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HomeMy WebLinkAbout2016-11-07-J04 Kettlestone Heights Plat 1_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 Kettlestone Heights Plat 1 FORMAT: Resolution SYNOPSIS INCLUDING PRO & CON: Triple T Development, LLC, is requesting approval of a preliminary plat for approximately 22.8 acres of property located south of SE Westown Parkway and west of future of SE Parkview Crossing Drive. The plat consists of 53lots intended for single-family residential development and 90 lots for townhome development. The proposed townhomes will be subject to approval of a site plan by the City Council in the future. The proposed townhomes will also need to comply with the Kettlestone Design Guidelines. SE Maxwell Drive and SE Sawyer Pointe will be new streets that will be extended as part of the plat improvements. The remaining streets within the development will be privately owned and maintained by an owners association. Parkland dedication is being provided in the 2.07 acre Outlot Y. 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 Kettlestone Heights Plat 1 Waukee Senior Planner, Andy Kass, introduced the request for approval of a preliminary plat for single family residential and rowhome development by the applicant, Triple T Development, LLC. The subject property lies south of Westown Parkway and west of SE Parkview Crossing Drive. The property was recently rezoned to PD/R-2 and K-MF- Rowhouse to allow for a smaller lot single family development and rowhomes under the Kettlestone design guidelines. Mr. Kass explained that the preliminary plat identifies a total of 53 single family lots that are in compliance with the approved planned development for the property requiring a minimum width of 60 feet and a minimum square footage of 7,500 square feet. A total of 90 Lots are identified for rowhome development in the northeast corner of the site and are proposed to range from 1,254 to 1,567 square feet in size. The preliminary plat identifies two public streets being extended as part of plat improvements. SE Maxwell Lane and SE Sawyer Pointe will both be local streets 29 feet wide and with a 60 foot right of way. The remaining streets within the development will be privately owned and maintained by the townhome homeowners association. Mr. Kass advised that no public trails are proposed to be constructed. Five foot sidewalks will be constructed on both sides of the public streets as the individual lots develop and are also planned on both sides of the private streets. Mr. Kass advised that all public utility services will be extended throughout the plat. Sanitary sewer will be extended from an existing manhole along se Westown parkway and water service will extend throughout the plat from an existing water main located on the north side of SE Westown Parkway. Utilities within the townhome development will be privately owned and maintained. Storm water detention is being accommodated for in detention basins located within out lot Z and out lot X. these ponds will be owned and maintained by the homeowners association. Ultimately the water will be discharged from the basins to pipes located under se Parkview crossing. Out lot Y is 2.07 acres and has been identified as the dedicated parkland. This does not meet the required 2.17 acres so the City will continue to work with the developer to determine how the remaining portion of parkland dedication will be satisfied. At this time staff fees comfortable with the proposal and would recommend approval of the preliminary plat for Kettlestone Heights Plat 1 subject to remaining staff comments. Commissioner Shanks questioned if the Fire Department was okay with the current lay out of the streets. Mr. Kass advised that the Fire Department had looked over the plans and felt comfortable that their vehicles would be able to maneuver in the proposed streets. Commissioner Schmidt questioned if street parking would be allowed in the rowhome development. Mr. Kass advised that the decision would be made during the site plan process. Commissioner Shanks questioned an atypical single family lot that would place a house facing the rowhomes. Andy advised that it may be a tough sell, but a buffer would be required among other solutions during the site plan process. Commissioner Schmidt clarified that the Townhomes would have the fronts facing out with the rears to the private streets and Mr. Kass agreed with that statement. Commissioner Hoifeldt questioned if there would be signage for the rowhome development. Mr. Kass advised that it would be something that would need to be discussed as where a monument sign would initially be proposed would be considered off site signage and would not be allowed. Mr. Deets added that there would be street signs added for the private drive. Commissioner Schmidt moved to approve a preliminary plat for Kettlestone Heights Plat 1 subject to any remaining staff comments. The motion was seconded by Commissioner Shanks. 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 KETTLESTONE HEIGHTS 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 Kettlestone Heights Plat 1 on October 25, 2016, subject to remaining staff comments; AND, WHEREAS, the Preliminary Plat for Kettlestone Heights 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 7th day of November, 2016, that the Preliminary Plat for Kettlestone Heights Plat 1 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: Kettlestone Heights Plat 1– Preliminary Plat DATE: October 25, 2016 GENERAL INFORMATION: Applicant: Triple T Development, LLC Requested Action Approval of a Preliminary Plat for a single family residential & rowhome development Location and Size: Property is generally located south of SE Westown Parkway and west of SE Parkview Crossing Drive, containing approximately 22.8 acres. LAND USES AND ZONING: Location Existing Land Use Comprehensive Plan Current Zoning Property in Question Vacant – Undeveloped Rowhomes PD/R-2 & K- MF Rowhouse North Grant Park Neighborhood Residential R-2 South Kettlestone Ridge Neighborhood Residential R-2 East Vacant – Undeveloped Multi-Family Stacked Medium A-1 West Westown Meadows Neighborhood Residential R-2 BACKGROUND: The subject property lies south of SE Westown Parkway and west of SE Parkview Crossing Drive. This property was recently rezoned from R-2 to PD/R-2 and K-MF-Rowhouse to allow for a smaller lot single family development and for rowhomes. October 21, 2016 2 of 3 ABOVE LEFT: Aerial of Property (Red Dashed Line) identifying the proposed plat. PROJECT DESCRIPTION: LOTS The preliminary plat identifies a total of 53 single family lots that are in compliance with the approved Planned Development for the property all lots will have a minimum width of 60 feet and a minimum square footage of 7,500 square feet. The lots will range in size from 7,500 square feet 12,097 square feet. In comparison the minimum lot size in the R-2 district is 8,000 square feet and the minimum lot width is 65 feet. A total of 90 lots are identified for rowhome development in the northeast corner of the site. The lots are proposed to be 1,254 square feet for interior lots and 1,567 square feet for end lots. STREETS AND TRAIL The preliminary plat identifies two public streets that will be extended as part of the plat improvements. SE Maxwell Lane and SE Sawyer Pointe will both be local streets that are 29 feet wide with a 60 foot right-of-way. The remaining streets within the development will be privately owned and maintained by the townhome homeowners association. Appropriate ingress/egress easements have been provided to allow access to the townhomes. No public trails are proposed to be constructed as part of these plat improvements. Five foot sidewalks will be constructed on both sides of the streets as the individual lots develop. Sidewalks are also planned on both sides of the private streets. October 21, 2016 3 of 3 UTILITIES All public utility services will be extended throughout the plat to provide access to the proposed 53 single family lots and 90 townhome lots. Sanitary sewer will be extended from an existing manhole along SE Westown Parkway. Water main will be extended throughout the plat from an existing water main that is located on the north side of SE Westown Parkway. Utilities within the townhome development will be privately owned and maintained. Storm water detention is being accommodated for in detention basins located within Outlot Z and Outlot X. These ponds will be owned and maintained by the homeowners association. Storm water will be discharged from these basins to pipes to the east that are located under SE Parkview Crossing. PARKLAND: The required amount of parkland dedication for this development is 2.17 acres. Outlot Y has been identified as the parkland to be dedicated to the City. Outlot Y is 2.07 acres in area. The City will continue to work with the developer to determine how the remaining portion of parkland dedication will be satisfied. STAFF RECOMMENDATION At this time staff feels comfortable with the proposal and would recommend approval of the Preliminary Plat for Kettlestone Heights Plat 1 subject to remaining staff comments. CITY OF WAUKEE Andy Kass, AICP Senior Planner Development Services Department 230 W. Hickman Road Waukee, IA 50263 Phone: (515) 978-9533 Fax: (515) 987-1845 1st Review: September 16, 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: Kettlestone Heights Plat 1 – Preliminary Plat Dear Mrs. Ollendike: Per your request, staff has reviewed the proposed preliminary plat for Kettlestone Heights Plat 1. The property in question is generally located south of SE Westown Parkway and west of the future extension of SE Parkview Crossing Drive. Based upon our review, staff has the following comments related to the construction plans: SHEET 1 | COVER SHEET & GENERAL COMMENTS 1. A geotechnical exploration report should be provided as part of the next submittal. Engineers Response: 2. Provide a storm water management plan for review. Engineers Response: 3. Identify the total area of the plat. Engineers Response: 4. Label Book and Page of existing easements reflected on the preliminary plat. Engineers Response: 5. Show existing platted lots located north of SE Westown Parkway and south of the proposed plat and identify property ownership. Engineers Response: 6. Show existing platted lots located north of SE Westown Parkway and identify property ownership. Engineers Response: 7. The zoning of the surrounding properties should be labeled on the preliminary plat. Engineers Response: 8. Names of the public streets and private streets should be labeled on the preliminary plat. If the applicant has no preference for street names, staff would suggest the looped public street be named SE Maxwell Lane and the cul de sac be named SE Sawyer Pointe. Project Name Project Engineer/Manager Project Type City Contact Kettlestone Heights Plat 1 Erin Ollendike Preliminary Plat - Residential Brad Deets Engineers Response: 9. A note should be added within the general notes section indicating that a separate site plan will be required for the proposed row-houses prior to construction. Engineers Response: 10. A note should be added to the plan indicating that the SE Parkview Crossing Drive improvements are to be completed by others. Engineers Response: 11. A note should be added within the general notes section that an owners association will be required for the long term maintenance of the proposed storm water detention ponds. Engineers Response: 12. Correct Note 8 within the general notes. The note references Lot 154 and the plan shows Lot 144. Engineers Response: 13. A general landscaping plan should be indicated for the landscape buffer required adjacent to Lots 1, 26- 27 and 50-53 as well as between the row houses and single family lots.. Engineers Response: SHEET 2 | PRELIMINARY PLAT 14. Show widths of existing streets surrounding the proposed development. Engineers Response: 15. It appears that the street shown between Lots 27 and 28 is being set up as a public street with a 60 foot right of way. The City does not want this as a part of the public street system. Additionally, staff believes Lot 27 would be an undevelopable lot based upon the street being public and meeting setback requirements. Verify viability of Lot 27. Staff would suggest a minimum 15 foot setback between the houses on Lots 27 and 28 and the private street back of curb. Engineers Response: 16. It is staff’s understanding that there was a prior arrangement with the applicant and the adjacent developer of the Westown Meadows Plat 2 to extend the 10 foot public trail along SE Westown Parkway to the intersection of SE Willowbrook Drive. The proposed trail should be shown on the preliminary plat. Engineers Response: 17. The water main and sanitary sewer systems serving the row houses will need be private and should be separate from the public main system. For example, it appears a portion of both water main and sanitary sewer systems through the row house development provide a connection to the anticipated public systems for the single family lots. Engineers Response: 18. Label size of existing water mains on the plan. Engineers Response: 19. It appears the water main on the south private street needs to be extended to serve Lots 69-71. Engineers Response: 20. Verify that valve spacing complies with standard specifications (maximum of 800 feet). Engineers Response: 21. Label size of new and existing sanitary sewer and storm sewer. Label the size of existing storm sewer intercepted on the west side of the site. Engineers Response: 22. It appears additional sanitary sewer easement will be necessary across Lot 44 based upon the skew of the sanitary sewer line. Engineers Response: 23. A sanitary sewer easement will need to be provided for the proposed sanitary sewer running along SE Parkview Crossing Drive. Engineers Response: 24. The line work for the proposed storm sewer north of Lots 48-49 does not appear to be shown on the preliminary plat. Additionally an easement needs to be provided for the storm sewer along SE Parkview Crossing Drive. Engineers Response: 25. Verify storm sewer parallel to curb is not run under paving. Engineers Response: 26. Show spot elevations where overland flowage easement crosses property lines. Provide spot elevations at the low points of the swales as well. Provide the distance to the nearest property line. Engineers Response: 27. Show overland flowage easement on west side of plat. Engineers Response: 28. Add intakes at intersections on north “Private Street”. Engineers Response: 29. Add intakes north of intersection of the cul de sac. Engineers Response: 30. Provide MPE, MOE, or MGS as necessary. Engineers Response: 31. Verify that proposed storm sewer crossings will be contained within one panel of pavement. Engineers Response: 32. Staff questions what the 20 foot Storm Sewer Easement in the ear of Lot 21 and 22 is referencing. Please address. Engineers Response: 33. Label the 10 foot trail on SE Parkview Crossing Drive. Engineers Response: 34. Move the sanitary sewer on SE Chayse Lane to the east side of the SE Parkview Crossing Drive right-of-way so that there is no public sewer within the townhome portion. A private sewer will need to be provided to serve the townhomes off of SE Chayse Lane. Engineers Response: SHEET 3 | PRELIMINARY PLAT 35. Staff questions the viability of the proposed parkland adjacent to Lots 4-6 based upon the grading plan. If the area will not provide a benefit in terms park use, the City does not have an interest in accepting it. Staff questions if it would be possible to squeeze a ten foot trail within the park land and extending it over to Parkview Crossing Drive along the north edge of proposed Outlot Z. This will not be a requirement of the development but we question the ability to do it in the future. Please review. Engineers Response: 36. Remove the swale from the parkland. The grading should match the grading of the adjacent parkland. Engineers Response: MISCELLANEOUS 37. 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