval subject to any remaining staff comments.
Commissioner Hoifeldt questioned if there would be paving on N Warrior lane due to the
development. Mr. Kass advised that paving would not be a requirement for this
development as no new access points are being created or adding additional traffic to
warrior lane. For this location it makes more sense for the City to handle the pavement
versus placing the requirement over one residential lot.
Commissioner Tietz questioned if the outlots covered the 100 or 500 year flood plan. Mr.
Kass advised they were within the 100 year flood plan. Commissioner Tietz also
questioned how deep the basins would be and the given terrain. Mr. Kass advised that the
terrain does slope towards the river, but that the basins are shallow.
Commissioner Broderick questioned if every home in the development was to be part of
the HOA and if there was a mechanism to keep the management of such a small HOA
from breaking down. Mr. Kass advised that the maintenance covenant does spell out
exactly how the exchange of responsibility would work between the developer and the
HOA. Commissioner Broderick maintained his concerns with the size of the HOA, and
questioned if the builders would have a duty of disclosure. Mr. Kass advised he wasn’t
aware of any explicit requirements, but that the information on the HOA would more
than likely be found in the title documents or abstract of any mortgage documents.
Don Forman of 800 NE Badger Lane brought forward concerns about the amount of trees
being lost bordering the back of his property. Mr. Forman advised that the mature trees
were one of the benefits that encouraged him to purchase his home and he hopes that his
concerns could inspire the developer to plant some trees on top of the proposed swale.
Commissioner Hoifeldt questioned if Mr. Forman had planted any of his own trees. Mr.
Forman replied he has. Commissioner Hoifeldt advised that he empathized with the
concern, but could also see from a development standpoint why these particular trees
were anticipated to be removed. It may be in better interest to secure the view but
planting more trees on your personal property. Commissioner Koshy added to the
discussion that even if the developer agreed to place more trees in the area, or remove
less, it was ultimately up to the owner of the property, and that even newly planted trees
could end up being removed if the owner disliked the location.
Mr. Kass advised those in attendance that City Staff had asked for a tree inventory and
displayed the document indicating the amount of trees being maintained throughout the
development.
Commissioner Broderick advised that he was torn over the topic as he understood the
need to keep the mature trees, but could not see another physical location for the swale
and detention of storm water that needed to be managed which is the reason the trees in
question would be removed.
Commissioner Hoifeldt advised Mr. Forman that his concerns should also be taken to the
city council as the commission was just a recommending body, all final decisions go
through the City Council.
Commissioner Hoifeldt moved to approve the preliminary plat for Alyvia Plat 1 subject to any
remaining staff comments. The motion was seconded by Commissioner Broderick. Ayes: Tietz,
Broderick, Hoifeldt, and Koshy. 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 R-2 Zoning District and that
the applicant has successfully addressed all of the requirements within
the Waukee Subdivision Ordinance with the submittal of this preliminary
plat. The applicant has also provided a plan showing tree removals and a
survey of trees that are not being removed. These documents have been
included for your review.
RECOMMENDATION: Staff recommends approval of the Preliminary Plat for Alyvia Plat 1
subject to remaining staff comments.
ATTACHMENTS: I. Resolution
II. Staff Report
III. Preliminary Plat
IV. Demolition Plan
V. Tree Inventory
VI. Email Correspondence and Photos
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 ALYVIA PLAT 1 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 Alyvia Plat 1 on July 9, 2019, subject to remaining staff
comments; AND,
WHEREAS, the Preliminary Plat for Alyvia Plat 1 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 15th day of July, 2019 that the Preliminary Plat for Alyvia Plat 1 be approved subject to
remaining staff comments.
____________________________
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: Alyvia Plat 1 – Preliminary Plat PREPARED BY: Andy Kass AICP, Senior Planner
REPORT DATE: July 5, 2019
MEETING DATE: July 9, 2019
GENERAL INFORMATION
Applicant: Neighborhood Builders
Owner:
John & Brenda Currier
Owner’s Representative:
Ed Arp, P.L.A. with CEC
Request: The applicant is requesting approval of a preliminary
plat for a single family residential development.
Location and Size: Property is generally located north of NE Badger Lane
and east of N. Warrior Lane containing approximately
10 acres more or less.
AREA MAP
ABOVE: Aerial of Property identifying the proposed plat (outlined in PURPLE).
July 11, 2019
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LAND USES AND ZONING
Location Existing Land Use Comprehensive Plan Current Zoning
Property in
Question
Existing Acreage Single Family
Residential
R-2 (One & Two Family Residential
District) & A-1 (Agricultural District)
North Vacant –
Undeveloped
City of Clive N/A (City of Clive)
South Vacant –
Undeveloped
Neighborhood
Commercial
C-1A (Neighborhood Commercial
District)
East Fox Creek Estates
Plat 9
Single Family
Residential
R-2 (One & Two Family Residential
District)
West Vacant -
Undeveloped
Single Family
Residential & Open
Space
R-2 (One & Two Family Residential
District)
HISTORY
The subject property was recently rezoned from A-1 to R-2 to allow for a single family residential subdivision. The
applicant has submitted the preliminary plat for the proposed development, Alyvia Plat 1. Lots 1 – 6 and 8 – 13 are
proposed to be developed for single family residential use. Lot 7 is zoned A-1 and will be owned by the property owner
to the east of Lot 7. If a single family home is to be built upon Lot 7 in the future the property will need to be rezoned.
PROJECT DESCRIPTION
LOTS
The preliminary plat identifies thirteen lots to be included within the development. The lots range in size from 0.27-acre
to 1.39-acres in area. All lots meet the minimum required lot area. The minimum required lot width is 65-feet and all
lots meet the minimum width. Lot 1 has an existing home located upon it and the intent of the applicant is to keep the
existing house on Lot 1. All other structure on the property will be demolished.
Outlots 4A, 5A, and 6A will be owned by the owners of Lots 4, 5, and 6. The reason these portions are included as
outlots is because they are located within the FEMA floodplain. Outlot X is 1.46-acres in area and the City is working
with the applicant to acquire the property for parkland dedication.
Table 1: R-2 Zoning District Bulk Regulations
Category R-2 (minimum)
Lot Area 8,000 SF
Lot Width 65 feet
Front Yard Setback 30 feet
Rear Yard Setback 30 feet
Side Yard Setback 15 feet total
July 11, 2019
3 of 3
STREETS AND TRAIL
An extension of NE Bobcat Drive is shown on the preliminary plat. This extension will provide access to all lots except
for Lot 1. Lot 1 will be accessed from N. Warrior Lane. No trails will be constructed as part of the plat. Five-foot-wide
sidewalks will be constructed along each lots as they are developed.
UTILITIES
Water main is available and will be extended from the east to the plat. Sanitary sewer will need to be extended from an
existing manhole that is east of the plat.
Storm water detention for the development will be provided in a number of small dry-bottom basins located throughout
the development. A note on the preliminary plat indicates that these basins will be maintained by the homeowners
association.
STAFF RECOMMENDATION
The proposed lots meet the minimum requirements of the Zoning Ordinance. The preliminary plat is in general
conformance with the Subdivision Ordinance. Staff recommends approval subject to remaining staff comments.
CECCivil Engineering Consultants, Inc.2400 86th Street . Unit 12 . Des Moines, Iowa 50322515.276.4884 . Fax: 515.276.7084 . mail@ceclac.com
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OUTLOT 'X'
OUTLOT '6A'CECCivil Engineering Consultants, Inc.2400 86th Street . Unit 12 . Des Moines, Iowa 50322515.276.4884 . Fax: 515.276.7084 . mail@ceclac.com
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13 CECCivil Engineering Consultants, Inc.2400 86th Street . Unit 12 . Des Moines, Iowa 50322515.276.4884 . Fax: 515.276.7084 . mail@ceclac.com
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OUTLOT 'X'CECCivil Engineering Consultants, Inc.2400 86th Street . Unit 12 . Des Moines, Iowa 50322515.276.4884 . Fax: 515.276.7084 . mail@ceclac.com·
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CECCivil Engineering Consultants, Inc.2400 86th Street . Unit 12 . Des Moines, Iowa 50322515.276.4884 . Fax: 515.276.7084 . mail@ceclac.com
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OUTLOT '6A'CECCivil Engineering Consultants, Inc.2400 86th Street . Unit 12 . Des Moines, Iowa 50322515.276.4884 . Fax: 515.276.7084 . mail@ceclac.com