Resolution approving site plan for Wal-Mart Super Center #09872-1000 [1165 E. Hickman Road],…

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Recorded in the minutes as: “Resolution: Consideration of approval of a resolution approving site plan for Wal-Mart Super Center #09872-1000 [1165 E. Hickman Road], tabled during the August 17, 2026, regular city council meeting – Motion: to approve the resolution; seconded by Council Member Crone. Director Community Development Kass briefly reviewed the site plan, noting that City staff and traffic engineers have responded to Hy-Vee regarding the concerns in their letter of August 17, 2026. He added that the site plan proposal meets all requirements of City code. Mayor Clarke asked for a review of buffering requirements; Mr. Kass discussed the requirements. Council Member Lyon asked about the Seashores’ request for an 8-foot wall; Mr. Kass responded that the council can require improvements beyond code requirements but noted that City code does not allow for 8-foot walls in commercial zoning districts. Council Member Crone asked why this site was selected instead of a location near the interstate or further west; Representing Orange Development, LLC, replied that the site was chosen based on the City’s comprehensive development plan and because infrastructure was already in place. In response to traffic concerns, Mr. Manning stated that City staff and three different engineering firms reviewed the traffic data. Mayor Clarke clarified to Mr. Manning that the comprehensive development plan identified the property for commercial uses but stated that the City does not determine what business locates there. She acknowledged the legitimacy of neighbor concerns but noted that the site was designed to minimize impacts to the neighborhood. She then discussed how Wal-Mart intended to become “a part of Waukee” through involvement with local organizations, clarifying that the company provides assistance to schools and not individuals. Mayor Clarke asked if overnight parking would be allowed; Ms. Nelson replied that she did not believe it would be allowed. Council Member Grove named certain organizations with which Wal-Mart could partner. Mayor Clarke asked Mr. Kass if the City could regulate where trees and lighting are located; Mr. Kass discussed how staff can work with the applicant on landscaping and stated that the site photometric plan complies with City code regarding light pollution. Council Member Anderson asked for additional information on Wal-Mart’s philanthropy, asking how the money stays in the community; Ms. Nelson answered that those decisions are made at the store level. Regarding safety concerns, Ms. Nelson noted that stores are designed to be safe and that Wal-Mart has strong relationships with local police departments. Council Member Pierce asked about ownership and the market research behind site selection; Mr. Manning answered that the property was owned by Orange Development, LLC, reiterated that the site had infrastructure in place and added that selection was also related to proximity to existing Wal-Mart stores. In response to a comment by Ms. Nelson, Council Member Pierce asked how Wal-Mart tracks that their customers live in Waukee; Ms. Nelson briefly reviewed “leakage” analysis and other factors involved in such tracking. Council Member Pierce asked if the current zoning allowed for outdoor storage; Mr. Kass replied in the negative, adding that the site plan includes a substantial storage enclosure. Council Member Pierce then asked about traffic and truck routing; a property owner with Carlson Consulting Engineers, the civil engineer for the project, discussed the Wal-Mart fleet program, adding that this particular store has all loading docks on the west side of the building and there would be signage directing delivery traffic. City Administrator Deets added that the City’s noise ordinance would address such concerns if they became an issue. Council Member Pierce concluded her comments by stating that a wall would not be beneficial but additional landscaping should be considered; Mayor Clarke asked if the City could be specific about the types and locations of trees in the landscape buffer; Council Member Lyon noted that the landscaping must be maintained. Council Member Lyon outlined what she wanted to see from Wal-Mart, including local support, jobs with a living wage, well-maintained facilities, non-disruptive truck routes, no issues with residential neighbors, and no strain on the police department. She added that she wants a Wal-Mart but that this is not a great location; Ms. Nelson replied that Wal-Mart wants the same things. Mayor Clarke noted the need for additional conversations if the development moves forward. Results of vote:”.

Motion as recorded: “to approve the resolution; seconded by Council Member Crone. Director Community Development Kass briefly reviewed the site plan, noting that City staff and traffic engineers have responded to Hy-Vee regarding the concerns in their letter of August 17, 2026. He added that the site plan proposal meets all requirements of City code. Mayor Clarke asked for a review of buffering requirements; Mr. Kass discussed the requirements. Council Member Lyon asked about the Seashores’ request for an 8-foot wall; Mr. Kass responded that the council can require improvements beyond code requirements but noted that City code does not allow for 8-foot walls in commercial zoning districts. Council Member Crone asked why this site was selected instead of a location near the interstate or further west; Representing Orange Development, LLC, replied that the site was chosen based on the City’s comprehensive development plan and because infrastructure was already in place. In response to traffic concerns, Mr. Manning stated that City staff and three different engineering firms reviewed the traffic data. Mayor Clarke clarified to Mr. Manning that the comprehensive development plan identified the property for commercial uses but stated that the City does not determine what business locates there. She acknowledged the legitimacy of neighbor concerns but noted that the site was designed to minimize impacts to the neighborhood. She then discussed how Wal-Mart intended to become “a part of Waukee” through involvement with local organizations, clarifying that the company provides assistance to schools and not individuals. Mayor Clarke asked if overnight parking would be allowed; Ms. Nelson replied that she did not believe it would be allowed. Council Member Grove named certain organizations with which Wal-Mart could partner. Mayor Clarke asked Mr. Kass if the City could regulate where trees and lighting are located; Mr. Kass discussed how staff can work with the applicant on landscaping and stated that the site photometric plan complies with City code regarding light pollution. Council Member Anderson asked for additional information on Wal-Mart’s philanthropy, asking how the money stays in the community; Ms. Nelson answered that those decisions are made at the store level. Regarding safety concerns, Ms. Nelson noted that stores are designed to be safe and that Wal-Mart has strong relationships with local police departments. Council Member Pierce asked about ownership and the market research behind site selection; Mr. Manning answered that the property was owned by Orange Development, LLC, reiterated that the site had infrastructure in place and added that selection was also related to proximity to existing Wal-Mart stores. In response to a comment by Ms. Nelson, Council Member Pierce asked how Wal-Mart tracks that their customers live in Waukee; Ms. Nelson briefly reviewed “leakage” analysis and other factors involved in such tracking. Council Member Pierce asked if the current zoning allowed for outdoor storage; Mr. Kass replied in the negative, adding that the site plan includes a substantial storage enclosure. Council Member Pierce then asked about traffic and truck routing; a property owner with Carlson Consulting Engineers, the civil engineer for the project, discussed the Wal-Mart fleet program, adding that this particular store has all loading docks on the west side of the building and there would be signage directing delivery traffic. City Administrator Deets added that the City’s noise ordinance would address such concerns if they became an issue. Council Member Pierce concluded her comments by stating that a wall would not be beneficial but additional landscaping should be considered; Mayor Clarke asked if the City could be specific about the types and locations of trees in the landscape buffer; Council Member Lyon noted that the landscaping must be maintained. Council Member Lyon outlined what she wanted to see from Wal-Mart, including local support, jobs with a living wage, well-maintained facilities, non-disruptive truck routes, no issues with residential neighbors, and no strain on the police department. She added that she wants a Wal-Mart but that this is not a great location; Ms. Nelson replied that Wal-Mart wants the same things. Mayor Clarke noted the need for additional conversations if the development moves forward. Results of vote:”.

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: Crone, Grove, Pierce. Nays: Anderson, Lyon. Motion carried 3 – 2.”.