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Preliminary Plat of Miller North Cascade SubdivisionCity of Dubuque City Council CONSENT ITEMS # 9. Copyrighted October 21, 2024 ITEM TITLE: Preliminary Plat of Miller North Cascade Subdivision SUMMARY: Zoning Advisory Commission recommending City Council approve the Preliminary Plat of Miller North Cascade Road Subdivision. SUGGUESTED Receive and File; Approve DISPOSITION: ATTACHMENTS: 1. 01 ZAC Ltr to CC Miller North Cascade Rd Sub 2. 03 Preliminary Plat Miller North Cascade Rd. Sub. 3. 04 Application N. English Rd Miller Prel Plat 4. 05 Vicinity Map - N. Cascade Rd Prel Plat 5. 06 Staff Report Miller Cascade Road Subdivision Page 227 of 1713 Planning Services Department City Hall 50 West 1311, Street Dubuque, IA 52001-4864 (563) 589-4210 phone (563) 589-4221 fax (563) 690-6678 TDD planning@cifyofdubuque.org THE CITY OF DUB E Masterpiece on the Mississippi Dubuque whoin CRY 2007-2012.2013 2017*2019 October 15, 2024 The Honorable Mayor and City Council Members City of Dubuque City Hall — 50 W. 13t" Street Dubuque IA 52001 Applicant: Miller Companies, LLC c/o Chris Miller Location: Miller North Cascade Road and North English Road Description: To approve the Preliminary Plat of Miller North Cascade Road Subdivision Dear Mayor and City Council Members: The City of Dubuque Zoning Advisory Commission has reviewed the above -cited request. The application, staff report and related materials are attached for your review. Discussion Tom Larsen, Buesing & Associates, 1201 Locust Street, spoke on behalf of the applicant. He noted that the proposal is in the County and includes fourteen residential lots and four commercial lots. He said the residential lots will be sold and developed as soon as possible but the commercial lots would be developed in the future. He discussed utilities noting that individual septic will be used and probably three wells with four to six homes on each well. He concluded that the residential lots are large three -to -five acre lots along a 24' wide street with no curb and gutter. Staff detailed the staff report, noting the submitted Preliminary Plat of Miller North Cascade Road Subdivision was in substantial conformance with the Unified Development Code (UDC). Staff noted that the subject property currently consists of six (6) existing lots with a total of approximately 75 acres of land area. Staff stated the plat of survey would create a total of fourteen (14) residential lots and four (4) commercial lots, and that each lot proposed will exceed the City's minimum lot area and street frontage standards. Staff stated that the plat includes a public utility easement on both sides of the interior street. Staff also noted that the preliminary plat receives sustainability credit for reduced pavement width of the street, for compliance with the Dubuque County stormwater management ordinance, and qualifies partially as a Conservation Subdivision. These items total 40 points of sustainability where a minimum of 40 points are required. The Commission asked how far City water was from the site and staff replied that an active water main is about 1 mile from the subject property. There was not public comments. Service People Integrity Responsibility Innovation Teamwork Page 228 of 1713 The Honorable Mayor and City Council Members Page 2 The Zoning Advisory Commission discussed the request and found it appropriate. Recommendation By a vote of 5 to 0, the Zoning Advisory Commission recommends that the City Council approve the request. A simple majority vote is needed for the City Council to approve the request. Respectfully submitted, 4110 6�Qlz Matthew Mulligan, Chairperson Zoning Advisory Commission Attachments cc: Miller Companies, LLC c/o Chris Miller 1204 Timber Hyrst Ct. Dubuque, Iowa 52003 Service People Integrity Responsibility Innovation Teamwork Page 229 of 1713 PRELIMINARY PLAT MILLER NORTH CASCADE RD. SUB. AS COMPRISED OF: LOT 1-2 OF THE SE1/4 OF THE NW1/4, LOT 2-1 OF THE NE1/4 OF THE SW1/4, THE SE1/4 OF THE SW1/4, AND LOT 2-1-1-1-1-1 OF THE SW1/4 OF THE SW1/4, ALL OF SECTION 4, T88N, R2E, AND LOT 2-2-2 OF THE NW1/4 OF THE NW1/4, OF SECTION 9, T88N, R2E, ALL OF THE 5TH P.M., DUBUQUE COUNTY, IOWA. NOTES 1. THIS PROPOSED RESIDENTIAL/COMMERCIAL SUBDIVISION IS LOCATED IN DUBUQUE COUNTY, OUTSIDE OF ANY CITY LIMITS, AND THEREFORE NEEDS TO BE REVIEWED AND APPROVED BY DUBUQUE COUNTY, BUT IT IS ALSO LOCATED WITHIN 2 MILES OF THE CITY OF DUBUQUE, AND THEREFORE NEEDS TO BE REVIEWED AND APPROVED BY THE CITY OF DUBUQUE AS WELL 2. SAID LOTS IDENTIFIED IN SHEET TITLE ABOVE ARE PRESENTLY OWNED BY: MILLER COMPANIES LLC / 1204 TIMBER-HYRST CT. / DUBUQUE, IA 52003 3. ON THIS PRELIMINARY PLAT, THE NORTHERLY LOTS 1 THRU 4, BLOCK 1, ARE PRESENTLY ZONED DUBUQUE COUNTY B-2, HIGHWAY BUSINESS. AND THE SOUTHERLY LOTS 3 THRU 12. BLOCK 2, ALONG WITH THE SOUTHERLY PORTION OF LOTS 2 AND 13, BLOCK 2, ARE PRESENTLY ZONED DUBUQUE COUNTY R-1, RURAL RESIDENTIAL. THE MIDDLE LOTS 1 AND 14, LEGEND BLOCK 2, ALONG WITH THE NORTHERLY PORTION OF LOTS 2 AND 13. BLOCK 2, ARE PRESENTLY ZONED DUBUQUE COUNTY B-2, HIGHWAY BUSINESS, BUT ARE IN THE PROCESS OF EXISTING PROPERTY LINE BEING REZONED TO R-1, RURAL RESIDENTIAL EXISTING PERIMETER PROPOSED PROPERTY LINE 4. PROPOSED ROW WIDTH IS 66'. WITH A 66' RAD. CUL-DE-SAC. — — — — — — PROPOSED RIGHT OF WAY (ROW) PROPOSED STREET WIDTH IS 24'. WITH A 48' RAD. CUL-DE-SAC. - - - - - - - - - - - - PROPOSED EASEMENT LINE ------------------- --- PRO. BUILDING SETBACK 5. FOR THIS PRELIMINARY PLAT, AREAS AS SHOWN ARE NET AREAS (EXCLUDING THE ROAD — - — - — - — - — CENTERLINE ROW) XTG. STREET PRO. STREET 6. FOR THIS PRELIMINARY PLAT, DIMENSIONING IS DONE TO THE ROAD ROW, NOT THE ROAD —m—m—m— PRO. STORM SEWER CENTERLINE (PROPERTY LINE). —w—w—w—w—w— PRO. WATER ---a30-----_ XTG. CONTOUR 7. EACH LOT SHALL HAVE ITS OWN INDIVIDUAL SEPTIC SYSTEM. STE STORM SEWER EASEMENT B. WATER SHALL BE SUPPLIED BY SHARED WELLS AS SHOWN. THE WATER MAIN WILL BE A 2' ROW RIGHT OF WAY PVC, AND THE WATER SERVICES WILL BE 1" POLYETHYLENE. THE WATER MAIN SHALL HAVE A XTG PRO EXISTING PROPOSED MINIMUM COVER OF 5.5'. STS STORM SEWER 9. THERE ARE POTENTIAL DETENTION BASIN AREAS IDENTIFIED, IF NEEDED. THE DETENTION ACC PUE ASPHALT CEMENT CONCRETE PUBLIC UTILITY EASEMENT CALCULATIONS WILL BE PERFORMED DURING THE FINAL PLATTING PROCESS AND WILL (ELEC., PHONE, CABLE TV, GAS) DETERMINE IF, WHERE, AND SIZE, OF ANY NEEDED DETENTION BASINS. 10. ALL ELEVATIONS AND CONTOURS SHOWN ON THIS PLAT ARE ON AN ARBITRARY DATUM. CONTOUR INTERVAL IS 1 FEET. 11. THE ROAD ROW WILL ALSO BE USED AS A UTILITY EASEMENT. 12. PER COUNTY ORDINANCE, PAVING REQUIEMENTS: - COMMERCIAL SERVICE: 6" STONE BASE / 6" ASPHALT BINDER / 2" ASPHALT SURFACE - RESIDENTIAL SERVICE: 4 1/2" STONE BASE / 6" ASPHALT BINDER / 1" ASPHALT SURFACE THE COMMERCIAL SERVICE PAVING WILL BE FROM THE START OF PROJECT, ON THE NORTH END, UP TO AND INCLUDING THE FIRST (MID -BLOCK) CUL-DE-SAC, AND THE RESIDENTIAL SERVICE PAVING WILL BE FROM THE END OF THE FIRST CUL-DE-SAC AND CONTINUING TO SOUTH TO THE SECOND CUL-DE-SAC.. 13. PER THE DUBUQUE COUNTY EROSION AND SEDIMENT CONTROL AND STORM WATER MANAGEMENT MANUAL EACH LOT IN THIS SUBDIVISION IS TO INCORPORATE STORM WATER PRACTICES THAT ADDRESS WATER QUALITY STANDARDS (WQv) FOR RAINFALL EQUAL TO 1.25 INCHES OVER 24 HOURS. THESE PRACTICES COULD INCLUDE, BUT ARE NOT LIMITED TO. INFILTRATION TRENCHES OR BASINS, VEGETATIVE SWALES, BIORETENTION AREA, OR RAIN GARDENS. 66' ROW 33' 33, 9' �{ 4' 12' 12' 4' r II 5% 2% 21 I57 2% i ROLLED ACC T STONE BASE COMPACTED SUBGRADE TYPICAL SECTION NOTES 1. ALL MEASUREMENTS ARE IN FEET AND DECIMALS THEREOF ��o°pFESS�unno� I HER CERTIFY THAT THIS ENGINEERING DOCUMENT WAS a`P�QP�°j"'i, 0�7•. PRE AR Y ME ORMMYDRSONAL SU RVIS THSED PROFESSIONAL EN IN U D THEOF IOWA. , PATRICK J. . na Z- Mel NORTON - 17144 = =*` PATRICK J. NORTON (DATE) ) UCENSE NUMBER: 171 MY LICENSE RENEWAL DATE IS DECEMBER 31, 2025 PAGES OR SHEETS COVERED BY THIS SEAL: SHEETS 1 — 3 PERIMETER AREA APPROX. 74.84 AC LOCATION MAP 0' 175' 350' 1" = 350' (11'X17") 1- = 175' (22-X34") wa. owg „wac J gc .. n.K rta ,nm A risnE ,n. �s av� W� II BLOCK 1 Y /b LOT 2 INESJ'� ��I1REA / 11 `( LOT 3 LOT 14 �ESIDEN7rAL�� /AW LOT 1 / LOT 13�� f BLOCK , LOT 2` ______________Jza K `--------------- ---- II ------------- klI� --------------------------------------- LOT 12 I �I I I I LOT s L___ ___________—__________________ J $ m w,w„i I aeiuu I ---------� ---------------- LOT n II II"Lin _ - - --------------------- ________________ �I II --- LOT 5 �� i wEr as K LOT 10 ` - -------------- (,so.,nooz t+soa,now) �iiee�rrsQ 91uzw' w ,ni : wwsn zoo wo. ( eoaa,w) wNY}, E wWu, t „.AGNET m Z � J O_ W U LLI _ U Z a zm wum, u,. 1n Z Y U O m O N i \ LLI Co N 00 W J Q U N � J Q 0 cq 'I-,ccn m 00 Ld ----------- .LOT K � LOT 9 LOT 7 LOT a C cJmaR, muc os wi,umE � Er.LL ronwvr. rn��' as i, a .�m[ i rrw ,� ,]3M ,ELOOY O0. ,E1mY tni. i Zq w �>a �N�mm (AW En oa Ux4n� Wo'%�M �a W o� W r, 0) N N N F U O Fo Z 0 Ljc1l w tL JN =a Ld aNmw ao-m� m a Z) U 00 W N 0 0_ m J IV) W L Q O �z0 w Z LLLJ J J Q LLJ :2 U U 1 /3 Page 230 of 1713 2/3 _ �� sx. �� R6�6, e PRELIMINARY PLAT a�h� � ° N� �� S/" LOT 2-2 SE1/4 NW1/4 AEG 4,TR & SUE (1504177003 & 1504177004) GLASER, JACK R & S M = N. 12488 rWALSER LN. MILLER NORTH CASCADE RD. SUB. (,/) �j M '- POTENTIAL DETENTION N LOT 2 WALS ND ADD. (� D r o BASIN N (150 43) p m _ m n 3 WALSER, E WILLIAM & MARGARE 0 12430 WALSER LN. ;) z m Z co D0� LOT 4 t p Z7 FrI /�� NET 3.5 AC / Z w. -- C D CD a - a ti 35.21S20 88'27 37 E `?9- `?O•• 9 °� O \ �1 POTENTIAL RS•\ O DETENTION v v f BASIN 0 o O 0' 100' 200' m ) 1^ = 200' (11 ^X77" c _H = m 1" = 100' (24"X36") s' tio5 POTENTIAL \ o p 70 �� „ / 4, DETENTION rn1 m M 7) y o BASIN NI D I mi• n ]E / LOT 1 i/ 166' -n , NET 5.1 AC IN X IT o /O• N A Z ,p � A ID 1 GF LOT 2/%/ J 4 N=T 3.1 AC / m ° BUSIN//,'AREA DDom� LOT 1-1 NE1/4 SW1/4m3ozN SEC. 4, T88N, R2E w / 1 LOT 3 A s ti (1504327001) 28' I / j NET 3.5 AC ro WELSH, JEROME J •• /) / z �' ro y 12670 N. CASCADE RD. c) cyi z Cm W N� Q�— LOT 14 m NET 2.4 AC �jti `•., _ o;^' / ;' RESIDENTIAL, //ARENA `� S/S• POTENTIAL DETENTION BASIN �� -__ I'll"// o � _ 20'X20' / NWELL EASEMENT // / ��___� NETOT 1 fTl W ;� PRO. WELL -..._SERVING CO D (n O LOTS% 1.�13,&14 a� 70 D \ >LOT 13 ; / //- BOCK'-_ N) NET 3.5 AC /� D I� � W 1 --- ---- I 1 I LOT 2 07 ---------- NET 26 AC �A� _ N `-------------------- 634' I I ________________ m CO N F11 < P� ----__------ I I ----------------- ---POiEiJTIAL - DETENTION BASIN m � ---------- - II 615' ni D o O Z N or O o f I II I�--------------------------- ------ N o ! i LOT 12 rl II _ m u JFMP j NET 3.7 AC I I LOT 3 I jll I 2I NET 3.2 AC � N N a o o i z 2620' WELL - --- -- --- -- c_ � - * Z m o :E EASEMENT EASEMENTr o Z r z n n o � � � PRO. WELL�� IIII I -I- ----------------- CO C0 �n c N a o D o z o 0 SERVING LOTS s 3.4.11.&12 j � ----------------1\ \ N -- --- -- --- -- -- m r� Az mN o __ ___ __ ___ _ __POTENTIAL DETENTION �I I BASIN I I� LOT �- �� LOT 11 t l �_ II I r• NET 3.9 AC w N. u NET 5.0 AC T - 4 10' LY 10' ' - -aI I PUE I I I I PDE I --------- ----- --,--- II '----------- I V IIo IN II 1 LOT 5 wl/n 11 �o �w NET 3.6 AC LOT 10 NET 3.4 AC I/ --, `_` -___- w y - DE TENTIAL N-16 ----------- / ---._ BASIN —----------- LOT 6 m --� --, b� / �'- NET 4.1 AAW o �.z 1 w M ( LOT 9 2o'x20' u a NET 6.9 AC WELL P _ ' ' -� EASEMENT,�'�� 2 > - _ " PRO. WELL ; ' FQ° E �- o .-'" SERVIN LOTS 4 P Po OF 9,&10' N FRl>8' 5,6,7,8 ON SfrBAc� i z LOT 7 oho' LOT $ NET 6.0 AC A m tl V1 °6, NET 5.0 AC � NO- m LOT 1-2-2 NW1/4 NW1/4 SEC. 9, T88N, R2E _g' • _ (1509100002) .' _ _ KELLER MIDDLEMAN, DENISE MARIE 660' 12994 N. CASCADE RD. - 659' S87'55'19^W 1319.04' LOT 1-1, LOT 1-2-1, LOT 2-2-1 NE1/4 NW1/4 o NW1/4 NW1/4, SEC. 9, T88N, R2E SEC. 9, T88N, R2E 589'45'44"W� 4� (1509100001) (1509100004) 99 78' POTHOFF, FRANCIS M & JAYNE L ETAL `' POTHOFF, FRANCIS M & JAYNE L ETAL 17344 MELODY CIR. 17344 MELODY CIR. NW1/4 NE1/4 SEC. 9, T88N, R2E (1509200001) LSER, E WILLIAM & MAR 12430- WALSER LN. Page 231 of 1713 3/3 PRELIMINARY PLAT D MILLER NORTH CASCADE RD. SUB. n K: m Der U) mImTl� m Z7 Z m Oz� DOS r / �� m =r 0 o n 0' 100' 200' m a 1" = 200' (11"X17") q m 1" = 100' (24"X36") am /"'O< WAA O AU ' + N � 1 � O I � S 4 8 ,1.L✓ 4� � NC C rn J + cj m CO N00 \ ' r fTl O r Z 'rT 1 i > . { ors • r � ' �r /} y f 64 r z \ i 1<p lO 9 t lil F 920 1 fp f 1 ., /' cam✓ �--...�" 4r' s t 1 l V F/ 76, 4 M\ Page 232 of 1713 THE C DIUjBQE Masterpiece on the Mississippi � u SEP 0 5 2024 J CITY of DUBUQUE K MNING SERVICES DEPARTMENT City of Dubuque Planning Services Department Dubuque, IA 52001-4845 Phone:563-589-4210 Fax: 563-589-4221 planning (c cityofdubuaue.org Zoning Advisory Zoning Board of Development Services Historic Preservation Commission Commission Adiustment ❑ Annexation ❑Demolition Review ❑ Amended PUD ❑ Conditional Use Permit ❑ Limited Setback Waiver ❑ Historic Revolving Loan ❑ Rezoning/PUD/ID ❑ Special Exception ❑ Site Plan Simple ❑ Certificate of Economic Non -Viability ❑ Text Amendment ❑ variance ❑ Site Plan Minor ❑ Design Review Certificate of ❑ Simple Subdivision ❑ Appeal ❑ Site Plan Major Appropriateness ❑x Preliminary Plat ❑ Simple Subdivision ❑ Advisory Design Review (Public ❑ Major Final Plat ❑ Temporary Use Permit Projects) Minor Final Plat ❑ Port of Dubuque/ ❑ Historic Designation ❑ Waiver from Site Chaplain Schmitt Island Design Standards Design Review applicablePlease complete the A. Property Information Site Location/Address: east end of N English Rd. Legal Description/Parcel ID#/Subdivision: 1504177007, 1504177009, 1504327004, 1504376001, 1504352023, 1509100003 Existing Zoning: Cnty B-2 & R-1 Proposed Zoning: n/a Site Area (square feet/acres): 74.84 ac. Historic District: -andmark: ❑ Yes ❑x No B. Describe proposal and reason for application (attach a letter of explanation, if necessary): Development of a Business & Residential Subdivision C. Applicant/Agent Information Name: Miller Companies, LLC Address: 1204 Timber Hyrst Ct. State:lA Zip:52003 D. Property Owner(s) Information Name(s): Miller Companies, LLC Address: _ State: IA 1204 Timber Hyrst Ct. Zip: 52003 c/o Chris Miller Ph 580-9306 Email: one. City: Dubuque Chris@millerdevelopmentgroup.com c/o Chris Miller Email: Phone: 580-9306 City: Dubuque Chris@millerdevelopmentgroup.com E. Certification: I/we, the undersigned, do hereby certify/acknowledge that: 1. Payment does not guarantee approval and fees are nonrefundable; 2. All additional required written and graphic materials are attached; 3. It is the property owner's responsibility to locate property lines and to review the abstract for easements and restrictive covenants; and 4. The information submitted herein is true and correct to the best of my/our knowledge and upon submittal becomes public record. Applicant/Agent: Date: Property Owner(s): �� _ Date: / r A / Fee $ Ck# FOR OFFICE USE ONLY ❑CC ❑Cash Received by Date Page 233 of 1713 11 444 12252 12272 12300 12b71 ti�RT 12458 12430 Hry� yF.y 12488 S? c<'Sy'QO o�Qo '♦ � Wq�SFRCN ; C" 1,1 12647 �1 U . ♦ 1 ♦ 1 ♦ 1 12729 ' 12670 1 12780 1 1 1 1 1 1 12888 � � 1 1 1 12918 1 1 13069 1301r7 12950 12788 ; 1 13117 13073 1306512994 12250 1 1 1115213032 ♦� 1 1. 1/132/3044 = ♦ 1 r: 11149♦ 13157 11116 1105011099111001 ♦ 1 1 110421112911092 __ �♦ 1 ` 13158 111071107611008` 11002 1 1 13271 1100211083 i1022 13281 13220 10979 13262 13081 13302 1315313119 13090 a ' 13169 11 13203 13108 S Z 10956 13138 m� 1320813180 oq- 13244 10947 a 10943 Dubuque THE CITY OF l \ kr� DU—B`�::'-E bAmeriea C 2007-2012.2013 Masterpiece on the Mississippi 2017*2019 Vicinity Map Applicant: Chris Miller, Miller Companies, LLC Location: North Cascade Road and North English Road (PIN 1504177007,1504177009, 1504327004,1504376001,1504352023,and 1509100003) Type: Preliminary Plat Description: Preliminary Plat of Miller North Cascade Road Subdivision ... Subject Property City Limits 0 312.5 625 1,250 LNN\ Feet / V 1:10,000 Page 234 of 1713 SUBDIVISION STAFF REPORT Zoning Agenda: October 2, 2024 Project Name: Preliminary Plat Miller North Cascade Rd Subdivision Property Owner: Miller Companies, LLC c/o Chris Miller Applicant: Miller Companies, LLC c/o Chris Miller Number of Lots: 18 (14 residential/4 commercial) Total Area: 74.84 acres In City: No Sanitary Sewer: Septic Storm Sewer: No Existing Street Access: Yes Proposed Land Use: Residential/Commercial Existing Land Use: AG/Wooded Adjacent Land Use: North — Vacant/AG East — Vacant/AG South — Vacant/AG West — Vacant/AG Acreage in R.O.W: 3.7 Acres In 2-Mile Area: Yes Water: Well Flood Plain: No Proposed Zoning: N/A Existing Zoning: County R-2 and B-2 Adjacent Zoning: North - County R-1/A-1 East — County R-1/A-1 South —County R-1 West — County R-1 Physical Characteristics: The subject property currently consists of six (6) existing lots with a total of approximately 75-acres of land area. The property is generally sloping downhill from west to east and has an overall elevation change of approximately 155' from the highest point along North Cascade Road to the lowest point of a wooded valley toward the southeastern side of the site. The site is currently agricultural land with some wooded hillsides along the southern portion of the property. Proposed Phasing: None proposed. Dedication of Open Space or Public Amenities: None Proposed Streets: The preliminary plat indicates a single 66' wide access easement from North English Road which is a stubbed street from North Cascade Road. Existing lot configuration provided on next page. Page 235 of 1713 Preliminary Plat — Miller North Cascade Road Subdivision Page 2 1 Preliminary Plat Miller Noah Cascade Road Subdivision Existing Lots aV 1.3 Page 236 of 1713 Preliminary Plat — Miller North Cascade Road Subdivision Page 3 Conformance with Comprehensive Plan: The Comprehensive Plan's 2030 Future Land Use plan call for this area to be developed for mixed use and single-family residential uses. Impact of Request on: Utilities: The proposed development will take water service from a communal well system and individual septic systems will be provided for each lot. Each lot exceeds the minimum one -acre required for individual septic systems. Traffic Patterns: The subject property will be accessed from North Cascade Road and vehicular traffic to and from the subdivision will proceed north, south or west along North Cascade Road, North English Road, and the Southwest Arterial. Staff estimates that when fully developed, the 14 residences will generate approximately 140 vehicle trips per day. The trip generation for the commercial lots will likely vary based on future uses; however, the recent improvements to North English Road and the proximity to the Southwest Arterial will provide adequate infrastructure to support the traffic generated by the proposed four commercial lots as well as the residential lots. Public Services: Existing public services other than water and sewer are adequate to serve the site. Environment: Staff does not anticipate any adverse impact to the environment provided code compliant septic systems are installed and storm water management and erosion control measures are provided during all phases of development as per County standards. Adjacent Properties: Development of the subdivision will increase traffic, ambient light levels, noise and activity in this area. However, this is a large -lot subdivision located in a sparsely developed area and the impacts to adjacent properties should be minimal. Staff Analysis: The applicant is requesting to plat approximately 75-acres to create fourteen (14) single-family residential lots and four (4) commercial lots. The property is currently under cultivation with some wooded areas along the southern portion of the subdivision. The residential lots will have a communal well systems, individual septic systems, and private streets. As the property is located in the county within 2 miles of the city limits, joint review with both County and City Zoning is required. The subject property currently consists of six (6) existing lots with a total of approximately 75-acres of land area. The property is generally sloping downhill from west to east and has an overall elevation change of approximately 155' from the highest point along North Cascade Road to the lowest point of a wooded valley toward the southeastern side of the site. The site is currently agricultural land with some wooded hillsides along the southern portion of the property. Page 237 of 1713 Preliminary Plat — Miller North Cascade Road Subdivision Page 4 The subject property will be accessed from North Cascade Road and vehicular traffic to and from the subdivision will proceed north, south or west along North Cascade Road, North English Road, and the Southwest Arterial. Staff estimates that when fully developed, the 14 residences will generate approximately 140 vehicle trips per day. The trip generation for the commercial lots will likely vary based on future uses; however, the recent improvements to North English Road and the proximity to the Southwest Arterial will provide adequate infrastructure to support the traffic generated by the proposed four commercial lots as well as the residential lots. The subdivision provides a public utility easement on both sides of the interior street as required by City land subdivision standards. Each lot will exceed the City's minimum lot area and frontage standards. The subdivision will also maintain much of the wooded hillside area undeveloped thereby preserving natural features and vegetation. The property will be developed under Dubuque County storm water and erosion control standards. Planning Services staff has reviewed the proposed Preliminary Plat Miller North Cascade Road Subdivision for compliance with the City's sustainability requirements. The following are the proposed Sustainable Subdivision Development Tools. Conservation Subdivision 25 points Proposed roadway with 22 feet of pavement reducing stormwater runoff 5 points Compliance with Dubuque County stormwater management ordinance 10 points Total: 40 points Planning staff recommends the Zoning Advisory Commission review and approved the submitted Preliminary Plat Miller North Cascade Road Subdivision as it is in substantial compliance with City of Dubuque Subdivision Regulations and the Fringe Area Development Policy. Prepared by: ate: 9/26/2025 Page 238 of 1713