Applewood Senior Housing Planning Unit Development DistrictPrepared by: Laura Carstens, City Planner Address: 50 W. 13th St., City Hall Telephone: 589-4210
Return to: Jeanne Schneider, City Clerk, Address: City Hall- 50 W. 13 Street Telephone: 589-4121
ORDINANCE NO. 19 -09
AN ORDINANCE AMENDING APPENDIX A (THE ZONING ORDINANCE) OF THE
CITY OF DUBUQUE CODE OF ORDINANCES BY RECLASSIFYING HEREINAFTER
DESCRIBED PROPERTY LOCATED AT 3225 PENNSYLVANIA AVENUE FROM R-1
SINGLE-FAMILY RESIDENTIAL DISTRICT TO PUD PLANNED UNIT
DEVELOPMENT DISTRICT WITH A PR PLANNED RESIDENTIAL DISTRICT
DESIGNATION, AND ADOPTING A CONCEPTUAL DEVELOPMENT PLAN FOR
APPLEWOOD SENIOR HOUSING PHASE III.
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 is hereby amended by reclassifying the hereinafter-described property from R-1
Single-Family Residential District to PUD Planned Unit Development District with a PR
Planned Residential District designation, and adopting a conceptual development plan, a
copy of which is attached to and made a part hereof, is hereby adopted and approved for the
following described property, to wit:
East 235.04 feet of Lot 1 of 2 SW 1/4 SW 1/4 Section 22, T89N, R2E, and to the
centerline of the adjoining public right-of=vvay, all in the City of Dubuque, Iowa.
A. Use Regulations.
The following regulations shall apply to all uses made of land in the above-
described PR Planned Residential District:
1. Principal permitted uses shall be limited. to 43 senior housing dwelling
units.
2. No secondary or contingency uses shall be permitted.
3. Accessory uses shall include any use customarily incidental and
subordinate to the principal use it serves.
3225 Pennsylvania Avenue
Page 2
B. Lot and Bulk Regulations.
Development of land in the PR Planned Residential District shall be
regulated as follows:
Building #3 shall be located in substantial conformance with the
approved conceptual development plan.
2. Building #3 shall have a minimum 20-foot front yard setback, a 24-
footside yard setback, and a 76-foot 6-inch rear yard setback.
3. Maximum building height of 40 feet shall be allowed as measured
from the first floor elevation of 808 MSL to the peak of the roof. The
roof shall be built with a roof pitch of 4/12.
C. Performance Standards
The development and maintenance of uses in this PR Planned Residential
District shall be regulated as follows:
Parking Regulations
a. Off-street parking shall be provided based on the approved
conceptual plan with 10 spaces provided in front of the building
and 42 spaces in underground parking.
b. All vehicle-related features shall be surfaced with either asphalt
or concrete.
c. Curbing and proper surface drainage of storm water shall be
provided.
d. All parking and loading spaces shall be delineated on the
surfacing material by painted stripes or other permanent means.
e. The number, size and design of parking spaces shall be
governed by applicable provisions of City of Dubuque
Ordinances enforced at the time of development of the lot.
The number, size, design, and location of parking spaces
designated for persons with disabilities shall be according to the
local, state, or federal requirements in effect at the time of
development.
2. Site Lighting
a. Exterior illumination of site features shall be limited to the
illumination of the following:
i. Parking areas, driveways and loading facilities.
ii. Pedestrian walkway surfaces and entrances to building.
3225 Pennsylvania Avenue
iii. Building exterior.
b. Location and Design
Page 3
i. No light source shall provide illumination onto adjacent
lots, buildings or streets in excess of 1.0 foot candle.
ii. All exterior lighting luminaries shall be designed and
installed to shield light from the luminaries at angles
above 72-degrees from vertical.
iii. Fixtures mounted on a building shall not be positioned
higher than the roofline of the building.
iv. All electrical service lines to posts and fixtures shall be
underground and concealed inside the posts.
3. Landscaping
Two staggered, parallel lines of American Arborvitae shall be planted
along the entire length of the north property line to act as a vegetative
screen. The American Arborvitae shall be a minimum of six (6) feet in
height at planting and spaced eight (8) feet apart and eight (8) feet
separating the two parallel rows.
4. Storm Water Conveyance
The developer shall be responsible for providing surface or
subsurface conveyance(s) of storm water from the lot to existing
storm sewers or to flow line of open drainageways outside the lot in a
means that is satisfactory to the City of Dubuque. Other applicable
regulations enforced by the City of Dubuque relative to storm water
management and drainage shall apply to the subject property.
5. Exterior Trash Collection Areas
a. The storage of trash and debris shall be limited to that produced
by the principal permitted use and accessory uses of the lot.
b. All exterior trash collection areas and the materials contained
therein shall be visually screened from view. The screening
shall be completely opaque fence, wall or other feature not
exceeding a height of 10 feet measured from the ground level
outside the line of the screen. Screens built on sloping grades
shall be stepped so that their top line shall be horizontal.
Exposed materials used to construct the opaque screen shall
be similar in appearance to materials used for exterior building
walls. All exterior entrances to a screened trash area shall be
provided with a gate or door of similar design to that of the
screen.
3225 Pennsylvania Avenue Page 4
If a 10-foot high screen fails to shield the exterior trash collection
area from view from points inside or outside of the property,
evergreen plantings may be required in addition to the
screening. Evergreen plant materials shall be selected and
designed so that they will screen the area from all off-site
visibility within five (5) years.
6. Final site development plans shall be submitted in accordance with
Section 4-4 of the Zoning Ordinance prior to construction of any
buildings.
D. Open Space and Recreation Areas
Open space and landscaping in the PR Planned Residential District shall
be regulated as follows. Those areas not designated on the conceptual
development plan shall be maintained as open space, as defined by
Section 8 of the Zoning Ordinance of the City of Dubuque, Iowa, by the
property owner and/or association.
E. Sign Regulations
1. Signs in the Planned Residential District shall be regulated in
accordance with the R-4 Multi-Family Residential Zoning District sign
regulations of the Zoning Ordinance.
2. Variance requests from sign requirements for size, number and
height shall be reviewed by the Zoning Board of Adjustment in
accordance with Section 5-3 of the Zoning Ordinance.
F. Other Codes and Regulations
Service Lines. All electric, telephone, cable, or other similar utility
lines serving the building and other site features shall be located
underground.
2. The use of semi-trailers and shipping containers for storage is
prohibited.
3. These regulations do not relieve the owner from other applicable city,
county, state or federal codes, regulations, laws and other controls
relative to the planning, construction, operation and management of
property within the city of Dubuque.
G. Transfer of Ownership
Transfer of ownership or lease of property in this PR Planned Residential
District shall include the transferor lease agreement a provision that the
purchaser or lessee acknowledges awareness of the conditions authorizing
the establishment of the district.
3225 Pennsylvania Avenue
Page 5
H. Occupancy Permits
No occupancy permit shall be issued by the City of Dubuque for property
included in the subject planned unit development district until full
compliance with this ordinance has been achieved.
Recording
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. This
ordinance shall be binding upon the undersigned and his/her heirs,
successors and assigns.
Section 2. The foregoing amendment has heretofore been reviewed by the
Zoning Advisory Commission of the City of Dubuque, Iowa.
Section 3. The foregoing amendment shall take effect upon publication, as
provided by law,
Passed, approved and adopted this 20th day of April 2009.
Roy D. Buol, Mayor
Attest:
Jeanne F. Schneider, City Clerk
Ken and Blanche Johnson
1852 Carter Road
Honorable Mayor and Ladies & Gentlemen of the Council:
We come today as citizens with a vested interest in the Horizon Development
Corporation planned unit development for Pennsylvania Avenue. The current
proposal has passed the Planning & Zoning Board and we would like to express
our concerns over the development.
While we are in support of the project, we are concerned about the impact of the
project on the surrounding area:
1) Planning and Zoning approved the plan fora 3 story structure, with a 5 foot
height reduction from original proposal. We are in support of a 3 story structure
with 43 units versus a 2 story structure for 43 units.
2) Moving forward with a 3 story structure, accommodating 43 units is more
compact versus a 2 story structure minimizes impact on green space and allows for
more drainage capacity.
3) The 3 story structure laid out as described in the final proposal provides for 2
rows of trees as a barrier for property owners bordering the property line. If
Horizon is allowed to move forward with a 2 story building, the tree lines would be
reduced and therefore noise and privacy would be severely impacted. Rather than
2 lines of trees, there would only be space for 1 row of trees.
As property owners closest to and most impacted by this project, we respectfully
request the consideration of the council to approve the plan for the 3 story structure
laid out by Horizon Development and move to approve the project as presented by
the Planning & Zoning Committee.
Page 1 of 1
ik Van iliin ®uii in #
From: Kyle Kritz
To: d.fitzgerald@horizondbm.com
®ate: 4/20/2009 2:07 PM
Subject: Building #1
CC: Carstens, Laura; Van Milligen, Mike
Attachments: Applewood #1.pdf
Dan,
Here is the information you requested on Applewood Building #1 (eastern most building). I have attached a pdf
of the site.
Applewood Building #1: FFE = 840 MSL
Building Height #1 + 25 feet
= 865 MSL
1874 Carter Court: FFE = 834 MSL
The First Floor Elevation (FFE) of Applewood Building #1 is six (6) feet above the FFE of the home at 1874
Carter Court, which is directly behind Building #1. When the height of Building #1 (25') is added, then Building
#1 is 19 feet above the adjacent home at 1874 Carter Court.
Please contact me if you need additional information.
Kyle
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Planning 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 CITY OF Dubuque
DUB E
Masterpiece on the Mississippi ') I (~TM~
2007
April 8, 2009
The Honorable Mayor and City Council Members
City of Dubuque
City Hall - 50 W. 13th Street
Dubuque IA 52001
Amend PUD Planned Unit Development
Applicant: Dan Fitzgerald, Horizon Development Group
Location: 3225 Pennsylvania Avenue
Description: To amend the Applewood Senior Housing Planned Unit Development by
rezoning 1.7 acres from R-1 Single-Family Residential District to PUD
Planned Unit Development to allow construction of a three-story, 43-unit
senior apartment residence.
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, reviewing the proposed request, the results
of an open house meeting with the neighbors, and proposed revisions to the building
design and site landscaping to reduce impacts to the neighborhood. The applicant
noted the proposed building height will be in line with Applewood #2.
Staff reviewed surrounding zoning and land use, previous requests for Applewood
Buildings #1 and #2, and the impact of the project on the surrounding street system.
There were several public comments in opposition to the proposed project, indicating
that the three-story building should be limited to two-stories, like the previous two
Applewood buildings. There were several public comments in support regarding the
applicant's response to the neighbors' concerns.
The Zoning Advisory Commission discussed the request, noting that the applicant has
agreed to lower the building by five feet by using a 4/12 pitch on the roof and lowering
the first floor elevation by two feet, resulting in the building being no higher than the
adjacent Applewood buildings, even though it is three stories.
Service People Integrity Responsibility Innovation Teamwork
The Honorable Mayor and City Council Members
Page 2
Recommendation
By a vote of 6 to 1, the Zoning Advisory Commission recommends that the City Council
approve the request with the following conditions:
The roof pitch be 4/12.
2. The first floor elevation be 808 feet.
3. Two parallel rows of American arborvitae be required adjacent to the rear
property line.
4. The rear yard setback of the structure be a minimum of 76 feet 6 inches.
A simple majority vote is needed for the City Council to approve the request. A super
majority vote is needed for the City Council to amend any conditions recommended by
the Commission.
Respectfully submitted,
S~
Jeff Stiles, Chairperson
Zoning Advisory Commission
Attachments
Service People Integrity Responsibility Innovation Teamwork
THE CITY OF Dubuque
T T w~ City of Dubuque
D V B E I( II Planning Services Department
Masterpiece on the Mississippi I I Dubuque, IA 52001-4864
Phone: 563-589-4210
Fax: 563-589-4221
PLANNING APPLICATION FORM
^Variance
^Conditional Use Permit
^Appeal
^Special Exception
^Limited Setback Waiver
^Rezoning
Planned District
~^Preliminary Plat
^Minor Final Plat
^Text Amendment
^Simple Site Plan
^Minor Site Plan
^Major Site Plan
^Major Final Plat
^Simple Subdivision
^Annexation
^Temporary Use Permit
^Certificate of Economic Non-Viability
^Certificate of Appropriateness
^Historic Designation ,~ /
Neighborhood Association /`~
Other:
Please tv~e or printer l/eoibly in ink J /~5
~.N~E Property owner(s): h/ORIi?anl ~~~ZIJ~/y1~i G~'Ot~,~,~j/L• /~1V0/D~ ITS- Phones ~O~ f~yf~^ y~~b ~~1~/~
Address: Ib ~/-/ /Voz~ CyLC ~'¢~L City: ~t~d//fI" State: ~1 Zip: S3S9-j
Fax Number: [vri+~ ~~~' ~~U~ Cellular Number: iaa0~ 2~C! SZ$Z- E-mail Address: ~f'TIT~4N/'Ci~cl ~ etc«j~~+~y^'•li
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Applicant/Agent: ~~11'1V Fi'~~A'~a , /fDG,~, /NC, Phone: ~vUB f3yS~- 99Z.S`
Address: /O ~/ ~.a7~ GD4E /,~~~~ City: ERe>v!~ State: (~1 Zip: S~/7
(p0$ 21~ SZ 8 Z f
Fax Number: ~U~v ~~~ ~~d/ Cellular Number: _E-mail Address: Q,~~zea~ra(c~~ ~a~izox~~, ~+~
Site location/address: 32,25 PcIJNSS/(...1/~1N/f~ ~/ENLJC
Existing zoning: R,- Proposed zoning: P ~ Historic District: N /~ Landmark: ~//~
Legal Description (Bidwell parcel ID# or lot number/b/lock number/subdivision): Tv Q£ CRC~~ ~i~ /47T+4G1~~
Total property (lot) area (square feet or acres): 1• ~r~2/ fiC2zs C~ G~/3 ~/e~+~scc y, s /d$ R•o• w~
Describe proposal and reason necessary (attach a letter of explanation, if needed):. SEE .+gTTR-~~ (.ET/E!2
CERTIFICATION: I/we, the undersigned, do hereby certify that:
1. It is the property owner's responsibility to locate property lines and to check your abstract for easements and restrictive
covenants.
2. The information submitted herein is true and correct to the best of my/our knowledge and upon submittal becomes public
record;
3. Fees are not refundable and payment does not guarantee approval; and
4. All additional required written and graphic materials are attached.
Property Owner(s):
Applicant/Agent: Date:
Date: ~~1
FOR OFFICE USE ONLY -APPLICATION SUBMI L CHECKLIST
Fee: ~ Received by: ~ Date: -~'~'d~Docket:
~~ Site/sketch plan;5 Conceptual Development P an =Photo ~ Plat
o Improvement plans ^ Design review project description ^ Floor plan ~_ Other:
Buesing & Associates Inc.
Consulting Engineers
1212 Locust St.
Dubuque, IA 52001
(563) 556-4389
METES AND BOUNDS of PROPOSED LOT 1 OF LANGE ESTATE
Commencing at the Northwest corner of Lot 2 of Applewood Place, the
Point of Beginning;
Thence South 02° 28' 27" East, (this is an assumed bearing for the
purposes of this survey only) along the West line of said Lot 2, a distance. __
of 319.38 feet to the South line of Section 22, T89N, R2E;
Thence South 88° 31' 41" West, along the South line of said Section 22, a
distance of 235.04 feet;
Thence North 02° 28' 27" West a distance of 318.80 feet to the South line
of Mettel Link Addition;
Thence North 88° 23' 13" East, along the South line of said Addition, a
distance of 235.03 feet to the Point of Beginning;
The Total Area of LOT 1 OF LANGE ESTATE is 1.721 acres (74,987
square feet), with the ROW area being 0.108 acres (4,701 square feet). Lot
areas are, more or less, and all Lots are subject to easements,
reservations, restrictions, and rights-of--way of record and not of record.
Applewood III
3225 Pennsylvania Avenue
Dubuque, Iowa 52001
Expanding Existing Planned District
Horizon Development Group, Inc. is proposing to purchase a portion of the Lange Estate directly west of
the existing Applewood I & II senior apartment communities for a third phase. The proposed legal
description of this newly created proposed lot is attached to our submittal. The current zoning on this
proposed lot is zoned R1 and the owners want it to remain as R1 until the successful closing has
occurred. In addition, the portion of the current Lange Estate not being purchased would remain as R1
and is not part of this submittal. The portion of land being acquired via a Purchase Contract would be
added to the existing Planned District of Applewood I & II.
Applewood III will consist of a 3-story, 43-unit senior apartment community with a heated underground
parking garage, club room, beauty salon, exercise room, and a business center. Applewood 111 will
consist of affordable one and two bedroom units ranging in size from approximately 675 square feet to
1,070 square feet. The rents will range from $405 per month to $700 per month, respectively. Unit
amenities will include carpeting, kitchen appliances, window blinds, patio and/or balcony, urgency pull
cords, an assortment of tub/shower units or shower only units, and washer/dryer hookup in each unit.
AG
Dubuque
THE CITY OF ~ "'"'~
DuB E ~ /
2007
Masterpiece on the Mississippi
Vicinity Map
Applicant: Dan Fitzgerald, Horizon Development
Location: 3225 Pennsylvania Avenue
Description: To amend the Applewood Senior
Housing Planned Unit Development by rezoning
1.7 acres from R-1 Single-Famly Residential
District to PUD Planned Unit Development, to
allow construction of a three-story, 43-unit
senior apartment residence.
Legend
~'///~ Applewood Senior Housing III
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AppleWood III
Senior Housing
3225 Pennsylvania Ave Dubuque, IA
Blue Prints
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Existing Site Plan for
Proposed Lot 1 of Lange Estate
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PLANNED DISTRICT STAFF REPORT Zoning Agenda: April 1, 2009
Project Name: Applewood III Senior Housing
Property Address: 3225 Pennsylvania Ave
Property Owner: Lange Estate
Applicant: Horizon Development Group, Inc.
Proposed Land Use: Residential
Existing Land Use: Agricultural
Proposed Zoning: PUD
Existing Zoning: R-1
Adjacent Land Use: North -Single-Family Residential Adjacent Zoning: North - R-1
East -Multi-Family Residential East -PUD
South -Single-Family Residential South - R-1
West -Agricultural East - R-1
Flood Plain: No
Water: Yes
Storm Sewer: Yes
Total Area: 1.72 acres
Existing Street Access: Yes
Sanitary Sewer: Yes
Purpose: The applicant is requesting an amendment to the Applewood Planned Unit
Development District to add a third building with 43 residences and rezone 1.7 acres
from R-1 Single-Family Residential District to Planned Unit Development with a
Planned Residential designation.
Property History: The property has been used by the Lange Family as an orchard for
many years. The property around the Lange property has been developed for single-
family residential, commercial, and the first two phases of Applewood Senior
Apartments.
Physical Characteristics: The subject property is approximately 1.7 acres in size, slopes
to the southeast and has frontage on Pennsylvania Avenue and Butterfield Road stub
street to the north.
Conformance with Comprehensive Plan: The subject request involves the following
goals: Land use and Urban Design Goals: 1.1, 1.2, 1.4, 1.5, 4.4, 5.3, 6.1, 6.2, 7.1, 7.2,
7.8, 9.1, 9.4 and 9.7.
PLANNED DISTRICT STAFF REPORT -Applewood Phase 3 Page 2
Recommended Motion: Planning staff recommends that the Zoning Advisory
Commission review Section 3-5.5(F) that establishes approval standards for Planned
Unit Development applications.
Staff Analysis:
Streets: The proposed Applewood Phase 3 Senior Housing Project would take
access directly from Pennsylvania Avenue. Pennsylvania Avenue is designated as
a minor arterial and carries approximately 11,300 vehicle trips per day based on
2005 IDOT counts.
Sidewalks: There is an existing sidewalk along Pennsylvania Avenue in front of the
proposed Applewood 3 building. As part of Phase 2 of Applewood, a sidewalk was
constructed from Pennsylvania Avenue to the north to a point where it connected
to the stub street (Butterfield) which connects to Carter Road.
Parking: The conceptual layout for Applewood 3 includes 10 parking stalls on the
surface lot in front of the building parallel to Pennsylvania Avenue and 42
underground parking stalls.
Lighting: New outdoor lighting will be required to utilize 72-degree cutoff luminaries
to mitigate adverse impacts to adjacent properties.
Signage: None proposed.
Bulk Regulations: Development of Applewood 3 will be in substantial compliance
with the submitted conceptual development plan. The proposed location of the
building would place it approximately 75 feet from Pennsylvania Avenue, 24 feet
from either side property line, and 75 feet from the rear property line of the homes
that front on Carter Road.
Permeable Area (%) & Location (Open Space): The proposed project would cover
approximately 37% of the 1.7 acre site with impermeable area. The remaining
63% of the site will be planted in grass or landscaped.
Landscaping/Screening: The applicant has submitted a proposed landscaping
plan that includes the planting of 16 trees including both deciduous and
evergreens. There is substantial screening provided between Pennsylvania
Avenue and the proposed parking lot, and a significant number of foundation
plantings around the proposed building. The submitted landscape plan is similar to
the quantity and quality of landscaping provided for the first two phases of
Applewood Senior Housing.
Phasing of development: None.
PLANNED DISTRICT STAFF REPORT -Applewood Phase 3 Page 3
Impact of Request on:
Utilities: Existing utilities are sufficient in the area to serve the proposed 43-unit
development.
Traffic Patterns/Counts: Pennsylvania Avenue is designated as a minor arterial
and carries approximately 11,300 average daily trips based on 2005 IDOT traffic
counts.
Public Services: Existing public services are adequate to serve the site.
Environment: Staff does not anticipate any adverse impacts to the environment
provided adequate erosion control is provided during all phases of development,
and that the project complies with the City's standards for stormwater
management.
Adjacent Properties: Planning staff anticipates the biggest change for adjacent
properties will be the physical change to the property in question which has been
used as an orchard or planting of row crops for many decades. The proposed
senior housing building will be a significant change to the built environment in this
area.
Staff Analysis: Horizon Development Group, Inc. is proposing to develop Phase 3 of
Applewood Senior Housing with construction of a new three-story, 43-unit senior
apartment residence on 1.7 acres of land along Pennsylvania Avenue. The proposed
project includes a surface parking lot of 10 spaces for visitors and 42 spaces for
residents provided in an underground parking garage accessed by a separate drive
from Pennsylvania Avenue. The applicant has provided a conceptual plan that shows
the position of the proposed structure on the lot, access to Pennsylvania Avenue, and
setbacks from surrounding property. The applicant also has provided elevations of the
proposed building and a conceptual landscape plan. The proposed request is an
expansion of the existing Planned Unit Development district that was applied to the
original Applewood Project approved in May of 1993.
The original PUD approved two buildings with a maximum height of two stories. The
two existing buildings for Applewood have three stories exposed on the south elevation
and two stories on the north. This arrangement meets the definition of a two-story
building as the third level is considered a basement, as more than 50% of its perimeter
is below ground. The previous two phases of Applewood provided for a total of 85 off-
street parking spaces, approximately half provided in underground parking below both
buildings.
In 1993, staff utilized a vehicle trip rate of 3.3 vehicle trips per unit per day from the
Institute of Transportation Engineers Trip Generation Manual. The latest edition of the
PLANNED DISTRICT STAFF REPORT -Applewood Phase 3 Page 4
ITE Trip Manual contains an average rate of 2.15 per dwelling unit for a congregate
care facility and a trip rate of 3.48 per dwelling unit for attached elderly housing. Both
trip rates are based on only a few samples so they should be used with caution.
However, applying the 3.48 trip rate to the proposed development would yield a figure
of 150 additional vehicle trips per day from the third phase of Applewood. Planning
staff considers the trip rate of 3.48 per dwelling unit on the high side, but provides a
conservative estimate of trip generations.
When considering the impact of senior housing on adjacent roadways, it is important to
consider that the majority of these trips will not take place during the weekday peak
travel periods of around 8:00 a.m. and 5:00 p.m. The residents of Applewood will, in
general, have more flexibility in scheduling their vehicle trips during the course of the
day, and thus will not significantly add to the peak hour traffic either in the morning or
late afternoon. Planning staff has received no complaints regarding the operation of
Applewood Senior Housing in terms of the number of off-street parking spaces provided
or the traffic generated by the development.
The Fire Department has reviewed the proposed project and has no objections to the
building's location or access to it for emergency response. The building will have a
sprinkler system and automatic alarm system.
The proposed building can be adequately served with City water and sanitary sewer.
The Water Department will be requiring a water main extension between the Butterfield
Road stub street and Pennsylvania Avenue.
The major issue during the public hearings on Applewood Phases 1 and 2 was the
impact to adjacent single-family residences along Carter Road. Of primary concern
was the height of the buildings and their impact on the use and enjoyment of adjacent
single-family residences. The Ordinance approving Applewood 1 and 2 limited the
buildings to two stories. The proposed third phase of Applewood does propose athree-
story building. The north elevation included in the Commission's packet clearly shows
that the building will be three stories as viewed from the back of the single-family
residences along Carter Road.
Planning staff has compared the elevation of Applewood Phases 1 and 2 to proposed
Applewood Phase 3. The first floor elevation of the proposed Applewood Building #3 is
808 MSL. The first floor elevation of Building #1 is 840 MSL and Building #2 is 815
MSL. The existing building height of Buildings #1 and #2 is 25 feet when measured
from grade level to the roof peak. The proposed Building #3 height is 42 feet measured
from grade level to the roof peak. Both measurements are taken from the submitted
north side elevations. I have provided in the packet a map depicting the existing
contours on and around the Applewood site. Adding the building height to the first floor
elevation and then comparing that number to the contours near existing single-family
homes along Carter Road will provide a comparison of the impact between the existing
two-story Applewood Building #2 and the proposed Building #3. The following are
examples.
PLANNED DISTRICT STAFF REPORT -Applewood Phase 3 Page 5
Example #1: Building #2
First floor elevation: 815 feet
Height of building #2: +25 feet
Elevation of Building #2 roof peak: 840 feet
Elevation of 1864 Carter Road: 824 feet
Example #2: Building #3:
First floor elevation: 808 feet
Height of Building #3: +40 feet
Elevation of Building #3 roof peak: 848 feet
Elevation of home at 1852 Carter Road: 834 feet
Finally, staff notes that the proposed location of Building #3 is 76.5 feet from the rear
property line of the homes on Carter Road, whereas Buildings #1 and #2 are located 45
feet from the rear property line. The first floor elevation and height of Building #3 is
based on changes proposed by the applicant at the April Zoning Advisory Commission
meeting.
Planning staff believes, as in 1993, that the proposed Applewood senior housing project
is appropriate for this location and that the major concern of the residents is again the
impact of the proposed building in terms of its scale when compared to the surrounding
development. Concerns expressed in 1993 regarding parking and vehicle trips do not
appear to be prevalent as in the 15-year history of Applewood Phases 1 and 2 have not
generated any complaints to Planning staff.
Planning staff recommends the Zoning Advisory Commission review Section 3-5.5(F)
that establishes the criteria for review of Planned Unit Development requests.
Prepared by: Reviewed: ~~i# Date: G/ Y• 04'
GIS Color Map
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Fax: 563.589.4149
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The following form was submitted via your website: Contact Us
Your Name:: Jerome J. Mistek
Your Address:: 1846 Carter Road
Your Phone Number:: 588-3359
Your Email Address:: jjmistek@yousq.net
City Department:: Planning Services
If "other," please provide the name of the department you wish to contact:: Kyle Kritz
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Message: Type your message in the text box:: I have seen the proposed plan from Dan Fritzgerald,Horizon
Development Group. They have been good neighbors in regards to the property maintenance of the existing
building.
I object to the request for a three story building. That was in their original zoning request for the existing buildings
request and was changed because of the overwhelming visual impact on the neighborhood. A requirement to limit
this building to two stories would make the building better blend in with the existing buildings. A three story
building would again an overpowering visual detraction from the neighborhood.
The three story 43 unit building would also increase significantly the traffic load on a very busy Pennsylvania Ave.
Attachment (optional):: No file was uploaded
Additional Information:
Form submitted on: 3/23/2009 11:32:01 AM
Submitted from IP Address: 64.198.82.187
Form Address: http://www.cityofdubuque.org/forms.asp?FID=41
file://C:\Documents and Settings\kkritz\Local Settings\Temp\XPgrpwise\49C8A6BFDBQ_DODBQ_PO... 03/24/2009
Vrgil J. and Joan J. Blocker
1850 Carter Road
Dubuque, IA 52001
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;~
,~ MAR 2 4 2009
CITY OF DUSUQ~JE.,
1P!G SERVICES ~JEPA~;7^~9ENT
March 23, 2009
Zoning Advisory Commission
Attn: Mr. Kyle Kritz
Planning Services, City Hall
50 W. 13th Street
Dubuque, IA 52001
Re: Horizon Development Group, Inc. Applewood III Proposal
3225 Pennsylvania Avenue, Dubuque, IA 52001
Dear Zoning Advisory Commission:
Our property at 1850 Carter Road, Lot 2, Block 3 of Mettel Link Addition, is immediately north of
the proposed land requested to be purchased by Horizon Development Group, Inc. We have no
objection to this land being purchased by the Horizon Group, however we do object to the size of the
building that is being proposed to be constructed on the property.
Applewood I and II were originally proposed as three (3) story apartment buildings, however due
to opposition from the neighbors, these building were lowered to two (2) stories. We request that the
Zoning Advisory Commission require consistency from the Horizon Development Group, Inc. and only
grant permission to construct a two (2) story apartment building on this property.
Please be advised that the Horizon Development Group, Inc. representatives have not, to our
knowledge, met with any of the neighbors, regarding their proposed purchase and building plans.
Thank you for your consideration of our concerns.
Sincerely,
\ M/
Vir it .Blocker
Joan J. Blocker
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The following form was submitted via your website: Contact Us
Your Name:: Aneta M. Mistek
Your Address:: 1846 Carter Road
Dubuque, Iowa 52001
Your Phone Number:: 563-588-3359
Your Email Address:: ammistek@yousq.net
City Department:: Planning Services
I ~ ~ (` L~ LI rsr~ i~ I•
li MAR 2 7 2Q09
~;~ c Y OF D~J~i1C~rJC
~lf~iNG SER~Ji(~GS ~E~f?,;,
If "other," please provide the name of the department you wish to contact:: Mr. Kyle Kritz
Message: Type your message in the text box:: To: Mr. Kyle Kritz
Re: Re-zoning by Horizon Development on Penn. Ave.
As neighbors on Carter Road who share a property line with the Horizon Development group, we have a vested
interest in what happens.
My concerns are though the building will sit in somewhat of a valley I object to the number of stories planned. The
planned four story building will totally obstruct the view of us residents who are living behind the building. No
where else in our neighborhood, even within several blocks, are residents obligated to look at the back of a 4 story
apartment building. Having to do so, I feel, lowers the esthetic value and attractiveness of our property. I do not
consider 4 story apartment buildings or any commercial development in keeping with the concept of single family
housing that surrounds the proposed development.
I am also concerned about the density of the population regarding traffic on Pennsylvania Avenue. I frequently use
Penn. Ave. and the volume of traffic has significantly increased since the neighboring apartment buildings were
built. Penn. Ave. now carries heavier traffic to the arterial, the west side industrial parks. Hempstead high school,
the new schools Roosevelt middle school and Carver elementary school, as well as other west side development. At
times backed up traffic on Penn. Ave. requires waiting through 2 or 3 light changes before reaching the Penn. Ave.
and JFK intersection. Not all residents will have cars but any additional higher residential traffic added to already
heavy and fast moving traffic creates safety issues. Most of the time I use the Penn. Ave. -JFK lights to access
Kennedy Rd. because trying to make a left turn onto Kennedy Rd. from Carter Rd. is dangerous and requires split
sewnd timing and safety issues.
A large group of neighbors sought legal advice, wrote letters, made phone calls and appeared at numerous Zoning
Advisory Board meetings and city council meetings over several months to protest the buildings with 4 levels when
the two current Applewood Apartment buildings were constructed. We were successful in having a level of these
buildings removed giving the current 3 levels. I feel this is a more transitional design also addressing density of
population and density of traffic. We would be giving up an apple orchard view to look at the back of 4 stories as
the main living areas -living rooms, family rooms, sunrooms -for many of us are on the back side of our homes.
I can accept and support the building of another apartment building based on the 3 level size and design of the
current building. My problem is the addition of another story. Obviously another level of apartments creates more
income per sq. foot of imprint for the apartment owners but defeats the protection I feel we are owed by the
file://C:\Documents and Settings\kkritz\Local Settings\Temp\XPgrpwise\49CC8ESBDBQ DODBQ PO... 03/27/2009
Zoning Advisory Board. We bought our homes knowing someday change would happen but expected the single
family resident zone would prevail as the entire neighborhood and bordering areas are single family. We
begrudgingly accepted planned residential zoning but I feel strongly PR zoning should not be abused to create more
income for the apartment owners. I see increased income as the only reason for the 4th level.
In summary my issues remain:
-Obstruction of appropriate residential view in an otherwise single family neighborhood.
-Lower esthetic. quality and lower attractiveness created for our property value.
-Increased density of traffic onto overloaded Pennsylvania Avenue.
-Increased density of population in what was originally designed as a single family neighborhood.
Sincerely,
Aneta M. Mistek
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Additional Information:
Form submitted on: 3/26/2009 11:19:40 AM
Submitted from IP Address: 64.198.82.187
Form Address: http://www.cityofdubuque.org/forms.asp?FID=41
.le://C:\Documents and Settings\kkritz\Local Settings\TemplXPgrpwise\49CC8ESBDBQ_DODBQ PO... 03/27/2009