Plat Harvest View Estates 3rd AMEMORANDUM
January 27,2003
TO:The Honorable Mayor and City Council Members
FROM:Michael C. Van Milligen, City Manager
SUBJECT:Final Plat of Harvest View Estates Third Addition
Planning Services Manager Laura Carstens is recommending approval of the final plat
of Harvest View Estates Third Addition. The Zoning Advisory Commission has
reviewed and approved the preliminary plat.
I concur with the recommendation and respectfully request Mayor and City Council
approval.
Michael C. Van Milligen
MCVM/jh
Attachment
cc: Barry Lindahl, Corporation Counsel
Cindy Steinhauser, Assistant City Manager
Laura Carstens, Planning Services Manager
CITY OF DUBUQUE, IOWA
MEMORANDUM
January 20,2003
TO:Michael C. Van Milligen, City Manager
FROM:Laura Carstens, Planning Services Manager
SUBJECT:Final Plat of Harvest View Estates Third Addition
INTRODUCTION
The purpose of this memorandum is to request City Council approval of the final plat of
Harvest View Estates Third Addition. A resolution, plat and staff report are attached to
this memorandum.
DISCUSSION
The final plat of Harvest View Estates, Third Addition is being platted by Harvest
Development Group, LLC to create 8 single-family lots.
The third phase of the subdivision will be served by extensions of Matthew John Drive
and Wheatland Drive. ^ new street to be named Garden Glen Drive will be built and
provide a connection between Matthew John Drive and Wheatland Drive. Matthew
John Drive intersects with Asbury Road, and is the primary access in and out of the
subdivision. Matthew John Drive will be built to the City's collector street standard of
37 feet of paving and 60-foot right-of-way. Wheatland Drive and Garden Glen Drive
will be built to City standards for local residential streets of 31 feet of paving and 50
feet of right-of-way.
The Zoning Advisory Commission has reviewed and approved the preliminary plat of
Harvest View Estates. The submitted final plat is in substantial compliance with the
approved preliminary plat, and the Subdivision Regulations of the City of Dubuque.
RECOMMENDATION
I recommend approval of the attached resolution for the final plat of Harvest View
Estates Third Addition.
LC/mkr
Attachments
cc: Mike Koch, Public Works Director
SUBDIVISION STAFF REPORT
Project Name:Final Plat Harvest View Estates Third Addition
Property Owner:Harvest Development Group, LLC
Applicant:Marty McNamer
Number of Lots: 8
Acreage in R.O.W. .85 acres
Total Area: 3.26 acres
In City: Yes
In 2-Mile Area: N/A
Flood Plain: N/A
Density Allowed: 1/5,000
Commonly owned lots: None
Sanitary Sewer: Yes
Water: Yes
Storm Sewer: Yes
Existing Street Access: Yes
Proposed Land Use:Residential/Commercial
Existing Land Use:Vacant/Agricultural
Adjacent Land Use: North - Agricultural
East - Ag dcultural/Residential
South - Agricultural
West- Residential
Proposed Zoning: N/A
Existing Zoning: R-l, R-2, C-2
Adjacent Zoning: North - R-1
East - AG/R- 1
South -AG
West -R-1
Physical Characteristics: The property generally slopes to the southeast and has
frontage on Asbury Road.
Proposed Phasing: The proposed subdivision is being developed in multiple phases.
The submitted final plat is Phase II1.
Previous Conditions of Zoning or Plats: None.
Dedication of Open Space or Public Amenities: The applicants dedicated approximately
2.1 acres of land for park space and storm water detention as part of Phase I.
Proposed Streets and Grades: Matthew John Drive, Wheatland Drive and Garden Glen
Ddve.
Recommended Motion: Motion to approve the final plat of Harvest View Estates Third
Addition as it is in substantial compliance with the City of Dubuque Subdivision
Regulations.
Conformance with Comprehensive Plan: The 1995 Comprehensive designated the
area for a mixture of single-family and multi-family with a neighborhood commercial node
along Asbury Road.
Impact of Request on:
SUBDIVISION STAFF REPORT Page 2
Utilities: Utilities have been extended to this site and are of sufficient capacity to
handle the proposed development.
Traffic Patterns: Asbury Road carries approximately 11,600 vehicle trips per day
based on 2001 DOT counts. Asbury Road is designated as a minor arterial.
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 practiced dudng all phases of construction,
and that adequate storm water drainage and detention are provided as part of the
subdivision.
Adjacent Properties: Impact to adjacent properties would include additional dirt and
noise generated during construction of the subdivision. Once the development is
substantially completed, additional traffic will be generated from the site.
Recommended Conditions on Plat: None.
Staff Analysis: The submitted final plat of Harvest View Estates Third Addition
subdivides the 3.26-acre parcel into 8 single-family lots. Two streets will be extended to
serve the subdivision - Matthew John Drive, built to a collector street standard with 60-
foot right-of-way and 37 feet of paving, and Wheatland Drive, built to a residential street
standard of 31 feet of paving and 50 feet of right-of-way. A new street, Garden Glen
Drive, will be built to connect Matthew John and Wheatland Drives. All streets in the
subdivision will be dedicated to the public.
The submitted final plat for Harvest View Estates Third Addition is in substantial
compliance with the 1995 Comprehensive Plan that designated the property for a
mixture of single-family, two-family and multi-family residential and anticipated
commercial node along Asbury Road.
The applicants have indicated they plan on developing Harvest View Estates in multiple
phases. The approved preliminary plat for the Harvest View Estates provides for a total
of 152 lots when completed. Phase I platted 38 lots, the second plat, Phase 11, platted
19 lots and the current plat creates 8 single-family lots.
Staff recommends that the City Council approve the submitted final plat of Harvest View
Estates Third Addition as it is in substantial compliance with the City of Dubuque
Subdivision Regulations.
Prepared by: Kyle Kritz
Reviewed by: Laura Carstens
Date; 1/24/03
HARVEST VIEW
Prepared by: Laura Caretens, City Planner Address: City Hall~ 50 W. 13th Street Telephone: 589-4210
RESOLUTION NO. 42-03
A RESOLUTION APPROVING THE FINAL PLAT OF HARVEST VIEW ESTATES
THIRD ADDITION, IN THE CITY OF DUBUQUE, IOWA
Whereas, there has been filed with the City Clerk a final plat of Harvest View
Estates Third Addition, in the City of Dubuque, Iowa; and
Whereas, upon said final plat appears streets to be known as Matthew John Drive
(Lot A) and Wheatland Drive (Lot B), and Garden Glen Drive (Lot C) together with
certain public utility and surface drainage easements, 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 owners 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 Matthew John Drive (Lot A), Wheatland
Drive (Lot B), and Garden Glen Drive (Lot C) together with the easements for public
utilities and storm sewer as they appear upon said final plat, be and the same are
hereby accepted; and
Section 2. That the final plat of Harvest View Estates Third Addition 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:
Resolution No.
Page 2
- O3
(a)
To reduce Matthew John Drive (Lot A), Wheatland Drive (Lot B), and Garden
Glen Drive (Lot C) to grade and to construct concrete curb and gutter and to hard
surfaco with asphaltic concrete, or with concrete paving with integral curb, all in
accordance with the City of Dubuque standard specifications, all in a manner
accoptable to the City Engineer, in conformance with construction improvement
plans approved by the City Engineer, and inspected by the City Engineer.
(b)
To install water mains and water servico laterals into each individual lot, storm
sewers and catch basins, boulevard street lighting and erosion control devices alt
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 acceptanco of those improvements by the City of Dubuque, Iowa, at the
sole expense of the owners, or future owner;
And, further provided that said Harvest Development Group, 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 41-161 through 41-164. The responsibility shall extend to all succossors,
heirs and assignees. Sidewalk installation will not be required until the development of
the lot has been completed, except as required herein. In sparsely developed
subdivisions, sidewalks on developed lots will not be required until 50% of the lots
approved by the plat have been developed. All vacant lots shall have sidewalks
installed upon development of 80% of the lots approved by the plat.
Section 4. The developer will maintain the detention facility constructed as
part of Harvest View Estates First Addition until it has been fully completed and 80% of
the sum of the platted lots in the entire Harvest View Estates Subdivision are fully
developed and the remaining 20% of these lots have installed adequate erosion control
measures as approved by the City. Upon the City's acceptance of the detention facility,
the maintenance expenses incurred by the City of Dubuque for the storm water
detention facility (Lot A Harvest View Estates First Addition) shall be assessed against
the lot owners of Harvest View Estates, in equal amounts, and the City Manager shall
cortify such costs to the City Clerk, who in turn shall promptly cortify such costs to the
Resolution No. - 03
Page 3
reimbursed to the City from the developer, his successors and assigns by connection
fees by the City after construction of said sewer.
Section 6. 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 7. That in the event Harvest Development Group fails to execute the
acceptance and furnish the guarantees provided in Section 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 3~ day of February, 2003.
Terrance M. Duggan, Mayor
Attest:
Jeanne F. Schneider, City Clerk
ACCEPTANCE OF RESOLUTION NO. -03
I, the undersigned, Martin J. McNamer, Secretary-Treasurer, representing
Harvest Development Group, having read the terms and conditions of Resolution No.
-/',2, - 03 and being familiar with the conditions thereof, hereby accept the same and
agree to the conditions required therein.
Dated this 4th day of February 2003.
/s/ Martin J. McNamer
Harvest Development Group, L.L;C.