Preliminary Plat of Ridge View AcresCity of Dubuque
City Council Meeting
ITEM TITLE
SUMMARY:
SUGGESTED
DISPOSITION:
ATTACHMENTS:
Description
Staff Memo
Application
Vicinity Map
Ridge ViewAcres Picto
Copyrighted
June 21, 2021
Consent Items # 7.
Preliminary Plat of Ridge ViewAcres
Zoning Advisory Commission recommending approval of the Preliminary
Plat of Ridge View Acres.
Suggested Disposition: Receive and File; Approve
Aerial Photo - Ridge View Acres
Ridge View Acres Aerial
Preliminary Plat Ridge ViewAcres
Staff Report
Type
Staff Memo
Supporting Documentation
Supporting Documentation
Supporting Documentation
Supporting Documentation
Supporting Documentation
Supporting Documentation
Supporting Documentation
Planning Services Department
Dubuque
City Hall
THE CITY OF
50 West 13th Street
Dubuque, IA 52001-4864
DUB E
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11111F
(563) 589-4210 phone
(563) 589-4221 fax
(563) 690-6678 TDD
Masterpiece on theMiSSISSIPPI
2007-2012-2013
2017*2019
planning@ci!yofdubuque.org
June 11, 2021
The Honorable Mayor and City Council Members
City of Dubuque
City Hall — 50 W. 13 1h Street
DubuquelA 52001
Applicant: Mark J. McClain
Location: Derby Grange Road, Dubuque County
Description: Preliminary Plat of Ridge View Acres.
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
Dave Schneider, Schneider Land Surveying, spoke on behalf of the applicant. He noted
that the plat subdivides a 24 acre parcel into 12 typical rural residential lots. He
described the characteristics of the lots, streets, and utilities within the proposed
subdivision. He said that the property falls within the City's two-mile extraterritorial
jurisdiction.
Planning staff discussed the preliminary plat detailing the proposed streets, utilities,
utility easements, site topography and location of the conservancy district. Staff also
described the solar orientation of the lots and the sustainability points earned by the
subdivision.
Commissioners discussed the plat and felt that the conservency district should be
delineated. It was agreed that the final plat of the subdivision would be the logical place
to note the location of the conservency district.
Recommendation
By a vote of 6 to 0 the Zoning Advisory Commission recommends that the City Council
approve the Preliminary Plat of Ridge View Acres.
A simple majority vote is needed for the City Council to approve the request.
Service People Integrity Responsibility Innovation Teamwork
Preliminary Plat of Ridge View Acres Page 2
Respectfully submitted,
hv" 4,4
Rebecca Kemp, Vice Chairperson
Zoning Advisory Commission
Attachments
Service People Integrity Responsibility Innovation Teamwork
THE CITY OF
DtUB E
Masterpiece on the Mississippi
Dubuque C IE 0 W IE
MAY - 4 2021
zuu/*2012-2013
2017*2019 ... . . . ..........
PLANNING APP
ElVariance
XPreliminary Plat
ElSimple Subdivision
E]Conditional Use Permit
E]Major Final Plat
E]Text Amendment
DAppeal
ElMinor Final Plat
ElTemporary Use Permit
[]Special Exception
OSimple Site Plan
E]Annexation
ElLimited Setback Waiver
E]Minor Site Plan
ElHistoric Revolving Loan
E]Rezoning/PUD/ID
ElMajor Site Plan
[:]Historic Housing Grant
Please type or Print legibly in ink
Property owner(s): Mark J. McClain
. 1--_ 15866 McClain La—ne Pecista
Fax #: Cell #: 563-590-1202 E-mail:
Applicant/Agent: Mark McClain
Fax
15866 McClain Lane
Cell #:563-590-1202
7 5
City of Dubuque
Services Department
ique, IA 52001-4845
Phone: 563-589-4210
Fax: 563-589-4221
ENT
ElCertificate of Appropriateness
ElAdVisory Design Review (Public Projects)
ElCertificate of Economic Non -Viability
E]Hlstoric Designation
ElDemolition
[:]Port of Dubuque /Chaplain Schmitt Island
Design Review
563-590-1202
IA - 52068
mark@mcclainexcavating.com_
Phone: 563-590-1202
Pecista State: 'A . 52068
Zip:
—E-mail: -mark@mcclainexcavating.com
Site location/address: intersection of Derby Grange Rd and Hales Mill Road Neighborhood Association: n/a
Existing zoning: R-2 Proposed zoning: R.2 Dub.County District: Landmark: EJ Yes B No
Legal Description (Sidwell parcel ID# or lot number/block number/subdivision):
Total property (lot) area (square feet or acres): 23.786
Describe proposal and reason necessary (attach a letter of explanation, if needed): proposed 12 lot residential subdivision
CERTIFICATION: I/we, the undersigned, do hereby certify/acknowledge that:
1. It is the property owner's responsibility to locate property lines and to review the abstract for easements and restrictive
covenants.
2. The information submitted herein is true and correct to the best of my/our knowledge and upon submittal becomes public
record;
3. Fees are not refundable and payment does not guarantee approval; and
4. All additional required written an g p ic ateria r attached.
Property Owner(s): Date:
Applicant/Agent: Date:
FOR OFFICE USE ONLY —APPLICATION SUBMITTAL CHECKLIST
Fee: $� 7.5 Received by: Date: 5//,//U Docket:
6Pec� -4- 5017
Dubuque
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City of Dubuque
Applicant: Mark McClain
Location: Intersection of Derby Grange Rd
and Hales Mills Rd
PIN: 1007300011 and 1007400006
Proposal: To approve Preliminary Plat of
Ridge View Acres.
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RECORDER'S INDEX
LOCATION: LOT I IN THE SOUTHWEST QUARTER OF THE SOUTHEAST
QUARTER AND LOT 3 OF LOT I IN THE SOUTHEAST
QUARTER OF THE SOUTHWEST QUARTER. ALL IN
SECTION 7. TOWNSHIP 89 NORTH. RANGE 2 EAST
OF THE 5th P.M.. DUBUQUE COUNTY. IOWA
REQUESTOR: MARK J. McCLAIN
PROPRIETOR: MARK J. MCCLAIN
SURVEYOR: DAVID P. SCHNEIDER
SURVEYOR SCHNEIDER LAND SURVEYING
COMPANY: AND PLANNING.INC.
RETURN TO: DAVID P. SCHNEIDER
P.O.BOX 128 FARLEY.IDWA
Ph#563-744-3631 dayes@yousa.net
PRELIMINARY PLAT
RIDGE VIEW ACRES, DUBUQUE COUNTY, IOWA
LOT I IN THE SOUTHWEST QUARTER OF THE SOUTHEAST QUARTER
AND LOT 3 OF LOT I IN THE SOUTHEAST QUARTER OF THE SOUTHWEST
QUARTER, ALL IN SECTION 7, TOWNSHIP 89 NORTH, RANGE 2 EAST
OF THE 5th P.M., DUBUQUE COUNTY, IOWA
SURVEY DESCRIPTION - RIDGE VIEW ACRES. DUBUQUE COUNTY, IOWA:
LOT I IN THE SOUTHWEST QUARTER OF THE SOUTHEAST QUARTER AND LOT 3 OF LOT I IN THE
SOUTHEAST QUARTER OF THE SOUTHWEST QUARTER. ALL IN SECTION 7. TOWNSHIP 89 NORTH,
RANGE 2 EAST OF THE 5th P.M.. DUBUQUE COUNTY. IOWA
FLOODPLAIN NOTE:
THIS PROPERTY IS NOT IN THE 100 YEAR FLOOD HAZARD AREA PER
FEMA MAPS 1906ICO2i7E AND 19061CO220E DATED OCTOBER 18. 2011
EASEMENT NOTE: WATER SERVICE NOTE:
THE RIGHT OF WAY AREA FOR THE DUBUQUE WATER DEPARTMENT OWNER/DEVELOPER:
ALL PROPOSED STREETS ARE WOULD RECOMMEND SERVICE LINES MARK J. McCLAIN
TO BE UTILIZED AS A PUBLIC FROM WATER MAIN TO BUILDING
UTILITY EASEMENT. STORM WATER STRUCTURES TO BE COPPER WITH 0866 McCLAIN LANE
CONVEYANCE EASEMENT AND A A CONTROL VALVE (CURB STOP AND PEOSTA, IOWA 52068—BO24
PRIVATE ACCESS EASEMENT. BOX) NEAR THE RIGHT OF WAY LINE. 563-590-1202
ZONING DISTRICT: SUBMIT THE WATER UTILITY PLAN
PROPOSED ZONING: R2 SHOWING THE WATER DISTRIBUTION
PIPING FROM WATER WELLS AND
FRONT YARD — 50' INDIVIDUAL WATER SERVICE LINES
STREET SIDE YARD — 50' FOR REVIEW BY THE DUBUQUE
SIDE YARD — 50' WATER DEPARTMENT.
REAR YARD — 20*
PROPOSED CITY OF DUBUQUE SUSTAINABILITY MEASURES:
i. CONSERVATION SUBDIVISION -20 POINTS
2. SOLAR LOTS (1/3 OF TOTAL LOTS) -10 POINTS
3. COUNTY STORM WATER MANAGEMENT -10 POINTS
4. 22 FOOT WIDE PAVING FOR STREETS - 5 POINTS
NOTE:
SITE GRADES AND STORM WATER MANAGEMENT
FACILITIES ARE SUBJECT TO CHANGE IN SIZE,
SHAPE. LOCATION AND TYPE BASED ON THE FINAL
DESIGN AS DICTATED BY THE STORM WATER
CALCULATIONS, CUT/FILL CALCULATIONS AND
CONCERNS GENERATED DURING THE PREPARATION
OF CONSTRUCTION DOCUMENTS AND THE REVIEW
PROCESS.
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TOTAL AREA
23.786 ACRES TOTAL
-4.434 ACRES ROAD
19.352 ACRES NET
22' WIDE C
4" ASPHALT
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4' SHOULDER
@ 4% GRADE
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10' WIDE SLOPE
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A;��DAVID P.
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I hereby certify th
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is land surveying document was
survey work was performed
personal supervision and that
d Surveyor under the laws of
Davfd P. Schneider P.L.S. P14417 'ADat
My license renewal date is December 31. 21.
Pages or sheets covered by this seal: THIS SHEET ONLY
SCHNEIDER
Land Surveying
Planning.Inc.
P. 0. Box 128
Farle Iowa 52046
Ph# 63-744-3631
daves@yousq.net
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SUBDIVISION STAFF REPORT
Project Name: Preliminary Plat Ridge View Acres
Property Owner: Mark J. McClain
Applicant: Mark J. McClain
Zoning Agenda: June 2, 2021
Number of Lots: 12 Acreage in R.O.W: 4.4 Acres
Total Area: 23.8 AcresSanitary Sewer: No
In City: No Water: Well
In 2-Mile Area: Yes Storm Sewer: No
Flood Plain: No Existing Street Access: Yes
Proposed Land Use: Residential
Existina Land Use: AG/Wooded Bluff
Adjacent Land Use:
North
— Vacant/AG
East —
Vacant/Residential
South
— Residential
West —
AG
Proposed Zoning: N/A
Existing Zoning: County R-2
Adjacent Zoning:
North - County R-2
East — C-1 Conservancy
South —County R-2
West — County A-1
Physical Characteristics: The subject property is an approximately 24-acre lot with
approximately 140 feet of grade change from the high point at the northwest corner of
the lot along Hales Mill Road to the low point along Derby Grange Road at the
southeast corner of the lot. Approximately 5 acres on the eastern side of the property
lies in a C-1 Conservancy district and consists of steep wooded hillside.
Proposed Phasing- No
Dedication of Open Space or Public Amenities- None
Proposed Streets- The preliminary plat indicates a single 66' wide access from Hales
Mill Road on to the platted Mill Ridge Court cul-de-sac with an additional cul-de-sac,
Hales Mill Court, intersecting with Mill Ridge Court. Both courts have 22'wide paved
streets.
Conformance with Comprehensive Plan: The Comprehensive Plan's 2030 Future
Land Use plan call for this area to be developed for single- and two-family residential
uses.
Impact of Request on:
Preliminary Plat Staff Report — Ridgeview Acres Page 2
Utilities: The proposed development will take water service from a communal well
system and individual septic systems will be provided for each lot. Each lot exceeds
the minimum one -acre required for individual septic systems.
Traffic Patterns: The subject property will be accessed from Hales Mill Road and
vehicular traffic to and from the subdivision will proceed north, south or west along
Hales Mill and Derby Grange Roads. Staff estimates that when fully developed, the
12 residences will generate approximately 120 vehicle trips per day. This
represents a modest increase in vehicular traffic relative to the overall traffic along
the adjacent roadways.
Public Services: Existing public services other than water and sewer are adequate
to serve the site.
Environment: Staff does not anticipate any adverse impact to the environment
provided code compliant septic systems are installed and storm water management
and erosion control measures are provided during all phases of development as
per County standards.
Adjacent Properties: Development of the subdivision will increase traffic, ambient
light levels, noise and activity in this area. However, this is a large -lot subdivision
located in a sparsely developed area and the impacts to adjacent properties should
be minimal.
Staff Analysis: The applicant's request is to develop an approximately 24-acre lot that
is currently wooded hillside or under cultivation into 12 large residential lots with
communal well systems, individual septic systems and private streets. As the property
is located in the county within 2 miles of the city limits, joint review with both County and
City Zoning is required.
The subject property has relatively steep topography with approximately 140 feet of
grade change from the high point at the northwest corner of the lot along Hales Mill
Road to the low point along Derby Grange Road at the southeast corner of the lot.
Approximately 5 acres on the eastern side of the property lies in a C-1 Conservancy
district and consists of steep wooded hillside. The subject property will be accessed
from Hales Mill Road and vehicular traffic will proceed north, south or west along Hales
Mill and Derby Grange Roads. A 12-lot residential subdivision will generate little
vehicular traffic relative to the overall traffic along the adjacent roadways. The
preliminary plat indicates a single 66'wide access from Hales Mill Road on to the
platted Mill Ridge Court cul-de-sac with an additional cul-de-sac, Hales Mill Court,
intersecting with Mill Ridge Court. Both streets have 22'wide paved streets.
The subdivision provides a public utility easement on both sides of the interior streets as
required by City land subdivision standards. Each lot will exceed the City's minimum lot
area and frontage standards. The subdivision will also leave approximately 5 acres of
wooded hillside undeveloped preserving natural features and vegetation. Eight of the
Preliminary Plat Staff Report — Ridgeview Acres
Page 3
12 lots are oriented in such a manner as to be ideal for utilization of solar power. The
back portions of the lots will be terraced so as to slow and infiltrate storm water runoff.
The property will be developed under Dubuque County storm water and erosion control
standards.
Planning Services staff has reviewed the proposed preliminary plat for Ridgeview Acres
for compliance with the City's sustainability requirements. The following are the
proposed sustainable subdivision development tools.
Proposed Sustainable Development Tools:
1) Preservation of 20% of the site as conservancy, including preserving existing
vegetation. — 10 points
2) Two proposed roadways with 22 feet of pavement reducing storm water runoff — 5
points
3) Compliance with Dubuque County stormwater management ordinance. — 10 — points
4) Solar orientation for 8 of the 12 proposed lots. — 15 points
Total — 40 points.
A pre -annexation agreement has been formalized for this property.
Planning staff recommends that the submitted preliminary plat of Ridge View Acres be
approved as it is in substantial compliance with City of Dubuque Subdivision
Regulations and the Fringe Area Development Policy.
Recommended Motion- Motion to approve the submitted preliminary plat of Ridge
View Acres as it is in substantial compliance with City of Dubuque Subdivision
Regulations and the Fringe Area Development Policy.
Prepared by: �fEMENWAy Reviewed: —Je4-,_ /,XA�Date: 05/28/2021
1 r U —