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