North Fork Trails Subdivision_Final PlatT®: The Honorable Mayor and City Council Members
FR®Ni: Michael C. Van Milligan, City Manager
SU JECT: Final Plat North Fork Trails
®ATE: April 14, 2009
Planning Services Manager Laura Carstens is recommending approval of the final plat
of North Fork Trails Subdivision.
I concur with the recommendation and respectfully request Mayor and City Council
approval
~~
-_
Michael C. Van Milligan
MCVM/jh
Attachment
cc: Barry Lindahl, City Attorney
Cindy Steinhauser, Assistant City Manager
Laura Carstens, Planning Services Manager
Dubuque
,,
All~lli~~ ric~CitH
2007
TO: Michael Van Milligen, City Manager
FROM: Laura Carstens, Planning Services Manager
SUBJECT: Final Plat North Fork Trails
DATE: April 13, 2009
INTRODUCTION
The submitted Final Plat of North Fork Trails subdivides an existing 12-acre parcel into
nine building lots to accommodate the construction of nine two-unit townhomes. The
submitted final plat represents the first phase of North Forks Trails Subdivision.
DISCUSSION
The submitted final plat provides for the extension of the existing City street, Keymont
Drive, to terminate in a cul-de-sac. The extension of Keymont Drive will be built with the
City's typical right-of-way width of 50 feet but only built with 27-foot of paving. Parking
will be restricted to one side only. In addition, the streets will be built with permeable
pavers to facilitate the infiltration of storm water into the subsoil.
The Engineering and Water Departments have reviewed the submitted final plat and
implementation plans for compliance with storm water control, sanitary sewer and water
main installation requirements and codes. Lot A, located along the east side of the
proposed subdivision, will be dedicated to the City for park land. Leisure Services
Manager Gil Spence is supportive of the dedication of Lot A as park land. It will serve
as a buffer between commercial development along Kennedy Road to the east and the
existing single-family residential development along Keyway Drive and surrounding
streets.
RECOIVItV1ENDATION
Staff recommends the City council approve the final plat of North Fork Trails as the
submitted final plat is in substantial compliance with the City of Dubuque Subdivision
Regulations.
Enclosures
Prepared by Kyle L. Kritz, Associate Planner
cc: Gus Psihoyos, City Engineer
Gil Spence, Leisure Services Manager
THE CITY OF
U~ E
~~:,~~
I LT N R
City of Dubuque
Planning Services Department
Dubuque, IA 52001-4864
Phone: 563-589-4210
Fax: 563-589-4221
^ Variance ^ Rezoning ^ Simple Site Plan ^ Annexation
^ Conditional Use Permit ^ Planned District ^ Minor Site Plan ^ Temporary Use Permit
^ Appeal ^ Preliminary Plat ^ Major Site Plan ^ Certificate of Economic Non-Viability
^ Special Exception ^ Minor Final Plat ®Major Final Plat ^ Certificate of Appropriateness
^ Limited Setback Waiver ^ Text Amendment ^ Simple Subdivision ^ Other:
Please type or print IeAibly in ink
Property owner(s): JFT LLC (Contract Holder) Phone:
Address: 1250 Iowa Street P.O.Box 300 City: Dubuque State: IA Zip: 52004
Fax Number:
Mobile/Cellular Number:
Applicant/Agent: Charles A. Daoud Phone: (5631 599-0190
Address: 396 Moore Hits. City: Dubuque State: IA Zip: 52003
Fax Number:
Mobile/Cellular Number: (563) 599-0190
Site location/address: At the end of Keymont Drive QoinQ east
Existing zoning: R-1 Proposed zoning: R-2 Historic District: Landmark:
Legal Description (Bidwell parcel ID# or lot number/block number/subdivision): (1021476001)
Lot 1-2-2 of Westview Shopping Center Plaza, and Lot 1 of Westview West
Total property (lot) area (square feet or acres): approx. 12 ac.
Describe proposal and reason necessary (attach a letter of explanation, if needed):
For the development of a residential subdivision.
CERTIFICATION: I/we, the undersigned, do hereby certify that:
1. The information submitted herein is true and correct to the best of my/our knowledge and upon
submittal becomes public record;
2. Fees are not refundable and payment does not guarantee approval; and
3. All additional required written and graphic materials are attached.
Property Owner(s): ~ /f Date:
~ ~:
~/ ,/
Applicant/Agent: />:%~.~-~-~~ ~%~~ ~.: ~ ~- >- "'~ Date: Y,.~~ .t.~~
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FOR OFFICE USE Y - AP L~ICATIOIV SUBMITTAL CHECKLIST
Fee: C~ ~~ Received by: '~~ w ~ Date: • LI • o.~ Docket:
^Site/sketch plan ^Conceptual Dev pment Plan ^Photo ^Plat
^Improvement plans ^Design review project description ^Floor plan ^Other:
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THE CTTY OF DUIJUC(Uta
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Applicant: Charles ®aoud
Location: East of Keymont ®rive
®escription: Final Plat of North Fork
Trails
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Proposed Area to be Platted
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PREPARED BY: BUESINC & ASSOCIATES AppRE55: 1212 INCUBI SIItLL I, UUbuuut, lu
Final Plat of:
NORTH FORK TRAILS
IN THE CITY OF DUBUQUE, IOWA.
Comprised of:.LOT 1-2-2 OF WESTVIEW SHOPPING CENTER PLACE AND LOT 1 OF WESTVIEW WEST,
LOCATED IN THE SEt/4 OF SEC. 21, T89N, R2E,
IN THE CITY OF DUBUQUE, IOWA.
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TOTAL AREA = 11.915 AC.
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L-1B 5)a'a5'S6'E 94.6]' I>5.00' 95.66' 313'11'
C-1C 846'21'4B'E >).00' 1]5.00' >).64' 25'25'05'
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C-2A 523'56'46"E 59.50' 50.00' 63.JJ' )J'O1'31"
C-2B 542'5}•5}-W 50.50' 50.00' 52.94' 60'39'¢6"
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C-2E 936'23'0)'W 39.12' 50.00' 40.<1' <6'I6'4]'
C-3 6c5'2J'31'E 1J6.J8' 125.00' 196.35' 90'00'00'
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L5 5 02]'31'E 2.]0'
L6 NIO'49'JJ'E 9.20'
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L8 565'4D'32'E 30.00'
L9 525'40'32"E 3fi.00'
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111 NBB39'28'E 59.25'
Lti N}t'46'14 w 12.85'
L13 N31'46'l a'W 30.18'
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NOTFS
1. ALL MEASUREIAENTS ARE IN FEET AND DECIMALS THEROF. 12631 12631
PROPERIYSLINEPEO
SURVEYED PROPERTY LINE -.
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SURVEYED PERIMETER
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x / I HEREBY CERTIFY THAT THIS LAND SURVEYING DOCUMENT -
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U: JOHN L. WHITE e EYOR UNDER 7HE LAWS OF THE STATE OF IOWA. PuE
STSE PUBLIC UTILITY EASEMENT
STORM SEWER EASEMENT
OWNER k PROPRIETOR:
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sANITARY SEWER EASEMENT
ExiS11NC LOT 1-2-2 OF WESTVIEW SHOPPING CENTER PLACE
ANO LOT 1 OF WESTVIEW WEST
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MY LICENSE RENEWAL DATE IS DECEMBER 3t, 2010
-~ SHEET TITLE PROJECT N0. 08083 DATE REVISIONS DRAWN BY:
PREPAR
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m FINAL PLAT :
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TERRY THOMPSON ASSOCIATES INC.
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NORTH FORK TRAILS 4461 LAKE AVE. souTTi E'NC/NEERS AND SURVEYORS SCALE: 4/9/09 CHECKED BY:
, WH17E BEAR LAKE, MN Sstto 1212 Locusrsss_DN9u6uE. w T" - T20, 4/13/09 JLW
Prepared by: Laura Carstens, City Planner Address: City Hall. 50 W. 13th St Telephone: 589-4210
Return to: Jeanne Schneider, City Clerk Address: City Hall- 50 W. 13 St Telephone: 589-4121
RESOLUTION NO. 135 - 09
A RESOLUTION AUTHORIZING APPROVAL OF THE FINAL PLAT OF NORTH
FORK TRAILS IN THE CITY OF DUBUQUE, IOWA
Whereas, there has been filed with the City Clerk a Final Plat of North Fork Trails
in the City of Dubuque, Iowa; and
Whereas, upon said final plat appears a street to be known as Keymont Drive
(Lot B), together with certain public utility, storm sewer, and sanitary sewer easements,
and park land (Lot A), which the owners by said final plat have dedicated to the public
forever; and
Whereas, the preliminary plat has been examined by the Zoning Advisory
Commission and had its approval endorsed thereon; and
Whereas, said final plat has been reviewed by the City Planner and had her
approval endorsed thereon; subject to the owner's agreeing to the conditions noted in
Section 2 below; and
Whereas, said final plat has been examined by the City Council and they find
that it conforms to the statutes and ordinances relating to it, except that no streets or
public utilities have yet been constructed or installed.
NOW THEREFORE, BE IT RESOLVED BY THE CITY COUNCIL OF THE CITY
OF DUBUQUE, IOWA:
Section 1. That the dedication of Keymont Drive (Lot B) together with park
land (Lot A) and the easements for public utilities, sanitary sewer, and storm sewer, as
they appear on said final plat, be and the same are hereby accepted; and
Section 2. That the Final Plat of North Fork Trails is hereby approved by the
Mayor and City Clerk are hereby authorized and directed to endorse the approval of the
City of Dubuque, Iowa, upon said final plat, provided the owners of said property herein
named, execute their written acceptance hereto attached agreeing:
(a) To reduce Keymont Drive (Lot B) to grade and to construct
concrete curb and gutter and to hard surface with permeable
pavers, all in accordance with the City of Dubuque standard
specifications and supplemental specifications provided by others,
all in a manner acceptable to the City Engineer, in conformance
with construction improvement plans approved by the City
Engineer, and inspected by the City Engineer.
(b) To install sanitary sewer mains and sewer service laterals into each
individual lot, water mains and water service laterals into each
individual lot, storm sewers and catch basins, boulevard street
lighting and erosion control devices all in accordance with the City
of Dubuque standard specifications, all in a manner acceptable to
the City Engineer, and in accordance with construction
improvement plans approved by the City Engineer, and inspected
by the City Engineer.
(c) To construct said improvements, prior to two (2) years from the
date of acceptance of this resolution, at the sole expense of the
owners, or future owner;
(d) To maintain the public improvements, for a period of two (2) years
from the date of the acceptance of those improvements by the City
Council of the City of Dubuque, Iowa, at the sole final expense of
the owners, or future owner;
(e) To maintain the street, except for snow removal and deicing, until
80% (7 lots) of the lots are improved. Maintenance will consist of
routine inspections, sweeping and/or vacuuming any sediment from
the void area or subgrade, adding material to the void area as
necessary. Maintenance shall also include the removal and
replacement of pavers, as necessary, to maintain the design
gradient and design cross section of the street.
And, further provided that said 4-ALL, LLC, as owners of said property, shall
secure the performance of the foregoing conditions provided in this Section by providing
guarantees in such form and with such sureties as may be acceptable to the City
Manager of the City of Dubuque, Iowa.
Section 3. Sidewalk installation shall be the responsibility of the owner
abutting the public rights-of-way, including lots with multiple frontages, as required by
City Code 41-100.
2
Section 4. Upon the City's acceptance of the detention facilities, maintenance
expenses incurred by the City of Dubuque for the storm water detention facilities shall
be assessed against the lot owners in all phases of North Fork Trails, in equal amounts,
except for lots dedicated to the public. The City Manager shall certify such costs to the
City Clerk, who in turn shall promptly certify such costs to the Dubuque County
Treasurer, and such costs shall then be collected with and in the same manner as
general property taxes in accordance with provisions of law.
Section 5. That the final acceptance of all public improvements shall occur
upon certification of the City Engineer to the City Council that all public improvements
have been completed in accordance with the improvement plans and City standard
specifications and accepted by City Council Resolution.
Section 6. That in the event 4-ALL, LLC, fails to execute the acceptance and
furnish the guarantees provided in Sections 2 and 3 hereof within 180 days after the
date of this Resolution, the provisions hereof shall be null and void and the acceptance
of the dedication and approval the plat shall not be effective.
Passed, approved and adopted this 20th day of April, 2009.
Roy D. Buol, Mayor
Attest:
Jeanne F. Schneider, City Clerk
ACCEPTANCE OF RESOLUTION NO. 135 -09
I, the undersigned, Charles A. Daoud, representing 4-ALL, LLC, having read
the terms and conditions of the Resolution No. 135 -09 and being familiar with the
conditions thereof, hereby accept this same and agree to the conditions required therein.
Dated in Dubuque, Iowa this 19th day of May 2009.
3 ~ ~~
RR -
Charles A. Daoud
4-ALL, LLC
4
SUS®IVISI®N STAFF REPRT Zoning Agenda:
Project Name: Final Plat North fork Trails
Property ®wner: 4-ALL, LLC
Applicant: Charles Daoud
Number of Lots:
Acreage in R.O.W:
Total Area:
In City:
In 2-Mile Area:
Flood Plain:
9
11.92 acres
Yes
N/A
Yes
Density Allowed: 1/6,000 square ft.
Commonly owned lots: None
Sanitary Sewer: Yes
Water: Yes
Proposed Land Use: Residential
Existing Land Use: Vacant
Adjacent Land Use: North -Religious
East - Vacant/Commercial
South -Multi-Family Residential
West -Single-Family Residential
Storm Sewer: Yes
Existing Street Access: Yes
Proposed Zoning: R-2
Existing Zoning: R-2
Adjacent Zoning: North - R-1
East - C-3
South - R-4
West - R-1
Physical Characteristics: The property is approximately 12 acres in size with a single
street access stubbed to the western property line from Keymont Drive. The property
drops approximately 50 feet in elevation from its high point along the western boundary
line behind Keyway Drive to the low point along a drainage way that runs along the
eastern property line. A small portion of the property, the southeast corner, is located
within the 100-year flood plain.
Proposed Phasing: Two phases.
Previous Conditions of Zoning or Plats: None.
Dedication of Open Space or Public Amenities: The applicant is proposing to dedicate
aporoximately 4.1 acres of property along the eastern portino of the property to the City
for park land and a possible detention basin.
Proposed Streets and Grades: Keymont Drive--2% - 8%.
Recommended Motion: Motion to approve the submitted Final Plat of North Fork Trails
as the submitted final plat is in substantial compliance with City of Dubuque Subdivision
Regulations..
Subdivision Staff Report -Final Plat of North Fork Trails Page 2
Conformance with Comprehensive Plan: The Comprehensive Plan calls for
promotion of inclusive and economically integrated neighborhoods to allow a diverse
mix of residences and housing types and to provide a range of housing options
throughout the community. The Comprehensive Plan also recommends buffering and
protecting incompatible uses from each other. The draft Future Land Use Plan
designates this area as open space.
Impact of Request on:
Utilities: Existing City utilities can be extended to serve this property and are
adequate to serve the site. The subdivision will be served by the sanitary sewer
main that is periodically bypassed because of storm water infiltration. City
Engineering has indicated that this sewer main is part of the City's Capital
Improvement Program and, the first phase of the project to increase its capacity is
slated to begin this spring. Engineering pointed out that the sewer main's capacity
problems have not been related to the amount of sewage flow, but rather the
amount of storm water being introduced into the sewer main through illegal
connections from residences and commercial businesses and infiltration from
cracks in the sewer main.
Traffic Patterns: The vehicle trips from the proposed subdivision will utilize Keyway
Drive. IDOT 2000 traffic counts did not include an average daily trip count for
Keyway Drive; however, in 2001, the IDOT counts indicated 2,710 trips. A recent
count done in May of 2008 provided a count of 1,779 for south bound traffic only.
The Engineering Department staff indicated that doubling the southbound count
would provide a reasonable estimate of 3,560 average daily trips.
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 construction,
and that adequate storm water control is provided based on City Engineering
standards.
Adjacent Properties: When fully developed, the proposed project will generate
additional noise and traffic from the parcel that currently is undeveloped.
CIP Investments: The sewer main is part of the Capital Improvement program and
will begin this spring and will increase the capacity of the sewer main by
constructing the portion from University Avenue to Kensington Place.
Recommended Conditions on Plat: None.
Subdivision Staff Report -Final Plat of North Fork Trails Page 3
Staff Analysis: The submitted Final Plat of North Fork Trails subdivides an existing
11.92. acre parcel into 9 lots to build 18 dwellings. The proposed development is Phase
1 and includes extension of the existing Keymont Drive, terminating in a cul-de-sac. The
subject parcel has been vacant since platting and graded to its current topography in
the early 1960's.
The developer has indicated that he wishes to implement green practice as part of the
proposed subdivision such as pervious pavers for the proposed streets. The developer
is proposing to dedicate Lot A to the City of Dubuque as park land and provide an area
for a detention basin, if necessary for the development. .
The subject property is an existing vacant site that has access from Keymont Drive.
The site is adjacent to an existing church on the north side of the property adjacent to
the back side of commercial properties and an existing drainage way on its east side.
The south side is adjacent to existing multi-family residential structures of 8 and 12
units per building and on the east side is adjacent to existing single-family homes along
Keyway Drive. The developers are proposing that the two-unit dwellings on each lot will
be split after construction and sold as townhouses. Each townhouse will have the
required off-street parking and each lot will have adequate lot area and lot frontage for
the R-2 Two-Family Residential zoning district.
The southeast corner of the property has a portion designated as a flood hazard area.
The proposed lot layout, however, does not encroach on the designated flood hazard
area. Lot A, which will be dedicated to the City of Dubuque for park land and detention
purposes, would be partially located in the area designated as flood plain.
The submitted Final Plat of North Fork Trails includes the dedication of the extension of
Keymont Drive. The roadway will be built with a 50 foot right-of-way and 27 foot of
paving. This alternate design for residential streets allows for two thru-lanes and
parking restricted to one side of the street only. The demand for on-street parking is
typically less in new subdivisions because each house has two car garages and space
to park two more vehicles on the driveway. The 27 foot wide street within a 50 foot
right-of-way, also allows for wider parkway of 7 foot rather than the typical four or five
foot created by a 31 foot street. The increased parkway width is more conducive to
planting of street trees and provides additional permeable area.
The developers also are proposing to use permeable pavers as a street surface. This
would be the first such street dedicated to the City for public maintenance. The use of
permeable pavers allows storm water to infiltrate through the paving into the sub grade
whereby it can infiltrate into the soil and reduce the need for storm water detention.
The City of Dubuque is looking at these roadways as a pilot project to test the feasibility
of this type of paving for future City streets.
The proposed subdivision, as it is an infill development, can readily be served by City
water and sewer. City water will be provided through an extension of the water that
exists on Keymont Drive.
Subdivision Staff Report -Final Plat of North Fork Trails Page 4
Sanitary sewer service will be served by an existing sanitary sewer main which runs
along the east side of the property within the North Fork of Catfish Creek. The City has,
over the years, periodically had to bypass this sewer line to the north of the subject
parcel because of sewer pipe capacity problems in this area. The problems associated
with this sanitary sewer main are not due to inadequate capacity for sewage flow, but
rather a problem with storm water connections to the main from the surrounding
residences and businesses. The City Engineering Department, as part of the Capital
Improvement Program, will be rebuilding a portion of this sanitary sewer main from
University Avenue to Kensington Place. This project will provide the necessary capacity
to reduce the problems associated with this sanitary sewer main that necessitates
bypassing sanitary sewer flows.
In years past, City Engineering has done an extensive inflow and infiltration study which
includes smoking of sewer mains to detect illegal connections. This project has
reduced, but not resolved, the bypass that is necessary in times of significant rain
events. The subject parcel and its connection to the sewer main are located
downstream from where the bypass has to occur, thus, coupled with the interceptor
sewer project that will be completed this fall, the proposed development will not
adversely impact the existing service level for the sanitary sewer system.
As previously indicated, the proposed development would be served by an extension of
Keymont Drive. Vehicle trips from this new development would principally utilize
Keyway Drive to go to and from the area. Based on 2001 IDOT traffic counts, Keyway
Drive carries 2,710 average daily trips. The 2005 IDOT traffic counts did not include
Keyway Drive. However, in May 2008, ECIA, in cooperation with the City of Dubuque,
recorded a count of 1,779 for south bound trips only. Engineering staff indicated that
doubling the count to 3,560 daily trips would provide an acceptable estimate of two-way
traffic.
This submitted subdivision includes platting of nine lots that will eventually allow for
construction of 18 residential dwelling units. The proposed dwelling units will. be two-
unit town homes whereby the existing lots will be split in half once they are constructed
with each side owned by a separate owner. The Institute of Traffic Engineers trip
generation manual indicates an average rate of 5.86 trips per dwelling unit for
townhouse/condominiums. Applying that rate to the proposed 18 dwelling units yields a
total of 105 average daily trips. Based on the average daily trips counted by ECIA in
2008 of 1,779 and doubling it to 3,560 ADT, the proposed development, when fully built
out, would represent an approximately three percent increase in vehicle trips on
Keyway Drive. While existing residents on Keyway Drive certainly would not wish to
have additional traffic on their street, Keymont Drive has been stubbed into this street
since the subdivision was platted in the 1960s. There is no other viable alternative for
access to this property. Planning staff notes that any development of this parcel,
including as park land, will increase the number of vehicle trips generated from this
currently vacant site.
Subdivision Staff Report -Final Plat of North Fork Trails Page 5
The proposed Final Plat of North Fork Trails is in substantial compliance with the City of
Dubuque Subdivision Regulations, is consistent with the goals of the City of Dubuque's
Comprehensive Plan, although it's not consistent with the designation on the Future
Land Use Map which designates the parcel for Open Space. The Comprehensive Plan
goals and future land use map together are meant to serve as a guide to help in making
decisions on rezoning requests.
The applicants are proposing dedication of 4.1 acres to the City for park land and a
potential detention basin, if necessary, that does represent one-third of the 12-acre
parcel. The property will act as a buffer between the existing single-family residences
to the west and to the commercial development along John F. Kennedy Road to the
east. The two-unit townhouse style residence has been popular in Dubuque for several
years now and has been successfully integrated into single-family neighborhoods in
many of the newer subdivisions on the City's west side.
Prepared by: ~ i ~ Reviewed~~ ~ -~ Date: ~~~i ~'~~
F:\USERS\Kmunson\WP\Bo ds-Commissions\ZAC\Staff Reports\ZAC Staff Reports 2008\Preliminary
Plat of North Fork Trails stf rpt 07_18_08.doc