HomeMy WebLinkAbout2017-01-16-J08 Deery Brothers Waukee Development_Revised Preliminary Plat_COUNCIL AGENDA ITEM:
CITY OF WAUKEE, IOWA
CITY COUNCIL MEETING COMMUNICATION
MEETING DATE: January 16, 2017
AGENDA ITEM: Consideration of approval of a resolution approving a revised preliminary plat
for Deery Brothers Waukee Development
FORMAT: Resolution
SYNOPSIS INCLUDING PRO & CON: The Rose Companies with property owners Estella L. & J.
Harry Copeland Trustees Etal, are requesting approval of a preliminary plat
for approximately 24.80 acres of property that is generally located south of
Hickman Road and west of 10th Street. The proposed preliminary plat includes
a total of two lots. Lot 1 is proposed to be 9.05 acres and Lot 2 is proposed to
be 12.75 acres. The preliminary plat identifies the extension of 10th Street,
Laurel Street, Maple Street, and a new street, 11th Street. The proposed lot is
intended for commercial development including a car dealership.
FISCAL IMPACT INCLUDING COST/BENEFIT ANALYSIS:
COMMISSION/BOARD/COMMITTEE COMMENT: The Planning and Zoning Commission
reviewed this request on November 22, 2016 and recommended approval subject to remaining
staff comments.
Approval of a revised Preliminary Plat for Deery Brothers Waukee Development
Senior Planner, Andy Kass, introduced the request made by the applicant, The Rose Companies, for
approval of an updated preliminary plat. The subject property is located south of Hickman Road and
west of 10th Street and is approximately 21.80 acres in area. The revised preliminary plat includes 2
lots for commercial development. Lot 1 is 9.05 acres in area and Lot 2 is 12.75 acres in area.
Mr. Kass advised that a number of streets will be extended throughout the plat. Maple Street will be
extended from the east to the west plat boundary and is indicated as a 31 foot wide street with a 70 foot
right of way. Laurel Street will be extended from the east to 10th Street. 10th Street will be extended
from Hickman Road to the south plat boundary and will eventually be a 4 lane boulevard. At this time
the applicant will only be responsible for constructing the west 26 feet of the street with future
improvements and widening to occur based on traffic counts. A new street, 11th street, will be
constructed along the west plat boundary and will be a 31 foot wide street with a 70 foot right of way.
Mr. Kass also indicated that the city will allow for the connection of Ashworth Drive to 10th Street
with the intention to remove the Ashworth connection as further improvements to 10th street are made.
5 foot wide sidewalks are indicated on both sides of all streets, but no trails will be extended through
this property.
Mr. Kass explained that several easements are proposed within the plat based upon the location of
proposed utilities and construction areas. A 30 foot landscape buffer easement will be required along
the south and east plat boundary to provide screening from the adjacent and future residential
development. Mr. Kass also stated that utilities will be extended to all lots. A 12 inch water main will
be extended along Hickman Road and 10th street and an 8 inch water main will be extended along
Maple Street and 11th Street. Sanitary Sewer will be extended by the spring crest development to the
south. Storm water detention is proposed in 2 areas. The south side of lot 1 and the north side of lots 1
and 2. Detention to the north will be connected to the Hickman Road Storm sewer. Detention to the
south will be directed southwards through a swale.
Mr. Kass informed the Commission that, at this time, staff had not seen a preliminary plat for the
Spring Crest Development, but that there would be a possible review after the first of the year.
At this time Staff feels comfortable with the proposal and would recommend approval of the revised
Preliminary Plat for Deery Brothers Waukee Development subject to remaining staff comments.
• Commissioner Streit questioned if there would be a connection for lot 1 to 10th Street. Mr.
Kass advised that, at the moment, there is a proposed temporary connection off of Laurel
Street, however it may become a permanent connection depending on future improvement and
emergency access needs.
• Commissioner Hoifeldt questioned where the convenience store was going to be located. Mr.
Kass advised that the city had not received any requests for a convenience store to be located
on this property, only the dealership on lot 1.
• Commissioner Hoifeldt questioned about the plans for the R-4 zoning of the property. Mr.
Kass advised that he did not anticipate the developers utilizing the R-4 zoning to build
townhomes at this time. If necessary, the developers would be able to use the area as open
space or as a possible storm water detention area.
• Commissioner Hoifeldt questioned what the proposed use for the extended area to the south of
lot 1 would be intended for. Emily Harding of Civil Design Advantage, a representative for the
applicant, advised that the shape of the area was due to the initial intention to use the R-4 for
rowhomes. However, the applicant does not have a specific buyer in mind for the area so it
may end up as rowhomes, it may end up being pursued for commercial projects, or even for an
extension for the dealership.
• Commissioner Hoifeldt questioned if anything had changed to the 10th Street and Hickman
connection. Mr. Kass advised that the alignment and extension of 10th Street is proposed to
remain the same to the initial preliminary plat.
• Commissioner Hoifeldt questioned if there would be a traffic light installed at the area. Mr.
Kass advised that traffic control would be enforced, more than likely by stop signs rather than
a stop light.
• Commissioner Streit questioned of staff saw any issues with lighting for the residential
neighbors to the east with the dealership. Mr. Kass advised that it was something that the staff
was aware could become a problem and would be monitoring closely.
• Commissioner Shanks questioned if this was the project where many of the residents had
attended to express concern for the sewer discharge. Mr. Kass advised that the residents were
more concerned with the housing development to the south, but that the City Engineers,
Veenstra and Kimm, had reached out to the residents in order to analyze the drainage issues in
the older parts of town.
Commissioner Hoifeldt moved to approve the preliminary plat for The Deery Brothers Project, subject
to remaining staff comments. The motion was seconded by Commissioner Hoifeldt. Ayes: Fontenot,
Streit, Hoifeldt, and Shanks. Nays: none. Motion Carries.
STAFF REVIEW AND COMMENT: At this time a majority of staff comments related to the
preliminary plat have been addressed and staff would recommend approval
subject to remaining staff comments.
RECOMMENDATION: Approve the resolution
ATTACHMENTS: I. Proposed Resolution
II. Staff Report
III. Staff Comment Letter
IV. Preliminary Plat
PREPARED BY: Andy Kass, Senior Planner
REVIEWED BY:
THE CITY OF WAUKEE, IOWA
RESOLUTION 17-
APPROVING THE DEERY BROTHERS WAUKEE DEVELOPMENT 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 Deery Brother Waukee Development on November 22,
2016, subject to remaining staff comments; AND,
WHEREAS, the revised Preliminary Plat for Deery Brothers Waukee Development 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 16th day of January, 2017, that the revised Preliminary Plat for Deery Brothers Waukee
Development be approved subject to remaining staff comments.
____________________________
William F. Peard, Mayor
Attest:
___________________________________
Rebecca D. Schuett, City Clerk
ROLL CALL VOTE AYE NAY ABSENT ABSTAIN
Anna Bergman
Brian Harrison
Shelly Hughes
Larry R. Lyon
STAFF REPORT
TO: Planning and Zoning Commission PREPARED BY: Andy Kass
RE: Deery Brothers Waukee Development – Revised
Preliminary Plat
DATE: November 22, 2016
GENERAL INFORMATION:
Applicant: The Rose Companies (applicant) & Estella and
J. Harry Copeland Trustees Et Al (property
owner)
Requested Action Preliminary Plat Approval
Location and Size: Property is generally located south of Hickman
Road and west of 10th Street containing
approximately 21.80 acres more or less.
LAND USES AND ZONING:
Location Existing Land Use Comprehensive Plan Current Zoning
Property in
Question
Agricultural Neighborhood Residential C-1 / R-4
North Agricultural Employment A-1
South Agricultural Neighborhood Residential R-2 / R-4
East Single Family Residential Neighborhood Residential R-2
West Agricultural Neighborhood Residential N/A (Dallas County)
BACKGROUND:
The subject property is located south of Hickman Road and west of 10th Street and is approximately 21.80
acres in area. This property was recently annexed into the City of Waukee. In July 2016, the Commission
recommended approval for a preliminary plat for this property. The applicant has since revised their
development plan and has submitted a revised preliminary plat for approvals.
November 17, 2016
2 of 3
ABOVE: Aerial photo of proposed plat outlined in BBLLUUEE in relation to the surrounding properties
Project Description:
Lots:
The revised preliminary plat includes 2 lots for commercial development. Lot 1 is 9.05 acres in area and Lot 2
is 12.75 acres in area. All proposed lots are in conformance with the Zoning Ordinance. The change in loot
configuration is minimal. Lot 1 has gotten a bit smaller and Lot 2 has gotten a bit larger from the previously
proposed preliminary plat.
Streets:
A number of streets will be extended throughout the plat. Maple Street will be extended from the east to the
west plat boundary. Maple Street is indicated as a 31 foot wide street with a 70 foot right-of-way. Laurel
Street will be extended from the east to 10th Street. 10th Street will be extended from Hickman Road to the
south plat boundary. 10th Street will eventually be a 4 lane boulevard, but at this time the applicant will only be
responsible for constructing the west 26 feet of the street. Future improvements will be made as traffic counts
warrant improvements. A new street, 11th Street will be constructed along the west plat boundary of the
property. 11th Street will be a 31 foot wide street with a 70 foot right-of-way.
Previously the City had directed the applicant to remove the connection of 10th Street and Ashworth Drive.
The City will allow for this connection initially, but when the further improvements to 10th Street are made is
when the connection will be removed.
Five foot wide sidewalks will be constructed on both sides of all streets.
November 17, 2016
3 of 3
Easements:
Several easements are proposed within the plat based upon the location of proposed utilities and construction
areas.
A 30 foot landscape buffer easement will be required along the south and east plat boundary to provide
screening from the adjacent and future residential development.
Utilities:
Utilities will be extended to all lots. A 12-inch water main will be extended along Hickman Road and 10th
Street. An 8-inch water main will be extended along Maple Street and 11th Street. Sanitary sewer will be
provided by an 8-inch sanitary sewer that will connect to a sanitary manhole installed as part of the Spring
Crest development to the south. This sewer will not be connected to the sanitary sewer that serves the
existing residential neighborhood to the east.
The preliminary plat identifies potential storm water detention areas for the lots. These areas are located on
the south side of Lot 1 and the north side of Lot 1 and Lot 2. Detention on the north side will be connected
into the Hickman Road storm sewer and storm water on the south side will be directed southwards through a
swale. This water will be picked-up in the future when the property to the south develops which should be
around the same time this property develops.
STAFF RECOMMENDATION
At this time Staff feels comfortable with the proposal and would recommend approval of the revised
Preliminary Plat for Deery Brothers Waukee Development subject to remaining staff comments.
CITY OF WAUKEE
Andy Kass, AICP
Senior Planner
Development Services Department
230 W. Hickman Road
Waukee, IA 50263
Phone: (515) 978-9533
Fax: (515) 987-1845
1st Review: October 25, 2016
2nd Review: November 16, 2016
3rd Review: January 4, 2017
4th Review:
Civil Design Advantage
Attn: Emily Harding
3405 SE Crossroads Drive, Suite G
Grimes, Iowa 50111
RE: Deery Brothers Waukee Development – Revised Preliminary Plat
Dear Mrs. Harding:
Per your request, staff has reviewed the proposed revised preliminary plat for Deery Brothers Waukee
Development. The property in question is generally located south of Hickman Road and west of 10th Street.
Based upon our review, staff has the following comments related to the construction plans:
SHEET 1 | COVER SHEET & GENERAL COMMENTS
1. Staff questions if it is still the intent of the developer to installed SE Laurel Street as a cul-de-sac. Please
address.
Engineers Response:
2. Show the new Waukee corporate limits.
Engineers Response:
3. Indicate adjacent ownership and zoning.
Engineers Response:
4. Label any existing easements with recorded book and page numbers.
Engineers Response:
SHEET 2 | PRELIMINARY PLAT
5. The existing portion of 10th Street between Ashworth Drive and Laurel Street can be removed as part
of the initial phase of development. Only those portions south of Ashworth Drive should be
noted for removal.
Engineers Response:
6. The temporary turnaround will not be required as Ashworth Drive will be allowed to be tied into the
new portion of 10th Street.
Engineers Response:
Project Name Project Engineer/Manager Project Type City Contact
Deery Brothers Waukee
Development Revised
Preliminary Plat
Emily Harding Preliminary Plat -
Commercial
Andy Kass
7. Verify services are in correct locations for the proposed lots. Sanitary and water services are indicated
where potential detention locations are. Is it the intent to provide sanitary service to the R-4
zoned portion of the property?
Engineers Response:
8. Show access off of 10th Street for Lot 1.
Engineers Response:
9. Does the existing storm sewer along Hickman Road have capacity for proposed detention outlet on Lot
1, Please address. Staff is trying to locate the Hickman road storm sewer information for you.
Engineers Response:
10. Remove the north pedestrian ramp at Hickman Road and 11th Street.
Engineers Response:
11. The 12-inch water main crossing at the intersection of Ashworth Drive and 10th Street can
be eliminated, instead please continue the 12-inch main to the north and connect at the
tee with the northern crossing and provide a valve.
Engineers Response:
12. The applicant will be required to extend the existing sidewalks along Laurel Street to the
new 10th Street. Eastbound pedestrian ramps will need to be provided on the west side of
10th Street at the intersection with Laurel Street.
Engineers Response:
13. The applicant will be required to extend the existing sidewalk on the north side of Maple
Street to the new 10th Street. Eastbound pedestrian ramps will need to be provided on the
west side of 10th Street at the intersection with Maple Street. The sidewalk on the south
side of maple Street should be installed from 10th Street to the plat boundary.
Engineers Response:
SHEET 3 - 4 | PRELIMINARY PLAT
14. A temporary drainage easement should be indicated on the property to the south. Staff also questions if
the developer has secured these proposed easements. Please address. Proof of the easements will
be required prior to construction. Provide these easements at the pre-construction
meeting.
Engineers Response:
15. Indicate any proposed overland flowage easements with spot elevations at the low points of the swales
and where the swale crosses a property line. Distances to the nearest p[property line should also be
provided.
Engineers Response:
16. Indicate and illustrate any 100 flood elevations for proposed detention areas and sump areas. Illustrate
these areas.
Engineers Response:
17. Staff questions why the 12-inch water main is stubbed to the east at the intersection of
Hickman Road and 10th Street. Please address.
Engineers Response:
VEENSTRA & KIMM COMMENTS
18. Storm water management plan: Revise ST-6 to ST-106 along 11th Street on storm sewer
map. Revise pipe L-109 to run from ST-109 to ST-108 in storm sewer pipe information.
Engineers Response:
19. Veenstra & Kimm’s Stormwater Management Plan Report and recommendations to limit
storm flows to 1.2 cfs per acre would not be applicable to the proposed Ponds 1 and 2
which discharge into the Hickman Road storm sewer system. The capacity of the existing
15-inch storm sewer proposed to be used as an outlet from the Ponds 1 and 2 should be
verified. Also verify the contribution of storm flow that was originally assigned to the 15-
inch storm sewer from the area located south of Hickman Road.
Engineers Response:
20. The general 1.2 cfs per acre recommended limit in the Veenstra & Kimm study should be
verified against the SUDAS drainage criteria, and the more restrictive result used.
Engineers Response:
MISCELLANEOUS
21. Staff would request that the revised plans and comment response letter be provided in digital form
(PDF) and hard copies with 5 full-sized hard copies delievered to Waukee City Hall. The PDF copy
should be emailed. One additional hard copy set should be delivered directly to Veenstra and Kimm to
John Kursitis’ attention.
Should you have any questions or concerns regarding these comments, please feel free to contact Brad Deets
(515-978-7899), Melissa DeBoer (515-978-7898), or myself at (515) 978-7897.
Sincerely,
Andy Kass, AICP
Senior Planner