Preliminary Plat_Wild Rose EstatesPlanning Services Department
City Hall
50 West 13th Street
Dubuque, IA 52001 -4864
(563) 589 -4210 phone
(563) 589-4221 fax
(563) 690 -6678 TDD
planning@cityofdubuque.org
The Honorable Mayor and City Council Members
City of Dubuque
City Hall — 50 W. 13 Street
Dubuque IA 52001
Applicant: Ken Kress / WMK Investment Properties
Location: Wild Rose Lane south of Middle Road in Dubuque County
Description: Preliminary Plat of Wild Rose Estates
Dear Mayor and City Council Members:
The City of Dubuque Zoning Advisory Commission has reviewed the above -cited
request. The application, staff report and related materials are attached for your review.
Discussion
The applicant spoke in favor of the request, reviewing location and number of single -
family lots in the proposed subdivision.
Staff reviewed that the proposed County subdivision was within two miles of the city,
and jointly reviewed by the City and County. Staff reviewed access, number of lots, cul-
de -sac length, roadway width, provision of no- parking signs, flood plain areas,
sustainable measures and fringe area policy issues. Staff reviewed City Engineering
concerns and City Fire Marshal requirements regarding the streets. Staff reviewed the
recommended conditions and waivers for approval.
There were no public comments.
Masterpiece on the Mississippi
Service People Integrity Responsibility Innovation Teamwork
Dubuque
c
11 11 1'
2007
May 11,2010
The Zoning Advisory Commission discussed the request, noting that the proposed
subdivision, like most County subdivisions, must have City requirements waived to be
approved. The Commission also noted that private streets remain private streets when
annexed to the city unless they are rebuilt to city standards.
Recommendation
By a vote of 6 to 0, the Zoning Advisory Commission recommends that the City Council
approve the request, subject to the following: 1) waiving street width standard for Wild
Rose Lane, White Clover Court, Hollyhock Drive, Poppy Court and Crimson Court, 2)
posting "No Parking" signs within the subdivision; 3) waiving lot frontage requirements
for Lots 33 and 49; 4) waiving maximum cul -de -sac length; and 5) submitting a
The Honorable Mayor and City Council Members
Page 2
statement signed by a licensed professional engineer that states there is adequate sight
distance for the 85 percentile traffic volume at the improved intersection of Wild Rose
Land and Middle Road.
A simple majority vote is needed for the City Council to approve the request.
Respectfully submitted,
all2Q4)/
Jeff St! es, Chairperson
Zoning Advisory Commission
Attachments
cc: Gus Psihoyos, City Engineer
Dan Brown, Fire Chief
Service People Integrity Responsibility Innovation Teamwork
THE QTY OF
DUB E
❑ Variance
❑ Conditional Use Permit
❑ Appeal
❑ Special Exception
❑ Limited Setback Waiver
Existing zoning: Cnty. R -2(C) Proposed zoning:
❑ Rezoning
❑ Planned District
® Preliminary Plat
❑ Minor Anal Plat
❑ Text Amendment
Please tvoe or print Ieaibly in ink
PLANNING APPLICATION FORM
❑ Simple Site Plan
❑ Minor Site Plan
❑ Major Site Plan
❑ Major Final Plat
❑ Simple Subdivision
Property owner(s): WMK Investment Properties cfo Ken Kress Phone: 538 -3297
Address: 17387 Humke Rd. City: Dubuque State: IA Zip: 52002
Fax Number: 588 -3078 Mobile /Cellular Number: 543 -6620
Applicant/Agent: Phone:
Address: City: State: Zip:
Fax Number: Mobile /Cellular Number:
Site location /address: An extension of Wild Rose Lane south of Middle Road.
Historic District: Landmark:
Legal Description (Sidwell parcel ID# or lot number /block number /subdivision):
(0926100021) (0926100019) (0926151002) (0926100017) (0926100005) (0927200005)
Total property (lot) area (square feet or acres): 109.1 ac.
Describe proposal and reason necessary (attach a letter of explanation, if needed):
The development of a residential subdivision
Applicant/Agent:
City of Dubuque
Planning Services Department
Dubuque, IA 52001 -4864
Phone: 563-589-4210
Fax: 563 - 589 -4221
❑ Annexation
❑ Temporary Use Permit
❑ Certificate of Economic Non - Viability
❑ Certificate of Appropriateness
❑ Other:
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
submittal becomes public record;
2. Fees are not refundable and payment does not guarantee approval; and
3. All additional required written and graphic materials are attached.
Property Owner(s): 14 /L •n / ` � Date:
Date: ; 7C % C
FOR OFFICE US L — CATION SUBMITTAL CHECKLIST
Fee: f / 02(949° Received by: Date: j • Z L • /d Docket:
['Site/sketch plan ['Conceptual Develo ment Plan ['Photo ❑ Plat
❑improvement plans ['Design review project description ❑Floor plan ['Other:
iita7;
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Base Data Provided by Dubuque County GIS
THE CITY OF
DUB
Masterpiece on the Mississippi
Vicinity Map
Dubuque
ICS
i lli r
Applicant: Ken Kress
Location: Middle Road
Description: Preliminary Plat Wild Rose Estates
Legend
VA
Preliminary Plat Wild Rose Estates
10 City Limits
' " I ;
PRELIMINARY PLAT OF
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WILD ROSE ESTATES = = *,Id(HL, a ._ - p1e - _ 'f _
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AS COMPRISED OF LOT 1 OF SPIEGELHALTER PLACE, LOT 1 OF THE SE1 /4 OF THE NW1/4 OF SECTION
LOT 3 OF WETLAND PLACE, LOT 1 OF THE SW1/4 OF THE NW1/4 OF SECTION 26,
LOT 2 -2 OF THE NW1/4 OF THE NW1 /4 OF SECTION 26, LOT 2 OF THE E1 /2 OF THE NE1 /4 OF SECTION
ALL OF T89N, R1E, OF THE 5TH P.M., DUBUQUE COUNTY, IOWA.
NOTES
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1. JOT 1 OF SPIEGELHALIER PLACE (0926100021). LOT 1 OF THE 5E1 /4 Of 1HE NW1/4 OF
SECTION 26 (0926100019). AND LOT 3 OF WEILAND PLACE (0926151002) ARE OWNED BY:
Wekind, SI•. $ Lloyd & Rohe. Debra L / 13819 Wad Rase LA / Dubuque IA 52002
LOT 1 OF THE S411/4 OF THE N141/4 OF SECTOR 26 (0926100017), LOT 2 -2 OF INC
NWI /1 Of 190 N10 /, OF SECTION 26 (a926100005), AND LOT 2 Of THE E1/2 OF THE NEI /s
OF SECTION 27 (0927200005) ARE OWNED BY:
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SCALE:
SEE BAR SCALE
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2 THE EXISTING ZONING OF THE PROPOSED SUBSIOx IS
LOCATION MAP EXCEPTION THAT THE MIN. FRONTAGE IS 150' AND NOT 120'. W/ 50' SETBACKS FRONT Y.O.
50' REAR YARD. AND 20' SIDE YARD.
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3 ALL PROPOSED STREET ROWS SHALL BE 66' 8A 1DE, '20TH 120' DIA. CUL -DE -SACS •j' 17L j • 7fifi' /
4 ALL PROPOSED STREETS SHALL BE 22" ROE VAN 82' DA CUL -DE -SACS
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SHEET TITLE
PRELIMINARY PLAT
WILD ROSE ESTATES
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OF
1212 LOCUST STREET. DUBUQUE, IOWA
Masterpiece on the Mississippi
TO:
FROM:
DATE:
SUBJECT:
cc: Ron Turner, PLS
Kyle Kritz, Associate Planner
Gus Psihoyos, City Engineer G
April 29, 2010
Wild Rose Estates /Middle Road
Dubuque
bard
All-America City
11 11 1. '
2007
The following comments are provided in regard to the preliminary plat for the Wild Rose
Estates located on Middle Road.
— The developer shall submit a statement signed by a licensed professional engineer
that states there is adequate sight distance for the 85 percentile traffic volume at
the improved intersection of Wild Rose Lane and Middle Road as it relates to the
expanded use of the County Entrance Permit.
— Base stone shall be 14 inches, with HMA thickness of 4 inches.
Prom:
To:
CC:
Date:
Subject:
Attachments:
Mark Ludescher
Assistant Chief /Fire Marshal
Dubuque Fire Dept.
11 W 9th st
Dubuque, Iowa 52001
563 - 589 -4160
Mark Ludescher
Kritz, Kyle
Michael McMahon
04/30/2010 10:45 AM
Fire Access Rd
FIRE SERVICE FEATURES Fire Access roads.doc; 20100430103847904.pdf
Kyle
Fire Access roads are addressed by the International Fire Code 2009 which is adopted by the State Fire
Marshal. Below is chapter 5 specifically pertaining to Access Roads. The document is interpreted by the
(AHJ) Authority Having Jurisdiction,(Fire Chief) of the area being discussed.
I have included appendix "D" which has additional information.
503.4 Obstruction of fire apparatus access roads. Fire apparatus
access roads shall not be obstructed in any manner,
including the parking of vehicles. The minimum widths and
clearances established in Section 503.2.1 shall be maintained
at all times.
503.2.1 Dimensions. Fire apparatus access roads shall have
an unobstructed width of not Tess than 20 feet (6096 mm),
exclusive of shoulders, except for approved security gates in
accordance with Section 503.6, and an unobstructed vertical
clearance of not less than 13 feet 6 inches (4115 mm).
SUBDIVISION STAFF REPORT Zoning Agenda: May 5, 2010
Project Name:
Property Owner:
Applicant:
Number of Lots: 61
Acreage in R.O.W: N/A
Total Area: 109 acres
In City: No
In 2 -Mile Area: Yes
Flood Plain: Yes
Preliminary Plat Wild Rose Estates
WMK Investment Properties
Ken Kress
Proposed Land Use: Residential
Existing Land Use: Agricultural /Residential
Adjacent Land Use: North — Residential
East — Agricultural
South — Agricultural
West — Agricultural
Previous Conditions of Zoning or Plats: None.
Density Allowed: 1 /acre
Commonly owned lots: None
Sanitary Sewer: No
Water: No
Storm Sewer: No
Existing Street Access: Yes
Proposed Zoning: R -2
Existing Zoning: R -2
Adjacent Zoning: North — AG - City
East — County
South — County
West — County
Physical Characteristics: The subject property is located on the south side of Middle
Road near the western corporate limits of the city of Dubuque. The property will be
served by a private street to be called Wild Rose Lane with direct access to Middle
Road. The topography is rolling and generally drains to the northeast.
Proposed Phasing: The applicants have discussed building out the proposed
subdivision in three phases.
Dedication of Open Space or Public Amenities: The applicants have discussed
providing a water feature that would function both as storm water retention as well as
an aesthetic amenity for the proposed subdivision.
Proposed Streets and Grades: Wild Rose Lane — 5 -10 %; White Clover Court — 4 -12 %;
Hollyhock Drive — 1 -8 %; Poppy Court — 4 -12% grade.
Recommended Motion: Planning staff recommends the Zoning Advisory Commission
approve the submitted Preliminary Plat of Wild Rose Estates subject to waiving street
width standards for Wild Rose Lane, White Clover Court, Hollyhock Drive, Poppy Court
and Crimson Court, posting "No Parking" signs within the subdivision, waiving lot
frontage for Lots 33 and 49, and waiving maximum cul -de -sac length, and submit a
statement signed by a licensed professional engineer that states there is adequate
Subdivision Staff Report — Wild Rose Estates Page 2
sight distance for the 85 percentile traffic volume at the improved intersection of Wild
Rose Lane and Middle Road.
Conformance with Comprehensive Plan: This subdivision meets the Comprehensive
Plan Land Use Element Goal: 1.2, 1.5, 1.8, 4.3 and 10.2.
Impact of Request on:
Utilities: The proposed County subdivision will utilize individual septic systems for
each building lot, and will have shared water wells within the subdivision.
Traffic Patterns: Access to the proposed subdivision is off Middle Road. Based on
2005 IDOT vehicle counts, there are 600 average daily trips on this portion of
Middle Road.
Public Services: Existing public services are adequate to serve the site.
Environment: Staff does not anticipate any adverse impact to the environment
provided the Dubuque County erosion and sediment control and storm water
manual is complied with.
Adjacent Properties: Staff anticipates the most notable impacts to adjacent
properties will be a change in the visual nature of the ridge line with the change
from agricultural production to residential housing, and an increase in vehicle trips
on Middle Road. Staff estimates that with 61 building lots and fully built out with
single - family homes, approximately 583 average daily trips will be generated.
Recommended Conditions on Plat: None.
Staff Analysis: The submitted Preliminary Plat of Wild Rose Estates is located on
Middle Road approximately half -mile east of Sundown Road (County Road Y21) and
approximately 1.5 miles west of Seippel Road. The proposed subdivision will subdivide
an approximately 109 -acre parcel into 61 single - family building lots. The subject
subdivision is jointly reviewed by both the City and County of Dubuque as it is within 2
miles of the city of Dubuque corporate limits.
The Preliminary Plat of Wild Rose Estates subdivides an existing 109 -acre property into
61 single - family building lots. Access to this proposed subdivision will from a
reconstructed Wild Rose Lane that will be extended from Middle Road northward and
will be the primary roadway serving the subdivision. No secondary access has been
identified as part of the submitted Preliminary Plat.
Subdivision Staff Report — Wild Rose Estates Page 3
The City's policy has been to look for a secondary access when either the lots exceed
30-40 or the single access street exceeds 1,200 linear feet. City Engineering standards
also establish 1,300 feet as a maximum cul -de -sac length. The submitted Preliminary
Plat has a street length from Middle Road to the end of the cul -de -sac on Hollyhock
Drive of 5,000 lineal feet, and 61 building lots. Planning staff would note that the
proposed subdivision will be developed from Middle Road to the west with 33 Tots in the
first two phases. There are two issues for the Commission to consider. First, whether
to waive the maximum cul -de -sac length, and second, whether a secondary access is
necessary.
The Zoning Advisory Commission and Planning staff have discussed previously the
difficulties involved with providing secondary access to County subdivisions. Typically,
there is a lack of an available street to tie into, and if there is a street, it's private and
the homeowners association will not agree because of the liability and maintenance
issues.
The submitted Preliminary Plat of Wild Rose Estates includes two building lots with
substandard street frontage - Lots 33 and 49. Both lots have a 25 -foot frontage on
Hollyhock Drive, which splits two other building lots fronting directly on the street. This
is commonly referred to as a flag lot, which is not a desirable lot layout as it places a
home basically in the back yards of adjacent properties. The City of Dubuque
Subdivision Regulations however do not explicitly prohibit flag Tots and the two
proposed lots are substandard only in terms of their lot frontage and not their location
behind two other lots. The Zoning Advisory Commission should include as part of their
motion whether to waive the lot frontage requirements for Lots 33 and 49.
Lots 1 thru 4 on Wild Rose Lane are encumbered in part by a 100 -year flood plain.
Zone A flood plains are those where base flood elevations have not been determined.
Planning staff would note that there is nothing that prohibits the platting of lots within
flood plain zones, only that any development on those lots will be subject to flood plain
development regulations and potentially a requirement by a mortgage lender for flood
insurance. Planning staff has discussed these issues with the applicant and no further
action is required on the part of the Zoning Advisory Commission regarding these lots.
The City Engineering Department has reviewed the submitted Preliminary Plat of Wild
Rose Estates and has raised a couple of issues. First, Engineering has reviewed the
visibility at the intersection of Wild Rose Lane and Middle Road. Unlike most County
subdivisions, Middle Road is not solely the responsibility of Dubuque County. Rather,
the roadway has split responsibilities between the City of Dubuque and County of
Dubuque. The City of Dubuque is responsible for the north half of the road, while the
County is responsible for the south half. City Engineering is requiring the developer to
submit a statement signed by a licensed professional engineer that states there is
adequate sight distance for the 85 percentile traffic volume at the improved
intersection of Wild Rose Lane and Middle road as it relates to the expanded use of the
County Entrance Permit.
Subdivision Staff Report — Wild Rose Estates Page 4
The second issue is that the street cross section needs to be comprised of 14 inches of
base stone and four inches of asphalt. This issue will be resolved as part of the Final
Plat and Improvement Plans.
The Fire Marshal's Office has reviewed the submitted Preliminary Plat and noted one
issue regarding the 22 -foot wide roadway. The Fire Marshal discussed with the
applicant the posting of a "No Parking" sign at the entrance to the subdivision and
posting a sign in each cul -de -sac. The applicants have concurred with this requirement
and have noted that their covenants for the subdivision will also expressly prohibit
parking on the streets within the proposed subdivision.
The Planning Services Department has reviewed the proposed Preliminary Plat for
compliance with the City's sustainability requirements. The submitted Preliminary Plat
of Wild Rose Estates has the following sustainable subdivision development tools:
a. 22 -foot wide private street built to County standards (5 points).
b. The development will utilize a retention basin that will also be an open water
amenity feature as part of the on -site storm water management (5 points).
c. Grading of the 109 acres will be confined to the areas necessary for construction
of the roadways within the subdivision and comprise less than 40 percent of the
property (5 points).
d. The covenants for the subdivision will require a minimum tree planting on each
lot (5 points).
e. The proposed subdivision falls under Dubuque County's new Erosion And
Sediment Control and Storm Water Management Manual. This manual
incorporates both storm water management as well as sediment and erosion
control into one document, and post- construction requirements in some ways
exceed City requirements (20 points).
Planning staff is willing to allow 20 points for compliance with the County Ordinance on
a conditional basis. The submitted Final Plat and Improvement Plans will need to
specifically address Best Management Practices (BMP) that will warrant 20 points. The
county Ordinance requires the first 1.25 inches of rain to be infiltrated on site. The
methods to accomplish this will vary from project to project. This requirement is more
stringent than City requirements.
The developer is proposing a 3.78 acre common area (Lot A) that includes the pond
that is both a retention pond and an amenity. The common area can also serve as a
recreational open space. While not required by City Code, the guideline is 500 square
feet per single - family residence. That equates to 30,500 square feet. The proposed
common area far exceeds the guideline.
The proposed subdivision is located within a secondary growth area as established in
the City's Fringe Area Development Policy. The requirements in the secondary growth
Subdivision Staff Report - Wild Rose Estates Page 5
area require the streets to be built to the City's private street width of 26 feet. The
applicant is proposing to build 22 -foot wide streets that meet the County standards.
Planning staff feel that because of the large front yard setbacks that can accommodate
off - street parking and that the roadways will be posted "No Parking ", that the 22 -foot
width is appropriate in this application. Planning staff notes that while this subdivision is
designated as a secondary growth area, this designation was made prior to the
annexation of over 600 acres along Middle Road in 2008. The City corporate
boundaries are now on the north side of Middle Road directly across from the subject
parcel.
Application of the requirements contained within the Fringe Area Development Policy
has become both more problematic and easier with the changing regulations of the
County and City. The new Unified Development Code adopted by the City emphasizes
development of subdivisions in a more sustainable approach. County subdivisions with
minimum one -acre lot sizes tend to run counter to the sustainable principle of compact
and contiguous development because of the low density of dwelling units per acre.
However, with the passage of the County's new ordinance on erosion and sediment
control and storm water management, regulation of County subdivisions in some ways
exceeds the City's regulations, principally in dealing with the infiltration of rain water.
The control of erosion and storm water is one of the significant adverse impacts created
by development which the County's new Ordinance is designed to address.
Planning staff will need to revise the Fringe Area Development Policy to reflect the
changing regulations adopted by the City and County as well as the changing
development environment in Dubuque County.
With the annexation of property directly across Middle road from the proposed Wild
Rose Estates, the possibility exists for City water and sanitary sewer to be available in
the not too distant future dependent on the usual market forces and private property
decisions regarding whether to develop. With this issue in mind, Planning staff will
pursue the provision of easements for water and sanitary sewer as part of the Final
Plat/Improvement Plans for Wild Rose Estates.
Planning staff recommends the Zoning Advisory Commission approve the submitted
Preliminary Plat of Wild Rose Estates subject to waiving street width standards for Wild
Rose Lane, White Clover Court, Hollyhock Drive, Poppy Court and Crimson Court,
posting "No Parking" signs within the subdivision, waiving lot frontage for Lots 33 and
49, waiving maximum cul -de -sac length, and submit a statement signed by a licensed
professional engineer that states there is adequate sight distance for the 85 percentile
traffic volume at the improved intersection of Wild Rose Lane and Middle Road.
Prepared by:
Reviewed: WA Date: $- '/0