Minutes Zoning Adv Com 5 1 02PRESENT:
ABSENT:
MINUTES
ZONING ADVISORY COMMISSION
REGULAR SESSION
Wednesday, May 1,2002
6:30 p.m.
Auditorium, Carnegie Stout Library
360 W. 11th Street, Dubuque, Iowa
Chairperson Eugene Bird, Jr.; Commissioners Ron Smith, Martha Christ and
Jeff Stiles; Staff Members Kyle Kritz and Guy Hemenway.
Commissioners Stephen Hardie, Dick Schlitz and Ben Roush.
AFFIDAVIT OF COMPLIANCE: Staff presented an Affidavit of Compliance verifying that
the meeting was being held in compliance with the Iowa Open Meetings Law.
CALL TO ORDER: The meeting was called to order at 6:30 p.m.
MINUTES: The minutes of the April 3, 2002 meeting were approved unanimously as
submitted.
Staff Member Kdtz explained to those in attendance that there were only four Commission
members present, and that a three-member majority is required to approve a plat and four-
member quorum is required to approve rezoning requests. Commissioners decided to
hear the rezoning ,request of Joel Callahan prior to the preliminary plat request.
PUBLIC HEARING~,REZONING~CALLAHAN: Application of Joel Callahan/Catlahan
Construction, Inc. to rezone property, in conjunction with annexation, from County R-2 to
City R-2 Two-Family Residential District, R-4 Multi-Family Residential District, and CS
Commercial Service and Wholesale District.
Joel Callahan, 12815 Noble Ridge, spoke in favor of his request, offedng to answer
questions from the Commissioners. Commissioner Smith asked if the development was
phased. Callahan said that 46 lots of the residential portion, the commercial and multi-
family housing would be built in Phase 1, and that the balance of the single-family
residential lots would be developed in Phase 2. He stated he has agreed to the City's
conditions, including provision of green space and extension of the cul-de-sac.
Roseann Schromen, 13782 Seippel Road, stated that she is not opposed to land
development in the area, but is opposed to the density of the proposed residential
development. She said she is also opposed to commercial development at this location.
She said that she felt the development would aggravate existing traffic problems and she
questioned what government entity is responsible for street improvements in the area.
She stated that there were many competitors for land in this area. She stated that this
style development does not fit in the neighborhood and will potentially de-value her
property.
Minutes - Zoning Advisory Commission
May 1, 2002
Page 2
Maudne Harris, 13521 Seippel Road, said that she felt the development does not fit the
country atmosphere. She said Mr. Callahan should eliminate the Iow rent units and the
commercial development. She said this development will increase traffic. She said the
development has three entrances, which create potential traffic safety problems. She
stated that she felt semis and large trucks would utilize the service area.
Chairperson Bird asked Ms. Harris where her driveway was in relationship to the
development. She said across Seippel Road.
Bill Potter, 14949 Middle Road, said that the feels this is too dense a development for the
area.
Walt McFadden, 5580 Pennsylvania Avenue, said the streets will not be able to handle the
increase in traffic. He said that Chavanelle Road should be extended and Highway 20
should be improved prior to any development in this area.
Doug Fritsch, 14238 Middle Road, stated that he has traffic concerns in this area. He said
currently traffic exceeds speed limits and that Middle Road serves as a short cut to
Highway 20 traffic.
Pete Henkels, 13864 Seippel Road, said that he objects to the small tot size and the
density of development for this area.
Bridget Stoponovitch, 16197 Middle Road, said she has concerns with traffic safety. She
said she had to create a landscape barrier to prevent traffic from running into her yard.
She said that she felt the traffic has increased in the area in the last five years and that this
development has the potential to reduce property value and have a negative
environmental impact.
John Wilson, 15967 Paradise Heights, said that he agrees with his neighbors. He stated
that the development is not compatible with the City's industrial park. He said that it has
the potential to deter businesses from locating in the City industrial park. He said that
existing development in the area is characterized by large lots.
Alan Lex, 14520 Middle Road, said that the lots in this development are too small and that
the traffic in the area is a problem.
Tom Gearhart, 15264 Middle Road, said he has concerns with traffic and the density of the
development.
Joel Callahan distributed photos of houses that he said are likely to be built in the
subdivision. He said that there are houses in other subdivisions that are similar to the
ones he is proposing. He said that the proposed lots have 50 feet of frontage versus the
standard 80-100 feet of frontage. He said this development is not too dense for the area.
He said that his development will border the City's industrial park to the south and east,
Minutes - ZoningAdviso~ Commission
May 1, 2002
Page 3
and that he has followed the City's recommendation to transition from industrial,
commercial, multi-family to single-family development. He said that the houses will be
priced at approximately $125,000 and up and that there are no comparable tots and
affordable housing currently available in the Dubuque area. He stated that his
development will be built to Dubuque City standards and it will include extra green space
for street trees. He said he feels his development will fit well with the industrial park. He
said that he will excavate eight feet of fill off of the north side property line versus the 20
feet he originally intended. He stated that his development may increase traffic, but that
the City should address traffic con(ems in the future.
Commissioner Smith asked if the development had restrictive covenants. Mr. Callahan
said yes, and the covenants would not allow mobile homes. Mr. Callahan said the houses
would typically be two to three bedrooms, with two baths. He said some will be two story
and all will have two car garages. He said he felt there is a market for smeller affordable
lots.
Staff Member Kdtz reviewed the staff report, stating that Mr. Caliahan has met with City
staff and his design included a 42-foot right-of-way with three-foot parkways for street
trees. He said that Mr. Callahan worked with the City to design the access and street
layout. He discussed the street width, lot layouts, green space, dedicated park area and
the restriction of individual curb cuts on Seippel Road. He stated that Seippel Road's
improvements are currently not in the Five Year Capital Improvement Plan for the City. He
discussed the reduced street width for the development. He said that the commercial
development, because of the small lot size, will not compete with the City's industrial park,
which offers large lots.
Commissioner Smith asked if development of the detention basin was phased. Staff
Member Kritz said that depends on how phasing and development occurs. He said that
the final plat will require all the detention basin details. Chairperson Bird said that this
development does represent a dramatic density change for the area but that he likes the
layout and the transition between industrial and single-family. He said he feels the City is
growing to the west and that this development will work well with the area.
Commissioner Stiles said that this is a good plan with logical access, green space, park
area and storm water detention. He said that the lot size is adequate and the new
development definitely does not represent Iow-income housing. He said that the street
improvements will follow the development. He said he feels there is a need for these style
tots and homes in the community. Commissioner Smith said that this is a good place to
have starter homes and that he feels the development is appropriate. Commissioner
Chdst said she agrees with the other Commissioners. She said she feels that there is a
good transition and buffering at this location.
Motion by Stiles, seconded by Smith, to approve the rezoning. Motion was approved by
the following vote: Aye - Smith, Christ, Stiles and Bird; Nay - None.
Minutes - Zoning Advisory Commission
May 1, 2002
Page 4
ACTION ITEM: Application of Joel Callahan for approval of the preliminary plat of
Callahan Subdivision along Seippel Road and north of the Dubuque Industrial Center
West.
Based on the group discussion for the rezoning of the property, the Commissioners felt the
preliminary plat was appropriate with the addition of three conditions.
Motion by Smith, seconded by Christ, to approve the preliminary plat with the conditions
that: 1) Lot 5 of Block 5 have frontage on a public street, with direct access; 2) that
between Lot 51 and Lot 52, Lot C be eliminated and a 20-foot public utility easement be
provided; and 3) the rezoning approval be subject to annexation. Motion was approved by
the following vote: Aye - Smith, Christ, Stiles and Bird; Nay - None
ITEMS FROM STAFF:. Revisions to Zoning Advisory Commission Bylaws.
Commissioners and staff decided to table the recommended changes to the by-laws so as
to comply with the 14-day notification peded.
Motion by Smith, seconded by Chdst` to table the request. Motion was approved by the
following vote: Aye - Smith, Chdst, Stiles and Bird; Nay - None
ADJOURNMENT:. The meeting adjourned at 7:50 p.m.
Respectfully submitted,
Kyle L. Kritz, Associate Planner Adopted