HomeMy WebLinkAbout2016-05-16-J12 Alice Patricia Homes_Preliminary Plat AGENDA ITEM:
CITY OF WAUKEE, IOWA
CITY COUNCIL MEETING COMMUNICATION
MEETING DATE: May 16, 2016
AGENDA ITEM: Consideration of approval of a resolution approving a preliminary plat for
Alice Patricia Homes
FORMAT: Resolution
SYNOPSIS INCLUDING PRO & CON: Silver Oak, Inc., is requesting approval of a preliminary
plat for approximately 21.81 acres of property located west of NE Alice’s
Road and south of NE Douglas Parkway. The plat consists of twelve lots
intended for multi-family residential development. A total of twelve, 24 unit
apartment buildings are proposed to be constructed on the property for a total
of 288 units. All applicable easements are indicated on the plat.
FISCAL IMPACT INCLUDING COST/BENEFIT ANALYSIS:
COMMISSION/BOARD/COMMITTEE COMMENT: The Planning and Zoning Commission
reviewed this request on April 26, 2016 and recommended approval subject to remaining
staff comments.
MOTION: APPROVAL OF A PRELIMINARY PLAT FOR ALICE PATRICIA HOMES,
APPROVAL OF A FINAL PLAT FOR ALICE PATRICIA HOMES, AND APPROVAL OF A
SITE PLAN FOR ALICE PATRICIA HOMES
City Planner Melissa DeBoer advised that the three motions of the Preliminary Plat, Final Plat, and
Site Plan would be voted on as individual motions at the end of the Staff Report which summarized the
information for all three motions.
Mrs. DeBoer described that the project involves the construction of 12 apartment buildings with a total
of 288 units for the entire site. Each apartment building will consist of 24 units. Each building is just
over 10,000 square feet in size. Each building has 12 – two bedroom units at 990 square feet and 12 –
three bedroom units at 1,225 square feet. The project also consists of a clubhouse building and pool as
well as several garage buildings located throughout the site, for a total of 288 garage stalls with an
additional 457 spaces for surface parking.
Mrs. DeBoer advised that three access points to the site are proposed. One located off of NE Alice’s
Road, one on the south side of the site off of NE Boston Parkway, and one on the north side of the site
off of NE Dellwood Drive. There is a main access drive running from north to south through the entire
site from NE Dellwood Drive to NE Boston Parkway. A 5 foot wide sidewalk along the south side of
NE Dellwood Drive will be constructed as part of phase 1 of this project. A future 10’ wide shared use
path is proposed on these plans on the north side of NE Boston Parkway. A 10’ wide trail will be
installed along Alice’s Road in the future. There is also a network of sidewalks provided throughout
the entire site to allow for pedestrian movement from building to building throughout the complex.
Sanitary sewer will be extended to the site from NE Dellwood Drive. Water will be provided to the site
by extending the 12” water main from the south side of the property located just south of the site, all
the way to the north plat boundary along Alice’s Road. Storm water will be managed with several
detention ponds. Ponds located on the north half of the site will outlet to the north and the detention
ponds located on the south half of the site will outlet to the south within the storm sewer easement on
MidAmerican’s property.
Mrs. DeBoer explained that a 25 foot landscape buffer easement is being provided along Alice’s Road
and all Landscape and open space requirements are met. The site plan also includes a detail identifying
how ground mounted mechanical units are to be screened. The proposed apartment buildings will be
constructed with vinyl siding, cultured stone, and asphalt shingles. The applicant has proposed six
different color schemes for the elevations of the buildings. The colors proposed are variations of
beiges, grays, and blues.
• Commissioner Hoifeldt pointed out that the Preliminary Plat showed Phasing for the buildings
and questioned if the roads would be constructed continually throughout the process. Mrs.
DeBoer advised that all roads and sidewalks would be constructed in the first phase and only
the buildings would be coming in at separate phases.
• Commissioner Schmidt questioned if the storm water drainage would travel back through the
property to Alice’s Road, or if it would travel to the west. A Representative of the developers
advised that they had plans to connect to Douglas via Alice’s Road and the South side of the
property draining into a preexisting swale.
• Commissioner Hoifeldt questioned why the entrance to the site does not line up with 284th
lane. Development Services Director Brad Deets advised 284th is a private drive and the access
points line up with the major city access points for Clive.
• Commissioner Broderick questioned where the trash enclosures would be located and the
Representative advised that they were located near the garages. Commissioner Broderick
continued to question if there was any foreseeable issues with trucks being able to enter and
collect the refuse. The representative that there was not any issues they could see, there are
some tight corners and the dumpsters may have to be rolled out depending on the type of
waste hauler used, but it is no different in size than any other apartment complex in the area.
Commissioner Schmidt questioned the staff if the Fire Department of Waukee had any
concerns with the lay out and Senior Planner Andy Kass advised that they had no concerns
with maneuvering any equipment.
• Commissioner Broderick questioned about the required park land dedication. Mr. Deets
advised that the city is working with the applicant as there are already 2 established parks; an
18 acre to the west, and 3 acres to the north. The applicant has offered a cash payment to be
used to maintain and improve the current park lands in lieu of actual parkland dedication.
• Commissioner Hoifeldt questioned if there would be fencing around the detention ponds, Mrs.
Representative advised that not at this time.
• Commissioner Streit questioned if the plans for this property had changed since the original
rezoning. Mrs. Representative advised that there had been a lot of changes. The initial plan
had buildings stacked one on top of the other and we were asked to create something more
visually appealing.
• Upon request of Commissioner Schmidt, the applicants did produce samples of the stone
facing, shingles and siding options that they planned on using, in lieu of a materials board.
Commissioner Schmidt moved to approve in the case of the Approval of a Preliminary Plat for Alice
Patricia Homes Subject to any remailing staff comments and review of all legal documents by the City
Attorney, which was seconded by Commissioner Streit. Ayes: Streit, Broderick, Hoifeldt, Shanks, and
Schmidt. Nays: none. Motion Carried.
STAFF REVIEW AND COMMENT: At this time a majority of staff comments have been
addressed. Staff recommends 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 16-
APPROVING THE ALICE PATRICIA HOMES 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 Alice Patricia Homes on April 26, 2016, subject to remaining
staff comments; AND,
WHEREAS, the Preliminary Plat for Alice Patricia Homes 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 May, 2016, that the Preliminary Plat for Alice Patricia Homes 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: Melissa DeBoer
RE: Alice Patricia Homes – Preliminary Plat, Final
Plat, and Site Plan
DATE: April 26, 2016
GENERAL INFORMATION:
Applicant: Silver Oak, Inc.
Requested Action
Preliminary Plat, Final Plat, & Site Plan Approval
Location and Size: Property is generally located west of Alice’s Road, south
of the Alice’s Road/NE Douglas Parkway intersection
containing approximately 21.81 acres.
LAND USES AND ZONING:
Location Existing Land Use Comprehensive Plan Current Zoning
Property in Question Vacant – Undeveloped Neighborhood Residential R-3
North Undeveloped Neighborhood Residential R-4 / R-2
South MidAmerican Energy
Substation
Neighborhood Residential C-1
East Single-Family Residential Neighborhood Residential A-1 / City of Clive
West Vacant – Undeveloped Neighborhood Residential R-3
BACKGROUND:
The applicant is requesting approval of a preliminary plat, final plat, and site plan in order to develop a multi-
family apartment complex consisting of 12 buildings, each containing 24 apartment units for a total of 288
units. The subject property was recently rezoned in 2015 from C-4 (Office Park Commercial) to R-3 (Rental
Multi-Family Residential).
April 22, 2016
2 of 3
ABOVE: Aerial of subject property in relation to the surrounding area.
PROJECT DESCRIPTION:
The project involves the construction of 12 apartment buildings with a total of 288 units for the entire site.
Each apartment building will consist of 24 units. Each building is just over 10,000 square feet in size. Each
building has 12 – two bedroom units at 990 square feet and 12 – three bedroom units at 1,225 square feet.
The project also consists of a clubhouse building and pool as well as several garage buildings located
throughout the site, for a total of 288 garage stalls.
ACCESS AND PARKING:
Three access points to the site are proposed. One located off of NE Alice’s Road, one on the south side of
the site off of NE Boston Parkway, and one on the north side of the site off of NE Dellwood Drive. There is a
main access drive running from north to south through the entire site from NE Dellwood Drive to NE Boston
Parkway. The access drive off of Alice’s Road cuts immediately through the center of the site. The required
amount of parking for this development is 634 parking stalls or 2 stalls per unit plus one additional visitor stall
for every 5 units. The site plan indicates 745 parking spaces total, 288 spaces are garages and the other 457
spaces are surface parking stalls.
A 5 foot wide sidewalk along the south side of NE Dellwood Drive will be constructed as part of phase 1 of
this project. A future 10’ wide shared use path is proposed on these plans on the north side of NE Boston
Parkway. A 10’ wide trail will be installed along Alice’s Road in the future. There is also a network of sidewalks
provided throughout the entire site to allow for pedestrian movement from building to building throughout
the complex.
April 22, 2016
3 of 3
UTILITIES:
Sanitary sewer will be extended to the site from NE Dellwood Drive. Water will be provided to the site by
extending the 12” water main from the south side of the property located just south of the site, all the way to
the north plat boundary along Alice’s Road. Storm water will be managed with several detention ponds
located throughout the site. The detention ponds located on the north half of the site will outlet to the north
and the detention ponds located on the south half of the site will outlet to the south within the storm sewer
easement on MidAmerican’s property.
LANDSCAPING:
A 25 foot landscape buffer easement is being provided along Alice’s Road. The proposed site plan provides for
the required landscaping as well as required open space. The site plan also includes a detail identifying how
ground mounted mechanical units are to be screened.
ELEVATIONS:
The proposed apartment buildings will be constructed with vinyl siding, cultured stone, and asphalt shingles.
The applicant has proposed six different color schemes for the elevations of the buildings. The colors
proposed are variations of beiges, grays, and blues.
STAFF RECOMMENDATION
At this time Staff is comfortable with the preliminary plat/site plan and final plat and would recommend
approval of the preliminary plat/site plan and final plat subject to remaining staff comments and review of all
legal documents by the City Attorney.
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: August 18, 2015
2nd Review: October 13, 2015
3rd Review: May 3, 2016
4th Review:
Civil Design Advantage
Attn: Erin Ollendike
3405 S.E. Crossroads Drive, Suite G
Grimes, IA 50111
RE: Alice Patricia Homes – Preliminary Plat, Final Plat, Site Plan, and Construction Drawings
Dear Mrs. Ollendike:
Per your request, staff has reviewed the proposed preliminary plat, final plat, site plan, and construction
drawings for Alice Patricia Homes. The property is generally located north of Hickman Road and west of Alice’s
Road. Based upon our review, staff has the following comments related to the preliminary plat:
PRELIMINARY PLAT:
1. A geotechnical exploration report should be provided as part of the next submittal. Add a note to the
plan set indicating the results to be provided to the City of Waukee Engineering Department and the
plan set subject to any changes required by the report.
2. Please see PDF attached for the corrections to be made to the IDNR wastewater permit.
Please revise per Veenstra and Kimm comment #182 below.
Engineers Response:
3. Provide signed IDNR documents.
4. Provide IDNR Sanitary and Water Permit.
5. Please provide a project manager and include contact information on the preliminary plat.
6. Please include a note on the preliminary plat requiring a preconstruction meeting with the City prior to
construction.
7. A street lighting plan should be provided as part of the next submittal.
8. Please provide a vicinity map showing where the subject project is located within the surrounding area.
9. Adjacent ownership information should be indicated on the preliminary plat.
10. Verify that all proposed easements are indicated on the preliminary plat.
11. Verify that all existing easements are indicated on the preliminary plat with recorded book and page
numbers.
12. Please illustrate overflow routes for all detention and sump areas.
Project Name Project Engineer/Manager Project Type City Contact
Alice Patricia Homes Erin Ollendike Preliminary Plat,
Final Plat, Site Plan,
Construction Drawings
Melissa DeBoer
13. Due to the amount of traffic and speed it is recommended that a similar decel lane application that was
installed at Prairie Crossing be installed at all three Alice’s Road connections.
14. Staff questions if street connections with Alice’s Road will align with the City of Clive layout. Please
address.
15. There is no water main located on the west side of Alice’s Road, it is available on the south side of the
Mid-American property and will need to be brought to the north plat boundary. Please revise plans.
Staff will provide further information on this at a later date.
16. Please assign building numbers for each building and label on the preliminary plat.
17. Staff questions how sanitary service will be provided to Lot 4.
18. Please show pavement width for pavement in ROW. Please indicate the width of the decel lanes.
19. Please revise the label for Alice’s Road to “NE Alice’s Road”.
20. Please provide landscaping along NE Alice’s Road.
21. Please provide a 150’ radius hydrant coverage map.
22. Please show the gas main along NE Alice’s Road.
23. The label for “future sidewalk” should be changed to “future 10’ trail”.
24. Staff questions if there is a temporary construction and storm sewer easement on the Midamerican
property. Please address. Please label the easement areas. Staff will provide further
information at a later date.
Engineer Response:
25. Staff questions if there is a storm sewer easement on the property to the north at the storm sewer
discharge. Please address. Please label the easement areas.
Engineers Response:
26. Provide impervious surface area breakdown by building type and paved areas to allow for Stormwater
Utility billing to be calculated as buildings are completed.
27. Show paving in Alice’s Road ROW as 9” thick.
28. Please show the new locations of the water main along Alice’s Road.
Engineers Response:
FINAL PLAT:
29. Please provide the zoning information for the proposed project.
30. Please provide complete information for bulk regulations for the R-3 zoning district.
31. Adjacent ownership information should be indicated on the final plat.
32. Please indicate and illustrate the 100 year flood elevations for all detention and sump areas. Add
leaders to indicate the 100 year. Provide a second leader distinguishing the 100 year from
the normal pool elevation within the detention easements.
Engineers Response:
33. Please provide a vicinity map showing where the subject project is located within the surrounding area.
34. Staff questions if the first note regarding sidewalk installation is applicable to this project. Please
address.
35. Verify that all proposed easements are indicated on the final plat.
36. Verify that all existing easements are indicated on the final plat with recorded book and page numbers.
37. A note should be added to the final plat indicating that Street Lots A and B are to be dedicated to the
City of Waukee.
38. Please include a note on the final plat indicating who is responsible for the maintenance of the pond and
landscape buffer.
39. Provide an ingress/egress easement throughout the interior road network.
40. A check should be provided satisfying the following fees:
a. $872.40 [$40.00/acre: for 21.81 acres] should be provided to satisfy the warning siren fee.
b. $107,555.57 [Sanitary sewer connection fee (Little Walnut Creek Pump Station $4931.48/acre)]
c. $110,782.15 [Sanitary sewer connection fee (Little Walnut Creek Pump Station
$5079.42/acre)]
Engineers Response:
41. Please show the water main easement along Alice’s Road.
Engineers Response:
SITE PLAN:
COVER SHEET & GENERAL COMMENTS
42. All applicable comments identified as part of the preliminary plat and construction plan should be
addressed in the construction drawings.
43. Provide IDNR Sanitary and Water Permit.
44. A geotechnical exploration report should be provided as part of the next submittal. Add a note to the
plan set indicating the results to be provided to the City of Waukee Engineering Department and the
plan set subject to any changes required by the report.
45. Please provide a project manager and include contact information on the preliminary plat.
46. Show the gas mains along NE Alice’s Road.
47. Please edit the zoning portion on the cover sheet to show the existing zoning as R-3. Please delete the
C-4 zoning information as that no longer applies to this property.
48. Please include the bulk regulations for the R-3 zoning district on the cover sheet.
49. Please list the open space requirements on the cover sheet.
50. Staff questions if site utilities will be phased. Please address.
51. Staff questions where the sales office will be located if the Club House is not built until phase 4. Please
address.
52. Please provide building elevations that include building materials, colors, and dimensions labeled.
53. Please provide a photometric plan. Provide a photometric plan for the private lights interior to
the site as well.
54. Please provide impervious surface calculations similar to what was provided with the Somerset Oaks
development. Staff has attached these for your reference.
55. Staff questions what is to be included within each phase of the project. Please include these details
within the construction schedule portion on the cover sheet. Please be as detailed as possible including
parking lot additions, dumpster locations, utilities schedule, sidewalks, landscaping, etc.
SHEET 2 & 3 | DETAILS
56. Staff questions if the mailbox pad detail will be applicable for this project and questions if the
apartments will have internal mailboxes inside each building. Please address.
57. Provide a 3’ clay waterstop on the Rock Apron for Pipe Outlet detail and note locations on plan set.
SHEET 4 | PHASING AND HYDRANT COVERAGE PLAN
58. Please provide pedestrian access from Building #2 to NE Dellwood Drive.
59. Staff suggests including sidewalks between buildings to provide more pedestrian access throughout
(Buildings 4 & 5 and 7 & 10).
60. Please continue the sidewalk along the north side of Building #4 through along Building #5.
61. A fire hydrant shall be located no more than 100 feet from a fire department connection on hard
surface, easily accessible by fire apparatus. The buildings are not showing the FDC locations. The FDC
will be required at the main entrance of the building and/or on the address side of the building that is
uniform throughout the complex.
62. A site map is required at the entrance to the complex showing where each building is located within
the site for emergency response purposes.
63. Please verify hydrant coverage circles are at 150’ radius.
SHEET 5 & 6 | DIMENSION PLAN
64. Please provide complete information for building square footage.
65. Staff questions if any monument signage is being proposed. If so, please include details including
dimensions, number of signs, and locations.
66. Building materials samples will need to be provided prior to the Planning and Zoning Commission
meeting.
67. Please reference the City of Waukee Standard Specifications prior to SUDAS in General Note #1.
68. Revise General Note #10 to read “Remove all debris and mud…” Please add “and prior to a rain
event” at the end of this note.
69. Please label the garages on the plan.
70. Please provide building height for each building.
71. General Note #14 should also reference that pavement replacement shall comply with the Waukee
Standard Specifications for Public Improvements.
72. Please provide phasing plans for dumpsters. Staff questions what dumpsters will be used for Phase I and
IV.
73. Staff questions what a mow pad is. Please provide details.
74. Please verify that the 6” integral PCC curb and sidewalk doesn’t need to be wider.
75. Provide the missing address for the 7-stall garage on the south side of building #10.
Engineers Response:
76. Revise the label for the future 10’ trail along Alice’s Road (currently shown as 5’ sidewalk).
Revise on both Sheets 5 & 6.
Engineers Response:
77. Correct the addresses shown for both garages labeled 708 NE Alice’s Road.
Engineers Response:
SHEET 7 & 8 | GRADING PLAN
78. Provide spot elevations for all low points of swales.
79. MPEs, MOEs, or MGSs should be labeled as applicable to each lot on the grading plan. Please provide
the MOE information as part of the site plan as well.
80. Please provide rip rap dimensions on the grading plan.
81. Staff questions if any overflow route protection is planned. Staff would note that SUDAS requires
overflow protection. Please address.
82. Staff questions if the Landing at Shadow Creek Plat 1 detention basin will be modified. Please provide an
amendment for SWPPP to the Landing at Shadow Creek Plat 1 if needed.
83. Please provide deceleration lanes at NE Alice’s Road intersections.
SHEET 9 & 10 | UTILITY PLAN
84. Utility Note #18, please include that this is done prior to paving and that that sanitary manholes are to
be vacuum tested.
85. Provide complete information for all critical crossings and add a note for gasketed joints on storm
sewer crossings over watermains.
86. Please include a note that all hydrants are to have Storz fittings.
87. Please call out the locations that are to have gasketed joints.
88. Staff questions if the lots will be irrigated. If so, please show on plans.
89. Staff questions if the size of pipe for the water service is adequate to serve three story buildings. Please
address. Staff questions if the project engineer for the building has calculated the size of
pipe needed in order to adequately serve the size of buildings proposed, including any
proposed irrigation for the site. Staff has concerns that the 2-inch pipe won’t adequately
serve these buildings proposed. Please address. Waiting for verification with architect.
Engineers Response:
90. Label all fittings and sizes for watermain.
91. Staff questions if the fire lines will be 6”. Please address.
92. Please provide deceleration lanes at NE Alice’s Road intersections.
93. The approach to NE Alice’s Road should be 9” to ROW.
94. Provide orifice plate locations and label on plan.
95. Existing edge of Alice’s Road will need 6” of edge removed for paving tie-in. Please add a
note indicating to sawcut and remove 6-inces of pavement to full depth to create a clean
edge.
SHEET 11 & 12 | EROSION PLAN
96. Remove Note #1, unless the developer plans to do this for 6” of topsoil as stated will be placed.
97. Adjust overlapping text.
98. Provide standpipe details for facilities proposed on sheet 11.
99. Standpipes on sheet 12 will need to be verified with SWPPP when provided.
100. Update the Erosion Plan sheets (sheets 11 & 12 provided with SWPPP is considered
complete).
Engineers Response:
SHEET 13 | LANDSCAPE PLAN
101. In Landscape Note #2, reference the City of Waukee Standard Specifications prior to SUDAS.
102. Please delete the portion about seeding under Turf Grass, sod is required. Provide a note
that it needs to be hydro-mulched. Add to note that areas being hydro-mulched will be
seeded with SUDAS Type 1 seed mix.
Engineers Response:
103. Provide a 3 foot high berm along NE Alice’s Road. Please label this on the landscape plan.
104. Please include a note under Landscape Notes reading “Substitutions shall be approved by the
City of Waukee Development Services Department.
105. Please show locations for the ground mounted mechanical units. Provide screening detail and
show locations on the plan.
106. Identify areas to be seeded or sodded.
CONSTRUCTION DRAWINGS:
COVER SHEET AND GENERAL COMMENTS
107. All applicable comments identified as part of the site plan should be addressed in the
construction drawings.
108. A geotechnical exploration report should be provided as part of the next submittal. Add a note
to the plan set indicating the results to be provided to the City of Waukee Engineering Department and
the plan set subject to any changes required by the report.
109. Provide IDNR Sanitary and Water Permit.
110. Project site construction manager contact information should be indicated on the cover sheet if
known at this time.
111. Please show the gas mains located along NE Alice’s Road.
112. Please show subdrain on plans. Subdrain will be required for this project. Per the
geotechnical report provided, groundwater was witnessed at depths of 2 to 3 feet below
grade.
Engineers Response:
113. Please provide project manager and contact information on the cover sheet.
114. A street light layout plan should be included as part of the next submittal.
115. Revise SUDAS note located in the lower right corner of this plan and Site Plan to
be 2016 SUDAS.
Engineers Response:
SHEET 2 & 3 | TYPICAL SECTIONS AND DETAILS
116. The granular shoulder on NE Dellwood Drive is to be 4’ wide and 6” deep.
117. Provide a 3’ clay waterstop on the Rock Apron for Pipe Outlet detail and note locations on plan
set.
SHEET 4 | QUANTITIES AND REFERENCE NOTES
118. Seeding types should be included in the quantities matrix.
119. In the first note under Estimate Reference Information, reference the City of Waukee Standard
Specifications prior to SUDAS.
120. ERI Note #2 should be adjusted for 6” topsoil quantity as indicated.
121. In ERI, Seeding Quantities, please include the area that is being covered with Type 4 seeding.
122. Include in note for Item 32, NE Alice’s Road ROW disturbed areas to be Type 1 seeding.
Include note about hydro-mulching.
123. Add subdrain to the quantities tab and show on the storm sewer pages. Subdrain will be
required for this project. Per the geotechnical report provided, groundwater was
witnessed at depths of 2 to 3 feet below grade.
Engineers Response:
124. Add durable painting for Boston Parkway to the quantities tab.
125. In General Note #1, reference the City of Waukee Standard Specifications prior to SUDAS.
126. In General Note #21, please add “Remove debris and mud…”
127. General Note #28 should be removed, unless this is something the developer is choosing to do.
128. In General Note #33, please add that all manholes shall be vacuum tested.
129. In General Note #37, remove “maintained per Waukee Standard Specifications” and replace
with “watered until established.”
130. ERI #29 references detail on page 3, no detail found. Provide a note to cut off 6” of
existing edge of Alice’s Road at paving tie-ins.
131. Update ERI for 2016 SUDAS.
Engineers Response:
132. Update topsoil language in ERI 2.
Engineers Response:
133. General Note 1 should be updated for 2016 SUDAS.
Engineers Response:
SHEET 5 | HYDRANT COVERAGE PLAN
134. Verify hydrant coverage circles are at a 150’ radius.
135. Verify hydrants are shown on plan sheet.
SHEET 6 & 7 | GRADING PLAN
136. The 100 year flood elevation of all proposed detention basins should be indicated on the grading
plan. Provide leaders indicating the 100 year.
137. Verify that a minimum 2% fall is being provided across all lots. The percent of fall should be
indicated on the grading plan for all swales.
138. MPEs, MOEs, and MGSs should be indicated as applicable to each lot on the grading plan.
139. Overflow routes for all detention and sump locations should be illustrated and labeled on the
plan set.
140. Staff questions if a temporary construction easement is being provided along the north side of
NE Dellwood Drive. Please address. Please label the easement.
141. Staff questions if a temporary construction easement is being provided along the south side of
NE Boston Parkway. Please address. Please label the easement.
142. Provide a grading plan for the middles access road.
143. Provide deceleration lanes at all three NE Alice’s Road connections.
144. Staff questions if the property to the north of NE Dellwood Drive is planning on taking the
detention pond drainage proposed at the northwest corner of the site. Staff questions if an easement
has been obtained for this.
145. Staff questions if the Midamerican property to the south will permanently take water from the
south side of the property. Staff questions if an easement has been obtained for this. Verify that an
easement has been obtained for this grading prior to work beginning.
146. Sheet 6, where does storm sewer outlet at northwest corner of plat on the north
side of NE Dellwood Dr.? Staff questions if additional grading or easement is needed. Staff
questions how the temporary drainage ditch will work with The Landing at Shadow Creek
Plat 4 and how the outlet will be coordinated with The Landing at Shadow Creek Plat 4
improvements. Please address.
Engineers Response:
SHEET 8 – 10 | STORM AND SANITARY SEWER PLAN AND PROFILE
147. Staff questions if street width of NE Dellwood Drive should be 27.50 feet rather than 25.50 feet,
since the typical shows 27.50 feet as the width.
148. Staff questions if street width at future build-out for NE Dellwood Drive should be 31 feet
rather than 29 feet based on the previous comment.
149. Staff feels that storm sewer will need to be extended and an intake added on the low side of the
decel lane similar to what was done for NE Horizon Drive in Prairie Crossing. Staff has attached
supplemental information for your use. Please see PDF attached to the email titled
“Attachments”.
150. Provide a future intake at 47+72 on the north side of NE Dellwood with temporary flat top.
151. The gravel shoulders are to be 4’ wide and 6” thick.
152. Intakes will need to be provided on both sides of NE Dellwood.
153. Match call-outs for storm structure ST13 (plan) and ST-EX3 (profile).
154. Add to removal note for ST-13 to remove the footing.
155. Show critical crossing in L-11 profile and provide a note for storm pipe to have gasketed joints.
156. Please show pavement markings and type for NE Boston Parkway.
157. Provide intakes in approach to NE Alice’s Road. Staff has concerns about the amount of
water that travels from up the hill to this location along the shoulder; therefore an intake
should be installed.
158. Show the future sidewalk on the south side of NE Boston Parkway.
159. The approach to NE Alice’s Road is to be 9” thick to the ROW.
160. ST-7, add to removal note for existing footing to be removed.
161. There is no water main on the west side of Alice’s Road. The water main will need to be
installed as part of plat improvements.
162. It appears that storm water outside of Alice’s Road ROW is headed into the intersection. Staff
questions what the options are to remedy this. Provide a form of erosion control or a concrete
letdown in order to allow the water to run down.
Engineers Response:
163. Staff questions how sanitary sewer services to the north will be accessed.
164. Please extend sanitary sewer to the east plat boundary line.
165. Please revise overlapping text to be more readable.
166. Show critical crossing at L-6 in profile and provide a note for storm pipe to have gasketed joints.
167. Show storm pipe with gasketed joints for L-2 critical crossing in the profile.
SHEET 11 – 13 | WATERMAIN PLAN AND PROFILE
168. Please revise overlapping text to be more readable.
169. Watermain will need to be installed along NE Alice’s Road to the north plat boundary line.
There is not an existing main on NE Alice’s Road.
170. Remove valve at the tie-in on Alice’s Road as there is one 10 feet south of the blow
off hydrant. The Blow off hydrant will need to be removed and tie-in (shut down) will need
to be coordinated with the City of Waukee and duration will need to be 1 hour maximum.
171. Verify that hydrant spacing is 300 feet maximum.
172. Label all fittings.
173. Provide valves at 800 feet spacing and intersections.
174. Please indicate the water main along NE Alice’s Road in the easement.
Engineers Response:
SHEET 14 – 16 | INTERSECTION DETAILS
175. Please label percent slopes for all pedestrian ramps. Please provide complete information for all
pedestrian ramps.
176. Verify all pedestrian crossings are compliant with PROWAG and ADA requirements.
177. The label for “future sidewalk” on NE Alice’s Road should be revised to “future 10’ trail”.
178. Please provide deceleration lanes for all three connections to NE Alice’s Road.
179. Show paving grades in intersection details.
180. Provide pavement markings for NE Boston Parkway intersection with NE Alice’s Road.
181. Provide complete grade and slope information for pedestrian facilities. Show grades
through streets (Dellwood, Boston).
182. Cross slope grade on drive on the west side of Boston is over the 2% max (sheet 18).
Please address.
183. Existing edge of Alice’s Road will need 6” cut off at all tie-in locations. Add a note
indicating to saw cut 6 inches to full depth to create a clean edge.
VEENSTRA AND KIMM COMMENTS:
PRELIMINARY PLAT AND SITE PLAN
184. All sump areas should indicate the 100 year flood limits. Some sump areas, especially
ditches along Alice’s Road, still need 100-year flood limits shown.
Engineers Response:
185. The IDNR Wastewater Construction Permit Application still needs the following
modifications:
a. Schedule A: Item 9 needs identification and location of facility
b. Schedule C: Item 3.A. should be 1” clean stone and Item 4 – typical frame and
cover assembly should be Type B, 3-piece floating casting
Engineers Response:
186. The Detention Basin 1, located in the southwest corner of the plat, should show the 100 year
detention limits which extend beyond the plat boundary.
187. Detention basin overflow widths and locations should be indicated on the site plan.
188. The detention basin to the southwest should provide an easement including the
area that is off-site to the west. It appears the detention basin should have an outlet pipe
in addition to overflow route which is not shown on the site plan.
189. All off-site storm sewer extensions beyond plat boundary should have permanent
easements, including surface drainage easements for the improved drainage channels. The
easements should also be shown on the final plat.
CONSTRUCTION PLANS
190. The culverts are sized based on 10 year storm events. Per Section 4.3.1 of the City of Waukee
Standard Specifications, it appears the culverts should be sized based on a 100 year storm event.
MISCELLANEOUS COMMENTS:
191. Provide a copy of the Construction Site SWPPP Review Checklist signed by the SWPP designer.
192. Provide a copy of the SWPPP Prepared for obtaining General Permit #2 coverage.
193. Provide a copy of the IDNR issued General Permit #2 authorization letter.
194. Complete COSESCO application and submit with $65 fee for the first required quarterly
COSESCO inspection.
195. Post Construction What practices considered for this site?
a. 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 (rip-rap, detention basin).
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 a maintenance covenant for review.
d. 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.
Engineers Response:
196. 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 may be emailed. One additional hard copy set including any storm water management materials
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), Andy Kass (515-978-7897) or myself at (515) 978-7898.
Sincerely,
Melissa DeBoer, AICP
Planner II