HomeMy WebLinkAbout2018-06-18-J10 Reserve at Daybreak - Preliminary Plat AGENDA ITEM:
CITY OF WAUKEE, IOWA
CITY COUNCIL MEETING COMMUNICATION
MEETING DATE: June 18, 2018
AGENDA ITEM: Consideration of approval of a resolution approving preliminary plat for
The Reserve at Daybreak
FORMAT: Resolution
SYNOPSIS INCLUDING PRO & CON: The applicant is requesting approval of a preliminary
plat for an approximately 60 acre subdivision generally located west of
R-22 and north of the Daybreak Development. The proposed
preliminary plat includes a total of 96 single family lots as well as a three
acre outlot proposed to be dedicated for parkland. The long term plans in
this area are to develop a greenbelt park and trail system through this part
of Waukee. The proposed parkland dedication is consistent with that
goal as it includes a large part of the creek area that runs through this
property.
FISCAL IMPACT INCLUDING COST/BENEFIT ANALYSIS:
COMMISSION/BOARD/COMMITTEE COMMENT: The Planning and Zoning
Commission reviewed the request at their meeting on June 12, 2018
and recommended approval:
Approval of a Preliminary Plat for The Reserve at Daybreak
Director of Development Brad Deets introduced the request made by the applicant, element 119,
for a residential subdivision. The property is generally located north of Ashworth Road and west
of Ute Avenue, containing approximately 59.96 acres.
Mr. Deets advised that the preliminary plat identifies a total of 96 lots for Single Family
residential development to be developed over the course of three phases beginning in the summer
of 2018. The lots range in size from 12,400 square feet to 100,041 square feet and meet the
minimum requirements of the R-1 zoning district.
The preliminary plat identifies an extension of Sunflower Drive from the south as well as the
construction of several new streets. All utilities will be extended to service the proposed plat as
part of the public improvements. Storm water detention for the subdivision will be picked up in
two ponds located in the northeast corners of the subdivision which will then outlet to the north as
it does today. Parkland dedication will be provided in the northeast corner of the development and
includes the existing creek area. The long term plans for this area include a greenbelt trail and the
proposed parkland area will accommodate that plan long term.
J10
At this time staff recommends approval of the preliminary plat for the reserve at daybreak subject
to remaining staff comments.
Commissioner Hoifeldt questioned if park access would be available through lots. Mr.
Deets advised that was correct.
Commissioner Hoifeldt questioned if there were any adjustments made to the
development to the south in order to marry into this development. Mr. Deets advised that
there were no changes needed at this time.
Joe Kazor, resident at 31475 Ute Ave, advised that he had previously discussed with the
Commission his concerns related to storm water management. Mr. Kazor advised that
the current daybreak development is funneling water through his property. He stated a
concern that getting rid of the grass land is not going to help the flooding issue and he is
also concerned about sediment overflowing the detention basins and settle into his
property’s pond.
Robert Lawton, resident at 31473 Ute Ave, advised that he did have an issue with the
water run off as well, considering that it flows across his property to settle into Mr.
Kazor’s. He also stated a concern that when the rezoning was considered, the concept
plan at that time showed several large estate lots adjacent to his property whereas now the
preliminary plat shows the extension of a street and several lots adjacent to his property.
Commissioner Streit questioned if there had been any changes since the concept at
rezoning. Mr. Deets advised that there was a change from the concept to the preliminary
plat. A concept plan as a part of rezoning is intended to give a representation of what
may be developed and is subject to change once additional design and engineering is
completed. The proposed preliminary plat is consistent with the R-1 zoning that is on the
property.
Representative for the applicant, Jarred Murray of CDA, advised that the development in
question wasn’t currently underway. Any issues being faced at this time were not due to
the Reserve at Daybreak. Mr Murray also stated that as a part of the stormwater
improvements being made with this development that they will be picking up
approximately 7 acres of property that is undetained within the Daybreak Plat 2
subdivision to the south.
Representative of the Applicant, Toby Torstenson of 140 Indian Ridge Drive, advised
that the development is going to pick up the swales in Daybreak Plat 2 that are causing
the current issues and incorporate them into the subject property’s detention basin. Mr.
Torstenson also advised that as a part of the storm water analysis they surveyed Mr.
Kazor’s existing pond and would survey it again upon completion of the development
and remove any silting that occurred during construction.
Mr. Lawton pressed that his issue was the change between the concept plan and the
preliminary plat. Mr. Torstenson advised that the Concept plan is just that, a concept.
During the early stages of planning the project, sewer to serve the area was intended to go
a different direction and because of grades in some cases would be upwards of 40 feet
deep. Torstenson indicated that wasn’t desirable for either the City or the development
so they purchased some additional ground to reroute the sewer so that it wouldn’t be so
deep. That also allowed them to revised the plans to create additional lots at the east end
of the project as well as to improve storm water management in the area. The previous
concept would have left this area undetained. By extending the street, that allows the
developer to collect the stormwater in this area within a pipe and bring it back to the large
pond proposed as a part of the development.
There was a request by the audience to table the discussion to a future meeting.
Commissioner Hoifeldt advised that from a staff perspective, the preliminary plat meets
the ordinances of the City. It would be pointless to Table the discussion since Staff would
not be changing their decision if the matter was tabled. At this point, it is advised to take
concerns to the City Council as well, as they have the final say on approval. The
Commission simply makes a recommendation.
Commissioner Streit questioned if there was something wrong with the way Daybreak
Plat 2 was designed which is causing some of the existing drainage issues to the north.
Mr. Deets advised that he did not have the appropriate information on hand to speak to
that point but advised that a large area of the Daybreak Plat 2 development to the south is
being picked up and detained within the new ponds being created with this development.
With no additional commission comments or motions to table the discussion, Commissioner
Hoifeldt moved to approve the Preliminary Plat for the Reserve at Daybreak. Commissioner
Sandie Seconded the Motion. Ayes: Ward, Sandie, Streit, Tietz, and Hoifeldt. Nays: None.
Motion Carries.
STAFF REVIEW AND COMMENT: Staff has prepared a separate memo (attached) which
provides additional detail and analysis regarding the concerns that were
raised as a part of the Planning and Zoning Commission Meeting the
property owners to the north.
Staff’s position is that the proposed preliminary plat meets the intent and
the requirements of the R-1 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.
RECOMMENDATION: Staff would recommend approval of the Preliminary Plat
ATTACHMENTS: I. Proposed Resolution
II. Staff Report
III. Staff Memo addressing concerns raised at Planning and Zoning
Commission
IV . Preliminary Plat
V. Drainage Map Exhibits
VI. Tree Exhibit
PREPARED BY: Brad Deets, Development Services Director
REVIEWED BY:
PUBLIC NOTICE INFORMATION –
NAME OF PUBLICATION:
DATE OF PUBLICATION:
THE CITY OF WAUKEE, IOWA
RESOLUTION 18-
APPROVING THE RESERVE AT DAYBREAK 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 The Reserve at Daybreak on June 12, 2018, subject to
remaining staff comments; AND,
WHEREAS, the Preliminary Plat for The Reserve at Daybreak 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 June, 2018, that the Preliminary Plat for The Reserve at Daybreak 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: The Reserve at Daybreak – Preliminary
Plat
PREPARED BY: Melissa DeBoer, AICP – Planner II
REPORT DATE: June 7, 2018
MEETING DATE: June 12, 2018
GENERAL INFORMATION
Applicant: Element 119
Owner:
Shafqat Iqbal
Owner’s Representative:
Jared Murray, Civil Design Advantage, LLC
Request: The applicant is requesting approval of a preliminary
plat for a residential subdivision.
Location and Size: Property is generally located north of Ashworth Road
and west of Ute Avenue, containing approximately
59.96 acres more or less.
AREA MAP
ABOVE LEFT: Aerial of Property identifying the proposed plat (outlined in BLUE).
June 15, 2018
2 of 3
LAND USES AND ZONING
Location Existing Land Use Comprehensive Plan Current Zoning
Property in
Question
Vacant –
Undeveloped
Neighborhood
Residential
R-1 (Single Family Residential)
North Rural Residential –
Dallas County
Neighborhood
Residential
N/A
South Single Family
Residential /
Agricultural
Neighborhood
Residential
R-1 (Single Family Residential) and
R-2 (One & Two Family Residential)
East Rural Residential –
Dallas County
Neighborhood
Residential
N/A
West Agricultural / Single
Family Residential
Neighborhood
Residential
A-1 (Agricultural) and R-1 (Single Family
Residential)
HISTORY
The subject property was rezoned in March 2018 from A-1, Agricultural District, to R-1, Single Family Residential
District. This property is currently vacant, undeveloped land.
PROJECT DESCRIPTION
LOTS
The preliminary plat identifies a total of 96 lots for single family residential development. The plat identifies the lots to be
developed over the course of three phases beginning in the summer of 2018. The lots range in size from 12,400 square
feet to 100,041 square feet. The proposed lot widths range from 80 feet to 100 feet, with most lots around 80 feet in
width. All proposed lot widths and square footages meet the minimum requirements of the R-1 zoning district. Table 1
below summarizes the bulk regulations for the R-1 zoning district.
Early on, staff required the applicant to provide a survey of the property which identified the areas that would be
disturbed and the areas where trees would be removed as portions of this property contain a large tree canopy. The
proposed subdivision design will allow for a majority of trees along the north end of the property to remain including all
of the area surrounding the creek. A number of the trees proposed to be removed area either diseased or are a thorny
hackberry variety which are undesirable for a residential subdivision.
Table 1: R-1 Zoning District Bulk Regulations
Category Standard R-1 (minimum)
Lot Area 10,000 square feet
Lot Width 80 feet
Front Yard Setback 30 feet
Rear Yard Setback 30 feet
Side Yard Setback 15 feet total (7 feet minimum)
Outlot Z is located on the north side of the development and will be used for parkland dedication. Outlot Z will be
owned and maintained by the City of Waukee.
June 15, 2018
3 of 3
STREETS AND TRAIL
The preliminary plat identifies an extension of Sunflower Drive from the south. New streets proposed include Belmont
Boulevard, Knottingham Circle, Century Circle, Hidden Hickory Lane, and Serenity Drive. Serenity Drive will extend to
the future Ashworth Acres development to the south. All planned streets will be public streets. Sunflower Drive will be
31 feet wide; all other streets will be 29 feet in width. All lots will be accessed from the planned public streets.
No trails are required to be constructed with this plat. Five foot sidewalks will be constructed along all proposed
streets.
UTILITIES
Utilities will be extended to service the proposed plat as part of the public improvements. Sanitary sewer service will be
provided by a new trunk sewer proposed to be constructed by the City later this year that will extend from the east
side of R-22 to the proposed plat. Water main will be extended from the south.
Storm sewer will be provided throughout the plat. As a part of the development of the subdivision, two large storm
water detention basins will be constructed to accommodate the storm water created by the development. Stormwater
will be collected within storm sewer and then outletted to the ponds. Water will then outlet from the pond through
the existing flowline to the north and eventually to Sugar Creek that is located north of the subdivision. Stormwater
calculations have been provided which show that the proposed improvements meet the stormwater requirements as
defined within the Waukee Subdivision Ordinance and Waukee Standard Specs for Public Improvements.
PARKLAND
The required amount of parkland for this development is 1.73 acres. The parkland dedication proposed is 3.25 acres,
which satisfies the parkland dedication requirement. The parkland will be located at the northeast corner of the plat, in
the area that contains the creek. An access to the parkland is provided off of Century Circle.
STAFF RECOMMENDATION
All proposed lots meet the minimum requirements of the Zoning Ordinance and the use of the property is
consistent with the Neighborhood Residential classification in the Comprehensive Plan. Staff recommends
approval of the preliminary plat for The Reserve at Daybreak subject to remaining staff comments.
M emo
Waukee City Hall 230 Highway 6 Waukee IA 50263
Office: (515) 987-4522 Cell: (515) 250-7986 Facsimile: (515) 987-1845
To: Mayor and City Council
From: Brad Deets, Development Services Director
Date: June 15, 2018
Re: The Reserve at Daybreak Subdivision
On June 12, 2018, the Waukee Planning and Zoning Commission reviewed a request for a
Preliminary Plat for The Reserve at Daybreak. The Commission recommended approval of the
Preliminary Plat to the City Council. The item is included on the June 18, 2018 City Council
agenda for consideration.
During the Planning and Zoning Commission, a couple of concerns were raised by adjoining
property owners to the north regarding plat layout and storm water detention issues. This
memo is intended to provide additional information and detail related specifically to those two
items.
Proposed Subdivision Layout:
The City Council approved the rezoning for this proposed subdivision earlier this year. As is
typical with most subdivisions within the City of Waukee, the applicant provided a concept
layout of the proposed subdivision based upon knowledge and information they had at the time
of how they proposed to develop the property. Staff would point out that a concept plan at the
time of rezoning is provided so that the City has an idea of how the development would be
configured. It is not intended to represent the final layout of the subdivision which is
completed following extensive field work and engineering design as a part of the Preliminary
Plat process.
In this case, the concept plan provided as a part of the rezoning process identified three large
lots at the east end of the development. This concept was put together in large part based upon
the sewer alignment that was proposed to serve the development. Because of existing grades,
the sewer alignment included several areas where the sewer would end up being 40+ feet deep.
This isn’t desirable for the developer or for purposes of long term maintenance by the City and
so therefore, it was decided at that time to create three larger lots in order to limit grading
activities and the need for further sewer extension.
Following completion of the rezoning, the applicant was able to come to agreement with an
adjoining property to owner to purchase a portion of their property. This move allowed the
alignment of the sewer to change so that the depth of the sewer can be at more acceptable
M emo
Waukee City Hall 230 Highway 6 Waukee IA 50263
Office: (515) 987-4522 Cell: (515) 250-7986 Facsimile: (515) 987-1845
levels. In doing this, it also allowed for the eastern portion of the property to be redesigned to
include the extension of a cul de sac to the east.
Although the subdivision does include additional lots based upon these changes, the overall
density of the development is proposed to be approximately 1.7 units per acre. The R-1
Zoning District with a minimum lot size of 10,000 square feet would typically have densities
closer to 3 units per acre. The proposed preliminary plat meets all of the requirements of the
zoning that was approved for the property and is also consistent with the existing
Comprehensive Plan for this area.
Storm Water Management:
As a part of the rezoning process, a neighboring property to the north did raise concerns related
to storm water management and the impact to his property and existing pond as his property
sets downhill from the proposed development. At that time, it was indicated that storm water
analysis is not completed as a part of the rezoning process but rather as a part of the
preliminary platting process.
The applicant has completed the necessary and required analysis related to storm water
management based upon the proposed subdivision. This analysis has been reviewed by City
Staff as well as Veenstra and Kimm and staff believes the applicant has met all of the
requirements of the Waukee Subdivision Code and Standard Specifications for Public
Improvements.
As a part of the development of the subdivision, storm sewer pipes will be designed during
individual plat construction and will convey the 10 year post developed storm event with
overflow paths defined to provide routing for larger storm events.
The site will include the development of two detention ponds. The western pond will provide
detention for the northern portion of the site as well as the portion of the site that sits just south
of the creek. The larger eastern pond will provide detention for the eastern half of the property
as well as approximately 7 acres of offsite flows coming from the property to the south.
The ponds have been designed to ensure that the 100 year post developed release rate of the
contributing on-site drainage areas will be released from the ponds at or below the 5 year
existing on-site release rate. For purposes of discussion, a 5 year release rate is based upon a
2” rainfall event.
As a part of the storm water analysis, the applicant was required to analyze the existing pond
on the Kazor property which is located downstream and to the north of the proposed
subdivision. The existing pond was analyzed for both the proposed and existing conditions to
verify how the pond was being affected by the proposed development. The proposed analysis
shows that the improvements will actually improve the impacts to the existing pond.
M emo
Waukee City Hall 230 Highway 6 Waukee IA 50263
Office: (515) 987-4522 Cell: (515) 250-7986 Facsimile: (515) 987-1845
Normal
Pool
Elevation
5 year
Detention
Elevation
100 year
Detention
Elevation
5 year
Release
Rate
(cubic
feet per
second)
100 year
Release
Rate (cubic
feet per
second)
Overflow
Elevation
Existing Condition 938.88 940.8 941.13 16.57 70.32 940.6
Proposed
Condition 938.88 940.7 940.87 6.66 26.54 940.6
The analysis also indicated that the existing pond utilizes a 6” outlet. The analysis indicated
that the pond overtops the earthen overflow weir in both the existing condition today as well as
the proposed. Release rates and ponding elevations however, will improve in the proposed
condition with the detention provided with the new development.
In addition to the storm water analysis, staff requested the applicant provide maps which
indicate the existing flow of water from the site as well as the proposed flow of water from the
site based upon the proposed development. Those maps have been provided under separate
attachment for reference.
It is staff’s conclusion that the applicant has satisfied all of the requirements by the City related
to storm water management and design and based upon the analysis and calculations provided
by the applicant, the proposed improvements will improve the existing storm water issues
currently occurring to the north of the proposed subdivision.
DB 3 EX
11.14 AC
KAZOR
PROPERTY
EX POND
DAYBREAK
PLAT 2
(EXISTING)
3.71 AC
LAWTON
PROPERTY
AYERS
PROPERTY
CIVIL DESIGN ADVANTAGE1711.611ENGINEER:JMMTECH: DSHREVISIONSDATEWAUKEE, IOWA1
1 EXISTING DRAINAGE MAPPHONE: (515) 369-4400 FAX: (515) 369-44103405 S.E. CROSSROADS DRIVE, SUITE GGRIMES, IOWA 50111THE RESERVE AT DAYBREAK