Request to Rezone Property East of Keymont_Charles DaoudPlanning 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
rttE cm of _ Dubuque
DUB E
Masterpiece on the Mississippi ' ~ ~ ~ f r
2007
July 14, 2008
The Honorable Mayor and City Council Members
City of Dubuque
City Hall - 50 W. 13th Street
Dubuque IA 52001
Applicant: Charles Daoud
Location: East of Keymont Drive
Description: To rezone property from R-1 Single-Family Residential District to R-2
Two-Family Residential District.
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 spoke in favor of the request reviewing the proposed development plan
for the property. The difference in vehicle trips between single-family and two-family
development. The applicant reviewed how the subject proposal would be compatible
with the City's goal of sustainability. The applicant indicated that green techniques will
be utilized to control runoff by encouraging infiltration through the use of permeable
paving, and dedication of park land and a walking trail.
Staff reviewed the surrounding zoning and land use, proposed request to rezone to R-2
Two-Family Residential District. Staff reviewed anticipate vehicle trips if the parcel was
developed under the existing R-1 Single-Family Residential zoning district compared to
under R-2 Two-Family Residential zoning district. Staff reviewed the subdivision
process that included review of streets, lot layout, storm water control, utilities and
green space.
There were several public comments that expressed concern regarding increased
vehicle trips, safety, storm water runoff, sanitary sewer bypasses and that the
Comprehensive Plan designated the parcel for open space.
The Zoning Advisory Commission discussed the request, noting that the proposed
rezoning to R-2 Two-Family Residential District will not increase vehicle trips compared
to existing R-1 zoning, that the City is addressing the sanitary sewer bypass issue. The
Commission noted that the project represents an infill development and that the
Service People Integrity Responsibility Innovation Teamwork
The Honorable Mayor and City Council Members
Page 2
applicants should be commended for their effort to use green techniques in their
development.
Recommendation
By a vote of 7 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.
Res ectfully submitted,
Jeff Stiles, Chairperson
Zoning Advisory Commission
F:\USERSUCmunson\WP\City Council\20081CC 07_21_08\Rezoning East of Kemont Drive (Daoud) cc.ltr.doc
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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 o Appropriateness
^ Limited Setback Waiver ^ Text Amendment ^ Simple Subdivision ~
Other:
Please tvce or print legibly in ink
Property owner(s): JFT LLC (Contract Holders Phone:
Address: 1250 Iowa Street. P.O.Box 300 City: Dubuaue State: IA Zip: 52004
Fax Number:
Mobile/Cellular Number:
Applicant/Agent: Charles A. Daoud Phone: (5631599-0190
Address: 396 Moore Hgts. City: Dubuaue State: IA Zip: 52003
Fax Number:
Mobile/Cellular Number: (5631599-0190
Site location/address: At the end of Kevmont Drive oing east
Existing zoning: R-1 Proposed zoning: R-2 Historic District: Landmark:
Legal Description (Bidwell parcel ID# or lot number/block number/subdivision): (10214760011
Lot 1-2-2 of Westview Shopping Center Plaza, and Lot 1 of Westview West
Total property (lot) area (square feet or acres): approx. 12 ac.
Describe proposal and reason necessary (attach a letter of explanation, if needed):
Rezone from RI to R2 to allow for Two-family residential development
CERTIFICATION: I/we, the undersigned, do hereby certify that:
1. The information submitted herein is true and correct to the best of my/our knowledge and upon
submittal 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. `
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Property Owner(s) Date: ~ 6 - ~ 2, - D ~
Applicant/Agen • ~- _ Date: 9 ~A - ~"
FOR OFFICE USE NLY -APPLICATION SUBMITTAL CHECKLIST
Fee: `~~d~ Received by: ~~~~~._. Date: ~~~~ Docket: ` `T
^Site/sketch plan ^Conceptual Development Plan ^Photo ^Plat
^Improvement plans ^Design review project description ^Floor plan ^Other:
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1"0~"AL Ap~A + / - II.86 ACp~S 5-20-08
REZONING STAFF REPORT
Property Address: East of Keymont Drive
Property Owner: JFT, LLC (Contract holder)
Applicant: Charles A. Daoud
Zoning Agenda: July 2, 2008
Proposed Land Use: Residential
Existing Land Use: Vacant
Adjacent Land Use: North -Residential/Church
East -Commercial
South -Residential
West -Residential
Former Zoning: 1934 -County AG
1975 - R-4:1985 - R-1
Proposed Zoning: R-2
Existing Zoning: R-1
Adjacent Zoning: North - R-1/CS
East - C-3
South - R-4
West - R-1
Total Area: Approx. 12 acres
Property History: The property was under agricultural production until after annexation
into the city. Agricultural use was discontinued and the property has remained vacant.
Physical Characteristics: The property is approximately 12 acres in size with a single
street access stubbed to the western property line from Keymont Drive. The property
drops approximately 50 feet in elevation from its high point along the western boundary
line behind Keyway Drive to the low point along a drainage along the eastern property
line. A small portion of the property at the southeast corner is located within the 100-
yearflood plain. The property is bordered on the west by single-family homes along
Keyway Drive, on the south by multi-family residences off of Westridge and Hamblin
Courts, on the east by a City drainage and the back side of commercial properties along
Kennedy Road, and on the north by a church.
Concurrence with Comprehensive Plan: The Comprehensive Plan calls for
promotion of inclusive and economically integrated neighborhoods that allow a diverse
mix of residences and housing types and to provide a range of housing options
throughout the community. The Comprehensive Plan also recommends buffering and
protecting incompatible uses from each other. The draft Future Land Use Plan
recommends this area be maintained as open space.
Impact of Request on:
Utilities: Existing utilities are adequate to serve the site.
Rezoning Staff Report -East of Keymont Drive Page 2
Traffic Patterns/Counts: All of the traffic to this site will utilize Keymont Drive and
likely exit north or south along Keyway Drive. Those vehicles traveling south will
encounter a T intersection with Pennsylvania Avenue. IDOT 2005 average daily
traffic counts just east of this intersection indicate 13,600 vehicle trips per day
along Pennsylvania Avenue. The remainder of the traffic from the proposed
development will likely exit along Keyway Drive to the north and will travel to the
four-way stop at the intersection with Hillcrest Road. IDOT 2005 average daily
traffic counts indicate 5,300 vehicle trips per day just east of the intersection of
Keyway Drive and Hillcrest Road
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 and storm water control is provided during all
phases of development.
Adjacent Properties: If fully developed, the subject parcel will generate more noise,
activity and traffic from the currently undeveloped area. Traffic along Keyway Drive
in front of single-family residences will increase.
CIP Investments: None proposed.
Staff Analysis: The applicant is requesting to rezone an approximately 12 acre parcel
from R-1 Single-Family Residential zoning district to R-2 Two-Family Residential zoning
district. The applicant's intention is to develop the current vacant parcel for duplexes
served by an extension of Keymont Drive and a new public street. Currently, the
property drops approximately 50 feet from its high point along the western boundary
line to its low point along adrainage-way on the eastern side. Approximately 1.5 acres
of the southeast corner are in the floodplain. The rear of the property abuts the rear of
15single-family homes with frontage along Keyway Drive and four multi-family
residences off of Westridge and Hamblin Courts and one single-family residence off of
Pennsylvania Avenue. The proposed development also abuts City owned land that
accommodates a drainage way along the east side of the subject property. The
property also shares 370 feet of adjacency on its north boundary line with a church that
is accessed from Keystone Drive.
Traffic from this development will exit from Keymont Drive onto Keyway Drive and travel
north and south. Some of the traffic will travel north to the intersection with Hillcrest
Road, and other traffic will travel south to the T intersection with Pennsylvania Avenue.
A preliminary design submitted by the applicant shows construction of twenty (20) two-
family structures for a total of 40 dwelling units. The Institute of Transportation
Engineers Trip Generation Manuel indicates an average rate of 5.86 trips per unit for
townhouse/condominiums. Applying that rate to the proposed 40 dwelling units yields a
Rezoning Staff Report -East of Keymont Drive Page 3
total of 234 average daily trips. In the way of a comparison, staff has calculated the
number of vehicle trips that would be generated if the property were developed for
single-family homes which the existing R-1 zoning would allow. The parcel is 12 acres
in size, however, a portion is encumbered by floodplain and moderate to steep slopes.
If those areas are subtracted from the total acreage, approximately 8 acres are
developable. Planning staff then analyzed the abutting single-family neighborhood and
found that there is approximately four dwelling units per acre. Applying this same
density to the subject parcel yielded an estimate that 32 single-family homes could be
built on the approximately eight acres of developable land.
Based on the ITE Generation Manual a single family home generates approximately
9.55 trips per unit. Applying this rate to 32 single-family homes yields 305 average daily
trips.
City of Dubuque Engineering will review the subdivision plat to insure that utility
extension and storm water management are compliant with City standards.
Development of this property will generate additional noise, traffic and activity in an
area that is currently vacant. Traffic numbers; however, will be comparable to those
that would be generated if the property were to be developed for single-family use..
Staff recommends the Commission review the criteria established in Section 6-1.1
regarding reclassification of property.
Pre ared b ~N~1 Reviewed: `- Date: ~'~5'~~
N Y
SECTION 3. DISTRICT REGULATIONS
3.1. Residential Districts:
3-1.2. R-2 Two-Family Residential District:
(A) General Purpose And Description: The R-2 district is intended to provide residential areas
characterized by single-family and two-family dwellings. Increased densities and
introduction oftwo-family housing types are intended to provide greater housing options
while maintaining the basic qualities of a low density residential neighborhood.
(B) Principal Permitted Uses: The following uses shall be permitted in the R 2 district:
(1) Single-family detached dwellings- [11].
(2) Two-family dwelling (duplex)-[11].
(3) Townhouses (maximum 2 dwelling units)-[11].
(4) Churches, convents and monasteries-[7].
(5) Cemeteries, mausoleums, columbariums-[47].
(6) Public and private/parochial schools approved by Iowa state board of public instruction
(7) Public or private parks, golf courses, or similar natural recreation azeas- [47].
(8) Railroads and public or quasi-public utilities including substations-[47].
(9) Noncommercial nurseries and gardens-[n/a].
[ ] Pazking Group-See section 4-2 of this ordinance.
(C) Accessory Uses: The following uses shall be permitted as accessory uses as provided in
section 4 of this ordinance:
(1}Attached garages.
(2) Detached garages.
(3) Noncommercial greenhouses.
(4) Solar collectors.
(5) Wind generators.
(6) Satellite receiving dishes.
(7) Storage buildings.
(8) Readily movable sports, recreation, or outdoor cooking equipment.
(9) Tennis courts, swimming pools and similaz permanent facilities.
(10) Home occupations.
(11) Noncommercial gardens and nurseries.
(d) All licenses have been issued or have been applied for awaiting the outcome of the
board's decision; and
(e) Signage shall be limited to one (1) nonilluminated, wall mounted sign not to exceed
four (4) square feet in area.
(4) Off street parking of operable automobiles to serve a permitted or conditional use in an
abutting office, commercial (except C-1 district), institutional district or adjacent to churches
or schools only, provided that:
(a) No structure other than a screening or security fence or wall shall be erected on the
premises;
(b) Signage shall be limited to one freestanding sign of no more than six (6) square feet in
size per drive opening, identifying the parking use, providing directions or marking
entrances and exits thereto;
(c) A site plan shall be submitted and approved as provided in section 4 of this ordinance.
[ ]Parking group-See section 4-2 of this ordinance.
(E) Temporary Uses: The following uses shall be permitted as temporary uses in the R-2 district:
(1) Building or trailer for storage of materials and/or equipment necessary for construction
authorized by a valid building permit, provided the location of the building or trailer has been
approved by the building official.
(F) Bulk Regulations:
Front Yard Setbacks
Lot Area
In Square Lot Coverage
R-2 DISTRICT Feet Frontage As
BULK REGULATIONS x 1,000 In Feet Lot Area
Permitted Uses
Permitted Uses
Single-family residential 5 50 40
Two-family residential 6 50 40
Townhouse
(maximum 2 DU) 3/DU 25/DU 40
Church 20 100 40
(see Section 2-5.10)
Conditional Uses
Hospice 6 50 40
Nursery school/daycare 5 50 40
Rear Yard
Side Yard Setback
Min. Max. Setback % Depth
Building
Height In
Feet
20 50 6 20 30
20 50 6 20 30
20
20
20
20
50 6/0 20
20 20
6 20
6 20
(G) Parking Requirements: See section 4-2 of this ordinance.
. 30
30
30
30
(H) Signs: See section 4-3 of this ordinance.
(12) Off street parking and storage of vehicles.
(13) Fences.
(14) Garage sales or rurrimage sales provided that not. more than three (3) such sales shall be
allowed per premises per calendar year and not more than three (3) consecutive days per sale.
(D) Conditional Uses: The following conditional uses are permitted in the R-2 district, subject to
the provisions of section 5 of this ordinance and are the minimum requirements for
application to the board of adjustment for a conditional use permit:
(1) Bed and breakfast home, provided that:
(a) The structure is either regulated by the historic preservation ordinance or is listed on
the national register of historic places;
(b) The use is maintained within an owner occupied, single-family dwelling;
(c) The. structure has a minimum total floor area of four thousand five hundred (4,500)
square feet, with not more than one sleeping room for each seven hundred fifty (750)
square feet of floor area, with a maximum of five (5) sleeping rooms;
(d) Signage shall be limited to one wall mounted sign not to exceed six (6) square feet in
area, not internally illuminated, and with direct lighting only with sharp cut off
luminance;
(e) The permit shall not license the property for rental as a private club, museum, or tour
home; and
(f) Parking shall be provided at a rate of one space per guest room. The parking shall be
provided on site or on a street frontage of the property, and should not intensify parking
problems in the neighborhood.
(2) Hospice, provided that:
(a) The parking group requirements can be met-[2].
(b) Signs shall not be permitted.
(3) Group daycare center provided that:
(a) Forty (40) square feet of indoor floor area (excluding halls and bathrooms) is provided
per child in areas occupied by cribs, thirty five (35) square feet of indoor area (excluding
halls and bathrooms) is provided per child in areas not occupied by cribs times the
licensed capacity; and seventy five (75) square feet of fenced outdoor recreation space is
provided per child using the space at a given time;
(b) The parking group requirements can be met-[8];
(c) Such facility shall supply loading and unloading of children so as not to obstruct
public streets or create traffic or safety hazards;
Prepared by: Laura Carstens, City Planner Address: City Hall, 50 W. 13th St Telephone: 589-4210
Return to: Jeanne Schneider, City Clerk Address: Citv Hall- 50 W. 13th St Telephone: 589-4121
ORDINANCE NO. 53 - 08
AN ORDINANCE AMENDING APPENDIX A (THE ZONING ORDINANCE) OF THE
CITY OF DUBUQUE CODE OF ORDINANCES BY RECLASSIFYING HEREINAFTER
DESCRIBED PROPERTY LOCATED EAST OF KEYMONT DRIVE FROM R-1
SINGLE-FAMILY RESIDENTIAL DISTRICT TO R-2 TWO-FAMILY RESIDENTIAL
DISTRICT
NOW, THEREFORE, BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY
OF DUBUQUE, IOWA:
Section 1. That Appendix A (The Zoning Ordinance) of the City of Dubuque
Code of Ordinances is hereby amended by reclassifying the hereinafter-described
property from R-1 Single-Family Residential District to R-2 Two-Family Residential
District, to wit:
Lot 1 of 2 of 2 of Westview Shopping Center Plaza and Lot 1 of Westview
West, and to the centerline of the adjoining public right-of-way, all in the City
of Dubuque, Iowa.
Section 2. The foregoing amendment has heretofore been reviewed by the
Zoning Advisory Commission of the City of Dubuque, Iowa.
Section 3. This ordinance shall take effect immediately upon publication, as
provided by law.
Passed, approved and adopted this 4th day of August, 2008.
Roy D. Buol, Mayor
Attest:
Jeanne F. Schneider, City Clerk
North Fork Trails
R-2 Buffers R-1 and Commercial
•
Designed for Low Density
44% Reduction in Trips per Day
Traffic Generated
PROPOSAL
•
40 Townhomes X 5.86 trips / day* = 234 Average Daily Trips
–
Zoned as R-1
•
44 Single Family Homes X 9.55 trips / day *= 420 Average Daily Trips
–
Reduction in Traffic R-2 vs. R-1
= 186 Trips per Day
44%
*
Note: Source for trip data (ITETGM)
Bio Swales
Rain Gardens
Pervious Pavers
Autumn Trails
Vegetative Buffers
4 Acres of Park Space
•
North Fork Trails Meets Future Land Use
Goals
•Environmental
–Encourage the creation of a sustainable environment that successfully balances urban growth and development with ecological
constraints
–Promote conservation practices that result in responsible use of non-renewable natural resources
–Protect and preserve existing water supplies and air quality and ensure that future water and air quality is safeguarded
–Assure appropriate control, collection, disposal and per capita reduction of storm water, wastewater, solid wastes, and household
hazardous wastes
–Promote the protection, preservation and enhancement of the biodiversity of the City’s bluffs, prairies, wetlands, waterways,and
all natural areas, and encourage partnerships
–Promote community clean-up and beautification efforts through public and private partnerships.
–Meet or exceed all Federal, State, and Local regulations for environmental quality
•Land Use
–Protect and enhance the viability, livability, and affordability of the City’s residential neighborhoods while integrating multi-
family development throughout the community
–Balance open space and environmental preservation with the community’s needs
–Encourage the concept of mixed use developments to create diverse and self sufficient neighborhoods
–Encourage redevelopment opportunities within the City to revitalize unused or underused property while promoting the
preservation of viable and affordable housing stock
–Promote principles of good urban design as part of all development
–Plan for the City’s future and orderly development within a regional context
•Recreation
–Provide a safe park and recreation system that continues to meet the communities need for usable and accessible park and open
space
–Improve and expand recreational opportunities for adults, the elderly, and the disabled
–Enhance the visual attractiveness of the community and the park system
North Fork Trails
•
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pepartment of ~.clr~~cti~r~dl ~~ Va~..vs
Dubuque Probation/Parole
745 Main S#.
Dubuque, IA 52001
(563) 557-7244
FAX (563) 557-8217
Council Persons,
7/16/08
I appreciate your time and energ~r on the proposal that was brought before you and
development on Keymont Street in Dubuque.
We have lived at 1815 Keyway Drive for over eight years. We are unable to park any
vehicle in front of our house due to the traffic and "blind spots" at the crest of
Keyway...
Keyway has become, "the other JFK Road".
Traffic is already a major issue and our kids are not allowed to be in front yard as a
result of the traffic.
understand the land question will inevitably be developed but how it is developed
is our concern, especially if the proposed streets are narrower and the volume of
the traffic increase.
Please re-think this proposal for at this point our family is against the current offer_
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Protect the Employees
Protect the Offenders
July 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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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
~L
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.
~~.
~~
~~
§ 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 /~'
~~ ~G
t1_~~ a i~ +t`
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 //
L~
Preliminary Plat
North Branch Trails
Honorable Mayor and Council:
the residents of the Key Knolls subdivision adn area petition Mayor and Council Members to consider the following;
the City Comprehensive Plan adopted by City
Councuil on April 2, 2007, designating land use of thius property as Open Space; ECIA's
May 14, 2008 daily traffice count of 3560 vehicles traveling on Key Way Dr. a residential
street; unsafe limited one way access and propsed narrowing Keymont street with one
side parking and one side sidwalks; protection of the open green area and the North Fork
of Catfish Creek and flooding problems; and the october 3, 1988 City Council vote to
deny Rezoning this property from R1 to R3; and at the Public Hearing on July 21, 2008
deny the request to rezone 11 acres East of Keymont Dr. from currently zoned R1 to R2.
=F
Regular Session- October 3, 1988 325
'~~
OFFICIAL
Regular Session, October 3, 1988
Council Met at ?:30 P.M., at the Public
Library Auditorium.
Present-Mayor Brady, Council
Members Deich, Heckmann, Pratt,
Simon, Voetberg, City Manager W. Ken-
neth Gearhart, Corporation Counsel
Lindahl.
Absent: Council Member Kluesner
Mayor Brady read the call and stated
this is the REGULAR MONTHLY
MEETING of the City Council called for
the purpose to act upon such business
which may p~„N~.ly come before the
Council.
Lori Prantner and Richard Kapparos ob-
jected to the rezoning Yequest.
An ORDINANCE:.Amending Zoning
Ordinance by reclassifying property
located east of Keyway Drive and
Keystone Drive from "$.-1 Single Fami-
ly Residential District" to "R=3 Multi-
Family Residential District", (first
reading only given at meeting of 9-19-88),
presented and read.
Council Member Simon moved that the
rules be waived requiring three selsarate
readings of the Ordinance before final
adoption of the Ordinance and final adop-
tion of the Ordinance. Seconded by Coun-
cil Member Pratt. Vote on the motion was
as follows: Yeas-Council .Members
Heckmann, Simon. Nays=Mayor Brady,
Council Members Deich, Pratt, Voetberg
Absent-Council Member Kluesner. Mo-
tion Failed.
Invocation was given by Mayor Brady.
PROCLAMATIONS: October 15,
1988 as "White Cane Safety Day"
Month of October as "National Quality
Control Month" received by Rose
Koronkiewiecz, who presented the Coun-
cil with a Quality flag.
Council Member Simon moved to sus-
pend the rules to allow anyone present
to address the Council. Seconded by
Council Member Heckmann. Carried by
the following vote: Yeas-Mayor Brady,
Council Members Deich, Heckmann,
Pratt, Simon, Voetberg. Nays-None.
Absent-Council Member Kluesner.
Proof of publication, certified to by the
Publisher, on Notice of Public Hearing
to rezone property east of Keyway Drive
and Keystone Drive from R-1 to R-3,
presented and read.
Council Member Simon movedthat the
proof of publication be received and filed.
Seconded by Council Member Pratt. Vote
on the motion was as follows: Yeas-
Council Members Heckmann, Simon.
Nays-Mayor Brady, Council Members
Deich, Pratt, Voetberg. Absent-Council '
Member Kluesner.
Brian Kane, Attorney for HRW
Associates requested favorable rezoning.
Council Member Simon Moved that
this be considered the second reading of
the Ordinance. Seconded by Council
Member Pratt. Vote on the motion was
as follows: Yeas-Council Members
Pratt, Simon, Heckmann. Nays-Mayor
Brady, .Council Members Deich,
Voetberg. Absent-Council Member
Kluesner. MOTION FAILED - OR-
DINANCE NOT ADOPTED,
Proof of publication, certified to by the
Publisher, on Notice of Public Hearing
to amend the Conceptual Development
Plan for the existing PR Planned
Residential District from property at
northwest corner of Chaney Road and
Asbury Road, presented and read. There
were no written objections received and
no oral objectors present at the time of
the Hearing.
Council Member Simon moved that the
proof of publication be received and filed.
Seconded by Council Member Voetberg...,
Carried by the following vote: Yeas-
Mayor Brady, Council Members Deich,
Heckmann, Pratt, Simon, Voetberg.
Nays-None. Absent-Council Member
Kluesner.
ORDINANCE NO. 43.88
AN ORDINANCE OF THE CITY OF
DUBUQUE, IOWA, PROVIDING
THAT THE CODE OF ORDINANCES,