HomeMy WebLinkAbout2016-07-18-J08 Waukee Market Place Plat 1 - Preliminary Plat AGENDA ITEM:
CITY OF WAUKEE, IOWA
CITY COUNCIL MEETING COMMUNICATION
MEETING DATE: July 18, 2016
AGENDA ITEM: Consideration of approval of a resolution approving a preliminary plat for
Waukee Market Place Plat 1
FORMAT: Resolution
SYNOPSIS INCLUDING PRO & CON: Hurd Waukee, LLC is requesting approval of a
preliminary plat for approximately 12 acres of property that is generally
located at the intersection of SE Alice’s Road and E Hickman Road. The
proposed preliminary plat consists of a total of seven commercial lots ranging
in size from 1.14 acres to 2.43 acres. Access to the property will be provided
by two access points off of Hickman Road and one access point on Alice’s
Road. Utilities are also being extended to serve the plat.
FISCAL IMPACT INCLUDING COST/BENEFIT ANALYSIS:
COMMISSION/BOARD/COMMITTEE COMMENT: The Planning and Zoning Commission
reviewed this request on July 12, 2016 and recommended approval subject to remaining
staff comments.
Approval of a Preliminary Plat for Waukee Market Place Plat 1
Director of Development Services Brad Deets, introduced the request by applicant Hurd Waukee,
LLC, for a seven lot commercial development with the subject property being located south of
Hickman Road and west of SE Alice’s Road. No public Streets will be extended as part of this project.
The applicant will be required to do some median work and turn lane work on Hickman Road for the
access points off of Hickman. Road. Two access points off of Hickman Road are indicated on the
Preliminary plat that will lead to a private drive that will provide access to lots 1-6. Access to lot 7 will
be provided off of SE Alice’s Road at the time that the property develops and takes into account the
future widening of SE Alice’s Road.
Several easements are proposed within the plat based upon the location of proposed utilities. In
addition to easements for utilities, the preliminary plat identifies proposed ingress, egress easements to
provide access to the lots. A 30 foot landscape buffer easement is proposed within out lot A along the
west plat boundary to screen the adjacent residential land use from the proposed commercial uses.
Utilities will be extended throughout the plat to serve all lots. Sanitary sewer will be extended
westward from an existing 18 inch sanitary sewer that is on the west side of SE Alice’s Road. Water
will be extended from the east side of SE Alice’s Road westward throughout the plat and will connect
with an existing 12 inch water main at the northwest corner of the plat to provide a loop fed water
system.
Storm water detention will be provided in a series of ponds fronting Hickman Road and along SE
Alice’s road. The preliminary plat identifies location of the future ponds. All ponds will outlet to the
Hickman Road Storm Sewer.
Commissioner Nigro questioned the size of the turn lanes and Mr. Deets advised that they
would be 150 foot turn lanes.
Commissioner Schmidt questioned if any new traffic signals would be put in with this project.
Mr. Deets advised that there would be no initial traffic lights installed but that the city is
working on the potential to locate a signal on the far end of the parcel subject to approval by
the Department of Transportation.
Commissioner Shanks questioned how the intersection would work as the area is already
chaotic and handles quite a bit of cycling traffic as well. Mr. Deets and Commissioner Hoifeldt
advised that the cycling traffic was not unique to this intersection as many of the intersections
down Hickman Road were set up the same way due to the trails. Mr. Deets did advise that
more than likely traffic would divert to SE Alice’s Road to enter the Hy-Vee as opposed to
crossing Hickman Road.
Commissioner Streit questioned about the zoning for the larger lot to the south of the parcel.
Mr. Deets advised that it is zoned c-1a( Neighborhood Commercial) and c-1( Community and
Highway Service Commercial) so there may be some discussion in the future for something
that is over 50,000 square feet in size, but as of right now, there have not been any plans
proposed for that area.
Commissioner Schmidt questioned if there would be any discussion for the southern part of
the parcel regarding landscape buffering, continuation of trails, and parkland dedication in the
area, as was once discussed when the area was zoned PD ( Planned Development). Mr. Deets
advised that there are no requirements for Commercial dedication for Parkland, but that more
negotiations would more than likely happen as the southern part of the parcel begins to
develop.
Motion to approve a Preliminary Plat for Waukee Market Place Plat 1 subject to any remaining staff
comments and completion of legal documents was moved by Commissioner Hoifeldt Seconded by
Commissioner Nigro. Ayes: Nigro, Fontenot, Streit, Broderick, Hoifeldt, Shanks, and Schmidt. Nays:
none. Motion carried.
STAFF REVIEW AND COMMENT: At this time staff comments related to the preliminary plat
have been addressed and staff would recommend approval.
RECOMMENDATION: Approve the resolution
ATTACHMENTS: I. Proposed Resolution
II. Staff Report
III. Staff Comment Letter
IV. Preliminary Plat
PREPARED BY: Brad Deets, Development Services Director
REVIEWED BY:
THE CITY OF WAUKEE, IOWA
RESOLUTION 16-
APPROVING THE PRELIMINARY PLAT FOR WAUKEE MARKET PLACE PLAT 1
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 Market Place Plat 1 on July 12, 2016, subject to
remaining staff comments; AND,
WHEREAS, the Preliminary Plat for Waukee Market Place Plat 1 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 18th day of July, 2016, that the Preliminary Plat for Waukee Market Place Plat 1 be
approved subject to remaining staff comments.
____________________________
William F. Peard, Mayor
Attest:
___________________________________
Rebecca D. Schuett, City Clerk
ROLL CALL VOTE AYE NAY ABSENT ABSTAIN
Anna Bergman
Brian Harrison
Shelly Hughes
Larry R. Lyon
Rick Peterson
STAFF REPORT
TO: Planning and Zoning Commission PREPARED BY: Andy Kass
RE: Waukee Market Place Plat 1 – Preliminary Plat
DATE: July 12, 2016
GENERAL INFORMATION:
Applicant: Hurd Waukee, LLC
Requested Action Preliminary Plat Approval
Location and Size: Property is generally located south of Hickman
Road and west of SE Alice’s Road containing
approximately 12 acres.
LAND USES AND ZONING:
Location Existing Land Use Comprehensive Plan Current Zoning
Property in
Question
Vacant - Undeveloped Community Village PD/C-1
North Hy-Vee, Hy-Vee Gas,
Westbank Community Village C-1B
South Vacant - Undeveloped Community Village PD/C-1 & PD/C-1A
East Atlantic Bottling Community Village M-1
West Westgate Neighborhood Neighborhood Residential R-2
BACKGROUND:
The subject property is located south of Hickman Road and west of SE Alice’s Road. The property is
approximately 12 acres in area. The applicant, Hurd Waukee, LLC, requests approval of a preliminary plat for
a seven lot commercial development.
July 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 7 total lots. The lots range in size from 1.14 acres to 2.43 acres. All lots are
intended for commercial development. All lots meet the minimum requirements of the C-1 Community and
Highway Service Commercial District.
Streets & Access:
No public streets will be extended as part of this project. The applicant will be required to do some median
work and turn lane work on Hickman Road for the access points off of Hickman Road. Two access points off
of Hickman Road are indicated on the preliminary plat that will lead to a private drive that will provide access
to Lots 1 – 6. Access to Lot 7 will provided off of SE Alice’s Road at the time that the property develops.
Easements:
Several easements are proposed within the plat based upon the location of proposed utilities. In addition, to
easements for utilities the preliminary plat identifies proposed ingress/egress easements to provide access to
the proposed lots.
A 30 feet wide landscape buffer easement is proposed within Outlot A along the west plat boundary to screen
the adjacent residential land use from the proposed commercial uses.
July 8, 2016
3 of 3
Utilities:
Utilities will be extended throughout the plat to serve all lots. Sanitary sewer will be extended westward from
an existing 18-inch sanitary sewer that is on the west side of SE Alice’s Road. Water will be extended from the
east side of SE Alice’s Road westward throughout the plat and will connect with an existing 12-inch water
main at the northwest corner of the plat to provide a loop fed water system.
Storm water detention will be provided in a series of ponds fronting Hickman Road and along SE Alice’s Road.
The preliminary plat identifies locations of the future ponds. All ponds will outlet to the Hickman Road storm
sewer.
STAFF RECOMMENDATION
At this time Staff feels comfortable with the proposal and would recommend approval of the Preliminary Plat
for Waukee Market Place Plat 1 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: June 7, 2016
2nd Review: June 28, 2016
3rd Review:
4th Review:
Civil Engineering Consultants, Inc.
Attn: Ed Arp
2400 86th Street, Unit 12
Des Moines, Iowa 50322
RE: Waukee Market Place Plat 1 – Preliminary Plat
Dear Mr. Arp:
Per your request, staff has reviewed the proposed preliminary plat for Waukee Market Place Plat 1. The
property in question is located on the south side 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 | COVER SHEET AND GENERAL COMMENTS
1. Indicate the book and page number for the recorded Planned Development document. Please
reference the ordinance number.
Engineers Response:
2. Provide project manager contact information.
3. Provide IDNR Sanitary and Water Permit Applications for review. See attached mark-up for
corrections that need to be made to applications.
Engineers Response:
4. Remove note #8 from the cover sheet.
5. A note addressing maintenance responsibility and ownership of the detention ponds should
be added to the plat set.
Engineers Response:
PRELIMINARY PLAT | SHEET 2: DIMENSION PLAN
6. Indicate the building setback lines.
Engineers Response:
7. Indicate all proposed easements throughout the plat.
Engineers Response:
Project Name Project Engineer/Manager Project Type City Contact
Waukee Marketplace Plat 1 Ed Arp Preliminary Plat Andy Kass
8. Staff would note that the developer will need to sign a petition, contract, and waiver or a development
agreement with the City for cost sharing for he anticipated traffic signal on the west end of the
property. The developer will be responsible for one-quarter of the cost of the signal.
9. Remove the connection to SE Laurel Street from the plans.
10. Please indicate the ownership information of the adjacent properties.
11. The access drive noted “by others” on the west end of the site should also be noted to be extended
when Lot 1 develops.
12. Staff questions how the access between Lots 4 and 5 will be coordinated. It should be noted to be
installed as part of the development of Lot 4 or 5 whichever develops first.
13. A landscape buffer should be indicated on the west plat boundary. The buffer shall be 30 fet in width and
plantings provided as follows: 2 overstory, 3 evergreen, 2 ornamental per 50 lineal feet of buffer. The
buffer can be provided within the Outlot that is currently owned by the City of Waukee. The City is
willing to work with the applicant to deed this Outlot to the applicant. Staff would note that the
City intends to deed Outlot A to the developer.
Engineers Response:
14. Show turn lanes on Hickman Road.
15. Show alignment to Prairie Crossing Plats 1 and 2. The access drive across from Hy-Vee should be
sifted to the west so that it is directly aligned. The pavement markings should also be
revised to be a straight/right and a left turn.
Engineers Response:
16. Shift the alignment of the access drive next to Outlot A for median break alignment. Staff is fine with
the proposed access drive location provided that Knapp properties has reviewed the
proposed alignment and is aware that they will need to shift the access drive on the north
wide of the road when the property develops. Has the applicant or the applicants engineer
forwarded this to Knapp Properties for their review?
Engineers Response:
17. Show the SE Alice’s Road alignment with overhead electric relocation and associated easement. A 30
foot easement should be provided off of the backside of the new right-of-way. Staff will provide an
exhibit at a later showing pole locations. Light poles will be located 3 feet off of ROW, therefore
a 33 foot easement for the light poles should be provided.
Engineers Response:
18. Per agreement with IDOT 150 minimum separation for access drives is required from Hickman Road.
The proposed access drive appears to be less than 150 feet. Has IDOT given approval for this? Please
address.
19. Update plat names across Hickman Road to include The Crossing at Alice’s Road Plat 4.
20. The proposed right-in right-out access off of SE Alice’s Road into Lot 6 will not be allowed at the access
points will need to be a minimum of 375 feet from existing pavement of Hickman Road. In addition this
will require the minimum 150 foot access drive requirement similar to the requirement on Hickman
Road. The right-in right-out on the south side of Lot 7 will not be allowed at all. The nearest access
point to the south will be on the adjacent property across from SE Laurel Street.
21. Right-of-way for SE Alice’s Road improvements shall be dedicated to the City. 33 feet of right of way is
needed across Lot 7 and a portion of Lot 6. The remaining portion of Lot 6 21 feet is needed. Please
indicate these areas as right-of-way to be dedicated to the City of Waukee.
22. Provide right turn decel lanes on Hickman Road for access points.
Engineers Response:
PRELIMINARY PLAT | SHEET 3
23. Water main through the plat should be 12-inch. In addition, the water main connection in the right-of-
way on the west side is a 12-inch water main. Correct this labeling on Sheet 2.
Engineers Response:
24. Show all proposed and existing easements. Staff would note that the water and sanitary through this plat
will be public. Therefore, easements will need to be provided.
25. Show water and sanitary service locations for all lots. Show the water service for Lot 2.
Engineers Response:
26. Show hydrant locations (300’ maximum spacing and 150’ radius). Please add hydrant radius to the
plans.
Engineers Response:
27. Verify valve spacing meets the 400 foot maximum spacing.
28. Extend the 12-inch water main to the south plat boundary.
29. The detention basin for Lot 7 is within the ROW for SE Alice’s Road.
Engineers Response:
30. A tapping sleeve and valve should be used for the watermain connection off of Alice’s
Road.
Engineers Response:
31. A blowoff hydrant should be provided at the watermain stub in the southwest corner.
Engineers Response:
CONSTRCTION PLANS
General Comments & Sheet 1
32. A check in the amount of $500.00 shall be provided to statisfy the review fee.
Engineers Response:
33. A geotechnical report should be provided for review.
Engineers Response:
34. A note should be added to the plan set indicating that all proposed changes to the plan set
during construction shall receive written approval from the City of Waukee Engineering
Department and that the contractor is responsible for all changes that have bnot been
granted approval.
Engineers Response:
35. A note should be added to the plan set indicating that Waukee Standard Specifications for
public Improvements shall apply to the project.
Engineers Response:
36. A note should be added to the plan set indicating that the contractor is required to set up
a preconstruction meet with the City of Waukee Public Works Deaprtment 0ne week
prior to commencing construction activities.
Engineers Response:
37. Project manager contact information should be provided on the plan set.
Engineers Response:
38. Grading note #7 should be revised.
Engineers Response:
39. Construction plans for the utilities throughout the site should be provided for review.
Engineers Response:
40. Provide a quantities tab.
Engineers Response:
Sheets 2 & 3
41. Show CD joints on transverse joints.
Engineers Response:
42. Decel lanes off of Hickman Road should be provided at both entrances.
Engineers Response:
43. A blowoff hydrant should be provided at the watermain stub in the southwest corner.
Engineers Response:
44. Revise pavement markings for access points per comment in the preliminary plat
comments. Also note that the markings are to be durable.
Engineers Response:
45. The notes stating, “The approach from Hickman Road to the end of the return to be…”
should state, “The approach from Hickman Road to the end of the right-of-way to be…”
Engineers Response:
46. Verify that the staking distance on Hickamn Turn lanes meets IDOT minimums.
Engineers Response:
VEENSTRA & KIMM COMMENTS
47. Show widths of existing streets and street rights-of-way.
48. Show owners and present zoning of adjoining parcels to north and east. Show present zoning
of all adjacent properties.
49. Show existing sanitary sewer on Sheet 2.
50. Show easements for existing utilities where applicable.
51. Show easements for new sanitary sewer and water main.
52. Show proposed drainage easements.
53. Show 100-year flood elevations of detention basins.
54. Modify sanitary manholes to show 0.1’ of fall through structures.
55. Modify Intake #3 to show 0.1’ of fall through structure.
56. Show flow line of existing sanitary sewer in MH #1.
57. Show sidewalk along Alice’s Road and/or future improvements to Alice’s Road.
58. Add hydrants to meet minimum 300’ spacing requirement. Hydrant spacing is greater than
300 feet between Lots 4 and 5.
Engineers Response:
59. Add valves to meet minimum 400’ spacing requirement.
60. Show sanitary and water services to all lots.
61. Use 10-year storm frequency for storm sewer sizing in Storm Water Management Plan. Why
is the 5-year storm frequency being used for offsite area flows?
Engineers Response:
62. Correct drainage areas to match in storage calculations and drainage map in Storm Water
Management Plan. Drainage areas in detention calculations and drainage map do not
match.
Engineers Response:
63. Correct title of Pre-developed Watershed Map in Storm Water Management Plan.
64. Show capacity available in existing downstream storm sewer in Storm Water Management Plan.
MISCELLANEOUS
65. Provide a copy of the Construction Site SWPPP Review Checklist signed by the SWPP designer.
Engineers Response:
66. Provide a copy of the SWPPP Prepared for obtaining General Permit #2 coverage.
Engineers Response:
67. Provide a copy of the IDNR issued General Permit #2 authorization letter.
Engineers Response:
68. Complete COSESCO application and submit with $65 fee for the first required quarterly COSESCO
inspection.
Engineers Response:
69. 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 (orifice plate).
ii. A maintenance covenant will need to be created and provided for review (if different
than the existing).
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:
70. 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) or myself at (515) 978-7897.
Sincerely,
Andy Kass, AICP
Senior Planner
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LOT 6 CECCivil Engineering Consultants, Inc.2400 86th Street . Unit 12 . Des Moines, Iowa 50322515.276.4884 . Fax: 515.276.7084 . mail@ceclac.comQ:\A-FILES\A-1700\A1707\_C3D Drawings\Plat\A1707 (03) PRELIMINARY PLAT.dwg, 7/7/2016 3:54:49 PM, mmorgan, 1:1