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Zoning University of Dubuque(563) 5894210 office (563) 5894221 fax (563) 690-6678 TDD plalming~dtyof dubuque.or g The Honorable Mayor and City Council Members City of Dubuque City Hall - 50 W. 13th Street Dubuque IA 52001 RE: Amend PUD Applicant: University of Dubuque Location: North of U.S. Highway 20; 800 feet East of Devon Ddve Description: October 14, 200,2._~ Amend ID Institutional Distdct to allow construction new student apartments. 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 the proposed student apartments will be served by an access from U.S. 20. The applicant reviewed the site layout and design of the new apartments. Staff reviewed surrounding zoning and land use. Staff noted that significant on-campus expansions require an amendment to the ID District, which requires the review of the Zoning Advisory Commission and City Council. There were several public comments regarding proposed extension of a pdvate driveway from U.S. Highway 20 to the parking lot of existing residence halls along Bennett Street. The Zoning Advisory Commission discussed the request, noting that the proposed student apartments are an appropriate use for the south campus area. The Commission stipulated that the private ddve be a cul-de-sac after providing access to the student apartments. The Zoning Advisory Commission directed the University of Dubuque to propose extension of the private driveway as a separate campus amendment once the design of the driveway extension has been completed. Recommendation By a vote of 4 to 0,with one abstention, the Zoning Advisory Commission recommends that the~' City Council approve the request. simple majority vote is needed for the City Council to approve the request. Respectfully submitted, Eugen~'Bird, Jr., Chairperson Zoning Advisory Commission Attachments Service People integ~Sty Responsibility- lrmovat/on Teamwork Prepared by: Laura Carstens. City Planner Address: City Hall. 50 W. 13th Street Telephone: 589-4210 ORDINANCE NO. 84 -02 AN ORDINANCE AMENDING APPENDIX A [THE ZONING ORDINANCE] OF THE CITY OF DUBUQUE CODE OF ORDINANCES BY PROVIDING FOR THE AMENDMENT OF ORDINANCE 48-02, WHICH ADOPTED REGULATIONS FOR THE UNIVERSITY OF DUBUQUE ID INSTITUTIONAL DISTRICT AND APPROVING AN AMENDED CONCEPTUAL DEVELOPMENT PLAN FOR THE UNIVERSITY OF DUBUQUE ID INSTITUTIONAL DISTRICT. NOW, THEREFORE, BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY OF DUBUQUE, IOWA: Section 1. That Appendix A [the Zoning Ordinance] of the City of Dubuque Code of Ordinances be amended by providing for the amendment of ordinance 48-02, which adopted regulations for the University of Dubuque ID Institutional District and approving an amended conceptual development plan for the University of Dubuque ID Institutional District, a copy of which is attached to and made a part hereof, to wit: Part of Lot 1 and Part of Lot 2, Steffen's 2"d Place. Section 2. That pursuant to Iowa Code Section 414.5 (2001) and as an express condition of amending the University of Dubuque ID Institutional District, the undersigned property owner(s) agree(s) to the following conditions, all of which the property owner(s) further agree(s) are reasonable and imposed to satisfy the public needs that are caused directly by the zoning reclassification: Use Re,qulations. The following regulations shall apply to all uses made of land in the above-described ID Institutional District: 1) Principal permitted uses shall be limited to: a) b) c) d) e) Colleges and universities [45] Vocational Schools [45]. Seminaries [45] Offices for administrative personnel or other institutional employees and affiliates [14] Churches [7], libraries, and museums [13] Ordinance No. -02 University of Dubuque Page 2 g) h) i) Classrooms, laboratories, lecture halls, and similar places of institutional assembly [45] Off-street parking and loading [NA] Recreational or athletic facilities for the primary use and benefit of institutional residents or affiliates [7] Single-family, two family [11] or multi-family dwellings for the housing of institutional residents or affiliates [9] 2) Accessory Uses. The following uses shall be permitted as accessory uses in the above-described ID Institutional District: a) Located entirely within a principal building, bookstores, or bars seating not more than seventy-five (75) persons at one time and located not closer than two hundred feet (200') from the nearest Residential or Office Residential District. b) All uses customarily incidental to the principal permitted uses in conjunction with which such accessory uses operated or maintained, but not to include commercial use outside the principal building. ~) No conditional uses shall be allowed. [ ] Parking requirements as per Section D of this Ordinance. Lot and Bulk Regulations. Development of land in the ID Institutional Distdct shall be regulated as follows: The proposed student apartments and soccer field shall be located in substantial conformance with the attached conceptual development plan and all final site development plans are to be approved in accordance with provisions of the ID Institutional District regulations. Performance Standards The development and maintenance of uses in this ID Institutional District shall be established in conformance with Section 3-5.2 of the Zoning Ordinance and the following standards: 1) The proposed parking lot for the student apartments shall provide a minimum of 116 spaces. 2) The private roadway from U.S. Highway 20 shall not be extended beyond the proposed student apartments. Ordinance No. -02 University of Dubuque Page 3 3) New outdoor lighting for the proposed student apartments and soccer field shall be designed to minimize impact to residential properties. 4) Landscaping shall be provided in compliance with Section 4-5 of the Zoning Ordinance. 5) All utilities including telephone and cable television shall be installed underground. 6) Final site development plans shall be submitted in accordance with Section 4-4 of the Zoning Ordinance. Parkinq Requirements The off-street parking requirements for the principal permitted uses for the herein described ID Institutional District shall be designated by a bracket enclosed number next to the use, as herein described: [9] 1.5 spaces for each dwelling unit [11] Two spaces for each dwelling unit [14] One space for each four hundred square feet devoted to office use or one spacefor each employee on the maximum shift, whichever is greater. [7] One space for each four permanent seats. [13] One space for each five hundred square feet of floor area accessible to the general public. [45] Dormitories - one space for each bed Gymnasiums - one space for each six permanent seats Employees - .75 spaces for each employee on the maximum shift Open Space and Recreational Areas Those areas not designated on the conceptual development plan for development shall be maintained as open space, as defined by Section 8 of the Zoning Ordinance by the property owner and/or association, Sign Re.qulations The sign regulations shall be the same as that which are allowed in the ID Institutional District as established in Section 4-3.11 of the Zoning Ordinance. Ordinance No. -02 University of Dubuque Page 4 G. Additional Standards That all previously approved conceptual development plans are hereby amended to allow for the attached conceptual development plan. Transfer of Ownership Transfer of ownership or lease of property in this ID Institutional District shall include the transfer or lease agreement a provision that the purchaser or lessee acknowledges awareness of the conditions authorizing the establishment of the district. k Modifications Any modifications of this Ordinance must be approved by the City Council in accordance with zoning reclassification proceedings of Section 6 of the Zoning Ordinance. Recordinq A copy of this ordinance shall be recorded at the expense of the property owner[s] with the Dubuque County Recorder as a permanent record of the conditions accepted as part of this reclassification approval within ten [10] days of the adoption of this ordinance. This ordinance shall be binding upon the undersigned and all his/her heirs, successors and assignees. Section 3. That the foregoing amendment has heretofore been reviewed by the Zoning Commission of the City of Dubuque, Iowa. Section 4. That the foregoing amendment shall take effect upon publication, as provided by law. Passed, approved, and adopted this 21st day of October ,2002. ATTEST: Terrance M. Dug-g,~,~ayor e Schneide'~, City Clerk ACCEPTANCE OFORDINANCENO. 84-02 I, Reverend Jeffery F. Bullock, President, University of Dubuque, having read the terms and conditions of the foregoing Ordinance No. oc>~-02 and being familiar with the conditions thereof, hereby accept the same and agree to the conditions required therein, Dated this 2nd day of October, 2002. By /s/ Jeffrey F. Bullock Reverend Jeffrey F. Bullock President, University of Dubuque PLANNING APPLICATION FoRM Zoning Board of Adjustment __ Variance __ Conditional Use Permit __ Appeal __ Special Exception -- Limited Setback Waiver Zoning Commission __ Rezoning __ Planned Distdat __ Preliminary Plat __ Minor Final Plat -- Text/Plan Amendment X NEW STRUCTURES WITHIN ID DISTRICT PLEASE TYPE OR PRINT LEGIBLY IN INK Property Owner(s): Address: 20¢~0 UNTVgRSITY AVENUE Applicant/Agent: Address: 1TNTVRR~TT¥ OF DUBUOUE City: DUBUQUE Telephone: (563) State: Site Location/Address: Development Services __ Simple Site Plan __ Minor Site Plan __ Major Site Plan __ Major Final Plat 589-3000 IOWA Zip: 52001 Alan Burr, VP of Finance & Auxiliar~ Services lelepnone: 563-589-3710 2000 University Av~Due Dubuque IA 52001 u~y: ~ate: Zip: NORTH OF DODGE ST. BETWEEN COLLINS ST. & PRINCETON PLACE Existing Zoning: ID Proposed Zoning: N/C Legal Description (metes and bounds, or lot number/block number/subdivt¢on): ._?.A]LT._Q_~_LQ~ 1 & PART OF LOT 2, STEFFEN ' S 2ND PLACE ],/)...~/~.~,'/.~"' ' ~ r)rT~ Tatal Property (lot) Area (Sq. Feet or Acres): 3. g AC (PROJ. AREA) Number of lots: N/A Describe proposal and reason necessary (affach letter of explanation if needed): CONCEPTUAL PLAN FOR NEW STRUCTURES (MULTI-FAMILY DWELLINGS) WITHIN AN ESTABLISHED ID DISTRICT CERTIFICATION: t/we, the undersigned, do hereby certify that: 1) The Information submFd'ed herein is true and correct to the best of my/our knawledge and upon submiilal becomes a public record: 2) Fees are not refundable and payment does not guarantee approval: and 3) All additlanLfi.4,t?~li~ed wriffen/~nd gr~fahic materials are attached. -- - ~-~ - · -~/~ , President Property Owner(s): ~ ~'/< )/44/ "- n~,~. Appl,cant/Agent: ,//'~7 7/~--f''~ ' VP of Finance .. ' ~eJvice~ : US% F su , AL cHEc ,s 7//- Dc e Fee: · Receded by: ~ ~- _/~ : Docket: Prope~ Owne~lp ~: ~ Plan: Flor Plan: PI~: Conceptual Development ~an: Improvement Pla~: Othen UNIVERSITY of DUBUQUE 2000 University Avenue · Dubuque, lowa 52001-5099 September 24, 2002 **first name, last name** Street Address Dubuque, IA 52002 Dear **first Bame, last name**, As the University works to create a quality campus enviroment for our students, we want to keep you abreast of campus improvements. First, thank you again for your warm welcome to the families in the Seminary Village this fall. Your acceptance of them into your neighborhood is an invaluable positive part of their seminary experience here at the University. The funding for the University Soccer Park is very near completion, and the excavation work on the site will begin yet this fall to provide for a Fall 2003 opening. Another improvement planned for the South Ca~pus is additional student housing consisting of up to six residences designed as a living and learning community for graduate and upperclass students. (Please see enclosed site plax[) We are excited about being able to provide our students with apartment-style residences similar to those on college campuses around the state. The residences will contain four levels with two, four-bedroom apartments on each level, to be located behind S~mlmtry Village, and will have walk-in access on two levels. The architecture of the North Campus will be reflected in the brick and stone veneer of the buildings' exteriors. We are looking forward to the completion of new student housing in time to welcome students back to campus in August 2003. If you have any questions or comments about the South Campus impr~ ovements or would like to talk about any ofthe projects, please do not hesitate to contact me. As always, I invite you to call or e-mail me (information below), or I hope I may see you at our upcoming Homecom~g football game on Saturday, October 4, 2002. Alan L. Burr Vice President of Finance and Auxiliary Services (563) 589-3710 aburr(~dbq.edu School of Business · School of Liberal Arts. School of Professional Programs · Theological Seminary POS Proposed Area to be Rezoned Applicant: University of Dubuque Location: North of U.S. Highway 20; 800 fcct East of Devon Drive Description: Amend Institutional District to allow construction of new student apartments. PLANNED DISTRICT STAFF REPORT Zoning Agenda: October 2, 2002 Project Name: Property Address: Property Owner: Applicant: University of Dubuque Student Apartments 2000 University Avenue University of Dubuque Alan L. Burr, Vice President of Finance and Auxiliary Services Proposed Land Use: Residential Proposed Zoning: ID Existing Land Use: Vacant Existing Zoning: ID Adjacent Land Use: North - Recreational East - Multi-Family Residential South - Commercial West - Recreational Adjacent Zoning: North - ID East - PR South - PC West- ID Flood Plain: No Total Area: 3.9 Acres Water: Yes Existing Street Access: Yes Storm Sewer: Yes Sanitary Sewer: Yes Previous Planned District: Purpose: To amend the ID Institutional District for the University of Dubuque to allow the construction of 34 student housing units arranged in six buildings. Property History: The subject property was rezoned from Institutional District to Planned Unit Development with a Planned Commercial designation in the 1990s. Commercial development never occurred and the property was rezoned back to Institutional District in June 2002. Physical Characteristics: The subject property is located in the southwest corner of the University of Dubuque campus and is located at a higher-grade level than the adjacent U.S. Highway 20. Access to the site will be by way of a right-in/right-out access off the westbound lane of U.S. Highway 20. Conformance with Comprehensive Plan: This area is part of the developed portion of the City and was not delineated in the 1995 Comprehensive Plan. PLANNED DISTRZCT STAFF REPORT Page 2 Staff Analysis: Streets: Access to the proposed student apartments will be by way of a right- in/right-out access from U.S. Highway 20. This access will not be a public street, but a private driveway within the University of Dubuque's campus. Sidewalks: There is an existing sidewalk along the north side of U.S. Highway 20 that will be maintained as part of any new access from U.S. Highway 20. Sidewalks will be provided throughout the apartment complex. Parking: A total of 116 off-street parking spaces are being proposed as part of the new student apartments. This equates to a ratio of 3.4 spaces per apartment. Lighting: New outdoor lighting will be required to utilize cut-off luminaries to reduce the lighting impact to adjacent properties. Signage: No signage has been proposed as part of the new apartment complex. Bulk Regulations: As shown on the attached conceptual plan. Permeable Area (%) & Location (Open Space): The amount of permeable area will be somewhat reduced with the proposed access drive, parking lot and new student apartment buildings. However, the present request will preserve a substantial amount of permeable area and open space when compared to the previous commercial development proposal. Landscaping/Screening: Landscaping has not been proposed as part of the conceptual plan. However, because of the isolated nature of the proposed parking lot and the elevation change between the proposed parking lot and existing homes on Princeton Place, there will be adequate buffer between surrounding residential properties and the proposed student apartment complex. Phasing of development: The University of Dubuque intends to construct the student apartments in two phases. Phase 1 will include buildings 1, 2 and 3 with construction to commence in November 2002. Impact of Request on: Utilities: Existing utilities are adequate to handle the proposed project. Traffic Patterns/Counts: Direct access to the proposed student apartments will be by way of U.S. Highway 20. Staff anticipates a lower number of vehicles trips generated by the proposed apartment complex when compared to an apartment complex available to the general public. Apartment units are anticipated to PLANNED OISTR~CT STAFF REPORT Page 3 generate 6.4 vehicle trips per unit based on the Institute of Traffic Engineers Tdp Generation Manual. This equates into approximately 220 vehicle trips per day. Public Services: Existing public services are adequate to serve the proposed expansion. The Fire Marshal has reviewed the proposed access and does not object to the site being served by a single access from U.S. Highway 20. Environment: No adverse impact to the environment is anticipated if adequate erosion control is provided during all phases of construction. In addition, storm water control will be necessary as part of this development. Adjacent Properties: The proposed student apartments should have limited impact on adjacent residential properties as access to the apartments will be from U.S. Highway 20. The new outdoor lighting, if installed using cut-off luminaries, will have a limited impact on the use and enjoyment of adjacent residential properties. CIP Investments: None proposed. Staff Analysis: The University of Dubuque of proposing construction of new student apartments on the south campus. The apartments will be comprised of 34 units divided among six buildings. Access to the apartments will be by way of a right-in/right-out access from U.S. Highway 20. The subject property is currently zoned ID Institutional District. The ID District requires that substantial on-campus expansions be reviewed by the Zoning Advisory Commission and City Council as an Institutional District Amendment. The Zoning Advisory Commission reviewed a previous request by the University of Dubuque in June 2002 to allow for the construction of a new soccer field immediately to the west of the subject site. The proposed student apartments would be built in two phases with Phase 1 being comprised of buildings 1, 2 and 3. The development will be comprised of the total of 34 four-bedroom apartment units divided among six buildings with 116 off-street parking spaces. The submitted conceptual development plan indicates extension of the private roadway in the future to a point that would connect with the existing parking lot serving the residence halls off Bennett Street. The timetable for extension of the roadway is undetermined at this time. City staff has reviewed this proposal from the perspective that only the U.S. Highway 20 access will be available. The City's Fire Marshal and Engineering Division have reviewed the proposed development and do not object to the only access to the site being off of U.S. Highway 20. The City's policy has been to look at a second means of access for residential developments when the cul-de-sac length exceeds 1,200 foot or there are PLANNED DI'STRZCT STAFF REPORT Page more than 30-40 units in a development. The proposed private roadway would be approximately 700 feet in length and would serve 34 units. Planning staff believe a single access is adequate for this development. The Fire Marshal indicated during his review of the project that even if the westbound lane of Highway 20 was blocked because of an accident that it still would be possible for a fire truck to gain access to the site by using the eastbound lanes and crossing the concrete median. The proposed student apartments provide a total of 116 parking spaces for 34 units. This results in a parking ratio of 3.4 spaces for each unit, The proposed layout of the apartments indicates that there will be four bedrooms in each unit. The City of Dubuque Parking Regulations do not make a distinction between apartments based on the number of bedrooms. Typically, the parking ratio is either 1.5 or 2 spaces per unit. Planning staff believes that a ratio of 3.4 spaces per unit will provide adequate parking spaces for the proposed student apartment development. The amount of parking for the proposed soccer field has been reduced from 44 spaces to 14 spaces since the Zoning Advisory Commission reviewed the project in June of this year. University of Dubuque officials believe that adequate parking for most soccer games will be met with 14 spaces and two spaces for buses. In the event that additional parking is needed, there would be spaces available next to Chatmer's Field. In addition, there would also be the potential to park in vacant spaces at the student apartment parking lot to the east. The proposed development will increase the amount of impervious surface in the south campus area. However, the amount of permeable surface is much less than if the property had been developed for commercial businesses as was previously proposed. Development of this area for student apartments will require that storm water detention be provided and will be reviewed and approved by the City Engineering staff as part of the final development plan review. Staff recommends that the Commissioner's review Section 3-5.2, Subsection 4 that outlines the standards for approval of an ID District Amendment. Prepared by: ~_.~f - Reviewed: ,~//,~ Date: TO: FOR: PLACE: TIME: RE: Members of the Dubuque City Council City Council Meeting on Monday, October 21, 2002 Carnegie-Stout Public Library 6:30 p.m. The University of Dubuque's (UD) Application for Amendment of Institutional District Zoning Summary We, the nearest neighbors in R-1 (Single Family Homes) on the eastern border of UD, are concerned about one aspect of UD's plans for the development of their South Campus. This aspect has been designed by UD as PROPOSED FUTURE DRIVE EXTENSION (PFDE). The Zoning Advisory_ Commission (ZAC) at the Public Heating on Wednesday, Oct. 2, 2002, rejected the PFDE because the plans were insufficient at that time. The ZAC did pass the proposals for the Soccer Park and 34 units of Student Apartments. Our Concerns · 1. We applaud the ZAC's actions and implied cautions in regard to UD's development plans for their South Campus. · 2. We applaud the Dubuque City Council's wise decision to encourage the Public Hearing of the ZAC, and the Council's willingness to take the ZAC's findings and advice into account in its deliberations. · 3. We as nearest neighbors to UD are solidly in favor of UD attracting students to their university. In this light we applaud the UD plans for good housing and recreational facilities to interest students. We as residential property owners and taxpayers enjoy being supportive of UD's educational goals, and we benefit from the gains to our City that this tax-exempt private university brings. · 4. In the matter of the PROPOSED FUTURE DRIVE EXTENSION, as described by UD Vice President of Finance Alan Burr and Mr. Kyle Kritz of the City offices, we with the ZAC emphatically oppose the present plans. [See below 4*] All of the houses and properties now on the route of the PFDE and any additional available lots in the future will be effected by greatly increased traffic, day and especially at night, on a presently grassy area and dormitory parking lot, that is to become a permanent two-way road not built by or regulated by City standards. · 5. UD plans no buffer zones between thek intensive population and traffic use, and the borders of the smaller residential single-family homes. · 6. LID plans implicitly to encourage the opening up of Hale and West 3~ Streets (both historically dead-end streets) to public traffic. The city streets of Hale, West 3~d, Collins/Lombard/St. Joseph would provide shortcuts for city traffic en route from University Avenue to Route 20 - Dodge Street. · 7. With the UD PFDE, the Dubuque private real estate in the eastern-border area will be de-valued. · 8. Stormwater drainage is a key issue to the nearest neighbors of the PFDE. For example, at the dead-end of Hale Street in the grassy areas, there are 5 storm-sewer drains effectively in heavy use several times a year. All are in the path of UD's plans. · 9. Parking on City streets on the eastern borders of the UD land is bound to increase as more cars, tracks and vans use the new development for multiple residence and athletic events. The UD plans call for the removal from the already crowded Cassat and Donnell dormitories' lot (the exit of the PFDE) of 16 angled spaces and 5 parallel parking places OR 38 head-in parking places to accommodate the PFDE. A Solution UD now has an ideal DRIVE EXTENSION with blacktop already partially in place from the area of the Soccer Park and new Student Apartments, around the men's Baseball Field on the east, by the Potterveld Apartments (UD-owned) on the west, behind their Chalmers Field stadium buildings, and out a present UD two-way drive on to McCormick Street at the left, or to Bennett Street at the right. Both of these City streets are accustomed to UD traffic; UD owns most of the land on both sides of each of these City streets. A Recommendation to the Dubuque Oit¥ Gouncil We recommend that the Dubuque City Council at their October 21, 20(~2, meeting deny the University of Dubuque any present or future permission to build a private road along the eastern borders of its South Campus. Note 4* The PFDE described by the UD representatives would be a two-way campus road with a 56-inch pedestrian way that will move downhill from the parking lots for the Soccer Park and proposed Student Apartments. It would mn exceedingly close to the borders of the properties owned by the nearest neighbors, down to the dead-ends of Hale and West 3~d Sneers, through the Cassat and Donnell parking lot (removing one line of three lines of parking spaces), and exit less than i0 feet from the private residence at 2184 Bennett Street. University of Dubuque Student Housing TO: FOR: PLACE: TIME: RE: Members of the Dubuque City Council City Couhcil Meeting on Monday, October 21, 2002 Carnegie-Stout Public Library 6:30 p.m. The University of Dubuque's (UD) Application for Amendment of Institutional District Zoning Summary We, the nearest neighbors in R-1 (Single Family Homes) on the eastern border of UD, are concerned about one aspect of UD's plans for the development of their South Campus. This aspect has been designed by UD as PROPOSED FUTURE DRIVE EXTENSION (PFDE). The Zoning Advisory_ Commission (ZAC) at the Public Hearing on Wednesday, Oct. 2, 2002, rejected the PFDE because the plans were insufficient at that time. The ZAC did pass the proposals for the Soccer Park and 34 units of Student Apartments. Our Concerns · 1. We applaud the ZAC's actions and implied cautions in regard to UD's development plans for their South Campus. · 2. We applaud the Dubuque City Council's wise decision to encourage the Public Hearing of the ZAC, and the Council's willingness to take the ZAC's findings and advice into account in its deliberations. · 3. We as nearest neighbors to UD are solidly in favor of UD attracting students to their university. In this light we applaud the UD plans for good housing and recreational facilities to interest students. We as residential property owners and taxpayers enjoy being supportive of UD's educational goals, and we benefit from the gains to our City that this tax-exempt private university brings. · 4. In the matter of the PROPOSED FUTURE DRIVE EXTENSION, as described by UD Vice President of Finance Alan Burr and Mr. Kyle Kritz of the City offices, we with the ZAC emphatically oppose the present plans. [See below 4*] All of the houses and properties now on the route of the PFDE and any additional available lots in the future will be effected by greatly increased traffic, day and especially at night, on a presently grassy area and dormitory parking lot, that is to become a permanent two-way road not built by or regulated by Ci_ty standards. · 5. UD plans no buffer zones between their intensive population and traffic use, and the borders of the smaller residential singie-family homes. · 6. UD plans implicitly to encourage the opening up of Hale and West 3ra Streets (both historically dead-end streets) to public traffic. The city streets of Hale, West 3~, Collins/Lombard/St. Joseph would provide shortcuts for city traffic en route from University Avenue to Route 20 - Dodge Street. · 7. With the UD PFDE, the Dubuque private real estate in the eastern-border area will be de-valued. · 8. Stormwater drainage is a key issue to the nearest neighbors of the PFDE. For example, at the dead-end of Hale Street in the grassy areas, there are 5_ storm-sewer drains effectively in heavy use several times a year. All are in the path of UD's plans. · 9. Parking on City streets on the eastern borders of the UD land is bound to increase as more cars, trucks and vans use the new development for multiple residence and athletic events. The UD plans call for the removal from the already crowded Cassat and Donnell dormitories' lot (the exit of the PFDE) of 16 angled spaces and 5 parallel parking places OR 38 head-in parking places to accommodate the PFDE. A Solution UD now has an ideal DRIVE EXTENSION with blacktop akeady partially in place from the area of the Soccer Park and new Student Apartments, around the men's Baseball Field on the east, by the Potterveld Apartments (UD-owned) on the west, behind their Chalmers Field stadium buildings, and out a present UD two-way drive on to McCormick Street at the left, or to Bennett Street at the right. Both of these City streets are accustomed to UD traffic; UD owns most of the land on both sides of each of these City streets. A Recommendation to the Dubuque City Council We recommend that the Dubuque City Council at their October 21, 2002, meeting deny the University of Dubuque any present or future permission to build a private road along the eastern borders of its South Campus. Note 4* The PFDE described by the UD representatives would be a two-way campus road with a 56-inch pedestrian way that will move downhill from the parking lots for the Soccer Park and proposed Student Apartments. It would run exceedingly close to the borders of the properties owned by the nearest neighbors, down to the dead-ends of Hale and West 3~a Streets, through the Cassat and Donnell parking lot (removing one line of three lines of parking spaces), and exit less than 10 feet from the private residence at 2184 Bennett Street.