Callahan - Seippel Rd Annex ZngMEMORANDUM
May 14, 2002
TO:
FROM:
SUBJECT:
The Honorable Mayor and City Council Members
Michael C. Van Milligen, City Manager
Callahan Subdivision Request for Annexation and Financial Assistance
The City has received a request from Joel Callahan for annexation of 40 acres of
property on Seippel Road, just north of Dubuque Industrial Center West. Over two
phases, he plans to develop a section of the property for 105 single-family owner-
occupied housing at a price of $125,000, which is affordable to persons at 95% of
median income. Consistent with the results of the City's Affordable Housing Task Force
Report and the availability of City funds, Planning Services Manager Laura Carstens is
recommending approval of the annexation and certain components of the financial
assistance request.
The recommendation includes $430,475 in no-interest loans, $33,460 in forgivable
loans and a commitment to build a neighborhood park valued at approximately
$150,000.
Following is Mr. Callahan's request and the staff recommendation:
City assistance for development of the R-2 affordable single-family lots
50'x 100' lots: Consistent with the Task Force report, staff recommends
approval. The City Council recently amended the Zoning Ordinance to allow
these smaller lot dimensions.
42' street right-of-way: Consistent with the Task Force report, staff recommends
approval, in conjunction with items 1.c. and 1.e.
c. 27' street pavement width: Consistent with the Task Force report, staff
recommends approval, in conjunction with items 1 .b. and 1 .e.
Street paving thickness: Staff recommends approval for the concrete pavement
with a 1/4" increase to 6 1/4" concrete and 4" base stone, which is the City standard.
As we do with other projects, the City will provide an additional 3/4" of concrete to
bring the pavement to a 7" thickness. Staff is not able to recommend approval of
the requested 4" asphalt and 14" stone base, because the City standard is 7"
asphalt and 4" base stone.
Parking on one side only: Consistent with the Task Force report, staff
recommends approval, in conjunction with items 1.b. and 1.c. City Engineering
staff will evaluate the best locations for parking to maintain sight distance and
avoid hydrants, and then provide a separate ordinance for City Council action.
f. PVC SDR26 sanitary sewer mains: PVC sanitary sewer mains are being installed
as a City "pilot" project in the reconstruction of White Street. Consistent with the
Task Force report, staff recommends approval, except for the R-2 lots that are
within 300 feet of the CS lots. City standards require this 300-foot separation for
PVC pipe to prevent possible chemical contamination from commercial/industrial
sites. In addition, staff recommends that the developer provide for the project
engineer to inspect and certify that the PVC pipe is installed to City standards.
g. PVC C900 water mains: PVC water mains were installed as a City "pilot" project
during the reconstruction of Lincoln Avenue. Consistent with the Task Force
report, staff recommends approval except for the R-2 lots that are within 300 feet
of the CS lots or in areas that are known to be the site of a leaking underground
storage tank, in accordance with City and State standards.
Waive all engineering and inspections fees for the R-2 and R-4 sections: This was
not presented in the Affordable Housing Task Force report. These fees are based on
3% of the project engineer's estimate for the public improvements (streets, sewers,
water, street lights). Approximately 60% of the City Engineering staff salaries are
supported by these fees as an offset to the General Fund. Any waiver of fees would
have to be made up by the General Fund (i.e., property taxes). Since this item is not
in the City's budget, staff is not able to recommend approval.
Waive any and all sanitary sewer hook up fees for the R-2 and R-4 sections: The
City charges a sewer interceptor fee when a developer connects to the City's
sanitary sewer system. For this project, the interceptor fee is approximately
$500/acre.
Consistent with the Task Force report, staff recommends waiver of the sewer
interceptor fee for the R-2 area only. This fee is estimated to be $10,000 (21.15
acres of R-2 zoning at approximately $500/acre) for the affordable housing portion of
the project. We are recommending this waiver because the City has already incurred
the cost of the sewer interceptor with the construction of the industrial park.
Staff recommends that the CS and R-4 portions of the $500/acre interceptor fee not
be waived, and instead be collected by the City in installments as lots are sold, with
a balloon payment being made in 5 years. This fee is estimated to be $7,500.
4. Waive any and all water hook up fees for the R-2 and R-4 sections: The City
charges a water hook up fee based on front footage when the developer connects to
the City water system. This fee is $11.00 per lineal foot. This fee covers a portion of
the cost to extend the water main to a development. The estimated cost to extend
the existing City water main along Seippel Road is $99,550.
Instead of the requested waiver of this fee, staff is suggesting a compromise,
because the water main extension (unlike the sewer interceptor) is an expense that
the City now must actually incur. The City must be paid back for this expense, to
avoid an increase in water rates. Our recommendation might be different if the water
main was already in place.
Consistent with the Task Force report, staff recommends that, for the R-2 lots only,
the estimated cost of $7,975 in water hook up fees be paid back as these lots are
sold, with a balloon payment at the end of 5 years. This connection charge would be
prorated by the number of lots in each phase of the subdivision.
Staff recommends that the estimated front footage fees of $6,215 fees for the R-4
and CS sections be paid as they normally are, at the start of the project.
Waive development service application fees for the R-2 and R-4 sections:
Consistent with City practice for annexations, staff recommends waiver of $2,460 in
development service application fees for the entire development. This includes the
rezoning fee of $1,000 and the preliminary plat fee of $1,460.
Waive assessments for any sanitary sewer and water fees for the R-2 and R-4
sections: Staff is not able to recommend waiver of the water tap fee for any lots,
because this covers the actual cost of materials. No other sewer and water fees or
assessments are anticipated.
Furnish and install sanitary sewer in the R-2 section: Consistent with the Task Force
report, staff recommends that the City finance this cost in the same manner as it
financed the Harvest View development. The developer would make prorated
repayments as R-2 lots are sold, with a 5-year balloon payment for the remaining
balance. The sewer main cost for Phase I of the R-2 section is estimated to be
$105,000. This includes approximately $80,000 for the main sewer line and $25,000
for the lateral lines to the homes.
The sewer main cost for Phase II of the R-2 section is estimated to be $135,000.
This includes approximately $100,000 for the main sewer line and $35,000 for the
lateral lines. Staff has not recommended that the City commit to funding this second
phase of the project at this time.
8. Furnish and install sanitary sewer extension to the R-2 section: Consistent with the
Task Force report, staff recommends that the sewer extension costs be paid back as
R-2 lots are sold, and a balloon payment at the end of 5 years. The collector portion
of the sanitary sewer through the R-2 section of the project is estimated to be
approximately $30,000.
9. Furnish and install sanitary sewer in the R-4 and CS sections: Although these lots
are for multi-family and commercial developments, not for owner-occupied housing,
staff recommends approval for interest-free financing for extension of the collectors
only. The sewer main and lateral lines would not receive any financial assistance.
Two sanitary sewer collectors must be extended through the R-4 and CS sections to
reach the R-2 zone to the north. This recommendation is consistent with the
Affordable Housing Task Force report, because without these extensions, the R-2
area could not be served with City sewer. The collector portion for the R4 and CS
areas is estimated to be $60,000. The City would recoup its cost through prorated
repayments as the lots are sold, with all monies repaid in 5 years.
10. Furnish and instafl water in the R-2 section: Consistent with the Task Force report,
staff recommends that the water installation costs be paid back as R-2 lots are sold,
with a balloon payment at the end of 5 years. The cost to install the internal water
main and service lines to each home in Phase I of the R-2 portion is estimated to be
$120,500; however, the City has only $100,000 available for fiscal year 2003.
11. Fumish and install water extension to the R-2 section: The estimated cost to extend
the existing City water main along the property's entire Seippel Road frontage is
$99,550. Consistent with the Task Force report, staff recommends that this cost be
recouped through the prorated payment of the frontage fee ($11.00 per lineal foot)
as R-2 lots are sold, with a balloon payment at the end of 5 years (see item 4).
12. Furnish and install water to the R-4 and CS sections: Staff is not able to recommend
approval because these lots are for multi-family and commercial developments, not
for owner-occupied housing. The cost of the water main to serve the R-4 and CS
sections must be paid up front.
13. Furnish and install street lights in the R-2 and R-4 sections: This was not presented
in the Affordable Housing Task Force report. Since this item is not in the City's
budget, staff is not able to recommend approval.
14. Plant a tree on each lot in the R-2 section: Consistent with City street tree program
and the Task Force report, staff recommends that the City pay half the cost of each
tree and the labor cost to plant the trees in the parkway (green space between the
curb and the sidewalk). The trees cost $120 each and the labor cost is $150 per
tree. To meet City standards, a tree on every lot may not be possible due to the
location of utility lines to the homes, driveways, hydrants, etc. If trees were planted
for 90%, or 100 of the 112 R-2 lots, for example, the City's cost would be $6,000 for
the trees and $15,000 for labor.
15. Purchase and install playground equipment for a 3-acre park: Consistent with the
Task Force report, staff recommends budgeting $150,000 for a small pavilion,
playground equipment, grading and seeding to create a neighborhood park. The
park would be completed within 1 year after the public street to the park is installed,
provided that the developer makes 1-2 acres of the park land fiat and usable.
16. Furnish and install drain tile: Consistent with current City practice and with the Task
Force report, staff recommends approval.
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
May 14, 2002
TO:
Michael Van Milligen, City Manager
FROM: Laura Carstens, Planning Services Manager
SUBJECT: City Assistance to Facilitate Development of Callahan Subdivision
Introduction
This memo transmits a request from Joel Callahan, President, Callahan Construction,
Inc. for City assistance to facilitate development of a new mixed-use subdivision that
would include affordable housing. He has asked for financial assistance for the
development of his proposed Callahan Subdivision on Seippel Road, in conjunction
with rezoning, platting and annexation. This memo provides the staff recommendation
in response to his request. Staff has reviewed these recommendations with him.
Correspondence from the Zoning Advisory Commission and Planning staff regarding
the proposed rezoning and preliminary plat are provided under separate cover. The
rezoning request is concurrent with annexation, and is scheduled for a public hearing at
the City Council's May 20 meeting.
A resolution, staff report and related materials concerning Mr. Callahan's request for
voluntary annexation, concurrent with the rezoning, are provided under separate cover
as well. The annexation request also is scheduled for a public hearing at the City
Council's May 20 meeting.
Discussion
The City Council has made affordable owner-occupied housing a top priority. In
December of 2001, the City Council considered the report of the Affordable Housing
Task Force. The purpose of the Task Force was to research and recommend
opportunities for development of affordable owner-occupied housing. The target range
was households earning 90-100% of median income.
Callahan Assistance Request
Page 2
He is requesting annexation of his 40-acre pamel concurrent with rezoning to a
combination of CS Commercial Service and Wholesale, R-4 Multi-Family Residential,
and R-2 Two-Family Residential districts. He is proposing a phased development with
installation of five public streets and public water, sanitary sewer and storm sewer
systems, as well as creation of a neighborhood park.
Mr. Callahan assisted development of the Task Force's recommendations for land
development. Many of these recommendations are reflected in his request for City
assistance for his proposed mixed-use development. In his letter, Mr. Callahan
indicates that his anticipated price of $125,000 for the single-family homes is affordable
to households at 80% of median income. We have calculated that this price is
affordable to households at 95% of median income, which is within our target range.
The Affordable Housing Task Force report recommends that:
The City should consider the potential of its role in directing "smart growth" at its
western and southern boundaries, encouraging residential development in concert
with anticipated business development at the new office and industrial parks. This
area "in-fill" residential development could result in housing located adjacent to new
employment, reducing vehicle trips and commuting time."
If this property were to develop in the County as a rural subdivision, the public
improvements still would have to be installed to City standards, which is consistent with
how the City has approved other subdivisions in our identified growth areas. Without
the benefit of City assistance, however, the density of this development would be much
less due to the County's larger lot requirements for septic system drain fields. Through
a partnership of the City and the developer, this project can provide the opportunity to
serve as a "model project" for affordable owner-occupied housing. This project also
incorporates the principles of "smart growth" due to its proximity to the City limits,
infrastructure and utilities, as well as new jobs at the Dubuque Industrial Center West.
Recommendation
The City should determine its financial involvement on a case-by-case basis, based on
the availability of City funds, consistency with the City's long-range plans, and the
overall benefit of the development to the City. All projects should be evaluated on their
individual merits, including the prevention of urban sprawl through the use of existing
infrastructure and utilities, such as streets, sewers, and water lines.
We are recommending City assistance for the R-2 affordable single-family lots
because: 1) City funds are available to assist new developments, 2) the request is
consistent with the recommendations of the Affordable Housing Task Force, and/or 3)
the request is consistent with current City policies, programs or practices.
Callahan Assistance Request
Page 3
Since the City does not have any policies or programs for facilitating development of
new multi-family or commercial properties, we are not able to recommend City
assistance for the R-4 multi-family lots or the CS commercial lots.
We are able to recommend City assistance to facilitate the affordable single-family
development in the R-2 zoning through a combination of waivers (grants) and zero-
interest loans with 5-year balloon payments. Repayment of these loans would provide
for a revolving loan fund to facilitate other single-family developments in the future.
Supporting documentation is provided in the attached memorandums from the Water
Department and Engineering Division. These recommendations follow the sequence
laid out in Mr. Callahan's letter.
1. City assistance for development of the R-2 affordable single-family lots
a=
50'x 100' lots: Consistent with the Task Force report, staff recommends
approval. The City Council recently amended the Zoning Ordinance to allow
these smaller lot dimensions.
b. 42' street/right-of-way: Consistent with the Task Force report, staff recommends
approval, in conjunction with items 1 .c. and 1.e.
c. 27' street pavement width: Consistent with the Task Force report, staff
recommends approval, in conjunction with items 1.b. and 1.e.
Street paving thickness: Staff recommends approval for the concrete pavement
with a 1/4" increase to 6 1/4" concrete and 4" base stone, which is the City standard.
As we do with other projects, the City will provide an additional 3/4" of concrete to
bring the pavement to a 7" thickness. Staff is not able to recommend approval of
the requested 4" asphalt and 14" stone base, because the City standard is 7"
asphalt and 4" base stone.
Parking on one side only: Consistent with the Task Force report, staff
recommends approval, in conjunction with items 1.b. and 1.c. City Engineering
staff will evaluate the best locations for parking to maintain sight distance and
avoid hydrants, and then provide a separate ordinance for City Council action.
PVC SDR26 sanitary sewer mains: PVC sanitary sewer mains are being installed
as a City "pilot" project in the reconstruction of White Street. Consistent with the
Task Force report, staff recommends approval, except for the R-2 lots that are
within 300 feet of the CS lots. City standards require this 300-foot separation for
PVC pipe to prevent possible chemical contamination from commercial/industrial
sites. In addition, staff recommends that the developer provide for the project
engineer to inspect and certify that the PVC pipe is installed to City standards.
Callahan Assistance Request
Page 4
g. PVC C900 water mains: PVC water mains were installed as a City "pilot" project
during the reconstruction of Lincoln Avenue. Consistent with the Task Force
report, staff recommends approval except for the R-2 lots that are within 300 feet
of the CS lots or in areas that are known to be the site of an leaking underground
storage tank, in accordance with City and State standards.
Waive all engineering and inspections fees for the R-2 and R-4 sections: This was
not presented in the Affordable Housing Task Force report. These fees are based
on 3% of the project engineer's estimate for the public improvements (streets,
sewers, water, street lights). Approximately 60% of the City Engineering staff
salaries is supported by these fees as an offset to the General Fund. Any waiver of
fees would have to be made up by the General Fund (i.e., property taxes). Since this
item is not in the City's budget, staff is not able to recommend approval.
Waive any and all sanitary sewer hook up fees for the R-2 and R-4 sections: The
City charges a sewer interceptor fee when a developer connects to the City's
sanitary sewer system. For this project, the interceptor fee is approximately
$500/acre.
Consistent with the Task Force report, staff recommends waiver of the sewer
interceptor fee for the R-2 area only. This fee is estimated to be $10,000 (21.15
acres of R-2 zoning at approximately $500/acre) for the affordable housing portion
of the project. We are recommending this waiver because the City has already
incurred the cost of the sewer interceptor with the construction of the industrial park.
Staff recommends that the CS and R-4 portions of the $500/acre interceptor fee not
be waived, and instead be collected by the City in installments as lots are sold, with
a balloon payment being made in 5 years. This fee is estimated to be $7,500.
Waive any and all water hook up fees forthe R-2 and R-4 sections: The City
charges a water hook up fee based on front footage when the developer connects to
the City water system. This fee is $11.00 per lineal foot. This fee covers a portion of
the cost to extend the water main to a development. The estimated cost to extend
the existing City water main along Seippel Road is $99,550.
Instead of the requested waiver of this fee, staff is suggesting a compromise,
because the water main extension (unlike the sewer interceptor) is an expense that
the City now must actually incur. The City must be paid back for this expense, to
avoid an increase in water rates. Our recommendation might be different if the water
main was already in place.
Consistent with the Task Force report, staff recommends that, for the R-2 lots only,
the estimated cost of $7,975 in water hook up fees be paid back as these lots are
Callahan Assistance Request
Page 5
sold, with a balloon payment at the end of 5 years. This connection charge would be
prorated by the number of lots in each phase of the subdivision.
Staff recommends that the estimated front foOtage fees of $6,215 fees for the R-4
and CS sections be paid as they normally are, at the start of the project.
Waive development service application fees for the R-2 and R-4 sections:
Consistent with City practice for annexations, staff recommends waiver of $2,460 in
development service application fees for the entire development. This includes the
rezoning fee of $1,000 and the preliminary plat fee of $1,460.
Waive assessments for any sanitary sewer and water fees for the R-2 and R-4
sections: Staff is not able to recommend waiver of the water tap fee for any lots,
because this covers the actual cost of materials. No other sewer and water fees or
assessments are anticipated.
7. Fumish and install sanitary sewer in the R-2 section: Consistent with the Task Force
report, staff recommends that the City finance this cost in the same manner as it
financed the Harvest View development. The developer would make prorated
repayments as R-2 lots are sold, with a 5-year balloon payment for the remaining
balance. The sewer main cost for Phase 1 of the R-2 section is estimated to be
$105,000. This includes approximately $80,000 for the main sewer line and $25,000
for the lateral lines to the homes.
The sewer main cost for Phase II of the R-2 section is estimated to be $135,000.
This includes approximately $100,000 for the main sewer line and $35,000 for the
lateral lines. Staff has not recommended that the City commit to funding this second
phase of the project at this time.
8. Furnish and install sanitary sewer extension to the R-2 section: Consistent with the
Task Force report, staff recommends that the sewer extension costs to be paid back
as R-2 lots are sold, and a balloon payment at the end of 5 years. The collector
portion of the sanitary sewer through the R-2 section of the project is estimated to
be approximately $30,000.
9. Furnish and install sanitary sewer in the R-4 and CS sections: Although these lots
are for multi-family and commemial developments, not for owner-occupied housing,
staff recommends approval for interest-free financing for extension of the collectors
only. The sewer main and lateral lines would not receive any financial assistance.
Two sanitary sewer collectors must be extended through the R-4 and CS sections to
reach the R-2 zone to the north. This recommendation is consistent with the
Affordable Housing Task Force report, because without these extensions, the R-2
Callahan Assistance Request
Page 6
area could not be served with City sewer. The collector portion for the R4 and CS
areas is estimated to be $60,000. The City would recoup its cost through prorated
repayments as the lots are sold, with all monies repaid in 5 years.
10. Furnish and install water in the R-2 section: Consistent with the Task Force report,
staff recommends that the water installation costs to be paid back as R-2 lots are
sold, with a balloon payment at the end of 5 years. The cost to install the internal
water main and service lines to each home in Phase I of the R-2 portion is estimated
to be $120,500; however, the City has only $100,000 available for fiscal year 2003.
11. Fumish and install water extension to the R-2 section: The estimated cost to extend
the existing City water main along the property's entire Seippel Road frontage is
$99,550. Consistent with the Task Force report, staff recommends that this cost be
recouped through the prorated payment of the frontage fee ($11.00 per lineal foot)
as R-2 lots are sold, with a balloon payment at the end of 5 years (see item 4).
12. Furnish and install water to the R-4 and CS sections: Staff is not able to recommend
approval because these lots are for multi-family and commercial developments, not
for owner-occupied housing. The cost of the water main to serve the R-4 and CS
sections must be paid up front.
13. Furnish and instal/street lights in the R-2 and R-4 sections: This was not presented
in the Affordable Housing Task Force report. Since this item is not in the City's
budget, staff is not able to recommend approval.
14. Plant a tree on each lot in the R-2 section: Consistent with City street tree program
and the Task Force report, staff recommends that the City pay half the cost of each
tree and the labor cost to plant the trees in the parkway (green space between the
curb and the sidewalk). The trees cost $120 each and the labor cost is $150 per
tree. To meet City standards, a tree on every lot may not be possible due to the
location of utility lines to the homes, driveways, hydrants, etc. If trees were planted
for 90%, or 100 of the 112 R-2 lots, for example, the City's cost would be $6,000 for
the trees and $15,000 for labor.
15. Pumhase and install playground equipment for a 3-acre park: Consistent with the
Task Force report, staff recommends budgeting $150,000 for a small pavilion,
playground equipment, grading and seeding to create a neighborhood park. The
park would be completed within I year after the public street to the park is installed,
provided that the developer makes 1-2 acres of the park land fiat and usable.
16. Furnish and instal/drain tile: Consistent with current City practice and with the Task
Force report, staff recommends approval.
Callahan Assistance Request
Page 8
Attachments
CC
Joel Callahan, President, Callahan Construction, inc.
David Harris Housing and Community Development Director
Pauline Joyce, Administrative Services Manager
Bill Baum, Economic Development Director
Bob Green, Water Department Manager
Gil Spence, Leisure Services Manager
Mike Koch, Public Works Director
Gus Psihoyos, Assistant City Engineer
Kyle Kritz, Associate Planner
Plam~ng Services Department
city mu
50 West 13th Street
Dubuque, Iowa 520014864
(563) 5894210 office
(563) 589-4221 fax
planning~cityofdubuque.org
The Honorable Mayorand City Council Membem
City of Dubuque
City Hall-50W. 13~ Street
Dubuque IA 52001
RE: Rezoning
May 14, 2002
Applicant:
Location:
Description:
Joel Callahan/Callahan Construction, Inc.
Seippel Road
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 Commemial Service and Wholesale 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, stating his proposal is to develop a more
affordable single-family development that will create new construction of houses that will
sell for approximately $125,000. The multi-family and commercial zoning will provide a
transition between the single-family homes and the Dubuque Industrial Center West.
Staff reviewed the proposed rezoning request, noting that it is in conjunction with a
request to annex the same property. The subject proposal is in compliance with the
City's Comprehensive Plan and City utilities and capable of serving the proposed
development.
There were several public comments in opposition to the request relating to the density
of the project, the amount of vehicle trips generated by the proposals and that Seippel
Road is not capable of handling the increase in traffic.
The Zoning Advisory Commission discussed the request, noting that the proposed
zoning does provide an adequate transition from industrial property to residential
property, that adequate utilities exist to serve the development and that it is typical that
streets will be upgraded once development occurs, not before.
Recommendation
By a vote of 4 to 0, the Zoning Advisory Commission recommends that the City Council
approve the request.
Service People Integrity Respon~bOi~y Innovation Teamwork
The Honorable Mayor and City Council Members
May 9, 2002
Page 2
A simple majority vote is needed for the City Council to approve the request.
Respectfully submitted,
Eugene Bird, Jr., Chairperson
Zoning Advisory Commission
Attachments
City of Dubuque
Planning Services Department
Dubuque IA 52001-4864
Phone: 319-589-42~ 0
Fax: 319-5894149
[] Variance
[] Conditional Use Permit
[] Appeal
[] Special Exception
[] Limited Setback Waiver
PLANNING APPLICATION FORM
'~ Rezoning
[] Planned District
[] Preliminary Plat
r~ Minor Final Plat
[] Text Amendment
[] Simple Site Plan
[] Minor Site Plan
[] Major Site Plan
~3 Major Final Plat
[] Simple Subdivision
n Annexation
[] Temporary Use Permit
[] Certificate of Appropriateness
[] Certificate of Economic Hardship
[] Othen
PLEASE TYPE OR PRINT LEGIBLY IN INK
PropertyOwner(s): ~-,t~(~k~1~ COm-~ ~'Y~4'c--'~ o~/t , -~C .
Address: l~-~J~ Jk. JC~l~. ~,'~fl~ C~: ~~
Fax Numben ~ ~ - ~- ~ ~ ' Mobile/Cellular Number:
Address: ~ ~ < ~c ~ ~ Ci~:
FaxNumbeE ~ ~ ~ Mobile/CellularNumbe~
Site I~a~on/address: ~ ;~ ~ J ~ ~ ~
Phone: ~'~ w,¢ ~
State: __ Zip:
Existing zoning: ¢':'0~/~'J1 Proposed zoning: ['2..3., Rq, CE Historic district: Landmark:
Legal description (Sidwell Parcel ID number or lot number/block number/subdivision): L.,4- I . ~ 44,<
Total property (lot) area (square feet or acres): L[ 0 c-~c~,r.~.? ~ Number of lots: I ~
Descdbe proposal and reason necessary (attach a letter of explanation, if needed):
CERTIFICATION: I~e, the undersigned, do hereby certify that
becomes public record:
2. Fees are not refundable and payment does not guarantee approval; and
3. All additional required wdtten and graphic materials are attached.
PropertyOwner(s): C ~(i~2kc~k~ CO~S' Jc'rt~C~r-j~
The information submitted heroin is true and correct to' the best of my/our knowledge and upon submittal
Date:
Applicant/Agent: Date:
FOR OFFICE USE ONI.~Y-,.A,~yIATION SUBMITTAL CHECKLIST
Fee: Received by: .74Z/~ .Date: V'/-O~.- Docket:
[] Property ownership list D Site/sketch plan [] -----~or plan :3 Plat [] Conceptual development plan
[] Improvement plans [] Design review project description [] Photo [] Other:
REZONING STAFF REPORT Zoning Agenda: May 1, 2002
Property Address:
Property Owner:
Applicant:
East of Seippel Road, North of Dubuque Industrial Center West
Callahan Construction, Inc.
Joel Callahan
Proposed Land Use: Commercial/MF/SF
Proposed Zoning: CS/R-4/R-2
Existing Land Use: Vacant
Existing Zoning: R-2 County
Adjacent Land Use:
North - Residential
East - Agricultural
South - Industrial
West- Residential/vacant
Adjacent Zoning: North - County R-2
East - AG
South - PI
West-C-I/R-2 County
Former Zoning:
1934 - County; 1975 - County;
1985 - County
Total Area: 46.5 acres
Property History: The property recently has been purchased by Joel Callahan and
was previously used for agricultural purposes.
Physical Characteristics: The property can be characterized as rolling and generally
drains to the southeast.
Concurrence with Comprehensive Plan: The Future Land Use Map of the
Comprehensive Plan is in the process of being updated by the Long Range Planning
Advisory Commission, and the subject property is designated for commemial and
residential development.
Impact of Request on:
Utilities: Existing City utilities can be extended to serve this property. The City
water and sewer services do have sufficient capacity to serve this site.
Traffic Patterns/Counts: The proposed development includes the construction of
five new public streets with three accesses onto Seippel Road. Planning staff
estimates based on Institute of Traffic Engineers trip generation rates that
approximately 1,400 vehicle trips per day will be generated when fully developed.
Public Services: Public services have been extended to serve this area of the City
of Dubuque with the annexation of property along Old Highway Road and the
construction of new industrial buildings in the Dubuque Industrial West Industrial
Park.
REZONING STAFF REPORT Page 2
Environment: Staff does not anticipate any adverse impact to the environment
provided adequate erosion control is provided dudng all phases of development,
and that adequate storm water cOntrol is provided as part of this development.
Adjacent Properties: Development of this property will increase the ambient light
and noise levels of the surrounding area.
CIP Investments: None proposed.
Staff Analysis: The submitted rezoning request is for property currently located in
Dubuque County. The applicant, Joel Callahan, is requesting to be annexed to the City
of Dubuque, and is requesting rezoning of the subject parcel to a combination of CS
Commercial Service and Wholesale District, R-4 Multi-Family Residential, and R-2
Two-Family Residential districts. The proposed CS zoning would be adjacent to the
City of Dubuque's Dubuque Industrial Center West and serviced by a new public street
with access to Seippel Road. The R-4 Multi-Family Residential lots would be on the
north side of the same public street serving the commercial lots on the south side. The
R-2 Two-Family Residential lots will be served by four new public streets with two
accesses on Seippel Road. The requested rezoning does provide for a transition from
the more intense industrial uses of the City's industrial park.
The CS Commercial Service and Wholesale District allows for a range of commercial
uses that do not require a location on a high volume, high visibility traffic corridor.
Anticipated businesses may include firms that sell directly to contractors or provide
services to a homeowner or a business. An example of the mix of uses that could be
anticipated within a CS district is Cedar Cross Road in the city of Dubuque. A
substantial portion of this roadway is zoned CS Commercial Service and Wholesale
District.
The five lots along the north side of the proposed cul-de-sac street will be zoned R-4
Multi-Family Residential. The R-4 district allows a maximum of 12 units in a building,
and there must be 2,000 square foot of lot area for each structure. Lots 2, 3, 4 and 5
can accommodate a 12-plex, while Lot 1 would be limited to nine units. The multi-
family housing will provide a transition between the commercial and industrial uses to
the south and single-family and two-family lots to the north.
The R-2 Two-Family Residential zoning allows for single and two-family residential
units. The residential lots will be served by four new public streets built to the City's
new smaller street standard of 27-foot paving within a 42-foot right-of-way. The R-2
zoning allows the flexibility to build one and two-family homes that have been
intermixed in several other subdivisions within the city of Dubuque in recent years.
The applicant is proposing that Lot A be dedicated to the City of Dubuque as green
space and a park area. Lot A is located in the northeast corner of the subdivision.
REZONING STAFF REPORT Page 3
While a portion of it is in a drainage way, there is sufficient space to provide a
playground area.
The Planning staff has estimated that, based on Institute of Traffic Engineers trip
generation manual, approximately 1,400 vehicle tdps per day would be generated when
this parcel is fully developed. This estimate does not include the five lots zoned for
commercial service, as it is extremely difficult to anticipate the number of vehicle trips
from a commercial service-type business until the exact nature of the business is
known. However, when compared to other commercial types of businesses,
commercial service business tend to generate a significantly lower volume of trips than
a retail-oriented commercial business.
The portion of Seippel Road bordering the proposed development has not been
improved like the south portion of Seippel Road to Highway 20. This portion of Seippel
Road is not on the City's five-year capital improvement program for streets.
Planning staff recommends that the Zoning Advisory Commission review the criteria for
reviewing rezoning requests contained in Section 6-1.1 of the Zoning Ordinance.
Prepared by: ~
Reviewed: ,~'/~
Date:~
Prepared by: Laura Carstens. City Planner Address: 50 W. 13th St.. City Hall Telephone: 589-4210
ORDINANCE NO. -02
AN ORDINANCE AMENDING APPENDIX A (THE ZONING ORDINANCE) OF THE
CITY OF DUBUQUE CODE OF ORDINANCES BY RECLASSIFYING HEREINAFTER
DESCRIBED PROPERTY LOCATED AT 13000 BLOCK OF SEIPPEL ROAD FROM
DUBUQUE COUNTY R-2 RURAL RESIDENTIAL TO CITY OF DUBUQUE R R-2 TWO-
FAMILY RESIDENTIAL DISTRICT, R-4 MULTI-FAMILY RESIDENTIAL DISTRICT AND
CS COMMERCIAL SERVICE AND WHOLESALE DISTRICT, CONCURRENT WITH
ANNEXATION.
Whereas, Callahan Construction, Inc., prOperty owner, has requested rezoning
concurrent with annexation to the City of Dubuque in accordance with Section 2-3 of
Appendix A (Zoning Ordinance) of the City of Dubuque Code of Ordinances; and
Whereas, this request has been found to be consistent with the Comprehensive
Plan and the Future Land Use Map of the Comprehensive Plan
NOW, THEREFORE, BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY OF
DUBUQUE, IOW,~
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 as shown
in Exhibit A, and to the centerline of adjoining public right-of-way, all in the City of Dubuque,
Iowa, from County R-2 Rural Residential District to City of Dubuque R-2 Two-Family
Residential District, R-4 Multi-Family Residential District and CS Commercial Service and
Wholesale District.
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 day of
,2002.
Attest:
Terrance M. Duggan, Mayor
Jeanne F. Schneider, City Clerk
~ Proposed Area to ~ Proposed Area to
be Rezoned to R-2 be Rezoned to R-4
Proposed Area to
be Rezoned to CS
Applicant: Joel Callahan/
Callahan Construction
Location: East of Seippel Road and
North of the Dubuque Industrial Center
West
Description: 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.
Proposed Area
to be Rezoned
Lou Ann Ward
14095 Sandpiper Lane
Dubuque, Iowa 52002
April 27, 2002
Mr. Kyle Kritz
Planning Services Department
C~y H~
50 West ~ 3th Slmet
Dubuque, Iowa 52001-4864
CITY OF DUBUQUE
I:~.AY 0 ~t 200~
Dear Mn Kritz:
I. am concerned ~bout-the proposed rezoning of the property located East of Seippel
Read and North ofthe-Dubuquelndustfial Center West~ '1 presently live on Middle
Road, so my main con, em isthe.traffic situation. I am sure 'this development would
increase the current traffic on Middle Road tremendously. E ismost likely that people
wBuseMiddle Road as away-to get to this developmenL- Middle Road in its Present
condition could not handle-any additional traffic than it has currently. It is also very
dangerous in it present st. ate because it- is very- rrarrow without any shoulder area to
use if needed. For this reason the.county installed warning signs 'at the intersection
of Middle Road and Seippel Road,- I have personally witnessed many critical
accidents. It is my firm belief that-this increased traffic would create a major Problem
for everyone involved.
My concern is not with the single family home sites, but with the business/service
area, and multi-family dwellings. As a business owner on Cedar Cross Road, I know
the impact and safety the traffic can create. If the Proposed area were rezoned CS
Commercial Service this will mean heavy l~ucks and semis will be travelling on
Middle Road. Just the other day, I met a semi at-thetop of a hill on Middle Road.
Middle road and Selppel Road_are not wide. enough'~, large trucks or semis.
As I stated before, I would not be against the single-fam~y residence. I feel this type
of development would be .mom ap~.opriately suited for this area.
Thank you,
Lou Ann Ward
April 30, 2002
Zoning Advisory Commission
Cb Hall
50 West 13th Street
Dubuque IA 52001-4864
~ ~ OF DUS, UQUE
. ..~, ~ ! 2002
Dear Commission members:
I am writing in regard to the Joel Callahan proposal for the rezoning of property
located east of Seippel Road and north of the Dubuque Industrial Park. I have two
concerns regarding this proposal.
Building 105 homes on 15 acres will hurt the property value of the surrounding
homes. All of the homes in the area have large lots and nice homes.
Although housing would be welcome, it would better if the lot specifications
and homes were more intine with existing properties.
Middle and Seippet Roads are not equipped to catty the volume of traffic a
development this size would generate. Seippel Road, heading north ~om
Callahan's property, and all of Middle Road are very narrow with no shoulder.
There is both a safety issue and a tra~c flow issue with having this many
mere people trying to ddve in this area.
I appredate your consideration in this matter. Thank you for your time and attention.
Sincerely,
Karen Gerhard
15924 Middle Road
CITY oF DUBLK~UE
David and BfidgetSfipanov~h
6197MiddleRoad
Dubuque, IA52002
582-7445
April28,2002
DUBUQUE
Plannin8 Servi?es.~.e.~a~¢nt
City Hall
50 West 13th Street
Dubuque, IA 52001
I am writing regarding the proposal to rezone property east of Sieppel Road and north
of the DB~.~. Industrial Center West. We are new homeowners at 6197 Middle Road
(comer of Middle and Sieppel). We have several concerns about this possible rezoning.
Om- concerns are how much more traffic this will produce, safety, and conserving the
integrity of the area.
Safety is a huge concern we have. As it stands Middle and Sieppel are both dangerous
roads (not having any shoulders). Our front door is approximately 25 feet from Sieppel
road, which is already a safety concern. Having more traffic from this proposed rezoning
is only going to cause more congestion causing a huge concern for safety. These roads
were designed for minimal traffic and as the west end grows so does the need to improve
the road conditions. I understand these roads are is governed by three different
principalities, Asbury, City of DBQ, and the County of Dubuque. It does not matter who
governs them, safety is everyone's concerns. Until these roads are improved, we do not
recommend any housing to be developed.
We understand the traffic will increase as the west continues to grow. I have
enclosed a copy of the traffic count in this area. The traffic report done by the
Department of Transportation was from 1997, over five years ago. According to the
DOT an updated report will be coming out this July. We are very anxious to see the
increased tra~c. Keep in mind this is current traffic on these roads, does not include this
massive proposed housing development.
We understand the contractor bought this land to develop it, but we as homeowners
have concerns about his proposal to build approximately 105 houses, multi-units and a
service area. Concerns being, preserving the property value of our homes, concerns
about what kind of environment impact this will have in this area and the high_
density of the proposed homes. Massive housing development of this kind will only lead
to other problems.
All of these issues safety, traffic, and the density of this land are all important issues
and need to be addressed before rezoning this land.
DUBUQUE COUN1
1997 ANNUAL AVEt
\ I
CIT~ OF' DUBUOL.~
Apd129a, 2002
APR 3 0 2002
Mr. Kyle Kritz
Planning Services Department
City I-IaU
50 West 13~ Street
Dubuque, Iowa 52001-4864
Dear Mr. Kfitz,
I am writing to ask you to consider all the factors when discussing Joel Callaharl/Callahan
Construction's Inc. proposal to rezone the property East of Seippel road and North o f the
Dubuque Industrial Center West from Country R-2 to City R-2 Residential, R-4 Multi -
Family, and CS for Commercial Service and Wholesale District.
The rezoning proposal that Mr. CalJahan is requesting will add additional traffic to
8eippel Road, which is experi~ increased traffic due to the development of the
Industrial Center West. With Mr. Callahan's proposal, there will be three additional exits
to Seippel Road which mean increased traffic. Trying to rezone the various categories
into 40 acres seems a little much. With the multiple zoning of that area, there will he a
scattering of houses and businesses much like exists on Cedar Cross Roads. That area is a
smattering ora little of everything: business, multi-family, and single family homes.
From an April 9t~ report on Channel 9 news, Mr. Harris indicated that there was t4%
vacancy av~ability for mnkiple housing in the city of Dubuque. Why do we need to
expand?
A distant neighbor on Old Highway Road, I have seen an increase in traffic with the
expansion o£the Industrial Center West. This will only get worse as mom businesses
relocate.
I am asking that the Zoning Advisory Commission strongly consider rejecting the
proposal of Joel CallaharffCallahan Construction Inc. and leave the 40 acres in the county
and zoned R-2.
Thank You.
Sincerely,
Page 1 of 2
Melinda Rettenberger
From:
To:
Sent:
Subject:
"Danny Shaffer" <shaffer.d@mcleodusa.net>
<planning@cityofdubuque.org>
Tuesday, April 30, 2002 6:38 AM
Proposal to rezone property of Joel Callahan/Callahan Construction
C~Ty OF DUSUQUE
To the attention of Kyle Kretz:
Dear Mr. Kretz;
Because of prior commitments, we are unable to attend the public hearing on
May 1, 2002, concerning the proposal to rezone property of 3oel
Callahan/Callahan Construction ThC. on Seippel Road 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.
We wish to express our strong objection to this rezoning.
One consideration is the condition of Middle Road and the older (northern) part
of Seippel Road. These roads are not adequate to serve the drastic increase in
traffic that the proposed development would generate. We live at 12423
Seippel Road and also object to the increase in traffic itself aside from its
impact on the condition of the roads. It appears that three additional roads
would exit from the proposed development onto Seippel Road. We are already
expecting an increase in traffic as the industrial area on Seippet Road continues
to be developed.
The new industrial development on Seippel Road was carefully designed to
incorporate green space and make an attempt to maintain the aesthetic value
of the area. We appreciate that effort and do enjoy the pond that was created.
The development proposed by Callahan, in contrast, leaves no room for green
space, it would create a density of housing and population on that piece of land
that is entirely out of sync with the surrounding area.
We object strongest to the proposal to rezone part of the property to CS
Commercial. This is a rural setting. Please don't commercialize it further. There
are gas stations and convenience stores and grocery stores in close proximity
now. We see no need for more, or for the additional traffic the
commercialization would generate.
There is also a new housing development already in progress at the north end
of Seippel Road. TS there a real need in our community for this proposed
rezoning? On an April 19 news report on channel 9, Mr. Harris said that there is
already 14% vacancy in Dubuque.
Dan and Marsha Shaffer, 12423 Seippel Rd.
04/30/2002
Page 1 of I
Melinda Rettenberger
From:
To:
Sent:
Subject:
"Julie Scharringhausen" <msscharr@mwci.net>
<planning@c'riyofdubuque. org>
Monday, April 29, 2002 5:43 PM
Attn: Kyle Kr~z
CITY OF DUBUQUE
APR 3 0 2002
Dear Mr. Kritz;
I would tike to express my concern at a rezoning proposal. The
applicant is Joel Callahan, and the location east of Seippel Road and
North of the Dubuque Industrial Center West.
According to the information I was given, the proposed developmem would
place a combination of single and multi-family dwellings equivalent to
165 households and commercial/wholesale district on a 40 acre area.
This leaves me with several concerns. That number of dwellings on such
a small area would certainly result in a crowded development in an
agricultural setting; a paradox at best! The homes that are now located
in the area are set on large lots and are higher scale homes. A housing
area such as the one proposed would in no way fit into the present setting.
I also understand such a development would result in as many as 2,400
additional cars per day on Seippel Road. This, I fear, would adversely
affect the safety of the streets where we live. Our roads and
intersections would be hard pressed to handle this kind of traffic on a
daily basis. The main reason we settled in this area is the quiet
neighborhood and the absence of heavy traffic. I am also strongly
opposed to opening the area to the commercial zoning. It, too, would
create extra year-round traffic and noise, both from automobiles
frequenting businesses and from the commercial vehicles it would bring.
I urge you and the Zoning Commi~sion to deny this request. There is no
need for such a development in the area, it would be a detriment to its
surroundings, and it would adversely affect those of us who live here now.
Sincerely yours,
Julie Scharringhausen
14732 Old Highway Road
Dubuque, IA 52002
04/30/2002
Planning Services Department
City Hah
50 West 13th Street
Dubuque, Iowa 52001~4~54
(563) 589-42~0 office
(563) 589-4221 £ax
plannJng~cityoffiubuque.org
May 14,2002
The Honorable Mayor and City Council Members
City of Dubuque
City Hall - 50 W. 13th Street
Dubuque IA 52001
RE: Preliminary Plat of Callahan Subdivision
Applicant: Joel Callahan/Callahan Construction Inc.
Location: Seippel Road
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 indicating that the subdivision reflects the
changes made to City Codes to reduce the cost of residential development. On street
parking for the proposed public streets in the single-family portion will be restricted to
one side only.
Planning staff reviewed submitted preliminary plat indicating location and size of City
sewer and water mains, location of storm water detention areas and design standards
of proposed public streets. Planning staff also reviewed estimated vehicle trips from the
proposed development.
There were several people who spoke in opposition to the request, indicating they were
concerned about the density of the subdivision and the impact on their property values.
The Zoning Advisory Commission discussed the request, noting that the preliminary plat
is in substantial compliance with the City's Subdivision Regulations.
Recommendation
By a vote of 4 to 0, the Zoning Advisory Commission recommends that the City Council
approve the request subject to the following conditions:
1) Provide frontage on the public street for Lot 5 of Block 5.
2)
Delete the 20-foot frontage of Lot C between Lots 51 and 52 and replace it with a
20-foot wide utility easement.
Preliminary plat of Callahan Subdivision
May I 0, 2002
Page 2
3) Approval is subject to annexation.
A simple majority vote is needed for the City Council to approve the request.
Respectfully submi_t'ted,
Eugene Bird, Jr., Chairperson
Zoning Advisory Commission
Attachments
City of Dubuque
Planning Services Department
Dubuque IA 52001-4864
Phone: 319~589-4210
Fax: 319-589-4149
[] Vadance
[] Conditional Use Permit
[3 Appeal
[] Special Exception
[] Limited Setback Waiver
PLANNING APPLICATION FORM
B Rezoning
~planned District
reliminary Plat
[] Minor Final Plat
[] Text Amendment
n Simple Site Plan
[] Minor Site Plan
r~ Major Site Plan
[] Major Final Plat
[] Simple Subdivision
[] Annexation
[] Temporary Use Permit
[] Certificate of Appropriateness
[] Certificate of Economic Hardship
[] Other:.
PLEASE TYPE OR PRINT LEGIBLY IN INK
Prope Owner,s): / I In.,
FaxNumber: ~'-'(..¢3--GF~- ~,p-'-~3 Mobile/OelMarNumbe~
Address: ~ ~ c ~_~ ,~ ~o~-~ City:
State: ~/~t Zip:,
Phone:
State: Zip:
Fax Number:. ..~.-~ ~',< ~s -= J~-,-,,-~ Mobile/Cellular Number:.
Site location/address: '-
Exis~ng zoning: ~ -- Proposed zoning: ~2 ~ ~ ~ C~Historic district: Landmark:
Legal descSption (Sidwell Pamet ID number or lot numbedblock numbedsubdivision):
N~'/~ ~j ~+ ~'~p
To~I prope~ (lot) area (square feet or acres): ~ O ~c Fss ~ ~ Number of Io~: J ~
Describe proposal and reason necessary (attach a letter of explanation, if needed):
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 wdtten and graphic materials are attached.
PropertyOwner(s): Cool(coke%' CO~V~S'('w-u_o-~,~.,~ r. ~ '
Applicant/Agent:' //~ ~_.~/'~/' __ Date:
Date: k~_ ~_~
FOR OFFICE USE O~NJ~Y.~AP.?J~ATION SUBMIT[AL CHECKLIST
Fee: Received by:..,~.-~. Z ,~ Date: .~//~:/0 ~ Docket:
[] Property ownership list [] Site/sketchCan ~loor plan [] Plat [] Conceptual development plan
[] Improvement plans [] Design review project description [] Photo ~ Other:
SUBDIVISION STAFF REPORT Zoning Agenda: May 1, 2002
Project Name:
Property Owner:
Applicant:
Preliminary Plat of Callahan Subdivision
Callahan Construction, Inc.
Joel Callahan
Number of Lots: 126
Acreage in R.O.W. 4.93 acres
Total Area: 46.5 acres
In City: No
In 2-Mile Area: Yes
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:
Existing Land Use:
Adjacent Land Use:
Commercial/MF/SF
Vacant
North - Residential
East - Agricultural
South - Industrial
West - Agricultural
Proposed Zoning: CS/P,-4/R-2
Existing Zoning: County R-2
Adjacent Zoning: North - County R-2
East - AG
South - PI
West- C-1/R-2 County
Physical Characteristics: The subject parcel is located on the east side of Seippel
Road immediately north of the City of Dubuque Industrial Center West. The property
generally slopes to the south and has moderate slopes on the property.
Proposed Phasing: Phase I would include all the commercial and multi-family lots and
approximately 46 R-2 Two-Family Residential lots.
Previous Conditions of Zoning or Plats: None.
Dedication of Open Space or Public Amenities:The applicant proposes to dedicate
approximately three acres (Lot A) to the City as open space and park land.
Proposed Streets and Grades: The applicant is proposing the construction of five new
streets to be dedicated to the public. Four of the streets are within the residential
portion of the development and vary in grade from 3% to 8%.
Recommended Motion: Motion to approve the submitted Preliminary Plat of Callahan
Subdivision subject to providing lot frontage for Lot 5 of Block 5, deleting the 20-foot
frontage of Lot C between Lots 51 and 52 and replacing it with a 20-foot wide utility
easement, and annexation of the subejct parcel to the City of Dubuque.
SUBDIVISION STAFF REPORT Page 2
Conformance with Comprehensive Plan: The Future Land Use Map of the
Comprehensive Plan is in the process of being updated by the Long Range Planning
Advisory Commission, and the subject property is designated for commercial and
residential development.
Impact of Request on:
Utilities: City water and sewer can be extended to serve the subject property. The City
utilities have adequate capacity to serve the proposed development.
Traffic Patterns: The proposed development will generate approximately 1,400
average daily trips from the single-family and multi-family lots. The number of vehicle
trips generated by a particular commercial service business can vary widely, thus, no
estimate for the five commercial service zoned lots has been included.
Public Services: Existing public services have been extended to this portion of the City
of Dubuque because of recent annexations. A new snow route has been established
and the address list for Police, Fire and Operations and Maintenace have been
updated.
Environment: Staff does not anticipate any adverse impact to the environment
provided adequate erosion control is provided during all phases of development.
Adjacent Properties: The proposed development will increase the number of vehicle
trips on Seippel Road and will increase the ambient light and noise level of the
surrounding area.
Recommended Conditions on Plat: Planning staff recommends the preliminary plat
of Callahan Subdivision be approved subject to the following conditions: 1) that Lot 5 of
Block 5 be provided frontage on a public street, and 2) that the 20-foot frontage of Lot
C be eliminated and an easement provided between Lots 51 and 52.
Staff Analysis: The submitted Preliminary Plat of Callahan Subdivision encompasses
approximately 46 acres and is located immediately north of the City of Dubuque,
Dubuque Industrial Center West, and east of Seippel Road. The applicant, Joel
Callahan, is also requesting annexation to the City of Dubuque, and approval of the
submitted preliminary plat must be contingent upon annexation. The submitted
preliminary plat includes 105 lots of residential lots to be zoned R-2, five lots to be
zoned R-4 Multi-Family Residential, and five lots to be zoned CS Commemial Service
and Wholesale District.
The property will be served by five new public streets. The commercial service and
multi-family lots will be served by a single cul-de-sac street with access directly to
Seippel Road. The R-2 residential lots will be served by four new public streets with
two accesses to Seippel Road.
SUBDIVISION STAFF REPORT
Page 3
The streets serving the R-2 residential lots are of a new design standard approved by
the City Council that allows for a 27-foot wide street within a 42-foot right-of-way.
Parking will be restricted to one side only on these streets. This new street standard is
intended to reduce the cost of installation of new public streets by reducing the width of
paving. However, with only one side available for parking, more travel lane width is
available when compared to the 31-foot wide street with parking on both sides.
The proposed subdivision can be served by extension of the City's water and sewer
systems. Sanitary sewer currently terminates on the south side of the proposed
subdivision at the property line between Mr. Callahan's property and the City of
Dubuque's industrial park. City water is available within the right-of-way of Seippel
Road and currently terminates at the property line between the Dubuque Industrial
Center West and Joel Callahan's property.
The applicant has provided space for construction of storm water detention basins in
Lots B, C and D. There is also a small portion of a designated 100-year flood plain that
encumbers this property. The preliminary plat delineates this area and shows that the
proposed cul-de-sac street does encroach on it slightly. This issue can be resolved in
one of two ways. First, the street can be shortened so that it does not encroach on the
lO0-year flood plain, or a flood plain development permit will have to be approved by
the City of Dubuque and the Department of Natural Resources.
The applicant is also proposing to dedicate approximately three acres to the City of
Dubuque for open space/park area. This property is located in the northeast corner of
the subdivision, and while a portion of the property is encumbered by a drainage way,
there is adequate space for a playground area.
Planning staffwould recommend that the submitted Preliminary Plat of Callahan
Subdivision be approved with three conditions.
1) That Lot 5 of Block 5 be reconfigured so as to have frontage on the cul-de-sac
street rather than a private access easement; and
2) That the 20-foot wide frontage for Lot C be eliminated between Lots 51 and 52 and
be replaced with a 20-foot wide utility easement; and
3) That approval is subject to annexation of the property to the City of Dubuque.
In all other respects, the submitted Preliminary Plat of Callahan Subdivision is in
substantial compliance with City of Dubuque Subdivision Regulations and staff would
recommend that it be approved.
Prepared by: ~J~Reviewed: ~J/~.
Date: ?_~ ~
Callahan Construction, Inc.
12815 Noble Ridge
Dubuque, Iowa 52002
April 1, 2002
Mr. Michael Van l~flligen
city Manager
City Hall
50 W 13th Street
Dubuque, Iowa 52001
Dear Mr. Van Milligen:
I am writing to you regarding land that I have purchased north of the City of Dubuque's Industrial Park on Seippel
Road. The plat I am proposing consists of 112 single family affordable residential lots/homes, 4 multi-family lots for
assisted living apartments, 6 CS commercial lots and 3 acres of land for a park. Phase One of the project consists of
47 residential lots, 4 multi-family and 6 CS commercial. Phase Two w~ould comprise 65 residential lots. The
residential portion of this development is planned for starter homes in the price range of $125,000.00 to serve families
in the 80 percent of median family income bracket. The multi-family section would serve ~nxilies qualkafing for
Section 8 housing. Currently, there are no developments serving this market in the City of Dubuque. I feel that this
development will provide more affordable alternatives and give people in the 80 percent of median family income a
chance to buy a new house. The proposed homes within the 112 section have 2 or 3 bedrooms, a kitchen, dining
room, living room and full bathroom on the main level and a two car attached garage as well as a full basement.
The costs associated with the proposed development are substantial and will prevent such subdivisions from being
pursued. Therefore, Callahan Construction, Inc. is respectfully requesting the City of Dubuque's assistance and
support to facilitate the development. As you are aware, this land is presently in Dubuque County and is located
between the City of Dabuque and the City of Asbury. As a developer, I am aware of the cost difference to develop
between the adjoining communities. Therefore, it would be in the best interests of both Callahan Construction, Inc.
and the City of Dubuque to work together.
Furthermore, the City of Dubuque's aid will make it possible for families of median inCome to afford homes and will
also allow these families to grow and prosper. It is also attractive for new businesses looking to establish in this area.
These new businesses consider housing as it affects employees that work for them.
The following are my requests:
1. Callaban Construction, Inc. requests to allow the following changes listed below for the t12 single family
affordable development:
a. 50' x 100' single family affordable residential lots
b. 42' right ofway for streets
c. 27' city streets
d. street paving to be 4" asphalt with t 4" base stone or 6" concrete and 4" base stone
e. parking on only one side of the street
£ 8" PVC SDR26 sewer mains with 4" cast iron laterals
g. 8" PVC C900 water mains
2. The City of Dubuque to waive all engineering and inspection fees in the R2 and R4 sections.
3. The City of Dubuque to waive any and ail sanitary sewer hook up fees in the R2 and R4 sections.
4. The City of Dubuque to waive any and all water hookup fees in the R2 and R4 sections.
CaHahan Construction, Inc.
12815 Noble Ridge
Dubuque, Iowa 52002
P~e2
5. The City of Dabuque to waive development service application fees in the R2 and R4 sections.
6. I request that the City of Dubuque not assess any sewer or water hook up fees to the lots in the R2 and
R4 sections.
7. Callahan Construction, Inc. requests that the City of Dubuque, at the City's expense, famish and instaJl
sewer ma~, manholes and laterals in the R2 section.
8. Callahan Construction, II1¢. requests that the City of Dubuque, at the City's expense, famish and install
sewer mains from existing city sewer mains to the R2 development.
Callahan Construction, Inc. requests that the City of Dubuque, at the City's expense, finnish and install
sewer mains and service laterals on Street 5 for the R4 and CS sections with Callaban Construction, Inc.
paying one-half the cost for the CS.
10. Callahan Construction, Inc. requests that the City of Dubuque, at the City's expense, furnish and install
water maln~ and service laterals in the 112 development.
11. Callahan Construction, Inc. requests that the City of Dubuque, at the City's expense, furnish and install
water mains fi.om the existing city water mains to the north property line on Seippel Road.
12. Callahan Construction, Inc. requests that the City of Dubuque, at the City's expense, furnish and insta~
water main and service laterals on Street 5 for the R4 and CS sections with C~llahan Conatruction, Inc.
paying one-half the cost for the CS.
13. I am requesting that the City of Dubuque furnish and install the street lights and poles for the 112 and R4
developmem and Callah~ll Construction Ine. will pay for the cost of trenching.
14. Callahan CoBshn, lL'tiOn, Illc. requests that the City of Dubuque plant a tree on each tot for the 1t2
development at the City's expense.
15. Callaban Construction, Inc. would like to dedicate Lot A, approx/mately 3 acres, vOJfin the R2
development for a park. I am requesting that the City of Dubuque, at the City's expense, purchase
and install playground equipment within one year for this park.
16. Callaban Construction, Inc. requests that if the City of Dubuque requires drain tile behind the curb, that
the City of Dubuque, at the City's expense, furnish and install the drain tile behind the curb.
In addition to the above requests, I would like to formally request annexation to the CRy of Dubuque for the property
discussed above, conditional upon, the zoning approval, plat approval and the assistance requests to the City.
I am available to discuss this proposal at your convenience and look forward to your input.
Thank you for your consideration.
Sincerel~ ~ ~
Joel iV[ Callahan
President
_~ROM :%RLLAHP~I CONSTRIJCTION INC FAX NO. :5635884273 Apr. 02 2802 09:31AM P2
.%
,~RLLRHRN CONSTRUCTION INC FRX NO. ;565'5884273 Rp~. 82 2002 09:32RM P3
CITY OF DUBUQUE, IOWA
MEMORANDUM
May 14, 2002
TO:
Michael Van Milligen, City Manager
FROM: Laura Carstens, Planning Services Manager
SUBJECT: Voluntary Annexation Request of Joel Callahan
Introduction
This memo transmits a request from Joel Callahan, President, Callahan Construction,
Inc. for annexation of 40 acres of property east of Seippel Road, in conjunction with
rezoning. A resolution, staff report and related materials concerning Mr. Callahan's
request are provided as well. The annexation request is scheduled for a public hearing
at the City Council's May 20 meeting.
Background
The applicant is requesting to be annexed to the City of Dubuque, and is requesting
rezoning of the subject parcel to a combination of CS Commercial Service and
Wholesale, R-4 Multi-Family Residential, and R-2 Two-Family Residential districts. The
applicant owns the 40 acre parcel directly west across Seippel Road.
Correspondence from the Zoning Advisory Commission recommending approval of the
proposed rezoning and preliminary plat are provided under separate cover. The
rezoning request is concurrent with annexation, and is scheduled for a public hearing at
the City Council's May 20 meeting.
The applicant has requested City financial assistance to facilitate development of
affordable housing. This request and the staff recommendation regarding City
assistance are provided under separate cover.
Callahan Annexation
Page 2
Discussion
The annexation request is in accordance with the Iowa Code for a minimum of 50 feet
of adjacent boundary and the creation of uniform boundaries.
The property requested for annexation lies within the urbanized area of both the City of
Asbury and the City of Dubuque. The Iowa Code requires that these types of
annexation requests be approved first by the City Council, and then by the State of
Iowa's City Development Board.
The area proposed for annexation is included in the City's 1996-1997 Annexation
Study. This site is a preferred area for annexation due to its proximity to the City limits,
infrastructure and utilities. Water and sanitary sewer services are adjacent to th'e
property.
The proposal also is consistent with the goals and objectives of the adopted
Comprehensive Plan for annexation of land that is readily served by City utilities and
services.
This mixed use development adjacent to the City's Dubuque Industrial Center West is
an example of "smart growth", and also provides the opportunity to serve as a "model
project" for affordable owner-occupied housing -- both top priorities for the City, and
consistent with the adopted Comprehensive Plan.
Recommendation
I recommend approval of the voluntary annexation concurrent with rezoning for these
reasons.
Attachments
Icarsten/council/callahan annex memo.doc
Callahan Construction,/nc.
12815 Noble Ridge
Dubuque, Iowa 52002
April 1, 2002
Honorable Mayor and City Council
City of Dabuque
50 W 13th Street
Dubuque, Iowa 52001-4845
Re: Request for Voluntary Annexation
Dear Mr. Mayor and Council Members:
I am requesting the annexation of property legally described as lot 1 of the southwest 1/4 of the northwest 1/4 and
lot 2 of the southwest 1/4 of the noFthwest 1/4 in section 3, T89N, R2E of the 5th p.m., Dubuque County, Iowa. The
plat I am proposing consists of 112 single family affordable residential lots/homes, 4 multi-family lots for assisted
living apartments, 6 CS commerdal lots and 3 acres of[and for a parle Phase One of the project consists of 47
residential lots, 4 multi-family end 6 CS commerelai. Phase Two would comprise 65 residential lots. The residantial
portion of this development is planned for starter homes in the ptice range of $125,000.00 to serve families in the 80
percettt of median family income bracket. The multi-family section would serve families qualifying for Section 8
housing. Currently, there are no developmeras serving this market in the City of Dulmque. I feel that this
development will provide more affordable alternatives and give people in the 80 percent of median family income a
chance to buy a new house. The proposed homes within the R2 section have 2 or 3 bedrooms, a kitchen, dining
room, living room and full bathroom on the main level and a two car attached garage as well as a full basement.
The costs associated with the proposed development are s~bstanfml and will prevent such subdivisions from being
pursued. Therefore, Callahan Colastrtlction, Il:lC. iS respectfully requesting the City of Dubuque's assistance and
support to facilitate the development. As you are aware, this land is presently in Dubuque County and is located
between the City of Dubuque and the City of Asbury. AS a developer, I am aware of the cost difference to develop
between the adjoining commuulties. Therefore, it would be in the best interests of both Callahan Consmaetion, Inc.
and the City of Dubuque to work together.
Furthermore, the CRy of Dubuque's aid will make it possible for families of median income to afford homes and will
also allow these Families tO grow and prosper. It is also attractive for new businesses looking to establish in this area.
These new businesses consider housing as it affects employees that work for them.
I am available to discuss this proposal at your convenience and look forward to your k~ut.
Thank you for your consideration.
Sincerely,
Joel 1V[ Callahan
President
Prepared by: Laura Caretens, City Planner Address: City HalL 50 W. 13th St Telephone: 589-
4210
RESOLUTION NO. -02
RESOLUTION ANNEXING CERTAIN TERRITORY TO THE CITY OF DUBUQUE
Whereas, Joel Callahan, Callahan Construction, Inc., property owner, has voluntarily
petitioned for annexation concurrent with rezoning of approximately 40 acres of property
lying outside of the corporate limits of the City of Dubuque, Iowa, as shown in Exhibit A; and
Whereas, Chapter 368 of the Code of Iowa authorizes the extension of City limits in
situations of this character by adoption of a resolution after notification as required by State
Regulations; and
Whereas, the request has been found to be consistent with the Dubuque
Comprehensive Plan and the Future Land Use Map of the Comprehensive Plan; and
Whereas, the future growth and development of the community make it desirable that
said property be made part of the City of Dubuque, iowa.
NOW THEREFORE, BE IT RESOLVED BY THE CITY COUNCIL OF THE CITY OF
DUBUQUE, IOWA:
Section 1. That the territorial limits of the City of Dubuque, Iowa be and they
hereby are extended to include the property legally described as Lot 1 and Lot 2 of the SW¼
of the NW¼ of Section 30, T89N, R2E of the 5th P.M. in Dubuque County, Iowa.
Section 2. That the territory herby annexed shall become a part of the Fifth
Precinct of the First Ward of the City of Dubuque, Iowa.
Section 3. That the City Clerk shall file this resolution, all exhibits and the petition
for voluntary annexation with the State of Iowa in accordance with State Regulations.
Passed, approved and adopted this day of
,2002.
Attest:
Terrance M Duggan, Mayor
Jeanne F. Schneider, City Clerk
ACCEPTANCE OF RESOLUTION NO.
-02
I, Joel Callahan, the undersigned, having read the terms and conditions of
the Resolution No. - 02 and being familiar with the conditions thereof, hereby
accept this same and agree to the conditions required therein.
Dated in Dubuque, Iowa this
day of ,2002.
By
Joel Callahan, President
Cailahan Construction, Inc.
be Rezoned to R-2
Applicant: Joel Callahan/
Callahan Construction
Location: East of Seippel Road and
North of the Dubuque InduStrial Center
West
Description: 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.
Proposed Area to
be Rezoned to R-4
Proposed Area to
be Rezoned to CS
Proposed Area
to be Rezoned
ANNEXATION STAFF REPORT Council Agenda: May 20, 2002
Property Location:
Property Owner:
Legal Description:
East of Seippel Road, North of Dubuque Industrial Center West
Callahan Construction, Inc.
Lot 1 and Lot 2 of the SW¼ of the NW% of Section 30, T89N,
R2E of the 5th P.M. in Dubuque County, Iowa.
Proposed Land Use:
Existing Land Use:
Adjacent Land Use:
Commercial, Multi-Family, Single-Family, Park/Open Space
Agricultural
North - Residential
East - Agricultural
South - Industrial
West - Residential/vacant
Existing Zoning: County R-2
Flood Plain: Partial
Water: Adjacent to site
Storm Sewer: Adjacent to site
Adjacent Zoning: North - County R-2
East - City AG
South - City PI
West - County C-1 and R-2
Total Area: 40 acres
Existing Street Access: Seippel Road
Sanitary Sewer: Adjacent to site
Purpose: The property recently has been purchased by Joel Callahan and was
previously used for agricultural purposes. The applicant proposes to rezone the
property to a mix of commercial uses and multi-family and single-family affordable
housing concurrent with annexation.
Physical Characteristics: The property can be characterized as rolling and generally
drains to the southeast.
Conformance with Comprehensive Plan: The Future Land Use Map of the
Comprehensive Plan is in the process of being updated by the Long Range
Planning Advisory Commission, and the subject property is designated for
commercial and residential development. The Comprehensive Plan includes
goals and objectives supporting annexation of land for commercial and
residential development that is readily served by City infrastructure and utilities.
Impact of Request on:
Utilities: Existing City utilities can be extended to serve this property. The City
water and sewer services do have sufficient capacity to serve this site.
ANNEXATTON STAFF REPORT Page 2
Traffic Patterns/Counts: The proposed development includes the construction of
five new public streets with three accesses onto Seippel Road. Planning staff
estimates that, based on Institute of Traffic Engineers trip generation rates,
approximately 1,400 vehicle trips per day will be generated when fully developed.
Public Services: Public services and utilities have been extended to serve this
area of the City of Dubuque with the annexation of property along Old Highway
Road and the construction of new industrial buildings in the Dubuque Industrial
Center West.
Environment: Staff does not anticipate any adverse impact to the environment
provided adequate erosion control is provided during all phases of development,
and that adequate storm water control is provided as part of this development.
Adjacent Properties: Development of this property will increase the ambient light
and noise levels of the surrounding area, as well as add traffic on Seippel Road:
CIP Investments: None proposed. The portion of Seippel Road bordering the
proposed development has not been improved like the south portion of Seippel
Road to Highway 20. This northern portion of Seippel Road is not on the City's
five-year capital improvement program for street improvements.
Staff Analysis and Recommendation: The applicant, Joel Callahan, is requesting to
be annexed to the City of Dubuque, and is requesting rezoning of the subject parcel to
a combination of CS Commercial Service and Wholesale, R-4 Multi-Family Residential,
and R-2 Two-Family Residential districts. The applicant owns the 40 acre parcel
directly west across Seippel Road.
The proposed CS zoning would be adjacent to the City's Dubuque Industrial Center
West and serviced by a new public street with access to Seippel Road. The R-4 lots
would be on the north side of the same public street serving the commercial lots on the
south side, as a transition the commercial zone and the R-2 lots to the north. The CS
zoning provides a transition from the more intense industrial uses of the City's industrial
park to the south.
The R-2 lots will be served by four new public streets with two accesses on Seippel
Road. The R-2 lots would transition from multifamily units to the south to single family
residences to the north. The R-2 zoning allows the flexibility to build one- and two-
family homes that have been intermixed in several other subdivisions within the city of
Dubuque in recent years. The applicant is proposing dedication of a three-acre parcel
to the City of Dubuque as park/open space in the R-2 zone. This parcel is located at
the northeast corner of the subdivision. While a portion of this lot is in a drainage way,
there is sufficient space to provide a playground area.
The property requested for annexation lies within the urbanized area of both the City of
Asbury and the City of Dubuque. Iowa Code requires that these types of annexation
ANNEXATZON STAFF REPORT Page 3
requests be approved first by the City Council, and then by the State of Iowa's City
Development Board. The City of Asbury is on record with this Board that Middle Road
is their intended growth boundary. Also, since the land drains toward Dubuque, the
subject property is outside of Asbury's service areas. Furthermore, the City of Dubuque
is on record with the Board that the subject property is within an intended annexation
area. In addition, the property meets Iowa Code requirements for 50 feet of adjacent
boundary and the creation of uniform boundaries for annexation to the City of Dubuque.
The property requested for annexation is included in the City's 1996-1997 Annexation
Study. This site is a preferred area for annexation due to its proximity to the City limits,
infrastructure and utilities. This mixed use development adjacent to the City's industrial
park is an example of "smart growth", and also provides the opportunity to serve as a
"model project" for affordable owner-occupied housing -- both top priorities for the City,
and consistent with the adopted Comprehensive Plan.
The applicant has requested City financial assistance to facilitate development of
affordable housing. This request and the staff recommendation regarding City
assistance are provided under separate cover.
Planning staff recommends annexation concurrent with rezoning for these reasons.
Prepared by: ~~) Reviewed:
Date: O ~[ l °(/O ?.-
13782 Seippel Road
Dubuque, IA. 52003
In reply to:C~llahan Constmcfion request for mmexation and plaus for development
Honorable Mayor and City Council
City of Dubuque
50 West 13th Street
Dubuque, IA. 52001-4845 ~
Dear Honorable Mayor and City Council,
I am wrinng this letter to object to the proposed development at this date by Callaban
Construction. As I stated at the zoning meeting, I have no objections to a development next to me provided
it is in the best interest of the aesthetics to "country/city living." Mr. Callahar~'s proposal of hnilding 112
single family houses on approximately 12 acres of land will resemble huts on an army base, and really
doesn't fit anywhere else other than an army base. Mr. Cullahan ' S photos of the proposed houses have
changed several times, each time becoming smaller in size and closer together.
He may be mistaken in his thinking that young couples starting out, or "families in the 80% of
median family income bracket" would want to live in small, uniform row houses built in a line without
space between them. Contrary to Mr. CalJahnn's letter, there are plenty of houses that have been built this
way in Dubuque, such as the John Deere homes on Chauey Road. Mos~,people dream of moving out of
areas this crampec[
I question Mr. Callaban's altruism. Cramming more small houses on an acre, yet charging a fair
market value per lot of $20,000, will eusure a great profit for the developer, especially with the city of
Dubuque's help in the development.
The phase 2 development of a multi-family section to serve families qualifying for Section 8 is
somewhat of a mystery to ma. I can only conclude this would be low income housing. Will city busses be
routed out here soon?
The commercial section is wide open to any type of development. This may need to be
conditional in tandem with what the county has begun doing to ensure developers do what they say they
will do. The 3 acre park proposed sits on a flood plain and surrounds a feeder of Catfish Creek. At the
zonin~ meeting, the DNR had not been notified of this proposal.
The costs of developing land for residential, multi-purpose and/or commercial use is substantial,
but may developers in m/d around Dnbuque are doing it on their own and without subtle threats to the city
to take their business to Asbury if the city of Dubuque won't "play ball." (As a side note, I believe the
parcel of land described in this letter cannot annex to Asbmy without my neighbor, Pete Henkels and
myself voluntaxily annexing into Asbuay. At this time, we have no intention to do that.)
I am available to discuss this proposal and its detrimental effects. Mr. Callahan may have invested
time and money in this study, but we neighbors, including the city of Dubuque, have invested years and
money iuto the developmant of our homes and properties. Thank you for your consideration~
Sincerely,
Rosean M. Schromen
RMS/mk~
CITY OF
DUBUQUE, IOWA
OFFICIAL NOTICE
NOTICE is hereby given that
the Dubuque City Council will
conduct a public hearing at a
meeting to commence at 6:30
P.M. on May 20, 2002, in the
Public Library Auditorium, 360
West 11' Street, to consider
amending Appendix A (the
Zoning Ordinance) of the City
of Dubuque Code of Ordi-
nances by rezoning hereinaf-
ter described property located
on Seippel Road in conjunc-
tion with a voluntary annexa-
tion 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. (Copy of
supporting documents are on
file in the City Clerk's Office
and may be viewed during
normal working hours.)
Written comments regarding
above reclassification may be
submitted to the City Clerk's --
Office on or before said time
of public hearing.
At said time and place of
public hearing all interested
citizens and parties will be
given an opportunity to be
heard for or against said
reclassification.
Any visual or hearing im-
paired persons needing spe-
cial assistance or persons
with special accessibility
needs should contact the City
Clerk's Office at (563) 589-
4120 or TDD (563) 589-4193 in
the Human Rights Department
at least 48 hours prior to the
meeting.
/s/Jeanne F. Schneider, CMC
City Clerk
1t5/10
STATE OF IOWA
DUBUQUE COUNTY
{ SS:
S1agabo.).
A.61, c. a- arirn�
C 1) -ram
12ES -c
CERTIFICATION OF PUBLICATION
I, TAMMY M. FELDMANN a Billing Clerk for Woodward
Communications, Inc., an Iowa corporation, publisher of the Telegraph Herald, a
newspaper of general circulation published in the City of Dubuque, County of
Dubuque and State of Iowa; hereby certify that the attached notice was published
in said newspaper on the following dates IA y 1 0
, 20 6 , and for which the charge is $ /�`' 3 5
) J.4 5d2-kk."-LAA__-
Subscribed to before me, a Notary Public in and for Dubuque County, Iowa,
this l day of T277 20 °-7--
Notary Public in and for Dubuque County, Iowa
MARY K. WESTERMEYER
Commiselos Nu F er 1548851, 88
My Comm, Exp.