Zoning 4100 Asbury McNamerPia~nL~g Services Depax°anent
City Hall
50 West 13th Street
Dubuque, Iowa 52001486~
(563) 5894210 office
(563) 5894221 fax
(563) 690-6678 TDD
plannLng@cityofdubuque.org
July 14, 2003
The Honoreble Mayor and City Council Members
City of Dubuque
City Hall - 50 W. 13th Street
Dubuque IA 52001
RE:
Applicant:
Location:
Description:
Rezoning
Marty McNamer/Harvest Development Group LLC
4100 Asbury Road
To rezone property from R-1 Single-Family Residential District and R-3
Moderate Density Multi-Family Residential District to PUD Planned Unit
Development with a PR Planned Residential designation to allow development
of a 180-unit senior assisted living housing.
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 with the Commission the proposed project
anticipated construction timeline, preposed access and street alignment changes.
Staff reviewed the history of the site and likely vehicle trips generated by the proposed senior
housing when compared to the existing zoning.
There were no public comments.
The Zoning Advisory Commission discussed the request, noting that the proposed PUD is
consistent with surrounding development and will not adversely impact adjacent property.
Recommendation
By a vote of 7 to 0, the Zoning Advisory Commission recommends that the City Council approve
the request.
A simple-majority vote is needed for the City Council to approve the request.
Respectfully submitted,
Eugeh'e Bird, Jr., Chairperson
Zoning Advisory Commission
Attachments
cc: Mike Koch, Public Works Director
David Hards, Housing & Community Development Director
Service People h~teg~i~ Responsibility hmovation Teamwork
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Proposed Area to be Rezoned
Applicant: Marty McNamed Pro.os~Area
Harvest Development Group LLC to
Location: 4100 Asbury Road
Description: To rezone property
from R-1 Single-Family Residential
District and R-3 Multi-Family
Residential District and to PUD
Planned Unit Development. -
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Planned District Staff Report - 4100 Asbury Road
Page 2
Sidewalks: Sidewalks will be installed as per City standards along the City streets
serving the development with sidewalks constructed by developer within the
complex.
Parking: The developer is proposing a total of 113 parking stalls with 38
underground and 75 on the surface.
Lighting: New outdoor lighting will be required to minimize impact to adjacent
residential properties by utilizing cut-off light fixtures.
Signage: As per R-3 Moderate Density Multi-Family Residential District sign
regulations.
Bulk Regulations: Setbacks shall be consistent with the adopted conceptual plan.
Building height shall be a maximum of 40 feet.
Permeable Area (%) & Location (Open Space): The proposed development
includes a large portion of open space, including an area used for storm water
detention. Approximately 45% of the site will remain as permeable area as shown
on the submitted conceptual development plan.
Landscaping/Screening: The proposed senior housing development will include a
substantial amount of landscaping both around the foundation of the proposed
building and throughout the parking areas and the grounds themselves.
Phasing of development: None.
Impact of Request on:
Utilities: Existing utilities are adequate to serve the development. Water and
sanitary sewer mains exist within the subdivision and can be extended to serve
the site.
Traffic Patterns/Counts: There are no existing traffic counts for the existing
roadways within Harvest View Estates Subdivision. Staff estimates that when
fully built out the proposed assisted living development will generate
approximately 270 vehicle trips per day. This assumes 30 staff people and full
occupancy of the development with 50% of units occupied by persons who are
unable to drive.
Public Services: Existing public services are adequate to serve the site.
Environment: Staff does not anticipate any adverse impacts to the environment
provided adequate erosion control is provided during all phases of development.
Adjacent Properties: Staff does not anticipate any significant adverse impacts to
the adjacent properties provided adequate storm water control is provided as part
Planned District Staff Report - 4100 Asbury Road Page 3
of the development and that cut-off luminaries are used to reduce the amount of
light leaving the site and adequate erosion control is provided dudng all phases
of development.
CIP Investments: None proposed.
Staff Analysis: Harvest Development Group, LLC and Professional Realty and
Development Corporation are requesting to rezone approximately 10 acres from R-1
Single-Family Residential and R-3 Moderate Density Multi-Family Residential to
Planned Unit Development with a Planned Residential designation. The development
will consist of 180 assisted living units to be located in the northeast corner of Harvest
View Estates. The attached conceptual development plan indicates the location of the
proposed building, parking and storm water detention for the project.
Access to the site will be by a private drive connection to Valley Brook Drive and
Matthew John Drive. The main access drive and internal roadways of the project will
be maintained by Professional Realty and Development Corporation. City water and
sewer mains are available to serve the proposed development, and do have the
capacity to accommodate the proposed 180 units. The proposed development also
includes a storm water detention basin located on the eastern portion of the site. This
would be the second storm water detention basin in Harvest View Estates. The
topography of the northern portion of this subdivision drains to a drainage way that
eventually flows underneath John F. Kennedy Road near Eisenhower School. The
existing detention basin in Harvest View Estates drains into the stream that flows
toward Hillc~est Road and eventually Pennsylvania Avenue.
Planning staff has estimated the volume of vehicle trips generated by the proposed 180
senior assisted living units. The Institute of Traffic Engineers Trip General Manual
does not have a large number of studies to base an average on; however, the average
rate for congregate care facilities, which are similar to the facility proposed by
Professional Realty and Development Corporation, is 2.15 per unit. The applicants
have indicated that their experience with other developments is that only approximately
50% of the units are occupied by people who are still able to drive, Thus applying the
2.15 trip generation rate to 90 units yields 194 average daily trips. Planning staff also
added a rate for employees of 2.5 vehicle trips per day per employee, which, if there
are 30 employees, would result in 75 vehicle trips. This then results in a total number
of 269 average daily trips.
Planning staff also calculated the likely volume of traffic generated by the 10 acres of
land involved in this development if it ware to be developed with a mixture of single and
multi-family residential as presently zoned. For the purposes of this calculation, staff
estimated that approximately half of the 10 acres was zoned R-1 and half zoned R-3.
For the area zoned R-l, staff would anticipate a maximum of 15 single-family homes
being built in that area, which would then generate approximately 150 vehicle trips per
day when fully built out. For the five acres zoned R-3, staff estimated approximately 40
townhouse units could be built in that area. Based on the Institute of Traffic Engineers
Planned Distdct Staff Report - 4100 Asbury Road
Page 4
Trip General Manual, which provides a rate of 5.86 vehicle trips per unit per day would
result in 384 trips per day from approximately 40 townhouse units. Adding the
estimated number of vehicle trips for townhouses with that of the five acres of single-
family homes, results in a total average daily trips of 534.
An important distinct between the proposed development for senior housing and that of
the existing R-1 and R-3 zoning is that the timing of the vehicle trips is significantly
different. With a development comprised of single-family and townhoUse units, the
vehicle trips would be concentrated during the morning and afternoon peak pedods
when people are going to and from work. In comparison, the assisted living
development would tend to distribute the trips throughout the day as opposed to being
concentrated during the morning and evening peak hours.
Planning staff recommends that the Zoning Advisory Commission review Section 3-
5.5(F) that establishes plan approval standards for submitted PUD applications.
Prepared by: ~~ Reviewed: ~.-.'f,~ Date: ~.~.,7~,~,
Prepared by: Laura Carstens, City Planner Address: City Halt. 50 W. 13th St Telephone: 589-4210
ORDINANCE NO. 56-03
AN ORDINANCE AMENDING APPENDIX A (THE ZONING ORDINANCE) OF
THE CITY OF DUBUQUE CODE OF ORDINANCES BY RECLASSIFYING
HEREINAFTER DESCRIBED PRO PERTY LOCATED NORTH OF MATTHEW
JOHN DRIVE FROM R-1 SINGLE-FAMILY RESIDENTIAL DISTRICT AND R-3
MODERATE DENSITY MULTI-FAMILY RESIDENTIAL DISTRICT TO PUD
PLANNED UNIT DEVELOPMENT DISTRICT WITH A PR PLANNED
RESIDENTIAL DISTRICT DESIGNATION AND ADOPTING A CONCEPTUAL
DEVELOPMENT PLAN WITH CONDITIONS.
NOW, THEREFORE, BE IT ORDAINED BY THE CITY COUNCIL OF THE CiTY
OF DUBUQUE, IOWA:
Section 1. Appendix A Ithe Zoning Ordinance) of the City of Dubuque Code of
Ordinances is hereby amended by amending by reclassifying the hereinafter described
property from R-1 Single-Family Residential District and R-3 Moderate Density Multi-
Family Residential District to PUD Planned Unit Development District with a PR
Planned Residential District designation and adopting a conceptual development plan,
a copy of which is attached to and made a part hereof, with conditions as:
As shown in Exhibit 1 and to the centerline of the adjoining public right-of-
way, all in the City of Dubuque, Iowa.
Section 2. Pursuant to Iowa Code Section 414.5 (2001), and as an express
condition of the reclassification, the undersigned property owner agrees to the following
conditions, all of which the property owner further agrees are reasonable and imposed
to satisfy the public needs that are caused directly by the zoning reclassification:
Use Re,qulations.
The following regulations shall apply to all uses made of land in the above-
described PUD District:
1) Principal permitted uses shall be limited to 180 senior assisted living
units.
2) Accessory uses shall include any use customarily incidental and
subordinate to the principal use it serves.
O~inance No. -03
Page 2
Eo
Lot and Bulk Re,qulations.
Development of land in the PUD District shall be regulated as follows:
The proposed condominium development shall be constructed in
substantial compliance with the attached conceptual development plan.
2) Maximum building height shall be limited to 40 feet.
PeH:ormance Standards.
The development and maintenance of uses in this PUD District shall be
established in conformance with Section 3-5.5 of the Zoning Ordinance and
the following standards:
1) Adequate erosion control shall be provided during all phases of
construction.
2) Off-street parking shall be provided as shown on the approved
conceptual plan.
3) Storm water control facilities will be installed as per City Engineering
requirements.
4)
Final site development plans shall be submitted in accordance with
Section 4-4 of the Zoning Ordinance prior to construction of any
buildings.
Open Space and Recreational Areas
Open space and landscaping in the PUD District shall be regulated as
follows:
Those areas not designated on the conceptual development plan shall be
maintained as open space, as defined by Section 8 of the Zoning Ordinance
by the property owner and/or association.
Si.qn Requlations.
Signs in the PUD Distdct shall be regulated in accordance with the R-3 sign
regulations of the Zoning Ordinance.
Transfer of Ownership.
Transfer of ownership or lease of property in this PUD District shall include
in the transfer or lease agreement a provision that the purchaser or lessee
acknowledges awareness of the conditions authorizing the establishment of
the district.
Ordinance No. -03
Page 3
Reclassification of Subiect Property.
The City of Dubuque, Iowa, may initiate zoning reclassification proceedings
to the R-1 Single-Family Residential District and R-3 Moderate Density
Multi-Family Residential Distdct in accordance with Section 6 of the Zoning
Ordinance if the property owner fails to complete or maintain any of the
conditions of this ordinance.
Modifications.
Any modifications of this Ordinance must be approved by the City Council in
accordance with zoning reclassification proceedings of Section 6 of the
Zoning Ordinance.
Recording.
A copy of this ordinance shall be recorded at the expense of the property
owner(s) with the Dubuque County Recorder as a permanent record of the
conditions accepted as part of this reclassification approval. This ordinance
shall be binding upon the undersigned and his/her heirs, successors and
asslg_ns.
Section 3. The foregoing amendment has heretofore been reviewed by the
Zoning Commission of the City of Dubuque, Iowa.
Section 4. The foregoing amendment shall take effect upon publication, as
provided by law,
Passed, approved and adopted this 21st day of July, 2003.
Terrance M. Duggan, Mayor
ATTEST:
21st day of
July ,2003.
Jeanne F. Schneider, City Clerk
1
Proposed Area to be Platted
Applicant: Marty McNamer
Location: 4100 Asbury Road
Description: Preliminary Plat of Harest Estates Phase 2
ACCEPTANCE OF ORDINANCE NO. 03
I, Mart7 McNamer, representing Harvest Development Group, L.LC., having
read the terms and conditions of the foregoing Ordinance 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
Marty NcNamer
ACCEPTANCE OF ORDINANCE NO. . ..-03
I, Nino D. Pedrelli, representing Professional Realty and Development
Corporation, having read the terms and conditions of the foregoing Ordinance No. __
and being familiar with the conditions thereof, hereby accept the same and agree to the
conditions required therein.
- 03
Dated this __ day of ,2003.
Nino D. Pedrelli