Wild Wood Estates Final PlatMEMORANDUM
September 23, 2002
TO:The Honorable Mayor and City Council Members
FROM:Michael C. Van Milligen, City Manager
SUBJECT:Final Plat of Wild Wood Estates, Dubuque County
The submitted final plat of Wild Wood Estates is a new residential development off of
North Cascade Road in Dubuque County. The submitted final plat provides for the
platting of 74 single-family homes.
Planning Services Manager Laura Carstens recommends approval of the final plat of
Wild Wood Estates subject to waiving Article IV, Design Improvement Standards,
except for Section 42-19, Lots and Blocks.
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
MEMORANDUM
September 23, 2002
TO:Michael C. Van Milligen, City Manager
FROM:Laura Carstens, Planning Services Manager
SUBJECT:Final Plat of Wild Wood Estates, Dubuque County
INTRODUCTION
The submitted final plat of Wild Wood Estates is a new residential development off of
North Cascade Road in Dubuque County. The submitted final plat provides for the
platting of 74 single-family lots.
DISCUSSION
The Zoning Advisory Commission reviewed and approved the preliminary plat for Wild
Wood Estates in July 2002. The subdivision will be served by a single access to North
Cascade Road to be called Royal Wood Drive. In addition, there will be five smaller
cul-de-sacs named respectively Wood Vale Court, Wood Wind Court, Swiss Wood
Court, West Wood Court and Abbey Wood Court. All streets in the proposed
subdivision will be built to County standards providing 66-foot of right-of-way with the
standard street design for County Subdivisions.
Individual septic systems will be required for each lot in Wild Wood Estates. The
developer does not plan to install common water wells so each lot purchaser will need
to drill their own well.
The City Council is reviewing this plat as it is within two miles of the corporate limits of
the City of Dubuque, and thus the City and County jointly review this subdivision. Wild
Wood Estates is approximately 1.8 miles from the city's corporate limits.
RECOMMENDATION
The submitted final plat of Wild Wood Estates is in substantial compliance with City of
Dubuque Subdivision Regulations. I recommend the City Council approve the plat
subject to waiving Article IV, Design Improvement Standards (municipal water and
sanitary sewer), except for Section 42-19, Lots and Blocks.
LC/mkr
Attachments
Prepared by: Laura Carstens, City Planner Address: C' Hall 50 W. 13th St. Telephone: 589-4210
RESOLUTION NO. 555-02
RESOLUTION APPROVING THE FINAL PLAT OF WILD WOOD ESTATES IN
DUBUQUE COUNTY, IOWA
Whereas, there has been filed with the City Clerk a final plat of Wild Wood
Estates; and
Whereas, the preliminary plat has been examined by the Zoning Advisory
Commission and has its approval endorsed thereon, with the waiver of Article IV,
Design and Improvement Standards of the Subdivision Regulations, except for Section
41-29; and
Whereas, said final plat has been reviewed by the City Planner and had her
approval endorsed thereon; and
Whereas, said final plat has been examined by the City Council and they find
that it conforms to the statutes and ordinances relating thereto.
NOW THEREFORE, BE IT RESOLVED BY THE CITY COUNCIL OF THE CITY
OF DUBUQUE, IOWA:
Section 1. That the City Council hereby waives Article IV, Design and
Improvement Standards of the Subdivision Regulations, except Section 42-19, Lots and
Blocks.
Section 2. That the final plat of Wild Wood Estates is hereby approved and
the Mayor and City Clerk are hereby authorized and directed to endorse the approval
of the City of Dubuque, Iowa, upon said subdivision plat.
Passed, approved and adopted this 7th day of October , 2002.
Terrance M. Duggan, Mayor
Attest:
Jeanne F. Schneider, City Clerk
PLANNING APPLICATION FORM
City o~ Dubuque
Plannincj Services Department
Dubuque, IA 52001-~86q
Phone: 563-589~1210
Fax: 563-589~221
[] Variance
[] Conditional Use Permit
~ Special Exception
[] Umil~l Setback Waiver
[] Rezoning
[] Planned District
[] Preliminary Plat
[] Hinor Final Plat
[] Text Amendment
C Simple S'~;e Plan
~ Hinor Site Plan
~aalOr Site Plan
or Final Plat
[] Simple Subdivision
[] Annexation
[~ Temporary Use Permit
~ Certif~te of Economic Non-Viability
[] Certificate of Appropriateness
,~ Other:
Please tVDe or mint leuiblv in ink
Address: <~g<~.,~. ~'~ ,~, ~'~ ~).~'~_Oty: ~)~-$~.~,-~- State: ::~, Zip:
Fax Nu~r: ~ile/~lular Num~ ~ ~ ~
Fax Number:
Site Ioce§on/address:
Exi~dng zoning'~O-~ '
Proposed zoning:
Mobile/Cellular Number:
Historic District: Landmark:
Legal Descripl~on (Sidwell parcel TD# or lot number/block number/subdivision):.
Total property (Iot) area (square feet or acres): -,~_~,'~ ,~'~,~o--. ,~,~J
Desc~be proposal and reason necessary (attach a letl~ of explanation, if needed):~~3/r~,~:~
CERTiFiCATION: [/we, the undersigned, do hereby certify that:
1. The information submiU~ heroin is true and correct to tile best of my/our knowledge and upon
submittal bea3mes public record;
2. F~=s are not refundable and payment does no~ guaranl~e approval; and
3. All additional required written and graphic materials am attached.
Property Owner(s):
Applica~Agent: ~
FOR OFFZCE USE ONLY - APPI-T~ATZON SUBI~IITrAL CHECKLIST
[] Site/sketch plan r~ ConcePtual De~pment Plan cPhoto C Plat
E] Improvement plans [~ Design review project description ~ Roor plan D Other:
Wild Wood Estates
Final Plat
Wild Wood Estates
Dubuque County, Iowa
FINAL PLAT
WILD WOOD
ESTATES
DUBUQUE COUNTY,
IOWA
Final Plat
Wild Wood
ESTATES
DUBUQUE COUNTY, Iowa
SCHNEI~R
FINAL PLAT
Wild Wood ~..~ Survey&ng
ESTATES
DUBUQUE COUNTY, Iowa
FINAL PLAT
WILD WOOD
ESTATES
DUBUQUE COUNTY,
IOWA
FINAL PLAT
WILD WOOD
ESTATES
DUBUQUE COUNTY,
IOWA
3TREE-T C£NTE~LZNE DATA
FINA_ PLAT
WILD WOOD
ESTATES
DUBUQUE COUNTY,
IOWA
CURVE DATA - LOT BOUNDARIES
SCHNEIDER
Land Sur'veying
Planning
SUBDIVISION STAFF REPORT
Project Name:
Property Owner:
Applicant:
Final Plat Wild Wood Estates
Jon Furuseth
Leslie Furuseth
Number of Lots: 74
Acreage in R.O.W.
Total Area: 130 acres
In City: No
In 2-Mile Area: Yes
Flood Plain: No
None
Density Allowed: County
Commonly owned lots: None
Sanitary Sewer: No
Water: No
Storm Sewer: No
Existing Street Access: Yes
Proposed Land Use: Residential
Existing Land Use: Agricultural
Adjacent Land Use: North - Agricultural
East - Agricultural
South -Agricultural
West - Agricultural
Proposed Zoning: R-2
Existing Zoning: R-2
Adjacent Zoning: North - County
East - County
South - County
West -County
Physical Characteristics: The subject parcel of land runs to the southwest along a
ddgeline that extends from North Cascade Road and parallels Swiss Valley Road.
Proposed Phasing: None.
Previous Conditions of Zoning or Plats: None.
Dedication of Open Space or Public Amenities: None.
Proposed Streets and Grades: Royal Wood Drive - 2-6%.
Recommended Motion: Motion to approve the submitted final plat of Wild Wood
Estates as it is in substantial compliance with the City of Dubuque Subdivision
Regulations subject waiving Article IV - Design and Improvement Standards, except for
Section 42-19, Blocks and Lots.
Conformance with Comprehensive Plan: The subject parcel of land was not
included in the City's 1995 Comprehensive Plan as a potential growth area. The
property was also included in the City's 1997 Annexation Study.
SUBDIVISION STAFF REPORT Page 2
Impact of Request on:
Utilities: The proposed subdivision will be built to County standards in terms of
providing private wells and septic systems to serve the proposed houses.
Traffic Patterns: The subdivision will be served by a single access to North
Cascade Road to be called Royal Wood Drive. In addition, there will be five
smaller cul-de-sacs named respectively Wood Vale Court, Wood Wind Court,
Swiss Wood Court, West Wood Court, and Abbey Wood Court. All streets in the
subdivision will be built to County standards providing the 66-foot of right-of-way
with standard street design for County subdivisions. Staff anticipates that upon full
build-out that the subdivision will generate approximately 740 vehicle trips a day.
Public Services: Public services to this subdivision will be provided by Dubuque
County.
Environment: Staff does not anticipate any adverse impact to the environment
provided adequate erosion control is provided during all phases of construction of
this subdivision.
Adjacent Properties: Potential impacts from the proposed subdivision would
include additional traffic generated on North Cascade Road and increased runoff
as the subdivision is developed.
Recommended Conditions on Plat: None.
Staff Analysis: The submitted final plat of Wild Wood Estates subdivides an existing
230-acre parcel of land into 74 single-family lots. The subdivision will be served by a
single access to be called Royal Wood Drive.
The proposed Wild Wood Estates Subdivision is located in Dubuque County within two
miles of the City of Dubuque. The County of Dubuque and the City of Dubuque jointly
review subdivision plats within two miles of the City. The subject property is located off
of North Cascade Road west of the Swiss Valley Road intersection with U.S. Highway
20. The proposed Royal Wood Drive would extend approximately a mile from North
Cascade Road with five intersecting cul-de-sacs providing additional building lots for
single-family homes. The City of Dubuque Zoning Advisory Commission reviewed and
approved a preliminary plat for Wild Wood Estates at their July 10, 2002 meeting.
The City of Dubuque has a policy of trying to provide second accesses for
developments when the number of housing units either exceeded 30-40 units or the
length of the cul-de-sac would exceed 1,200 feet or approximately ¼ mile. City staff
has reviewed with the applicant options for providing a second access to this
subdivision and has not found any practical alternatives. Included in your packet is a
copy of a portion of the U.S.G.S. topographical map for this portion of the County with
the proposed subdivision superimposed on the topography. In reviewing the
SUBDIVISION STAFF REPORT
Page 3
topography and the existing network of roads in the area, it would be impractical to
expect a second access to be provided from any adjoining property. The topography
between Swiss Valley Road and the proposed Royal Wood Ddve is severe and would
present a considerable challenge in obtaining a second access to this subdivision.
In reviewing the street layout of this subdivision, City staff also took into account that
the location of the existing tree line would make it unlikely that a tornado or high winds
would make the primary access out of the subdivision impassible. County officials have
also reviewed and approved the preliminary plat and did not object to the layout or
street access as submitted.
Planning staff recommends the City Council approve the submitted final plat of Wild
Wood Estates subject to waiving Article IV, Design Improvement Standards, except for
Section 42-19, Blocks and Lots.
Prepared by: ,~~iewed:~/~ ~0 Date: ~'[- [ °t-c~;5-~