HomeMy WebLinkAbout2016-10-17-J02 Hickman West Industrial Park Plat 4_Preliminary Plat AGENDA ITEM:
CITY OF WAUKEE, IOWA
CITY COUNCIL MEETING COMMUNICATION
MEETING DATE: October 17, 2016
AGENDA ITEM: Consideration of approval of a resolution approving a preliminary plat for
Hickman West Industrial Park Plat 4
FORMAT: Resolution
SYNOPSIS INCLUDING PRO & CON: Storage Space, LLC, with property owner, Gym Space,
LLC, requests approval of a preliminary plat in order to plat one lot for
development of two storage buildings for vehicle and boat storage. The
property is 1.51 acres in area and is located on the south side of SE
Westbrooke Drive and east of SE Alice’s Road.
FISCAL IMPACT INCLUDING COST/BENEFIT ANALYSIS:
COMMISSION/BOARD/COMMITTEE COMMENT: The Planning and Zoning Commission
reviewed this request on October 11, 2016 and recommended approval subject to remaining
staff comments.
Approval of a Preliminary Plat, Final Plat, and Site Plan for Hickman West Industrial Park Plat
4 [1110 SE Westbrooke Drive]
Waukee City Planner, Andy Kass, introduced the request by the applicant, Storage Space, LLC, for
approval of a Preliminary Plat, Final Plat, and Site Plan for Hickman West Industrial Park Plat 4. Mr.
Kass advised that the subject property was platted as an out lot in 2015. Mr. Kass described the
proposed project which includes the construction of two, single story, self-storage buildings. The
building on the west side of the site is indicated as 8000 square feet in area and building on the east
side is indicated as being 12,120 square feet in area. Both buildings would be intended for vehicle and
boat storage.
Mr. Kass advised that the proposed buildings will be accessed via a shared access with the property to
the north off of SE Westbrooke Drive. A shared access easement between the two properties has been
provided on the Final Plat. Parking requirements for vehicle and boat storage is 1 space for every
50,000 square feet and the site plan proposes a total of 5 parking spaces.
Mr. Kass advised that a 5 foot sidewalk was previously extended along SE Westbrooke Drive when
the adjacent property was developed. Utilities are available on the site to service the proposed
buildings and storm water detention will be provided in a pond that will be located on the adjacent
property. Mr. Kass also stated that a 40 foot landscape buffer easement is provided on the south side
of the property.
At this time staff is comfortable with the site plan and would recommend approval of the preliminary
plat, final plat, and site plan.
• Commissioner Broderick questioned where the trash enclosure was located. Mr. Kass
advised that the trash for this project could be provided by the adjacent property as it
is owned and operated by the same company.
• Commissioner Nigro raised a question regarding the reason for this project to attach to
the trail. Dave Holmes, a representative for the applicant, advised that originally the
fire hydrant was proposed to be on the back of the property and that paved access was
required by the fire department. He also advised that the hydrant had been moved to
be proposed closer to the front of the project so the connection was not a necessity.
• Commissioner Hoifeldt questioned if the area would be fenced and Mr. Holmes
advised that no fencing was proposed, but that a large berm did exist along the south
side of the property.
• Mr. Holmes also advised that, due to some structural aspects, he had a proposed
change to the elevation to run the light colored paneling to the base of the building
instead of having the accent color along the bottom edge. Commissioner Hoifeldt
questioned Mr. Kass if staff would be comfortable with that change. Mr. Kass advised
that as long as the accent color remained to break up the expanse of the building he
would be fine with the change. Mr. Holmes and Mr. Kass agreed to extend the accent
paneling color on the ends to match the size of the middle section and not have the
accent color along the bottom of the building.
• Commissioner Hoifeldt questioned if project would be climate controlled. Mr. Holmes
advised not at this time.
• Commissioner Broderick raised a concern with the location of the parking spots in
relation to the access point. Mr. Holmes advised that the applicant had actually
widened the access to a 40 foot access to allow space for 2 fire trucks should the need
arise. Commissioner Broderick advised that would address his concern about the
ability to drive past the parking spots.
• Commissioner Nigro questioned if Mr. Holmes anticipated any overflow parking
issues with the sports complex on the adjacent property. Mr. Homes advised that he
did not have an issue with the over flow using the 5 spaces. Commissioner Hoifeldt
advised that he should anticipate that it wouldn’t be in just the spaces and suggested
that the applicant think about utilizing some signage to dictate private parking to avoid
any issues. Mr. Homes advised that he would take that into consideration.
• Commissioner Nigro clarified that the applicant did not wish to have the trail access
included. Another applicant from the joint owner of the sports complex advised that
they would like the access as they had a lot of bike traffic.
• Commissioner Broderick questioned Mr. Kass about the future bike path being
updated with the widening of Alice’s Road. Mr. Kass advised that with the widening
project a trail extension and connection would be added including a pedestrian
underpass for safety purposes.
• Mr. Kass addressed the Commission to advise if they would or would not be opposed
to the applicant removing the proposed trail access. Commissioner Nigro stated that he
strongly recommended that they removed the access. Commissioner Broderick agreed
with the statement that from a liability standpoint he would not want the public
convening at a storage unit especially with the berm that exists already.
A motion to approve the preliminary plat for Hickman West Industrial Park Plat 4 with the
recommendation that the property not have a trail connection was made by Commissioner Streit and
seconded by Commissioner Shanks. Ayes: Nigro, Streit, Broderick, Hoifeldt, and Shanks. 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/Site Plan (see Site Plan for Hickman West Industrial
Park Plat 4)
PREPARED BY: Andy Kass, Senior Planner
REVIEWED BY:
THE CITY OF WAUKEE, IOWA
RESOLUTION 16-
APPROVING THE HICKMAN WEST INDUSTRIAL PARK PLAT 4 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 Hickman West Industrial Park Plat 4 on October 11, 2016,
subject to remaining staff comments; AND,
WHEREAS, the Preliminary Plat for Hickman West Industrial Park Plat 4 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 17th day of October, 2016, that the Preliminary Plat for Hickman West Industrial Park
Plat 4 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: Hickman West Industrial Park Plat 4 – Preliminary
Plat, Final Plat, & Site Plan
DATE: October 11, 2016
GENERAL INFORMATION:
Applicant: Storage Space, LLC
Requested Action Preliminary Plat, Final Plat, & Site Plan Approval
Location and Size: Property is located on the south side of SE
Westbrook Drive containing approximately 1.51
acres.
LAND USES AND ZONING:
Location Existing Land Use Comprehensive Plan Current
Zoning
Property in Question Vacant – Undeveloped Community Village M-1
North Image Sport Community Village M-1
South Autumn Ridge
Apartments
Community Village C-1 & PD/R-3
East Riekes Material Handling Community Village M-1
West First Interiors Community Village M-1
BACKGROUND:
The subject property is located on the south side of SE Westbrooke Drive and is 1.51 acres in area. The
applicant platted this property as an outlot in 2015 in anticipation of future development. Site plan identifies
two proposed self-storage buildings. Self-storage buildings are an allowed use in the M-1 zoning district.
October 7, 2016
2 of 3
ABOVE: Existing site condition (left) and proposed development (right).
PROJECT DESCRIPTION:
The proposed project includes the construction of two, single-story, self-storage buildings. The building on the
west side of the site is indicated as 8,000 square feet in area and the building on the east side is indicated as
12,120 square feet in area. According to the cover sheet of the site plan the intended use for the buildings is
vehicle and boat storage.
The proposed final plat includes one lot in order to create a buildable lot.
ACCESS AND PARKING:
The proposed buildings will be accessed via a shared access with the property to the north off of SE
Westbrooke Drive. A shared access easement between the two properties has been provided for on the Final
Plat.
The parking requirements for vehicle and boat storage is 1 space for every 50,000 square feet. A total of 2
parking spaces are required and the site plan proposes a total of 5 parking spaces.
SIDEWALKS/TRAILS:
A 5 foot sidewalk was previously extended along SE Westbrook Drive when the adjacent property was
developed.
October 7, 2016
3 of 3
UTILITIES:
Utilities are available on the site to provide service to the proposed buildings. No sanitary sewer service is
proposed. The only public utility requested is water which can be provided off of SE Westbrooke Drive.
Storm water detention will be provided in a pond hat will be located on the adjacent property. An easement
has been provided to allow for detention for this property.
OPEN SPACE AND LANDSCAPING:
A 40 foot Landscape Buffer Easement is provided on the south side of the property. This was provided for
when the adjacent property developed.
ELEVATIONS:
Colored elevations of the proposed mini storage buildings have been provided for your review. The proposed
buildings will consist of a mix of metal paneling and manufactured stone.
Material samples will be available at the Planning and Zoning Commission meeting.
MISCELLANEOUS:
The applicant has provided a photometric plan which meets the City of Waukee Site Plan Ordinance
requirements.
The Fire Department has reviewed the plans and is comfortable with the proposed use. All fire code items
have been addressed.
STAFF RECOMMENDATION:
At this time staff is comfortable with the site plan and would recommend approval of the preliminary plat, final
plat, and site plan 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: August 30, 2016
2nd Review: September 20, 2016
3rd Review: October 11, 2016
4th Review:
Associated Engineering Company of Iowa
Attn: Victor Piagentini
2917 Martin Luther King Jr. Parkway
Des Moines, IA 50310
RE: Hickman West Industrial Park Plat 4 – Preliminary Plat/Site Plan & Final Plat
Dear Mr. Piagentini:
Per your request, staff has reviewed the Preliminary Plat/Site Plan and Final Plat for Hickman West Industrial
Park Plat 4 located on the south side of SE Westbrook Drive, east of SE Alice’s Road. Based upon our review,
we have the following comments to offer regarding the Preliminary Plat/Site Plan and Final Plat.
PRELIMINARY PLAT / SITE PLAN:
COVER SHEET & GENERAL COMMENTS
1. A check in the amount of $750.00 should be submitted to satisfy the review fee for the Preliminary
Plat/Site Plan and the Final Plat.
Engineers Response:
2. The assigned address for the lot is 1110 SE Westbrook Drive. Please update the address.
Engineers Response:
3. Provide the bulk regulations for the M-1 zoning district on the cover sheet.
Engineers Response:
4. Please provide project manager contact information on the cover sheet.
Engineers Response:
5. Please label the streets within the vicinity map.
Engineers Response:
6. Please provide a materials board with the next submittal.
Engineers Response:
7. Provide colored building elevations for the proposed buildings.
Engineers Response:
Project Name Project Engineer/Manager Project Type City Contact
Hickman West Industrial
Park Plat 4
Victor Piagentini Preliminary Plat/Site Plan
& Final Plat
Andy Kass
8. Provide a photometric plan and manufacturers cut sheets for and proposed exterior site lighting.
The proposed fixture does not appear to be a full cutoff fixture.
Engineers Response:
9. Provide a landscaping plan that is in compliance with applicable open space and site plan
requirements.
Engineers Response:
10. Provide a storm water management plan for review. Provide intake and storm sewer
calculations.
Engineers Response:
11. Provide an engineers stamp block.
Engineers Response:
12. General Note #2 should also reference SUDAS.
Engineers Response:
13. General Note #19 should be revised to include that SUDAS Section 2010 requirements for topsoil
are to be met and remove that written verification is to be provided to the City. General Note
#19 should only state that SUDAS Section 2010 requirements for topsoil are to be met.
Engineers Response:
14. General Note #22 should be revised to eliminate seeding as an option.
Engineers Response:
15. A note should be added to the plan set indicating that any changes proposed to the plan set during
construction shall receive written approval from the Waukee Development Services Department.
Engineers Response:
16. A note should be added to the plan set indicating that the contractor is responsible for any changes
made during the construction that have not been granted approval in writing from the Waukee
Development Services Department.
Engineers Response:
17. A note should be added to the plan set indicating that any proposed building signage or site signage
shall not be installed until a sign permit has been reviewed and approved by the Waukee
Development Services Department.
Engineers Response:
18. A note should be added to the plan set indicating that all fire hydrants shall be fitted with Storz
fittings including any relocated hydrants.
Engineers Response:
19. A note should be added to the plan set indicating that the contractor shall set-up a preconstruction
meeting with the Waukee Development Services Department one week prior to commencing
construction activities.
Engineers Response:
20. A note should be added to the plan set indicating to coordinate tie-ins to existing City utilities with
the Waukee Public Works Department.
Engineers Response:
21. The parking calculations appear to be incorrect for Lot 1 of Hickman West Industrial Park Plat 4
based upon the square footages indicated on the site plan. Park is also spelled incorrectly in the
calculations. The required parking for sports facilities is 4 spaces per 1,000 square feet of building
area. The parking requirements for self-storage are 1 space per 20,000 square feet of building area,
or 1 space per 50,000 square feet of vehicle or boat storage.
Engineers Response:
22. Floorplans for both buildings should be provided. The floorplans should identify where the fire riser
rooms will be located and where any restrooms will be located.
Engineers Response:
23. Staff would note that if a trash enclosure is not constructed the applicant will be required to store
trash within the buildings at all times.
Engineers Response:
24. A detail for fire hydrants should be added to the plan set. Staff has attached the City standard detail
for your use.
Engineers Response:
25. The note under building usage still indicates athletic facility as one of the uses. Please
remove this as recreational enterprise located on the adjacent property is not part of
this site plan.
Engineers Response:
26. The incorrect property is called out in the aerial photo on the cover sheet.
Engineers Response:
SHEET 2 | EXISTING SITE LAYOUT & LANDSCAPING PLAN
27. Is there any rebar intended to be placed within the retaining wall.
Engineers Response:
SHEET 3 | GRADING & DIMENSION PLAN
28. Provide the percent of fall across all unpaved areas. A minimum of 2% is required.
Engineers Response:
29. Spot elevations at all building corners should be indicated.
Engineers Response:
30. Indicate and illustrate the 100-year flood elevations for the existing and proposed ponds and any
sump areas. Also, indicate and illustrate overflow routes of the ponds and sump areas. Provide this
information for pond #2. Please show the overflows.
Engineers Response:
31. Staff questions how the east side of the property will be drained. Will a subdrain be installed? The
directional arrows seem to indicate that the water will drain to the south which is uphill.
Engineers Response:
32. Please identify what building is proposed to be used for storage and what building is proposed to be
used for storage.
Engineers Response:
33. Please indicate proposed pavement thickness.
Engineers Response:
34. Staff questions if any fencing is proposed on site. Please address.
Engineers Response:
35. Staff questions if a leasing office will be on site. Please address.
Engineers Response:
36. Staff questions if the storage building will be climate controlled. Please address.
Engineers Response:
37. Staff questions if gas service is proposed. If so, please indicate proposed meter location.
Engineers Response:
38. The note indicating to seed all disturbed areas should be revised to sod all disturbed areas. The
note around the existing detention pond was not removed.
Engineers Response:
39. Critical crossings should be called out with top and bottom of pipe elevations. Crossings are
missing at the storm and water crossing and the storm and sanitary crossing (P-5). The
crossing that has been called out does not have 1.5’ of cover between top and bottom
of pipe. This appears that it needs to be updated. Please review.
Engineers Response:
40. Staff questions if the downspouts will be connected to a tile or subdrain. If so, provide a detail of the
downspout connection. Please address.
Engineers Response:
41. The sanitary service is required to be a 6-inch service.
Engineers Response:
42. Provide valves on the domestic and on the fire service. The site plan does not show how water
service is being provided to the buildings.
Engineers Response:
43. Identify the FDC location.
Engineers Response:
44. Indicate the sanitary connection for Building #1.
Engineers Response:
45. Clarify what the 1-inch water service on the west side of the building is.
Engineers Response:
46. Revise hydrant radius to 150 feet and remove the 100 foot and 250 foot radii.
Engineers Response:
47. Cover must be maintained over the gas and water main on the south side of the property.
Engineers Response:
48. All water connections will need to be made off of SE Westbrook Drive.
Engineers Response:
49. Provide location for openings on the SW-513 proposed for the existing basin outlet. This was not
addressed.
Engineers Response:
50. Provide a detail for the orifice proposed in the SW-513 structure at the existing basin outlet.
Engineers Response:
51. Provide a detail for the proposed retaining wall for detention pond #2. A retaining wall over 4 feet
in height is required to be designed by a structural engineer.
Engineers Response:
52. Provide proposed construction classification of building #1 and #2 in order to determine fire-flow
requirements within IFC Appendix B.
Engineers Response:
53. Provide a SWPPP plan sheet with the following information:
• Provide and label ultimate discharge locations
• Show disturbance limits
• Provide inlet protection for all inlets to the storm sewer system
• Provide a construction exit
• Provide proposed topsoil stockpile location
• Provide proposed containment locations for waste materials (concrete washout that meets
SUDAS 11.060., Sanitary waste, construction debris) Locate a minimum of 50 feet from
storm sewer inlets.
• Include quantities for erosion and sediment control
• Note that temporary stabilization may be needed and what should be used for this practice if
sod is not available to be placed late in the season
Engineers Response:
54. Identify locations of structural stoops on each building.
Engineers Response:
55. Staff questions why a bathroom is being installed? Will there be an office on site?
Engineers Response:
56. Provide a detail of the concrete flumes. Staff has attached the standard drawing from
the Waukee Standard Specifications.
Engineers Response:
57. Callout the size of the tapping sleeve and valves.
Engineers Response:
58. How is electric service planned to be provided to this site.
Engineers Response:
59. The connection to the trail will not be allowed. Please remove this from the site plan.
Engineers Response:
FINAL PLAT COMMENTS
60. Indicate and illustrate the 100-year flood elevations for the proposed ponds.
Engineers Response:
61. All legal documents should be provided for review prior to forwarding to the City Council for
approval.
Engineers Response:
62. The assigned address for Lot 1 should be indicated 1110 SE Westbrook Drive.
Engineers Response:
63. A storm water detention easement should be provided to accommodate the pond on Lot 1 of
Hickman West Industrial Park Plat 3.
Engineers Response:
64. A check in the amount of $60.40 should be provided to satisfy the warning siren fee (1.51 acres x
$40.00 = $60.40).
Engineers Response:
65. Staff would note that an owners association will need to be created for the maintenance of the
ponds and utilities that serve the properties. This is to ensure that maintenance of detention
facilities and the utility infrastructure is properly maintained in the event the lots become under
separate ownership.
Engineers Response:
66. Provide a detention easement for the new pond.
Engineers Response:
FIRE DEPARTMENT COMMENTS
67. All buildings shall have a minimum of two fire apparatus accesses as approved by the code official.
Currently, there is only one proposed access road that it is in excess of 150 feet and a turn-around
has not been provided (IFC 503.2.5 City of Waukee Municipal Code D104.1). The proposed
turnaround must be painted as a fire lane so that there are no obstructions.
Engineers Response:
68. The fire access road shall extend to within 150 feet of all portions of the facility and all portions of
the exterior walls of the first story of the building as measured by an approved route around the
exterior of the building or facility. If both proposed buildings are equipped throughout with an
automatic fire sprinkler system then it can be authorized to increase the dimension of 150 feet. A
sprinkler system will be required for this use.
Engineers Response:
69. Show locations of the fire department connections. A sprinkler system will be required for
this use.
Engineers Response:
70. Show fire main for proposed building #1. A sprinkler system will be required for this use.
Engineers Response:
71. Provide proposed construction classification of building #1 and #2 in order to determine fire-flow
requirements within IFC Appendix B.
Engineers Response:
72. Additional hydrant(s) may be required pending review of fire-flow requirements and how access will
be addressed. The alternative hydrant location proposed by David Holmes may be used
since the buildings are required to be sprinkled.
Engineers Response:
BUILDING ELEVATIONS
73. Stone or brick should be incorporated into the façades of the building.
Engineers Response:
74. Break-up long expanses of rear walls and rooflines by changing colors, adding stone or
brick, or offsets.
Engineers Response:
75. The code review should reference S-1 occupancy, not S-2.
Engineers Response:
76. The code review should reference the local Waukee code amendments.
Engineers Response:
77. Staff would note that the buildings will be required to be sprinkled.
Engineers Response:
78. Utilize the 2009 IBC or 2015 Capital Crossroads provisions.
Engineers Response:
VEENSTRA & KIMM COMMENTS
79. Show 0.1’ of fall through storm sewer structures.
Engineers Response:
80. Show width of SE Westbrook Drive right-of-way
Engineers Response:
81. Show size of existing sanitary sewer and water mains.
Engineers Response:
82. Drainage Summary/Rational Method Calculation Summary: The outlet structure pipe
is mentioned as 8-inch diameter but is shown as 12-inch diameter. Please revise.
Correct spelling of “together” and “plugged”.
Engineers Response:
83. Detention Pond #1 (DP #1) Information: The Z100 year is 1042.38 feet, while the
drawing shows a 100 year elevation of 1042.08. Please revise.
Engineers Response:
84. Detention Pond #2 (DP #2) Information: Change DP #1 to DP #2 in heading. Correct
spelling of “inch”.
Engineers Response:
85. The latest preliminary plat/site plan submittal shows one 15-inch pipe entering/existing
DP #2. Is the intent to route all storm water to DP #1 with DP #2 used as an overflow
pond when DP #1 is full? Please advise.
Engineers Response:
MISCELLANEOUS COMMENTS:
86. Provide a copy of the Construction Site SWPPP Review Checklist signed by the SWPP designer.
87. Provide a copy of the SWPPP Prepared for obtaining General Permit #2 coverage.
88. Provide a copy of the IDNR issued General Permit #2 authorization letter.
Engineers Response:
89. Complete COSESCO application and submit with $200 fee for COSESCO inspections.
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:
Post Construction What practices considered for this site?
90. 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.
91. A maintenance covenant will need to be created and provided for review (if different than the
existing).
92. 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.
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), Melissa DeBoer (515-978-7898) or myself at (515) 978-7897.
Sincerely,
Andy Kass, AICP
Senior Planner