Plat 15547 Hwy 20 W Cedar CrestPlanning Services Department
City Hall
50 West 13th Street
Dubuque, Iowa 52001-4864
(563) 589-210 office
(563) 589-1221 fax
(563) 690-6678 TDD
planning@cityofdubuque.org
January 10,2003
The Honorable Mayor and City Council Members
City of Dubuque
City Hall - 50 W. 13th Street
Dubuque IA 52001
RE: Final Plat
Applicant:Buesing & Associates/Dan Conrad
Location:15547 Highway 20 West
Description:Final Plat of Cedar Crest Subdivision
Dear Mayor and City Council Members:
The City of Dubuque Zoning Advisory Commission has reviewed the above-cited request. The
application, staff report and related materials are attached for your review.
.Discussion
The applicant's representative spoke in favor of the request, stating that the submitted final plat
allows for development of 33 single-family home lots.
Staff reviewed that the submitted final plat and improvement plans provide for a storm water
detention basin as required by the Zoning Advisory Commission during their review of the
preliminary plat.
There were no public comments.
The Zoning Advisory Commission discussed the request, noting that the submitted final plat is
consistent with the approved preliminary plat. They noted that storm water detention has been
provided as required, which is consistent with the City's requirement for storm water control for
subdivisions within the City of Dubuque.
Recommendation
By a vote of 4 to 0, the Zoning Advisory Commission recommends that the City Council approve
the request.
A simple majority vote is needed for the City Council to approve the request.
Respectfully submitted,
Zoning Advisory Commission
Attachments
Service People Integrity Responsibilify Innovation Teamwork
City0f Dubuque
Planning Se~icesDepa~ment
Dubuque, IA 52001-4864
Phone: 563-589-4210
Fax: 563-589-4221
PLANNING APPLICATION FORM
o Vadance [3 Rezoning
[] Conditional Use Permit [] Planned Distdct
[] Appeal [] Preliminary Plat
[] Specia~ Exception [] Minor Final Plat
[3 Limited Setback [] Text Amendment
Waiver r~ Simple Site Plan
0 Minor Site Plan g Temporap/Use Permit
[] Major Site Plan [] Certificate of Economic Non-ViabiJity
[] Major Final Plat [] Certificate of Appropriateness
Q Simple Subdivision [] Other:
[] Annexation
Please type or print leqibl¥ in ink
Property owner(s): Dan Conrad
Address: 904 Maquoketa Street SE
Fax Number:
Applicant/Agent: Buesinq & Associates, Inc.
Address: 1212 Locust Street
Fax Number: 556-6717
Phone: 590-2580
City: Cascade State: IA Zip: 52033
Mobile/Cellular Number: same
Phone: 556-4389
City: [~Jbuque State: IA Zip:. 52001
Mobile/Cellular Number:
SE ~,. Slq 1/4 Sec. 12. Lot 1 of Hiql .ey, Place except those portions in ~ ROW
Site location/address: of 12 & Lot 1 of the NE 1/4, N~ 154 except that portion in HWY ROW Sec. I3
all in T88N, R1E.
Existing zoning: R-2 Proposed zoning: Historic District: Landmark:
Legal Description (Sidwell parcel ID# or lot number/block number/subdivision):. Lots 1 thru 33
of Cedar Crest Subdivision, Dubuque County, IA -
Total proped[y (lot) area (square feet or acres): 45.30 Acres
Describe proposal and reason necessary (at~ach a letter of explanation, if needed): Residential sidle Family Lots.
CER'FiFIC. AI-iON: 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. Ail additional required written and graphic materials are attached.
Property Owner(s): Dan Conrad Date: 12/23/02
Applicant/Agent: ~esi~Dg & Associates, Inc.
'" ~_~..~ , ..~.. Date: 12/23/02
FOR OFFICE USE ONLY- APPJz~CATION SUBMLrlTAL CHECKLIST
0 S~te/sketch p~an 0 Gonceptua~eve~opment P~an 0 Photo 0 P~at
0 Improvement p~ans 0 Design ~ev~ew p~e~ descdp~on 0 F~oo~ p~an 0 Other:
Preliminary Plat
Cedar Crest Subdivision
Location: Approximately I 1/2 miles west of Dubuque
along US Highway 20 near truck stop
FINAL PLAT OF LOTS I THRU 33 INCLUSIVE, OF
CEDAR CREST SUBDIVISION
N 89°59'22" E 1532.96'(1532.96')
Cedar Crest Subdivision
Improvement Plans
Detail and Street Cross Section Sheet
Plan and Profile
Higley Drive
Plan and Profile
Blue Spruce Dr
Plan and Profile
Cypress Drive
Plan and Profile
Higley Drive access to HWY 20
SUBDIVISION STAFF REPORT Zoning Agenda: January 8, 2003
Project Name:Final Plat of Cedar Crest Subdivision
Property Owner:Dan Conrad
Applicant:Terry Koelker, Buesing and Associates
Number of Lots: 33
Acreage in R.O.W. 6.02 acres
Total Area: 50.60 acres
In City: No
In 2-Mile Area: Yes
Flood Plain: No
Density Allowed: 1 unit/acre
Commonly owned lots: None
Sanitary Sewer: No
Water: Private
Storm Sewer: No
Existing Street Access: Yes
Proposed Land Use: Residential
Existing Land Use: Vacant
Adjacent Land Use: North -Agricultural
East - Agricultural
South - IDOT ROW
West - Agricultural
Proposed Zoning: R-2
Existing Zoning: R-2
Adjacent Zoning: North - R-l/AG
East - R-4
South - IDOT ROW
West- R-1
Physical Characteristics: The subject property has a rolling topography with frontage
along U.S. Highway 20. The property generally drains toward the north.
Proposed Phasing: None.
Previous Conditions of Zoning or Plats: None.
Dedication of Open Space or Public Amenities: None.
Proposed Streets and Grades: Blue Spruce Drive - 5-12%, Cypress Drive - 1-5%,
Higley Drive - 4-12%.
Recommended Motion: Motion to approve the final plat of Cedar Crest Subdivision
as it is in substantial compliance with City of Dubuque Subdivision Regulations subject
to waiving Article IV, Design Improvement Standards, except for Section 42-19, Blocks
and Lots.
Conformance with Comprehensive Plan: The subject property was not included as
part of the 1995 Comprehensive Plan.
Impact of Request on:
SUBDIVISION STAFF REPORT Page 2
Utilities: The proposed subdivision will be built to County standards in terms of
providing private wells and septic systems to serve the proposed homes.
Traffic Patterns: The subdivision will be served by a single access from an existing
frontage road running parallel to U.S. Highway 20. Three proposed private streets
are included in the development, Blue Spruce Drive, Higley Drive, and Cypress
Drive that will be stubbed to the north property line of the development. The
adjacent property to the north is owned by the estate of Lorraine Higley. All streets
in the subdivision will be concrete thirty (30) feet in width providing a 66-foot right-
of-way. Staff anticipates that upon full build-out that the subdivision will generate
approximately 330 vehicle trips per day.
Public Services: Public service to this subdivision will be provided by Dubuque
County.
Environment: Staff does not anticipate any adverse impact to the environment
provided adequate erosion control is provided during all phases of construction of
this subdivision.
Adjacent Properties: Potential impacts from the proposed subdivision would
include additional traffic generated from U.S. Highway 20 and increased runoff as
the subdivision is developed.
Recommended Conditions on Plat: None.
Staff Analysis: The submitted final plat of Cedar Crest Subdivision subdivides an
existing 50 acres of property into 33 single-family lots a minimum of one acre in size.
Access to the subdivision would be provided by an extension of an existing access
road that runs parallel to U.S. Highway 20.
The submitted final plat of Cedar Crest Subdivision is located in Dubuque County
within two miles of the City of Dubuque. The County of Dubuque and City of Dubuque
jointly review subdivision pi.ars within two miles of the City. The subject subdivision is
located west of the truck stop on U.S. Highway 20 and east of Cottingham Road's
intersection with U.S. Highway 20. The applicant has been working with IDOT in the
layout of this subdivision and has submitted plans to the IDOT for their review in light of
future improvements to U.S. Highway 20. The developer, Dan Conrad, has a written
agreement with the IDOT (copy attached) that allows him to proceed with development
of the property while IDOT continues planning for future improvements to U.S. Highway
development.
The City of Dubuque has a policy of assessing the potential for providing a second
access for developments when the number of housing units either exceeds 30-40 units
SUBDIVISION STAFF REPORT Page 3
or the length of the cul-de-sac would exceed 1,200 feet or approximately ¼ mile. The
proposed subdivision includes approximately 33 single-family home sites with three
private streets serving the development and stubbed to the north property line. While
the applicant does not own the property to the north, the streets are laid out to allow
them to be extended to serve the property to the north.
The proposed subdivision is not unusual in that there is no existing street network in
which to tie into; thus access to this subdivision and any future development to the
north will be dependent on a single access. County officials have reviewed and
approved the final plat and did not object to the layout or street access as submitted.
The Zoning Advisory Commission approved the preliminary plat for Cedar Crest
Subdivision at the Commission's December 4, 2002 meeting. The Commission's
approval was subject to the developer providing storm water detention. The submitted
final plat complies with the condition and a detention basin is provided on Lot 14. The
maintenance of the basin will be the responsibility of the developer or the future
homeowners association established for the subdivision.
NOTE: Sheet 2 of 8 of the final plat indicates in note #9 that the detention basin Will
be moved as part of future development of Cedar Crest Subdivision to the north. The
Zoning Advisory Commission will be required to review future expansions of the subject
subdivision as it lies within two miles of the city of Dubuque, and will hence be in a
position to review storm water management at that time.
The submitted plat is in substantial compliance with the City of Dubuque Subdivision
Regulations.
Prepared by: J~L.~ Reviewed:
Date:/__~_.~__
Prepared by: Laura Caretens, City,Planner Address: City Hall~ 50 W. 13th St. Phone: 589-4210
RESOLUTION NO. 28-03
RESOLUTION APPROVING THE FINAL PLAT OF LOTS 1-33, INCLUSIVE, OF
CEDAR CREST SUBDIVISION IN DUBUQUE COUNTY, IOWA
Whereas, there has been filed with the City Clerk a final plat of Lots 1 thru 33,
inclusive, of Cedar Crest Subdivision; and
Whereas, the final plat has been examined by the Zoning Advisory Commission
and has its approval endorsed thereon, with the waiver of Article IV, Design and
Improvement Standards of the Subdivision Regulations, except for Section 42-19,
Blocks and Lots and provision of a storm water detention basin; and
Whereas, said final plat has been examined by the City Council and they find
that it conforms to the statutes and ordinances relating thereto.
NOW THEREFORE, BE IT RESOLVED BY THE CITY COUNCIL OF THE CITY
OF DUBUQUE, IOWA:
Section 1. That the City Council hereby waives Article IV, Design and
Improvement Standards of the Subdivision Regulations, except Section 42-19, Blocks
and Lots, and that a storm water detention basin be constructed and maintained as part
of Cedar Crest Subdivision.
Section 2. That the final plat of Cedar Crest Subdivision is hereby approved
and the Mayor and City Clerk are hereby authorized and directed to endorse the
approval of the City of Dubuque, Iowa, upon said final plat, provided the owners of said
property herein named, execute their written acceptance hereto attached agreeing:
a)
To construct a storm water detention facility, in accordance with
improvement Plans dated December 20, 2002 approved by the City
Engineer and with a Letter of Certification filed with the City Clerk of the
City of Dubuque from a professional engineer stating that the detention
facility was constructed in accordance with said approved plans.
b)
To maintain the detention facility constructed as part of Cedar Crest
Subdivision until such time as a homeowners association is formed and is
responsible for maintenance of the detention facility.
Section 3. That in the event Daniel Conrad fails to execute the acceptance
within 180 days after the date of this Resolution, the provisions hereof shall be null and
void and the approval of the plat shall not be effective.
Passed, approved and adopted this 20th day of January
2003.
Terrance M. Duggan, Mayor
Attest: Jeanne F. Schneider, City Clerk
ACCEPTANCE OF RESOLUTION NO. 28-03
I, the undersigned, Daniel Conrad, having read the terms and conditions of
the Resolution No. 28-03 and being familiar with the conditions thereof, hereby
accept this same and agree to the conditions required therein.
Dated in Dubuque, Iowa this .29th day of January, 2003.
2003.
/s/ Daniel Conrad