Correspondence_Smith_Keymont RezoningJuly 16, 2008
Honorable Mayor Roy Buol and
Council Members
Federal Bldg.
Dubuque, Iowa 52001
RE: Keymont Dr. Rezoning Public Heazing
Deaz Mayor Buol and Council Members,
As residents of the Key Knolls subdivision we respectfully request you deny the
Keymont Dr. rezoning application from Rl single family to R2 multiple for the following
considerations:
1. The city zoned the property from Agricultural to R4 in 1970's,
In 1985 the City rezoned the property from R4 to Rl single family.
The property has remained undeveloped open green space with forestry,
Wildlife, and includes the North Fork of the Catfish Creek.
2. On Apri12.2007 the City Council adopted the City of Dubuque
Comprehensive Future Land Use designating this property as OPEN SPACE.
Exhibit 1.
3. The Keyway Dr. is a residential street with traffic from Asbury Mall at John
Kennedy Rd. on the North, JF Kennedy elementary school, Poops Comer Day
Care, Dubuque Community Church, Hempstead High school, several lazge single
family subdivisions and travelers to Kennedy Mall as it intersects with John F
Kennedy Rd. Hillcrest Rd. and Pennsylvania Avenue.
4. ECIA traffic count on May 14, 15 2008 counted 3560 vehicles traveling on
Key Way Dr, a residential street. Exhibit 2.
5. Recent Traffic counts at Key Way and Pennsylvania Ave approach 13,000
Vehicles and continue to increase as the west end develops.
6. The developer's preliminary plat includes narrowing the Keymont Dr.
Street from 31 ft width to 27ft width and parking on one side only.
The City Cade Sec 42-20 (b)(2) Streets states the right of way width of a new
street that is a continuation of an existing street shall in no case be continued at a
width less than that of the existing street. The right of way width shall vary with
street classification according to city standazds. Exhibit 3.
The Keymont Dr. is the only access to this property and narrowing the street
May limit fire apparatus response. Exhibit 4.
7. The developer's preliminary plat requires the townhouse owners to construct
sidewalks on one side of the street only. This is in violation of city standards for
sidewalks to serve residents on both sides of the street. Exhibit 5.
8. The narrow street, one side only sidewalks allows the developer to limit
the ROW and gain more lots to develop thus adding more traffic and stormwater
runoff for the city to deal with as the run off water flows to the Catfish Creek.
We respectfully request you consider for a green sustainable community; the
history of this property as open space; the recent decision of city council future land use
plan for this property to remain open space; flooding issues with the Catfish Creek that
inpact to adjoining property owners; the buffering of commercial property from single
family residences and the opportunity to preserve the land and trees for a green space and
the immense issue of the explosion of traffic on Key Way Dr. and Keymont Drive West
that serves Hempstead High School studerns and the traffic problems on other streets in
the subdivision, the proposed narrowing of the Keymont Dr East, one side only sidewalks
you deny the application to rezone from Rl to R2.
S' erely, ~ /
a mith
1827 Key Way
Dubuque, Iowa 52002
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City of Peosta Land Use Plan
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Page 1. of 1
Subj: Keyway/Penn. traffic counts
Date: 7/10/2008 9:31:44 AM Central Daylight Time
From:
To:
Hi Donna: I received your voice message and in fact you're correct that a more recent traffic count was done in
that area. ECIA did counts in May 2008. Traffic was only counted in the southbound direction on Keyway near
Pennsylvania. The count was 1779. Typiglly the volume is very near 50% in each direction so one could
assume at total (both directions) to be around 3560 vehicles per day. The Pennsylvania count was 14943. Let
me know if you have any questions regarding this information.
Bill
Bill Schlickman
Engineering Department
City of Dubuque
50 W. 13th Street
Dubuque, lA 52001
Phone: 563.589.4270
Fax: 563.589.4205
email:
Friday, July 11, 2008 America Online: Donnasmithlaw
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Nu-Metrics Traffic Analyzer Study .,~ ~~ ~~ i1
Computer Generated Summary Report ~~- y~,~ - ~ Iw-A/
City: Dubuque
Street: Keyway
A study of vehicle traffic was conducted with Hi-STAR unit number 3535. The study was done in the
Southbound lane on Keyway in Dubuque, IA in Dubuque county. The study began on 05/14/2008 at
03;30 PM and concluded on 05N 512008 at 03:30 PM, lasting a total of 24 hours. Data was recopied
in 15 minute time periods. The total recorded volume of traffic showed 1,779 vehicles passed
through the location with a peak volume of 90 on 05/14/2008 at 05:00 PM and a minimum volume of
0 on 05/14/2008 at 11:00 PM. The AADT Count tar this study was 1,779.
SPEED
Chart 1 lists the values of the speed Bins and the total traffic volume for each bin.
.•.._.. ,
D
10
15
20
25
30 .
35 .. .
40 45
50
55
60
65
70
75
t t0 t0 t0 t0 t0 t0 t0 t0 t0 t0 t0 >
t0
9 t0
14 0
19 24 29 34 39 44 49 54 59 64 69 74
0 138 870 285 157 81 83 24 27 1 6 5 1 1 3
At least half of the vehicles were traveling in the 15 - 19 mph range or a lower speed. The average
speed for ail classified vehicles was 23 mph with 10.1 pet+oent exceedirq the posted speed of 35
mph. The HI-STAR found 1.07 percent of the total vehicles were traveling in excess of 55 mph. The
mode speed for this traffic study was 15 mph and the 85th percentile was 31.02 mph.
Ct-AS8IFICATION
Chart 2 lists the values of the eight classification bins and the total traffic volume accumulated for
each bin.
f~~sA 9
2a ao .... a.. 5o so 7o so
o z1
to to to to to to to ~ >
2D 27 39 49 59 69 79
1269 86 85 27 6 14 2 1
Most of the vehicles classified during the study were Passenger Cars. The number of Passenger
Cars in the study was 1,355 which represents 90.90 percent of the total classified vehicles. The
number of Small Trucks in the study was 85 which represents 5.70 percent of the total classified
vehicles. The number of Trucks/Busses in the study was 27 which represents 1.80 percent of the
total classified vehicles. The number of Tractor Trailers in the study was 23 which represents 1.50
percent of the total classified vehicles.
HEADWAY
During the peak time period, on 05114!2008 at 05:00 PM the average headway between the vehicles
was 9.89 seconds. The slowest traffic period was on 05!14/2008 at 11:00 PM. During this slowest
period, the average headway was 900.0 seconds.
Th ay sufcace temperature over the period of the study varied between 52 and 109 degrees
Fahrenheit. The HI•STAR determined that the roadway surface was Dry 100.00 peroent of the time.
07/15/2008 Page: 1
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Rezoning Staff Report -East of Keymont Drive Page 2
Pubkc Services: - 9 public services are adequate to serve the site.
Ern+ironnrent: Staff does not antidpate any adverse impac# fo the environrrsmt
provided adequate erosion control and storm water control is provided during a~
pf~ses of development.
Adjacerrt Proper#~s: ff fury developed, the subjarrt parcie! wdl generate more noise,
ac~ivlty and traffic from the currently undeveloped area Trafftc along Keyway Drive
in front of single~amily residencies w~i increase,
CIP Investments: None proposed.
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§ 42-19
Sec. 42-19. Blocks And Lots:
DUBUQUE CODE
(a) Numbering: All blocks and lots shall be
numbered systematically for identification.
(b) Lot And Area Dimensions: The minimum
area and dimensions for lots shall conform to
the applicable requirements of the area regula-
tions of the Zoning Ordinance. All lots shall
front on a public street or an approved private
street as permitted in the Zoning Ordinance.
Lots with double frontages shall not be permit-
ted unless one frontage is an arterial street
without access rights. Triangular lots shall be
avoided whenever possible.
(c) Lot Lines: In so far as practical, the side
lot lines shall be perpendicular to the street on
which the lot fronts.
(d) Remnant Lots: In cases where irregularity
of ownership or street lines would produce rem-
nant lots less than the minimum area required
by the Zoning Ordinance, such area shall be
added to adjoining lots.
(e) Exceptional Sized Lots: When the tract is
subdivided into parcels larger than the usual
building lots, such tract shall be divided so as
to allow for the opening of streets and such
parcels shall be multiples, in area, of units not
less than the lot areas required by the Zoning
Ordinance. (Ord. 27-91, § 2, 4-1-1991; Ord.
16-94, § 1, 4-4-1994)
Sec.42-20. Streets:
(a) General: The arrangement of arterial and
collector streets shall conform to the circulation
plan of the Comprehensive Plan. For streets not
shown in the Comprehensive Plan, the arrange-
ment shall provide for the appropriate exten-
sion of existing streets. Private streets shall
conform to City standards for private streets.
(b) Right Of Way:
(1) The right of way shall be measured from
lot line to lot line and shall be sufficient-
ly wide to contain the street pavement,
curbs, shoulders, sidewalks, utilities,
street lighting and street trees placed
within the right of way.
(2) The right-of-way width of a new street
that is a continuation of an existing
street shall in no case be continued at a
width less than that of the existing
street. The right-of--way width shall vary
with street classification according to the
City standards.
(3) Dedication of half-streets (right of way)
is discouraged but may be approved by
Commission and City Council to serve
the public interest. Lots abutting on such
right of way shall be nonbuildable until
the remainder of the street is dedicated
to the public.
(c) Street Classification:
(1) Streets shall be classified by the City
Engineer as arterial, collector, local or
alley. The street hierarchy shall be de-
fined by the City Engineer based on road
function and average daily traffic in
accordance with the City standards.
(2) Each street shall be classified and de-
signed for its entire length to meet the
standards for one of the street types
defined in the City standards.
(3) The owner shall demonstrate to the
Commission's and Council's satisfaction
that the distribution of traffic to the
proposed street system will not exceed
the requirements set forth in the City
standards.
(d) Street Width: Street width shall consider
possible limitations imposed by sight distances,
climate, terrain, and maintenance needs. To
minimize street costs, the minimum width as-
suring satisfaction of needs shall be selected.
Street widths for each street classification shall
conform to the City standards.
(e) Pavement Standards: Street pavement
thickness shall vary by street classification,
Supp. No. 37 2702 /~'
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7_ SUBDNISION REGULATIONS t~~ § 42-18
to avoid unnecessary impervious cover; the development of affordable housing, or
to prevent flooding; to provide adequate to encourage and promote flexibility,
access to lots and sites; and to mitigate economy, and environmental soundness
adverse effects of shadow, .noise, odor, in layout and design of residential devel-
traffic, drainage, and utilities on neigh- opments only.
boring properties.
(4) The subdivision shall be laid out to cre-
ate lots which provide sufficient area for
development outside utility easements.
No buildings, fill, or grading shall occur
within the utility easements without
approval of the City Engineer.
(b) Installation Of Improvements: Public im-
provements including streets, sanitary sewers,
storm sewers, water mains, street lighting,
street trees, and sidewalks shall be installed in
accordance with the City standards.
(c) Corners To Be Marked: Each comer of
each lot shall be marked by a land surveyor
registered in the State of Iowa.
(d) Open Space: In subdividing property,
consideration shall be given to the dedication of
suitable sites for parks, playgrounds, schools
and other open space areas, so as to conform, as
nearly as possible, to the Comprehensive Plan
and the needs of the City and the adjacent area.
Such provision may be indicated on the prelimi-
nary and final plats for consideration by the
Commission and City Council when, whether,
and in what manner such sites will be dedicated
to the public. (Ord. 27-91, § 2, 4-1-1991)
Sec. 42-18. Smaller Lot Development:
Despite the requirements of section 2-4.4 and
subsection 2-5.5(a) of the Zoning Ordinance, the
bulk requirements of the Zoning Ordinance, and
any other applicable requirements of the City,
the Zoning Advisory Commission and City
Council may approve major subdivisions with
lot area and dimensions less than required by
subsection (2) of this Section, and those lots
shall be buildable, provided that:
(1) The purpose of creating the subdivision
with smaller than normal lots is to aid in
It is the intent of this Section to allow
lots that are smaller than normally al-
lowed by the Subdivision Ordinance
where all or most of the lots in the subdi-
vision are of a similar size. It is not the
intent of this Section to allow the cre-
ation of small remnant lots in subdivi-
sions where most lots meet the require-
ments of subsection (2) of this Section;
(2) No lot may be created that is so narrow,
has such little area, or that is so irregu-
larly shaped that it would be impractical,
as determined by the Zoning Advisory
Commission at the time of the subdivi-
sion review, to construct a principal
structure on it that:
a. Could be used for purposes that are
permissible in that zoning district;
an d
b. Would satisfy all applicable lot cov-
erage and setback requirements for
the zoning district in which the
development is located.
(3) The subdivision plat is approved by a
three-fourths (3/,) vote of both the Zoning
Advisory. Commission and City Council;
and
(4) No lot so created, with lot area and di-
mensions that are less than required in
subsection (2) of this Section, shall be
entitled to a variance from any bulk
regulations of the Zoning Ordinance.
a. In such a case, the subdivider shall
note on the plat creating the subdi-
vision, which lots are not allowed a
variance. (Ord. 27-91, § 2, 4-1-1991;
Ord. 88-95, § 3, 12-18-1995, eff.
1-1-1996)
Supp. No. 37 2701
Page 1 of 1.
Subj: Fire Access
Date: 7/2/2008 11:33:57 AM Central Daylight Time
From:
To:
CC:
Donna
Here is the section, from the tntemational Fire Code, I have used to require additional access if we view it as an
issue.
FIRE APPARATUS ACCESS ROADS
503.1 Where required.
Fire apparatus access roads shall be provided and maintained in accordance with Sections 503.1.1 through
503.1.3.
503.1.1 Buildings and facilities.
Approved fire apparatus access roads shall be provided for every facility, building or portion of a building hereafter
constructed or moved into or within the jurisdiction. The fire apparatus access road shall comply with the
requirements of this section and shall extend to within 150 feet (45 720 mm) of all portions of the facility and all
portions of the exterior walls of the first story of the building as measured by an approved route around the
exterior of the building or facility.
Exception: The fire code official is authorized to increase the dimension of 150 feet (45 720 mm) where:
1. The building is equipped throughout with an approved automatic sprinkler system installed in accordance with
Section 903.3.1.1, 903.3.1.2 or 903.3.1.3.
2. Fire apparatus access roads cannot be installed because of location on property, topography, waterways,
nonnegotiable grades or other similar conditions, and an approved alternative means of fire protection is provided.
3. There are not more than two Group R-3 or Group U occupancies.
503.1.2 Additional access.
The fire code official is authorized to require more than one fire apparatus access road based on the potential for
impairment of a single road by vehicle congestion, condition of terrain, climatic conditions or other factors that
could limit access.
Mark Ludescher
Assistant Chief/Fire Marshal
Dubuque Fire Dept.
11 W 9th st
Dubuque, Iowa 52001
563-589-4160
Friday, July 11, 2008 America Online: Donnasmithlaw //
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Preliminary Plat
North Branch Trails