PLANNING AND ZONING COMMISSION Regular Meeting Monday, May 30, 2017

Transcription

1 PLANNING AND ZONING COMMISSION Regular Meeting Monday, May 30, 2017 Notice is hereby given that the Planning and Zoning Commission will hold a Regular Meeting at 7:00 p.m. on Monday, May 30, 2017, in the Council Chambers of Johnston City Hall, 6221 Merle Hay Road, Johnston, Iowa, to discuss the following business: AGENDA: 1. Call to Order 2. Roll Call 3. Approval of Agenda 4. Approval of Meeting Minutes: Regular Meeting of May 8, PZ Case No ; Preliminary Plat & Final Plat for Johnston Commerce Park Plat 3: The applicant, Netteland Family Holdings I, LLC proposes to subdivide Lot 7 of Johnston Commerce Park Plat 2 creating new Lots 1 and 2 of Johnston Commerce Park Plat 3. The subject property is the location of Traditions Children s Center. 6. PZ Case No ; Site Plans for As We Grow Daycare Center at NW 61st Avenue: The applicant, As We Grow, LLC, has proposed a 7,046 s.f. daycare facility expected to serve approximately 210 clients. 7. Other Business 8. Adjournment Next Scheduled Regular Meeting: Monday, June 12, Posted on or before May 26, 2017 at: Johnston City Hall, Johnston Public Library, Johnston Post Office, Johnston Public Works, Crown Point Community Center, and Johnston Website ( Page 1 of 1

2 PLANNING & ZONING COMMISSION City of Johnston 6221 Merle Hay Road, Johnston, IA Minutes Regular Meeting: Monday, May 8, 2017 AGENDA 1. Call to Order Chairman Petersma called the meeting to order at 7:00 p.m. 2. Roll Call Spencer Severino Johnson Smith Pavlovec Petersma Anderson Present X X X X Absent X X X City Staff Present: Aaron Wolfe, Rebekah Davis 3. Approval of Agenda Petersma called for a vote to approve the agenda. Spencer Severino Johnson Smith Pavlovec Petersma Anderson Aye X X X X Nay Abstain 4. Approval of Meeting Minutes: Regular Meeting of March 27, 2017 Roll Call Vote: Spencer Severino Johnson Smith Pavlovec Petersma Anderson Aye X X X X Nay Abstain 5. PZ Case No ; NW 80 th Lane Official Zoning Map Amendment: The applicant, Hidden Valley Estates LLC and the property owners George & Jean Hofmann have requested a rezoning of approximately acres from A-R, Agriculture Reserve Zoning District, to R-1(75), Single Family Residential Zoning District. The rezoning is to facilitate the development of phase 2 Hidden Valley Estates over a portion of the rezoning area. The City Council has directed this request to the Planning and Zoning Commission for review and recommendation. Wolfe presented the staff report. Page 1 of 8

3 Chuck Bishop, Bishop Engineering Company, th Street, Urbandale, Iowa, noted that the southern portion of the subject property will remain as the existing home. The preliminary plat concept plan is proposing 25 lots with an average lot width of feet. Fill will need to be added on the hillside to the southwest to raise the elevation out of the floodplain. Petersma asked if preliminary plat concept plan would occupy the majority of the area that had been used for farming. Bishop affirmed and clarified with the exception of a small area in the southwest corner. Petersma asked what the intent for the land to the south would be. Bishop clarified that they had no plans for the land to the south as it has steep topography and is tied with the existing house. Petersma questioned how deep the ravines are to the north and south. Bishop stated that they are about feet deep. Petersma inquired if outlots will be platted. Bishop affirmed that that there will be outlots for the areas within the floodplain. Petersma opened for public comment at 7:12 p.m. Jeff Strawhacker, NW 82nd Ave, Grimes, Iowa, specified that his property is directly north of the subject property. He believes that R-1(75) is not consistent with the adjacent zoning districts. He is concerned with the erosion of Little Beaver Creek and he believes that the development will cause further erosion. He is concerned with tree removal and noted that on the north side of the property there were many trees that were cut-down; he believes in anticipation of development. He asked what buffer will be established for privacy and to maintain the value of his property. He is concerned with the floodplain and inquired how the proposed development will meet the floodplain development requirements. He inquired if there will be a fence to prevent people from wander onto his property. Petersma closed the public hearing at 7:16 p.m. Bishop noted that R-1(75) zoning district is immediately east and the R-1(75) zoning district is further restricted to 2 units per acre. The erosion problems on Little Beaver Creek will be remedied by on site storm water retention. There will be a stream buffer easement that will be about 100 feet wide along the north property boundary. As required by the DNR, the lots will be elevated above the floodplain elevation. He is not aware of the clear cutting of the trees. He mentioned that people will need to cross the stream to trespass on Strawhacker s property. Strawhacker noted the buffer requirements and inquired how the buffer requirement will be met on the subject property. Petersma noted that buffers are not required between residential zoning districts. Wolfe explained that buffers are not required between low density zoning districts. He was not aware of the tree removal on the subject property and added that a private property owner can remove trees from their property. Petersma reiterated that property owners have the right to remove trees from their property and the commission does not have the power to govern the actions of private property owners. Petersma questioned how the proposed development will impact the existing erosion issues. Bishop noted that if there are areas of the stream bank that need to be addressed for erosion and a DNR & FEMA permit will be required. There are several options for stream bank stabilization which will be further addressed during the construction phase. The development will retain more water than existing farm field. Wolfe explained that the storm water retention will be like that of a prairie. Johnson requested specification on the traffic and the daily traffic counts. Wolfe noted that typically a single family dwelling will generate 10 trips per day. There are 25 dwelling units proposed for this development; generating 250 trips per day. Johnson asked how many single family dwelling units are in Hidden Valley Estates Plat 1. Wolfe responded that there are 13 dwelling units in Hidden Valley Estates Plat 1; generating 130 trips per day. Altogether Hidden Valley Estates Plat 1 and Hidden Valley Estates Page 2 of 8

4 Plat 2 (according to the Preliminary Concept Plan) will generate an estimated 380 trips per day. Johnson is concerned with the public safety and the estimated traffic increase. Johnson questions if the R-1(75) zoning district is practical considering the estimated traffic counts and the neighborhood. Petersma inquired as to what the restrictions on the proposed development would be with the R-1(100) zoning district as opposed to the R-1(75). Wolfe explained that the number of lots would be reduced and the setbacks would be greater. Petersma asked if the majority of the proposed lots were 100 foot wide. Wolfe explained that the R-1(75) zoning district is consistent with the south adjacent properties, properties within Crosshaven and Grimes properties to the south. The 2030 Comprehensive Plan caps the density for this area at no more than 2 units per acre; further restricting low density which permits 2-4 units per acre. The concept plan for Hidden Valley Estates has a density of 1.2 units per acres. Motion by Johnson seconded by Spencer to recommend approval of PZ Case No ; NW 80th Lane Official Zoning Map Amendment with associated development agreement. Roll Call Vote: Spencer Severino Johnson Smith Pavlovec Petersma Anderson Aye X X X X Nay Abstain 6. PZ Case No ; Site Plans / Preliminary Plat / Construction Drawings and the Final Plat for Bricktowne Johnston: The applicant, Jensen Group has submitted a site plan / preliminary plat / construction drawings and a final plat. The proposed development consists of 384 apartment units spread out in five buildings, a clubhouse, a maintenance building, a bike/pet shelter, and a private open space/park. The development includes the subdivision of acres into five lots. The project is identified to be constructed in five phases with each apartment building consisting primarily of 1 bedroom units with a few 2 bedroom units. Wolfe presented the staff report. Petersma noted that site lighting was not included in the staff report. Wolfe believes that there may not have been photometric plans submitted. Typically, the site lighting/ photometric plans would be reviewed by staff to determine if they meet our average to min and max to min requirements. Petersma believes that the site lighting and specifications should be submitted before the proposal goes before City Council. Johnson noted that the project is divided in 5 phases and asked what the timeline for completion of the entire project would be. Erin Ollendike, Civil Design Advantage, 3405 SE Crossroads Drive, Suite G Grimes, Iowa, noted that they will begin the project with phase 1 / Lot 1 and continue through the development; as one building is nearing completion they will begin the next. She estimates that the project will be completed in 5 years. She added that the site lighting specifications and photometric plans were submitted last week. Johnson noted that 80% of the apartments are 1 bedrooms with an average of 1.5 parking spaces per unit for the complex. He is concerned that there may not be enough parking spaces available for overflow. Ollendike clarified that the site plan shows more than 1.5 parking stalls per dwelling unit and there are additional open space areas that can be used to accommodate overflow parking in the future if needed. Johnson inquired if there are any areas allotted for potential parking if the need maybe Page 3 of 8

5 presented. Ollendike specified that parking stalls could be added around the pond and a few stalls could be added throughout the development. Petersma asked if there was a garage stall for every apartment. Ollendike stated that there is not a garage for every unit; there will be 1 parking garage per 4 dwelling units. Petersma requested clarification regarding the likelihood of 2 parking stalls being needed for 1 dwelling unit. Dickson Jensen, the applicant, he noted that there are 729 units for the development and 400 parking stalls; with 1.75 parking spaces per dwelling unit. 75% of the 1 bedrooms dwelling units could have 2 cars. He noted that Jensen Group has established predominately one bedroom complexes at 5 different locations with an average of 1.5 parking spaces per dwelling unit. Too many parking stalls will require more lights; create more storm water run-off and sea of concrete that will limit the open space. People will not rent the apartments if there is not enough parking. He added that he is invested in providing enough parking for the site and would expand the parking lot to accommodate overflow parking if needed. He explained that he took their average parking stalls per dwelling unit of 1.5 and added another 75 or 80 parking stalls for the complex. Additional parking could be added to the park area generating an estimated 200 parking stalls if completely filled. Johnson inquired how snow removal would be handled. He explained that ideally the snow would be dumped into the pond or piled in the dog park. Johnson is concerned with waiving parkland dedication fee. He believes that agreeing to the Development Agreement Regarding Parkland Dedication oversteps the authority of the commission. Wolfe clarified that parkland for the residents of this site is offset by the fact that they are providing their own parkland. Johnson agrees with the philosophy but not the magnitude. He add that 2/3 of the parkland allotment is private owned. The applicant noted that the recommendation to waive the parkland dedication fee was suggested by the Parks Director, John Schmitz. Adam Plagge, Economic Development Manager, noted that the recommendation from the Parks Director was suggested following preliminary conversations regarding the need for the trail on the southern boundary of the property. During these conversations, Schmitz explained that there is not a need for parkland within the area given the proposed town center project. Johnson recognizes the need for the trail connection however, he is disappointed that it maybe another 5-6 years before the trail could be completed. The applicant stated that the trail can be put in whenever the city would like it to be completed. He added that initially the garages were 30 foot closer to the south property boundary and the park would have been 30 foot larger. However, the garages were moved to provide space for the trail. He would not be opposed to installing the trail as soon as the trail easement on the final plat is approved. Johnson inquired if the area would be needed for the construction of the garages at a later time. The applicant stated that the space is not necessary to build the garages and the trail could be completed by any requested date. Motion by Severino, seconded by Spencer to recommend approval of PZ Case No ; the site plans / preliminary plat / construction drawings and the final plat for Bricktowne Johnston subject to the conditions outlined in the staff report with an amendment to condition no. 4 stating All photometric plans must be submitted, reviewed, and approved to the satisfaction of Johnston s site lighting requirements as established by Resolution prior to City Council approval. Susan House, 4225 Panorama Drive, Panora, Iowa, she is the property owner of the two adjacent properties located at 6411 & 6435 NW 59th Court. She request that the commission not consider providing alternative plans for this site. She inquired if NW 59 th Court would be extended and resurfaced. She believes that the street was poorly poured and is concerned with the additional traffic from the proposed site. She is concerned with the storm water runoff into the ditch and added that the Page 4 of 8

6 drainage ditch gets plugged often. She believes that the plan for snow removal will cause more run-off to drain to the ditch and the ditch can t accommodate that amount of run-off. She noted the soils in the area are sandy and don t absorb water quickly. She requests that the commission not consider a waiver for the parking requirement. She noted that NW 54 th Court is often used for overflow parking by students and explained that overflow parking onto the street may not be available for residents of the site. She would like to see an official parking and traffic study completed for the area. The south adjacent home is 15 feet from the property line without a buffer. She requests that the bushes and shrubs be planted to buffer her property from the complex. She inquired what the City proposes should be done for her properties on NW 59 th Court without sanitary sewer. She is concerned that there is not a public park in the area. She would like to see a study on the leasing rate of the parking garages and does not believe that the parking garage space should be included in the parking requirement. She is concerned that the construction in the area may damage the mature oak trees in the front yard of her property. Wolfe stated that there are no immediate plans to resurfacing of NW 59 th Court. However, this was a city initiated discussion requesting that the developer create a supplementary access to the property through NW 59 th Court. He stated that the applicant prefers not to have another access to the site from NW 59 th Court. There are not any plans to resurface the street or to bring sanitary sewer up NW 59 th Court. The trees on private property will not be disturbed as the applicant is not permitted to perform construction activities on the adjacent property. The subject property and adjacent properties are zoned mixed-use center therefore; a buffer is not required between the same zoning districts. Currently, storm water from the subject property is unrestricted however; once developed the storm water will need to be retained on site and released at a predevelopment rate (like that of prairie plantings). Storm water being released at a slower rate into the ditch will likely improve the performance of the ditch. The high school children will be utilizing the new high school soon thus, reducing the amount of parking on NW 59 th Court. Petersma inquired if trees and shrubs could be planted between the south adjacent single family residential properties and the garages. Ollendike stated that this could be completed if it does not interfere with the trail. The applicant is open to discussing clustering landscaping to the south if it does not obstruct with the trail. With respect to the connection to NW 59 th Court, the applicant would prefer not to provide access to this street however, they are still in discussions with the city regarding this issue. Petersma asked if the applicant could keep the adjacent property owner informed regarding landscaping plans. The applicant stated that he is agreeable to discussing landscaping buffer options with House. Petersma inquired who the typical occupants of these apartments would be. The applicant noted that they have executed this plan at three sites- 1 in Waukee and 2 in Ankeny. He noted that their market is a workforce market and he believes that they uphold a price point is affordable for high quality housing. He thoughtfully considers the housing quality and rate of rent. Johnson noted that Public Works can accept a petition for sanitary sewer if at least 60% of the property owners on the street request sanitary sewer. Mike House, 4225 Panorama Drive, Panora, Iowa, he noted that he has petitioned the city for sanitary sewer. He does not know what the property could be used for within the permitted uses of the mixed-use center zoning district without sanitary sewer. He believes that the City has attempted to redevelop the area without thought to the utilities. He believes that the parking statistics provided from the applicant are not relevant to Johnston. He is concerned with the over-population of the area and the type of residents that will be attracted to the area. He suggests that the trail be moved to the north side of the property. He is concerned with the potential lack of privacy with the trail being a little over 15 feet from the south adjacent dwelling. He thought a fence is typically required between a multifamily dwelling and single family dwellings. He does not want to invest in his properties. He requests that the apartment complex put up a fence as a buffer. He believes that NW 59 th Court will not be able to withstand the added traffic and parking. He does not Page 5 of 8

7 believe that the storm water drainage to the ditch will be less than it is currently because of the high water table and sandy soils in the area. He does not believe that the ponds will not be able to be retain the water on the subject property. Petersma noted that the applicant has agreed to discuss the landscaping and buffer requests House. He believes that City Council should to hear their concerns as well; noting that City Council can impose additional restrictions. House inquired how sanitary sewer could be extended to his properties. Wolfe inquired if the sanitary sewer on the subject property could be extended to service House s properties. Ollendike explained that the sanitary sewer on the subject property is shallow and will only be able to service the subject property. House is concerned with the sanitary sewer to his properties. They are a seeking to improve their properties but this cannot be completed without sanitary sewer. Petersma explained that the issues being discussed are council policy and capital improvements issues that are beyond to authority of the commission. Vicki Stout, 6521 Merle Hay Road, she inquired how close the apartments would be to the street. Ollendike stated that the walk-out of the apartments is roughly 100 feet from the street. Stout suggested that one of the buildings be removed to provide more green space and space for parking. She inquired regarding the cost of the rent and the type/ income range of occupants. She asked if the apartments would be section 8 or market rate. The applicant stated that the apartments would be market rate. The 1 bedroom would be around $850 and 2 bedrooms would be around $1,050. There will not be any section 8 housing. Stout inquired if the applicant knew an estimated income range for the typical residents of the apartments. The applicant stated that he did not have that information as it varies based on the individual. Stout inquired regarding the location of green space and open space for the residents. The applicant noted that the park in the center of the complex is a little over 3 acres and there is a dog park. Stout inquired if a traffic study has been completed or proposed to be completed considering the number of high density residential in the area. Plagge noted that the traffic counts from the intersection of NW 62 nd Ave and Merle Hay Road have been received from last year however; these traffic counts do not include traffic from Cadence and cannot measure the affect of the shifting traffic from the schools. As Merle Hay Road is an arterial road it would not qualify for a complete traffic study with regard to the affect of the multifamily residential developments in the area. Stout inquired if there will be turning lane established on Merle Hay Road to improve the traffic circulation to this site. Wolfe stated that there is not enough ROW and an apartment complex this size will not produce a significant amount of traffic. She noted that a right-in turn lane was added near the public safety building and believes that a similar turn lane will be best for traffic circulation. House inquired who determines the parkland dedication amount. Wolfe clarified that Schmitz the Parks Director recommended the parkland dedication amount for this project and City Council will make the final decision. Roll Call Vote: Spencer Severino Johnson Smith Pavlovec Petersma Anderson Aye X X X X Nay Abstain Page 6 of 8

8 7. PZ Case No ; Preliminary Plat / Site Plan and Final Plat for Vintage Cooperative and Ewing Johnston Plat 1: The applicant, Ewing Land Development and Services, LLC, has submitted site plans for development of a 47-unit senior housing cooperative on lots of Windsor Office Park. The facility is three-stories in height and totals 114,341 s.f. (including 28,952 s.f. of indoor parking). Accompanying the site plans is a preliminary and final plat consolidating lots 12 and 13 of Windsor Office Park into new lot 2 and lots 14 and 15 of Windsor Office Park into new lot 1 of Ewing Johnston Plat 1. As stated above, the senior housing cooperative will be constructed on new lot 2. New lot 1 is being platted for future development. Wolfe presented the staff report. Johnson inquired if employee parking will be required for the site as well. Jason Ledden, Snyder and Associates, Inc., explained that because the units will be owner occupied there will not be any staff on site with the exception of maintenance staff. Severino inquired if there are any open space areas that could be utilized for parking if more is needed. The applicant explained that there is space to expand the guest parking and space for expansion to the south. He noted that the age of the residents range from 55 and older; the older residents typically don t require parking. Johnson inquired if the garage parking was one parking stall per dwelling unit. The applicant affirmed. Motion by Severino, seconded by Spencer to recommend approval of PZ Case No ; Preliminary Plat / Site Plan and Final Plat for Vintage Cooperative and Ewing Johnston Plat 1 subject to the conditions outlined in the staff report with an added condition no. 12 stating The applicant must furnish a storm water management maintenance agreement for this project. Roll Call Vote: Spencer Severino Johnson Smith Pavlovec Petersma Anderson Aye X X X X Nay Abstain 8. PZ Case No & BOA Case No ; Special Use Permit for Bi-Attached Housing at 5385 NW 57th Avenue and Preliminary Plat for Miller s Meadow Plat 1: The applicant, MB LLC is seeking a special use permit to construct three, two-family dwelling units (duplex) on the subject property. The existing single-family home will remain. The site plan is accompanied by a minor subdivision re-platting the property into four lots. The property is located within an R-1(75) Single Family Residential Zoning District. Bi-attached dwellings are allowed in the R-1(75) Zoning District by issuance of a special use permit from the Board of Adjustment after review and recommendation from the Planning and Zoning Commission. This request is scheduled for review by the Board of Adjustment at their May 18, 2017, meeting. Wolfe presented the staff report. Dan Larson, 5317 NW 57 th Ave, east of the subject property, inquired if the single family bi-attached dwellings would be rental units or owner occupied dwellings. Wolfe explained that because the units are on 1 lot each unit cannot be individually owned. Edward Arp, Civil Engineering Inc., representing MB, LLC, he believes that he intention is to rent the units. He mentioned that the 8 foot side yard on the south is in fact 10 feet but, it was mislabeled. Page 7 of 8

9 Tom Pagen, 5759 NW 54 th Court, he is concerned with the perception of the neighborhood and the density. Wolfe clarified that the density for the entire property is 4.43 units per acre. Johnson inquired if the bi-attached dwelling units immediately east were considered duplexes or townhomes. Wolfe noted that the adjacent bi-attached dwellings are duplexes that received a special use permit in Johnson noted that the bi-attached homes have met the bulk requirements. Larson inquired regarding the size and number of dwelling units. Arp stated that he does not know the exact size but he believes that the units will be at least two bedrooms with basements. The intention was to make the single family bi-attached homes look like single family homes and compliment the aesthetic of the area. Motion by Johnson, seconded by Spencer to recommend approval of PZ Case No ; Preliminary Plat for Miller s Meadow Plat 1 and further recommends approval of BOA Case 17-07, a request for special use permit subject to the findings and conditions outlined in the staff report. Roll Call Vote: Spencer Severino Johnson Smith Pavlovec Petersma Anderson Aye X X X X Nay Abstain 9. Other Business 10. Adjournment Meeting adjourned at 9:15 p.m. Chair Secretary Page 8 of 8

10 Planning & Zoning Commission PZ Case No COMMUNITY DEVELOPMENT DEPARTMENT May 30, 2017 Meeting SUBJECT: Consider recommending approval of the preliminary and final plats for Johnston Commerce Park Plat 3 (PZ Case 17-20). The property is located east of NW 100 th Street and north of White Oak Lane. SYNOPSIS: RECOMMENDATION: Netteland Family Holdings I, LLC proposes to subdivide Lot 7 of Johnston Commerce Park Plat 2 creating new Lots 1 and 2 of Johnston Commerce Park Plat 3. The subject property is the location of Traditions Children s Center. Staff recommends approval and provides the following motion for the commission s consideration: The Planning & Zoning Commission recommends approval of PZ Case No , the Preliminary and Final Plat for Johnston Commerce Park Plat 3, with the following conditions: 1. The project shall be in conformance and in accordance with the requirements, standards and regulations of the City of Johnston, and any other requirement of state or federal law or administrative rule. 2. Submission of all final plat documentation to City s Staff and Attorney, for review and approval, must occur six (6) working days prior to the City Council s regular meeting. 3. Address comments from Foth s review letter dated May 24, Address comments from Johnston Public Works dated May 26, Motion by, seconded by to recommend approval of PZ Case No , the Preliminary and Final Plat for Johnston Commerce Park Plat 3, with the noted conditions. Attachments: Vicinity Map Preliminary and Final Plat prepared by Civil Design Advantage, revised 5/15/17 Development Review Comments H:\Community Development\P&Z\2017 PZ\PZ 17-20; Traditions Children's Center Minor Subdivision\staff reports Page 1 of 4

11 APPLICANT/ PROPERTY OWNER: REPRESENTATIVE: Netteland Family Holdings I, LLC nd Court Urbandale, IA Keith Weggen Civil Design Advantage 3405 SE Crossroads Drive, Suite G Grimes, IA BACKGROUND & PRIOR APPROVALS: The Preliminary Plat for Longview Business Park-Plat 1", on approximately 97-acre site that include the project site, was approved via Resolution No on May 3, 1999 (PZ Case No ). On July 6 th, 1999, the construction plans for Longview Business Park-Plat 1 were approved via Resolution No On April 3 rd, 2000, the Final Plat for the 97-acre site which was renamed "Johnston Commerce Park-Plat 1" (PZ Case No ) was approved via Resolution No The project site was originally named "Outlot X", which encompassed the most northern portion of the 97-acre parcel known previously as Lot 2, Frampton Park Plat 1. This plat created commercial, residential and industrial parcels north of NW 54 th Avenue and west of NW 100 th Street. The preliminary plat for the entire site (Longview Business Park, Plat 1) included an east-west street that was named NW Windsor Drive. It was also required to be a minimum of 29-feet in width, and not continuous. In the proposed final plat for this project, the NW Windsor Drive is renamed White Oak Lane. The Final Plat for Johnston Commerce Park Plat 2 was approved via Resolution on January 2, ZONING DISTRICT & BULK REQUIREMENTS: The zoning district is Planned Unit Development (PUD), approved via Ordinance 673 on September 15, It was amended via Resolution on April 19, 2004 to address free-standing signs. District C-O, Commercial Office requirements apply, with exceptions included in the PUD. Bulk regulations are as follows: Minimum lot width = 100 feet Minimum lot area = 35,000 sq. ft. (0.8 acres) Building setbacks: (a) 25 feet from any public right-of-way (b) 12.5 feet from any other common property line Parking/paved setbacks: 5 feet from the public right-of-way and 5 H:\Community Development\P&Z\2017 PZ\PZ 17-20; Traditions Children's Center Minor Subdivision\staff reports Page 2 of 4

12 feet from any common property line unless the driveway aisle is intended to be extended to the adjacent property and an ingressegress easement exists for this purpose, in which case the parking setback would be 0 feet. TRAFFIC ACCESS & CIRCULATION: An existing shared access exists at the westernmost property boundary with west-adjacent Lot 6, Johnston Commerce Park Plat 2 (undeveloped). Said access is a shared access between the two properties and is covered by an existing ingress/egress access easement. Likewise, an existing access is located at the easternmost property boundary with Lot 8, Johnston Commerce Park Plat 2. The proposed lot split necessitates an easement between the two existing access points to allow cross-access between the two lots. The applicant has obliged with a proposed 25 access easement shown on the plat. PUBLIC UTILITIES: There is an eight-inch water main in the right-of-way south of White Oak Lane with an 8 water service stub extended under the roadway. The daycare constructed on existing lot 7 connected to this stub with an 8 water service. The new lot will connect to this water service extension. That portion of said water main extension that is shown over proposed Lot 1 is shown within a proposed water main easement. Sanitary Sewer: An existing sanitary sewer service stub exists near the southeast corner of proposed Lot 1. DRAINAGE: FLOODPLAIN: ADJACENT OWNER NOTICE: CONSULTANT COMMENTS: A basin was constructed with the daycare on proposed Lot 2. Said basin spans the width of proposed lots 1 and 2 and is shown within an easement. Stormwater calculations will be reviewed with any new structure built on proposed Lot 1 to insure the existing basin has sufficient capacity to serve both developed lots. This property is within Zone X on the Flood Insurance Rate Map and is outside of the 500-year flood plain Notice was sent to the properties adjacent to this site to make them aware of the proposed development. A copy of the notice and mailing list are attached. Foth Infrastructure & Environment, LLC has reviewed the Preliminary and Final Plats and has offered comments in their May 24, 2016 review letter. Staff recommends a condition of approval requiring all outstanding issues be addressed prior to recordation of the final plat. H:\Community Development\P&Z\2017 PZ\PZ 17-20; Traditions Children's Center Minor Subdivision\staff reports Page 3 of 4

13 DOCUMENTS REQUIRED WITH THE FINAL PLAT: In order to proceed to the City Council with the Final Plat, the following Documents are required: 1. Attorney s Title Opinion 2. Polk County Treasurer s Tax Certificate 3. Consent to Plat (Owner) 4. Consent to Plat (Lender) (If Applicable) 5. Access easement 6. Water main easement 7. Detention easement H:\Community Development\P&Z\2017 PZ\PZ 17-20; Traditions Children's Center Minor Subdivision\staff reports Page 4 of 4

14 Traditions Children's Center Minor Subdivision Vicinity Map NW 100th Street Subject Property NW 98th Street White Oak Lane Feet Created by City of Johnston Department of Community Development 6221 Merle Hay Road, P.O. Box 410, Johnston, IA, (515) Fax:(515)

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17 MEMORANDUM City of Johnston, Iowa SENT VIA DATE: May 9, 2017 TO: FROM: RE: Bob Netteland, Netteland Family Holdings I, LLC Keith Weggen, Civil Design Advantage Aaron Wolfe, AICP Senior Planner Johnston Commerce Park Plat 3 Preliminary and Final Plats Staff has reviewed the submittal and provides the following comments in addition to those provided by consulting engineer Foth Infrastructure and Environment: Regarding the Preliminary Plat: 1. Provide a vicinity sketch. 2. List name of the PUD and Ordinance number (West Park Planned Unit Development approved via Ordinance 673 on September 15, 2003). 3. List FIRM designation, panel and date. 4. List bulk requirements on both preliminary and final plat: Minimum lot width = 100 feet Minimum lot area = 35,000 sq. ft. Building setbacks: (a) 25 feet from any public right-of-way (b) 12.5 feet from any other common property line 5. Show confines of entire Lot 7, Johnston Commerce Park Plat 2. The subject property would be one of two lots, Johnston Commerce Park Plat 3. Plat should be outlined by heavy line. 6. Revise legal to address comment above. 7. Provide access easement, detention easement, across both lots 1 and Show location of existing structure on preliminary plat so staff may determine if building setback requirements are met. 9. chapter C. mandates a 25 setback for daycare uses from any residential lot. There is a current rezoning request for the west-adjacent lot to allow residential use (discussion item). Amend cover to reflect correct setbacks and amend setbacks shown on site plan to comply with proper setbacks. 10. List book and page number of all existing easements (buffer easement?) Page 1 of 2

18 Final Plat Comments: 11. List name of the PUD and Ordinance number (West Park Planned Unit Development approved via Ordinance 673 on September 15, 2003). 12. The lot with existing daycare will retain current address, please list on plat (9809). The new lot will be assigned a new address (9709). 13. Show confines of entire Lot 7, Johnston Commerce Park Plat 2. The subject property would be one of two lots, Johnston Commerce Park Plat 3. Plat should be outlined by heavy line. 14. Revise legal to address comment above. 15. List bulk requirements on both preliminary and final plat: Minimum lot width = 100 feet Minimum lot area = 35,000 sq. ft. Building setbacks: (a) 25 feet from any public right-of-way (b) 12.5 feet from any other common property line 16. List FIRM designation, panel and date. 17. Please note, in order to proceed to the City Council with the final plat, the following documents/payments will be required: Attorney s Title Opinion Polk County Treasurer s Tax Certificate Consent to Plat (Owner) Consent to Plat [Lender (If Applicable)] Detention easement Access easement Water main easement All original executed final plat legal documentation must be submitted to the Community Development Department a minimum of 6 working days prior to the City Council meeting date (May 26). Copies of the final plat documents will then be routed to the City Attorney by the Community Development Department. A development review meeting has been scheduled for Wednesday, May 10, 2017 at 2:30 p.m. to review this project. Upon resubmission of the revised plat, 2, 11 x 17 inch copies and 4 full size plats will be required along with a detailed cover letter detailing all changes to the plat. Revisions submitted by May 17 th, 2017 will proceed to the Planning and Zoning Commission on May 30 th, The City Council will consider approval of this project at their June 5 th, 2017 meeting. If you have any questions, please contact me at or by at awolfe@ci.johnston.ia.us. Page 2 of 2

19 May 24, 2017 Aaron Wolfe, Senior Planner City of Johnston, P.O. Box Merle Hay Road Johnston, IA RE: Traditions Children s Center Minor Subdivision Development Review 2 Case No. PZ Foth Infrastructure and Environment, LLC has completed a review of the Preliminary Plat and Final Plat submittal received by the City May 15, 2017 for the above referenced project. Based on our review, the following comments are offered: Preliminary & Final Plat 1. Provide a storm sewer easement on the pipe that runs the new lot line. 2. Label bearing and distances of the plat boundary and lots on the preliminary plat. 3. Pins for the lot line between Lots 1 and 2 are shown as found on the preliminary plat, but to be set on the final plat; update accordingly. 4. Label proposed lots and acreages on the preliminary plat. 5. Label for the existing Lot 7 of Plat 2 states PT Lot 7, update accordingly. 6. Provide acreage in Legal Description. Please contact me at if you have questions or comments. Sincerely, Foth Infrastructure & Environment, LLC Joshua C. DeBower, P.E. Lead Civil Engineer 8191 Birchwood Court, Suite L Johnston, IA (515) Fax: (515)

20 Memorandum To: David Wilwerding From: Brody Buskohl Date: 05/26/2017 Re: Traditions Children s Center Minor Subdivision City of Johnston Public Works has reviewed the construction plans for the above referenced project. Comments are as follows: Preliminary Plat 1) Label the proposed water main easement as a private easement. 2) Label the proposed detention easement as a private easement. 3) How will a future building on Lot 7 connect to the sanitary service stub? Final Plat See comments 1 and 2. If you have any questions or comments please feel free to contact me by phone at or by at bbuskohl@cityofjohnston.com Sincerely, Brody Buskohl Construction Inspector Public Works Department City of Johnston Public Works 1

21 Notice of Public Meeting May 16, 2017 The Johnston Planning and Zoning Commission will hold a Public Meeting at 7:00 PM on Tuesday, May 30, 2017 and the Johnston City Council will hold a Public Meeting at 7:00 PM on Monday, June 5th, 2017(tentative date) in the Council Chambers of Johnston City Hall, 6221 Merle Hay Road to consider the following item: PZ Case No ; Johnston Commerce Park Plat 3 Minor Subdivision, 9809 White Oak Lane The property owner has submitted a preliminary and final plat to subdivide Lot 7, Johnston Commerce Park Plat 2 into new lots 1 and 2 of Johnston Commerce Park Plat 3. If you have questions or comments on the above-described action, please contact the city staff person listed at the bottom of this card, or attend the meeting at the above-listed date and time. Additional information, including a copy of the plat drawings, is available under the proposed development section of the City s website: Aaron Wolfe, Senior Planner Johnston City Hall; 6221 Merle Hay Road; Johnston, IA Phone: ; awolfe@cityofjohnston.com

22 Owner Name Mailing Address 1 Mailing Address 2 RAL III LC PO BOX 88 DECORAH, IA JOHNSTON COMMUNITY SCHOOL DIST POB 10 JOHNSTON, IA NETTELAND FAMILY HOLDINGS I LLC ND CT URBANDALE, IA NEW WHITE OAK LLC 6900 WESTOWN PKWY WEST DES MOINES, IA WINDSOR APARTMENTS LLC RD ST URBANDALE, IA

23 Planning & Zoning Commission PZ Case No COMMUNITY DEVELOPMENT DEPARTMENT May 30, 2017 Meeting SUBJECT: Consider recommending approval of PZ Case 17-21, the site plans for As We Grow Daycare at NW 61 st Avenue. SYNOPSIS: As We Grow Daycare is a 7,046 s.f. daycare facility expected to serve approximately 210 clients. RECOMMENDATION: Staff recommends approval and provides the following motion for the commission s consideration: Attachments: The Planning & Zoning Commission recommends approval of PZ Case No , the site plans for As We Grow Daycare Center at NW 61 st Avenue subject to the following conditions: 1. The project shall conform with the requirements, standards and regulations of the City of Johnston; 2. No ground disturbing activity prior to issuance of a NPDES General Permit no. 2, and grading permit; 3. The site plans must be amended and the following items shall be completed prior to the issuance of a building permit: a. Site plans shall reflect the proper 40 setback from NW 100 th, a 35 rear yard setback along the north property line and a 10 setback from the west property line b. Site plans shall indicate the book and page number of the public sanitary sewer easement. a. Site plans shall indicate proposed fencing materials for fenced play area. b. Address comments from review letter provided by Foth Infrastructure and Environment dated May 26, c. Address comments from Johnston Pub Works provided in letter dated May 26, Site Plan prepared by Civil Design Advantage, dated 5/17/17; Building Elevation Drawings as provided by Simonson & Associates, L.L.C. 5/12/17; Memo from City Staff, dated 5/9/17; Letter from Foth Infrastructure and Environmental, L.L.C., dated 5/26/17; Vicinity Map. H:\Community Development\P&Z\2017 PZ\PZ 17-21; Site Plans for As We Grow Daycare at NW 61st Ave Page 1 of 5

24 APPLICANT: REPRESENTATIVE: BACKGROUND & PRIOR APPROVALS: As We Grow, LLC st Street Urbandale, IA Doug Mandernach Civil Design Advantage 3405 SE Crossroads Drive, Suite G Grimes, IA This site was rezoned from an A-1 Agricultural zoning district to a PUD zoning district via Ordinance 658 on March 3, 2003 (PZ Case No ). The site plans for the Adam Ridge Townhomes (PZ Case No ) and the Adam Ridge Condominiums (PZ Case No ) were approved on September 20, The Final Plat for Adam Ridge subdividing acres into 6 commercial and light industrial lots, 14 condominium lots, 98 medium density town home lots and a park lot was approved via Resolution on July 5 th, ZONING DISTRICT & BULK REGULATIONS: This site was rezoned from an A-1 Agricultural zoning district to a PUD zoning district via Ordinance 658 on March 3, 2003 (PZ Case No ). The PUD has been amended various times since approval; however, none of the amendments have changed the allowed uses and/or bulk regulations of the subject parcel (Parcels B and C). Allowed uses are those of the C-2, Community Retail Commercial Zoning District. The C-2 district allows uses of the C-1, Neighborhood Commercial and C-O Commercial Office Zoning districts. Daycare uses are allowed in the C-O district. The PUD stipulates the following bulk regulations: Front Yard Setback: 40 NW 100 th, 30 NW 61 st Avenue Rear Yard Setback: 35 Side Yard Setback: 10 As a corner lot, the property exhibits two front yards. Ordinance 890 governing the development regulations of the PUD stipulates a 40 setback for the subject parcels adjacent to NW 100 th Street. The PUD master plan stipulates a 30 setback adjacent to NW 61 st Avenue. The setback adjacent to NW 100 th Street is shown on the site plans as 30. For corner lots, the rear yard is defined as the side opposite the narrowest street frontage (NW 61 st Avenue), and the side yard would be the remaining side (measured from the west property boundary); however, these setbacks are shown in reverse on the site plans. Staff recommends a condition of approval to amend the site plans to reflect the proper 40 setback from NW 100 th, a 35 rear yard setback along the north property line and a 10 setback from the west property line. H:\Community Development\P&Z\2017 PZ\PZ 17-21; Site Plans for As We Grow Daycare at NW 61st Ave Page 2 of 5

25 TRAFFIC ACCESS & CIRCULATION: PARKING The subject property has two access points. The access from NW 100 th Street is a shared access with the north-adjacent Casey s General Store. The second access is located near the southwest corner of the site on NW 61 st Avenue. The off-street parking space requirements of Ch of the Code of Ordinances requires one space for every five daycare clients plus one space for each vehicle used for client transport. The applicant has stated a capacity of 104 clients. 104 clients 5 spaces per client = 21 parking spaces required. The applicant has met the parking requirements of Chapter by providing 30 parking spaces. The extra spaces demonstrate sufficient parking to accommodate client transport vehicles should they be utilized. SIDEWALKS: UTILITIES: The site plans indicate a 5 public sidewalk adjacent to NW 100 th Street and NW 61 st Avenue. An internal sidewalk is provided to navigate around the building and access the fenced play area. There is a twelve-inch water main on the east side of NW 100 th Street. An 8 connection to said main will be bored/encased under the roadway. This connection will serve a hydrant to be installed internal to the site and will also supply the building s fire service and domestic service connections. Public sanitary sewer is located in an easement, immediately west of the subject property. 52 of six-inch sanitary sewer will be installed on site and will connect to the aforementioned public sanitary sewer. Staff recommends a condition of approval to revise the site plans to indicate the book and page number of the public sanitary sewer easement. OUTDOOR PLAY AREA: Chapter c. of the City of Johnston Code of Ordinances requires a completely fenced play lot of no fewer than 1,000 square feet in area for the first 20 or less children under care, with 25 square feet added to such play lot area for each additional designated child capacity of the principal building.. With 104 clients, a fenced play area of 3,100 s.f. must be shown on the site plans. The proposed fenced area is in compliance at 7,768 s.f. A fence detail is shown on page 3 of the site plans; however, the type of fencing material to be used is not indicated. Staff recommends a condition of approval to revise the site plans to indicate proposed fencing materials. H:\Community Development\P&Z\2017 PZ\PZ 17-21; Site Plans for As We Grow Daycare at NW 61st Ave Page 3 of 5

26 STORMWATER: Regional detention was constructed with earlier phases of the Amber Ridge development (located south of the subject property) and was intended to accommodate stormwater quantity from the subject property. The existing Stormwater quality is accommodated on-site in a dry bottom basin at the west property boundary. Said basin discharges through storm sewer to the aforementioned regional detention facility. The stormwater calculations and method of stormwater detention have been reviewed by the City s consulting engineer, Foth Infrastructure and Environmental, L.L.C. FIRE PROTECTION: FLOODPLAIN: OPEN SPACE: One fire hydrant will be installed internal to the site to provide building coverage and is located near the northeast corner of the building. In addition, the building will be sprinkled for fire protection. This site is not located in the 100 year floodplain. The requisite amount of open space in this instance is 25% of the total lot area, calculated as follows: 52,896 sq. ft. (total lot area) *25% = 13,224 sq. ft. open space required The site plans are in compliance with 30,114 sq. ft. of open space. Based upon the amount of open space required as listed above, the following open space landscape plantings are required: Open space Plantings Required Provided 2-2 ½ Shrubs The site plan complies with the open space landscaping requirements of city code. ARCHITECTURE: Chapter C of the Code of Ordinances states structures within commercial districts shall consist of a combination of brick, architectural concrete panels, textured concrete block, or architectural steel, or stone panels over 75% of the wall area on all four building sides (excluding glass). Proposed architectural materials include fibercement panels, and stone to meet the above-listed requirements in the following percentages: East Elevation (front) H:\Community Development\P&Z\2017 PZ\PZ 17-21; Site Plans for As We Grow Daycare at NW 61st Ave Page 4 of 5

27 30% Hardi Panel (281 s.f /950 s.f.) 48% Stone (460 s.f./950 s.f.) 8% Hardi trim (73 s.f./950 s.f.) South Elevation 40% Hardi Panel (390 s.f /975 s.f.) 22% Stone (217 s.f./975 s.f.) 13% Hardi trim (125 s.f. /975 s.f.) North Elevation 45% Hardi Panel (438 s.f /975 s.f.) 23% Stone (225 s.f./975 s.f.) 13% Hardi trim (124 s.f./975 s.f.) West Elevation 60% Hardi Panel (546 s.f /898 s.f.) 20% Stone (177 s.f./898 s.f.) 11% Hardi trim (96 s.f./898 s.f.) SITE LIGHTING: CONSULTANT COMMENTS: The applicant has provided a photometric layout and manufacturer s cut sheets for site lighting. Proposed lighting is in compliance with City of Johnston guidelines for site illumination. The site plan has been reviewed by Foth Infrastructure and Environment, LLC. Foth has issued review comments in letters dated May 26, Staff recommends a condition of approval to amend the site plans as necessary to address Foth s May 26, 2017 review letter. H:\Community Development\P&Z\2017 PZ\PZ 17-21; Site Plans for As We Grow Daycare at NW 61st Ave Page 5 of 5

28 As We Grow Vicinity Map NW 62nd Avenue NW 100th Street Subject Property Legend Corporate Limits - Subject Property Parcels Feet Created by City of Johnston Department of Community Development 6221 Merle Hay Road, P.O. Box 410, Johnston, IA, (515) Fax:(515)

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38 MEMORANDUM City of Johnston, Iowa SENT VIA DATE: May 9, 2017 TO: FROM: RE: New Blood Development IV, LLC Doug Mandernach, Civil design Advantage Matt Fowles, As We Grow, LLC Aaron Wolfe, Senior Planner As we Grow Daycare Site Plans We have reviewed the proposed site plans for NW 61 st Avenue, and note the following: 1. The setback requirements of the subject property are listed in the PUD as 30 front, 35 rear, 10 each side; however, chapter C. mandates a 25 setback for daycare uses from any residential lot. There is a current rezoning request for the west-adjacent lot to allow residential use (discussion item). Amend cover to reflect correct setbacks and amend setbacks shown on site plan to comply with proper setbacks. 2. Sidewalk is required along NW 61 st Avenue. 3. Chapter c. of the City of Johnston Code of Ordinances requires a completely fenced play lot of no fewer than 1,000 square feet in area for the first 20 or less children under care, with 25 square feet added to such play lot area for each additional designated child capacity of the principal building.. A fenced play area of 5,750 s.f. must be shown on the site plans. Provide an inset fence detail on the site plans and indicate the surface treatment of the fenced play area. This may require modifications to the impervious area/open space calcs. 4. Chapter E of the City of Johnston Code of Ordinances mandates all 90 degree parking stalls be 9 in width. Amend accessible stalls to reflect this requirement. 5. If vans and/or busses will be utilized for client transport, provide additional parking as required by Chapter A(6). 6. Indicate hydrant coverage radius. 7. Indicate location of KNOX box for fire department access. H:\Community Development\P&Z\2017 PZ\PZ 17-21; Site Plans for As We Grow Daycare at NW 61st Ave\dev rvw Page 1 of 2

39 8. Water main connection must be upsized to 8 to accommodate hydrant and sprinkler/domestic split. 9. Indicate the R-O-W width for NW 100 th Street and NW 61 st Avenue. 10. Indicate water main connection to be bored and encased under NW 100 th Street. 11. The open space requirements are incorrectly listed as 20%. Chapter B requires 25% open space. Amend to indicate 13,224 s.f. open space required. This will also impact the open space plantings. Make revisions necessary to indicate 9 trees required, 4 at caliper and 5 at 8-10 height. 12. Landscape schedule indicates 22 Gold Mound Spirea, 23 are shown on site plan. 13. Indicate book and page number of existing easements. 14. Building is less than 300 from NW 62 nd Avenue R-O-W. Chapter D. stipulates Nonresidential Buildings within 300 feet of NW 62 nd Avenue shall have brick constitute at least 50 percent of the wall area that faces the arterial street, excluding glass (discussion item). 15. Building elevation calculations include trim as part of primary wall material. Include a separate calculation for building trim. 16. An executed NPDES Permit, full SWPPP and City Grading Permit will need to be provided for review a minimum of 10 days prior your anticipated start date for any ground disturbing activities. A city grading permit is available at Review and approval must occur prior to work beginning. 17. Please see additional comments on the site plan as provided by Foth Infrastructure and Environment, LLC and Johnston Public Works. 18. Please include a cover sheet to accompany revisions which lists corrections made to the site plan. This project is scheduled for a development review meeting on Wednesday, May 10 th, 2017 at 3:30p.m. Four full size copies of revised plans, four 11 x 17 inch reductions and a PDF version of all site plans and two copies of the building elevations and two copies of any revised stormwater management reports must be submitted by Wednesday, May 17, 2017 in order to proceed to the Planning and Zoning Commission on Tuesday, May 30 th, 2017 and to the City Council on Monday, June 5 th, If you have any questions, please contact me at or by at awolfe@cityofjohnston.com cc: File Josh DeBower, Foth Infrastructure and Environment Matt Greiner, Construction Inspector H:\Community Development\P&Z\2017 PZ\PZ 17-21; Site Plans for As We Grow Daycare at NW 61st Ave\dev rvw Page 2 of 2

40 May 26, 2017 Aaron Wolfe, Senior Planner City of Johnston, P.O. Box Merle Hay Road Johnston, IA RE: As We Grow Daycare Development Review 2 Case No. PZ Foth Infrastructure and Environment, LLC has completed a review of the Site Plans, Lighting Layout and Storm Water Management Plan submittal received by the City May 18, 2017 for the above referenced project. Based on our review, the following comments are offered: Site Plans Cover Sheet 1. No comments. Sheet 2 2. No further comments. Sheet 4 3. No further comments. Sheet 5 4. What is the existing cross-slope of NW 61 st Street adjacent to the proposed driveway? Grade break from roadway to driveway profile should not exceed 8% for a commercial area. 5. Show all break lines where slope changes to verify driveway grades meet allowable design standards. 6. Provide sidewalk ramp detail for 5-ft sidewalk at the joint driveway with Casey s. 7. Remove the Storm manhole symbol from NW 61 st Ave Entrance Ramp detail as it could create confusion since the manhole is removed. 8. What are the flows leaving the 15 RCP from Casey s; there is a concern with grading the channel there will be a large amount of scour at this outlet where it is being forced to turn 90 degrees. 9. Label WQv elevation and anticipated 100-year high water elevation for the basin located in SW corner of the site. 10. Provide spot elevation at the overflow of the basin and show route it will leave the site. Sheet Provide outlet detail for structure ST-2. Sheet Are there any trees larger than 6 caliper on the site? 13. Landscaping along NW 100 th street is located within the 10-ft PUE. Sheet Update contours as it does not appear to match grading plan shown on Sheet Sheet will be reviewed once a full SWPPP has been provided. Lighting Layout 16. Lumens per lamp does not match what is listed in the cut sheets provided for Label A or EV Submit a second analysis for the entire site to ensure lighting levels near the property limits are not excessive Birchwood Court, Suite L Johnston, IA (515) Fax: (515)

41 Page 2 Stormwater Management Plan 18. Proposed drainage model shall include the pond outlet with pass-thru to ensure the water does not overtop onto NW 61 st Ave. 19. Water quality volume calculation states impervious area is 48% while cover sheet lists it as 43.1%; update accordingly. 20. Water quality volume is to be infiltrated rather than slowly released via a pipe, unless documentation is provided that shows onsite soils are not conducive to infiltration; has a soils report been performed? 21. Pond outlet modeled in Hydraflow does not match what is listed on Sheet 6 of the site plans; update accordingly. Please contact me at if you have questions or comments. Sincerely, Foth Infrastructure & Environment, LLC Joshua C. DeBower, P.E. Lead Civil Engineer Ltr AsWeGrowDaycare(PZ17-21)Rev2.doc

42 Memorandum To: Aaron Wolfe From: Brody Buskohl Date: 05/26/2017 Re: As We Grow Daycare Site Plans City of Johnston Public Works has reviewed the construction plans for the above referenced project. Comments are as follows: Sheet 4 1) Revise General Note 5 to include all public utilities. Not just public sewers. 2) The sidewalk ramps in the entrance from NW 61 st Ave will need truncated domes. 3) Will an accessible curb ramp need to be installed on the southeast side of NW 61 st Ave in order to create a perpendicular crossing to the proposed curb ramp on the north side of the street? Sheet 6 4) Update the tapping assembly to 12 x 8 If you have any questions or comments please feel free to contact me by phone at or by at bbuskohl@cityofjohnston.com Sincerely, City of Johnston Public Works 1