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Zoning QHQ, S Holliday Dr W NWAFlannlng Seawices Dep~rtnxesqt City Hall 50 West 13th Street Dubuqne, Iowa 5269'!-4864 (563) 589-4210 (ftfice (563) 589~.21 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 Holtiday 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 7thto 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. 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 Carstens, City Planner Address: 50 W. 13~ St., City Hall Telephone: 589-4210 ORDINANCE NO. -O3 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 ¼ 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 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 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 ¼ of the NE ¼ 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 Dubuquel 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. All 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 mad 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 EARLY SPRING PHOTO EARLY SPRING PHOTO EARLY SPRING PHOTO Ci~of Dubuoue Planning Services Deoartment Dubuque, IA 52001-486q Phone: 563-589-4210 Fax: 563-$89-4221 PLANNZNG APPLICATION FORM [] Variance [] Conditional Use Permit [] Appeal [] Spedai Exception [] Limited Setback Waiver ~Rezoning [] Planned District [] Preliminar~ Plat [] Minor Final Plat [] Text Amendment []Simple Site Plan [] Minor Site Plan [] Major Site Plan [] Major Final Plat [] Simple Subdivision [] Annexation ~]Temporary Use Permit [] Certificate of Economic Non-Viability [] Certificate of Appropriateness [] Other: Please type or print leqibly in ink Property owner(s): ~ P~oe~ie~ Address: 3~30 [30dove St~ [Jilt #6 City: Fax Number: Applicant/Agent: Tim Phone: State: Iowa Zip:.~-~303 Mobile/Cellular Number: Phone:563-Sb-7-5930 Address: 1500 De]hi Street Suite 220O Fax Number: ?fa3-.Sb-7-5936 Cib/: D~buque State: Mobile/Cellular Number: Site location/address: ~oLrth Of Holliday Drive, Wbst of NW A~terial Existing zonir~j: AG Proposed zoning: C-3 Historic District: Landmark: Legal Description (Sidwell parcel ID# or lot number/block number/subdivision):. Lot ~B &_ _Lot 2 of 4 of Holliday Additic~ & Lot 2 of 2 of the SE 1/4 of the I~ 1/4, Sec. 20, T89N, R2E Total property (lot) area (square feet or acres): ~3.3 Describe proposal and reason necessary (attach a letter of explanation, if needed): ~ al~ Exhibit A CERTIFICATION: I/we, the undersigned, do hereby certifl/that: The information submitted herein is true and correct to the best of my/our knowledge and upon submittal becomes public record; Fees are not refundable and payment does not guarantee approval; and Ail additional required written and graphic materials are attached, Property Owner(s): .~/~ /'~ ~/~ Applicant/Agent: ~ Date: Date: ~:t~ ~OFOR OFF'~CE USE ONLY~- APPL"I:.C:,~TTON SUBM'rTTAL CHECKLTST Fee: ~ . Received by: ..~/~Z/)~--~' Date: ,/~/~2 Docket: // I--]Site/sketch plan [] Conceptual Develc~ent Plan []Photo []Plat []Improvement plans []Design review project description []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. QHQ PROPERTIES NW ARTERIAL and ASBURY ROAD DUBUQUE, IOWA SITE IMPACT TRAFFIC STUDY April 22, 2003 PRINTED APR 2, 3 2003 YAGGY COLBY ASSOCIATES Prepared for: Prepared by: Dr. Tim Quagliano QHQ Properties 2140 JF Kennedy Road Dubuque, Iowa 52002 Jeffrey C. Rhoda, P.E. Yaggy Colby Associates 215 N. Adams Mason City, Iowa 50401 641/424-6344 I2qTRODUCTION 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 by two entrances off the NW Arterial. The first entrance is 1,100 feet south of the Asbury Road intersection and is a proposed right-in/fight-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-kn/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 growth 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 intersection is provided by a fully- actuated, eight-phase traffic signal with pedestrian phases provide& Iowa Department of Transportation Average Annual Daily Traffic (AADT) volumes on the NW Arterial in 2001 were 11,600 vpd south of Asbury Road and 8,100 vpd north. The A. ADT for Asbury Road in 2001 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 :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 H°ur provided in the April 24, 2002, Snyder & Associates, thc 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 iWW 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 i 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 recommended the installation of a traffic signal at the Holliday Dr. intersection. The analysis of the impact from the QHQ Properties development assumes the traffic sign~ 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 infon-nation 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 throughout 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 .a2NALYSIS Based on the estimated turning movements (Existing evaluations was conducted at the following intersections: QHQ) capacity analysis · Asbury Road and NW Arterial - Sig-nalized · 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 - Unsig-nalized RI/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 rum 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 that could extend beyond the capacity of the lanes. The North Dr. and South Dr. intersections with the NWV' Arterial (right/in - fight/out) operate at an acceptable LOS. IlViPROVEMENT ALTERNATIVES The LOS results indicate the Holiday Dr. and NW 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 turn lanes. The thru and right mm movements can operated together in a single lane. The intersection of Asbury Road and the NW Arterial would include widening to create a dual left-mm lane for the northbound lefts. The east approach would be widened ro proyide a dedicated westbound right mm lane. These proposed improvements would allow all the intersection movements to operate ar LOS C or better and maintain queue len~&s within or very close to the provided storage Ien~ks. Page 3 The need for these improvements is created by the short-term restrictions on the NW Arterial with the right-in/right-out 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 w/th the Plastic Center development w/Il 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 development. 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 configx~ations for this intersection would provide dedicated left rum 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 NW Arterial intersection required several lane additions to provide an acceptable overall LOS operation. Dual left mm lanes, dedicated right mm 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 develbpment traffic, with restrictions from the right-in/right-our movements on the NW Arterial for the near future, will not produce significantly negative impacts to the existing roadway system Minor lane confi~m, uration 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 future 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 significant upgrades in lane confi~ma.rations for the NW Arterial and Asbury Road intersection to accommodate the system demands. Page 4 J ! ~ [SSt i ~-~' ~ i ~ I/ NCEPTUAL/ZONING ~,,,~ ~ i~[ ~ ~T B · ~T 2 OF ~ ~ ..![. ~ 4 OF ' e I ] ~DmON ~ ~ / OF ~ 0F ~ SE ~ ~ ,I ~/~ OF ~ ~/~ ~ ~!~ : * ~' ~! ~ SEC. Z0 T89N, ~E ~ ~ ' / ~0T~ ~A = / ~p.~c~s +/- II F -- ~ ~ ~ ~ ~ PROROSED RIGHT =, ~ ~ IN'RIGHT BUT ~ ~1' I~ ~__,_ ' i ~ tN~ERSECTIBN il Ii ~ i l 1100! FEET FRnM ~ ~ ~ f I IN/ RIGHT OUT LE~ PRO S~ ~B~D LOT LINE I~ I I PRmaSEn LOT 9 ~ ~ [IV TO APRDVED EULL lYl PLASTIC CENTER ~ ~ %L~ S I i~'~ ill ~ ~ ''~'", , ~ I ~ LOCATION MAP BUESING & ASSOCIATES i I I I I I I I i i i i REZONING STAFF REPORT Zoning Agenda: Apdl 2, 2003 Property Address: Property Owner: Applicant: Property south of Holliday Drive, west of the Northwest Artedal QHQ Properties Tim Quagliano Proposed Land Use: Existing Land Use: Adjacent Land Use: Commercial Vacant North - Commercial East - Commercial South - Residential/detention basin West - Residential Proposed Zoning: C-3 Existing Zoning: AG Adjacent Zoning: North - PC East- PC South - West- R-1 Former Zoning: 1934 - 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 Distdct 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 321 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 se~e 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 carries 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. ClP 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 ~rater 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 ,~bury 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 from 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 criteda for reviewing rezoning requests. Prepared by: ~~ Reviewed: CITY OF DUBUQUE, IOWA MEMORANDUM April 30, 2003 TO: FROM: SUBJECT: Kyle Kritz, Planning Services Michael A. Koch, Public Works Director~ ~ ~,~3, OHO 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 ddve 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 to 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 ] )roperty in Opposition '~ 200' Radius ' Rezoning Boundary Opposition 2405 242O 2400 Property in O 2325 2245 2215/ /2205 Feet CITY OF DUBUQUE City of Dubuque Attention: Eugene Bird Zoning Advisory Commission City Hall 50 W. 13t~ Street Dubuque, IA 52001 1 PI. ANNING SERVICES DEPARTMENT We would hke to express our grave concern about the possibihty 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 ~d across fr6rn 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 commtmication 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 ownei'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 knowing 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. Sin?rely, Susan and Patrick Meehan 2465 Samantha Drive Dubuque, IA 52002 March 29, 2003 Zoning Advisory Commission c/o City Planning Services Ciw Hall, 50 West 17 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 prop~a'ty 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 ora retail base in this area. We also fully support any potential job creations. Please let Dubuque grow. Thank you, Jennifer and Ronald Tigges Property owners at: 4927 Wild Flower Drive(l block from Samantha Drive) Dubuque, IA 52002 Zoning AclvisoO' Commission City Hall Dubuque, IA 52001 APR 20O9 CiTY OF DUBUQUE SERVICES DEPARTMENT PU~BLIC I-I~ARING ~MAY 7, 2O03 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 NoFthwest Arterial with the future retention 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 CiW officials have designated this as heavy commercial with the promise of two accesses directly on the arterial. SW The property adjacent to the comer roadways is already developed commercial with an extra traffic light on Asbm-y Road, This intersection is already a traffic nightmare! The city of Dubuque has zoned more than half of this intersection for commercial developers, l am happy for ou~ retailers, but enough is enougi~ 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 wesl. It would make for a nice complete area of homes. Residential zoning would bo less vehicle traffic. Residential building lots within the city limits of Dubuque are This area cannot handle any more commercial development I live in the affected neighborhood. and if I didn't live here, I would still insist proper planning now is necessary to avoid major problems in the near future. Hease deny the application to rezone the QHQ property as C-3 General Commercial Sincerely, Mary Janice Giealer 23 t0 High Cloud Dr. Page 1 of 1 kyle kritz From: To: Sent: Subject.: <SIccmall@aoLcom> <kkdtz@cityofdubuq ue.org> Monday, May 05, 2003 7:08 PM 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 mat area or your city for as a potential location for one of my clients. I feel that the additional access to the artedal would be a big plus for the property. Sincerely yours; Medin Lawrence Vice President Dial Land Development M? Y - 6 2003 CITY OF DUBUQUE PLANNING SERVICES DEPARTMENT March 27, 2003 MAY - 6 2003 CIIY OF DUBUQUE PLANNING SERVICES DEPAI:GMENT 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 fi:om 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 offthe Northwest Arterial. Apparently there is a concern with some in the neighborhood that developmem of this land will be demtal 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 Asbmy would benefit dramatically fi:om 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 thomughflire 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 offNorthwest Arterial or via the access road behind Aldi's. Given that commercial type access, I think requiting 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 hack 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 9rossroads than see that -- development "sp?wl" further west. ............................ .~x~ren~6 l~-I~utchison, M.D. / LRH/jkd MAY - 6 2003 Cl'l¥ OF DUBUQUE PtANNING SERVICES DEPARTN~ENT 107 E. tsth. St. Cedar Falls, 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 location 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 ~t; President Little Italy Inc. 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 Lq 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 fi.om AG Agricultural District to C-3 General Commercial zoning district. /, d f. 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 City of Dubuque City Council City Hall 50 W. 13th Street Dubuque, IA 52001 May27,2003 Dear City Council Members, We would like to express our grave concem 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 assessed based upon the neighboring residential neighborhoods only, and I feel we would be gravely cheated if our land values would fluctuate now after we have already entered into our mortgages. Our covenant agreement does state that we will not oppose any rezoning of the adjacent land. I guess we should have seen through that clause and realized the intended purpose that this clause possesses for the resale of this land. Ironically, with the topic of violation of our covenant, Ken Moore the developer of our subdivision is most largely at fault. He has violated his own directive for project completion within one year. He has a foundation on Twilight Drive that has sat vacant for three years and is a huge safety issue as a large gaping cement hole. All yard landscaping and finishing is to be completed immediately after the completion of a home. There are houses still in our subdivision that Ken Moore has yet to finish the yard, and families that have hired other landscape companies to finish due to the complications with Ken Moore. All creek areas are to be free of debris and rabble. Yet, Ken Moore has yet to clean out the brash that he bulldozed into the creek adjacent to our house, even though our purchase agreement with the Dubuque Board of Realtors stated that he must complete this task. 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 choice in purchasing this land knowing 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 truck 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. We are not trying to be unreasonable in our requests. We want the land to be rezoned for only residential purposes due to the fact that the adjacent land being R4 is why we purchased our homes in this neighborhood. Please do not rob us of the value of our homes and our quiet nights without semi deliveries at all hours. There are plenty of commercial land development opportunities north of Asbury Plaza. As the pictures enclosed clearly demonstrate, a sufficient barrier is not present and there are gaping holes in the buffer zone. We would be looking constantly at commercial properties which was not our intention when we purchased our home. Sincerely, Susan and Patrick Meehan 2465 Samantha Drive Dubuque, IA 52002 Page 1 of I Jeanne Schneider From: To: Sent: Subject: <Jmjungbluth@aol.com> <jsch neid@cityofd ubuque.org> Wednesday, May 28, 2003 1:45 PM Rezoning of land west of NW Arterial and south of Asbury Road Dear Mr. Duggan: I am writing to express my complete disapproval for rezoning the property south of Aldi/Jiffy Lube and west of the Artedal to commercial. As a property owner close to that area, there are many concems I have. 1. We moved to Dubuque from Minneapolis 6 years ago. Before we built our house we took the time to look at the overall comprehensive plan for the City of Dubuque. Since this land was and still is planned for residential only, we were very comfortable building our home on Twilight Drive. I realize the plan is not "set in stone", but it is the ONLY document we had to go by. If I knew this area would have been strongly considered for commercial use, I would have built my house in Asbury. There are not a lot of locations available to build on the west side of Dubuque, and we really wanted to live in this area. 2. We have only one major asset and it is our home. I believe the value of our home will drop considerably if commercial is built se close by. 3. Traffic in this area has already become an issue with the new power center. When I was out yesterday, the line of traffic from the light at the arterial was almost backed up to the new light by Hardees. This will only get a lot worse with extra commercial traffic. 4. There is almost no barrier between the houses that currently exist and the proposed rezoned site. There is a very small group of"scrap" trees (box elders, etc.) and plenty of areas that have no trees at all. I believe there ara still drainage issues to be worked out in that area and that may require what little trees that are there to be taken down. There is plenty of other land available for commercial development. I'm sure QHQ properties has been soliciting business and will say he has potential buyers but the fact is that these businesses could easily be located in areas that are already planned commercial If QHQ had reviewed the comprehensive plan when they purchased the property, just like we did, they would know that this land was planned for residential development and not commercial. He has also indicated that he feels people won't be willing to build their homes close to the Arterial but that concern is not valid and has been proven wrong based on the number of houses near the Artedal just south of this area. I would appreciate it if you would consider what this kind of change would do to the many property owners who live in this area. We were willing to build our homes in good faith, based on the overall city plan. If you are voting on this issue, I strongly feel you should vote no to the rezoning of this area as commercial. Thank you for your time. Sincerely, Mary Jungbluth 4911 Twilight Ddve, Dubuque 5/28/2003 Buesing & 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 feet free to call our office. Respe. ctfully submitted, Kenneth L. Buesing, PE & LS Buesing & Associates, Inc. ACCEPTANCE OF ORDINANCE NO. -O3 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 //7/ day of ~ 2003. By Tim Q~Ycjli~o planning Services Deparknen~ C~ty ~ 50 West 13th Street Dubuque, Iowa 520014864 (563) 5894210 office (563) 589-4221 f~x p~tyofdubuque.org May 12, 2003 The Honorable Mayor and City Council Members City of Dubuque City Hall - 50 W. 13t~ 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 original~ was scheduled for a public hearing on April 2nd. The request was tabled to May 7~' 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 Respo~ibility Innovation 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 Carstens. City =lanner Address: 50 W. 13th St., City 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 Advisory Commission of the City of Dubuque, Iowa. Section 3. This ordinance shall take effect immediately upon publication, as provided by taw. 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 ¼ of the NE ¼ 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 Subject Property. The City of Dubuque, Iowa may initiate zoning reclassification proceedings to the AG Agricultural District (which rezomng 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 Agreemen[ shall be considered a zoning reclassification and shall be subject to the provisions of the Zoning Ordinance governing zoning reclassifications. All such modifications must be approved by the City Council of Dubuque, Iowa. D) Recordin.q. 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 ware 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 QHQ PROPERTIES NW ARTERIAL and ASBURY ROAD DUBUQUE, IOWA SITE IMPACT TRAFFIC STUDY April 22, 2003 PRINTED APR ~ 2 2003 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/retalI 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 by two entrances offthe NW Arterial. The first entrance is 1,I00 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 fuI1 access intersection for the Plastic Center development. This entrance will also operate as a right-in/fight-out access until development on the east side of the NAV Arterial warrants the construction ora 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 Atdi'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 growth 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 fight-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-turn lanes that transitions the outside through lane to a right-turn lane. Traffic control at the NW Arterial and Asbury Road intersection is provided by a fully- actuated, eight-phase traffic si~mnaI with pedestrian phases provided. Iowa Department of Transportation Average Annual Daily Traffic (AADT) volumes on the NW Arterial in 2001 were 11,600 vpd south of Asbury Road and 8,100 vpd north. The A.M~T for Asbury Road in 2001 was 11,600 vpd east of the NW Arterial and 15,400 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 intersec-tion 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 I0% 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, tnc 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 ar an acceptable Level-of-Service (LOS) C operation under the Phase 1 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 recommended the installation ora 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 Iand uses: Commercial/Retail and OfficeiBusiness. Determination of the estimated trips generated by the proposed development were developed utilizing information provided in the Institute of Transportation Engineers Trip Generation manual, 6t~ 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, throughout 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 NNV Arterial - Signalized · Asbury Road and Holiday Dr. (SE Ent. - Asbury Plaza) - Sig'nalized · North Drive (QHQ Properties) and NW Arterial - Unsignalized RI/RO · South Drive (QHQ Properties) and NW Arterial - Unsignalize~t RJ/RO The results indicate the Asbury Road intersection with Holtiday Dr. operates at acceptable Level-of-Service (LOS) B. However, queue [engths for the EB Left, NB Lt./Thru/Rt., and the SB Thru/Lt. exl:dbit 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 turn lane will either spill out into the thru lane or begin to block the usage of the westbound left tam lane for the next entrances to the west. The NW Arterial intergection 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 that 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 NW 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 m the Asbury Road and Holliday Drive intersection would be widened or reconfigured to accommodate dedicated left turn lanes. The thru and right mm movements can operated together in a single lane. The intersection of Asbury Ro_ad and the NW Arterial would include widening to create a dual left-mm lane for the northbound lefts. The east approach would be widened ro provide a dedicated westbound right mm lane. These proposed improvements would allow all the intersection movements to operate at LOS C or better and maintain queue leng~d~ within or very close to the provided storage Ien~m. hs. Page 3 The need for these improvements is created by the short-term restrictions on the NW Arterial with the right-in/right-out entrances for both the North Drive and South Drive entrances. The furore 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 development. 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 confignrations for this intersection would provide dedicated left rum lanes for all approaches. The lane configurations for the Asbury Road and Holtiday 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 NW Arterial intersection required several lane additions to provide an acceptable overall LOS operation. Dual left mm lanes, dedicated right mm lanes, and two thru lanes are needed on all approaches ro exhibit an overall intersection operation of LOS C. However, some of the movements still exhibit [..OS D operation with queue lengths that exceed the lane capacities. CONCLUSION The proposed QHQ develbpment traffic, with restrictions from the fight-in/fight-out movements on the NW Arterial for the near future, will not produce significantly negative impacts to the existing roadway system. Minor lane configuration improvements as described in the Improvement Alternatives section could provide improved operatior, s 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 significant upgrades in lane configurations for the NW Arterial and Asbury Road intersection to accommodate the system demands. Page 4 i I I I I I I I II i i ! ~osc~,~a/zo~o LOT e & LOT 2 OF ! 4 0F HO3.~.mAY ~D~ON ~ ~T 2 Issc. 2o ~gs, ~.a~c~s +/- ~ PR~R~SED RIGHT ~IN~RIGHT OUT llOOIFEET FROM J AS~URY RDA] ~IN/ RI~T ~T maPaSZ~ LaT J ~aP~SE~ C-3 i -- TO APRQVED EULL INTERSECTIDN PLASTIC CENTER I ~ I I LBCATIDN MAP REZONING STAFF REPORT Zoning Agenda: April 2, 2003 Property Address: Property Owner: Applicant: Property south of Holliday Ddve, west of the Northwest Arterial QHQ Properties Tim Quagliano Proposed Land Use: Existing Land Use: Adjacent Land Use: Commercial Vacant North - Commercial East - Commercial South - Residential/detention basin West- Residential Proposed Zoning: C-3 Existing Zoning: AG Adjacent Zoning: North - PC East- PC South - R-1 West- R-1 Former Zoning: 1934 - 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 District 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 lHighway 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 carries approximately 12,600 average daily tdps. Asbury Road is classified as a minor arterial and carries approximately 15,400 average daily trips. 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 ArtedaL 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 feat resulting in a total length of Holliday Ddve of approximately 2,400 feat. The applicants are proposing two accesses to the Northwest Arterial. The first access would be approximately 1,000 feat 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 from Public Works Director Mike Koch outlining Engineadng sta~s comments on the submitted treffic 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. Reviewed: Date: ~/~'h-~ CITY OF DUBUQUE, IOWA MEMORANDUM April 30, 2003 TO: FROM: SUBJECT: Kyle Kritz, Planning Services Michael A. Koch. Public Works Director~r~ 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 wi] 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 s~gnalized 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 il analyzes one right-in/right-out connection and one fully-signalized ntersection. The proposed development is anticipated to generate 911 additional vehicle trips dudng 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 Hollida¥ 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 wilt make a significant improvement to this Level of Service. In the projected Year 2025, either with or without the QHQ deve opment, dua eft 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 tt is assumed for analysis considerations that this ddve 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 to 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 I~roperty in Opposition Opposit~ = 23,25% '~-...~ j '~ 200' Radius - Rezoning Boundary in Opposition 2405i 242O 2400 Properbj 2325 2245 2215× ~2205 Feet April 24, 20C8 Zoning Adviso~ Commission City Hall Dubuque, IA 52001 APB 2.J' 2003 Ct~ OF DUBUQUE PLABiNING $1~/ICES DEPART'~ENT , PUBLIC HEARLNG MAY 7, 2003 QHQ PROPERTIES - WEST OF NORTh%VEST _~RTERIAL De. ar members of the Zoning Advisory Commission: Let' s review the intersection of Asbury Road and No~hwest Arterial. NWg This area is zoned commercial, partially developed with the potential for heavy commercial use. There is an access directly onto the Northwest .Arterial with the future intention to install a traffic light on the arterial. NE Presently AG, but clo~e by is the Church of the ResurreCtion and its school. This has scheduled heavy traffic. SE Ci~ officials have designated this as heavy commercial with the promise of two accesses directly on the 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 bas 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. ff 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 mrna of homes. Residential zoning would be tess vehicle traffic. Residential building lots within the city limils of Dubuque are needed. This area cannot handle any more commercial development I live in the affected neighborhood, and ifI 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, Mary Jan[ce Giusler 2310 High Cloud Dr. 52oo2 City of Dubuque Attention: Eugene Bird Zoning Advisory Commission City Hall 50 W. 13th Street Dubuque, IA 52001 APR - 1 PtANNING SERVICES DEPARTMENT We would like to express our grave concern about the possibihty 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 ailjacent ~md across fr6m bur lot was zoned as agricultural with the onty 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 oppommity 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 owners 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 choice in-purchasing this land knowing 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 detemaine 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 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. NAME 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 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 107 E. 18th. St. Cedar FAIN, IA. 50613 (319) 266-9999 March 20, 2003. To Whom It May Concern: My name is Salvatore Cmcco and I own "Little Italy" an Italian restaurant in Cedar Falls, Iowa. Little Italy ~s 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 location 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. Page 1 of 1 kyle kritz Fl*om: To: Sent: Subject: <Slccmall@aol.com> <l~,ritz@cityofdubuque. org> Monday, May 05, 2003 7:08 PM QHQ Zoning Request for propert7 on Holiday Street Dear Mr. Kritiz: I would like to express my support of QHQ'S zoning request. I have bee~ 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. Since?ely yours; MeH[n Lawrence Vice President Dial Land Development - 6 2003 CI3~ OF DUBUQUE PU~NIN6 SERVICES DEPARTMENT, March 29, 2003 Zoning Advisory Commission c/o City Planning Services Ciw Hall, 50 West 17 Slzeet 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 Atdis 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. , Jermifer and Ronald Tigges Proper~y owners at: 4927 Wild Flower Drive(1 block from Samantha Drive) Dubuque, IA 52002 March 27, 2003 Cll~ OF DUBUQUE P~NNING 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 fi:om 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 offthe 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 neighbom, 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 fi:om 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 thorough_fare 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 ease, I would be markedly concerned because of the danger to our small children. However, it appears the only reasonable access to thaVarea is directly offNorthwest Arterial or via the access road 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 "spry,wi" further west. / Sine, rely, ? ,.~,"/Z'~ - ...... l .-I utchison, M.D. / Lm- jk, f 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 June 2, 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 OHO 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 heating. 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 5/23 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 23, 2003, and for which the charge is $12.53. Subscribed to before me, a Notary Public in and for Dubuque County, Iowa, this o2.3, day of---)- , 20 03 . Notary Public in and for Dubuque County, Iowa. AM' K. INESTERYEYER Conimiztlo6 Number 154885 Illip Comm. Exp. FEB. 1, 2005 We the undersigned, object to the rezoning of the prOperty south of Holiday Drive and west of the Nort.hw~e~[ ~A~c~,~e~r~. We are requesting that the Zoning Advisory Commission ~ ~'~rXequest to rezone the property from AG Agricultural District to C-3 General Commercial zoning district. NAME ADDRESS