HomeMy WebLinkAbout2016-02-02-J02 Daybreak P2_Prelim Plat AGENDA ITEM:
CITY OF WAUKEE, IOWA
CITY COUNCIL MEETING COMMUNICATION
MEETING DATE: February 2, 2016
AGENDA ITEM: Consideration of approval of a resolution approving Preliminary Plat for
Daybreak Plat 2
FORMAT: Resolution
SYNOPSIS INCLUDING PRO & CON: The applicant, Daybreak Waukee, LLC, requests
approval of a preliminary plat for Daybreak Plat 2 which is
approximately 42 acres in area located west of Ute Avenue and north of
the Ashworth Road/Ute Avenue intersection. A total of 81 lots are
proposed for single-family residential development. As part of the plat
improvements the developer will be required to install a number of new
streets and extend utilities over the course of the two phases of the
project. Daybreak Drive will be extended further to the west to provide a
connection to Ute Avenue and a new street, Dawn Valley Drive will
provide a connection to Ashworth Road.
FISCAL IMPACT INCLUDING COST/BENEFIT ANALYSIS:
COMMISSION/BOARD/COMMITTEE COMMENT:
The Planning and Zoning Commission reviewed the preliminary plat at their meeting on
January 12, 2016 and recommended approval subject to remaining staff comments:
Approval of a Preliminary Plat for Daybreak Plat 2
Planner, Melissa DeBoer, stated that the subject property is located west of Ute Avenue and north
of Ashworth Road, just west of Daybreak Plat 1, containing a total of 42.44 acres zoned R-1,
Single Family Residential. Ms. DeBoer explained that the plat contains a total of 81 single family
residential lots and one 1.46 acre lot dedicated as city park located in the southwest corner of the
plat. Ms. DeBoer stated that Daybreak Drive will continue west into this plat, from Daybreak Plat
1 and a new street will be constructed off of Ashworth Road on the south in order to provide
access to this development. Five foot sidewalks will be constructed on both sides of the streets
throughout the plat and a 10’ trail is proposed to provide access from Sunflower Drive to Scenic
View Drive. Ms. DeBoer explained that the trail will be installed by the developer as part of plat
improvements. Ms. DeBoer explained that there will be a 30 foot landscape buffer easement
along the south boundary of the plat, adjacent to Ashworth Road and these plantings will be
installed as part of the plat improvements. Ms. DeBoer stated that all lots will be served with
public utilities and the parkland dedication is being satisfied with the 1.46 acres being provided in
the southwest corner of the plat.
Commissioner Schmidt questioned what the long term plan is for the improvements to Ashworth
Road. Brad Deets, Development Services Director, stated that for now the requirement is to chip
seal the road from Ute Avenue to the west plat boundary of Daybreak Plat 2. Mr. Deets explained
that the long term plan is to have Ashworth Road fully paved, but that plan is for 20 to 30 years
out.
Commissioner Nigro questioned how much water can be contained within the pond. Jake Becker,
McClure Engineering, stated that the pond will be a dry bottom pond that overflows to the south.
Mr. Becker explained that it is 7 ½ feet deep at the 100 year elevation.
Commissioner Hoifeldt questioned who will be responsible for the maintenance of the pond to the
east. Mr. Becker explained that the east pond will be maintained by the Homeowner’s
Association and the west pond within the park will be maintained by the City of Waukee.
Motion by Commissioner Schmidt, seconded by Commissioner Nigro to approve the preliminary
plat for Daybreak Plat 2 subject to any remaining staff comments. Ayes: Nigro, Fontenot,
Broderick, Hoifeldt, Shanks, and Schmidt. Nays: None. Motion carried.
STAFF REVIEW AND COMMENT: Staff would recommend approval of the preliminary
plat for Daybreak Plat 2.
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:
PUBLIC NOTICE INFORMATION –
NAME OF PUBLICATION:
DATE OF PUBLICATION:
THE CITY OF WAUKEE, IOWA
RESOLUTION 16-
APPROVING THE PRELIMINARY PLAT FOR DAYBREAK PLAT 2
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, subject to remaining staff comments, of a Preliminary Plat for Daybreak Plat 2 on
January 12, 2016; AND,
WHEREAS, the Preliminary Plat for Daybreak Plat 2 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 2nd day of February, 2016, that the Preliminary Plat for Daybreak Plat 2 be approved.
____________________________
William F. Peard, Mayor
Attest:
_______________________________________
Rebecca D. Schuett, City Clerk
ROLL CALL VOTE AYE NAY ABSENT ABSTAIN
Shane Blanchard
Brian Harrison
Shelly Hughes
Larry R. Lyon
Rick Peterson
STAFF REPORT
TO: Planning and Zoning Commission PREPARED BY: Melissa DeBoer
RE: Daybreak Plat 2 – Preliminary Plat
DATE: January 12, 2016
GENERAL INFORMATION:
Applicant: Daybreak Waukee, LLC
Requested Action Preliminary Plat Approval
Location and Size: Property is generally located West of Ute
Avenue, North of the Ute Avenue/Ashworth
Road intersection containing approximately
42.44 acres more or less.
LAND USES AND ZONING:
Location Existing Land Use Comprehensive Plan Current Zoning
Property in
Question
Vacant – Undeveloped Neighborhood Residential R-1
North Vacant – Undeveloped Neighborhood Residential A-1
South Rural Residential Rural Residential A-1
East Daybreak Plat 1 – Single
Family Residential
Neighborhood Residential R-1
West Agricultural Neighborhood Residential A-1
BACKGROUND:
The subject property is located west of Ute Avenue and north of the Ute Avenue/Ashworth Road
intersection, immediately west of the Daybreak Plat 1 development. The developer, Daybreak Waukee, LLC,
requests approval of a preliminary plat for an 81 lot single-family residential subdivision. In July 2015, the
Planning & Zoning Commission recommended approval of the applicant’s request to rezone the subject
property from A-1 (Agricultural) to R-1 (Single Family Residence) and the City Council approved the rezoning
in September 2015.
January 8, 2016
2 of 3
ABOVE: Aerial photo of proposed plat outlined in BBLLUUEE in relation to the surrounding properties
Project Description:
Lots:
The preliminary plat includes 81 single family residential lots and one 1.46 acre lot dedicated as city parkland.
The lots are a minimum of 10,000 square feet in size. All of the lots are indicated as having the required 30
foot front yard setback.
Streets:
Daybreak Drive will continue west from Daybreak Plat 1. A new street, Dawn Valley Drive, will be
constructed off of Ashworth Road in order to provide access to this development. Other streets throughout
the plat include Scenic View Drive, Sunflower Drive, Crescent Ridge Drive, Morningstar Court, and Sunburst
Court.
Five foot sidewalks will be constructed on both sides of the streets throughout the plat as part of individual lot
build out. The five foot sidewalk along Parcel A will be installed as part of the plat improvements. A trail is
proposed to provide access from Sunflower Drive down to Scenic View Drive and the park land to the south.
The trail is located along lots 34, 35, 73, and 74 and will be installed as part of the plat improvements.
January 8, 2016
3 of 3
Easements:
Several easements are proposed within the plat based upon the location of proposed utilities.
A 30 foot landscape buffer easement will be provided along the south boundary, adjacent to Ashworth Road.
This landscape buffer easement includes lots 53, 54, 55, 59, 60, and the city park land. The landscape buffer
plantings will be installed as part of the plat improvements.
There are two 25’x25’ monument sign easements located on both sides of Dawn Valley Drive at the
intersection of Dawn Valley Drive and Ashworth Road.
Utilities:
All lots will be served with public utility services.
A majority of storm water from this plat will be routed to the proposed detention basin within Parcel A and
the detention basin located in the rear yards of lots 53 and 54.
Parkland Dedication
As part of the development of this plat the applicant is required to dedicate parkland, for which the amount
required in this case is 1.46 acres. The applicant has provided the required 1.46 acres of parkland in the
southwest corner of this plat.
STAFF RECOMMENDATION
At this time Staff feels comfortable with the proposal and would recommend approval of the Preliminary Plat
for Daybreak Plat 2 subject to remaining staff comments.
CITY OF WAUKEE
Melissa DeBoer, AICP
Planner II
Development Services Department
230 W. Hickman Road
Waukee, IA 50263
Phone: (515) 978-9533
Fax: (515) 987-1845
1st Review: September 29, 2015
2nd Review: December 9, 2015
3rd Review: January 13, 2016
4th Review:
McClure Engineering Co.
Attn: Jake Becker
1360 NW 121st Street
Clive, IA 50325
RE: Daybreak Plat 2 – Preliminary Plat
Dear Mr. Becker:
Per your request, staff has reviewed the proposed preliminary plat for Daybreak Plat 2. The property in
question is located near the northwest corner of the Ute Avenue/Ashworth Road intersection. Based upon our
review, staff has the following comments related to the preliminary plat:
GENERAL COMMENTS
1. Provide IDNR Sanitary and Water Permit.
2. Provide a note stating that a preconstruction meeting with the City of Waukee will be required prior to
any construction.
3. Please provide a geotechnical exploration report as part of the next submittal.
4. Provide a note stating who is responsible for the maintenance of the detention basin.
5. Staff questions if the width of the Sweetgum Drive intersection will be adequate for the future
connection to Ashworth Road as it is improved.
6. Provide pedestrian facilities for the Horizon Drive and Daisy Drive intersection.
7. Verify all pedestrian facilities, including street crossings, will meet PROWAG.
8. Staff suggests removing the pedestrian ramp located on the southwest side of the
intersection of Dawn Valley Drive and Scenic View Drive going north as there is no ramp
on the other side of the street to connect to it as well as the ramp located on the
northwest corner of the intersection of Crescent Ridge Drive and Scenic View Drive going
south.
9. Please note that a temporary sediment basin facility will be required for disturbed areas over 10 acres.
10. Provide a 20’ minimum sanitary sewer easement (10’ each side) or two times the depth. Provide a 10’
easement if the main is less than 10’ from the property line.
11. Keep storm sewer mains from underneath the pavement (Horizon Court), try to locate manholes out
of pavement.
12. Keep utility layout consistent on street sides throughout the plat.
Project Name Project Engineer/Manager Project Type City Contact
Daybreak Plat 2 Jake Becker Preliminary Plat Melissa DeBoer
13. Show services to all lots.
14. Verify storm sewer is extended to serve every lot with sump services (lots 78-81).
15. Show Ashworth Road improvements.
16. Please revise street names as follows:
• Moonglow Court – Morningstar Court
• Sweetgum Drive – Dawn Valley Drive
• Daisy Drive – Scenic View Drive
• Horizon Drive – Crescent Ridge Drive
17. On note 3, please add “pond B” to the end of the note in order to clarify which pond the
HOA is responsible for.
Engineers Response:
18. Please label the lot square footage on each individual lot on the plan set.
Engineers Response:
SHEET 1
19. Please update the street names under the Pavement block.
20. The vicinity map should be updated to include the label for Daybreak Drive.
21. Please provide a note on the cover sheet indicating that the five foot sidewalks are to be installed as part
of individual lot development.
22. Please provide a note indicating that the 10 foot trail located on lots 34/35 and 73/74 are to
be installed as part of individual lot development.
23. In the note provided at the bottom of the page in the lower left corner, please reference the City of
Waukee Standard Specifications for Public Improvements prior to SUDAS.
24. Please provide all bulk regulations for the R-1 zoning district.
25. Please complete the information under the Benchmark block located on the cover sheet.
26. Revise Daisy Court to Daisy Drive to remain consistent.
27. Revise Sunflower Court to Sunflower Drive to remain consistent.
28. Please rename Horizon Drive as that name is already used within the city of Waukee.
29. Please note that Ashworth is not an asphalt surfaced roadway. Please revise plans.
30. Show improvements carried through to the plat boundaries.
31. Staff suggests considering options in order to provide more through streets throughout the subdivision.
SHEET 2
32. Please revise Sunflower Drive located in the southeast corner of the sheet to the correct
street, Morningstar Court.
33. Remove the looped watermain from Scenic View Drive to Sunflower Drive.
34. Sunflower Drive should be 29’ wide. The cul-de-sac can remain at 26’ in width.
35. Please verify that Lot 43 meets the minimum required lot width of 80 feet, measured at the building
setback.
36. Please provide easements and label on the plan for all utilities that are located within any of the private
lots.
37. Please label the street pavement widths throughout the plan set.
38. Please label the road/ROW widths throughout the plan set.
39. Please label the five foot sidewalks throughout the plan set.
SHEET 3
40. Please label the buffer easement as “Landscape Buffer Easement” and also label the width.
41. Please indicate on the plan whether the monument sign locations will be within a sign easement and also
indicate the size of the easement. Please provide a note on the cover sheet indicating who will
be responsible for the maintenance of the monument signs.
42. Staff questions if services should be extended to the existing property located in the southeast corner.
43. Remove the looped watermain from Sunflower Drive (Morningstar Court) to Sunburst
Court.
44. Please revise Sunflower Drive located in the southeast corner of the sheet to the correct
street, Morningstar Court.
45. The 18” storm on Lot 44 needs to run straight across the street.
46. Provide easements with width to double the depth of main (sanitary along Horizon Drive, Daisy Drive,
Sunburst Court, Sweetgum Drive, and Sunflower Court; storm sewer in rear lot of Lot 35 and Lot 51).
47. Provide pond elevation information (normal and 100 year elevations) and illustrate.
48. Provide 100 year overflow path location.
49. Detentions should be maintained by a Homeowner’s Association, please provide a note stating the
responsibility of the detention basins.
50. Show existing utilities along Ashworth Road.
51. Please indicate the existing Xenia water main along the south side of Ashworth Road.
52. Provide a detention easement for Detention Pond B. Please revise plan to show the
detention pond being located entirely within the easement, it appears that a tiny sliver of it
is shown outside the easement boundary.
Engineers Response:
53. Staff questions if sanitary sewer could be extended to the adjacent property in the
southeast corner through the easement between lots 52 and 53. This would provide a
sanitary connection for this property in the future.
54. Staff questions if Pond A will be on its own lot or if the developer intends to include it
within the parkland. The City has no interest in acquiring a pond as part of parkland
dedication.
SHEET 4 & 5
55. Provide a detention easement for the critical overflow located within lots 14-23.
56. Provide a temporary construction easement at the north plat boundary of Sunflower
Drive.
57. Please indicate and illustrate the 100 year flood elevations and overflow routes for all detention and
sump areas.
58. Show and label all easements.
59. Provide a minimum 2% grade for all overland flowage easements, label this on the plan set. Please label
the percent of grade through lots 57-59 and lots 42-43.
60. Staff questions if an overland flowage easement is needed for lots 55-59. Please address.
61. Show existing drainage outlet points along Ashworth Road.
62. Show existing grades for the area to the east.
63. Provide an additional easement for potential ponding of water indicated by critical
elevation in lots 15, 16, and 18-22.
64. Label the overland flowage easement located within lots 55-59.
65. The 100-year elevation for the pond located within the parkland encroaches into the
Ashworth Road right-of-way. The pond will need to be adjusted so that the 100 year does
into encroach into the right-of-way
SHEET 6 & 7
66. Please show the hydrant radius as 150 feet and the hydrant spacing at 300 feet.
67. Provide proposed water main fitting locations.
68. All improvements shall be extended to the plat boundaries (sanitary and pavement west end of Daisy
Drive and Daybreak Drive / north end of Sunflower Drive).
69. Keep water on same side of street on Daisy Court and move storm to same side as sanitary to avoid
storm under multiple panels on Moonglow Court.
70. Consider an outlet point for the storm sewer (Parcel A) that is not near the sanitary manhole.
71. Please provide water main along Ashworth Road. Staff questions if there is an existing connection point.
72. Provide sump services for Lots 78 & 79 (not to be installed in structures). Sump services are not
allowed to be installed into structures, use a wye into the storm pipe on all applicable lots.
Engineers Response:
73. Provide information for proposed outlet structures at detention facilities to Ashworth Road right-of-
way.
VEENSTRA & KIMM COMMENTS
74. The 100 year flood limits should be indicated for all sump areas.
75. Overflow routes from the detention basin and sump areas should be indicated with arrows.
76. The northerly drainage and extension of the roadway of Sunflower Drive to the adjoining property
should be clarified.
77. Intakes should be provided at the northerly end of Sunflower Drive and the westerly ends of Daybreak
Drive and Daisy Drive.
78. We understand that Ashworth Road is designated as a major arterial on the major streets plan and the
Kettlestone plans. Minimum right-of-way width for the major arterial is considered 120 feet.
79. The north part of the plat is proposed to be served with sanitary sewers connected to the sewer of
Daybreak Plat 1 to the east. The south part of the plat is intended to be served by the future Daybreak
Trunk Sewer to be located southeasterly of Ashworth Road.
80. The storm drainage computations appear reasonable. The off-site drainage of approximately 11 acres
northerly and westerly should be verified regarding its impact downstream when developed.
MISCELLANEOUS
81. Provide a copy of the Construction Site SWPPP Review Checklist signed by SWPPP designer.
82. Provide a copy of the SWPPP prepared for obtaining General Permit #2 coverage.
83. Provide a copy of the IDNR issued General Permit #2 authorization letter.
84. Complete COSESCO application and submit with $65 fee for the first required quarterly COSESCO
inspection.
85. Provide temporary sediment basin if over 10 acres is disturbed.
86. The applicant will be required to provide the following as a part of the completion of the public
improvements prior to approval of a certificate of occupancy:
a. Post Construction What practices considered for this site?
i. Provide a site plan specific to the storm water management facilities of the property
indicating the permanent measures utilized by the designer and requirements for
maintenance of said facilities.
ii. A maintenance covenant will need to be created and provided for review.
b. As-built plans of all storm water management facilities on site and a certification statement
signed by SWPPP designer indicating that facilities were constructed as designed will be
required.
c. Provide finished grade spot elevations at all locations where an overland flowage easement
crosses a property line, including locations where said easements run to the street.
87. 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
Jordan Kappos’ attention.
Should you have any questions or concerns regarding these comments, please feel free to contact Brad Deets
(515-978-7899), Andy Kass (515-978-7897), or myself at (515) 978-7898.
Sincerely,
Melissa DeBoer, AICP
Planner II