HomeMy WebLinkAbout2016-09-19-J06 Village at Shadow Creek Plat 1_Prelim Plat AGENDA ITEM:
CITY OF WAUKEE, IOWA
CITY COUNCIL MEETING COMMUNICATION
MEETING DATE: September 19, 2016
AGENDA ITEM: Consideration of approval of a resolution approving a preliminary plat for
Village at Shadow Creek Plat 1
FORMAT: Resolution
SYNOPSIS INCLUDING PRO & CON: Greenland Homes with property owner, Landing at
Shadow Creek, LLC, requests approval of a preliminary plat in order to plat
74 individual lots for a townhome development that is to be located within
The Landing at Shadow Creek Plat 4.
FISCAL IMPACT INCLUDING COST/BENEFIT ANALYSIS:
COMMISSION/BOARD/COMMITTEE COMMENT: The Planning and Zoning Commission
reviewed this request on September 13, 2016 and recommended approval subject to remaining
staff comments.
Approval of a Preliminary Plat for Village at Shadow Creek Plat 1
STAFF REVIEW AND COMMENT: At this time a majority of staff comments have been
addressed. Staff recommends approval subject to remaining staff comments.
Senior planner Andy Kass introduced the motion submitted by applicant Greenland Homes to approve
a site plan, preliminary plat, and final plat for Village at Shadow Creek Plat 1. Mr. Kass advised that
the applicant is seeking to develop a townhome community consisting of 15 buildings ranging from 2
to 6 units each for a total of 74 units on the subject property. The interior units will be 1248 square feet
in size and the end units will be 1352 square feet. Concrete patios will be provided on most of the units
and the units are intended to be rentals.
Two access points are indicated on the site plan. One at NE Alice’s Road for which a declaration/ turn
lane will be required to be constructed, and one on the south side from NE Dellwood Drive. All streets
interior to the site will be privately owned and maintained. A 5 foot sidewalk will be provided on one
side of the private street network.
Mr. Kass advised that the sanitary sewer will be provided from the stub that was installed as part of the
Landing at Shadow Creek Plat 4 improvements in the northwest corner of the site. Sewage will flow to
the Little Walnut Creek Lift Station. A water main will be looped through the site from NE Dellwood
Drive and connect to the 12 inch water main located along NE Alice’s Road. Storm water detention
will be provided in a dry bottom detention basin located in the center of the site. All utilities interior to
the site will be privately owned and maintained.
A 25 foot landscape buffer easement is being provided along the west plat boundary to provide
screening from the adjacent single family district and the proposed site plan indicates the applicant is
providing 43% open space. With the parkland dedication being satisfied with the parkland dedicated
by the landing at shadow creek plat 4.
At this time staff is comfortable with the preliminary plat, site plan, and final plat and would
recommend approval subject to remaining staff comments and review of all legal documents by the
City Attorney.
Commissioner Nigro questioned if there was a grading plan provided in order to view the dente4ntion
plans compared to home location. Mr. Kass advised that there was not one submitted, but the applicant
did produce one for review.
Commissioner Hoifeldt questioned if the elevation would be sporadic or more similar in appearance.
Mr. Kass advised that the buildings would not all be allowed to be the same due to design ordinances
no more than 3 buildings in the complex could have the same elevation or color scheme. The applicant
representative from Schneider and Associates advised that they would be creating more of a sporadic
elevation.
Commissioner Nigro questioned if staff was comfortable with the lack of berms between the row home
sections as this seemed to be opposite from what was required or done in the past. Mr. Kass advised
that berms are encouraged if feasible but that they were addressing some drainage issues on the west
side of the site by not placing the berms between the buildings.
Commissioner Hoifeldt and Nigro asked for some more clarification on the effect the water main
easement would have on the patios and landscaping. Mr. Kass advised that the applicant would be
working closely with the Public Works department to maintain the appropriate distance away not to
disturb the water main and still grant landscaping and equivalent sized patios.
Commissioner Shanks questioned what would be used as screening between the units. Mr. Kass
advised that it would most likely be some sort of PVC fencing.
Commissioner Hoifeldt questioned how the exchange would occur if the developer decided down the
road to sell the units instead of leasing them. Mr. Kass advised that regardless, an association would
have to be created. He continued, stating that once the last unit had been sold, the developer would
hand over the association to a board of residents who would then decide on fees and its upkeep.
Commissioner Hoifeldt moved to approve the Preliminary Plat for Village at Shadow Creek plat 1,
which was seconded by Commissioner Broderick, Subject to any remaining staff comments and
completion of legal documents. Ayes: Nigro, Fontenot, Broderick, Hoifeldt, and Shanks. Nays: none.
Motion carried.
RECOMMENDATION: Approve the resolution
ATTACHMENTS: I. Proposed Resolution
II. Staff Report
III. Staff Comment Letter
IV. Preliminary Plat/Site Plan (see Site Plan for Village at Shadow Creek
Townhomes)
PREPARED BY: Andy Kass, Senior Planner
REVIEWED BY:
THE CITY OF WAUKEE, IOWA
RESOLUTION 16-
APPROVING THE VILLAGE AT SHADOW CREEK PLAT 1 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 Village at Shadow Creek Plat 1 on September 13, 2016,
subject to remaining staff comments; AND,
WHEREAS, the Preliminary Plat for Village at Shadow Creek 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 19th day of September, 2016, that the Preliminary Plat for Village at Shadow Creek 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: Village at Shadow Creek Plat 1 – Preliminary
Plat, Final Plat, & Site Plan
DATE: September 13, 2016
GENERAL INFORMATION:
Applicant: Greenland Homes
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 6.30 acres.
LAND USES AND ZONING:
Location Existing Land Use Comprehensive Plan Current Zoning
Property in Question Vacant – Undeveloped Neighborhood Residential R-4
North Undeveloped Neighborhood Residential C-1
South Alice Patricia Homes Neighborhood Residential R-3
East Single-Family Residential Neighborhood Residential City of Clive
West Landing at Shadow Creek
Plat 4
Neighborhood Residential R-2
BACKGROUND:
The applicant is requesting approval of a preliminary plat, final plat, and site plan in order to develop a
townhome community consisting of 74 total units. The subject property is located within the Landing at
Shadow Creek Plat 4 development which was rezoned in 2015 from A-1 to R-4.
September 9, 2016
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ABOVE: Site Plan for the proposed townhomes development.
PROJECT DESCRIPTION:
The project involves the construction of 15 buildings with a total of 74 units for the entire site. The number of
units in each building will vary between 2 and 6 units. Interior units will be 1,248 square feet and end units will
be 1,352 square feet. Concrete patios will be provided on most of the units. The units are intended to be
rentals.
ACCESS AND PARKING:
Two access points are indicated on the site plan. One access point will be off of NE Alice’s Road for which a
deceleration/turn lane will be required to be constructed. An access on the south side from NE Dellwood
Drive will also be constructed. All streets interior to the site will be privately owned and maintained.
A 5 foot wide sidewalk will be provided on one side of the private street network.
UTILITIES:
Sanitary sewer will be provided from the stub that was installed as part of the Landing at Shadow Creek Plat 4
improvements in the northwest corner of the site. Sewage will flow to the Little Walnut Creek Lift Station.
Watermain will be looped through the site from NE Dellwood Drive and connect to the 12-inch water main
located along NE Alice’s Road. Storm water detention will be provided in a dry bottom detention basin
located in the center on the site. This will discharge to an existing drainage channel north of the site. Once the
property to the north develops the discharge will be accommodated in the detention for that site. All utilities
interior to the site will be privately owned and maintained.
September 9, 2016
3 of 3
LANDSCAPING:
A 25 foot landscape buffer easement is being provided along the west plat boundary to provide screening from
the adjacent single family. The proposed site plan provides for the required landscaping as well as required
open space. The required open space is 20% and the applicant is providing 43% open space.
ELEVATIONS:
The exterior elevations of the townhomes will feature vinyl siding, stone and/or brick, and composite shingles.
Each building will be a two story building and each unit will have a two car garage. Colored elevations and
material samples will be available at the meeting.
MISCELLANEOUS
Parkland dedication will be satisfied with the parkland being dedicated by the Landing at Shadow Creek Plat 4.
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
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: May 3, 2016
2nd Review: June 1, 2016
3rd Review: June 21, 2016
4th Review: August 30, 2016
Snyder & Associates, Inc.
Attn: Eric Cannon
2727 SW Snyder Blvd
Ankeny, IA 50023
RE: Shadow Creek Villas Plat 1 Townhomes – Site Plan
Dear Mr. Cannon:
Per your request, staff has reviewed the proposed site plan for the Shadow Creek Villas Plat 1 Townhomes. The
property is located on the west side of NE Alice’s Road and north of the Prairie Crossing development. Based
upon our review, staff has the following comments related to the site plan:
COVER SHEET & GENERAL COMMENTS
1. Provide the $250 site plan review fee with the next submittal.
2. Staff questions if these units are being platted as separate lots. If so, a final plat is required. Please
provide this with the next submittal.
3. Please label more streets within the vicinity map.
4. Verify spelling of Project Construction Manager and Owner/Developer contact name.
5. Please submit full color elevations with the next submittal. Please include materials, colors, dimensions,
etc. Please provide elevation drawings for all sides of the buildings. Per the Waukee Site
Plan Ordinance, sites where four or more buildings are proposed shall provide slight
differentiation in design amongst buildings of the same size or number of units to provide
for a higher level of architectural design for the site as a whole. We will need these prior
to forwarding to Planning and Zoning Commission.
Engineers Response:
6. Please submit a materials board with the next submittal. We need this prior to forwarding to
Planning and Zoning Commission.
Engineers Response:
7. Please provide a photometric plan with the next submittal including cut sheets. Please provide a
current photometric plan.
Engineers Response:
8. Provide a storm water management plan with the next submittal.
Project Name Project Engineer/Manager Project Type City Contact
Village at Shadow Creek
Plat 1
Eric Cannon Site Plan Melissa DeBoer
9. Staff questions if this project will be built in phases; if so, provide a phasing plan.
10. Provide a note stating that street signs and stop signs shall be installed prior to issuing any
building permits.
Engineers Response:
SHEET 2 | PROJECT INFORMATION
11. Please provide open space calculations.
12. Please add a note that all fire hydrants shall have Storz fittings.
13. General Note E should be the Development Services Department rather than the Engineering
Department. Please revise.
14. General Note T, please include “Department” after “City of Waukee Development Services”.
15. General Note U, please include “Department” after “City of Waukee Development Services”.
16. Please note retaining walls greater than 4 feet in height will need to be designed by a structural
engineer.
17. Verify that State Plane South coordinates are being utilized. This plan will be accepted using the
Zone 8 coordinates as submitted, but in the future all plans submitted to the City of
Waukee shall be submitted using the State Plane South coordinate system, or they will
not be accepted. In addition, please provide a conversion chart showing what the Zone 8
coordinates convert to in the State Plane South system.
18. Revise GENERAL NOTES K. to meet SUDAS Specifications Section 2010 for topsoil.
19. Revise POLLUTION PREVENTION NOTES C.4.h. to meet SUDAS Specification Section 2010 for
topsoil.
20. Provide total area of disturbance.
SHEET 3 | DIMENSION PLAN
21. PCC needs to be 8” and C-4 mix in the ROW of Dellwood and Alice’s (Note 2.I.)PCC needs to be
9” in the ROW on Alice’s Road. Change the text in plan on Alice approach to 9” as well.
22. Note 2.G. utilize SUDAS Type A driveway for Dellwood driveway with radii and expansion on
Dellwood. Please correct spelling of “shared” drive.
23. Note 2.L. “NE Dellwood Ave” should be “NE Dellwood Dr”. Please revise.
24. Staff questions what the plans are for trash service to this site. Please address.
25. Staff questions if any monument signage is proposed for this site. If so, please provide details including
location, size, material, etc. Please include details prior to forwarding to Planning and Zoning
Commission.
26. Staff questions if any ADA parking stalls are proposed or needed for this site. Please address.
27. Please provide proposed street names for the private streets and label them on the plans. Staff will
provide addresses once street names have been assigned. Please label the address numbers for
each unit. Staff has attached these. Label the private streets as being private on the plans.
28. Staff questions if these units are planned to be rentals or if they will be owner-occupied. Please address.
29. Show future 10’ trail along Alice’s Road and extend sidewalks to connect with the future trail.
30. Provide a traffic control plan and provide a note that one week notice shall be given prior to closing any
lane/road closure. Provide a note stating that any lane/road closures are to be coordinated
with the City of Waukee.
31. Staff questions if basements are proposed.
32. Provide a decel lane off of Alice’s Road to the north entrance of the townhome site.
33. Please show the current design for NE Dellwood Drive on the plans.
34. On the Typical Unit Detail shown, provide dimensions for side and rear property line to
dwelling; and for rear property line to building setback line. Staff would like to see these
dimensions labeled for the front of the building as well.
35. Staff questions if any patios or decks are proposed that will go beyond the building setback
line. Please address. Staff is okay with the proposed concrete patios, but please note that
no deck will be allowed outside the building setback at any point in the future. Also, note
that no fence or wall will be allowed to be constructed between the patios for privacy at
any point in the future, as these would encroach into the building setback.
36. Provide a note stating that street name signs are to be installed prior to issuing building
permits.
37. Provide stop signs at the intersections of the private drives at both NE Dellwood Dr and
NE Alice’s Road.
38. Please note that as-builts may be required for buildings that are close to the building
setback lines.
39. On Dimension Plan Construction Note 4, update the sheet numbers.
40. Staff questions what the plans are for the mailbox pads, because as shown now the typical
sized mailbox pads from the post office will not be enough mailboxes for the number of
units shown for this project. The proposed mailbox pad locations should be moved to the
side of the street with the sidewalk. Dimension Plan Construction Note 2J should
reference Sheet 9 of 12 instead of 10.
Engineers Response:
41. Staff questions if what is proposed on the plan are decks or concrete patios and whether
any of these will extend over the building setback line. Also, these cannot be built over the
water main easement and the easement cannot be shortened. Provide a note stating that
no patios are to be built over the water main easement and no privacy fences or walls can
be constructed within the easement at any point in the future.
Engineers Response:
SHEET 4 | WATER MAIN AND SANITARY SEWER PLAN
42. Label all critical crossings with top and bottom of pipe elevations.
43. Please arrange services to the units the same for all units with sanitary on the left and water on the
right.
44. Please provide a scale and north arrow on this sheet.
45. Show existing hydrants on Dellwood Dr/Alice’s Road.
46. Reposition hydrants so they are at every intersection and spaced 300 feet apart.
47. Identify material types for pipes.
48. Per the Fire Department, the fire hydrant at the end of the street at the southeast corner
of the site can be moved north to the southwest corner of the intersection. The
watermain extension beyond the hydrant is not needed.
49. Staff questions if natural gas will be provided to these units. Please address.
50. Correct overlapping text at critical crossing at the southeast corner of the site.
51. Verify that the sanitary stub (southeast out of the manhole) listed to be removed in the
northwest corner of the site was installed. (See plan sheet attached from Landing at
Shadow Creek Plat 4)
52. Verify watermain on NE Alice’s Road is in the correct location. Verify 5 ½’ cover will be
provided.
Engineers Response:
53. Staff questions if the appropriate easements have been obtained from the property owner
to the north.
Engineers Response:
54. Show gas meter locations on the buildings.
Engineers Response:
SHEET 5 | STORM SEWER PLAN
55. Verify minimum horizontal distance of 10’ from ST-6 and the water main.
56. Provide an easement for the storm sewer outlet to the north of this property. Staff questions how
water will drain away from this outlet. Please address.
57. Staff questions if the pond is proposed to be wet or dry bottom. Please address.
58. Are sump services required or are these slab on grade.
59. Provide leaders pointing to the 100 year flood elevations.
60. Staff questions how much cover will be over the watermain along Alice’s Road after the
proposed grading to the FES at lot 44/45 and if this will conflict with the power poles along
Alice’s Road. Please show the power poles located along Alice’s Road on this plan.
61. Staff questions if there will be separate electric services for each unit. If not, please
provide a master covenant easement for electric services and feeders.
Engineers Response:
62. Add an intake in the turn lane on NE Alice’s Road, along the taper, before the curb ends.
Engineers Response:
SHEET 6 | GRADING PLAN
63. Capture water from lots 1-8 prior to its leaving site. Staff questions if Erin Ollendike’s
calculations from the single family residential portion accommodates for this townhome
portion. Please address.
64. Please provide a 3 foot berm along the west side of the property in order to provide screening
between the townhomes and single family residential to the west (adjust fixtures as needed). Staff
suggests providing a berm with intermittent breaks throughout in order to accommodate
for water drainage as has been done in other developments throughout the city.
65. Provide building corner elevations on the plan.
66. Please show 2% minimum drainage has been met.
67. Indicate and illustrate 100 year flood elevations at all detention and sump areas. Please illustrate the
100 year elevations as well. Staff questions if there are any 100 year elevations along
Alice’s Road. Please address.
68. Illustrate overflow routes and elevations. Please illustrate where the water goes.
69. Specify the percent grade for the swale along Alice’s Road and other swales where “2% min” is shown.
70. Staff questions if a swale will be graded to the north of this property where the storm water outlets on
the property to the north.
71. Adjust Grading Plan Notes 7 to meet SUDAS Specifications Section 2010 for topsoil.
72. Provide details of the outlet shown going to the north. How will the water flow once it
exits the site?
Engineers Response:
SHEET 7 | EROSION AND SEDIMENT CONTROL PLAN
73. Show the sediment controls that are shown on Sheet 6 on this sheet as well.
74. Provide proposed topsoil stockpile location.
75. Provide proposed staging area location.
76. Provide proposed concrete washout location.
77. Provide proposed construction exit location.
78. Revise Pollution Prevention Notes C.4.h. to meet SUDAS Specifications Section 2010 for topsoil.
79. Staff recommends providing sediment control around the basin while buildings are under construction.
80. Revise Grading Plan General Notes E to meet SUDAS Specifications Section 2010 for topsoil.
81. Revise Grading Plan General Notes H. Please revise Grading Plan General Note H (should not
be 98th St).
82. Provide a detail for the standpipe proposed at the basin outlet. Show elevations of the
standpipe. Please provide these elevations.
Engineers Response:
83. Note H under “Grading Plan General Notes” should be hydromulch in ROW of Alice’s
Road and sod remainder of site.
SHEET 8 | PLANTING PLAN
84. Please show and label mechanical units on this plan as well as provide a detail of how these will be
screened.
SHEET 9 | DETAILS
85. Provide percent slopes for both sides of the pedestrian ramps, rather than just down the middle.
86. Indicate detectable warning panels for the sidewalk ramps. Verify that not providing detectable
warning panels for the sidewalks interior to the site are in compliance with both ADA and
the Fair Housing Act.
87. Please adjust labels for running ramp grades in order to make legible.
88. Please label cross slopes at the bottom of the pedestrian ramps.
89. Label cross slope of the sidewalk ramp detail.
SHEET 10 | DETAILS
90. Label the cross slope of the crosswalk between the ramps.
VEENSTRA AND KIMM COMMENTS:
91. Show address of property being developed.
92. Add a note stating that the contractor is to provide submittals of construction materials prior to
construction.
93. Provide a project quantities tabulation.
94. Sheet 4: Modify Typical Service Detail and drawing to show sanitary service on left and water service on
right when facing lot.
95. Sheet 4: Show top and bottom of pipe elevations at critical crossings.
96. Sheet 6: Show off-site surface drainage information.
97. Sheet 10: Show detectable warning panels on sidewalk ramp details.
98. Add City standard details for riser, driveway approach, flared end section footing, and service
connection.
99. (46) End water main at new fire hydrant location.
100. Sheet 4: Correct text overlaps with street names.
101. Sheet 7: Change ^ to ° on pvc riser for sediment control note at outlet of drainage
basin.
MISCELLANEOUS COMMENTS:
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:
102. Post Construction What practices considered for this site?
103. 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.
104. A maintenance covenant will need to be created and provided for review (if different
than the existing).
105. 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.
106. Please address COSESCO comments sent on 5/5/16 by email from Jenny Corkrean.
Provide remaining $135 fee for COSESCO inspection.
Engineers Response:
FINAL PLAT
1. Please submit the final plat review fee of $250.00 with the next submittal.
2. Please provide a new plat name for this plat.
3. Please label addresses for each townhome lot. Staff has included the addresses to be used. Please
propose street names for the private streets.
4. Please verify that all existing easements are labeled with book and page numbers.
5. Please verify that all proposed easements are indicated on the final plat.
6. Please label the private streets as being private on the final plat.
7. Provide a note stating that the streets are to be privately owned and maintained.
8. Please update the vicinity map to include more surrounding streets.
9. Indicate and illustrate 100 year flood elevations for all detention and sump areas.
10. Verify that the building located on Lot 59 will not encroach into the PUE.
11. All legal documents should be submitted prior to forwarding to City Council.
12. Staff questions why Lot 59 is highlighted. Please address.
13. Please revise the name of the final plat to be consistent with the name used for the site
plan.
Engineers Response:
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 Jordan Kappos’s 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