Plat Pothoff Place No 2MEMORANDUM
March 17,2003
TO:The Honorable Mayor and City Council Members
FROM:Michael C. Van Milligen, City Manager
SUBJECT:Pothoff Request of March 8, 2003 Related to Road Width
Planning Services Manager Laura Carstens has prepared a response to the Pothoff
letter of March 8, 2003 requesting 22 foot wide streets.
This project is a development in the County that is in the pdmary growth area of the City
of Dubuque. Staff has tried to be responsive to their requests for information,
I respectfully request Mayor and City Council concurrence with this development
meeting City standards.
MCVM/jh
Attachment
cc: Barry Lindahl, Corporation Counsel
Cindy Steinhauser, Assistant City Manager
Laura Carstens, Planning Services Manager
MEMORANDUM
March 14, 2003
TO: Michael Van Milligen, City Manager
FROM: Laura Carstens, Planning Services Manager
SUBJECT: Preliminary Plat for Emberwood Estates - Pothoff Place No. 2
At their March 17th meeting, the City Council is scheduled to approve a preliminary plat
for Emberwood Estates - Pothoff Place No. 2 to be built to City standards.
Frank, Al and Ron Pothoff have submitted the attached letter asking for a waiver of City
standards for their development. They feel that they have been given conflicting
information about what development standards the City would require. They feel that
the standard recommended by staff and the Zoning Advisory Commission is not
appropriate due County standards and surrounding development.
will attempt to address these issues.
City Development Standards
In December, 2002, Associate Planner Kyle Kritz was contacted by the survey firm that
was working for the Pothoffs. The surveyor telephoned Kyle about what standards the
City would require for a development off John Deere Road. Kyle was not given a
location or a map.
Since many of the rural properties along John Deere Road are secondary growth areas
tess likely to be annexed in the short term, Kyle indicated that County standards would
most likely be sufficient, but that the project had to go through the approval process with
the Commission and City Council.
On January 23, 2003, Kyle received the surveyor's sketch plan for the development,
which gave us a location we could analyze for annexation issues. He and I discussed
that this project involved a primary growth area for the City of Dubuque likely to be
Preliminary Plat for Emberwood Estates
Page 2
annexed in the short term due to its proximity to the city limits, and the extension of City
utilities.
We concluded that the project would need to be built to City standards and set up for
future City water/sewer connections consistent with how the City has approved
development of County subdivisions in other primary growth areas. On January 31.
2003, Kyle sent the attached letter to the surveyor informing him of this policy for
preparation of the preliminary plat.
County Street Standards
The Pothoffs have indicated that the County required the streets to be 22 feet wide. In
fact, the County has two standards for streets in residential subdivisions which are
shown on the attached chart. One County standard is a rural profile with 22 feet of
paving, gravel shoulders, and drainage swales shown in Section A. The other County
standard is an urban profile with 31 feet of pavement and integral curb and gutter shown
in Section B. The County allows the subdivider to choose Section A or Section B. The
County relies on the City to establish which of these two County standards, or another
acceptable standard, will be required for the street.
Since new streets in County subdivisions are private, staff recommended a compromise
between these two County standards with the City's private street standard. The City's
private street standard requires 26 feet of pavement and other design requirements.
These design requirements were established so that the streets would be adequate for
City services upon future annexation. The substandard condition of streets in annexed
areas was an important consideration for the City Council when these private street
standards were adopted.
Surrounding County Streets
The Pothoffs have indicated that two streets in the area' are less than 26 feet wide. The
attached map indicates that the streets in the newer subdivisions that adjoin the Pothoff
property to the east are paved to a width of 26 feet or greater.
Conclusion
Staff has recommended development to City standards for primary growth areas for a
number of years. Staff also felt it was consistent with the City Council's concerns in
adopting the private street standards to recommend them for a development in this
primary growth area.
The Zoning Advisory Commission agreed with staff's recommendation. In the past, the
Commission has required County subdivisions within close proximity to the city limits to
comply with the City street standards.
Attachments
cc Eugene Bird, Jr., Zoning Advisory Commission
Pothoff Farm
17591 Vista Dr.
17344 Melody Circle
Dubuque, IA 52001
March 08, 2003
Re: Development of Emberwood Estates
Dear City Council Member,
On approximately December 18, 2002, we requested the City of Dubuque's input on the road width. We were told
that the City had no near term plans for annexation and that we should plan to do whatever Dubuque County
required. We were told that the County required the road to be 22 feet wide. Based on this information we made our
decision to develop this parcel.
On February 3, 2003, we were told that the City of Dubuque upgraded the road requirements to 26 feet wide. Due to
the short time between our first communication with the City and the time of upgrading, we would ask that the City
Council approve our request for a waiver that would allow for a 22 foot wide road.
John Deere Rd, Hwy 386, is 24 feet wide and existing Embarwood Dr. is 22 feet wide.
This increase in width would add more than two thousand dollars per lot and make the lots much less affordable.
Thank you for your consideration,
Frank Pothoff
Al Pothoff
Ron Pothoff
Planning Services Department
City Hall
50 West 13th Street
Dubuque, Iowa 52001-4864
(563) 589-4210 office
(563) 5894221 fax
panning@cityofdubuque.org
January 31,2003
Jim Kaune
IIW Engineers & Surveyors
4155 Pennsylvania Ave
Dubuque IA 52002-2628
SUBJECT: Pothoff Subdivision- Dubuque County
IIW Project No. 02168-02
DearJim:
This letter is in response to your letter of January 20, 2003 concerning the 'sketch
plan" submitted to Dubuque County for the Pothoff Subdivision. According to the
City's 28E Agreement, the Zoning Administrator, Anna O'Shea, determines which city
reviews a subdivision when there are two cities within two miles of a particular
property.
I also want to inform you and your client that the subject area is being considered as a
primary growth area for the City of Dubuque. Development of this subdivision will
require that it be built to City standards. This will require that new streets are to be
built to City specifications and that utilities are designed for future connection to City
water and sewer service. This can take the form of installing a capped system within
the street or road right-of-way.
Please call if you need additional information.
Sincerely,
Kyle L. Kritz
Associate Planner
Service People Integrity. Responsibility Innovation Teamwork
Proposed Emberwood Subdivision
Map Legend
Streets having greater than
26 feet of paving width
Streets having less than
26 feet of paving width
Planning Services Department
City Hall
50 West 13ffi Street
Dubuque, Iowa 52001-4864
(563) 589~210 office
(563) 5894221 fax
planning@cityofdubuque.org
The Honomble Mayorand City Council Membem
City of Dubuque
City Hall- 50W. 13th Street
Dubuque IA 52001
RE: Preliminary Plat
Applicant: Ronald, Alvin & Francis Pothoff
Location: Northeast of Gardener's Lane/Emberwood Drive in Dubuque County
Description: Preliminary Plat of Pothoff Place No, 2
March 6, 2003
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 subdivision and stated he
did not want to build the proposed street to City pdvate street standards because of the added
cost and that it was unnecessary because of the limited number of building lots.
Staff reviewed that the area is included in the City's Comprehensive Plan as a primary growth
area and that the pdvate street is recommended to be built to City of Dubuque private street
standards, and that easements are provided as part of the final plat to allow for extension of City
water and sewer mains in the future.
There were no public comments.
The Zoning Advisory Commission discussed the request, noting that the Commission in the past
has concurred with the need to require County subdivisions within close proximity to the city to
comply with the City street standards.
Recommendation
By a vote of 7 to 0, the Zoning Advisory Commission recommends that the City Council approve
the request subject to construction of the new street to City private street standards and
provision of necessary easements for future extensions of City water and sewer mains.
A simple majodty vote is needed for the City Council to approve the request.
Respectfully submitted,
Eugene Bird, Jr., Chairperson
Zoning Advisory Commission
Attachments
City of Dubuq
Planning Services Oepartrn~
Dubuque IA 52001-48
Phone: 319-589-42
Fax: 319-589-41:
Vadanee
Conditional Use Permit
Appeal
Special Exception
Limited Setback Waiver
PLANNING APPLICATION FORM
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 Appropriateness
Certificate of Economic Hardship
Other.
PLEASE TYPE OR PRINT LEGIBLY tN INK
Property Owner(s):. RONALD, ALVIN & FRANCIS POTHOFF
Address: 17222 MELODY CIRCLE
Fa:,: Number.
Applic~ntfAgent
City: DUBUQU. E;
Mobile/Cellular Number:.
Address: City:
Fax Number,
Mobile/Cellular Number,
State: lA
Phone: 582-5051
Zip: 52001
Phone:
State: Zip:
Site location/address: NE OF GARDENER,S LANE/EMBERWOOD DRIVE, DUBUQUE COUNTY
Existing zoning: ~ Proposed zoning:
Legal description (Sidwell Parcel ID number or lot
PART OF 10-02-251-002
Histodc district Landmark:
numbedblocknumber/subdivision): 10-02-253-005 AND A
Total property (lot) area (square feet or acres): ? 3_ 58 ~' Number of lots: 16
Describe proposal and reason necessary (attach a letter of explanation, if needed): T)P~T.TMTNAP¥ Pr,AT OF
SINGLE FAMILY RESIDENTIAL SUBDIVISION IN DUBUQUE COUNTY WITHIN 2 MILE LIMIT.
CERTIFICATION: I~ve, 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 gr~ materials are attached.
Property Owner(s): ~ / .
Applicant/Agent:
Date:
FO. OFF,DES.BMI *L C, ECKL,.T
Fee: ~'/1~".,'"¢O Received by: ~ ~ /~f Date: ~/~/O~ Docket:
Y/' 7/ ' I ' i
o Pmpe~ owne~hip list o Site/sket~ plan ~Floor plan m Plat ~ Conceptual development plan
~ Improvement plans o Design review project descr pt on o Photo q/ Othen
EXHIBIT A
Proposed Area to be Platted
City boundary
Applicant: Ronald, Alvin & Francis Pothoff
Location: Northeast of Gardener's Lane/Emberwood Drive
in Dubuque County
Description: Preliminary Plat of Pothoff Place No. 2
in Dubuque County
SUBDIVISION STAFF REPORT
Zoning Agenda: March 5, 2003
Project Name:Preliminary Plat Emberwood Estates
Property Owner:Ronald, Alvin and Francis Pothoff
Applicant:Ronald, Alvin and Francis Pothoff
Number of Lots: 16
Acreage in R.O.VV.
Total Area: 25.58 acres
In City: No
In 2-Mile Area: Yes
Flood Plain: No
Density Allowed: County
Commonly owned lots: None
Sanitary Sewer: Private septic
Water: Pdvate wells
Storm Sewer: No
Existing Street Access: Yes
Proposed Land Use: Residential
Existing Land Use: Vacant
Adjacent Land Use: North - Commercial/residential
East- Residential
South - Residential
West - Commercial
Proposed Zoning: R-3
Existing Zoning: R-3
Adjacent Zoning: North - R-3
East- R-3
South - R-3
West - B-l/R-3
Physical Characteristics: The subject property lies to the east of the existing Gardner's Lane.
The property generally slopes toward the southwest.
Proposed Phasing: None.
Previous Conditions of Zoning or Plats: None.
Dedication of Open Space or Public Amenities: None.
Proposed Streets and Grades: The proposed extension of Emberwood Drive would have a
slope of between 3-11%. The proposed extension will create a cul-de-sac of approximately
1,800 feet in length with 16 lots served by the extension.
Recommended Motion: Motion to approve the preliminary plat of Emberwood Estates
subject to providing necessary easements to provide for future extension of City of Dubuque
water and sewer mains and that the new portion of Emberwood Drive be constructed to the
City's pdvate street standards providing a 26-foot wide paved surface.
Conformance with Comprehensive Plan: The City's Comprehensive Plan designated this
area as a primary growth area. As such, it is likely that the City water and sewer service can
be provided to this area in the near term, and thus, provisions should be made to
accommodate the extension of the City infrastructure through the subdivision.
Subdivision Staff Report - Preliminary Plat Emberwood Estates
Impact of Request on:
Utilities: Water and sewer will be provided on a private basis.
Traffic Patterns: When fully developed, the subdivision will generate approximately 160
vehicle trips per day.
Public Services: Existing public services are adequate to serve this site.
Environment: Staff does not anticipate any adverse impacts to the environment provided
adequate erosion control is provided during all phases of development.
Adjacent Properties: Adjacent properties will be impacted by increase in the number of
vehicle trips using Emberwood Drive to access Highway 386.
Recommended Conditions on Plat: None.
Staff Analysis: The submitted preliminary plat of Emberwood Estates is located in Dubuque
County within two miles of the City of Dubuque and requires joint review. The subject
preliminary plat will create 16 additional lots along an extension of Emberwood Drive. The lots
range in size from one acre to 2.4 acres in size.
The subject property was recently included in the City's updated Comprehensive Plan as a
primary growth area. A primary growth area is an area that has a potential to be annexed to
the City in the near future because of the availability of City water and sewer services. As
such, Planning staff is recommending that appropriate utility easements be established within
the subdivision to facilitate the extension of City water and sewer to the individual lots in the
future. In addition, that the extension of Emberwood Drive be built to City private street
standards and that the paving width be increased from the proposed 22-foot paving width to
26-foot.
The subject property drains toward the Little Maquoketa River and thus does not have an
impact in terms of storm water on the City of Dubuque. Because of this, Planning staff is not
recommending that a storm water detention basin be provided as part of this subdivision. The
submitted plat also indicates that River Vista Drive is platted to a point that stubs in to the east
side of Lot 5. Planning staff recommends that a note be placed that there is no access from
Lot 5 to River Vista Drive unless specifically agreed to in writing by the adjacent homeowners
association.
Staff recommends that the submitted plat of Emberwood Estates be approved subject to the
provision of utility easements for extension of City water and sewer in the future and that
Emberwood Drive extension be built to City private street standards in terms of pavement
width.
DESCRIPTION: LOT 2, POTHOFF PLACE NO. 2, DUBUQUE COUNTY, IOWA
DUBUQUE COUNTY, IOWA AREA: 23.584 ACRES
RONALD AND BETTY POTHOFF
ALVIN AND KATHRYN 'POTHOFF~ ~,
DUBUQUE, IA 52001
Pothoff Farm
Phone 555-1234
Fax 555-9876
February 09, 2003
City of Dubuque Zoning Advisory Commission
17591 Vista Dr,
17344 Melody Circle
Dubuque, lA 52001
FEB 09 2003
CITY OF DUBUQUE
PtANN)NG SERVICES DEPARTMENT
Subject: Pothoff Subdivision
IIW Project #02168-02
Dear Commission Members,
We would like to request your assistance to acquire a waiver of the 26' width of hard surface
roadway requirement for our proposed subdivision.
Prior to our undertaking the development of this land, we contacted Kyle Kritz of the Dubuque
Planning Services Dept. We requested the city's input on the road. We were told that the city
had no plans for annexation and that we could plan to do whatever Dubuque County required.
Dubuque County requires a 22' width of bard surface road. We made our decision to continue
with plans to develop this land based on this information.
This subdivision will consist of sixteen lots that are between 1 acre and 2.4 acres each. The road
will end in a cul-de-sac. We would not anticipate much additional tmffic than from the residents
living on this private road.
The extra cost for a 26' road would make the lots in this development considerably less
affordable.
Your assistance in this matter would be greatly appreciated.
Sincerely,
Alvin Pothoff
Francis Pothoff
January 31, 2003
Jim Kaune
IIW Engineers & Surveyors
4155 Pennsylvania Ave
Dubuque IA 52002-2628
SUBJECT: Pothoff Subdivision - Dubuque County
IIW Project No. 02168-02
Dear Jim:
This letter is in response to your letter of January 20, 2003 concerning the "sketch
plan" submitted to Dubuque County for the Pothoff Subdivision. According to the
City's 28E Agreement, the Zoning Administrator, Anna O'Shea, determines which city
reviews a subdivision when there are two cities within two miles of a particular
property.
I also want to inform you and your client that the subject area is being considered as a
primary growth area for the City of Dubuque. Development of this subdivision will
require that it be built to City standards. This will require that new streets are to be
built to City specifications and that utilities are designed for futura connection to City
water and sewer service. This can take the form of installing a capped system within
the street or road right-of-way.
Please call if you need additional information.
Sincerely,
Kyle L. Kritz
Associate Planner