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Zoning Roosvelt Rd 3251 FondellPlanning Services Department City Hall 50 West 13th Street Dubuque, Iowa 52001-4864 April 23, 2003 The Honorable Mayor and City Council Members City of Dubuque City Hall - 50 W. 13th Street Dubuque IA 52001 RE: Rezoning Applicant: Fondell Excavating Inc Location: 3251 Roosevelt Road Description:To rezone property from R-1 Single-Family Residential Distdct to R-2 Two-Family Residential District and R-3 Moderate Density Multi-Family Residential District 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 Zoning Advisory Commission reviewed this request at two meetings - March 5 and Apdl 2, 2003. Ken Buesing, Buesing and Associates, representing the applicant spoke in favor of the request and reviewed the proposed rezoning, noting the areas to be rezoned to R-2 and R-3, projected vehicle trips and how the property will be served with sanitary sewer and water service. Mr. Buesing also reviewed how storm water will be controlled and how surrounding properties will be buffered by a strip of R-1 development. Staff reviewed surrounding zoning and land use, the number of potential dwelling units that could be developed under the proposed zoning and anticipated impacts to adjacent property. Several area residents spoke in opposition to the request, expressing concerns regarding impact of development on the surrounding road system, adjacent property values, density, storm sewer/storm water, and sanitary sewer. Two letters in support and a petition in opposition were received and filed. The Zoning Advisory Commission discussed the request, noting that the proposed development wilt be required to provide storm water detention, and that Roosevelt Road will be improved when the traffic volume warrants upgrading the roadway. The The Honorable Mayor and City Council Members 3251 Roosevelt Road Page 2 Commission found that the rezoning request is in substantial compliance with the Comprehensive Plan and existing City services are adequate to serve the development. Recommendation By a vote of 7 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 PLANNZNG APPLICATION FORM [] Vadance ~e. zoning r-iConditional Use Permit ' []Planned Distdc~ I'-tAppeal []Preliminary Plat r-}Spedal Exception i--}Minor Final Plat [-'}Limited Setback Waiver []Text Amendment i-]Simple Site Plan []Minor Site Plan [] Major Site Plan · [] Major Final Plat []Simple Subdivision Ob/of Dubuque Planning Services Depart~nent Dubuque, LA 52001-4864 Phone: 563-589-4210 Fax: ' 563-589-4221 []Annexation I'"lTemporary Use Permit []Certificate of Economic Non-Viability []CerM§cate of Appropriateness []Other: Please t'voe or DHnt leoiblv in ink Fax Numar: ~g3-90~ mbil~llular Nm~r: . ~O~ A~li~n~Ag~: ~ne: Address: Fax Number: or,/: __ State! Mobile/Ceilular Number: Zip:. Landmark: I,-.i° Total property (lot) area (square feet or acres): Describe proposal and reason necessary (attach a letta- of explanation, if needed): CSR'r~FSCAT/ON: 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 becc~nes public record; Fees are not refundable and payment does not guarantee approval; and All adaiUonal required wdtten and graphic materials are at~ached. FOR OFFICE USE ONLY -APPLICATION SUBMz i iAL CHECKLIST Fee+t o~O. °~,eceived by: ~ ~- Date: ~ ~._~F~Doc. Aet: I~Site/sketoh plan ~Conceptual Development Plan [--IPhoto, I ' E]Plat [-]Improvement plans I--iDesign review project descdption I-lFIoor plan F-]Ot~r: Applicant: Fondell Excavating Inc. Location: 3251 Roosevelt Road Description: To rezone property from R-1 Single-Family Residential District to R-2 Two-Family Residential District and R-3 Moderate Density Multi-Family Residential District. REZONING STAFF REPORT Zoning Agenda: April 7, 2003 Property Address:3251 Roosevelt Road Property Owner:Fondell Excavating, Inc. Applicant:Mark Fondell Proposed Land Use: Residential Proposed Zoning: R-2/R-3 Existing Land Use: Vacant Existing Zoning: R-1 Adjacent Land Use:North - Vacant East - ResidentialNacant South - ResidentialNacant West - Vacant Adjacent Zoning: North -R-1 East- R-1 South - R-1 West - AG Former Zoning:1934 - Single-Family; 1975 - R-2; 1985 - R-1 Total Area: 22 acres Property History: The property was originally platted in the early 1800s and a farmstead and outbuildings were built in 1848. Because of the topography of the 22- acre tract of land, the bulk of the property was not farmed but remained wooded area. The property was recently purchased by Fondell Excavating and much of the vegetation and outbuildings have been removed. Physical Characteristics: The subject property is a 22-acre parcel that is 1,300 feet deep and has 650 feet of frontage along Roosevelt Road. The high point of the property, located approximately 150 feet east of Roosevelt Road, is 870 feet in elevation. The property drops 124 feet to 746 feet in elevation at its Iow point along its eastern edge. There is a large 18-acre vacant parcel to the north of the subject property and a 6.8-acre vacant pamel south of the subject property. Both adjacent pamels drain to the subject lot. The Roosevelt Road right-of-way along the subject property's western edge is not uniform - it varies from 53 feet in width at the property's southwestern corner to 70 feet in width at the property's northwestern corner. Roosevelt Road is 18 feet of paved surface with no curb, gutter or shoulders at this location. Concurrence with Comprehensive Plan: The Comprehensive Plan recommends this area be developed as single and two-family residential. Comprehensive Plan housing goals encourage creation and maintenance of an adequate supply of sound, affordable housing integrated throughout the community, and expansion of opportunities for home- ownership, especially for Iow to moderate income households. REZONING STAFF REPORT- 3251 Roosevelt Road Page Impact of Request on: Utilities: Water and sanitary sewer will have to be extended to this site. Storm water detention measures must be provided to prevent runoff generated by the increase in non-permeable area to be detained before it is directed to Shiras Avenue. Traffic Patterns/Counts: The IDOT 2001 average daily traffic counts indicate 2,720 vehicle trips per day on Roosevelt Road approximately 1,700 feet south of the subject property at its intersection with Amelia Court. IDOT counts also indicate 2,560 vehicle trips per day on Roosevelt Road approximately 3,000 feet from the subject lot at its intersection with Peru Road. The preliminary subdivision plat indicates a total of 90 lots for this site plus one lot for park and detention area. Based on lot area and zoning, twenty-four single- family residences, four six-plexes, one four-plex, four-three-plexes and 57 duplexes can be built. This unit total assumes the entire subdivision is fully developed. This totals 176 units for the entire subdivision. Based on this scenario, when fully developed, the subdivision could generate approximately 1,200 vehicle trips per day. If the subdivision is not developed to full capacity the amount of traffic generated may be diminished. 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 measures are in place during the construction phase and that adequate storm water detention is provided and maintained. Adjacent Properties: The large primarily vacant properties to the north, west and south of the subject lot should experience little adverse impacts from the proposed development. There are, however, two single-family residences directly abutting the proposed subdivision, and approximately 120 feet south of the proposed R-3 district that may be impacted. These residences are buffered from the proposed R-3 zoning by R-1 Single-Family Residential lots and a 41-foot right-of-way. There are also residences located east of the subject property on deep lots that front Shiras Avenue with rear yards that adjoin the proposed development. The closest residences are approximately 75 feet from the subject property and lower in elevation. If storm water is detained appropriately, these properties should not be affected by the proposed development. CIP Investments: None proposed. Staff Analysis: The applicant is proposing to rezone approximately 22 acres of property along Roosevelt Road from R-1 Single-Family Residential to R-2 Two-Family Residential and R-3 Moderate Density Multi-Family Residential zoning districts. The property is bordered on the north and south by two large tracts of land that drain to the REZONING STAFF REPORT - 3251 Roosevelt Road Page 3 subject lot. The subject property's high point is along Roosevelt Road and slopes steeply to Shiras Avenue. The applicants propose to subdivide the property into 90 lots. Forty-nine of these lots will be located in the R-3 District, 17 will be located in the R-2 District and 24 will be located in the existing R-1 Single-Family District. If fully developed, the site has the potential to generate approximately 1,200 vehicle trips per day. Traffic will utilize a single access to Roosevelt Road. Roosevelt Road at this point has an approximately 60-foot wide right-of-way with 18 feet of pavement and no curb and gutter. The applicant has indicated that a secondary access will be stubbed to the vacant property to the north, which will be built adjacent to the proposed City water tower. Because of the topography of the site and the size of the proposed development, the site will generate additional storm water runoff. The applicant has proposed to use a large 200' by 450' lot at the east central portion of the property for storm water detention. City water will be extended to the site from Roosevelt Road, and sanitary sewer will be extended to the site over an adjacent lot from Shiras Avenue. There are two single-family homes directly adjacent to the southern property line. These two homes will be buffered from the proposed R-3 by a strip of single-family lots and public right-of-way. The closest residence will be approximately 120 feet from the multi-family lots. There are also single-family homes that front Shiras Avenue that will sit well below the proposed development and are separated by approximately 130-250 feet of rear lot area from the R-2 zoning district. Staff recommends that the Zoning Advisory Commission review the criteria for rezoning outlined in Section 6-1.1. Prepared by: Laura Carstens. City Planner Address: 50 W. 13th St, City Hall Telephone: 589-4210 ORDINANCE NO. 36-03 AN ORDINANCE AMENDING APPENDIX A (THE ZONING ORDINANCE) OF THE CITY OF DUBUQUE CODE OF ORDINANCES BY RECLASSIFYING HEREINAFTER DESCRIBED PROPERTY LOCATED AT 3251 ROOSEVELT ROAD FROM R-1 SINGLE- FAMILY RESIDENTIAL ZONING DISTRICT TO R-2 TWO-FAMILY RESIDENTIAL ZONING DISTRICT AND R-3 MODERATE DENSITY MULTI-FAMILY RESIDENTIAL ZONING DISTRICT, 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 zoning district to R-2 Two-Family Residential zoning district and R-3 Moderate Density Multi-Family Residential zoning district as shown in Exhibit 1, and to the centerline of the adjoining public right-of-way, all in the City of Dubuque, Iowa. Section 2. The foregoing amendment has heretofore been reviewed by the Zoning Advisory Commission of the City of Dubuque, Iowa. Section 3. This ordinance shall take effect immediately upon publication, as provided by law. Passed, approved and adopted this 5th day of Terrance M. Duggan, Mayor Attest: Jeanne F. Schneider, City Clerk May 2003. EXHIBIT 1 Applicant: Fondell Excavating Inc. Location: 3251 Roosevelt Road Description:To rezone property from R-1 Single-Family Residential District to R-2 Two-Family Residential District and R-3 Moderate Density Multi-Family Residential District. March 16, 2003 MAR 18 2003 CITY OF DUBUQUE PLANNING SERVICES DEPARTMENT City of Dubuque Planning & Zoning c/o Guy Hemenway 13th & Central Ave. Dubuque, IA 52001 Originally I was misinformed about potential problems with the subdivision development west of my property. After learning more about the development, I no longer have any reservations and would like to have my name removed from the petition against the re- zoning of 3251 Roosevelt St. Mary Cota 3066 Shiras Ave. Dubuque, IA 52001 3-3-03 From: Ken & Helen Heacock 3080 Shiras Ave To: Zoning Advisory Commission Rezoning 3251 Roosevelt -Fondell Excav. We live at 3080 Shiras Ave. directly behind the property that is up for rezoning We have no problem with the rezoning. I have talked to Mr. Fondell and he has answered all our questions about the project. Opening up the woods has brought more sunlight inot our yard which is a great imporvement. Our only concern was the water drainage coming into our yard. Talking to Mr. Fondell, he has asured us that woudl be no problem once it is completed Once again we have no roblem with the rezoning or the project at question. Thank you My name is Albert Dolan and I hve at 3209 Roosevelt, Dubuque Iowa. My north property line abuts the proposed rezouing area. I wilt incur a large financial decrease in the value of my property if this is rezoned. Within 25 ft. of my property line is a possibility of buildings, within 200 ft. a possibility of 14 buildings. R3 would be 125 ft. from my property. This proposed subdivision is much too dense. From my house to Shiras Ave. is a 130 ft. drop. On Shiras Ave. from the 2900 to the 3100 block is a 3ft. storm sewer. North of the 3100 block is a 5 ft. storm sewer. The drainage area fi'om north to south is 1/4 mile. The drainage area fi'om west to east is 1500 ft. with a 135 ft. drop. Shiras Ave. will become another Washington St. problem. The west, south, and east properties abutting this proposed area object to the rezoning. This property was a densely wooded area, thus preventing any water problems for Shiras Ave. A subdivision this densely populated will create a real water problem. Thank you, Albert Dolan PETITION AGAINST THE RE-ZONING Location: 3251 Roosevelt Street Property Owners Want To Change the Zoning to R-2 and R-3 We as Property Owners Who Abut This Property Object to the Re-Zoning and Want It to Stay R-1 Zoning Only. Print First and Last Name Address Signature Date ~d / PETITION AGAINST THE RE-ZONING Location: 3251 Roosevelt Street Property Owners Want To Change the Zoning to R-2 and R-3 We as Property Owner~z. -- ~. ~ ' .~ '~' 'L~ Object to the Re-Zoning and Want It to Stay R-1 Zoning 0~ly. Print First and Last Nam~ Address Signature Date IOWA will ara corOnlence at 6:30 2003, in the 'to consider A (the, propert. Two Family Residential. .District arid R~3 Moderate Dan~ity '' , Multi-Family, Residential,District[ at the request of,=~-ondell. Exeavat]ng,, Incnc. (Copy of supporting docu- ments are on file in the City Cla'rlC~J :QffiE~ ~nd may be ~ viewed ~ui'lng normal'w6rkin~. ~ hour~.) . Written bo STATE OF IOWA DUBUQUE COUNTY {SS: CERTIFICATION OF PUBLICATION I, Sherri A. Yutzy, a Billing Clerk for Woodward Communications, Inc., an Iowa corporation, publisher of the Telegraph Herald,a newspaper of general circulation published in the City of Dubuque, Couuty of Dubuque and State of Iowa; hereby certify that the attached notice was published in said newspaper on the following dates: April 18, 2003, and for which the charge is $13.33. Subscribed to before me, a Notary Public in and for Dubuque County, Iowa, this ./~T~7~, _ day of _~-~ ~, ,20 ~,~ . Notary Public Jn and for Dubuque County, Iowa. Mercy Housing Midwest MERCY HOUSING SYSTEM 23 April 2003 David Harris Housing and Community Development 1805 Central Avenue Dubuque, IA 52001-3656 Re: Roosevelt Road Single Family Subdivision Dear David: I am very pleased to give you a Mercy Housing Midwest endorsement for your efforts to bring new entry-level homes to the Dubuque area. Our experience indicates that there is a viable market for housing in your proposed price range. Serving the needs of those families who fall in the economic gray area between high rent and homeownership is a critical step which is too often unmet in many communities. We have recognized for a long time that the lack of new low cost entry level homes has been the missing nmg on the Dubuque housing ladder The Mercy staff is anxious to help our resident families move forward to homeownership. Presently there are a variety of first time or entry-level homebuyer assistance programs we would be anxious to use. Your effort could bridge this critical gap and help motivated families become more financially secure members of the cornrn,unity. Mercy has enjoyed working with your Housing and Community Development Depamnent. We appreciate the professional guidance and support you provided for the rehabilitation and lead abatement requirements of our HARP project. We are confident this new project will benefit from your expertise. If you envision the need for an agency to provide support programs such as dmvn payment assistance Mercy would be interested in discussing a role in the project. Yours in housing, Mary Schoen-Clark Regional President Mercy Housing Midwest vjk Mercg Ho~sing Midwest ~s co-sponsored by se'octal com,u~,ities of Catholic women reIi~ous. 7262 MERCY RuA~, SUITE I02 · OMAHA, NEBRASKA 68124-2348 '~ 402.398.66i4 · FAX 402.a~8,v3~0 Mr. & Mrs. Walt Pregler 2966 Shiras Ave. Dubuque, Iowa 52001-8355 Hon. Mayor & City Council City Hall Dubuque, Iowa Dear Sirs & Mesdames: On May 5, 2003 you will be conducting a public hearing on the rezoning of property described as 3251 Roosevelt. I do not object to the developing of this property as R-f, but to compress twenty some acres into 86 parcels is stretching the ordinance a bit. From the level of Roosevelt to the level of Shires is a drop of 100 feet or more. From the back gates of Eagle Point Park to Rhomberg Av. Is a drop of another 24 feet. One inch of rain per hour will produce a runoff of water from curb to curb now. Imagine what this will be like with three new streets and 86 buildings added to the system. Then consider that the proposed plans intend to empty a 5 foot conduit into a smaller conduit to drain the storm water. Then examine the storm drein on lower Shiras, around the 2400 and 2500 block. It has been said that this conduit is constructed of limestone. Adding all of this up, and taking into account that many of the water absorbing trees have been removed, and the acreage to the north and to the south drein into this basin too, it presents all of the elements of a disaster waiting to happen. The Shiras Ave. storm drain accemmndate much of Eagle Point Park, Orchard Hills and Sunnycrest Manor now. Adding to it will push it past its capacity. Property owners on lower Shires have been complaining of washouts and debris resulting from runoff from Sunnycrest Manor. The County installed a storm drain but they still have the problem. The developer recognizes the situation, and has constructed an earthen (monstrosity) dike. However, that in itself can be a potential danger, and who is responsible for its maintenance? In the final analysis, 86 parcels of property, folly developed will accelerete the runoff towards Shiras Ave. to the extent that property owners on Shires will be put at risk. So I ask the following questions: Who will maintain the dreinage basin? Where is the green space in the subdivision for recreation? If an unfortunate incident occurs, say 15 years from now, because of drainage, who covers the damage caused by this? What will be done to keep mud and rock from encroaching on our property during development? Page 2 Two years ago the street was repaved, now comes a development with a proposal that will require a large excavation in the right of way, & ruin the street. Please drive over Roosevelt and view up close the area. Roosevelt is a narrow street with no curb or gutter, and no shoulder. Deep ditches abound. Will the increase in traffic pose some safety problems? 60 foot lots in a 19 acre subdivision is compressed to say the least. The greater portion of the property will he covered with buildings and streets. There will he no space left to absorb the rainfall. We feel it spells disaster. Sincerely; Walter A. Pregler// Nancy J. Pregler Planning Services Department City Hall 50 West 13th Street Dubuque, Iowa 520014864 (563) 5894210 office (563) 5894221 fax planning@cityofdubuque.org April 23, 2003 The Honorable Mayor and City Coundl Members City of Dubuque City Hall - 50 W. 13th Street Dubuque IA 52001 RE: Preliminary Plat Applicant: Fondell Excavating Inc Location: 3251 Roosevelt Road Description: Preliminary plat of Eagle Valley subdivision. Dear Mayor and City Council Members: The City of Dubuque Zoning Advisory Commission reviewed a preliminary plat submitted by Fondell Excavating, Inc. for Eagle Valley Subdivision. The subdivision creates 91 lots on an approximately 22-acre parcel at 3251 Roosevelt Road. The Zoning Advisory Commission recommended approval of the preliminary plat at their Apdl 2, 2003 meeting. The preliminary plat has been included for your information to assist in your review of the rezoning request for this property. The City Council will have the opportunity to review the final plat when it is submitted by the applicant. This plat is submitted as an information item. No City Council action is required or requested. Respectfully submitted, Eugene Bird, Jr., Ghairperson Zoning Advisory Gommission Attachments Service People Integrity Responsibility Innovation 2;eamwork Planning Services Department City Hall 50 West 13th Street Dubuque, Iowa 520014864 (563) 589-4210 office (563) 5894~ fax planning~cityofdubuque.org April 23, 2003 The Honorable Mayor and City Council Members City of Dubuque City Hall - 50 W. 13th Street Dubuque IA 52001 RE: Preliminary Plat Applicant: Fondell Excavating Inc Location: 3251 Roosevelt Road Description: Preliminary plat of Eagle Valley subdivision. Dear Mayor and City Council Members: The City of Dubuque Zoning Advisory Commission reviewed a preliminary plat submitted by Fonde]l Excavating, Inc. for Eagle Valley Subdivision. The subdivision creates 91 lots on an approximately 22-acre parcel at 3251 Roosevelt Road. The Zoning Advisory Commission recommended approval of the preliminary plat at their Apdt 2, 2003 meeting. The preliminary plat has been included for your information to assist in your review of the rezoning request for this property. The City Council will have the opportunity to review the final plat when it is submitted by the applicant. This plat is submitted as an information item. No City Council action is required or requested. Respectfully submitt~ Eugene Bird, Jr., Chairperson Zoning Advisory Commission Attachments Dubuqu~ iA S2001-4864 Phone: 563-589-4210 ~ Fax: 563-589-4221 PLANNING APPLTCATION FORM ~ R~zuning ~ Manned Disl~ct ~ Me~r~narf P~t ~ Minor Fina{ Plat ~ Te~t Amendment a Siml~ Sulxlivisio~ Annexation D Temporary Use Pem~ (~..her: Legal De~,;~on (Sklwell pa, ua ~/~ or lot number/bkx~ number/subd~ion): Total properly (lot:) area (square feet or ac~):. Describe proposal and reason neoassary (attach a letter of e~lanation, if needed): ,, :[. The inRxmafion submitted herein is true and c~orrect to the best of my/our knovdedge and upon sul~ becomes public reourd; ~-U 3, NI ad~tiona{ required written and graphic rnmriats are plan u Conmptual Development m uPho~o [3 P~at u Tmprovement plans u Ueskjn rev~w project des~pUon O Floor plan O Other: Exhibit A Proposed Area to be Replatted Applicant: Fondell Excavating Inc. Location: 3251 Roosevelt Road Description: Preliminary Plat of Eagle Valley Subdivision SUBDIVISION STAFF REPORT Zoning Agenda: April 2, 2003 Project Name:Eagle Valley Subdivision Property Owner:Fondell Excavating, Inc. Applicant:Mark Fondell Number of Lots: 91 Acreage in R.O.W. 4.5 acres Total Area: 22 acres In City: 22 acres In 2-Mile Area: 0 acres Flood Plain: No Density Allowed: 1/5000 sq .ft. Commonly owned lots: None Sanitary Sewer: Will be accessed from Shiras Ave Water: Will be accessed from Shiras Ave Storm Sewer: Accessed from Shiras Ave Existing Street Access: Will be accessed on western edge from Roosevelt Road. Proposed Land Use: Single & Multi-Family Residential Existing Land Use: Vacant Adjacent Land Use: Vacant/Residential Proposed Zoning: R-l, R-2, R-3 Existing Zoning: R-1 Adjacent Zoning: R-1 & AG Physical Characteristics: The subject property is a 22-acre parcel that is 1,300 feet deep and has 650 feet of frontage along Roosevelt Road. The high point of the property, located approximately 150 feet east of Roosevelt Road, is 870 feet in elevation. The property drops 124 feet to 746 feet in elevation and its Iow point along its eastern edge. There is a large 18-acre vacant parcel to the north of the subject property and a 6.8-acre vacant parcel to the south of the subject property. Both adjacent parcels drain to the subject lot. The Roosevelt Road right-of-way along the subject property's western edge is not uniform - it varies from 53 feet in width at the property's southwestern corner to 70 feet in width at the property's northwestern corner. Roosevelt Road is 18 feet of paved surface with no curb, gutter or shoulder at this location. Proposed Phasing: None. Previous Conditions of Zoning or Plats: None. Dedication of Open Space or Public Amenities: Approximately 2.5 acres of property will be dedicated as a park and storm water detention facility. Proposed Streets and Grades: The proposed subdivision will have one main access from Roosevelt Road, which consists of a 50-foot right-of-way and 31 feet of pavement back-to-back. There will be sidewalks on each side of the access street with no parking permitted on either side. The interior streets will have a 42-foot right-of-way with 27 feet of pavement back-to-back, sidewalks and either side, and no parking on one side. There is a 42-foot right-of-way with 27-foot back-to-back stub street, platted for a secondary access at the northwest corner of the development. This access roadway will be directly adjacent to the proposed future water facility for the,City of Dubuque. SUBDIVISION STAFF REPORT Recommended Motion: Staff recommends the Zoning Advisory Commission approve the submitted plat. Conformance with Comprehensive Plan: The Comprehensive Plan recommends this area be developed as single and two-family residential. Comprehensive Plan housing goals encourage creation and maintenance of an adequate supply of sound, affordable housing integrated throughout the community, and expansion of opportunities for home-ownership, especially for Iow to moderate income households. Impact of Request on: Utilities: Water and sanitary sewer will have to be extended to this site. Storm water detention measures must be provided to control storm water runoff generated by the increase in non-permeable area. Traffic Patterns: The IDOT 2001 average daily traffic counts indicate 2,720 vehicle trips per day on Roosevelt Road approximately 1,700 feet south of the subject property at its intersection with Amelia Court. IDOT counts also indicate 2,560 vehicle trips per day on Roosevelt Road approximately 3,000 feet from the subject lot at its intersection with Peru Road. Traffic will access the subdivision from a single access onto Roosevelt Road. A secondary access to the north will be stubbed and can be extended when the vacant property to the north is developed. Public Services: Existing public services are adequate to serve the proposed subdivision. Environment: Staff does not anticipate any adverse impact to the environment provided adequate erosion control measures are in place during construction and that adequate storm water detention is provided and maintained. Adjacent Properties: The large primarily vacant properties to the north, west and south of the subject lot should experience little adverse impacts from the proposed development. There are, however, two single-family residences directly abutting the proposed subdivision, and approximately 120 feet south of the proposed R-3 district that may be impacted. These residences are buffered from the proposed R-3 zoning by R-1 Single-Family Residential lots and a 41-foot right-of-way. There are also residences located east of the subject property on deep lots that front Shiras Avenue with rear yards that adjoin the proposed development. The closest residences are approximately 75 feet from the subject property and lower in elevation. If storm water is detained appropriately, these properties should not be affected by the proposed development. Recommended Conditions on Plat: None SUBDIVISION STAFF REPORT Staff Analysis: The submitted preliminary plat subdivides two existing lots, which total approximately 22 acres, into 91 lots. Twenty-four lots will remain in the existing R-1 Single-Family Residential zoning district, 17 lots will be platted within the proposed R-2 zoning district, and 49 lots will be platted in the proposed R-3 zoning district. One 2.6- acre lot along the eastern edge of the proposed development will accommodate a detention basin and park area. Lot sizes will vary; most of the lots in the R-1 and R-3 districts are approximately 5,000 square feet in area. Most of the lots in the R-2 area are approximately 6,000 square feet in area. There are a number of lots in the R-3 area that are in excess of 8,500 square feet. The proposed subdivision will have one main access from Roosevelt Road, which consists of a 50-foot right-of-way and 31 feet of pavement back-to-back. There will be sidewalks on each side of the access street with no parking permitted on either side. The interior streets will have a 42-foot right-of-way with 27 feet of pavement back-to- back, sidewalks on either side, and no parking on one side. There is a stub street platted for a secondary access at the northwest corner of the development. This access roadway will be directly adjacent to the proposed future water tower facility for the City of Dubuque. The preliminary plat includes three easements for utility extensions. Two of these easements will enable utilities to be extended to the property directly north of the subject lot and one easement will permit utilities to be extended to the property directly south of the proposed development. Water and sanitary sewer will be extended from Shiras Avenue into the development. Water will also be stubbed to Roosevelt Road and to the interior stub street to permit future looping of the water system. The proposed detention basin will be sized such that the rate of storm water leaving the site after development will be 10% less than the rate of storm water leaving the site before the development. The detention basin outflow will be piped underground directly into an existing 42" storm sewer in Shiras Avenue. This will reduce surface flow between existing residential properties on Shiras Avenue. RECOMMENDATION Planning Staff recommends that the Zoning Advisory Commission recommend approval of the submitted preliminary plat of Eagle Valley Subdivision as it is in compliance with the City's subdivision regulations. Prepared by: Reviewed: Date: PRELIMINARY PLAT Of EAGLE VALLEY SUSDIVSION PRELIMINARY PLAT OF EAGLE VALLEY SUB MEMORANDUM April 28, 2003 TO:The Honorable Mayor and City Council Members FROM:Michael C. Van Milligen, City Manager SUBJECT:Fondell Excavating, Inc. Rezoning Request for Property at 3251 Roosevelt Road The Zoning Advisory Commission approved the requested rezoning submitted by Fondell Excavating, Inc. to rezone a 20-acre parcel at 3251 Roosevelt Road from R-1 to R-2 Two-Family Residential and R-3 Moderate Density Multi-Family residential. Subsequent to the Zoning Advisory Commission recommending approval at their Apdl 2, 2003 meeting, the applicants have now requested to reduce the area requested for rezoning to R-2 Two-Family Residential. Corporation Counsel Barry Lindahl and Zoning Advisory Commission Chairperson Eugene Bird, Jr., have been consulted about the request. They concur that the proposed change represents a reduction in the intensity of the rezoning and would not have materially changed the Zoning Advisory Commission's discussion and recommendation on this request. Michael C. Van Milligen MCVM/jh Attachment cc: Barry Lindahl, Corporation Counsel Cindy Steinhauser, Assistant City Manager Laura Carstens, Planning Services Manager MEMORANDUM April 23, 2003 TO:Michael Van Milligen, City Manager FROM:Laura Carstens, Planning Services Manager SUBJECT: Fondell Excavating, Inc.'s rezoning request for property at 3251 Roosevelt Road INTRODUCTION The Zoning Advisory Commission approved the requested rezoning submitted by Fondell Excavating, Inc. to rezone a 20-acre parcel at 3251 Roosevelt Road from R-1 to R-2 Two-Family Residential and R-3 Moderate Density Multi-Family Residential. Subsequent to the Zoning Advisory Commission recommending approval at their April 2, 2003 meeting, the applicants have now requested to reduce the area requested for rezoning to R-2 Two-Family Residential. DISCUSSION The applicants are requesting a small reduction in the area to be rezoned from R-2 Two-Family Residential at the east end of the property. This request changes the zoning on four lots from the proposed R-2 Two-Family to R-1 Single-Family Residential. These lots are located at the end of the cul-de-sac on the north side of the property. Attached to this memorandum are two exhibits - Exhibit A shows the rezoning request as reviewed by the Zoning Advisory Commission and Exhibit B represents the modified request. The modified request has been included in the Commission's packet to the City Council. It is labeled Exhibit 1, and follows the rezoning ordinance. Corporation Counsel Barry Lindahl and Zoning Advisory Commission Chairperson Eugene Bird, Jr. have been consulted about the request. They concur that the proposed change represents a reduction in the intensity of the rezoning and would not have materially changed the Zoning Advisory Commission's discussion and recommendation on this request. LC/mkr Attachments CC:Barry Lindahl, Corporation Counsel Eugene Bird, Jr., Zoning Advisory Commission Chairperson Fondell Excavating, Inc. Exhibit A Fondell Excavating Inc. Rezoning/3251 Roosevelt Road Exhibit B Fondell Excavating Inc. Rezoning/3251 Roosevelt Road