HomeMy WebLinkAbout2016-04-04-J09 Landing at Shadow Creek Plat 4_Preliminary Plat AGENDA ITEM:
CITY OF WAUKEE, IOWA
CITY COUNCIL MEETING COMMUNICATION
MEETING DATE: April 4, 2016
AGENDA ITEM: Consideration of approval of a resolution approving Preliminary Plat for
Landing at Shadow Creek Plat 4
FORMAT: Resolution
SYNOPSIS INCLUDING PRO & CON: The applicant, Landing at Shadow Creek, LLC,
requests approval of a preliminary plat for The Landing at Shadow Creek
Plat 4 which is approximately 40 acres in area located west of NE
Alice’s Road and north of Hickman Road. A total of 36 lots are proposed
for single-family residential, townhome, and commercial development. A
total of 31 lots are intended for single-family, 2 lots are intended for
townhome development, and 3 lots are intended for commercial
development. As part of the plat improvements the developer will be
required to extend streets and utilities throughout the plat. NE Dellwood
Drive will be extended from its current location as well as NE Douglas
Parkway. A new street NE Addison Drive will be extended through the
plat.
FISCAL IMPACT INCLUDING COST/BENEFIT ANALYSIS:
COMMISSION/BOARD/COMMITTEE COMMENT:
The Planning and Zoning Commission reviewed the preliminary plat at their meeting on
March 22, 2016 and recommended approval subject to remaining staff comments:
Approval of a Preliminary Plat for The Landing at Shadow Creek Plat 4
Senior Planner Andy Kass introduced a request by the Applicant, Landing at Shadow Creek,
LLC, to approve the preliminary plat for the Landing at Shadow Creek Plat 4. The subject
property lies east of the Landing at Shadow Creek Plats 1 – 3 and the Somerset Oaks
development and west of NE Alice’s Road. The subject property was rezoned in late 2015 from
A-1 to its current designation of R-2, R-4, and C-1 to allow for single-family residential,
townhomes, and commercial development. The preliminary plat identifies a total of 31 lots for
single-family residential development with lots ranging in size from 8450 to 16821 square feet , 2
large parcels for townhome development in lots 32 and 33, and 3 lots for commercial
development in anticipation of being developed as an apartment complex in the future, for a total
of 36 lots.
Out lot Z will be utilized for storm water detention for the single-family development. This basin
will be owned and maintained by a homeowners association. The applicant would be responsible
for the dedication of 0.56 acres. Based on current concepts for the townhome parcels a total of
1.98 acres would be required to be dedicated. Total anticipated parkland dedication would be
around 2.54 acres. The applicant is dedicating 3.17 acres to the City for parkland. Out lot Y is the
proposed location of the applicant’s parkland dedication. This park will be included within the
Alice’s Road Historical District that has been identified to celebrate Waukee’s heritage and
history.
As part of the plat construction NE Dellwood Drive, a 29 foot wide street with a 70 foot right-of-
way, will be extended east to the plat boundary. NE Addison Drive, a 29 foot wide street with a
60 foot right-of-way, will be constructed through the plat to provide access to the development.
This street will be extended from NE Dellwood Drive to NE Douglas Parkway.
NE Douglas Parkway will be extended from the western plat boundary to the intersection with
NE Addison Drive. The initial construction will be of a one lane roadway with 26 foot width.
Eventually this section of NE Douglas Parkway will be constructed as a two lane divided road.
The remaining portion of NE Douglas Parkway out to NE Alice’s Road will be constructed by the
City of Waukee. These portions of NE Douglas Parkway are slated to be completed prior to
opening of Grant-Ragan Elementary School in the fall of 2016.
A 10 foot trail will also be constructed on the north side of NE Douglas Parkway consistent with
the cities of Clive and Urbandale to the east. Five foot sidewalks are proposed throughout the
remainder of the plat.
All public utility services will be extended throughout the plat to provide access to the proposed
36 lots. Sanitary sewer and water will be extended along NE Douglas Parkway and south along
NE Addison Drive to service the proposed lots. Sanitary sewer for this plat is being provided by
the Little Walnut Creek Lift Station. 12 inch water main is also being extended on the west side
of NE Alice’s Road.
Areas for 25 foot and 30 foot landscape buffers have been identified on the preliminary plat.
These are required to screen differing land uses from one another. The 30 foot buffers will be
required to be installed as part of commercial development and the 25 foot buffers will be
required as part of the townhome development.
• Commissioner Schmidt questioned if there would be Traffic Signaling installed
as part of this development. Mr. Kass advised that there would be temporary
signaling and longer term traffic control put into place.
• Commissioner Hoifeldt questioned the size of the park in relation to the newly
renovated park to the South of town. Development Services Director Brad Deets
advised that the newly renovated park is only about 1.5 acres, so the proposed
park is about double in size.
• Commissioner Schmidt commented that the Out lot Y were the proposed
parkland is to be is almost exactly on top of the old mining entrance. Mr. Deets
advised that the old mining entrance did play a part in the size and location of the
Historical Park.
• Commissioner Streit asked for some clarification when improving SE Alice’s
Road which is owned by both Clive and Waukee. Mr. Deets advised that the
improvements are being done through a two entity agreement where what is in
Waukee is done by Waukee and likewise for the City of Clive. Typically one city
takes the lead on larger projects and the other handles the part that they are
responsible for.
• Commissioner Broderick asked if the Home Owners Association would be
responsible for the out lot Z, to which Mr. Kass advised that they will be
responsible for its maintenance. Commissioner Schmidt questioned where the
storm water goes from the detention pond. Mr. Kass advised that the preliminary
plan shows that it drains into a large pipe that would carry it north.
Commissioner Schmidt moved to approve the Preliminary Plat for the Landing at Shadow Creek
Plat 4, subject to any remaining staff comments and review of all legal documents by a legal
attorney, which was seconded by commissioner Streit. Ayes: Streit, Broderick, Hoifeldt, Shanks,
and Schmidt. Nays: none. Motion Carried.
STAFF REVIEW AND COMMENT: A majority of staff comments have been addressed and
staff is confident that the remaining comments will be addressed prior to
the Council meeting. Staff would recommend approval of the
preliminary plat for The Landing at Shadow Creek Plat 4 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:
PUBLIC NOTICE INFORMATION –
NAME OF PUBLICATION:
DATE OF PUBLICATION:
THE CITY OF WAUKEE, IOWA
RESOLUTION 16-
APPROVING THE PRELIMINARY PLAT FOR THE LANDING AT SHADOW CREEK
PLAT 4
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 The Landing at Shadow
Creek Plat 4 on March 22, 2016; AND,
WHEREAS, the Preliminary Plat for The Landing at Shadow Creek Plat 4 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 4th day of April, 2016, that the Preliminary Plat for The Landing at Shadow Creek Plat 4
be approved subject to remaining staff comments.
____________________________
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: Andy Kass
RE: Landing at Shadow Creek Plat 4 – Preliminary
Plat
DATE: March 22, 2016
GENERAL INFORMATION:
Applicant: Landing at Shadow Creek, LLC
Requested Action Approval of a Preliminary Plat for approximately
31 single family lots, 2 townhome parcels, and 3
commercial parcels.
Location and Size: Property is generally located on the west side of
NE Alice’s Road and north of Hickman Road,
containing approximately 40 acres.
LAND USES AND ZONING:
Location Existing Land Use Comprehensive Plan Current
Zoning
Property in Question Vacant – Undeveloped Neighborhood Residential R-2/R-4/C-1
North Undeveloped Neighborhood Residential A-1
South Undeveloped Neighborhood Residential R-3
East Undeveloped City of Clive N/A
West Landing at Shadow Creek
Plats 1 - 3 / Somerset Oaks
Neighborhood Residential R-2 / R-4
BACKGROUND:
The subject property lies east of the Landing at Shadow Creek Plats 1 – 3 and the Somerset Oaks development and
west of NE Alice’s Road. The subject property was rezoned in late 2015 from A-1 to its current designation of R-2, R-4,
and C-1 to allow for single-family residential, townhomes, and commercial development. The preliminary plat identifies a
total of 31 lots for single-family residential development, 2 large parcels for townhome development, and 3 lots for
commercial development for a total of 36 lots.
March 18, 2016
2 of 3
ABOVE LEFT: Aerial of Property (Purple Dashed Line) identifying the Single Family Residential in YYEELLLLOOWW; THE AREA IN OORRAANNGGEE
IDENTIFIES THE PROPOSED TOWNHOME GROUND; THE AREA IN RREEDD INDICATES THE COMMERCIAL GROUND.
PROJECT DESCRIPTION:
LOTS
The proposed single-family lots range in size from 8,450 square feet up to 16,821 square feet. The minimum lot size
required per the R-2 zoning district is 8,000 square feet for single family lots. All lots are shown with a minimum width
of at least 65 feet. Widths of the lots are 65 foot to 70 foot wide lots.
Lots 32 and 33 on the preliminary plat have been zoned to R-4 Row Dwelling and Townhome Dwelling District. Lot 32
is anticipated to be a second phase of the Somerset Oaks development.
Lots 34, 35, and 36 on the preliminary plat are zoned C-1 Community and Highway Service Commercial District in
anticipation of being developed as an apartment complex in the future.
Outlot Z will be utilized for storm water detention for the single-family development. This basin will be owned and
maintained by a homeowners association.
March 18, 2016
3 of 3
Outlot Y is the proposed location of the applicant’s parkland dedication. This park will be included within the Alice’s
Road Historical District that has been identified to celebrate Waukee’s heritage and history.
STREETS AND TRAIL
As part of the plat construction, NE Dellwood Drive, a 29 foot wide street with a 70 foot right-of-way will be extended
east to the plat boundary. NE Addison Drive a 29 foot wide street with a 60 foot right-of-way will be constructed
through the plat to provide access to the development. This street will be extended from NE Dellwood Drive to NE
Douglas Parkway.
NE Douglas Parkway will be extended from the western plat boundary to the intersection with NE Addison Drive. The
initial construction will be of a 1 lane roadway with 26 foot width. Eventually this section of NE Douglas Parkway will be
constructed as a 2 lane divided road. The remaining portion of NE Douglas Parkway out to NE Alice’s Road will be
constructed by the City of Waukee. These portions of NE Douglas Parkway are slated to be completed prior to opening
of Grant-Ragan Elementary School in the fall of 2016.
A 10 foot trail will also be constructed on the north side of NE Douglas Parkway consistent with the cities of Clive and
Urbandale to the east.
Five foot sidewalks are proposed throughout the remainder of the plat.
UTILITIES
All public utility services will be extended throughout the plat to provide access to the proposed 36 lots. Sanitary sewer
and water will be extended along NE Douglas Parkway and south along NE Addison Drive to service the proposed lots.
Sanitary sewer for this plat is being provided by the Little Walnut Creek Lift Station. 12 inch water main is also being
extended on the west side of NE Alice’s Road.
Storm water detention is being accommodated for the single-family lots in the detention basin that will be located on
Outlot Z. The townhome developments and commercial developments will be required to accommodate for their own
storm water detention as development occurs.
PARKLAND:
As previously noted, Outlot Y is the proposed location for parkland dedication. Based upon the proposed number of
single family lots, the application would be responsible for the dedication of 0.56 acres. Based on current concepts for
the townhome parcels a total of 1.98 acres would be required to be dedicated. Total anticipated parkland dedication
would be around 2.54 acres. The applicant is dedicating 3.17 acres to the City for parkland.
MISCELLANEOUS:
Areas for 25 foot and 30 foot landscape buffers have been identified on the preliminary plat. These are required to
screen differing land uses from one another. The 30 foot buffers will be required to be installed as part of commercial
development and the 25 foot buffers will be required as part of the townhome development.
STAFF RECOMMENDATION
At this time staff feels comfortable with the proposal and would recommend approval of the Preliminary Plat for the
Landing at Shadow Creek Plat 4 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: December 22, 2015
2nd Review: March 1, 2016
3rd Review:
4th Review:
Civil Design Advantage
Attn: Erin Ollendike
3405 SE Crossroads Drive, Suite G
Grimes, Iowa 50111
RE: The Landing at Shadow Creek Plat 4 – Preliminary Plat
Dear Mrs. Ollendike:
Per your request, staff has reviewed the proposed Preliminary Plat for The Landing at Shadow Creek Plat 4
located east of the Fox Creek Estates development, north of the Prairie Crossing development and west of
Alice’s Road. Based upon our review, staff has the following comments related to the preliminary plat:
GENERAL COMMENTS | COVER SHEET
1. Please label the streets within the vicinity map.
2. The existing corporate limit boundaries of Waukee and Clive should be indicated for clarity on all
applicable sheets of the plan set.
3. The adjoining property ownership as well as adjoining plat names should be indicated on all sheets of the
plan set for clarity.
4. Add a note that sidewalks are to be installed as part of individual lot development.
5. Please provide a street light layout plan.
6. Please provide a geotechnical exploration report as part of the next submittal.
Engineers Response:
7. Please indicate proposed access points for commercial and townhome lots.
Engineers Response:
SHEETS 1 & 2
8. Adjoining property ownership and existing plat names should be indicated.
9. Please provide a 30’ landscape buffer easement on Lot 36 along the portions that border R-2 zoning.
The plantings should be provided as follows: 2 overstory, 3 evergreen, and 2 ornamental per 50 lineal
feet.
Engineers Response:
Project Name Project Engineer/Manager Project Type City Contact
The Landing at Shadow
Creek Plat 4
Erin Ollendike Preliminary Plat Andy Kass
10. Provide an access into the parkland off of NE Dellwood Drive. Access into the parkland will need
to be installed in the middle of the lot off of NE Dellwood Drive and utilities installed on
the west side of the drive.
Engineers Response:
11. Provide a 25’ landscape buffer easement on the north side of the parkland. The plantings should be
provided as follows: 1 overstory, 2 evergreen, and 2 ornamental per 50 lineal feet.
12. Please provide a 30’ landscape buffer easement on the south side of Lot 34. The plantings should be
provided as follows: 2 overstory, 3 evergreen, and 2 ornamental per 50 lineal feet.
13. Please relabel the manhole on the sanitary sewer main located on the south side of Dellwood Drive at
the centerline of Addison (should be labeled sanitary rather than storm).
14. The parkland should be graded so that it is mowable. The entire area to be dedicated shall be
graded so that the City will be able to mow and maintain it until it is developed.
Engineers Response:
15. Extend sanitary and water mains to the plat boundary for lots 35 and 36.
16. Provide 12” watermain on Alice’s Road.
17. Staff questions how lots 32-36 will be served with sanitary and water. Is one 6-inch service to Lot 33
adequate. Please clarify if this will be a 6 or 8 inch service. The construction pans show and
8 inch. Please address.
Engineers Response:
18. Staff questions how lots 18 & 19 will be served with storm.
19. Please relabel the manhole on the sanitary sewer main located on the south side of Dellwood Drive at
the centerline of Addison (should be labeled sanitary rather than storm).
20. 60 foot half right-of-way along NE Alice’s Road will need to be dedicated to the City as part of the
platting process for future road improvements. Foth is in the process of verifying ROW needs.
21. The landscape buffer along NE Alice’s Road is not required.
22. Staff questions why NE Dellwood Drive is proposed to be built with no curb and gutter on the north
side of the road. In addition, staff questions why NE Dellwood Drive is noted to be built by others.
Please address. Please show NE Dellwood Drive improvements.
Engineers Response:
23. Complete storm sewer information on south side of NE Dellwood Drive south of Lot 17 (Sheet 2).
24. A 10 foot wide trail should be indicated on the north side of NE Douglas Parkway.
25. Staff questions if the commercial and townhomes lots should be platted as Outlots. Please address.
26. The sidewalk fronting Outlot Z will be required to be installed as part of the plat
improvements.
Engineers Response:
27. A manhole will be required on the 8-inch sanitary sewer between Lots 28 and 29.
Engineers Response:
SHEETS 3 & 4
28. Please add intakes at the north end of Addison.
29. Please label the normal pool elevations.
30. Add leaders pointing to the 100 year elevations.
31. Staff questions what happened to the outlet of the pond on Outlot Z when the commercial lots are
developed.
32. Staff questions if an offsite detention easement will be necessary for drainage areas west of Lots 1 - 17.
33. Label detention easement on Lots 1 and 2.
Engineers Response:
34. Please clarify who will own and maintain Outlot Z.
Engineers Response:
35. A note should be added to the temporary swales that they are to be replaced with storm
sewer as development occurs.
Engineers Response:
36. Please clarify who will be responsible for maintenance of the temporary swales if there are
multiple owners.
Engineers Response:
VEENSTRA & KIMM COMMENTS
37. All utilities and utility stub-outs to serve the multifamily and commercial lots should be indicated.
38. The 12-inch sanitary trunk sewer and 12-inch water main should be indicated along NE Douglas
Parkway and NE Alice’s Road.
39. The future footprint of NE Douglas Parkway and also the intersection with NE Alice’s Road should be
indicated.
40. The proposed NE Douglas Parkway improvements should be shown including lane markings, sidewalks,
and/or trails.
41. All sump areas should show the 100 year flood limits. The detention ponds should be designated to have
a clear reference to the storm water management plan.
42. The overland and storm water drainage with arrows should be shown for the northeast corner of the
plat.
43. Proposed grading should be shown for all of the plats including storm water detention basins. The storm
water management plan includes only the proposed single family residential and the tributary drainage
areas and not all of the plat.
44. It is not clear if the proposed ditch across lots 35 and 36 is temporary or permanent.
MISCELLANEOUS
45. Please submit the $250 preliminary plat review fee. There was no fee included with the original
submittal.
46. 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