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HomeMy WebLinkAbout2018-02-05-K07 Stratford Crossing_Preliminary Plat AGENDA ITEM: CITY OF WAUKEE, IOWA CITY COUNCIL MEETING COMMUNICATION MEETING DATE: February 5, 2018 AGENDA ITEM: Consideration of approval of a resolution approving a preliminary plat for Stratford Crossing FORMAT: Resolution SYNOPSIS INCLUDING PRO & CON: Landmark Development Services, request approval of a preliminary plat for 214 acres of property located north of Hickman Road and west of North 10th Street. The plat consists of 472 total lots for a mixed residential and commercial development. A total of 334 lots are planned for single family development, 132 lots are planned for two-family (duplex) development, one (1) lot is planned for townhome development, two (2) lots are planned for multi-family development, and three (3) lots are planned for commercial development. A total of five outlots are proposed for storm water detention, parkland dedication, and future development. A total of six phases of development are planned, starting in 2018 and ending in 2021. Over the course of development extensions of Douglas Parkway and Sunrise Drive will be made and 14 new streets will be constructed within the development. All streets will be public streets. FISCAL IMPACT INCLUDING COST/BENEFIT ANALYSIS: COMMISSION/BOARD/COMMITTEE COMMENT: The Planning and Zoning Commission reviewed this request on January 23, 2017, and recommended approval subject to remaining staff comments. Approval of a Preliminary Plat for Stratford Crossing City Senior Planner, Andy Kass, introduced the request made by the applicant Landmark Development Services for approval of a preliminary plat for a commercial and residential subdivision. The property is generally located north of Hickman road and west of North 10th street containing approximately 214 acres. The preliminary plat identifies a mixed variety of uses including single family residential, two family development, multi-family development, townhome/rowhome development and commercial development. Overall the plat indicates six phases of development beginning in 2018 and ending in 2021. There is a segment of the single family development that is presented to be a planned development allowing for smaller lots in exchange there are provisions to be met including a minimum two car garage, minimum square footage from 1100 to 1400 square feet depending on the type of build, and adjacent lots cannot share the same building elevation. K7 The plat identifies extensions of Douglas Parkway and sunrise Drive as well as the creation of fourteen new streets. A 10 foot wide trail will be constructed within the Douglas Parkway right-of-way in the future. The applicant has also proposed a trail network through the development to satisfy outstanding parkland dedication. All utilities will be extended to service the proposed plat as part of the public improvements. This development and the new High School and Sports Complex site will be serviced by a new trunk sewer currently being extended and slated to be completed fall of 2018. Storm water management is provided within out lots Y and W as wet bottom ponds for the residential portions of the development. Additional ponds will be required in the future when commercial, multi-family, and townhome lots develop. At this time staff feels comfortable with the proposal and would recommend approval of the Preliminary Plat for Stratford Crossing subject to any remaining Staff comments. • Commissioner Fontenot asked for clarification on the access points. Mr. Kass advised that there are proposed accesses off of Stratford Drive and Sunrise Drive to 10th street with the possibility of another access to NE Douglas Parkway in the future. • Commissioner Schmidt questioned if Sunrise Drive would curve down to Hickman Road. Mr. Kass advised that NE Sunrise Drive is considered a minor Collector Road and could potentially outlet to Hickman, but that Staff had not witnessed any plans to indicate that outcome in the near future. • Commissioner Schmidt advised a concern related to foot traffic entering the school from the secondary access off of 10th street from the development. Mr. Kass advised that staff is still working with the School is regards to access points, and that 10th street still is not finalized with its final lay out. It is possible that an underpass would be created to avoid conflicts. • Commissioner Schmidt questioned at what point the developer of the northwest area going to leverage additional storage for the water tower. Mr .Kass advised that the new water tower will not be in this area, nor is staff sure which water tower would service which areas at this time. • Commissioner Tietz brought up a concern regarding a triangular piece located in phase 4 which is currently plotted as an out lot and the possibility of NE Sunrise drive crossing the current Trail. Mr. Kass advised that at the moment it is zoned Agricultural and has no set plans for future development. In regards to the trail, Dallas County Conservation would have final say before anything could be built crossing the Trail. Commissioner Schmidt moved to approve a preliminary Plat for Stratford Crossing subject to remaining staff comments. Commissioner Fontenot seconded the motion. Ayes: Stonebrook, Fontenot, Streit, Broderick, Hoifeldt, Tietz, and Schmidt. Nays: None. Motion Carries. STAFF REVIEW AND COMMENT: Staff is working with the applicant to address the last few remaining comments. Staff recommends approval subject to remaining staff comments. RECOMMENDATION: Approve the resolution subject to remaining staff comments. ATTACHMENTS: I. Proposed Resolution II. Staff Report III. Preliminary Plat PREPARED BY: Andy Kass, Senior Planner REVIEWED BY: THE CITY OF WAUKEE, IOWA RESOLUTION 18- APPROVING THE STRATFORD CROSSING 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 Stratford Crossing on January 23, 2018, subject to remaining staff comments; AND, WHEREAS, the revised Preliminary Plat for Stratford Crossing 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 February, 2018, that the Preliminary Plat for Stratford Crossing 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 STAFF REPORT TO: Planning and Zoning Commission PREPARED BY: Andy Kass RE: Stratford Crossing – Preliminary Plat DATE: January 23, 2018 GENERAL INFORMATION: Applicant: Landmark Development Services Requested Action Approval of a Preliminary Plat for a commercial and residential subdivision Location and Size: Property is generally located north of Hickman Road and west of North 10th Street, containing approximately 214 acres. LAND USES AND ZONING: Location Existing Land Use Comprehensive Plan Current Zoning Property in Question Agricultural Employment / Neighborhood Residential R-2, PD-1/R- 2, R-3, R-4, C- 1, A-1 North Agricultural Neighborhood Residential N/A (Dallas County) South Agricultural / Industrial Employment / Neighborhood Residential A-1 & M-1A East Agricultural (Future High School & Sports Complex) Employment / Neighborhood Residential A-1 West Agricultural Neighborhood Residential A-1 BACKGROUND: The subject property is north of Hickman Road and west of North 10th Street. The property was rezoned in the fall of 2017 to allow for commercial, multi-family, rowhome, single-family, duplex, and small lot single-family development. As part of the rezoning a Planned Development Agreement was approved by the City Council to allow for single-family lots that are smaller in size than what the typical lot size requirements are within the R-2 district. Additional information regarding these lots has been included below. All other zoning districts on the property are standard zoning districts that are not subject to the Planned Development Agreement. January 19, 2018 2 of 4 ABOVE LEFT: Aerial of Property identifying the proposed plat (outlined in ORANGE). PROJECT DESCRIPTION: LOTS The preliminary plat identifies a total of 472 lots and five (5) outlots. Of the 472 lots, 334 are single family lots (242 standard lots and 92 planned development lots), 132 lots for two family (duplex) development, two (2) lots for multi- family development, one (1) lot for townhome/rowhome development, and three (3) lots for commercial development. The preliminary plat indicates a total of six phases of development beginning in 2018 and ending in 2021. The standard single family lots range in size from 65 feet wide to 92 feet wide and between 8,700 square feet to 41,000 square feet in area. The standard R-2 requirement is 65 feet wide and 8,000 square feet. The planned development lots range in size from 55 feet to 64 feet in width and 7,100 square feet to 23,500 square feet. The minimum lot are required by the Planned Development Agreement is 7,000 square feet and the minimum lots width is 55 feet. Table 1 below compares these to the standard R-2 requirements. Table 1: Standard R-2 requirements in comparison to the Planned Development. Category Standard R-2 (minimum) Proposed PD-1/R-2 (minimum) Lot Area 8,000 square feet 7,000 square feet Lot Width 65 feet 55 feet Side Yard Setback 15 feet total (7 feet minimum) 10 feet total (5 feet on each side) January 19, 2018 3 of 4 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 ranch and 1,400 square feet for a two-story;  Adjacent lots cannot share the same building elevation; and  25% stone on the front of the home facing the public street The R-2 zoning district requires a minimum of 10,000 square feet for a two family (duplex) lot. The proposed two family (duplex) lots range in size from 10,790 square feet to 22,223 square feet. The minimum required lot width for a two family lot is 80 feet. The preliminary plat indicates that lot widths ranging in size from 80 feet to 90 feet. The three (3) commercial lots, Lots 180, 181, and 201, range in size from 3.66 acres to 13.22 acres. Any future development on these lots will be subject to site plan approval from the Planning & Zoning Commission and the City Council. Lots 179 and 202 are zoned R-3 to allow for multi-family development. The lots are 8.32 acres and 8.54 acres in area. Any future development on these lots will be subject to site plan approval from the Planning & Zoning Commission and the City Council. Lot 182 is zoned R-4 to allow for townhome or row home development. Lot 182 in 10.40 acres in area. Any future development on these lots will be subject to site plan approval from the Planning & Zoning Commission and the City Council. Outlots Y and W are intended for storm water detention for the plat. The ponds within these outlots will be wet bottom ponds, meaning water will always be stored within the ponds. These outlots will be owned and maintained by the owners association that will be formed once the property is platted and developed. Outlot V is a remnant piece o f property that will be owned and maintained by the owner association as well. In addition, Outlot V will have a trail constructed through it to provide a trail connection to the Raccoon River Valley Trail. Outlot X is proposed to be dedicated to the City of Waukee to satisfy parkland dedication requirements. Outlot U is intended for future development. Outlot U is currently zoned A-1, but will be rezoned in the future prior to development. STREETS AND TRAIL The preliminary plat identifies extensions of Douglas Parkway and Sunrise Drive. In addition, the preliminary plat identifies the construction of fourteen (14) new streets. Stratford Drive and Sunrise Drive are considered minor collector streets with a 70 foot right-of-way and 31 foot pavement. Douglas Parkway is considered a Major Arterial, but the applicant will only be required to construct one 26 foot side section. This is similar to previous extensions to Douglas Parkway to the east. Future widening of Douglas Parkway will be constructed by the City. The ultimate buildout of Douglas Parkway is a four land divided boulevard. All other streets will be considered local streets with a 60 foot right-of-way and 29 foot wide pavement. All streets will be public streets. Improvements to North 10th Street will be completed as part of the High School and Sports Complex development that is immediately to the east of this property. The preliminary plat does identify right turn lanes off of North 10 Street at Stratford Drive and Sunrise Drive. A 10 foot wide trail will be constructed within the Douglas Parkway right-of-way in the future. The applicant has also proposed a trail network through the development to satisfy parkland dedication requirement. More information on this trail network can be found in the Parkland section. All other sidewalks will be five foot wide sidewalks. January 19, 2018 4 of 4 UTILITIES Utilities will be extended to service the proposed plat as part of the public improvements. The City is in the process of designing the trunk sewer that will serve not only this property, but also the new High School and Sports Complex site to the east. The sewage will all flow back to the Little Walnut Creek Lift Station located off of North Warrior Lane. Completion of the design of this trunk sewer is expected within the next few months and construction of the sewer is expected to be completed by early fall of 2018. An existing 12-inch water main along North 10 Street south of the subject property will be extended to the property as part of the public improvements. Once the 12-inch main is brought up to the property from the south, the developer will install water main throughout the plat. Storm water management will be provided within Outlots Y and W for the single family residential portions of the property. The ponds within Outlots Y and W will be wet bottom ponds. The flows from the site will discharge to the north and ultimately to Little Walnut Creek. Additional ponds will be required in the future when the commercial, multi-family, and townhome lots develop. PARKLAND: Parkland dedication is required for the residential components of the proposed plat. Based upon the number of lots proposed and the potential densities for multi-family and townhome development, the applicant is required to dedicate 13.14 acres to the City. Outlot X is 7.11 acres in area and is intended to be dedicated to the City for parkland. In addition, to Outlot X, the applicant has proposed to construct a 10 foot trail Between Lots 161 and 162 that will continue to Stratford Drive and to the east until it meets up with the proposed trail within the rear yards of Lots 313 – 338 and within Outlot V. The trail would ultimately connect to the Raccoon River Valley Trail. Acceptance of this proposal will be subject to City Council approval. STAFF RECOMMENDATION At this time staff feels comfortable with the proposal and would recommend approval of the Preliminary Plat for Stratford Crossing subject to remaining staff comments. CITY OF WAUKEE Andy Kass, AICP Senior Planner