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Plat,Final,Harvest View EstatesCITY OF DUBUQUE, IOWA MEMORANDUM August 1, 2001 TO: FROM: SUBJECT: The Honorable Mayor and City Council Members Michael C. Van Milligen, City Manager Final Plat of Harvest View Estates First Addition Planning Services Manager Laura Carstens is recommending approval of a resolution for the final plat of Harvest View Estates First Addition, with the waiver of frontage requirements for Lot A (neighborhood park/storm water detention basin). I concur with the recommendation and respectfully request Mayor and City Council approval. MCVM/jh Attachment cc: Barry Lindahl, Corporation Counsel Cindy Steinhauser, Assistant City Manager Laura Carstens, Planning Services Manager CITY OF DUBUQUE, IOWA MEMORANDUM July 31, 2001 TO: FROM: SUBJECT: Michael C. Van Milligen, City Manager Laura Carstens, Planning Services Manager Final Plat of Harvest View Estates First Addition INTRODUCTION The purpose of this memorandum is to request City Council approval of the final plat of Harvest View Estates First Addition. A resolution, plat and staff report are attached to this memorandum. DISCUSSION The final plat of Harvest View Estates, First Addition is being platted by Harvest Development Group, LLC to create 37 single-family and two-family lots, and a 7.4 acre lot of commercial land. The subdivision will be served by four new public streets to be named Matthew John Drive, Cedar Heights Court, Harvest View Drive and Wheatland Ddve. Matthew John Drive and Harvest View Ddve will intersect with Asbury Road, and be the primary accesses in and out of the subdivision. Matthew John Ddve will be built to the City's collector street standard of 37 feet of paving and 60-foot right-of-way. Harvest View Drive will initially be built at 37-foot width of paving and 60-foot right-of-way where it intersects with Asbury Road. It then will transition down to the City's residential street standard of 31 feet of paving and 50-foot of right-of-way. All other streets in the subdivision will be built to City standards for local residential streets. The proposed subdivision will be served by City water and sewer. Lot A will be dedicated to the City to provide space for a neighborhood park of approximately 1/3 acre in size and the remainder of the 2.1 acre parcel will be used for storm water detention. Lot A has 20.09 feet of frontage on Matthew John Drive, where 60 feet is required. The City Council is being asked to waive the lot frontage requirement for Lot A. The Zoning Advisory Commission has reviewed and approved the preliminary plat of Final Plat-Harvest View Estates First Addition July 31, 2001 Page 2 Harvest View Estates. The submitted final plat is in substantial compliance with the approved preliminary plat, and the Subdivision Regulations of the City of Dubuque. RECOMMENDATION I recommend approval of the attached resolution for the final plat of Harvest View Estates First Addition, with the waiver of frontage requirements for Lot A (neighborhood park/storm water detention basin). LC/mkr Attachments Mike Koch, Public Works Director Gil Spence, Leisure Services Manager Prepared by: Laura Caretens~ City Planner Address: City Hall, 50 W. t3th Street Telephone: 589-4210 RESOLUTION NO.349-01 A RESOLUTION APPROVING THE FINAL PLAT OF HARVEST VIEW ESTATE FIRST ADDITION, IN THE CITY OF DUBUQUE, IOWA Whereas, there has been filed with the City Clerk a final plat of Harvest View Estates First Addition, in the City of Dubuque, Iowa; and Whereas, upon said final plat appears streets to be known as Asbury Road (Lot B), Matthew John Drive (Lot C), Cedar Heights Court (Lot D), Wheatland Drive (Lot E) and Harvest View Drive (Lot F), together with certain public utility easements, storm water detention facility and park land (Lot A) all in Block 1 which the owners by said final plat have dedicated to the public forever; and Whereas, said plat provides 20.09 feet of frontage for Lot A, where 60 feet is required by Section 42-19(b) of the Subdivision Regulations; and Whereas, the preliminary plat has been examined by the Zoning Advisory Commission and had its approval endorsed thereon; and Whereas, said final plat has been reviewed by the City Planner and had her approval endorsed thereon, subject to the owners agreeing to the conditions noted in Section 3 below; and Whereas, said final plat has been examined by the City Council and they find that it conforms to the statutes and ordinances relating to it, except that no streets or public utilities have yet been constructed or installed. NOW, THEREFORE, BE IT RESOLVED BY THE CITY COUNCIL OF THE CITY OF DUBUQUE, IOWA: Section 1. That the dedication of Asbury Road (Lot B), Matthew John Drive (Lot C), Cedar Heights Court (Lot D), Wheatland Drive (Lot E) and Harvest View Drive (Lot F), together with the storm water detention facility and park land (Lot A) and the easements for public utilities, sanitary sewer, storm sewer and water mains all in Block 1 as they appear upon said final plat, be and the same are hereby accepted; and Section 2. That Section 42-19(b) of the Subdivision Regulations is waived to allow Lot A to have 20.09 feet of frontage, where 60 feet of frontage is required. Resolution No. -01 Page 2 Section 3. That the final plat of Harvest View Estates First Addition is hereby approved by the Mayor and City Clerk are hereby authorized and directed to endorse the approval of the City of Dubuque, Iowa, upon said final plat, provided the owners of said property herein named, execute their written acceptance hereto attached agreeing: (a) To reduce Matthew John Drive (Lot C), Cedar Heights Court (Lot D), Wheatland Drive (Lot E) and Harvest View Drive (Lot F) all in Block 1 to grade and to construct concrete curb and gutter and to hard surface with asphaltic concrete, or with concrete paving with integral curb, all in accordance with the City of Dubuque standard specifications, all in a manner acceptable to the City Engineer, in conformance with construction improvement plans approved by the City Engineer, and inspected by the City Engineer; (b) To install water mains and water service laterals into each individual lot, storm sewers and catch basins, boulevard street lighting and erosion control devices all in accordance with the City of Dubuque standard specifications, all in a manner acceptable to the City Engineer, in accordance with construction improvement plans approved by the City Engineer, and inspected by the City Engineer; (c) To construct a storm water detention facility in a manner acceptable to the City Engineer, in accordance with the City of Dubuque standard specifications, in accordance with grading plans dated June 13,2001 approved by the City Engineer, and inspected by the City Engineer; (d) To construct said improvements prior to two (2) years from the date of acceptance of this resolution, at the sole expense of the owners, or future owner; (e) To maintain the public improvements, for a period of two (2) years from the date of the acceptance of those improvements by the City of Dubuque, Iowa, at the sole expense of the owners, or future owner; And, further provided that said Harvest Development Group, as owners of said property, shall secure the performance of the foregoing conditions provided in this Section by providing guarantees in such form and with such sureties as may be acceptable to the City Manager of the City of Dubuque, Iowa. Section 4. Sidewalk installation shall be the responsibility of the owner abutting the public rights-of-way, including lots with multiple frontages, as required by City Code 41-161 through 41-164. The responsibility shall extend to all successors, heirs and assignees. Sidewalk installation will not be required until the development of the lot has been completed, except as required herein. In sparsely developed subdivisions, sidewalks on developed lots will not be required until 50% of the lots approved by the plat have been developed. All vacant lots shall have sidewalks installed upon development of 80% of the lots approved by the plat. Resolution No. - 01 Page 3 Section 5. The developer will maintain the detention facility until it has been fully completed and 80% of the sum of the platted lots in the entire Harvest View Estates First Addition are fully developed and the remaining 20% of these lots have installed adequate erosion control measures as approved by the City. Upon the City's acceptance of the detention facility, the maintenance expenses incurred by the City of Dubuque for the storm water detention facility (Lot A of Block 1) shall be assessed against the lot owners of Harvest View Estates First Addition, in equal amounts, and the City Manager shall certify such costs to the City Clerk, who in turn shall promptly certify such costs to the Dubuque County Treasurer, and such costs shall then be collected with and in the same manner as general property taxes in accordance with provisions of law. Section 6. That the City will install sanitary sewer mains and sewer service laterals into each individual tot. The costs associated with this installation shall be reimbursed to the City from the developer, his successors and assigns by connection fees established by the City after construction of said sewer. Section 7. That the final acceptance of all public improvements shall occur upon certification of the City Engineer to the City Council that all public improvements have been completed in accordance with the improvement plans and City standard specifications and accepted by City Council Resolution. Section 8. That in the event Harvest Development Group fails to execute the acceptance and furnish the guarantees provided in Section 3 hereof within 180 days after the date of this Resolution, the provisions hereof shall be null and void and the acceptance of the dedication and approval the plat shall not be effective. Passed, approved and adopted this 6th day of August, 2001. Attest: Terrance M. Duggan., Mayor Jeanne F. Schneider, City Clerk ACCEPTANCE OF RESOLUTION NO. -01 I, the undersigned, Martin J. McNamer, Secretary-Treasurer, representing Harvest Development Group, having read the terms and conditions of Resolution No. - 01, and being familiar with the conditions thereof, hereby accept the same and agree to the conditions required therein. Dated this day of ,2001. By: Martin J. McNamer Harvest Development Group, L.L.C. 3ul 31 01 08:18a Planninc 318-589-4221 p.l City of Dubuque Planning Sen/ices Departmen~ Dubuque IA 52001-4864 Phone: 319-589-4210 Fax: 319-58g-414§ Variance Conditional Use Permit Appeal Special Exception Limited Setback Waiver PLANNING APPLICATION FORM m Rezoning a Planned Distdct m Pretiminaxy' Plat a Minor Final Plat [] Text Amendment Simple Site Plan Minor Site Plan Major Site Plan Major Final Plat Simple Subdivision Annexation Temporary Use Permit Certif'~.ate of Appropriateness Cerl~ficate of Economic Hardship Other. PLEASE TYPE OR PRINT LEGIBLY IN INK PropertyOwner(s): Harvest Development Group, L.L.C. Address: 5070 Wolff Road Fax Number. (563)582-5889 ApplicantJAgent: Marty McNamer Address: 1199 Hunters Ridge Fax Numbe~. (563)582-5889 Site location/eddress: 4100 Asbu~y Road City:. Dubuque Mobile/Cellular Number: City:. Dubuque Mobile/Cellular Number. Phone: (563)582-5762 State: IA Zip: 52002 (563)590-2173 Phone: (563)557-1712 Sta~: IA Zi~ 52003 (563)590-2173 Existing zoning: Ri/R2/C2 Proposed zoning:. Historic district: Legal description (Sidwell Parcel ID number or lot numberlblock number/subdivision): See attached final plat Landmark: Total property (lot) area (square feet or acres): 70.55 Number of lots: 36 Describe proposal and reason necessary (attach a letter of explanation, if needed): Subdivide property for development CERTIFICATION: IN/e, the undersigned, do hereby certify that: becomes public record; 2. Fees are not refundable and payment does not guarantee approval; and 3. All additional required written and graphic materials are attached. PropedTOwner(s): Harvest Development Group, L.L.C. Applicant/Agent: ~ ~--~"~ The information submitted herein is ~'ue and correct to the best of my/our knowledge and upon submittal Date: Date: 7/3i/0i 7/3i/0i FOR OFFICE USE ONJ,.~Y - ~PP.J-lJ~,~I'ION SUBMITTAL CHECKLIST [] Property ownership list a Site/sketch a~n i: I:~r plan D Plat a Conceptual developrilen, pla, [] Improvement plans m Design review project descdplJon a Photo m Other. pREPARED BY: LAWRENCE A. BOYER L.S. 9761 '¢¢¢1KS & CO., 470 CENTRAL AVENUE, DUBUQUE. IOWA 52001 (565)582-5481 FINAL PLAT HARVEST VIEW ESTATES FIRST ADDITION TO THE CITY OF DUBUQUE, DUBUQUE COUNTY, IOWA N 89'1727" E, 2697.63' SHEET 6 {,,lATCH LINE C-C SHEET 7 SHEET 7 SHEET 2 ~LY ~NE LOT 1 OF LOT 1 OF LOT 1 OF LOT 1 ?/2 SW 1/4 SEC Sw CORNER SW 1/4 SEC~ON 16, T89N, R2E FOUND NAiL ,~ND CA~ IN LEGEND H,~VEST DEVELOPMENT GROUP PROJECT: 5010 sBs-~?'~7'w. ~5.05'I ASBuRy ROAD INDEX SHEET SUBDIVISION STAFF REPORT Project Name: Property Owner:. Applicant: Final Plat Harvest View Estates First Addition Harvest Development Group, LLC Marty McNamer Number of Lots: 38 Acreage in R.O.W. 11.9 Total Area: 71.5 acres In City: Yes In 2-Mile Area: N/A Flood Plain: N/A Density Allowed: 1/6,000 Commonly owned lots: None Sanitary Sewer: Yes Water: Yes Storm Sewer: Yes Existing Street Access: Yes Proposed Land Use: Existing Land Use: Adjacent Land Use: Residential/Commercial Vacant/Agricultural North - Agricultural East - Agricultural/Residential South - Agricultural West- Residential Proposed Zoning: N/A Existing Zoning: 1:[-1, R-2, C-2 Adjacent Zoning: North - I:[-1 East - AG/R-1 South -AG West -R-1 Physical Characteristics: The property generally slopes to the southeast and has frontage on Asbury Road. Proposed Phasing: The proposed subdivision will be developed in three phases. Previous Conditions of Zoning or Plats: None. Dedication of Open Space or Public Amenities: The applicants are dedicating approximately 2.1 acres of land for park space and storm water detention. Proposed Streets and Grades: Matthew John Drive, Cedar Heights Court, Harvest View Drive, Wheat]and Ddve and Garden Glen Drive. Recommended Motion: Motion to approve the final plat of Harvest View Estates First Addition as it is in substantial compliance with the City of Dubuque Subdivision Regulations subject to waiving lot frontage requirement for Lot A to allow 20.09 feet of frontage where 60 feet is required. SUBDIVISION STAFF REPORT Page 2 Conformance with Comprehensive Plan: The 1995 Comprehensive desig~,a~e~ the area for a mixture of single-family and multi-family with a neighborhood commercial node along Asbury Road. Impact of Request on: Utilities: Utilities can be extended to this site and are of sufficient capacity to handle the proposed development. Traffic Patterns: Asbury Road carries approximately 8,500 vehicle trips per day based on 1997 DOT counts. Asbury Road is designated as a minor arterial. Public Services: Existing public services are adequate to serve the site. Environment: Staff does not anticipate any adverse impact to the environment provided adequate erosion control is practiced during all phases of construction, and that adequate storm water drainage and detention are provided as part of the subdivision. Adjacent properties: Impact to adjacent properties would include additional dirt and noise generated dudng construction of the subdivision. Once the development is substantially completed, additional traffic will be generated from the site. Recommended Conditions on Plat: None. Staff Analysis: The submitted final plat of Harvest View Estates First Addition subdivides the 70.55-acre parcel into 38 lots. The previously approved zoning for the parcel provides for R-2 and C-2 zoning along Asbury Road and R-1 single-family zoning for the remainder of the plat. Two new street accesses to Asbury Road are proposed to serve the subdivision, Matthew John Drive will be built to a collector street standard with 60-foot of right-of-way and 37 feet of paving, and Harvest View Drive will be built with a 60-foot right-of-way and 37 feet of paving at its intersection with Asbury Road, and then transition to a residential street standard of 31 feet of paving and 50 feet of right-of-way. All other streets in the subdivision will be built to City standards for local residential streets with 31 feet of paving and 50 feet of right-of-way. All streets in the subdivision will be dedicated to the public. The submitted final plat also dedicates to the City approximately 2.1 acres (Lot A) for a neighborhood park, to be named at a later date, and the storm water detention basin for the development. The proposed storm water detention basin will normally be dry and will fill completely with water only during large storm events. The park area is approximately 16,800 square feet in size, after subtracting the area devoted to the detention basin. SUBDIVISION STAFF REPORT Page 3 The submitted final plat for Harvest View Estates First Addition is in substantial compliance with the 1995 Comprehensive Plan that designated the property for a mixture of single-family, two-family and multi-family residential, and anticipated a commercial node along Asbury Road. The developers have indicated they do not plan on developing the commercial property for an intense retail use, such as a convenience store or gas station, but rather a high quality office and/or service type use. The applicants have indicated they plan on developing Harvest View Estates in three phases, but that may change based on market conditions. The approved preliminary plat for the Harvest View Estates provides for a total of 162 lots when completed. Phase I plats 38 lots. The development will begin at,~,~bury Road and move northward toward the Northwest Arterial. The Planning and Engineering staff believe that the two street access points onto Asbury Road are necessary to serve the subdivision because of the number of lots proposed for this site. The estimated number of vehicle trips generated once the property is fully developed would exceed that recommended for a single local residential street. Planning and Engineering staff felt that this was an important issue from a safety and convenience standpoint. Staff recommends that the City Council approve the submitted final plat of Harvest View Estates First Addition as it is in substantial compliance with the City of Dubuque Subdivision Regulations. Prepared by: Reviewed: ~~ Date: