Plat Eagle Valley Subd - FinalMEMORANDUM
July 28, 2003
TO:
FROM:
SUBJECT:
The Honorable Mayor and City Council Members
Michael C. Van Milligen, City Manager
Final Plat of Eagle Valley Subdivision
Planning Services Manager Laura Carstens is recommending approval of the final plat
of Eagle Valley Subdivision with a waiver of frontage requirements for Lot H.
I concur with the recommendation and respectfully request Mayor and City Council
approval.
Micl~ael C. Van Milligen
MCVM/jh
Attachment
cc: Barry Lindah., Corporation Counsel
Cindy Steinhauser, Assistant City Manager
Laura Carstens Planning Services Manager
CITY OF DUBUQUE, IOWA
MEMORANDUM
July 28, 2003
TO:
FROM:
SUBJECT:
Michael C. Van Milligen, City Manager
Laura Carstens, Planning Services Manager'r~------__.~~
Final Plat of Eagle Valley Subdivision
INTRODUCTION
The purpose of this memorandum is to request City Council approval of the final plat of
Eagle Valley Subdivision. A resolution, plat and staff report are attached to this memo.
DISCUSSION
The final plat of Eagle Valley Subdivision is being platted by Fondell Excavating to
create single-family, two-family and multi-family residential dwelling units on
approximately 22 acres of property. The subdivision will be served by five new public
streets to be named Eagle Valley Drive, Golden Eagle Drive, Bald Eagle Court, Stellar
Eagle Drive, and Harpy Eagle Court. Eagle Valley Drive will be used as the primarily
entrance into the subdivision and connects to Roosevelt Road Golden Eagle Drive
stubs out to the north side of the property and will serve as a future secondary access
when the adjacent property is developed. Eagle Valley Drive will be built with 31 feet of
paving within a 50-foot right-of-way. The other four public streets will be built to the
City's reduced standard to encourage affordable housing of a 27-foot street within a 42-
foot right-of-way. As part of the smaller street standard, on-street parking is restricted
to one side only.
The proposed subdivision will be served by City water and sewer extended from Shires
Avenue. Lot G will be dedicated to the City of Dubuque to provide space for a
neighborhood park, and a portion will also be utilized for a storm water detention basin.
The City Council is being asked to waive the lot area and lot frontage requirements for
Lot H, which is located in the extreme southeast comer of the site. The adjacent parcel
owned by Mr. Van Etten will be platted with a cul-de-sac and Lot H combined with the
additional property to create a single-family building lot. Planning Staff recommends
the City Council approve the waiving of lot frontage and lot area requirements for Lot H
as it will not adversely impact adjacent property.
Final Plat of Eagle Valley Subdivision
July 24, 2003
Page 2
The Zoning Advisory Commission has reviewed and approved the preliminary plat of
Eagle Valley Subdivision. The submitted final plat is in substantial compliance with the
approved preliminary plat and the Subdivision Regulations of the City of Dubuque.
RECOMMENDATION
I recommend approval of the attached resolution for the final plat of Eagle Valley
Subdivision with the waiver of frontage requirements for Lot H.
LC/mkr
Attachments
CC
Mike Koch, Public Works Director
Gil Spence, Leisure Services Manager
C~y of Dubuque
Planning Services Department
Dubuque, LA 52001-4864
Phone: 563-589-4210
Fax: 563-589--4221
PLANNING APPLZCATZON FORH
]--[Conditional Use Permit
[-]Spedal Exception
[-iLimited Setback Waiver
r-iRezoning
[-~Planned District
I--~Pretiminary Plat
I-[Minor Final Plat
J~l'ext Amendmen[
[-[Simple Site P~an
[-IMinor Site Plan
SiNmajajor Site Plan
or Final Plat
pie Subdivision
J~]Annexat~on
F-ITemForary Use Permit
J-JCertificate of Economic Non-Viability
I--~Certificate of Appropriateness
Please tv~e or orint legibly in ink
Proportyowner(s): .~/~/f~// ..,~""~.
State: ~4 Zip:
Mobile/Cellular Number: , ~'~ '
Applicant/Agent:
Phone:
State: Zip:
Fax, Number:
Site location/address:
Mobile/CeJlular Number:
Historic District:
Existing zoning: [Z.~ ~--Z-ProF~sed zoning_:
Legal Description (Sidwell parcel [D# or lot number/blcx~( number/subdivision):
Landmark:
Total property (lot) area (square feet or acres): ~ Z~L~-~'__~
Describe proposal and reason necessary (attach a letter of explanation, if needed):
Applicant/Agent: Date:
CERT~FLCATLON: I/we, the undersigned, do hereby certify that:.
1. The information submitted herein is b'ue and correct to the best of my/our knowledge and upon
submittal becomes public record;
Fees are not refundable and ~ayment does not guarantee approval; and
All additional required wdtten and graphic materials are attached,
_L FOR OFFICE USE ONLY -APPLICATION SUBMITTAl,CHECKLIST
Rec .ed by: - g e: ket:
[--JsiteJsketch plan I--JConceptual Development Plan [-1Photo r-Jlmprovement plans
E~]Design review project description J--JFtoor plan J--tPlat r-JOt:her:
Prepared by: Laura Carstens. City Planner Address: City Hall, 50 W. 13th Street Telephone: 589-4210
RESOLUTION NO. - 03
A RESOLUTION APPROVING THE FINAL PLAT OF LOTS 1-2, INCLUSIVE OF
BLOCK 1, LOTS 1-27, INCLUSIVE OF BLOCK 2, LOTS 1-13, INCLUSIVE OF BLOCK
3, LOTS 1-13, INCLUSIVE, OF BLOCK4, LOTS 1-21, INCLUSIVE, OF BLOCK 6,
LOTS 1-10, INCLUSIVE, OF BLOCK 7 AND LOTS A-I, INCLUSIVE, ALL OF EAGLE
VALLEY SUBDIVISION.
Whereas, there has been filed with the City Clerk a final plat of Lots 1-2,
Inclusive, of Block 1, Lots 1-27, Inclusive of Block 2, Lots 1-13, Inclusive of Block 3,
Lots 1-13, inclusive, of Block 4, Lots 1-21, Inclusive, of Block 6, Lots 1-10. Inclusive. of
Block 7 And LotS A-I, Inclusive, All Of Eagle Valley Subdivision, in the City of Dubuque,
Iowa' and
Whereas, upon said final plat appears streets to be known as Roosevelt Street
(Lot A), Eagle Valley Drive (Lot B), Golden Eagle Drive (Lot C), Bald Eagle Court ILot
D), Stellar Eagle Drive (Lot E) and Harpy Eagle Court (Lot F), together with certain
public utility easements, storm water detention facility and park land (Lot G) and all in
Eagle Valley Subdivision, which the owners by said final plat have dedicated to the
public forever; and
Whereas, the preliminary plat provides 14.26 feet of frontage and 1,235 square
feet of lot area for Lot H, where 50 feet of lot frontage and 5,000 square feet of lot area
is required by Section 42-19(bl of the Subdivision Regulations; and
Whereas, the preliminary plat has been examined by the Zoning Advisory
Commission and had its approval endorsed thereon; and
Whereas, said final plat has been reviewed by the City Planner and had her
approval endorsed thereon, subject to the owners agreeing to the conditions noted in
Section 3 below; and
Whereas, said final plat has been examined by the City Council and they find that
it conforms to the statutes and ordinances relating to it, except that no streets or public
utilities have yet been constructed or installed.
NOW. THEREFORE, BE IT RESOLVED BY THE CITY COUNCIL OF THE CITY
OF DUBUQUE, IOWA:
Resolution No. -03
Page 2
Section 1. That the dedication of Roosevelt Street (Lot A), Eagle Valley Drive
(Lot B), Golden Eagle Drive ILot C), Bald Eagle Court (Lot D), Stellar Eagle Drive (Lot
E), and Harpy Eagle Court (Lot F), and the easements for public utilities, sanitary
sewer, storm sewer and water mains as they appear upon said final plat, be and the
same are hereby accepted; and
Section 2. That Section 42-19(b) of the Subdivision Regulations is waived to
allow Lot H to have 14.26 feet of frontage and 1,235 square feet of lot area, where 50
feet of frontage and 5,000 square feet of lot area is required.
Section 3. That the final plat of Lots 1-2, IncluSive, of Block 1, Lots 1-27,
Inclusive of Block 2, Lots 1-13, Inclusive of Block 3, Lots 1-13, Inclusive, of Block 4,
Lots 1-21, Inclusive, of Block 6, Lots 1-10, Inclusive, of Block 7 And Lots A-t, Inclusive,
all of Eagle Valley Subdivision is hereby approved and the Mayor and City Clerk are
hereby authorized and directed to endorse the approval of the City of Dubuque, Iowa,
upon said final plat, provided the owners of said property herein named, execute their
wdtten acceptance hereto attached agreeing:
(a)
To reduce Eagle Valley Drive (Lot B), Golden Eagle Drive (Lot C), Bald Eagle
Court ILot D), Stellar Eagle Drive (Lot E) and Harpy Eagle Court (Lot F) to grade
and to construct concrete curb and gutter and to hard surface with asphaltic
concrete, or with concrete paving with integral curb, all in accordance with the
City of Dubuque standard specifications, all in a manner acceptable to the City
Engineer, in conformance with construction improvement plans approved by the
City Engineer, and inspected by the City Engineer.
(b)
To install sanitary sewer and service laterals, water mains and water service
laterals into each individual lot, storm sewers and catch basins, boulevard street
lighting and erosion control devices all in accordance with the City of Dubuque
standard specifications, all in a manner acceptable to the City Engineer, and in
accordance with construction improvement plans approved by the City Engineer,
and inspected by the City Engineer.
(c)
To construct a storm water detention facility ' n a manner acceptable to the City
Engineer, in accordance with the City of Dubuque standard specifications in
accordance with construction improvement plans approved by the City Engineer,
and inspected by the City Engineer.
(d) To construct said improvements, prior to two (2) years from the date of
acceptance of this resolution, at the sole expense of the owners, or future owner;
Resolution No. -03
Page 3
(e) To maintain the above public improvements, for a period of two (2) years from the
date of the acceptance of those improvements by the City of Dubuque, Iowa, at
the sole expense of the owners, or future owner;
And, further provided that said Fondelt Excavating, as owners of said property,
shall secure the performance of the foregoing conditions provided in this Section by
providing guarantees in such form and with such sureties as may be acceptable to the
City Manager of the City of Dubuque, Iowa.
Section 4. Sidewalk installation shall be the responsibility of the owner
abutting the public rights-of-way, including lots with multiple frontages, as required by
City Code 41-161 through 41-164. The responsibility shall extend to all successors,
heirs and assignees. Sidewalk installation will not be required until the development of
the tot has been completed, except as required herein. In sparsely developed
subdivisions, sidewalks on developed lots will not be required until 50% of the lots
approved by the plat have been developed All vacant lots shall have sidewalks
installed upon development of 80% of the lots approved by the plat.
Section 5. The developer will maintain the detention facility constructed as
part of Eagle Valley Subdivision until it has been fully completed and 80% of the sum of
the platted lots in the entire Eagle Valley Subdivision is fully developed and the
remaining 20% of these lots have installed adequate erosion control measures as
approved by the City. Upon the City's acceptance of the detention facility, the
maintenance expenses incurred by the City of Dubuque for the storm water detention
facility (Lot G) shall be assessed against the lot owners of Eagle Valley Subdivision, in
equal amounts, and the City Manager shall certify such costs to the City Clerk, who in
turn shall promptly certify such costs to the Dubuque County Treasurer, and such costs
shall then be collected with and in the same manner as general property taxes in
accordance with provisions of law.
Section 6. That the City will install sanitary sewer mains and sewer service
laterals into each individual lot. The costs associated with this installation shall be
reimbursed to the City from the developer, his successors and assigns as each lot is
sold, with a balloon payment at the end of five years, all in accordance with the
development agreement between the City of Dubuque and Fondell Excavating.
Section 7. That the City will install water mains and service laterals into each
individual lot. The costs associated with this installation shall be reimbursed to the City
from the developer, his successors and assigns as each lot is sold, with a balloon
payment at the end of five years, all in accordance with the development agreement
between the City of Dubuque and Fondell Excavating.
Section 8. That the final acceptance of all public improvements shall occur
upon certification of the City Engineer to the City Council that all public improvements
Resolution No. -03
Page 4
have been completed in accordance with the improvement plans and City standard
specifications and accepted by City Council Resolution.
Section 9. That in the event Fondeil Excavating fails to execute the
acceptance and furnish the guarantees provided in Section 3 hereof within 180 days
after the date of this Resolution, the provisions hereof shall be null and void and the
acceptance of the dedication and approval the plat shall not be effective.
Passed, approved and adopted this
day of 2003.
Attest:
Terrance M. Duggan, Mayor
Jeanne F. Schneider, City Clerk
ACCEPTANCE OF RESOLUTION NO.
-O3
I. the undersigned. Mark Fondell, representing Fondell Excavating, having read
the terms and conditions of Resolution No. - 03 and being familiar with the
cond itions thereof, hereby accept the same and agree to the conditions required
therein.
Dated this day of 2003.
By:
Mark Fondell
Fondell Excavating
Exhibit
Proposed Area to be Replatted
Applicant:
Location:
Description:
Fondell Excavating Inc.
3251 Roosevelt Road
Final Plat of Eagle Valley Subdivision
SUBDIVISION STAFF REPORT
Project Name:
Property Owner:
Applicant:
Eagle Valley Subdivision
Fondell Excavating, Inc.
Mark Fondell
Number of Lots: 90
Acreage in R.O.W. 4.5 acres
Total Area: 22 acres
In City: Yes
In 2-Mile Area: No
Flood Plain: No
Density Allowed: 1/5000 sq. ft.
Commonly owned lots: None
Sanitary Sewer: Will be accessed from Shiras Ave
Water: Will be accessed from Shires Ave
Storm Sewer: Accessed from Shires Ave
Existing Street Access: Will be accessed on western edge from
Roosevelt Road.
Proposed Land Use: Single & Multi-Family
Residential
Existing Land Use: Vacant
Adjacent Land Use: Vacant/Residential
Proposed Zoning: R-l, R-2, R-3
Existing Zoning: R-~
Adjacent Zoning: R-1 & AG
Physical Characteristics: The subject property is a 30-acre pamel that is 1,300 feet
deep and has 650 feet of frontage along Roosevelt Road. The high point of the
property, located approximately 150 feet east of Roosevelt Road, is 870 feet in
elevation. The property drops 124 feet to 746 feet in elevation and its Iow point along
its eastern edge. There is a large 18-acre vacant parcel to the north of the subject
property and a 6.8-acre vacant pamel to the south of the subject property. Both
adjacent pamels drain to the subject lot. The Roosevelt Road right-of-way along the
subject property's western edge is not uniform - it varies from 53 feet in width at the
property's southwestern corner to 70 feet in width at the property's northwestern corner.
Roosevelt Road is 18 feet of paved surface with no curb, gutter or shoulder at this
location.
Proposed Phasing: None.
Previous Conditions of Zoning or Plats: None.
Dedication of Open Space or Public Amenities: Approximately 2.25 acres of property
will be dedicated as a park and storm water detention facility.
Proposed Streets and Grades: The proposed subdivision will have one main access
from Roosevelt Road, which consists of a 50-foot right-of-way and 31 feet of pavement
back-to-back~ There will be sidewalks on each side of the access street with no
parking permitted on either side. The interior streets will have a 42-foot right-of-way
with 27 feet of pavement back-to-back, sidewalks and either side, and no parking on
one side. There is a 42-foot right-of-way with 27-foot back-to-back stub street, platted
Subdivision Staff Report - Eagle Valley Subdivision Page 2
for a secondary access at the northwest comer of the development. This access
roadway will be directly adjacent to the proposed future water facility for the City of
Dubuque.
Recommended Motion: Staff recommends the City Council approve the submitted
final plat of Eagle Valley Subdivision as it is in substantial compliance with City of
Dubuque Subdivision Regulations.
Conformance with Comprehensive Plan: The Comprehensive Plan recommends this
ama be developed as single and two-family residential. Comprehensive Plan housing
goals encourage creation and maintenance of an adequate supply of sound, affordable
housing integrated throughout the community, and expansion of opportunities for
home-ownership, especially for Iow to moderate income households.
Impact of Request on:
Utilities: Water and sanitary sewer will have to be extended to this site. Storm
water detention measures must be provided to control storm water runoff
generated by the increase in non-permeable area.
Traffic Patterns: The IDOT 2001 average daily traffic counts indicate 2,720 vehicle
trips per day on Roosevelt Road approximately 1,700 feet south of the subject
property at its intersection with Amelia Court. IDOT counts also indicate 2,560
vehicle trips per day on Roosevelt Road approximately 3,000 feet from the subject
lot at its intersection with Peru Road. Traffic will access the subdivision from a
single access onto Roosevelt Road. A secondary access to the north will be
stubbed and can be extended when the vacant property to the north is developed.
Public Services: Existing public services are adequate to serve the proposed
subdivision.
Environment: Staff does not antici pate any adverse impact to the environment
provided adequate erosion control measures are in place during construction and
that adequate storm water detention is provided and maintained.
Adjacent Properties: The large primarily vacant properties to the north, west and
south of the subject lot should experience little adverse impacts from the proposed
development. There are. however, two single-family residences directly abutting
the proposed subdivision, and approximately 120 feet south of the proposed R-3
district that may be impacted. These residences are buffered from the proposed
R-3 zoning by R-1 Single-Family Residential lots and a 42-foot right-of-way. There
are also residences located east of the subject property on deep lots that front
Shims Avenue with rear yards that adjoin the proposed development. The closest
residences are approximately 75 feet from the subject property and lower in
Subdivision Staff Report - Eagle Valley Subdivision Page 3
elevation. If storm water Es detained appropriately, these properties should not be
affected by the proposed development.
Recommended Conditions on Plat: None
Staff Analysis: The submitted final plat Eagle Valley Subdivision totals approximately
22 acres subdivided into 90 lots. Twenty-seven lots will remain in the existing R-1
Single-Family Residential zoning district, 14 lots will be platted within the proposed R-2
zoning district, and 49 lots will be platted in the proposed R-3 zoning district. One 2.6-
acre lot along the eastern edge of the proposed development will accommodate a
detention basin and park area.
Lot sizes will vary; most of the lots in the R-1 and R-3 districts are approximately 5,000
square feet in area Most of the lots in the R-2 area are approximately 6,000 square
feet in ama. There are a number of lots in the R-3 area that are in excess of 8,500
square feet.
The proposed subdivision will have one main access from Roosevelt Road, which
consists of a 50-foot right-of-way and 31 feet of pavement back-to-back. There will be
sidewalks on each side of the access street with no parking permitted on either side.
The interior streets will have a 42-foot right-of-way with 27 feet of pavement back-to-
back, sidewalks on either side, and no parking on one side. There is a stub street
platted for a secondary access at the northwest corner of the development. This
access roadway will be directly adjacent to the proposed future water tower facility for
the City of Dubuque.
The final plat includes three easements for utility extensions. Two of these easements
will enable utilities to be extended to the property directly north of the subject lot and
one easement will permit utilities to be extended to the property directly south of the
proposed development. Water and sanitary sewer will be extended from Shims
Avenue into the development. Water will also be stubbed to Roosevelt Road and to
the interior stub street to permit future looping of the water system
The proposed detention basin will be sized such that the rate of storm water leaving the
site after development will be 10% less than the rate of storm water leaving the site
before the development. The detention basin outflow will be piped underground
directly into an existing 42" storm sewer in Shims Avenue. This will reduce surface
flow between existing residential properties on Shims Avenue.
Prepared by: ~-~J~-~ Reviewed~Date:-~
I+H+H+H+I~I