Preliminary Plat Tanglewood SubdivisionPlanning Services Department
City Hall
50 West 13~ Street
Dubuque, IA 52001-4864
(563) 589-4210 phone
(563) 589-4221 fax
(563) 690-6678 TDD
planning@cityof dubuque.org
The Honorable Mayor and City Council Members
City of Dubuque
City Hall - 50 W. 13t" Street
Dubuque IA 52001
~rI-tscmr of pubuque
DUB E
Masterpiece on the Mississippi t ~ I I'
zoos
February 9, 2009
Applicant: David Chapin/Steven Schmidt
Location: Old Davenport Road
Description: Preliminary Plat of Tanglewood Subdivision
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, Land Surveyor Steve Schmidt and Civil Engineer Pat Ready of MSA
Services, spoke in favor of the request reviewing location, number of lots, phasing, and
street layout. Topography, water and sanitary sewer service systems for the proposed
subdivision. The applicants reviewed reasons for requesting that paving width and cul-
de-sac length are waived.
Staff reviewed the proposed preliminary plat noting location of the subdivision in
Dubuque County, surrounding land use, access, open space, storm water detention and
the request to allow a 22-foot wide street design rather than a 26 foot wide design,
waive lot frontage requirements for Lot A, designate Lot B as non-buildable except for
the subdivision entry sign, and allow a cul-de-sac length of over 3,000 feet rather than
1,300 feet stipulated in the City's Engineering standards.
There were no public comments.
The Zoning Advisory Commission discussed the request, reviewing the requested
waivers for street width and cul-de-sac length. The Commission reviewed and
discussed with Planning staff, the potential for future annexations in this area and the
difference between County and City platting requirements.
Recommendation
By a vote of 6 to 1, the Zoning Advisory Commission recommends that the City Council
approve the request subject to waiving street width to allow 22 feet of paving with 4 feet
Service People Integrity Responsibility Innovation Teamwork
The Honorable Mayor and City Council Members
Page 2
gravel shoulders, a cul-de-sac over 3,000 feet, lot frontage requirement for Lot A, and
designate Lot B as non-buildable except for the subdivision entry sign.
A simple majority vote is needed for the City Council to approve the request.
Respectfully submitted,
~~~~ ~~~
Jeff Stiles, Chairperson
Zoning Advisory Commission
Attachments
cc: Gus Psihoyos, City Engineer
F:\USERS\Kmunson\WP\City Counci112009\CC 02_16_09\Preliminary Plat, Dave Chapin Development 01_20_09.doc
Service People Integrity Responsibility Innovation Teamwork
THH CITY OF
DUB E
Masterpiece on the Mississippi
Dubuque
tip
'~II~'
Zoos
PLANNING APPLICATION FORM
Variance
Conditional Use Permit
~Appeat
Special Exception
[}1_jmited.Setback Waiver
^Rezoning
OPlanned Disbct
,,~P€eliminary Plat
^Minor Fnal Plat
^Text Amendment
^Simple Site Plan
^Minor Site Plan
Please pe or print legibiv in ink
City of Dubuque
Planning Services Department
Dubuque, IA 52001-4864
Phone:563-589-4210
Fax: 563 5894221
^Major Site Plan Certificate flf Economic Non-Viability
^Major Final Plat Certificate of Appropriateness
Simple Subdivision ^Historic Designation
Annexation [Neighborhood Association
07emporary Use Permit Other:
Property owner(s): David Chapin - Phone:815-777-3767
Address: 100 East North Street City: Scales Mound State: TT. Zip: h1n75
Fax Number: ~i._~i - ri~1-~- 9c9C~ ~ Cellular Number:815-297-3102 Email Address:
Aflplir~i:/Agent• Steve Schmidt, MSA Professional Services
Address: 9567 US Rt. 20 West
Fax Number: 815-777-3155
Cry; Galena
S}a{e; IL 7~p; 61036
Cellular Number:815-266-9724 E-mail Address: steves@msa=ps.com
Site location/address: SW 1/4 of Sec 19, T88N, R3E and SE and SW 1/4 of Sec: 24, Tf3RN, R9F.
Existing zoning: R-3 Proposed zoning: R-3 Historic District:
Phone: 815-777-9333
No
Landmark: No
Lego[ Description (Bidwell parcel ID# or lot number/block number/subdivision): 1524451001, 1524451002
1524476002, 161935100.5
Total property (lot) area (square feet or acres): 85.1 Acres '
Describe proposal and reason necessary (attach a letter of explanation,. if needed): creation of a residential
subdivision consisting of 47 homesites and 10 acres of Breen space with a wondP~l, rural
CERTIFICATION: I/we, the undersigned, do hereby certify that: atmosphere .
1. It is the property-~wnei'sresponsibitity to locate propertylines and to checlE your abstract for easeirients and restrictive
covenants.
2. The information submitted herein is true and coned to the best of my/our knowledge and upon submittal becomes public
record;
3. Fees are not reftmdable and payment does not guarantee approval; and
4. Ali additional required written and graphic materials are attached.
Property Qwner(s): l~ Dabe: ;~ - ~2 - D
Ap~tlicant/Agent: Date: / - 3 ~ - ~ ~'
FOR~FFICE USE ONLY -APPLICATION SUBMITTAL CHECKLIST
Fee: ~ lo. Received by: ~~ Date: ~Z'b~Docket:
^ Site/sketd~ plan^ Conceptual Development Plan ^Photo Plat
^ Improvement plans ^ Design review project description ^ Floor plan ^ Other:
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1 "-150' 22%34 815.777.9333 1.888.6720003 Fez 815.7773155
~" 1 "301)' 7 1X17 cREOREO ar: PR, SJS SRN ~ uS.E PROEESSIO.uL SERwCES
SUBDIVISION STAFF REPORT Zoning Agenda: February 4, 2009
Project Name: Preliminary Plat of Tanglewood Subdivision
Property Owner: David Chapin/Steven Schmidt
Applicant: David Chapin/Steven Schmidt
Number of Lots: 49 Density Allowed: 1/acre
Acreage in R.O.W: N/A Commonly owned lots: 2
Total Area: 85 acres Sanitary Sewer: Septic
In City: No Water: 9 wells
In 2-Mile Area: Yes Storm Sewer: No
Flood Plain: No Existing Street Access: Yes
Proposed Land Use: Residential Proposed Zoning: N/A
Existing Land Use: Vacant/Wooded Existing Zoning: County R-3
Adjacent Land Use: North - ResidentialNacantAdjacent Zoning: North -County R-2
East - Vacant/Agricultural East -County R-2
South - ResidentialNacant South -County R-3
West - Vacant/Conservancy West -County C-1
Physical Characteristics: The proposed subdivision is approximately 85 acres in area;
1,000 feet wide and approximately 3,000 feet deep with approximately 750 feet of
frontage along Old Davenport Road. A ridge that slopes downhill to north runs along
the south side of the subject property. The subject property currently is heavily
wooded.
Proposed Phasing: None.
Previous Conditions of Zoning or Plats: None.
Dedication of Open Space or Public Amenities: There is approximately 10 acres of
property on the north side of the proposed subdivision that will serve as recreational
greenspace and detention area. There also is a small 12,000 square foot lot at the
entrance of the subdivision that serves as an entry sign easement.
Proposed Streets and Grades: The applicant is proposing 3 streets (preliminarily named
Tanglewood Drive, Serenity Lane, and Haven Point), all of which have a 66 foot
roadway easement and terminate in a cul-de-sac. Serenity Lane and Haven Point will
be accessed from Tanglewood Drive which has access onto Old Davenport Road. All
three roads will have a 22 foot pavement width. The slope of the streets will comply with
City of Dubuque standards for maximum grades. However, the street pavement will not
comply with the City's 26 foot minimum private street width requirement and the cul-de-
.Subdivision Staff Report- Preliminary Plat of Tanglewood Subdivision
Page 2
sac, being approximately 3,000 feet long, will exceed the 1300 foot maximum length
requirement.
Recommended Motion: Motion to approve the Preliminary Plat of Tanglewood
Subdivision subject to waiving lot frontage requirements for Lot A (detention and
recreational space) and designating Lot B as non-buildable, and waiving the pavement
width standard from 26 feet to 22 feet and the cul-de-sac length standard from 1,300
feet to 3,000 feet.
Conformance with Comprehensive Plan: The subject property is designated on
the City's Future Land Use Map as rural density residential. The property also is
identified in the Fringe Area Development Policy as a secondary growth area.
Impact of Request on:
Utilities: The subdivision will be served by private septic systems for each lot and 9
shared private wells for water service.
Traffic Patterns: The proposed subdivision includes 3 new private streets that, at
22 feet pavement width, will be substandard in terms of City's 26 foot private street
standard, but will, however, meet County standards in terms of paving thickness
and base stone. There is a single access to this subdivision taken from Old
Davenport Road. IDOT 2005 traffic counts indicate 1,200 vehicle trips per day
along Old Davenport Road just north of the proposed subdivision access and 580
vehicle trips per day along Old Davenport Road just south of the proposed
subdivision access. The access to the subdivision is approximately 2 miles south of
Old Davenport Road's intersection with Highway 151/61. Asingle-family
subdivision of this size will generate approximately 500 vehicle trips per day.
Public Services: Existing public services are adequate to serve the site.
Environment: Staff does not anticipate any adverse impact to the environment
provided adequate erosion control is provided during all phases of development
and that the septic systems and private wells are installed and maintained in
compliance with the County and State standards. The subdivision will also provide
two detention areas.
Adjacent Properties: Staff anticipates that the most likely impact with adjacent
properties will be an increase in the number of vehicle trips along Old Davenport
Road. Most adjacent properties either are vacant or are a part of large lot
residential developments.
Recommended Conditions on Plat: None
Subdivision Staff Report- Preliminary Plat of Tanglewood Subdivision
Page 3
Staff Analysis: The submitted Preliminary Plat of Tanglewood Subdivision subdivides
approximately 85 acres into 47 building lots (Lots 1-47) and 2 common area Tots (Lots A
and B). The proposed subdivision is located in Dubuque County within 2 miles of the
City of Dubuque and approximately two miles south of the intersection of Highway
151/61 and Old Davenport Road, which is aCounty-maintained road.
The proposed Preliminary Plat of Tanglewood Subdivision will be served by 3 new
private streets with 66 foot right-of-way easements and 22 feet of pavement. There is
a minimum of 26 feet of pavement required by City standards for private streets;
therefore, the proposed streets will be substandard regarding pavement width. The
right-of-way width and pavement thickness will be built to City and County standards.
The main entry road to the subdivision will be approximately 3,000 feet long; in excess
of the 1,300 foot maximum cul-de-sac length mandated by City Engineering standards.
The subdivision will, however, have only 47 single-family building lots which is below
the 50 lot maximum allowed by City Engineering standards for a single access. For the
preliminary plat to be approved the cul-de-sac maximum length standard would have to
be waived by the Zoning Advisory Commission.
The proposed subdivision is within a secondary growth area established in the City's
fringe area development policy. The requirements in the secondary growth area are
the streets to be built to the City's street standards in terms of width, which the
applicant has not complied with. The applicant will also provide the necessary
easements for extension of City utilities to serve the lots within the subdivision. These
utility easements would be utilized if the subdivision is annexed to the City. The
proposed private streets will be maintained by an association established for the
subdivision. The individual lots will be served by 9 shared wells for water and each lot
will have its own septic system.
Lot 1 and Lot B are double-frontage lots. Lot B is dedicated for an entry sign easement
and, at 12,000 square feet in area, is non-buildable because of County septic system
minimum lot size requirements. Lot 1, while having frontage along Old Davenport
Road, is accessed from a 33 foot easement to Tanglewood Drive. Section 42-19b
specifically allows double-frontage lots if one of the frontages is along an arterial street
without access rights. Staff believes that restricting access from Lot 1 to Old Davenport
Road will insure substantial compliance with the intent of Section 42-19(b).
Lots A and Lot B are common lots. Lot A is approximately 10 acres in area and will
serve as a recreational green space and detention area for the entire subdivision. Lot A
is a "flag lot" and is joined to Tanglewood Drive by a 20 foot wide access between Lots
35 and 36. Because Lot A will serve as the detention area and recreational green space
a 20 foot maintenance vehicle and pedestrian access should be adequate. City
Subdivision Staff Report- Preliminary Plat of Tanglewood Subdivision
Page 4
subdivision regulations prohibit lots with less than 50 feet of frontage. The Zoning
Advisory Commission would have to waive lot frontage requirements for Lot A, or
required the lot to be reconfigured to have a minimum of 50 feet of frontage.
Please note that the proposed street names may conflict with existing street names and
may have to be changed before approval of the final plat.
Planning staff recommends that the Zoning Advisory Commission review the Preliminary
Plat of Tanglewood Subdivision and recommend approval of the preliminary plat subject
to waiving lot frontage requirements for Lot A (detention and recreational space),
designating Lot B as non-buildable, and waiving the minimum private street pavement
width standard from 26 feet to 22 feet and the cul-de-sac maximum length standard
from 1,300 feet to 3,000 feet.
Pre ared b : Reviewed: / Date: /•.7 9' •o~f
p Y
F:\USERS\Kmunson\WP\Boards-Commissions\ZAC\Staff Reportsl7AC Staff R ports 2009~Preliminary Plat Tanglewood Subdivision
01_26_09.doc
• • • SERVICES
TRANSPORTATION • MUNICIPAL
DEVELOPMENT • ENVIRONMENTAL
January 27, 2009
Mr. Kyle Kritz, Associate Planner
City of Dubuque Planning Services
50 W. 13~' Street
Dubuque, IA 52001
Re: Tanglewood Residential Subdivision -Preliminary Plat
Dubuque County, IA
MSA Project: 0702778
Dear Mr. Kritz:
We have received verbal comments from the City of Dubuque's Planning Services Department
as well as written comments from the NIr. Ron Tumer of the City's Engineering Department.
Mr. Turner's comments have been addressed with one exception, Item #2 "Widen the paved area
of the proposed street to 26 feet." This letter provides support for our objection to Mr. Turner's
request for increased roadway width.
Width of Driving Lanes
As you are aware, the proposed Tanglewood development is currently in Dubuque County,
however it is within the City of Dubuque's two-mile extraterritorial review boundary. Dubuque
County's roadway standard requires the installation of a minimum 22-foot wide by 4-inch thick
asphaltic cement concrete (ACC) pavement installed over a 12-inch thick crushed stone subbase
and with 4-foot wide by 12-inch thick crushed stone shoulders. The roadway cross-section
proposed for the Tanglewood development meets the County's standard.
The City of Dubuque's minimum allowable roadway width is 27 feet back-to-back (26-foot wide
driving surface). Furthermore, the City of Dubuque establishes a minimum width of 9 feet for a
parking stall. When applying the minimum parking stall width to an analysis of roadway width,
one can see that City's roadway standard essentially allows one 9-foot wide parking stall plus
two 9-foot driving lanes for cars passing in either direction. That said the County's 22-foot wide
paved roadway with 4-foot crushed stone shoulders standard also provides a 9-foot wide parking
stall plus two 9-foot wide driving lanes for cars passing in either direction. It should be noted,
the County's standard requires that one of the two passing cars drive partially on the crushed
stone shoulder which allows vehicles to stay on hard surfaces and out of neighboring lawns.
On-Street Parking
in addition to meeting the County's roadway cross-section requirements, the Developer, Mr.
Dave Chapin, has crafted restrictive covenants for the development that address on-street
parking. The restrictive covenants state, "No habitual parking of any vehicle on any street
within the Properties shall be permitted. No vehicle shall be permitted to remain on any street
within or adjacent to the PrS~erties ~ er~ti~ht, e~e~t in the ~t ~~emporary driveway work
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9567 US RTE 20 WEST, SUITE ]04 • GALENA, [L 6]036-9]19
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www.msa-ps.com
or maintenance, during which a vehicle may be parked adjacent to the Property Owner's lot for
a period not to exceed 48 hours. " As you can see, on-street parking is not routinely allowed in
any case, and overnight on-street parking is only allowed if the aforementioned maintenance is
being performed.
In addition to the on-street parking regulations, the County's zoning regulations also require a
minimum 30-foot front yard setback. Furthermore, the County requires a minimum 66-foot
right-of--way. The combination of these two requirements results in a minimum required
driveway length of 52 feet. A 52-foot long single-lane driveway would allow capacity for nearly
3 cars. In addition Mr. Chapin envisions most driveways being wider than one lane and a
minimum of 3 garage stalls for each residence. The result is that it is foreseeable that there may
be off-street parking for up to 10 or more vehicles. This minimizes the potential for on-street
parking at anytime.
Imuact on Storm Water Runoff
The last point that we would like to make is that Mr. Chapin goal for this development is to
minimize the impact on the environment. To this end, we have created a grading plan and lot
layout that minimizes clear-cutting of the established forest. Furthernore, we are providing
more than 9.9 acres of green space and trails. This will be an environmentally friendly
development. Increasing the impervious pavement width to 26 feet will increase the overall
pervious area by approximately 13% which, in turn, increases the water runoff from the
development. This, in our minds, results in a negative impact to the environment.
Conclusion
We believe that the intent of the minimum driving lane requirement is met with the proposed
cross-section. Furthermore, we believe that the frequency of on-street parking is minimized
through the restrictive covenants. This combined with the long driveway lengths results in
maximizing the use of the full 22-foot wide paved driving surface. Finally, we feel that
increasing the pavement width unnecessarily increases the overall imperviousness of the
residential subdivision.
Based upon the above discussion it is our request that the Planning and Zoning Commission and
City Council allow the to construct the 22-foot wide ACC pavement with 4-foot wide cnzshed
stone shoulders utilizing a rural cross-section with drainage swales in lieu of the 26-foot wide
ACC pavement recommended by 1VIr. Turner. Please do not hesitate to contact me with any
questions or comments that you or the Planning and Zoning Commission might have with
respect to this matter.
Sincerely,
MSA Professional Services, Inc.
Patrick R. Ready, Jr., P.E.
Vice President
PRR : sj s
C:\Tanglewood Roadway Width LTR City of Dbq.doc