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HomeMy WebLinkAbout2016-11-07-J03 Clayton Estates_Preliminary Plat AGENDA ITEM: CITY OF WAUKEE, IOWA CITY COUNCIL MEETING COMMUNICATION MEETING DATE: November 7, 2016 AGENDA ITEM: Consideration of approval of a resolution approving a preliminary plat for Clayton Estates FORMAT: Resolution SYNOPSIS INCLUDING PRO & CON: Jerry’s Homes, Inc., is requesting approval of a preliminary plat for approximately 38.2 acres of property located west 6th Street and south of Northview Drive. The property is currently owned by the City of Waukee, but will Jerry’s Homes, Inc., has agreed to purchase the property from the City. The plat consists of 112 lots intended for single-family residential development. A 2.47 acres outlot has been identified to be dedicated to the City for parkland development. A number of streets will be extended through the plat as part of the overall construction including Northview Drive, 8th Street, 9th Street, Bel Aire Court, Waukee Avenue, and Gray Avenue. FISCAL IMPACT INCLUDING COST/BENEFIT ANALYSIS: COMMISSION/BOARD/COMMITTEE COMMENT: The Planning and Zoning Commission reviewed this request on October 25, 2016 and recommended approval subject to remaining staff comments. Approval of a Preliminary Plat for Clayton Estates Senior Planner, Andy Kass, introduced the request for the approval of a preliminary plat for a single family residential subdivision by the applicant, Jerry’s Homes, Inc. The subject property lies west of Waukee Elementary School and 6th street and is currently in the process of being sold by the City of Waukee to Jerry’s Homes, Inc. Mr. Kass explained that the preliminary plat identified 112 single family residential lots ranging in size from 8,512 square feet to 13,750 square feet in size, which conforms to the R-2 district requirements. Lots 1-23 on the southern border of the plat are slightly deeper to provide additional buffering between the residential uses and the City’s Public Works Building and the School District’s Transportation and Logistics Center. Currently no public trails are required to be installed as part of the improvements for this plat. The applicant’s engineer has prepared a preliminary trail alignment for the parkland being dedicated to show a possible alignment for pedestrian access to parkland. Mr. Kass advised that all public utility services will be extended throughout the plat. Sanitary sewer will be provided via the existing system on the north side and a new sewer that will be installed to the south plat boundary will serve the remaining portion of the development. Water service will be extended throughout the plat via existing water connections along Northview Drive and 6th Street. Storm water detention is being accommodated for in the regional detention basin that has been constructed as part of the Waukee School District Transportation and Logistics Center. This pond is on City Owned property and will be maintained by the City as well. Out lot Z has been identified for parkland dedication and is 2.47 acres in area exceeding the required 2.01 acres. At this time Staff is comfortable with the proposal and would recommend approval of the preliminary plat for Clayton Estates subject to remaining staff comments. • Commissioner Schmidt questioned what the crescent shaped out lot was supposed to be. Mr. Kass advised that it marked where 10th street would curve by the City Public Works Building once constructed. • Commissioner Hoifeldt questioned about the northeast corner of 8th street and who would be in charge of maintaining the road for access to the school. Development Services Director Brad Deets advised that there is an ingress and egress easement on that part of 8th street and the school maintains it. Mr. Deets also advised that the developer may dedicate it to the district for access to the bus driveway. • Commissioner Hoifeldt questioned if the suggested trail proposed for the city would have access to the school and school sidewalks. Mr. Deets advised that they would connect to the school sidewalks and that he was working with the district to add more items in the area to provide a more active park for the neighborhood. • Commissioner Streit questioned if all the homes on Northview Drive would be accessed from Northview and Mr. Kass agreed with that statement. • Commissioner Schmidt questioned if the southernmost east to west extended street is Waukee Avenue or Gray Avenue Mr. Kass advised that it was Gray Avenue. Commissioner Hoifeldt moved to approve a preliminary plat for Clayton Estates, subject to any remaining Staff comments. The motion was seconded by commissioner Streit. Ayes: Streit, Broderick, Hoifeldt, Shanks, and Schmidt. Nays: none. Motion Carries. STAFF REVIEW AND COMMENT: All comments appear to be addressed. Staff recommends approval. 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 CLAYTON ESTATES 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 Clayton Estates on October 25, 2016, subject to remaining staff comments; AND, WHEREAS, the Preliminary Plat for Clayton Estates 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 7th day of November, 2016, that the Preliminary Plat for Clayton Estates be approved. ____________________________ 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: Clayton Estates – Preliminary Plat DATE: October 25, 2016 GENERAL INFORMATION: Applicant: Jerry’s Homes, Inc. Requested Action Approval of a Preliminary Plat for approximately 112 single family residential lots. Location and Size: Property is generally located on the west side of 6th Street and southwest of the 8th Street / Northview Drive intersection, containing approximately 38.2 acres. LAND USES AND ZONING: Location Existing Land Use Comprehensive Plan Current Zoning Property in Question Vacant – Undeveloped Neighborhood Residential R-2 North Southview Estates Neighborhood Residential R-2 South Waukee Public Works Building & Waukee School District Transportation & Logistics Center Civic/Institutional M-1 East Waukee Elementary School Civic/Institutional A-1 West Vacant - Undeveloped Dallas County N/A BACKGROUND: The subject property lies west of Waukee Elementary School and 6th Street. This property is currently in the process of being sold by the City of Waukee to Jerry’s Homes, Inc. The Planning & Zoning Commission recommended approval of a rezoning for the property earlier this year and the City Council approved the rezoning. October 21, 2016 2 of 3 ABOVE LEFT: Aerial of Property (Red Dashed Line) identifying the proposed preliminary plat in relation to surrounding land uses. PROJECT DESCRIPTION: LOTS The preliminary plat identifies a total of 112 single family lots that are in similar shape and size to adjacent residential lots. The proposed lots range in size from 8,512 square feet to 13,750 square feet. The minimum lot size in the R-2 district is 8,000 square feet. The lot widths range in size from 65 feet to 74 feet. The minimum lot width in the R-2 district is 65 feet. Lots 1 – 23 are a little deeper than typical to provide additional buffering between residential uses and the City’s Public Works Building and the School District’s Transportation and Logistics center to the south. STREETS AND TRAIL A number of street extensions will be required as part of the plat improvements. Northview Drive will be extended from the east to the west plat boundary. Northview Drive is a major collector street that will be 31 feet wide with a 70 foot right-of-way. Bel Aire Court, Waukee Avenue, 8th Street, and 9th Street are all local streets that will be 29 feet wide with a 60 foot right-of-way. Gray Avenue is a minor collector street that will be extended from 6th Street that will be 29 feet wide with a 70 foot right-of-way. No public trails are required to be installed as part of the improvements for this plat. The applicant’s engineer has prepared a preliminary trail alignment for the parkland that is being dedicated to the City to show a possible alignment that would provide pedestrian access to parkland. October 21, 2016 3 of 3 Five foot sidewalks will be constructed on both sides of the streets as each lot is developed. UTILITIES All public utility services will be extended throughout the plat to provide access to the proposed 112 lots. Sanitary sewer will be provided via the existing system on the north side and a new sewer that will be installed from the south to the south plat boundary will serve the remaining portion of the development. Water main will be extended throughout the plat via connections to existing water main along Northview Drive and 6th Street. Storm water detention is being accommodated for in the regional detention basin that has been constructed as part of the Waukee School District Transportation and Logistics Center. This pond is on City owner property and will be maintained by the City as well. The ultimate outlet of the pond is a tributary of Sugar Creek. PARKLAND: Outlot Z has been identified for parkland dedication. The applicant is required to dedicate 2.01 acres. Outlot Z is 2.47 acres in area. As stated previously the applicant’s engineer has prepared a preliminary trail alignment for the parkland that is being dedicated to the City to show a possible alignment that would provide pedestrian access to parkland. MISCELLANEOUS: 25 foot landscape buffers are identified on the east side of Lots 1 and 112 to provide a buffer between the future homes and 6th Street. STAFF RECOMMENDATION At this time staff feels comfortable with the proposal and would recommend approval of the Preliminary Plat for Clayton Estates 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: September 22, 2016 2nd Review: October 11, 2016 3rd Review: 4th Review: Civil Design Advantage Attn: Erin Ollendike 3405 SE Crossroads Drive, Suite G Grimes, Iowa 50111 RE: Clayton Property – Preliminary Plat Dear Mrs. Ollendike: Per your request, staff has reviewed the proposed preliminary plat for Clayton Property. The property in question is generally located south of Northview Drive and west of 6th Street. Based upon our review, staff has the following comments related to the preliminary plat: SHEET 1 | COVER SHEET & GENERAL COMMENTS 1. A geotechnical exploration report should be provided as part of the next submittal. Engineers Response: 2. Staff would recommend a more distinct name for the subdivision. The name Clayton Commons Plat 1 was used for the subdivision to the east and north of the school. Staff would suggest at a minimum carrying forward with this plat calling it Clayton Commons Plat 2. Engineers Response: 3. Detention for the property is intended to be provided for within the regional detention pond located south of the property. However, a storm water management plan should be provided for review to verify the existing pond will accommodate the proposed subdivision. Engineers Response: 4. The total area in the Development Summary does not match the total area in the legal description. Please revise. Engineers Response: 5. General Note 4 should be revised. I believe the parkland dedication proposed is for all of the lots within the subdivision. Engineers Response: 6. The street shown between Northview Drive and Waukee Avenue should be named Bel Aire Court. Please show on plan. Engineers Response: Project Name Project Engineer/Manager Project Type City Contact Clayton Property Erin Ollendike Preliminary Plat - Residential Brad Deets 7. Identify property ownership of existing single family lots located north of the proposed plat. Engineers Response: 8. The zoning of the surrounding properties should be labeled on the preliminary plat. Engineers Response: 9. The sale of the property includes the portion of ground which is encumbered with a driveway access into Waukee Elementary School at the northeast corner of the site via an ingress/egress easement. Staff questions the intent of it not being included in the preliminary plat. If it is the intent to dedicate this area to the school district, it should be identified as an outlot and noted as such. Engineers Response: 10. A landscape buffer easement will be required adjacent to Lots 1 and 112. A general landscaping plan should be indicated for the proposed landscape buffer required. Engineers Response: 11. Show names and widths of adjacent streets to the subdivision. Engineers Response: 12. Show spot elevations where overland flowage easements cross property lines. Engineers Response: 13. There was a concern at the rezoning hearing that although parkland was being provided consistent with the number of lots provided, that it wouldn’t be usable due to the shape of the property. Provide some indication of a layout which shows at a minimum a trail alignment through the park and a small play area. Engineers Response: 14. Coordinate the location of the existing fiber that runs through the property with Evan Koester in the Waukee GIS Department. Engineers Response: 15. Provide a hydrant at each intersection and then equally space hydrants between the intersections so hydrant spacing does not exceed 300 feet. Engineers Response: SHEET 2 | PRELIMINARY PLAT 16. Temporary turnarounds will need to be provided at the end of Northview Drive, Bel Aire Court and Waukee Avenue. Temporary turnarounds will be required. Engineers Response: 17. Label size of existing water mains being tied into. Engineers Response: 18. Label size of new and existing sanitary sewer and storm sewer. The sizes are not labeled. Engineers Response: 19. Show existing sanitary sewer easement along 8th Street on the east side of Lot 50. Engineers Response: 20. Show dimensions of storm sewer easement between Lots 38 and 39. Engineers Response: 21. Label width of overland flowage easement on east side of Lots 51-53. Engineers Response: 22. Show public sidewalk along 8th Street on west side of Lot 50 and connections to existing sidewalk at intersection of 8th Street and Northview Drive. Engineers Response: 23. Provide easements for all offsite water main extensions. Engineers Response: 24. Extend the watermain along Bel Aire Court 40 feet to the west. Engineers Response: 25. Adjust the leader for the connection to the existing storm sewer. Engineers Response: SHEET 3 | PRELIMINARY PLAT 26. Adjust hydrant spacing on Waukee Avenue and south side of 8th Street to meet the 300 foot maximum hydrant spacing. Engineers Response: 27. Extend sanitary sewer to west plat boundary on Gray Avenue and Waukee Avenue. Engineers Response: 28. Show dimensions of storm sewer easement on Lot 24. Engineers Response: 29. Label storm sewer easements between Lots 71 and 72 and Lots 30, 31 and 32. Engineers Response: 30. Label width of overland flowage easements on west side of Lots 29 and 30. Engineers Response: 31. Add intakes on west side of intersection of Gray Avenue and 9th Street. Engineers Response: 32. Staff questions if the existing sanitary force main that provides service to Waukee Public Works can be re-routed between Lots 14 and 15 and connected into the sanitary sewer along Gray Avenue. If completed, the remaining force main to the north can be abandoned. Alternatively, it doesn’t appear that Lot 14 would be able to be built on until the force main was disconnected. An easement wil need to be provided if these lots are platted prior to abandoning. Engineers Response: SHEET 4 | PRELIMINARY PLAT 33. The existing sanitary sewer to the south will end at the south property line along 6th Street. Show sanitary sewer along 6th Street extending to south property line of Lot 1. Engineers Response: 34. Show storm sewer connection or downstream flow information to the south. Engineers Response: 35. There is a large storm tile line that cuts diagonally through the site between Lots 4-5 and Lots 110-111. Please show how this tile will be intercepted as a part of the storm sewer system. Engineers Response: 36. It appears a storm sewer will need to be provided for the existing storm sewer pipe within Lot 112. Engineers Response: 37. Provide a storm sewer easement for the pipe in the rear of Lot 112. Engineers Response: 38. There appears to be storm sewer under pavement on the west side of 8th Street. Please remove from under pavement. Engineers Response: 39. The 12-inch sanitary sewer being connected to at the southeast area of the site will extend south along 6th Street instead of north. Engineers Response: 40. A right turn lane off of 6th Street will need to be provided. Engineers Response: 41. The curb and gutter should be extended to the north to where the existing curb and gutter is. Engineers Response: SHEET 5 | PRELIMINARY PLAT 42. The existing tree line adjacent to the existing Southview Estates Lots to the north should be indicated on the preliminary plat. Staff questions if there is the ability to save any of the mature trees by doing minimal grading in this area. Staff would not be opposed to moving the utilities to the front of these lots if by doing so helps with saving the mature trees. Engineers Response: 43. Provide spot elevations at the low points of the swales. Also indicate the distance to the nearest property line. Engineers Response: SHEET 6 | PRELIMINARY PLAT 44. Show south edge of plat on Sheet 6. Engineers Response: MISCELLANEOUS 45. 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. I would anticipate forwarding this preliminary plat to the October 25, Planning & Zoning Commission meeting. Please have revisions submitted no later than October 18th to remain on that schedule. Should you have any questions or concerns regarding these comments, please feel free to contact Andy Kass (515-978-7897) or myself at (515) 978-7899. Sincerely, Brad Deets, AICP Development Services Director