HomeMy WebLinkAbout2016-07-05-J09 Waukee Central_PrelimPlat AGENDA ITEM:
CITY OF WAUKEE, IOWA
CITY COUNCIL MEETING COMMUNICATION
MEETING DATE: July 5, 2016
AGENDA ITEM: Consideration of approval of a resolution approving a preliminary plat for
Waukee Central
FORMAT: Resolution
SYNOPSIS INCLUDING PRO & CON: Waukee Central, LLC, requests approval of a preliminary
plat for a 5 lot commercial development that is 10.57 acres in area. The
property is located south of Hickman Road and between SE Westgate Drive
and SE Dartmoor Drive. The lots range in size from 0.88 – 4.91 acres. SE
Laurel Street will be extended through the development. This portion of SE
Laurel Street will be a private street, but it will be built to a public standard
(7-inch pavement and 31’ wide street). Allowing the street to be private
allows for building setback flexibility on the lots. Sanitary sewer already
exists on a portion of the property and a 12-inch water main will be extended
through the plat.
FISCAL IMPACT INCLUDING COST/BENEFIT ANALYSIS:
COMMISSION/BOARD/COMMITTEE COMMENT: The Planning and Zoning Commission
reviewed this request on June 28, 2016 and recommended approval subject to remaining
staff comments.
Approval of a Preliminary Plat for Waukee Central
Senior planner Andy Kass introduced the request from the Applicant Waukee Central, LLC, for
approval of a preliminary and final plat. The subject property is located at the SE corner of Hickman
Road and SE Dartmoor Drive and is 10.57 acres in area that is zoned C-1 Community and Highway
Service Commercial District. The proposed plats identify 5 total lots ranging from 0.88 to 4.91 acres in
size. SE Laurel Street would be extended as a private street, but built to public street standards with a
31 foot width and requirement of 6 inch depth and would be owned and maintained by an Owners
Association. The Alignment does vary from the major streets plan, but the staff is comfortable with the
new alignment as it allows for more uniform lots. Storm water Management will be addressed as each
site develops. Sanitary sewer and water connection are nearby and utility services will be provided to
each lot. A 5 foot sidewalk will be provided on the north side of SE Laurel Street, and a 30 foot
landscape buffer will be provided along the South side of Lot 5 when it is developed. The staff
recommends approval subject to remaining staff comments and review of the legal documents by the
city attorney.
Commissioner Fontenot questioned if it is common for a developer to build a private road. Mr. Kass
advised that it is not common for a developer to build a street to public street standards but private
streets are pretty common in areas such as townhome developments, they just tend to be narrower and
thinner. Mr. Deets added that the city had done something similar near Hy-Vee for NE Venture Drive.
Doing so allows for more flexibility within the plat, so it is a private street that is open to the public.
Commissioner Nigro brought up the concern with maintenance such as snow removal in a timely
manner. Mr. Deets advised that it would be maintained by an association and as traffic for businesses
will be there from day one there should not be a large issue with maintenance of the road. A common
group will have to be spelled out on the covenants on the plats just like with any other private street
just this is for a commercial road over a townhome development.
Commissioner Hoifeldt Questioned if the Detention facility on each lot makes sense holistically for the
area. Erin Ollendike, a representative of the Applicant, advised that due to grading of the lot it would
make sense to have the detention on each individual lots.
Commissioner Schmidt questioned if there was only a plan for detention and not retention, to which
Mrs. Ollendike advised that the plan was detention for now, but that the southern portion may change
depending on usage and development.
Commissioner Streit questioned if there was a chance that townhomes would still go in the southern
area. Mr. Deets advised that it could happen and that the applicant had looked more at the middle
density residential but no strict idea of what would be proposed at this time.
Commissioner Schmidt moved for Approval of a Preliminary Plat for Waukee Central subject to
remaining staff comments and review of the legal documents by the city attorney, seconded by
commissioner Fontenot. Ayes: Nigro, Fontenot, Streit, Hoifeldt, and Schmidt. Nays: None. Motion
Carries.
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 WAUKEE CENTRAL 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 Waukee Central on June 28, 2016, subject to remaining staff
comments; AND,
WHEREAS, the Preliminary Plat for Waukee Central 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 5th day of July, 2016, that the Preliminary Plat for Waukee Central be approved subject
to remaining staff comments.
____________________________
William F. Peard, Mayor
Attest:
___________________________________
Rebecca D. Schuett, City Clerk
ROLL CALL VOTE AYE NAY ABSENT ABSTAIN
Brian Harrison
Shelly Hughes
Larry R. Lyon
Rick Peterson
VACANT SEAT
STAFF REPORT
TO: Planning and Zoning Commission PREPARED BY: Andy Kass
RE: Waukee Central – Preliminary Plat & Final Plat
DATE: June 28, 2016
GENERAL INFORMATION:
Applicant: Waukee Central, LLC
Requested Action Preliminary Plat & Final Plat Approval
Location and Size: Property is generally located south of Hickman
Road between SE Westgate Drive and SE
Dartmoor Drive containing approximately
10.57 acres more or less.
LAND USES AND ZONING:
Location Existing Land Use Comprehensive Plan Current Zoning
Property in
Question
Residential / Agricultural Neighborhood Residential C-1
North Vacant – Undeveloped Neighborhood Residential C-1
South Midwest Country Estates
Mobile Home Park
Neighborhood Residential R-6
East Westgate Townhomes Neighborhood Residential R-4
West Commercial Neighborhood Residential C-1
BACKGROUND:
The subject property is located south of Hickman Road and between SE Westgate Drive and SE Dartmoor
Drive. The property is 10.57 acres in area. Currently the property has an existing home and a majority of the
property is in agricultural production. The request is for approval of a preliminary plat and final plat for a five
lot commercial subdivision.
June 24, 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 and final plat includes 5 lots for commercial development. The lots range in size from 0.88
to 4.91 acres.
Streets:
SE Laurel Street will be extended from the intersection of SE Laurel Street and SE Dartmoor Drive to SE
Westgate Drive. Previous alignments of SE Laurel Street identified SE Laurel Street connecting with existing SE
Laurel Street in the southeast corner of the property. With that alignment lot configurations would not be
ideal and would make some of the land difficult to develop. The applicant has proposed to an alignment that is
more conducive to lot development and typical lot configuration. The street as proposed would be
constructed to public standards (31 foot wide pavement). The street would be owned and maintain by the
association for the development.
A five foot sidewalk will be constructed on the south side of SE Laurel Street. Sidewalks have also been
identified along SE Westgate Drive and SE Dartmoor Drive.
Easements:
Several easements are proposed within the plat based upon the location of proposed utilities and access
points.
June 24, 2016
3 of 3
A 30 foot landscape buffer easement will be provided along the south boundary, adjacent to Midwest Country
Estates. The landscape buffer plantings will be installed as part of the development of Lot 5.
A monument sign easement has been indicated on the joint lot line for Lots 1 and 2.
Utilities:
All lots will be served with public utility services. There is an existing sanitary sewer main that crosses a
portion of the property. Water main will be extended along the south side of SE Laurel Street from SE
Westgate Drive to SE Dartmoor Drive.
Future detention locations have been identified on the preliminary plat. Detention will need to be
accommodated as each individual lot develops.
STAFF RECOMMENDATION
At this time Staff feels comfortable with the proposal and would recommend approval of the Preliminary Plat
and Final Plat for Waukee Central subject to remaining staff comments and review of the legal documents by
the City Attorney.
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: June 1, 2016
2nd Review: June 15, 2016
3rd Review: June 28, 2016
4th Review:
Civil Design Advantage
Attn: Ryan Hardisty
3405 SE Crossroads Drive, Suite G
Grimes, Iowa 50111
RE: Waukee Commercial – Preliminary Plat, Construction Drawings, and Final Plat
Dear Mr. Hardisty:
Per your request, staff has reviewed the proposed preliminary plat, construction drawings and final plat for
Waukee Commercial which is located at the southeast corner of SE Dartmoor Drive and Hickman Road. Based
upon our review, staff has the following comments related to the project:
PRELIMINARY PLAT:
COVER SHEET AND GENERAL COMMENTS
1. Provide additional street labels in the vicinity map.
2. Provide project manager contact information.
3. Verify that all existing easements have been indicated with recorded book and page numbers.
SHEET 2
4. Staff questions if there is any proposed monument signage. Please address.
5. Please label the street name “SE Laurel Street” for the private street running through the plat. Also
note that the street is private.
6. Provide a 30’ landscape buffer adjacent to the R-6 zoning district to the south. Plantings shall be
provided as follows: 2 overstory, 3 evergreen, 2 ornamental per 50 lineal feet of buffer. The
plantings should be indicated on the preliminary plat.
Engineers Response:
7. Staff questions if there are any existing septic systems or wells on site? Please address.
8. Revise “SE Laurel Drive” located in the southeast corner to “SE Laurel Street”.
9. Please show future sidewalk alignments. Please label sidewalk locations one Dartmoor Drive
and SE Westgate Drive. Does the applicant intend to provide a sidewalk on the south
side of the proposed street. Please address.
Project Name Project Engineer/Manager Project Type City Contact
Waukee Commercial Ryan Hardisty Preliminary Plat,
Construction Drawings,
Final Plat
Andy Kass
&
Melissa DeBoer
Engineers Response:
10. Pedestrian ramps are required to be at SE Westgate Drive and NE Dartmoor Drive.
11. Staff questions if a sidewalk easement will be necessary for a sidewalk along SE Dartmoor Drive or if
the developer intends to dedicate additional right-of-way.
12. Is the intent to provide turn lanes off of SE Laurel Street.
13. Verify that the 30 foot setback line is accurate.
14. A pedestrian crossing should be provided at Hickman Road. A pedestrian crossing
should also be provided at the SE Westgate and Hickman Road intersection.
Engineers Response:
SHEET 3
15. Show services to all lots.
16. Label pavement depth on the plans.
17. Verify valve spacing for water main meets 400’ requirement.
18. Staff questions if there will be any site grading at this time. Please address.
19. Provide services to Lot 4 in lieu of pavement removals in the future.
20. Verify existing manhole locations.
21. Provide a public utility easement on the south property line.
22. What is the manhole indicated with “no pipes” on Lot 5.
Engineers Response:
23. Staff questions how water is being detained at the northeast corner of Lot 4. Show the storm sewer
at the leader for private storm sewer. Storm water from the street will be required to be
detained. What is the timing of the improvements to Lot 4 if the intent is to place the
detention construction on to the lot owner?
CONSTRUCTION DRAWINGS:
COVER SHEET AND GENERAL COMMENTS
24. Provide additional street labels in the vicinity map.
25. Provide project manager contact information.
26. Provide IDNR Water Permit.
Engineers Response:
27. Remove Item 8 under the notes section.
28. Correct sheet numbering.
Engineers Response:
29. Provide a street light layout.
Engineers Response:
SHEET 2 | TYPICAL SECTION & DETAILS
30. Pavement in SE Dartmoor Drive right-of-way is to be 8-in PCC with CD baskets. Pavement within
the SE Westgate Drive right-of-way is to be 9-inch PCC.
31. Bury depth on fire hydrant detail should be 5’-6” instead of 5’-5”.
Engineers Response:
SHEET 4 | QUANTITIES AND REFERENCE NOTES
32. Estimate Reference Information #2 should be updated to reference SUDAS Section 2010.
33. General Note #4, include note that pavement replacement shall comply with City of Waukee
Standard Specifications.
34. Estimate Reference Information #18 should be updated to accommodate both types of seeing being
used. Type I seeding in the right-of-way needs to be hydromulched.
35. Staff questions if Estimate Reference Information #38-39 is accurate.
36. General Note #28 should be removed.
SHEET 6 | DEMOLITION PLAN
37. On the two notes regarding abandoning the wells, include that these shall be done according to
Dallas County Environmental Health Department requirements as well.
38. Staff questions if there are any existing septic systems located on site. If so, provide a note that
these are to be removed per Dallas County Environmental Health Department specifications.
39. Please address if electric services to all buildings are to be removed. Label on the plans.
40. Staff questions if SE Laurel Street will be off-set as shown and not connect without having a jog in
the road.
41. Disconnect water and sewer services from existing home prior to demolition.
42. A DOT permit is required for work in the Hickman Road right-of-way.
Engineers Response:
SHEET 7 | GRADING PLAN
43. Indicate and illustrate the 100 year flood elevation and overflow route of the detention area located
in the northwest corner.
Engineers Response:
44. Provide detention at the northeast corner of Lot 4. The grade from the storm outlet to the north in
Lot 4 does not meet the minimum required 2% grade.
45. It should be noted on the construction plans that detention for the street water will be
provided when Lot 4 is developed.
Engineers Response:
SHEET 8 | EROSION & SEDIMENT CONTROL PLAN
46. Provide ultimate discharge locations and names of receiving waterbodies.
47. Provide silt fence for stockpiled material perimeter (adjacent to waterway).
48. Provide erosion control quantities.
SHEET 9 | PLAN AND PROFILE
49. Label all critical crossings with top and bottom of pipe elevations. All crossings should be called
out including existing sanitary and storm crossings.
Engineers Response:
50. Indicate curb ramps and sidewalk along SE Dartmoor Drive to allow pedestrian access across SE
Laurel Street.
51. Show existing sanitary and storm in profile.
52. Provide blowoff hydrants at the end of services.
53. Provide elevation information in profile for critical crossing.
Engineers Response:
54. How deep will the water main be buried 5.5 feet or 6 feet. The fire hydrant detail shows
a bury depth of 6 feet. Please address.
Engineers Response:
SHEET 10 | PLAN AND PROFILE
55. Indicate curb ramps and sidewalk along SE Westgate Drive to allow pedestrian access across SE
Laurel Street. Provide pedestrian ramp details (spot elevations, cross slope, ramp grades,
etc.).
Engineers Response:
FINAL PLAT:
56. Please include project manager contact information on the final plat.
57. Label addresses on the final plat as follows:
Lot 1: 300 East Hickman Road
Lot 2: 350 East Hickman Road
Lot 3: 400 East Hickman Road
Lot 4: 450 East Hickman Road
Lot 5: 420 SE Laurel Street
58. Verify all recorded easements are shown with book and page numbers.
59. All legal documents should be submitted prior to forwarding to City Council.
60. Label the street going through the plat as “SE Laurel Street” and label as private.
61. Label the acreages for each lot.
62. Provide total acres under the “Plat Description” block.
63. Revise label for “Plat Description” as “Legal Description”.
64. Revise “SE Westgate Road” to “SE Westgate Drive”.
65. A note should be added to the final plat indicating that SE Laurel Street is a privately
owned and maintained street. The note should also assign maintenance responsibility
of the street.
Engineers Response:
66. Provide an ingress/egress easement along the joint line of Lots 3 and 4. The Burger
King site plan identifies an access at the joint lot line.
Engineers Response:
FIRE DEPARTMENT COMMENTS
67. SE Laurel Street is considered a fire apparatus road. Where a fire hydrant is located on a fire
apparatus road, the minimum road width shall be 26 feet, exclusive of shoulders per IFC 2009
D103.1, This width is not met on either the east of west intersection. Median design will need to be
adjusted or eliminated.
68. The Fire Department would like to note that during future planning of the site all buildings shall have
a minimum of two fire apparatus accesses as approved by the Code Official.
VEENSTRA & KIMM COMMENTS
Preliminary Plat
69. Show present zoning of adjacent properties.
70. Show widths of existing streets and rights-of-way.
71. Show 100-year flood elevations at drainage swales.
Construction Drawings
72. Add a note to disconnect sanitary service and drop connection from manhole in
Dartmoor Drive north of Hickman Road.
73. Show 100-year flood elevations for temporary detention areas.
74. Label all critical crossings with top and bottom of pipe elevations including crossings of
existing storm and sanitary sewer.
75. Show crosswalk cross slopes through intersections.
76. Show water service to Lots 4 and 5.
Engineers Response:
77. Show sanitary services to all lots.
78. Drawing #2 add City standard detail for flared end section footing detail.
79. Drawing #9 correct the spelling of “easement” on 15’ water main easement label.
Final Plat
80. Label Lot 4 address as 450 East Hickman Road.
81. Show zoning of adjacent properties.
82. Show 100-year flood elevations
83. Provide a vicinity map.
Storm Water Management Plan
84. Show drainage information for Lots 3 and 4 and the west half of Lot 5.
85. Show storm sewer information for existing downstream storm sewers including 100-
year flood elevations at detention basins.
MISCELLANEOUS
86. Provide a copy of the Construction Site SWPPP Review Checklist signed by the SWPP designer.
Engineers Response:
87. Provide a copy of the SWPPP Prepared for obtaining General Permit #2 coverage.
Engineers Response:
88. Provide a copy of the IDNR issued General Permit #2 authorization letter.
Engineers Response:
89. Complete COSESCO application and submit with $65 fee for the first required quarterly COSESCO
inspection.
Engineers Response:
90. The applicant will be required to provide the following as a part of the completion of the public
improvements prior to approval of a final plat:
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.
Engineers Response:
91. 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 the attention of Jordan Kappos.
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