HomeMy WebLinkAbout2016-11-21-J05 Stone Prairie Plat 4_Preliminary Plat AGENDA ITEM:
CITY OF WAUKEE, IOWA
CITY COUNCIL MEETING COMMUNICATION
MEETING DATE: November 21, 2016
AGENDA ITEM: Consideration of approval of a resolution approving a preliminary plat for
Stone Prairie Plat 4
FORMAT: Resolution
SYNOPSIS INCLUDING PRO & CON: Primus Construction, with property owner, Vision Bank of
Iowa, requests approval of a preliminary plat in order to plat two lots for
commercial development. One lot will be utilized for a dental office and the
other lot is intended for future development. The property is 3.5 acres in area
and is located at the southwest corner of SE LA Grant Parkway and SE
Westown Parkway.
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, Site Plan, & Final Plat for Stone Prairie Plat 4[2355 SE L.A.
Grant Parkway]
Waukee Senior Planner Andy Kass introduced the request for approval of a preliminary plat, site plan,
and final plat for the creation of 2 commercial lots and the construction of a dental clinic by the
applicant, primus construction. The Subject property is located at the southwest corner of the SE
Westown Parkway and SE L.A. Grant Parkway intersection.
Mr. Kass advised that the proposed request involves the re-platting of out lot Y from Stone Prairie Plat
1 to two separate lots. Lot 1 is proposed to be 1.93 acres and Lot 2 is proposed to be 1.57 acres in area.
The intent is to utilize the properties for Commercial Development. The Site Plat for Stone Prairie Plat
4 requests the approval for a 3,594 square foot dental clinic and associated parking to be located on
proposed Lot 1 with a trash enclosure located on the west side of the access drive. The site plan also
identifies additional buildings that could be constructed on lot 1 and lot 2. These future buildings will
required separate site plan approvals from the Planning and Zoning Commissioner and the City
Council.
Mr. Kass explained that the proposed dental clinic will be accessed off of SE Wildflower Drive on the
west side of Lot 1. Future site plans will required that the connection to SE Westown Parkway be
provided regardless if future development occurs on Lot 1 or Lot 2. The site plan identified a total of
27 parking spaces to be provided exceeding the required 11 spaces required per the parking ordinance.
Utilities are already available to the site and storm water detention will be provided in a detention pond
that is proposed to be located on the south side of the proposed dental clinic. The pond will outlet to
the storm sewer along SE Wildflower Drive which connects to a 42-ince storm sewer on the east side
of SE L.A. Grant parkway.
Mr. Kass stated that no public sidewalks are required as part of this initial development. However,
future site plans for any additional improvements on the site will require that the public improvements
along SE Westown parkway be completed. These improvements will include storm sewer, curb and
gutter, and a 5 foot sidewalk. There is an existing 10 foot trail that is located on the north side of SE
Wildflower Drive that will provide pedestrian access to the site. The applicant will provide 75% open
space exceeding the required 20%. The required amount of landscaping has been provided and
landscape buffers will be provided on the east, south, and west sides of the development.
Mr. Kass advised that colored elevation and material samples have been provided for review. Mr. Kass
also advised that the Fire Department has reviewed the plans and is comfortable with the proposed use
as long as the additional access is provided in the event that any other development aside from the
dental office is done.
At this time staff is comfortable with the site plan and would recommend approval of the preliminary
plat, final plat, and site plan for Stone Prairie Plat 4 subject to remaining Staff comments.
• Commissioner Streit questioned why the trash enclosure was so far from the building.
Commissioner Schmidt added to the question if the trash enclosure would be used to service
both lots if developed. Mr. Kass advised that the staff was not comfortable with the trash
enclosure doors facing SE Wildflower Drive and this is the compromise for the way the lot is
laid out. Mr. Kass also advised that it is possible to serve both lots if under the same owner. If
they sell the second lot then that development would need its own trash enclosure.
• Commissioner Schmidt advised that he was not thrilled with the best façade not facing a street.
Commissioners Streit and Hoifeldt advised that there were other buildings that sat angled on
their lots such as the mercy Clinic, and that the proposed elevations did seem similar all the
way around for this particular building.
• Commissioner Broderick asked for clarification on what appeared to be the doors of the trash
enclosure opening into a drive lane. Mr. Kass advised that it was not the trash enclosure doors,
but a marking to describe a change in pavement depth from the typical 6 inches to 7 inches
thick before the trash enclosure.
• Commissioner Broderick questioned how far the Trash Enclosure was from the building.
Chuck Bishop of 3501 104th Street, Des Moines, a representative of the applicant, advised it
was 150 feet away.
• Commissioner Hoifeldt questioned if there was a pad of pavement off of the sidewalk. Mr.
Bishop advised that it was the overhang of the building for the employee entrance.
Commissioner Schmidt moved to approve the preliminary plat for Stone Prairie Plat 4 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: At this time all 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 Stone Prairie Plat 4)
PREPARED BY: Andy Kass, Senior Planner
REVIEWED BY:
THE CITY OF WAUKEE, IOWA
RESOLUTION 16-
APPROVING THE STONE PRAIRIE 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 Stone Prairie Plat 4 on October 25, 2016, subject to remaining
staff comments; AND,
WHEREAS, the Preliminary Plat for Stone Prairie 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 21st day of November, 2016, that the Preliminary Plat for Stone Prairie Plat 4 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: Stone Prairie Plat 4 – Preliminary Plat, Final Plat,
& Site Plan
DATE: October 25, 2016
GENERAL INFORMATION:
Applicant: Primus Construction
Requested Action Preliminary Plat, Final Plat, & Site Plan Approval
Location and Size: Property is located south of SE Westown parkway
and west of SE L.A. Grant Parkway, containing 3.5
acres.
LAND USES AND ZONING:
Location Existing Land Use Comprehensive Plan Current
Zoning
Property in Question Vacant – Undeveloped Neighborhood Residential C-1A
North Existing Residential Neighborhood Residential C-1A
South Timberline Ridge
Townhomes
Neighborhood Residential R-4
East Waukee South Middle
School
Neighborhood Residential A-1
West Timberline Ridge
Townhomes
Neighborhood Residential R-4
BACKGROUND:
The subject property is located at the southwest corner of the SE Westown Parkway and SE L.A. Grant
Parkway intersection. The applicant requests preliminary plat, final plat, and site plan approval for the creation
of two commercial lots and the construction of a dental clinic.
October 24, 2016
2 of 3
ABOVE: Proposed development outlined in red dashed line. The proposed dental clinic is on Lot 1 (red building) and proposed Lot 2 is the
yellow area to the north.
PROJECT DESCRIPTION:
The proposed request involves the replatting of Outlot Y from Stone Prairie Plat 1 to two separate lots. Lot 1
is proposed to be 1.93 acres and Lot 2 is proposed to be 1.57 acres in area. The intent is to utilize the
properties for commercial development.
The Site Plan for Stone Prairie Plat 4 requests approval for a 3,594 square feet dental clinic and associated
parking to be located on proposed Lot 1. The site plan also identifies additional buildings that could be
constructed on Lot 1 and Lot 2. These future buildings will require separate site plan approvals from the
Planning & Zoning Commission and the City Council.
ACCESS AND PARKING:
The proposed dental clinic will be accessed off of SE Wildflower Drive on the west side of Lot 1. Future site
plans will require that the connection to SE Westown Parkway be provided regardless if future development
occurs on Lot 1 or Lot 2.
The parking ordinance requires 3 parking spaces per 1,000 square feet gross floor area. The total amount
required per the Ordinance is 11 parking spaces. The site plan identifies a total of 27 parking spaces are to be
provided.
October 24, 2016
3 of 3
SIDEWALKS/TRAILS:
No public sidewalks are required as part of this initial development. However, future site plans for any
additional improvements on the site will require that the public improvements along SE Westown Parkway be
completed. These improvements will include storm sewer, curb and gutter, and a 5 foot sidewalk. There is an
existing 10 foot trail that is located on the north side of SE Wildflower Drive that will provide pedestrian
access to the site.
UTILITIES:
Utilities are available to the site. A sanitary sewer stub was previously extended to the southwest corner of
Lot 1. Water services will be extended off of an existing 12-inch water main that is along SE L.A. Grant
Parkway.
Storm water detention will be provided in a detention pond that is proposed to be located on the south side
of the proposed dental clinic. The pond will outlet to the storm sewer along SE Wildflower Drive which
connects to a 42-inch storm sewer on the east side of SE L.A. Grant Parkway. The storm water will then be
routed to the south to its ultimate discharge point.
OPEN SPACE AND LANDSCAPING:
The required amount of open space for the development is 20% and the applicant will provide 75 % open
space. The required amount of landscaping has been provided. In addition, landscape buffers will be provided
on the east, south, and west sides of the development.
ELEVATIONS:
Colored elevations of the dental office have been provided for your review. The building is proposed to be
constructed of stone, EIFS, and glazing.
Material samples will be available at the Planning and Zoning Commission meeting.
MISCELLANEOUS:
The Fire Department has reviewed the plans and is comfortable with the proposed use. All fire code items
have been addressed.
The trash enclosure for the proposed development is provided on the west side of the access drive.
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 for Stone Prairie Plat 4 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 27, 2016
2nd Review: October 18, 2016
3rd Review: November 16, 2016
4th Review:
Bishop Engineering
Attn: Chuck Bishop
3501 104th Street
Des Moines, IA 50322
RE: Stone Prairie Plat 4 – Preliminary Plat/Site Plan
Dear Mr. Bishop:
Per your request, staff has reviewed the proposed preliminary plat/site plan for Stone Prairie Plat 4. The
property is located at the southwest corner of SE LA Grant Parkway and SE Westown Parkway. Based upon our
review, staff has the following comments related to the site plan:
COVER SHEET & GENERAL COMMENTS
1. Verify that the ownership information is correct on the cover sheet.
Engineers Response:
2. Provide project manager contact information.
Engineers Response:
3. Provide a geotechnical exploration report.
Engineers Response:
4. Provide a photometric plan for review. In addition, provide manufacturers cut sheets for all proposed
exterior light fixtures. Provide written verification that the fixtures are full cutoff.
Engineers Response:
5. Building material samples should be provided prior to the Planning & Zoning Commission and City
Council meetings.
Engineers Response:
6. A final plat should be provided for review.
Engineers Response:
7. A note should be added to the plan set indicating that access to SE Westown Parkway will not be
allowed until public improvements to SE Westown Parkway are completed.
Engineers Response:
Project Name Project Engineer/Manager Project Type City Contact
Stone Prairie Plat 4 Chuck Bishop Prelim Plat/Site Plan Andy Kass
8. Staff would note that the public improvement drawings are not required as the sanitary sewer will be a
private sanitary sewer.
Engineers Response:
Engineers Response:
9. A colored elevation of the trash enclosure should be provided for review.
Engineers Response:
10. The site address should be corrected to 2355 SE L.A. Grant Parkway.
Engineers Response:
SHEET C2.1 | LAYOUT PLAN
11. A landscape buffer easement should be provided on the south and west plat boundary. The buffers are
required to be 30 feet in width. Required plantings should be indicated on the landscape sheet.
Engineers Response:
12. The future access to SE Westown Parkway should be shifted to the east so that it is centered on the
joint lot line of the properties across SE Westown Parkway.
Engineers Response:
13. Staff questions if any monument signage is proposed. If so, indicate locations.
Engineers Response:
14. Staff questions if an alternative location for the trash enclosure is possible. Staff would prefer that the
enclosure not be so visible from SE Wildflower Drive.
Engineers Response:
SHEET C3.1 | GRADING PLAN
15. Spot elevations at all building corners should be indicated.
Engineers Response:
16. It appears that the downspouts are going to be connected to the sanitary sewer. This is not allowed.
Please verify that these will be connected to a storm sewer.
Engineers Response:
17. Provide a minimum of 2% of fall on the east side of the dental office.
Engineers Response:
18. A 3 foot high berm should be provided on the east and west plat boundaries if feasible.
Engineers Response:
19. Staff questions if the overflow in the southeast corner of the site will overflow to the intakes on SE
Wildflower Drive. Please provide more detail. In addition, provide overflow elevations.
Engineers Response:
SHEET C4.1 | UTILITY PLAN
20. The 2-inch water service should be provided directly off of the 12-inch water main. A stop box should
be provided at the property line. This will prevent a water shutdown for the building if maintenance on
the hydrant is needed in the future.
Engineers Response:
21. A wye in each direction on the sanitary cleanout will be required in both directions per plumbing code.
Engineers Response:
22. A note should be added at the FES indicating that the FES will need to be removed for the installation of
the orifice plate.
Engineers Response:
23. The sanitary sewer should be indicated as private.
Engineers Response:
24. Add a note that tie-ins to existing City utilities shall be coordinated with the City of Waukee.
Engineers Response:
25. A note should be added indicating that all utilities shall be installed and tested per the Waukee Standard
Specifications for Public Improvements and the City shall witness all testing.
Engineers Response:
26. Correct the overlapping text on the building.
Engineers Response:
SHEET C5.1 | LANDSCAPE PLAN
27. Indicate the landscape buffer plantings for the required 30 foot landscape buffers and the existing 25 foot
landscape buffer easement. Plantings shall be provided for the 30 foot buffer as follows: 2 overstory, 3
evergreen, 2 ornamental. Plantings for the 25 foot buffer shall be provided as follows: 1 overstory, 2
evergreen, 2 ornamental. The landscape buffer needs to be extended along the entire western
boundary for Lot 1.
Engineers Response:
28. Provide the seed mix for the temporary seeding.
Engineers Response:
29. Provide additional landscaping in front of the trash enclosure.
Engineers Response:
SHEET C6.1 | DETAILS
30. Provide downspout connection detail.
Engineers Response:
SHEET C7.1 | SWPPP
31. Label the topsoil stockpile location. This needs to be labeled as topsoil stockpile.
Engineers Response:
32. Label the final discharge to “Sugar Creek”.
Engineers Response:
33. Show the limits of disturbance.
Engineers Response:
34. Need to add elevations for openings to begin and the number of 1 inch openings and how
many rows needed for the Temp Standpipe Detail.
Engineers Response:
BUILDING ELEVATIONS
35. Provide detailed color elevations that identify all proposed building materials.
Engineers Response:
FIRE DEPARTMENT COMMENTS:
36. All buildings shall have a minimum of two fire apparatus access onto the site. The secondary access will
be required to be connected to SE Westown Parkway before the second building on Lot 1 can be
constructed (Amended D104.4 Waukee Municipal Code).
Engineers Response:
37. Fire apparatus access extending in excess of 150 feet shall be required with an approved area for turning
around fire apparatus (IFC 503.2.5.). This applies in front of the dental office and future buildings.
Engineers Response:
VEENSTRA & KIMM COMMENTS:
38. Show 100 year flood elevation of the detention pond.
Engineers Response:
39. Show spot elevations at low points of overlap flowage easements with the distance to the
nearest property line.
Engineers Response:
40. Add a vicinity map identifying the location of the plat within the context of the surrounding
area.
Engineers Response:
FINAL PLAT COMMENTS:
41. Provide MPEs or MOEs for each lot.
Engineers Response:
42. Addresses for each lot are as follows: Lot 1, 2355 SE L.A. Grant Parkway; Lot 2, 2335 SE
L.A. Grant Parkway.
Engineers Response:
43. How will maintenance of the buffer on Lot 1 be shared between the 2 buildings in the
future? Will Lot 1 remain under one ownership group? The covenants will need to clearly
define this.
Engineers Response:
44. Add a note identifying responsibility of maintenance of the detention basin.
Engineers Response:
45. Verify that all existing easements are indicated with recorded book and page numbers.
Also, verify that all proposed easements are indicated. The 10 foot PUE on the south side
of Lot 1 is an existing easement and should be indicated with a book/page number of
2010/10638. The 15 foot storm sewer easement on the south and east sides of the
development should have its page number updated to 10641. The roadway easement
should have its page number updated to 10640. The 10 foot overland flowage easement on
the west side should have its page number updated to 10643. These labels should be
updated on the site plan as well.
Engineers Response:
46. Correct the ownership information as Primus Construction does not own this property.
The plat cannot be recorded with incorrect ownership information. This should also be
updated on the site plan.
Engineers Response:
47. Provide a check in the amount of $14,852.60 to satisfy the sanitary sewer connection fee
for the Sugar Creek Pump Station Connection Fee District (3.5 acres x $4243.60/acre =
$14,852.60)
Engineers Response:
48. Provide a check in the amount of $140 to satisfy the warning siren fee (3.5 acres x
$40.00/acre = $140.00)
Engineers Response:
MISCELLANEOUS COMMENTS:
49. Provide a copy of the Construction Site SWPPP Review Checklist signed by the SWPP designer.
50. Provide a copy of the SWPPP Prepared for obtaining General Permit #2 coverage.
51. Provide a copy of the IDNR issued General Permit #2 authorization letter.
52. Submit $250 fee for the COSESCO inspection.
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:
53. Post Construction What practices considered for this site?
54. 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.
55. A maintenance covenant will need to be created and provided for review (if different than the existing).
56. 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’ attention.
Staff would anticipate forwarding this request to the October 25th Planning & Zoning Commission meeting.
Should you have any questions or concerns regarding these comments, please feel free to contact Brad Deets
(515-978-7899) or myself at (515) 978-7897.
Sincerely,
Andy Kass, AICP
Senior Planner