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Jaeger Heights Sub No. 2 platMEMORANDUM December 11, 2001 TO: FROM: SUBJECT: The Honorable Mayor and City Council Members Michael C. Van Milligen, City Manager Final Plat of Jaeger Heights Subdivision No. 2 Planning Services Manager Laura Carstens is recommending approval of the final plat of Jaeger Heights Subdivision No. 2. I concur with the recommendation and respectfully request Mayor and City Council approval. Michael C. Van Milligen MCVM/jh Attachment cc: Barry Lindahl, Corporation Counsel Cindy Steinhauser, Assistant City Manager Laura Carstens, Planning Services Manager CITY OF DUBUQUE, IOWA MEMORANDUM December 11, 2001 TO: FROM: SUBJECT: Michael C. Van Milligen, City Manager Laura Carstens, Planning Services Manager Final Plat of Jaeger Heights Subdivision No. 2 INTRODUCTION The purpose of this memorandum is to request City Council approval of the final plat of Jaeger Heights Subdivision No. 2. A resolution, plat and staff report ars attached to this memorandum. DISCUSSION The Zoning Advisory Commission has reviewed and approved the preliminary plat for Jaeger Heights Subdivision No. 2. The final plat of Jaeger Heights Subdivision No. 2 is being platted by Lloyd S. Gudenkauf to create 25 single and two-family lots and dedicate a half-acrs lot for detention purposes to the City of Dubuque. The subdivision will be served by three public streets. It includes extensions of Kathy Drive and Bianca Drive and construction of a new public street, Emily Drive. All streets within the subdivision will be built to the City's local residential street standard of 31-foot of pavement and 50-foot right-of-way. The proposed subdivision will be served by City water and sewer. Lot D will be dedicated to the City for detention purposes and will be served by a platted 20-foot wide access easement, The applicant is requesting that the lot frontage for Lots 6, 7, 8 and D of Block 6 and Lot 9 of Block 7 be waived. The lots, except for Lot D (detention basin) are located at the end of cul- de-sacs, and have approximately 50 feet of lot frontage where 60 feet is required. The waiving of the lot frontage for those lots will not adversely impact the building of single-family or two-family homes. The submitted final plat is, in all other respects, in 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 Jaeger Heights No. 2 with the waiver of lot frontage requirements for Lots 6, 7, 8 and D of Block 6 and Lot 9 of B_~.ock ~ LC/mkr cc: Mike Koch, Public Works Director CD r'~ City of Dubuque Planning Services Department Dubuque IA 52001-4864 Phone: 319-589-4210 Fax: 319-589-4149 [] Vadance [] Conditional Use Permit [] Appeal [] Special Exception m Limited Setback Waiver PLANNING APPLICATION FORM [] Rezoning [] Planned District [] Preliminary Plat [] Minor Final Plat [] Text Amendment [] Simple Site Plan [] Minor Site Plan ~,,~ajor Site Plan ajor Final Plat [] Simple Subdivision [] Annexation [] Temporary Use Permit [] Certificate of Appropriateness [] Certificate of Economic Hardship [] Other: PLEASE TYPE OR PRINT LEGIBLY IN INK Property Owner(s): LI Address: Fax Number: Mobile/Cellular Number: Phone: d Stat~_~/~, ,~- Zip: Applicant/Agent: Phone: Address: City: Fax Number:. Mobile/Cellular Number: Site location/address: ~"¢~ ~-~ ~ ('-('~ r Existing zoning: /~-!/I~-2 Proposed zoning: .,L///Z~ H/stsc distd= Legal description (S~dwell Pardi ID numar or lot number/block number/subdivision): State: Zip: __ Landmark: Total property (lot) area (square feet or acres): /~,/t~ o.~¢ % Number of lots: Describe proposal and reason necessary (attach a letter of explanation, if needed): CERTIFICATION: I/we, the undersigned, do hereby certify that: becomes public record; 2. Fees are not refundable and payment does not guarantee approval; and 3. Alt addition~d wn~tt?,c~d %Tic materials are attached. Applicant/Agent: The information submitted herein is true and correct to the best of my/our knowledge and upon submittal Date: Date: FOR OFFICE USE ONLY -_ APPLICATION SUBMI'FI'AL CHECKLIST Fee~Cr-~©, c'O Received by: ~Z~'~ Date: ~/,,~'.,~/ Docket: -~'// / / [] Property ownership list [] Site/sketch plan ~'[] F/ocr plan [] Plat [] Conceptual development plan [] Improvement plans [] Design review project description [] Photo [] Other: NORTH GRAPHIC SCALE 0 100 200 SCALE: 1 '=100' FINAL PLAT JAEGER HEIGHTS SUBDIVISION NO. 2 LOT A (EMILY DRIVE), LOT B(BIANCA DRIVE) AND LOT C(KATHY DRIVE) LOTS 3 AND 4- OF BLOCK 5 LOTS 4- THRU 10 OF BLOCK 6 AND LOT D OF BLOCK 6 LOTS 1 THRU 15 OF BLOCK 7 IN THE CITf. OF DUBUQUE, IOWA (COMPRISED OF LOT 2-1--'~--ML ~94 & ML ~95-NW-SEC. 1, T89N, R2E OF' THE 5TH PM) LOT 1-PT-ML 500 LOT 2- ML 496 lO (187.79') LOT 1'1-2 TOWER INVESTMENTS U'DUTY EASEMENT DEF1NED (UE) PLAT BOUNDARY SUBDIVISION STAFF REPORT Project Name: Property Owner: Applicant: Preliminary Plat of Jaeger Heights Subdivision No. 2 Lloyd S. Gudenkauf Lloyd S. Gudenkauf Number of Lots: 26 Acreage in R.O.W. 1.3 acres Total Area: 8.8 acres In City: Yes In 2-Mile Area: N/A Flood Plain: No Density Allowed: 1 lot/6,000 sq. ft. Commonly owned lots: None Sanitary Sewer: Yes Water: Yes Storm Sewer: Yes .Existing Street Access: Yes Proposed Land Use: Residential Existing Land Use: Vacant Adjacent Land Use: Residential Proposed Zoning: R-l/R-2 Existing Zoning: R-t/R-2 Adjacent Zoning: R-l/PR Physical Characteristics: The subject parcel is relatively fiat and extends north and east of the existing Jaeger Drive. To the north and northwest of the subject property, the property slopes down to a branch of the Catfish Creek. Proposed Phasing: None. Previous Conditions of Zoning or Plats: None. Dedication of Open Space or Public Amenities: None. Proposed Streets and Grades: Kathy Drive: 3.0-0.8%; Bianca Drive: 2.5 - 0.6%; Emily Drive: 2.5 - 0.6%. Recommended Motion: Motion to approve the preliminary plat of Jaeger Heights Subdivision No. 2 as it in is substantial compliance with City of Dubuque Subdivision Standards, subject to waiving of the lot frontage requirement for Lots 6, 7, 8, and D of Block 6 and Lot 9 of Block 7. Conformance with Comprehensive Plan: 1965 Gruen Plan - Single-Family Residential; 1990 DMATS Plan - future residential; 1995 Comprehensive Plan - goals support development of one and two-family housing in this area. Impact of Request on: SUBDIVISION STAFF REPORT Page 2 Utilities: Existing utilities are adequate to serve the proposed subdivision. Traffic Patterns: All of the streets in the subdivision are classified as local residential streets. There are no traffic counts available for these streets. Public Services: Existing public services are adequate to serve this area. Environment: No adverse impact to the environment is anticipated provided adequate erosion control measures are taken during the development of the subdivision. Adjacent Properties: The adjacent property is either developed for single-family or multi-family residential as is the proposed subdivision. Staff does not anticipate any adverse impacts to adjacent property from the development of Jaeger Heights Subdivision. Recommended Conditions on Plat: None. Staff Analysis: The applicant, Lloyd Gudenkauf, has submitted the final plat for Jaeger Heights Subdivision No. 2. The plat provides for the platting of 25 new residential lots and extends the existing public streets of Kathy Drive and Bianca Drive. The final plat includes construction of a new public street to be named Emily Drive. A preliminary plat for this section of Jaeger Heights Subdivision was approved by the Zoning Advisory Commission in July 2001. The 15 lots on either side of Kathy Drive were rezoned from R-1 Single-Family Residential to R-2 Two-Family Residential District in October 2000. Lot D is reserved for storm water detention with access provided by a 20-foot access easement. The applicant is requesting that the lot frontage requirement of 60 feet be waived for Lots 6, 7, 8 and D of Block 6 and Lot 9 of Block 7. Lot D has no frontage; however, it will be used for storm water detention. Lots 6, 7 and 8 of Block 6 and Lot 9 of Block 7 are located at the end of cul-de-sacs and each lot has a minimum of 50 feet of lot frontage. The development of these lots, because of their size and depth, will not be adversely impacted by waiving the lot frontage requirement of 60 feet. The submitted final plat of Jaeger Heights Subdivision No. 2 is in all other respects in compliance with the City's subdivision requirements. Planning staff recommends approval of the submitted plat subject to waiving the lot frontage requirement for Lots 6, 7, 8 and D of Block 6 and Lot 9 of Block 7. Prepared by: ~-q~.~.~, Reviewed~~~,~c) Date: Prepared by: Laura Camtens~ City Planner Address: City Hall~ 50 W. 13th Street Telephone: 589-42t0 RESOLUTION NO. 546-01 A RESOLUTION APPROVING LOTS 3 AND 4 OF BLOCK 5, LOTS 4 THRU t0 OF BLOCK 6, LOT D OF BLOCK 6, AND LOTS 1 THRU 15 OF BLOCK 7 OF JAEGER HEIGHTS SUBDIVISION NO. 2, IN THE CITY OF DUBUQUE, IOWA Whereas, there has been filed with the City Clerk a final plat of Lots 3 and 4 of Block 5, Lots 4 thru 10 of Block 6, Lot D of Block 6, and Lots 1 thru 15 of Block 7 of Jaeger Heights Subdivision No. 2 in the City of Dubuque, Iowa; and Whereas, upon said final plat appears, streets to be known as Emily Drive (Lot A), Bianca Drive (Lot B) and Kathy Drive (Lot C), together with certain public utility, sanitary sewer and storm sewer easements and storm water detention facilities, which the owners by said final plat have dedicated to the public forever; and Whereas, said plat provides less than 60 feet of lot frontage as required by Section 42-19(b) of the Subdivision Regulations for Lots 6, 7, 8 and D of Block 6, and Lot 9 of Block 7; 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; and Whereas, the City Council concurs in the conditions of approval established by the Zoning Commission and the City Planner. NOW, THEREFORE, BE IT RESOLVED BY THE CITY COUNCIL OF THE CITY OF DUBUQUE, IOWA: Section 1. That the dedication of Emily Drive (Lot A), Bianca Drive (Lot B) and Kathy Drive (Lot C) together with the storm water detention facilities, easements for public utilities, sanitary sewer, storm sewer and water mains as they appear upon said final plat, be and the same are hereby accepted. Resolution No. --01 Page 2 Section 2. That Section 42-19(b) of the Subdivision Regulations is waived to allow Lots 6, 7, 8 and D of Block 6 and Lot 9 of Block 7 to have less than 60 feet of lot frontage. Section 3. That the final plat of Lots 3 and 4 of Block 5, Lots 4 thru 10 of Block 6, Lot D of Block 6, and Lots 1 thru 15 of Block 7 Jaeger Heights Subdivision No. 2, is hereby approved and the Mayor and City Clerk are hereby authorized and directed to endorse 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: To reduce Emily Drive (Lot A), Bianca Drive (Lot B) and Kathy Drive (Lot C) 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, and in conformance with construction improvement plans approved by the City Engineer, and inspected by the City Engineer. To install sanitary sewer mains and sewer service laterals into each individual lot, water mains and water service laterals into each individual lot, storm sewers and catch basins, 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, and in accordance with construction improvement plans approved by the City Engineer, and inspected by the City Engineer. To construct a storm water detention facility on Lot D of Block 6 in a manner acceptable to the City Engineer, in accordance with City of Dubuque standard specifications, in accordance with construction improvement plans approved by the City Engineer and inspected by the City Engineer. 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. To maintain the public improvements for a period of two (2) years from the date of acceptance of those improvements by the City of Dubuque, Iowa, at the sole expense of the owners or future owners. And further provided that said Lloyd S. Gudenkauf, as owner of said property, shall secure the performance of the foregoing conditions provided in this Section by Resolution No. -01 Page 3 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 thru 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. Section 5. The developer will maintain the detention facility on Lot D of Block 6 until it has been fully completed and 80% of the sum of the platted lots in the Jaeger Heights Subdivision No. 2 are fully developed and the remaining 20% of these lots have installed adequate erosion control measures as approved by the City Engineer. Upon the City's acceptance of the detention facility, the maintenance expense incurred by the City of Dubuque for the storm water detention facility on Lot D of Block 6 shall be assessed against the lot owners of Jaeger Heights Subdivision No. 2 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 final acceptance of all public improvements shall occur upon certification of the City Engineer that all public improvements have been completed in accordance with the improvement plans and City standard specifications. Section 7. That in the event Lloyd S. Gudenkauf shall fail 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 17th day of December, ,2001. Attest: Terrance M. Duggan, Mayor Jeanne F. Schneider, City Clerk ACCEPTANCE OF RESOLUTION NO. 546-01 I, the undersigned, Lloyd S. Gudenkauf, having read the terms and conditions of the Resolution No. 546 - 01, and being familiar with the conditions thereof, hereby accept the same and agree to the conditions required therein. Dated this 17th day of December , 2001. /s/ Lloyd S. Gudenkauf Tower Hills Mobile Home Park i Table Mound Jaeger Heights Subdivision No. 2