HomeMy WebLinkAbout2016-08-01-J04 Deery Brothers Waukee Development_Prelim Plat AGENDA ITEM:
CITY OF WAUKEE, IOWA
CITY COUNCIL MEETING COMMUNICATION
MEETING DATE: August 1, 2016
AGENDA ITEM: Consideration of approval of a resolution approving a preliminary plat for
Deery Brothers Waukee Development
FORMAT: Resolution
SYNOPSIS INCLUDING PRO & CON: The Rose Companies with property owners Estella L. & J.
Harry Copeland Trustees Etal, are requesting approval of a preliminary plat
for approximately 24.80 acres of property that is generally located south of
Hickman Road and west of 10th Street. The proposed preliminary plat includes
a total of two lots. Lot 1 is proposed to be 10.13 acres and Lot 2 is proposed to
be 11.67 acres. The preliminary plat identifies the extension of 10th Street,
Laurel Street, Maple Street, and a new street, 11th Street. The proposed lot is
intended for commercial development including a car dealership.
FISCAL IMPACT INCLUDING COST/BENEFIT ANALYSIS:
COMMISSION/BOARD/COMMITTEE COMMENT: The Planning and Zoning Commission
reviewed this request on July 26, 2016 and recommended approval subject to remaining
staff comments.
Approval of a Preliminary Plat for Deery Brothers Waukee Development
Senior Planner Andy Kass introduced the subject property stating it is located west of 10th street and
south of Hickman Road and is approximately 21.8 acres in area. The Subject property was recently
rezoned to C-1 and R-4 and annexed into the City of Waukee. The applicant, The Rose Companies and
the property owner Estella and J. Harry Copeland Trustees, are requesting approval for a preliminary
plat for a commercial development.
The preliminary plat identifies a total of 2 lots for commercial development, lot 1 being 10.31 acres
and lot 2 being 11.67 acres in area. Lot 1 is where the future Deery Brothers car dealership is proposed
to be constructed.
A number of street extensions are identified on the plat, including 10th street, Maple Street, Laurel
Street, and 11th Street. Part of the improvements will be removing the connection between 10th Street
and Ashworth Drive, and installing a turn around on Ashworth Drive.
A 30 foot landscape buffer easement will be installed as each lot develops along the south and ease
sides of the plat. Utilities will need to be extended throughout the plat, and water will be extended
along Hickman Road, 10th street, Maple Street and 11th Street. The Sanitary sewer will be extended
into lots 1 and 2 from a man hole that will be installed as part of the improvements to the spring crest
development to the south. The Sanitary will connect to that manhole and will flow in a south easterly
direction to the North West outfall sewer. This was done to address previous complaints from current
residents to the original plan to connect the sanitary sewer to the existing residential area to the east of
the subject property. Potential storm water management areas have been identified on the plat.
Locations will be refined as we review the site plans for each lot.
Commissioner Schmidt questioned the areas zoned R-4. Mr. Kass advised that the areas are still zoned
r-4 but that he would not anticipate a townhome development as the applicant discovered a need for
more storm water detention areas and will more than likely be using the r-4 designated areas for that
purpose.
Commissioner Fontenot questioned why the area was zoned r-4 to which Mr. Kass advised that in the
original plans for the area, the applicant did have some interested parties for an r-4 designation, but
after further review the applicant has decided that it would be needed for a basin area.
Commissioner Hoifeldt questioned if lot 2 would be residential. Mr. Kass advised that looking at the
basin of the land, it may also be used as a retention pond.
Commissioner Hoifeldt questioned if staff was anticipating additional traffic east and west bound on
Maple Street with the closing of Ashworth Drive. Development Services Director Brad Deets advised
that the City is working on a separate project to reconfigure and realign Maple Street.
Commissioner Schmidt questioned if Ashworth Drive would be turned into a Cul-de-sac. Mr. Deets
advised that the plans had not been finalized, but that the current outcome for Ashworth would not be a
Cul-de-sac, but a turnaround street.
Commissioner Nigro questioned if the Community had been made aware of the possible changes. Mr.
Deets advised that the Community had not received an update save for the rezoning, but that once a
more concrete improvement schedule was proposed the city would then inform the rest of the
community.
Commissioner Broderick questioned the staff if we had heard from the community whether or not the
City engineering firm had reached out to them to verify and assess the current issues they were
experiencing. Mr. Deets advised that the City did have V & K meet with the homeowners to address
the sewer issue. He also noted that the area in question is next to receive the sewer lining
improvements being done by the City.
Karen Dluhos of 960 Maple Street advised that she had received the packet for this meeting from Mr.
Deets and had forwarded it to the other concerned residents and had not heard anything from the other
residents regarding the proposed plans but had personally noticed a slight difference since the start of
the city’s sewer lining project in her own home despite it being a dry winter.
Commissioner Broderick questioned whether Mike Erdman, a concerned party that farms fields to the
south of the subject property, had any issues with the current draining and detention plans. Karen and
Staff advised that they had not heard any issues with the current plans.
Commissioner Nigro expressed a concern with how Ashworth was going to be handled and Mr. Deets
advised that it is identified on the site plans but is not part of this project. The applicant is extending
10th street, but it will be a city to handle the connection at Ashworth Road.
Motion to approve a Preliminary Plat for Ashworth Properties North Commissioner Fontenot moved to
approve the preliminary plat for Deery Brothers Waukee Development, which was seconded by
Commissioner Nigro, Subject to any remaining staff comments and completion of legal documents.
Ayes: Nigro, Fontenot, Broderick, Hoifeldt, and Schmidt. Nays: none. Motion carried.
STAFF REVIEW AND COMMENT: At this time a majority of staff comments related to the
preliminary plat have been addressed and staff would recommend 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 PRELIMINARY PLAT FOR DEERY BROTHERS WAUKEE
DEVELOPMENT
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 Deery Brothers Waukee Development on July 26, 2016,
subject to remaining staff comments; AND,
WHEREAS, the Preliminary Plat for Deery Brothers Waukee Development 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 1st day of August, 2016, that the Preliminary Plat for Derry Brothers Waukee
Development 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: Deery Brothers Waukee Development – Preliminary Plat
DATE: July 26, 2016
GENERAL INFORMATION:
Applicant: The Rose Companies (applicant) & Estella and
J. Harry Copeland Trustees Et Al (property
owner)
Requested Action Preliminary Plat Approval
Location and Size: Property is generally located south of Hickman
Road and west of 10th Street containing
approximately 24.80 acres more or less.
LAND USES AND ZONING:
Location Existing Land Use Comprehensive Plan Current Zoning
Property in
Question
Agricultural Neighborhood Residential C-1 / R-4
North Agricultural Employment A-1
South Agricultural Neighborhood Residential R-2 / R-4
East Single Family Residential Neighborhood Residential R-2
West Agricultural Neighborhood Residential N/A (Dallas County)
BACKGROUND:
The subject property is located south of Hickman Road and west of 10th Street and is approximately 24.80
acres in area. Annexation proceedings for the property were recently completed and the property is now
within the corporate limits of the City of Waukee. The applicant requests preliminary plat approval for a 2 lot
commercial development.
July 22, 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 2 lots for commercial development. Lot 1 is 10.13 acres in area and Lot 2 is
11.67 acres in area. All proposed lots are in conformance with the Zoning Ordinance.
Streets:
A number of streets will be extended throughout the plat. Maple Street will be extended from the east to the
west plat boundary. Maple Street is indicated as a 31 foot wide street with a 70 foot right-of-way. Laurel
Street will be extended from the east to 10th Street. 10th Street will be extended from Hickman Road to the
south plat boundary. 10th Street will eventually be a 4 lane boulevard, but at this time the applicant will only be
responsible for constructing the west 26 feet of the street. Future improvements will be made as traffic counts
warrant improvements. A new street, 11th Street will be constructed along the west plat boundary of the
property. 11th Street will be a 31 foot wide street with a 70 foot right-of-way.
In addition to street extensions the applicant will be removing the connection between 10th Street and
Ashworth Drive. Ashworth Drive will dead end and a concrete turnaround will be installed.
Five foot wide sidewalks will be constructed on both sides of all streets.
July 22, 2016
3 of 3
Easements:
Several easements are proposed within the plat based upon the location of proposed utilities and construction
areas.
A 30 foot landscape buffer easement will be required along the south and east plat boundary to provide
screening from the adjacent and future residential development.
Utilities:
Utilities will be extended to all lots. A 12-inch water main will be extended along Hickman Road and 10th
Street. An 8-inch water main will be extended along Maple Street and 11th Street. Sanitary sewer will be
provided by an 8-inch sanitary sewer that will connect to a sanitary manhole installed as part of the Spring
Crest development to the south. This sewer will not be connected to the sanitary sewer that serves the
existing residential neighborhood to the east.
The preliminary plat identifies potential storm water detention areas for the lots. These areas are located on
the south side of Lots 1 and 2 and the north side of Lot 2.
STAFF RECOMMENDATION
At this time Staff feels comfortable with the proposal and would recommend approval of the Preliminary Plat
for Deery Brothers Waukee Development 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: April 12, 2016
2nd Review: April 26, 2016
3rd Review: June 1, 2016
4th Review:
Civil Design Advantage
Attn: Emily Harding
3405 SE Crossroads Drive, Suite G
Grimes, Iowa 50111
RE: The Shops at Kettlestone North – Preliminary Plat
Dear Ms. Harding:
Per your request, staff has reviewed the proposed preliminary plat for Deery Brothers Waukee Development
which is located west of 10th Street and south of Hickman Road. Based upon our review, staff has the following
comments related to the rezoning documents:
COVER SHEET AND GENERAL COMMENTS
1. Provide additional street labels in the vicinity map.
Engineers Response:
2. Provide project manager contact information.
Engineers Response:
3. Bulk regulations for the zoning districts should be added to the preliminary plat.
Engineers Response:
4. Lot 2 has not hydrant coverage. Please address.
Engineers Response:
5. Verify that all existing easements have been indicated with recorded book and page numbers.
Engineers Response:
6. All proposed easements should be indicated, including ingress/egress easements. Show storm sewer
easement on Lot 1 for storm sewer leading to Deery Drive intakes.
Engineers Response:
7. Verify valve spacing for water main meets 400’ requirement. Add valves along Maple Street to
meet the 400 foot spacing requirement.
Engineers Response:
8. Please show Laurel Street being extended to 10th Street.
Project Name Project Engineer/Manager Project Type City Contact
Deery Brothers Waukee
Development
Emily Harding Preliminary Plat Andy Kass
Engineers Response:
9. City staff is having Foth prepare a layout of 10th Street. Once the layout has been provided it will be
forwarded on to CDA. As with the rezoning comments the west two lanes of the future 4 lane road
will be required to be built.
Engineers Response:
10. Water main will be required to be extended along 10th Street. The connection into the existing
main will not be allowed. A 12 inch water main should be provided along 10th Street.
Engineers Response:
11. Please show the storm sewer along Hickman Road. Show size of storm sewer and additional
storm sewer downstream.
Engineers Response:
12. Staff questions if the radius off of Hickman Road for the “Future Street” on the west side is adequate
to accommodate semi-truck traffic that may be making deliveries to the proposed car dealership.
Engineers Response:
13. Water main on Hickman is owned by Xenia Rural Water the connection will need to be eliminated.
Water main will need to be extended from Ashworth Drive to the west plat boundary.
Engineers Response:
14. Please show the Hickman Road corridor and any improvements proposed.
Engineers Response:
15. Show services to all proposed lots. Show sanitary service to Lot 1 and label water service on
Lot 2.
Engineers Response:
16. Proposed detention basin locations should be indicated. Please indicate potential detention
locations.
Engineers Response:
17. Adjust leader for the sanitary sewer easement on Lot 3.
Engineers Response:
18. Storm sewer along Maple and 10th Street should be indicated. Please provide storm sewer. Why
is no storm sewer being provided along 10th Street.
Engineers Response:
19. Existing pavement removals should be identified. Please indicate pavement removal limits on
Ashworth Drive.
Engineers Response:
20. Easements for the storm outlets on the south side of the site should be indicated.
Engineers Response:
21. The 30 foot landscape buffer should be provided along the east boundary of Lot 2. A 25 foot
landscape buffer should be provided along the east boundary of Lot 3.
Engineers Response:
22. Provide property owner information for the properties located adjacent to the southeast portion of
the proposed plat.
Engineers Response:
23. A pedestrian ramp will be required on the east side of 10th Street for the westbound crossing. A
northbound crossing on the west side of 10th Street should be provided.
Engineers Response:
24. Pavement on 10th Street will be required to be 9-inch PCC.
Engineers Response:
25. Staff questions if the developer has communicated proposed road alignments and storm
sewer easements with the developer to the south.
Engineers Response:
26. General Note # 6 should be updated to indicate a future 4 lane road.
Engineers Response:
SHEET 2
27. Is any grading proposed to occur on the lots. If so, please indicate proposed grades.
Engineers Response:
28. Deery Drive should be renamed to 11th Street.
Engineers Response:
29. The HDPE storm sewer will need to comply with the Standard Specifications (A2000,
double walled, smooth interior). See Section 6 for further information.
Engineers Response:
30. The sanitary sewer route will need to be moved to the south within the right-of-way of
Maple Street. A public sanitary sewer main will not be allowed to be installed on the
property as proposed.
Engineers Response:
31. A 30 foot landscape buffer will be required along the south property line of Lot 1 and the
portion of Lot 1 that abuts Lot 3. Plantings should be provided as follows: 2 overstory, 3
evergreen, 2 ornamental per 50 lineal feet of buffer.
Engineers Response:
32. Staff would note that the maximum intake spacing allowed by the Waukee Standard
Specifications for Public Improvements is 400 feet. The intakes on Maple Street do not
appear to meet this requirement.
Engineers Response:
33. A left turn lane on 11th Street will be required to be provided. Pavement width should be
a minimum of 37’ b/b at the intersection with Hickman Road. Please indicate pavement
markings at this location and at the 10th Street/Hickman Road intersection and 10th
Street and Maple Street intersection.
Engineers Response:
34. The 12-inch water main along Hickman Road should be stubbed across 11th Street to the
plat boundary.
Engineers Response:
35. Staff questions how existing field tiles on the subject property will be connected to the
public storm sewer to alleviate drainage issues to the east.
Engineers Response:
36. The right-of-way for 10th Street indicated on the lots labeled as 1 and 2 should be
indicated as Future Right-of-Way.
Engineers Response:
37. Sanitary sewer should be extended to the plat boundary if feasible.
Engineers Response:
38. A blow off should be provided at the end of the water main on 11th Street.
Engineers Response:
39. The portion of the 12-inch water main along 10th Street that is north of Ashworth Drive
should start on the west side of 10th Street then transition to the east side once south of
Ashworth Drive. This will prevent the main from damage or the need to move it when
10th Street is widened.
Engineers Response:
40. The turnaround should be constructed of PCC and dimensions of the turnaround should
be provided.
Engineers Response:
41. Staff questions why the sanitary sewer is not being extended from the north. Please
address.
Engineers Response:
42. Label pavement width on Laurel Street extension.
Engineers Response:
43. Label pavement width of Maple Street east of 10th Street.
Engineers Response:
44. Will HMA be acceptable to IDOT for the turn lane off of Hickman Road.
Engineers Response:
VEENSTRA AND KIMM COMMENTS
45. Scale should be 60’ to 1” or larger.
Engineers Response:
46. Show widths of existing streets.
Engineers Response:
47. Show existing storm sewer system northeast of the site.
Engineers Response:
48. Show size of existing sanitary sewer and water mains.
Engineers Response:
49. Show size of new storm sewer.
Engineers Response:
50. Show locations of existing hydrants.
Engineers Response:
51. Show drainage areas to the south of the site along with any necessary drainage easements.
Engineers Response:
52. Add name of new street on west side of the site.
Engineers Response:
53. Show curb ramp at intersection of “Future Street” and Hickman Road crossing “Future Street”.
Engineers Response:
54. Add notes regarding the removal of existing 10th Street and add details regarding the future layout of
the intersection of 10th Street and Laurel Street.
Engineers Response:
55. Provide projected sanitary sewer loading increase from this project and verify that there
is enough capacity in the 6-inch sanitary sewer on Laurel Street to connect into the
sanitary sewer system at this location.
Engineers Response:
MISCELLANEOUS
56. Provide a copy of the Construction Site SWPPP Review Checklist signed by the SWPP designer.
Engineers Response:
57. Provide a copy of the SWPPP Prepared for obtaining General Permit #2 coverage.
Engineers Response:
58. Provide a copy of the IDNR issued General Permit #2 authorization letter.
Engineers Response:
59. Complete COSESCO application and submit with $65 fee for the first required quarterly COSESCO
inspection.
Engineers Response:
60. 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:
61. 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