Resolution approving preliminary plat: Alice and Hickman Development

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Recorded in the minutes as: “Alice and Hickman Development – A. Resolution: Consideration of approval of a resolution approving preliminary plat – Motion: to approve the resolution; seconded by Council Member Lyon. Director Community Development Kass presented both the preliminary and final plats for three lots of commercial development. There are no new public streets. He noted private streets and utilities, site ingress/egress from Hickman Rd. and Alice’s Rd. as required by the traffic study, and an existing fully signalized intersection at Alice’s Rd. and the western Hy-Vee entrance. Mr. Kass stated that there was an existing wetland area and that the applicant has secured the proper permits from the U.S. Army Corp of Engineers. He then reviewed the landscape buffer along the north and east plat boundaries. Mr. Kass clarified that the preliminary and final plats created the lots; the Wal-Mart Super Center site plan was a separate matter. Council Member Crone asked if there were any Wal-Mart representatives in attendance, as she wanted to know why this site was selected instead of some other site in Waukee; an applicant with Carlson Consulting Engineers, the civil engineer for the project, said he could not speak as to why the site was selected. Council Member Lyon asked for additional information on plans for the landscape buffer to the north; Mr. Parsley reviewed the plans and noted many existing, mature trees. At the suggestion of City Administrator Deets, Mr. Kass presented the site plan for a supercenter store and fueling station with convenience store and canopy. He reviewed those services planned to be offered at the store, including a pharmacy with drive-thru window and an auto center. He noted loading docks, monument signs along both Hickman Rd. and Alice’s Rd., sidewalk along Alice’s Rd. and the private road, site ingress/egress, and stormwater detention pond. A compliant photometric plan was submitted so light should not spill over boundaries into residential areas. Mr. Kass then discussed the landscaping and open space requirements, noting existing mature trees and that code requirements for the size and style of trees at planting have been met. He then presented exterior building elevations. Mr. Kass noted that the traffic study has been reviewed by two third-party engineering firms that agree with the study’s conclusions; recommendations from the previous study did not change in the new study. Public Works Director/City Engineer Koester discussed the traffic study in more detail, including proposed turn lane improvements and median modifications. He added that the traffic study, while a prediction of traffic patterns and impact, has sound methodology and City staff is confident in the study’s recommendations. The City will also conduct a post-opening traffic study. Council Member Lyon asked if the traffic study was conducted while Alice’s Rd. was closed during construction and if the study takes other neighboring cities’ growth into account; Mr. Koester replied that the study took place during a period when Alice’s Rd. was open, Target was open and school was in session; the growth of other cities was also factored into the study. Council Member Crone asked if the City had ever required a sound barrier of the type requested by Mr. Seashore during Open Forum; Mr. Kass answered that an 8-foot wall was not allowed by code and that he was not aware of council ever requiring a sound barrier of that type. Mayor Clarke asked if the applicant would be willing to discuss a sound barrier; Mr. Parsley replied that the applicant has already increased the size of the landscape buffer and stated that a wall would not be helpful due to the topography. Council Member Crone then asked if there had been any noise complaints from residents west of Target; Mr. Kass replied that he was not aware of any recent noise complaints. Council Member Grove asked for information regarding Wal-Mart hours of operation, number of employees, plans to join the Waukee Area Chamber of Commerce, and possible financial contributions to area non-profits; Mr. Kass reviewed information provided by the applicant on those subjects. Council Member Pierce requested clarification on the landscape buffer and number of trees; Mr. Parsley reviewed the landscaping plan. Council Member Pierce then asked about landscape buffer maintenance requirements both at building opening and in the future; Mr. Kass reviewed the requirements and inspection process. Council Member Pierce expressed disappointment that no Wal-Mart representatives were in attendance to answer questions. Council Member Lyon voiced her concern with traffic and noise, especially during hours of loading and unloading, stating that she was not certain she had answers to those questions. Mayor Clarke recommended voting on the preliminary and final plats, then delaying a vote on the site plan until the next regular council meeting. Results of vote on the resolution to approve preliminary plat:”.

Motion as recorded: “to approve the resolution; seconded by Council Member Lyon. Director Community Development Kass presented both the preliminary and final plats for three lots of commercial development. There are no new public streets. He noted private streets and utilities, site ingress/egress from Hickman Rd. and Alice’s Rd. as required by the traffic study, and an existing fully signalized intersection at Alice’s Rd. and the western Hy-Vee entrance. Mr. Kass stated that there was an existing wetland area and that the applicant has secured the proper permits from the U.S. Army Corp of Engineers. He then reviewed the landscape buffer along the north and east plat boundaries. Mr. Kass clarified that the preliminary and final plats created the lots; the Wal-Mart Super Center site plan was a separate matter. Council Member Crone asked if there were any Wal-Mart representatives in attendance, as she wanted to know why this site was selected instead of some other site in Waukee; an applicant with Carlson Consulting Engineers, the civil engineer for the project, said he could not speak as to why the site was selected. Council Member Lyon asked for additional information on plans for the landscape buffer to the north; Mr. Parsley reviewed the plans and noted many existing, mature trees. At the suggestion of City Administrator Deets, Mr. Kass presented the site plan for a supercenter store and fueling station with convenience store and canopy. He reviewed those services planned to be offered at the store, including a pharmacy with drive-thru window and an auto center. He noted loading docks, monument signs along both Hickman Rd. and Alice’s Rd., sidewalk along Alice’s Rd. and the private road, site ingress/egress, and stormwater detention pond. A compliant photometric plan was submitted so light should not spill over boundaries into residential areas. Mr. Kass then discussed the landscaping and open space requirements, noting existing mature trees and that code requirements for the size and style of trees at planting have been met. He then presented exterior building elevations. Mr. Kass noted that the traffic study has been reviewed by two third-party engineering firms that agree with the study’s conclusions; recommendations from the previous study did not change in the new study. Public Works Director/City Engineer Koester discussed the traffic study in more detail, including proposed turn lane improvements and median modifications. He added that the traffic study, while a prediction of traffic patterns and impact, has sound methodology and City staff is confident in the study’s recommendations. The City will also conduct a post-opening traffic study. Council Member Lyon asked if the traffic study was conducted while Alice’s Rd. was closed during construction and if the study takes other neighboring cities’ growth into account; Mr. Koester replied that the study took place during a period when Alice’s Rd. was open, Target was open and school was in session; the growth of other cities was also factored into the study. Council Member Crone asked if the City had ever required a sound barrier of the type requested by Mr. Seashore during Open Forum; Mr. Kass answered that an 8-foot wall was not allowed by code and that he was not aware of council ever requiring a sound barrier of that type. Mayor Clarke asked if the applicant would be willing to discuss a sound barrier; Mr. Parsley replied that the applicant has already increased the size of the landscape buffer and stated that a wall would not be helpful due to the topography. Council Member Crone then asked if there had been any noise complaints from residents west of Target; Mr. Kass replied that he was not aware of any recent noise complaints. Council Member Grove asked for information regarding Wal-Mart hours of operation, number of employees, plans to join the Waukee Area Chamber of Commerce, and possible financial contributions to area non-profits; Mr. Kass reviewed information provided by the applicant on those subjects. Council Member Pierce requested clarification on the landscape buffer and number of trees; Mr. Parsley reviewed the landscaping plan. Council Member Pierce then asked about landscape buffer maintenance requirements both at building opening and in the future; Mr. Kass reviewed the requirements and inspection process. Council Member Pierce expressed disappointment that no Wal-Mart representatives were in attendance to answer questions. Council Member Lyon voiced her concern with traffic and noise, especially during hours of loading and unloading, stating that she was not certain she had answers to those questions. Mayor Clarke recommended voting on the preliminary and final plats, then delaying a vote on the site plan until the next regular council meeting. Results of vote on the resolution to approve preliminary plat:”.

From the vote line in the official minutes, which names each member’s vote. Members not named in the vote line are shown as Not in the record unless the minutes list them absent. Vote line as printed: “Ayes: Anderson, Crone, Grove, Pierce. Nays: Lyon. Motion carried 4 – 1.”.