Zoning QHQ S Holliday W NW ArtBuesin§ & Associates Inc.
Consulting Engineers
1212 Locust St.
Dubuque, lA 52001
(563) 556-4389
May 12, 2003
Jeanne Schneider, Clerk
City of Dubuque
50 W 13th Street
Dubuque, IA 52001
Re:Re-Zoning Request of
QHQ Development
Dear Jeanne:
On behalf of QHQ Properties and myself, we are asking for your approval to
table our rezoning item that is currently scheduled for the May 19, 2003 City
Council meeting. Due to a conflict in our schedules, we would not be able to
attend this meeting date. We would like to re-schedule our rezoning issue to the
June 2nd meeting.
If you would like to discuss this matter further, please feel free to call our office.
Respectfully submitted,
Kenneth L. Buesing, PE & LS
Buesing & Associates, Inc.
Planning Services Department
City Hall
50 West 13th Street
Dubuque, Iowa 520014864
(563) 589-4210 office
(563) 589-4221 fax
planning@cityofdubuque.org
May 12, 2003
The Honorable Mayor and City Council Members
City of Dubuque
City Hall - 50 W. 13th Street
Dubuque IA 52001
RE: Rezoning
Applicant: QHQ Properties (tabled)
Location: South of Holliday Drive, west of the Northwest Arterial
Description: To rezone property from AG Agricultural District to C-3 General
Commercial zoning 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 request originally was scheduled for a public hearing on April 2nd. The request
was tabled to May 7th to allow for additional notification of property owners along
Samantha Drive.
Ken Buesing, representing the applicant, spoke in favor of the request, reviewing the
site impact traffic study, existing layout of the property, proposed accesses to the
Northwest Arterial, and extension of Holliday Drive.
Staff reviewed surrounding zoning and land use, the comprehensive plan designation
for the subject property, the history of the rezoning request for the subject parcel, and
their analysis of the traffic study.
There were several public comments in opposition to the proposed commercial zoning.
Speakers expressed concern regarding impact on property values, increases in traffic,
and inconsistency with the Comprehensive Plan. Correspondence in support and in
opposition was received, including a petition.
The Zoning Advisory Commission discussed the request, reviewing the location of
adjacent single-family homes, anticipated impact of the development on the
surrounding street system, and location of proposed street accesses.
Service People Integrity Responsibility lrmovation Teamwork
QHQ Rezoning
May 12, 2003
Page 2
Recommendation
By a vote of 6 to 0, the Zoning Advisory Commission recommends that the City
Council approve the request with the conditions: (1) That the north right-in/right-out
access shall be installed concurrently with the extension of Holliday Drive; and (2) That
the southern access shall be installed when Plastic Center, Inc. constructs their
signalized intersection approximately 2,000 feet south of the Asbury Road and
Northwest Arterial intersection.
Written opposition by property owners within 200 feet of the area proposed for
rezoning is 23.25%. Opposition greater than 20% requires a three-fourths super
majority vote by the City Council to approve the request.
A simple majority vote is needed for the City Council to deny the request.
Respectfully submitted,
Eugene Bird, Jr., Chairperson
Zoning Advisory Commission
Attachments
cc: Mike Koch, Public Works Director
Prepared by: Laura Camtens, City Planner Address: 50 W. 13th St., Ciw Hall Telephone: 589-4210
ORDINANCE NO. -03
AN ORDINANCE AMENDING APPENDIX A (THE ZONING ORDINANCE) OF
THE CITY OF DUBUQUE CODE OF ORDINANCES BY RECLASSIFYING
HEREINAFTER DESCRIBED PROPERTY LOCATED AT THE SOUTH END OF
HOLLIDAY DRIVE, WEST OF THE NORTHWEST ARTERIAL FROM AG
AGRICULTURAL DISTRICT TO C-3 GENERAL COMMERCIAL DISTRICT, WITH
CONDITIONS.
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 AG Agricultural District to C-3 General Commercial District, with
conditions, to wit:
Lot B and Lot 2 of 2 of the SE % of the NE % Section 20, T89N, R2E, 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 Adviso~ 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 day of
2003.
Attest:
Terrance M Duggan, Mayor
Jeanne F. Schneider, City Clerk
MEMORANDUM OF AGREEMENT
Pursuant to the Iowa Code Section 414.5 (2001), and as an express condition of rezoning
of the property described as:
Lot B and Lot 2 of 2 of the SE % of the NE % Section 20,
T89N, R2E, and to the center line of the adjoining public right-
of-way, all in the City of Dubuque, Iowa.
which is the subject of Ordinance No. -03, a copy of which is attached hereto
and incorporated herein by reference, the undersigned property owners, agree to the
following conditions, all of which the property owner further agrees are reasonable and are
imposed to satisfy public needs which are caused directly by the rezoning:
A) Conditions:
1) That the north right-in/right-out access shall be installed concurrently with the
extension of Holliday Drive; and
2)That the southern access shall be installed when Plastic Center, Inc.
constructs the signalized intersection located approximately 2,000 feet south
of the Asbury Road and Northwest Arterial intersection.
B)Reclassification of the Subiect Property. The City of Dubuque, Iowa may initiate
zoning reclassification proceedings to the AG Agricultural District (which rezoning
will include the removal of the performance standards in Section A above) if the
property owner fails to complete any of the conditions or provisions of this
Agreement.
c)Modifications. Any modifications of this Agreement shall be considered a zoning
reclassification and shall be subject to the provisions of the Zoning Ordinance
governing zoning reclassifications. Alt such modifications must be approved by the
City Council of Dubuque, Iowa.
D)Recording. A copy of this Agreement shall be recorded with the Dubuque County
Recorder as a permanent record of the conditions accepted as part of this rezoning
approval within thirty (30) days of the adoption of Ordinance No. -03.
E)Construction. This Agreement shall be construed and interpreted as though it were
part of Appendix A of the Code of Ordinances of the City of Dubuque, also known
as the Zoning Ordinance of the City of Dubuque, Iowa.
F) This Agreement shall be binding upon the undersigned and his/her heirs, successor
and assignees.
ACCEPTANCE OF ORDINANCE NO. -03
I, Tim Quagliano, representing QHQ Properties, having read the terms and
conditions of the Resolution No. -03 and being familiar with the conditions
thereof, hereby accept this same and agree to the conditions required therein.
Dated in Dubuque, Iowa this_______day of 2003.
By
Tim Quagliano
EARLY SPRING PHOTO
MAY 6TH PHOTO
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Ci~ of Dubuque
Planning Se~ices DepaAment
Dubuque, IA 52001-4864
Phone: 563-589-4210
Fax: 563-589-4221
PLANNING APPLICATION FORM
[] Variance
[] Conditional Use Permit
[] Appeal
[] Special Exception
[] Limited Setback Waiver
~Rezoning
[] Planned District
[] Preliminary Plat
[] Minor Final Plat
[] Text Amendment
[] Simple Site Plan
[] Hinor Site Plan
[] Major Site Plan
[] Major Final Plat
[] Simple Subdivision
[] Annexation
[]Temperary Use Permit
[] Certificate of Economic Non-Viability
[] Certificate of APpropriateness
[] Other:
Please type or print leqibly in ink
Property owner(s): ~ ~ies
Address: 3430 Dodge Stln~et. Unit ~ City:
Fax Number: 563-557-5936
Applicant/Agent: Tim Quagl Jano
Mobile/Cellular Number:
Address: 1500 Delhi Street
Suite 220O
Fax Number: fi:~-Sb-7-5936
Phone: 563-5~0-5-708
State: IOW~ Zip:. 52003
563-599-4O39
Phone: 563-5b~7-5930
City: D~dque State: ~ Zip: ~
Mobile/Cellular Number: 563-590-b-708
Site location/address: South of P~llida¥ Drive, ~ of NW Arterial
Existing zoning: /~G Proposed zoning: C-3 Historic District:
Landmark:
Legal .Descriptio. n.(Sidweil parcel ID# or lot number/block number/subdivision): Lot B & Lot 2 of 4 of
Ho~l~day Addition & LOt 2 of 2 of the SE 1/4 of the ~ 1/4, Sec. 20, T89N. ~
Total property (lot) area (square feet or acres):. 25.3
Describe proposal and reason necessary (attach a letter of explanation, if needed): .See attached FD~ib~t A
CERTIFICATION: 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
submiU:ai becomes public record;
Fees are not refundable and payment does not guarantee approvau and
Ail additional reqt~ired written and graphic materials are attached.
Applicant/Agent:
Date:
Date:
to. or.icE ute
Fee: ~-~° Received by:
FIsite/sketch plan [] Conceptual Develc~ent Plan
[]~mprovement plans []Design review project description
SUB MII-i'AL CHECKLIST
Date: '~/...~/0.~ Docket:
[] Photo [] Plat
~ Floor plan []Other:
EXHIBIT A
Applicant is requesting a rezoning of Lot B & Lot 2 of 4 of Holliday Addition & Lot 2 of 2 of the
SE ¼ of the NE ¼ Sec. 20, T89N, R2E as necessary to continue with the commercial
development along and adjacent to the NW Arterial. Applicant envisions access onto the NW
Arterial to accommodate traffic requirements. Applicant has been contacted on numerous
occasions by smaller and medium sized businesses within the C-3 zoning classification with an
interest in locating their operations onto this site. This request and associated documents have
been prepared in response to this.
Proposed Area to be Rezoned
Applicant: QHQ Properties
Location: South of Holliday Drive,
west of the Northwest Arterial
Proposed Area
to be Rezoned
Description: To rezone property from
AG Agricultural District to C-3
General Commercial zoning district.
ZONING PLAN
QHQ PROPERTIES
DUBUQUE, IOWA
OWNER:
TIM QUAGLIANO
2140 JFK ROAD, SUITE B
DUBUQUE, IA 52002
ZONING PLAN
LOT B OF HOLLIDAY
ADDITION AND LOT 2
OF 2 OF THE SE
1/4 OF THE NE 1/4
SEC. 20 T89N, R2E
TOTAL AREA =
24.3 ACRES +/-
BUESING & ASSOCIATES
CONSULTING ENGINEERS
1212 ,.BCU§T STREET
DUBUQUE, 10VA 52001
(563) 556-4389
DATE
MAY 6, 2003
QHQ PROPERTIES
NW ARTERIAL and ASBURY ROAD
DUBUQUE, IOWA
SITE IMPACT TRAFFIC STUDY
April 22, 2003
PRINTED
Yaggy Colby Associates
Prepared for:
Dr. Tim Quagliano
QHQ Properties
2140 JF Kennedy Road
Dubuque, Iowa 52002
Prepared by:
Jeffrey C. Rhoda, P.E.
Yaggy Colby Associates
215 N. Adams
Mason City, Iowa 50401
641/424-6344
INTRODUCTION
The QHQ development is a multi-use land development proposed at the southwest comer
of the intersection of the NW Arterial and Asbury Road in Dubuque, Iowa. The proposed
development includes commercial/retail and office/business development. A copy of the
proposed development concept plan is included in the appendix. Access to the proposed
development is provided through the existing Holliday Drive off of Asbury Road from
the north. Access to the property from the east is provided bytwo entrances off the NW
Arterial. The first entrance is 1,100 feet south of the Asbury Road intersection and is a
proposed right-in/right-out only entrance. The second entrance is another 1,000 feet
south, opposing the approved full access intersection for the Plastic Center development.
This entrance will also operate as a right-in/right-out access until development on the east
side of the NW Arterial warrants the construction of a full entrance.
The area bordering the proposed development to the southwest is single family
residential. The area immediately north of the development area is commercial
development, including an Aldi's Grocery Store, United Rental, Jiffy Lube, a car wash,
and other small buisness offices.
The area north of the proposed development across Asbury Road, known as Asbury
Plaza, is currently experiencing additional grov4h of the existing commercial and retail
area.
EXISTING CONDITIONS
The NW Arterial and Asbury Road both serve as arterial roadways for the northwest
section of Dubuque. The NW Arterial is a divided four-lane roadway and provides for
left-mm lanes at the Asbury Road intersection. A northbound right-mm lane is also
provided. Asbury Road is a two lane roadway and provides left-mm lanes for the east
approach to the NW Arterial intersection. The west approach of Asbury Road to the NW
Arterial intersection is a four-lane undivided roadway with left-mm lanes that transitions
the outside through lane to a right-mm lane.
Traffic control at the NW Arterial and Asbury Road interseotion is provided by a fully-
actuated, eight-phase traffic signal with pedestrian phases provided.
Iowa Department of Transportation Average Annual Dally Traffic (AADT) volumes on
the NW Arterial in 2001 were 11,600 vpd south of Asbury Road and 8,100 vpd north.
The AADT for Asbury Road in 200t was 11,600 vpd east of the NW Arterial and I5,400
vpd west.
A comparison of the 1997 AADT volumes for the NW Arterial and Asbury Road
intersection indicate strong growth for the traffic volumes. The north approach to the
NW Arterial and Asbury Road intersection experienced an average 10% per year increase
in volumes. The south approach experienced an average 12% per year increase, the east
Page 1
approach an average 10% per year increase, and the west approach an average 25% per
year increase.
The traffic volumes utilized for analysis in this study were based on the PM Peak Hour
provided in the April 24, 2002, Snyder & Associates, Inc Traffic Study Update of the
Asbury Plaza development. The volumes utilized for analysis were from the Snyder
report for the Phase 1 opening day estimates. A diagram illustrating the estimated
volumes from the Snyder report is provided in the appendix.
Capacity analysis of the NW Arterial and Asbury Road intersection as well as the Asbury
Road and Holliday Dr. (SE Entrance - Asbury Plaza) intersection was conducted in the
Synder report for the Phase 1 opening day conditions. Results of the capacity analysis
indicated NW Arterial intersection is performing at an acceptable Level-of-Service (LOS)
C operation under the Phase I traffic estimates. The results of the Holliday Dr. (SE
Entrance - Asbury Plaza) intersection analysis indicated the operation of the intersection
with stop control on the side streets provided an unacceptable operation for movements
exiting the Asbury Plaza site. The report reconmaended the installation of a traffic signal
at the Holliday Dr. intersection.
The analysis of the impact from the QHQ Properties development assumes the traffic
signal at the intersection of Asbury Road and the Holliday Dr. intersection will be
installed as a part of that project.
TRIP GENERATION
The proposed QHQ development is comprised of two main land uses:
Commercial/Retail and Office/Business. Determination of the estimated trips generated
by the proposed development were developed utilizing information provided in the
Institute of Transportation Engineers Trip Generation manual, 6th Edition. Adjustments
to the estimated trips were made for pass-by and internal attraction based on information
provided in the Institute of Transportation Engineers Trip Generation Handbook. The
results of the trip generation determination are summarized in the Trip Generation
Estimates table in the appendix.
Distribution of the estimated trips tkroughout the adjacent roadway network was
estimated based on the patterns of the existing traffic volumes and assumptions relating
to the interaction of the new development with existing developments.' Distribution of
the generated traffic is illustrated in the Development Trips Generated diagram in the
appendix.
Based on this assumed distribution the generated traffic was added to the existing
volumes from the Snyder report and adjusted for pass-by traffic. The estimated turning
movement volumes at each entrance and intersection are illustrated in the Existing -
QHQ Development diagram in the appendix.
Page 2
CAPACITY ANALYSIS
Based on the estimated turning movements (Existing + QHQ) capacity analysis
evaluations was conducted at the following intersections:
· Asbury Road and NW Arterial - Signalized
· Asbury Road and Holiday Dr. (SE Ent. - Asbury Plaza) - Signalized
· North Drive (QHQ Properties) and NW Arterial - Unsignalized RI/RO
· South Drive (QHQ Properties) and NW Arterial - UnsignalizedRI/RO
The results indicate the Asbury Road intersection with Holliday Dr. operates at
acceptable Level-of-Service (LOS) B. However, queue lengths for the EB Left. NB
Lt./Thru/Rt., and the SB Thru/Lt. exhibit lengths that are beyond the storage capacity of
the lanes. The queue lengths for the north-south approaches on Holliday Dr. will simply
extend into the development sites. The queue length for the eastbound left mm lane will
either spill out into the thru lane or begin to block the usage of the westbound left mm
lane for the next entrances to the west.
The NW Arterial intersection will perform at an acceptable LOS for the overall
intersection. The EB Left, WB Thru, NB Left, and SB Thru/Rt. exhibiting LOS D
operations. These movements also exhibit queue length estimates thai could extend
beyond the capacity of the lanes.
The North Dr. and South Dr. intersections with the NW Arterial (right/in - right/out)
operate at an acceptable LOS.
IMPROVEMENT ALTERNATIVES
The LOS results indicate the Holiday Dr. and Nrw Arterial intersections with Asbury
Road operate at a generally acceptable LOS. In order to eliminate the LOS D and long
queue operations a couple improvements could be made.
Improving the operation of the Holliday Dr. and NW Arterial intersections with Asbury
Road is accomplished through the reconfiguration and/or the addition of extra approach
lanes. The north and south approaches to the Asbury Road and Holliday Drive
intersection would be widened or reconfigured to accommodate dedicated left mm lanes.
The thru and right roan movements can operated together in a single lane.
The intersection of Asbury RoM and the NW Arterial would include widening to create a
dual left-turn lane for the northbound lefts. The east approach would be widened to
proyide a dedicated westbound right turn lane.
These proposed improvements would allow all the intersection movements to operate at
LOS C or better and maintain queue lengths within or very close to the provided storage
lengths.
Page 3
The need for these improvements is created by the short-term restrictions on the NW
Arterial with the right-in/right-our entrances for both the North Drive and South Drive
entrances. The future construction of a full, signalized intersection at the South Drive
location in conjunction with the Plastic Center development will provide a much needed
second access point for the site traffic.
FORECAST TRAFFIC
The forecast year 2025 was evaluated based on the traffic volumes in the April 24, 2002,
Snyder & Associates, Inc Traffic Study Update of the Asbury Plaza developmem. In
addition, the estimated traffic generated by the proposed Plastic Center development was
also included in the forecast estimate. A 2025 traffic volume diangram
Capacity analysis evaluations were conducted under the assumption the South Entrance
access on the NW Arterial would be a full intersection with a traffic signal. The lane
configurations for this intersection would provide dedicated left turn lanes for all
approaches. The lane configurations for the Asbury Road and Holliday Dr. intersection
follow those proposed in the Improvement Alternatives section.
The results of the capacity analysis indicated the intersections would generally operate at
acceptable LOS. The Asbury Road and Holliday Dr. intersection and the NW Arterial
and South Entrance intersection exhibit LOS C or better operation and queue lengths
within the provided storage for all movements.
The Asbury Road and Nrw Arterial intersection required several lane additions to provide
an acceptable overall LOS operation. Dual left mm lanes, dedicated right turn lanes, and
two thru lanes are needed on all approaches to exhibit an overall intersection operation of
LOS C. However, some of the movements still exhibit LOS D operation with queue
lengths that exceed the lane capacities.
CONCLUSION
The proposed QHQ develbpmem traffic, with restrictions from the right-in/right-out
movements on the NW Arterial for the near future, will nor produce significantly
negative impacts to the existing roadway system. Minor lane configuration
improvements as described in the Improvement Alternatives section could provide
improved operations for the short-term as well as the long-range 2025 traffic projections
at the Asbury Road and Holliday Dr. intersection. The furore creation of a full,
signalized intersection at the South Entrance in conjunction with the Plastic Center
development is needed to maintain efficient and safe traffic operations while providing a
second access point for the QHQ development.
The forecast year 2025 traffic estimates will require sxgnificant upgrades in lane
configurations for the NW Arterial and Asbury Road intersection to accommodate the
system demands.
Page 4
CONCEPTUAL/ZONING
PLAN
LOT B & LOT 2 OF
4 OF HOLLIDAY
ADDITION AND LOT
OF 2 OF THE SE
REZONING STAFF REPORT Zoning Agenda: April 2, 2003
Property Address:Property south of Holliday Drive, west of the Northwest Arterial
Property Owner:QHQ Properties
Applicant:Tim Quagliano
Proposed Land Use: Commercial
Proposed Zoning: C-3
Existing Land Use: Vacant
Existing Zoning: AG
Adjacent Land Use:North - Commercial
East - Commercial
South - Residential/detention basin
West- Residential
Adjacent Zoning: North - PC
East - PC
South - R-1
West- R-1
Former Zoning:934 - County; 1975 - County; 1985 - AG Total Area: 25.3 acres
Property History: The subject property was proposed for rezoning to PUD Planned Unit
Development with a PC Planned Commercial District designation in January 1999. The Zoning
Advisory Commission recommended approval of the request with several conditions. The
City Council denied the request. Subsequently, a new application was submitted and a
reduced Planned Commercial Distdct was approved by the City Council in March 1999 on the
north portion of the parcel.
Physical Characteristics: The subject property generally drains to the southeast to an area
currently owned by the City of Dubuque and is used as a regional storm water detention
facility. The subject property has frontage along the Northwest Arterial (Highway 32) and
abuts residential property on the west side.
Concurrence with Comprehensive Plan: The subject property was designated for a
mixture of commercial and multi-family residential development.
Impact of Request on:
Utilities: Existing City water and sewer utilities are adequate to serve the proposed
development through extensions along Holliday Drive.
Traffic Patterns/Counts: Holliday Drive is built to a collector street standard; however,
there are no traffic counts available. The Northwest Arterial is classified as a major
arterial and based on IDOT traffic counts taken in 2001, this section of the Northwest
Artedal cardes approximately 12,600 average daily trips. Asbury Road is classified as a
minor arterial and carries approximately 15,400 average daily tdps.
Public Services: Existing public services are adequate to serve the site.
Environment: Staff does not anticipate any significant adverse impact to the environment
provided adequate erosion control is provided during all phases of development of this
property, and that adequate storm water control is provided.
REZONING STAFF REPORT Page 2
Adjacent Properties: The proposed rezoning to commercial zoning will increase the
volume of traffic in the immediate area and increase ambient light and noise levels.
CIP Investments: None proposed.
Staff Analysis: The requested rezoning is from AG Agricultural to C-3 General Commercial.
The proposed development provides for the extension of Holliday Drive to terminate in a cul-
de-sac with two proposed accesses to the Northwest Arterial. These two accesses coincide
with previously approved accesses for the Plastic Center, Inc. project on the east side of the
Northwest Arterial
The applicants have requested C-3 General Commercial zoning to allow for a wide range of
business uses that would be a good fit with the contacts they are receiving from small and
medium sized businesses interested in locating their operations to this site. The subject
property is bordered on the north by planned commercial, to the east by planned commercial,
to the south by residential and the City's regional storm water detention basin and to the west
by residential.
The current Comprehensive Plan designates the QHQ Property for a mixture of commercial
and multi-family residential. The Comprehensive Plan looked at the entire parcel from Asbury
Road to the City's detention area as one parcel, and anticipated that the highway frontage
would be most conducive to multi-family and commercial.
The City of Dubuque water and sewer service are adequate to serve the site with the
necessary extensions. Storm water control will be required as part of any new development
of the property.
Access to the area will be provided by an extension of Holliday Drive of approximately 1,400
feet resulting in a total length of Holliday Drive of approximately 2,400 feet. The applicants
are proposing two accesses to the Northwest Arterial. The first access would be
approximately 1,000 feet south of Asbury Road and is proposed as a right-in/right-out
intersection. The second access is proposed as a full intersection approximately 2,000 feet
south of Asbury Road. These two accesses coincide with previously approved accesses for
Plastic Center, Inc. on the east side of the Northwest Arterial. Attached to this staff report is a
memo frern Public Works Director Mike Koch outlining Engineering staff's comments on the
submitted traffic study and the impact of the proposed development on the surrounding street
network.
Planning staff recommends that the Zoning Advisory Commission review Section 6-1.1 of the
Zoning Ordinance that establishes criteria for reviewing rezoning requests.
Prepared by:______________Reviewed:_________________Date:______________
CITY OF DUBUQUE, IOWA
MEMORANDUM
April 30, 2003
TO:Kyle Kritz, Planning Services
FROM: Michael A. Koch, Public Works Director
SUBJECT: QHQ Traffic Study
This is a summary of the findings of the traffic study performed by Yaggy Colby
Associates analyzing the effect of extending existing Holliday Drive and rezoning
the additional property into a mixture of commercial/retail and office/business
uses.
Access to the development will be through the existing signalized intersection of
Holliday Drive and Asbury Road. Accesses are also planned onto the Northwest
Arterial 1,100 feet south of Asbury Road and a second access 2,100 feet south
of Asbury Road. The northerly connection to the Northwest Arterial will be a
right-in/right-out only access. The southerly connection will initially operate as a
right-in/right-out access, until an already approved traffic signal is constructed by
the Plastic Center at some point in the future. This connection would then tie into
the signalized intersection with full access in all directions. A diagram of the full
build-out access plan is attached.
The traffic study is divided into two parts:
1. Phase I analyzes the two proposed right-in/right-out connections; and
2. Phase II analyzes one right-in/right-out connection and one fully-signalized
intersection.
The proposed development is anticipated to generate 911 additional vehicle trips
during the PM peak hour. Of these, 337 would be entering and 574 would be
exiting the site.
The following is a summary of the traffic impacts of this additional traffic at the
various access points.
Page 2
April 30, 2003
Holliday Drive and Asbury Road Intersection
The existing signalized intersection at Holliday Drive currently operates at a Level
of Service (LOS) "B". The additional traffic generated by the QHQ development
would initially cause a slight increase of 1.3 seconds in the average delay per
vehicle. This will not have a detrimental impact on the operational Level of
Service at the intersection.
In the Year 2025 projections, this intersection should still operate at a Level of
Service "B". With the additional QHQ traffic, this is anticipated to drop, but only
to a Level of Service "C" operation.
Asbury Road and Northwest Arterial Intersection
The traffic signals at Asbury Road and the Northwest Arterial currently operate at
a Level of Service "C". With the full build-out of the QHQ development, this
intersection is expected to drop to a Level of Service "D" operation, adding
approximately 20 seconds of average delay time to entering vehicles. This
increase in the average delay at the intersection is caused by the limited potential
of the right-in/right-out access onto the Northwest Arterial to disperse the
additional traffic over several access points. The future construction of a fully-
signalized intersection at the south access to the Plastic Center development will
make a significant improvement to this Level of Service.
In the projected Year 2025, either with or without the QHQ development, dual left
turns will be needed on all four approaches to the intersection; and six lanes will
be needed for the Northwest Arterial to maintain a Level of Service "C" operation.
Without these improvements, the intersection is anticipated to fail during peak
hour traffic and would operate at a Level of Service "F". (These findings are
consistent with the traffic study performed for the Plastic Center development.)
North Drive and Northwest Arterial
Because access at this location will be limited to right-in/right-out, both the
opening year and projected 2025 traffic with the QHQ development are
anticipated to operate at a Level of Service "A".
South Drive and Northwest Arterial
Initially because the drive will be limited to right-in/right-out, it should operate at
a Level of Service "A" with the QHQ development.
Page 3
April 30, 2003
It is assumed for analysis considerations that this drive will be signalized by the
Year 2025. This signalized drive is expected to operate a Level of Service "A"
operation for projected Year 2025 without the QHQ traffic, and a Level of Service
"B" operation with the additional QHQ traffic.
Conclusion
The traffic analysis shows little effect on traffic delays with or without the QHQ
development as currently planned except for the intersection of Asbury Road and
the Northwest Arterial. Because of the limited potential use of the right-in/right-
out, a significant amount of additional traffic would be forced [o utilize Holliday
Drive, and therefore, the Asbury/Northwest Arterial intersection, causing this
additional delay. The signalization of the south drive could mitigate some portion
of the anticipated delay at the Asbury/Northwest Arterial intersection.
The previously mentioned addition of two (2) lanes to the Northwest Arterial and
the addition of dual left turns for all four approaches to the Northwest Arterial will
be needed by the Year 2025 with or without the QHQ development.
MAK/vjd
cc: David Ness, Civil Engineer
Attach.
QHQ Rezoning Property in Opposition
April 24, 2003
Zoning Advisory Commission
City Hall
Dubuque, IA 52001
April 24, 2003
CITY OF DUBUQUE
PLANNING SERVICES DEPARTMENT
PUBLIC HEARING MAY 7, 2003
QHQ PROPERTIES - WEST OF NORTHWEST ARTERIAL
Dear members of the Zoning Advisory Commission:
Let's review the intersection of Asbury Road and Northwest Arterial.
NW This area is zoned commercial, partially developed with the potential for heavy
commercial use. There is an access directly onto the Northwest Axterial with the future intention
to install a traffic light on the arterial.
NE Presently AG, but close by is the Church of the Resurrection and its school. This has
scheduled heavy traffic.
SE City officials have designated this as heavy commercial with the promise of two accesses
directly on thc arterial.
SW The property adjacent to the comer roadways is already developed commercial with an
extra traffic light on Asbury Road.
This intersection is already a traffic nightmare!
The city of Dubuque has zoned more than half of this intersection for commercial developers. I
am happy for our retailers, but enough is enough.
Prudent and responsible zoning would zone the property at issue at this public hearing as
residential, not more COmmercial.
If this property was residential it would follow the residential zoning and development directly to
the south and the west It would make for a nice complete area of homes. Residential zoning
would be less vehicle traffic. Residential building lots within the city bruits of Dubuque are
This area cannot handle any more commercial development. I live in the affected heighhorhood
and if I didn't live here, I would still insist proper planning now is necessary to avoid major
problems in the near future.
Please deny the application to rezone the QHQ property as C-3 General Commercial
Sincerely,
23 t0 High Cloud Dr.
Dubuque, IA 52002
City of Dubuque
Attention: Eugene Bird
Zoning Advisory Commission
City Hall
50 W. 13th Street
Dubuque, IA 52001
April 1, 2003
CITY OF DUBUQUE
PLANNING SERVICES DEPARTMENT
We would like to express our grave concern about the possibility that the area directly
bordering our home is being considered for rezoning by the City of Dubuque. While economic
growth and development is something that we generally support, we do not support it when its
location is directly attached to existing family neighborhoods.
We purchased our new home on Samantha Drive with the understanding that the area
adjacent and across from our lot was zoned as agricultural with the only possibility of it being
changed to residential lots for single homes or condominiums. Our realtor assured us of this
land's intent. We loved the serenity and privacy that Samantha Drive allowed us, and this was
by far the biggest factor in our purchase of this home. If the existing open land is rezoned to
residential, the people interested in developing those lots would be given a choice whether to
build their homes next to United Rentals and Aldi Grocery Store. Their land value would be
determined with the adjacent commercial development in consideration. Our property was
purchased and valued based upon the neighboring residential neighborhoods only, and I feel we
would be gravely cheated if we were not given the opportunity to have our property assessed
based upon the appropriate surrounding properties.
It is my understanding that property owners with land that directly lies within 200 feet of
the property in question for rezoning are to be notified via written communication prior to the
vote about the proposition to change. I have personally never been provided with information
about the possible change for the property in question from the city, nor have any of my
neighbors on Samantha Drive, all with property also within 200 feet of the agriculturally zoned
land. This is a violation of our rights as property owner's and should automatically prevent a vote
on this property due to inappropriate procedural methods in the arrangement of this vote for
Wednesday, April 2.
Our daughter is three years old and we hope to have more children some day. Our
neighborhood is a beautiful area with privacy and peacefulness that is beyond compare to other
neighborhoods. We had a choicein-purchasing this land kaowing the existing zoning regulations
and conditions. Should the City Council decide to change this area, it would be a great
disservice to the children in our neighborhood who would no longer be able to ride their bikes
and tricycles on our street. Heavy track traffic and direct access entries to the Northwest Arterial
would violate our trust in Dubuque and our rights by not allowing us the choice to determine
what types of neighborhoods we purchased our home in. Our neighborhood is deeply upset by
this proposition and we are pleading that it stay an agricultural area, with the possibility of
changing only to residential development in the future. Please consider our pleas for assistance
in this.
Sincerely,
Susan and Patrick Meehan
2465 Samantha Drive
Dubuque, IA 52002
fill
March 27, 2003
CITY OF DUBUQUE
PLANNING SERVICES DEPARTMENT
City Zoning Advisory Committee
To Whom It May Concern:
My name is Lawrence Hutchison. My wife and I and our two young children reside at 4942 Red Violet Drive
on the west side of Dubuque. We recently received an informational letter from one of our neighbors and we are
expecting to receive a petition in regards to a parcel of property owned, I believe, by QHQ Properties, just east
of our subdivision. This parcel of land is located directly south of Aldi's, just off the Northwest Arterial.
Apparently there is a concern with some in the neighborhood that development of this land will be detrimental to
their property values and bothersome in other asundry ways. However, it is my contention and those of some of
my other neighbors, who may not be quite as vocal as I, that development of this property is actually beneficial
not only to our local community but to the community at large. I think Dubuque in general, as well as the
neighboring township of Asbury would benefit dramatically from further development of this area as well as the
other area around Northwest Arterial and Asbury Road.
A large concern, which of course we would share, is if a thoroughfare involving Red Violet or one of the other
private streets through SunnySlope would be used to access that area or to connect Northwest Arterial to Red
Violet Dr. Certainly if that were the case, I would be markedly concerned because of the danger to our small
children. However, it appears the only reasonable access to that area is directly off Northwest Arterial or via the
access mad behind Aldi's. Given that commercial type access, I think requiring only residential housing there
would be unreasonable.
Further development of restaurants or businesses will bring more people, income and taxes into the community.
Although one might like to look out their back window or offtheir back deck and see trees and grass and wide
open spaces, one must defer to the common good. We would much rather see development of this area and
thus concentrate on commercial development around the Northwest Arterial crossroads than see that
development "sprawl" further west.
Sincerely,
Lawrence R. Hutchison, M.D.
LRH/jk
We the undersigned, object to the rezoning of the property south of
Holiday Drive and west of the Northwest Arterial. We are requesting
that the Zoning Advisory Cornmission deny the request to rezone the
property from AG Agricultural District to C-3 General Commercial
zoning district.
ADDRESS
We the undersigned, object to the rezoning of the property South of
Holiday Drive and west of the Northwest Arterial. We are requesting
that the Zoning Advisory Commission deny the request to rezone the
property from AG Agricultural District to C-3 General Commercial
zoning district.
ADDRESS
q?ll '7~. i'
"t~ 3 ¢ (-.-~(! v ;,./. !.
We the undersigned, object to the rezoning of the property south of
Holiday Drive and west of the Northwest Arterial. We are requesting
that the Zoning Advisory Commission deny the request to rezone the
property from AG Agricultural District to C-3 General Commercial
zoning district.
ADDRESS
March 29, 2003
Zoning Advisory Commission
c/o City Planning Services
City Hall, 50 West 13th Street
Dubuque, IA 52001
APR 7 2003
CITY OF DUBUQUE
PLANNING SERVICES DEPARTMENT
Dear Commission Members,
We are writing in support to C-3 zoning change from residential for a property currently
held by QHQ Properties located West of the Northwest Arterial and South of Aldis and
United Rental Center. The current adjoining commercial properties have been excellent
neighbors and have shown only increased property value in our neighborhoods over the
past few years.
We would like to support the growth of a retail base in this area. We also fully support
any potential job creations. Please let Dubuque grow.
Thank you,
Jennifer and Ronald Tigges
Property ovmers at:
4927 Wild Flower Drive(1 block from Samantha Drive)
Dubuque, IA 52002
Page 1 of 1
kyle kritz
From: <Slccmall@aol.com>
To: <kkritz@cityofdubuque.org>
Sent: Monday, May 05, 2003 7:08 PM
Subject: QHQ Zoning Request for property on Holiday Street
Dear Mr, Kritiz:
I would like to express my support of QHQ'S zoning request. I have been
interested in that area of your city for as a potential location for one of my
clients. I feel that the additional access to the arterial would be a big plus
for the property.
Sincerely yours;
Merlin Lawrence
Vice President Dial Land Development
CITY OF DUBUQUE
PLANNING SERVICES DEPARTMENT
CITY OF DUBUQUE
PLANNING SERVICES DEPARTMENT
107 E. 18th. St. Cedar ihdls, IA. 50613 (319) 266-9999
March 20, 2003.
To Whom It May Concern:
My name is Salvatore Cracco and I own "Little Italy" an Italian restaurant in Cedar Falls, Iowa. Little Italy is an
authentic full service Italian pizza, pasta and seafood restaurant. I have been in contact with QHQ Properties
and am very interested in opening a restaurant on North West Arterial Dr. in Dubuque Iowa. Due to its locauon
QHQ Properties' proposed site would be ideal for our type of operation. Therefore we are in favor of the
rezoning of this land and look forward to bringing Italian and Seafood to Dubuque.
Thank you,
Salvatore Cracco
President
Little Italy Inc.
CITY OF DUBUQUE,
IOWA
OFFICIAL NOTICE
NOTICE is hereby given
that the Dubuque City
Council will conduct a
public hearing at a meet-
ing to commence at 6:30
P.M: on May 19, 2003, in
the Public Library Audito-
rium, 360 West 11th, to
consider amending 'Ap-
pendix A (the Zoning Ordi-
nance) of the City of Du-
buque Code of Ordinances
by rezoning property
located south of Holliday
Drive and west of the
Northwest Arterial from AG
Agricultural District to C-3
General Commercial zon-
ing district as requested
by QHQ Properties. (Copy
of supporting documents,
are on file in the City
Clerk's Office and may be
viewed during normal
working hours.)
Written comments re-
garding above amendment
may be submitted to the
City Clerk's Office on or
before said time of public
hearing.
• At said time and place of
public hearing all inter-
ested citizens and parties
will be given an opportu-
nity to be heard for or
against said amendment.
Any visual or hearing
impaired persons needing
special assistance or
persons with special ac-
cessibility needs should
contact the City Clerk's
Office at (563) 589-4120 or
TDD (563) 690-6678 at
least 48 hours prior to the
meeting.
/s/Jeanne F. Schneider,
City Clerk
1t 5/10
STATE OF IOWA {SS:
DUBUQUE COUNTY
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, County of Dubuque and State of Iowa; hereby
certify that the attached notice was published in said newspaper on the following
dates: May 10, 2003, and for which the charge is $12.53.
VisL,\(
Subscribed to before me, a Notary Public in and for Dubuque County, Iowa,
this /c2 46 day of /`%2 , 20 p
Notary Public in and for Dubuque County, Iowa.
WEST*RMEYER
'talon Number 154885
y Comm. Exp. FER.1, 2005