Timber Hyrst Estates No. 2 Final PlatPlanning Services Department
City Hall
50 West 13~" Street
Dubuque, IA 52001-4864
(563) 589-4210 phone
(563) 589-4221 fax
(563) 690-6678 TDD
planning@cityof dubuque.org
THE CITY OF Dubuque
DUB E
Masterpiece on the Mississippi ' I ~ I
2007
March 4, 2008
The Honorable Mayor and City Council Members
City of Dubuque
City Hall - 50 W. 13"' Street
Dubuque IA 52001
Applicant: North Cascade Developers LLC/Marty McNamer
Location: Creek Wood Drive
Description: Final Plat of Timber-Hyrst Estates #2
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
The applicant, Marty McNamer, 1739 Creek Wood Drive, spoke in favor of the request and
offered to answer any questions the Commission might have.
Staff Member Kritz reviewed the staff report. He stated that the Commission had
requested to review the final plat and to require dedicated park area. He discussed
subdivision layout, lot size and street access. He said that Lot C has no frontage but is
accessed through an easement. He discussed an aerial photo of the site noting
wooded floodplain area. He said that although no parkland had been indicated, the
Commission has the opportunity to approve the plat and require that parkland be
dedicated at a future phase of the development. He discussed the extension of Creek
Wood Drive, right-of-way width, and phasing of the development.
There were no public comments.
The Zoning Advisory Commission discussed the request. The Commission asked about a
secondary access to North Cascade Road. Staff Member Kritz said there are several
options regarding secondary access. The Commission asked if the City has standards for
parkland area predicated on size or density of the development. Staff Member Kritz said
that currently there are no City standards regarding required park area.
Recommendation
By a vote of 5 to 0 the Zoning Advisory Commission recommends that the City Council
approve the request, subject to waiving the City's minimum cul-de-sac length standard and
lot frontage for Lot C, with the requirement that parkland be dedicated in a future phase of
the development.
Service People Integrity Responsibility Innovation
THE CITY OF
DUB E
PLANNING APPLICATION FORM
City of Dubuque
Planning Services Department
Dubuque, IA 52001-4864
Phone: 563-589-4210
Fax: 563-589-4221
^ Variance ^ Rezoning ^ Simple Site Plan ^ Annexation
^ Conditional Use Permit ^ Planned District ^ Minor Site Plan ^ Temporary Use Permit
^ Appeal ^ Preliminary Plat ^ Major Site Plan ^ Certificate of Economic Non-Viability
^ Special Exception ^ Minor Final Plat ®Major Final Plat ^ Certificate of Appropriateness
^ Limited Setback Waiver ^ Text Amendment ^ Simple Subdivision ^ Other:
Please tune or print legibly in ink
Property owner(s): North Cascade Road Developers LLC c/o Marty McNamer Phone: 582-5762
Address: 5070 Wolff Road City: Dubuque State: IA Zip: 52002
Fax Number: 582-5889 Mobile/Cellular Number: 590-2173
Applicant/Agent: Buesing & Associates, INC. Phone:l563) 556-4389
Address: 1212 Locust Street City: Dubuque State: IA Zip: 52001
Fax Number: X563) 556-4389 Mobile/Cellular Number:
Site location/address: Extension of Creekwood Drive.
Existing zoning: R-3 Proposed zoning: R-3 Historic District: Landmark:
Legal Description (Bidwell parcel ID# or lot number/block number/subdivision): Lot 3 of Henschel-
McNamer Place Plat #3 ansd Lot 14 Timber-Hyrst Estates both Located in the NW ~/a of Sec. 2 in T88N, R2E, in the
Citv of Dubuaue. Iowa.
Total property (lot) area (square feet or acres): 50 Lots
Describe proposal and reason necessary (attach a letter of explanation, if needed):
Residential Subdivision
CERTIFICATION: I/we, the undersigned, do hereby certify that:
The information submitted herein is true and correct to the best of my/our knowledge and upon
submittal becomes public record;
Fees are not refundable and payment does not guarantee approval; and
All additional required written and graphic materials are attached.
Property Owner(s): Date:
Applicant/Agent: Date: l~/z~ 6
FOR OFFICE U N Y -
Fee: ~~•~ Received by:
^Site/sketch plan ^Conceptual Dev Ic
ent Plan ^Photo ^Plat
TION SUBMITTAL CHECKLIST
Date: // • 2Y• 07 Docket:
^Improvement plans ^Design review project description ^Floor plan ^Other:
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SUBDIVISION STAFF REPORT
Zoning Agenda: January 2, 2008
Project Name: Final Plat Timber-Hyrst #2
Property Owner: North Cascade Road Developers, LLC
Applicant: Marty McNamer
Number of Lots: 50
Acreage in R.O.W:
Total Area: 81.59 acres
In City: Yes
In 2-Mile Area: N/A
Flood Plain: Yes
Density Allowed: 1/5,000
Commonly owned lots: None
Sanitary Sewer: Yes
Water: Yes
Storm Sewer: No
Existing Street Access: Yes
Proposed Land Use: Residential
Existing Land Use: Vacant/Agricultural
Adjacent Land Use: North -Residential
East -Residential
South -Agricultural
West -Agricultural
Proposed Zoning: R-3
Existing Zoning: R-3
Adjacent Zoning: North - R-1
East - R-2
South - AG
West - R-2
Physical Characteristics: The subject property lies west of the existing Phase 1 of
Timber-Hyrst Estates Subdivision and is characterized by rolling topography. The
subject property drains toward 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: The submitted final plat provides for an extension of
Creek Wood Drive and a new cul-de-sac street to be named Heather Glen. The
proposed grades for the extension of Creek Wood Drive are between 1 and 5.5
percent. The grade of Heather Glen will be 11 percent.
Recommended Motion: Motion to approve the submitted final plat of Timber-Hyrst
Estates #2 as it is in substantial compliance with City of Dubuque Subdivision
Regulations, subject to waiving the maximum cul-de-sac length for Creek Wood Drive,
waiving lot frontage for Lot C and requiring that park land be dedicated to the City of
Dubuque.
Subdivision Staff Report -Final plat Timber-Hyrst #2 Page 2
Conformance with Comprehensive Plan: This subdivision meets the Comprehensive
Plan Land Use Element Goals 1.2, 1.5, 4.1, 4.4, and 72. The proposed Future Land
Use Map designates the property for multi-family use.
Impact of Request on:
Utilities: The subject subdivision can be served by City water and sewer mains.
Both water and sewer are located at the end of Creek Wood Drive where it ends at
Phase 1 of Timber-Hyrst Estates.
Traffic Patterns: The proposed subdivision includes an extension of Creek Wood
Drive and two new cul-de-sacs. Creek Wood Drive is proposed to be built with a
60-foot right-of-way and 31 feet of paving with parking restricted to one side. The
proposed cul-de-sac street, Heather Glen, will also be built with 60 feet of right-of-
way and 31 feet of paving and parking allowed on both sides. The existing Creek
Wood Drive was also built to the 27-foot paving width with parking restricted to one
side.
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 provided during all phases of development of
the property, and that adequate storm water detention is provided as per City
requirements.
Adjacent Properties: Staff does not anticipate any significant impacts to adjacent
properties beyond additional vehicle trips on Manson Road as the subdivision is
built-out with new homes.
Recommended Conditions on Plat: None.
Staff Analysis: The submitted final plat of Timber-Hyrst Estates #2 subdivides
approximately 82 acres into 50 buildable lots. The subject property is zoned R-3
Moderate Density Multi-Family Residential District and is the second phase for Timber-
Hyrst Estates. The subject property was rezoned as part of the annexation of the
property into the City of Dubuque in June 2006.
The Zoning Advisory Commission approved the preliminary plat of Timber-Hyrst
Estates Subdivision #2 waiving the cul-de-sac length for Creekwood Drive, that
parkland would be provided as part of the final plat, and that the final plat be reviewed
by the Zoning Advisory Commission.
The applicant has stated that park land will be dedicated to the City, but that he wants
to complete grading prior to deciding the location of the park land. The applicant has
Subdivision Staff Report -Final plat Timber-Hyrst #2 Page 3
also discussed dedicating a portion of Lot C for a future bike trail along the Catfish
Creek with Leisure Services staff. The Commission can approve the submitted final
plat subject to dedicating park land to the City. The Zoning Advisory Commission also
needs to waive lot frontage for Lot C. There is an existing access easement providing
access to Lot C between Lots 27 and 28 and Lot 2 of Henschel-McNamer Place.
The subject property can be served by City water and sanitary sewer mains through
extension of the mains from the current terminus of Creek Wood Drive. Storm water
control/detention will be reviewed in detail as part of a future final plat.
The proposed extension of Creek Wood Drive will be built with a 60-foot right-of-way
and 31 foot of paving measured from back-of-curb to back-of-curb with parking
restricted to one side. The existing portion of Creek Wood Drive is built with a 50 foot
right-of-way and 27 feet of paving and parking is restricted to one side only.
The two proposed cul-de-sac streets on the north side of Creek Wood Drive will also be
built to 60 feet of right-of-way and 31-foot of paving with parking allowed on both sides
of the street. Typically, a residential cul-de-sac street has only 50-foot of right-of-way.
The developer is proposing a 60-foot right-of-way to allow for a greater parkway width.
Creek Wood Drive will be extended approximately 2,900 feet to the west. When
combined with existing portion of Creek Wood Drive, the resulting street length is 6,500
feet. This exceeds the City standard for cul-de-sac length. However, the submitted
final plat is Phase 2 of a large residential development that will include a new access to
North Cascade Road (attached color rendering). Access between the two streets will
be restricted to emergency vehicles only. The Fire Department has indicated they do
not object to the restriction, provided that any gated access be activated by the Opticom
System that Fire, Police and the Street Department currently utilize.
The City's policy for promoting multiple street accesses into residential areas is two-
fold. One is to promote adequate emergency service delivery; and second, to provide
an integrated street network that provides convenient and safe travel through the city.
The proposal to cul-de-sac Creek Wood Drive and provide an emergency access
between the Creek Wood Drive cul-de-sac and a future public street that intersects with
North Cascade Road satisfies the first goal.
The developer still has the option of making Creek Wood a thru street rather than
ending as a cul-de-sac. The provision of a thru-street without cul-de-sacs would
provide some additional convenience to future homeowners in the Timber-Hyrst Estates
Subdivision, depending on their destination once they leave the subdivision. If Creek
Wood Drive was continued all the way to North Cascade Road, it would provide a
shorter route to the west end than if the homeowners had to head to the south and
Manson Road. The future Southwest Arterial includes an interchange with North
Cascade Road. When fully built-out, Phases 1 and 2 of Timber-Hyrst Estates will
generate approximately 1,100 vehicle trips per day.
Subdivision Staff Report -Final plat Timber-Hyrst #2 Page 4
The proposed property is on the far south end of the City of Dubuque corporate limits
and there is no other street network system to tie into. The Catfish Creek flood plain
and topography limit the potential for developing a street network as we find on the
City's west side.
Planning staff recommends that the Zoning Advisory Commission approve the
submitted final plat of Timber-Hyrst #2 as it is in substantial compliance with the city of
Dubuque Subdivision Regulations subject to waiving the City Engineering Standard for
cul-de-sac length.
Prepared by: ~ Reviewed: ~,q Date: ~~' lr'~ ~
Prepared by: Laura Carstens. CiN Planner Address: CiN Hall. 50 W. 13th St Telephone: 589210
Retum to: Jeanne Schneider. CiN Clerk Address: CiN Hall - 50 W. 13 St. Telephone: 589121
RESOLUTION NO. 90-08
A RESOLUTION APPROVING FINAL PLAT OF TIMBER-HYRST ESTATES #2 IN THE
CITY OF DUBUQUE, IOWA
Whereas, there has been filed with the City Clerk a Final Plat of Timber-Hyrst
Estates #2 in the City of Dubuque, Iowa; and
Whereas, upon said final plat appears streets to be known as Creek Wood Drive
(Lot A) and Heather Glen (Lot B), together with certain public utility, storm sewer,
sanitary sewer and water mains, easements, which the owners by said final plat have
dedicated to the public forever; and
Whereas, said plat provides 0 feet of frontage for Lot C, where 50 feet is required
by Section 42-19(b) of the Subdivision Regulations; and
Whereas, the final plat has been examined by the Zoning Advisory Commission
and had its approval endorsed thereon; 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 Creek Wood Drive (Lot A) and Heather Glen
(Lot B), together with the 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; and
Section 2. That Section 42-19(b) of the Subdivision Regulations is waived to
allow Lot C to have 0 feet of frontage, where 50 feet of frontage is required; and
Section 3. That the Final Plat of Timber-Hyrst Estates #2 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 Creek Wood Drive (Lot A) and Heather Glen (Lot B) to grade and to
construct concrete curb and gutter and to hard surtace 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 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, 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, and in accordance with construction
improvement plans approved by the City Engineer, and inspected by the City
Engineer.
(c) 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;
(d) To maintain the public improvements, for a period of two (2) years from the date
of the acceptance of those improvements by the City Council of the City of
Dubuque, Iowa, at the sole final expense of the owners, or future owner;
And, further provided that said North Cascade Road Developers, LLC, 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.
Section 5. 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.
2
Section 6. That in the event North Cascade Road Developers, LLC fails to
execute the acceptance and furnish the guarantees provided in Sections 2 and 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 this17th day of March 2008
Roy Buol, Mayor
Attest:
Jeanne F. Schneider, City Clerk
3
ACCEPTANCE OF RESOLUTION NO. -08
I, Marty McNamer, representing North Cascade Road Developers, LLC, the
undersigned, having read the terms and conditions of the Resolution No. 91' -08 and
being familiar with the conditions thereof, hereby accept this same and agree to the
conditions required therein.
Dated in Dubuque, Iowa this4;77day of 2008.
By i
Varty McNamer
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