Plat Westbrook SubdivisionMEMORANDUM
September 10, 2003
TO:
FROM:
SUBJECT:
The Honorable Mayor and City Council Members
Michael C. Van Milligen, City Manager
Final Plat of Westbrook Subdivision
Planning Services Manager Laura Carstens is recommending approval of the final plat
of Westbrook Subdivision.
I concur with the recommendation and respectfully request Mayor and City Council
approval.
Mi(~hael C. Van Milligen
MCVM/jh
Attachment
cc: Barry Lindahl, Corporation Counsel
Cindy Steinhauser, Assistant City Manager
Laura Carstans, Planning Services Manager
MEMORANDUM
September g, 2003
TO:
FROM:
SUBJECT:
Michael C. Van Milligen, City Manager
Laura Carstens, Planning Services Manager%~'~/
Final Plat of Westbrook Subdivision
INTRODUCTION
Joel Callahan has submitted the final plat of Lots 1 thru 48, Inclusive, of Block 1 Lots 1 thru
10, Inclusive, of Block 3 and Lots A, B, C, D, E, F, G, H, I, J & K of Westbrook Subdivision.
The submitted final plat represents phase 1 of Westbrook Subdivision. The subject property
was recently approved for annexation by the City Council. and a preliminary plat was
approved by the Zoning Advisory Commission at their August 7, 2003 meeting.
DISCUSSION
The submitted final plat includes 48 residential lots zoned R-2 Two-Family Residential and 10
lots zoned CS Commercial Service and Wholesale. The final plat includes construction of
four new public streets to be named Pebble Creek Drive, Trails Edge Drive, North Westbrook
Ddve, and South Westbrook Drive. The commercial area will be served by a single new
public street to be named Commerce Park. The residential streets will be built to the City's
new street standard to promote affordable housing and are comprised of 27 feet of paving
and a 42-foot right-of-way. Parking is restricted to one side of the street only, which provides
more travel lane width than a conventional 31-foot street with parking on both sides. The
public street serving the commercial area will be built to the City's collector street standard,
which is 60-foot of right-of-way with a 374oot wide street.
City water and sewer utilities can be extended to the site and is the subject of a development
agreement that will facilitate development of more affordable housing in this subdivision.
There are four lots within the commercial portion of this subdivision that are designated for
storm water detention facilities. These detention facilities will help control runoff from the new
development.
RECOMMENDATION
The submitted final plat of Westbrook Subdivision is in substantial compliance with the City of
Dubuque Subdivision Regulations and I recommend that the City Council approve the
submitted plat.
KK/mkr
Attachments
Mike Koch, Public Works Director
Gil Spence, Leisure Services Manager
PLANNTNG APPI..ZCAT~Ofl FORM
City of Dubuque
Planning Services Depa~ment
Dubuque,]A 52001-4864
Phone: 563-589-4210
Fax: 563-589-4221
[] Variance [] Rezoning
[] Conditional Use Permit [] Planned District
[]Appeal [] Preliminary Plat
[]SpeciaI Exception [] Minor Final Plat
[] Limited Setback Waiver r-ITextAmendment
[] Simple Site Plan
[] Minor Site Plan
[] Major Site Plan
~J' Major Final Plat
[] Simple Subdivision
[]Annexation
[]Temporary Use Permit
[] Certificate of Economic Non-Viability
[] Certificate of Appropriateness
[]Other:
Please twe or print leqibly in ink
Fax Number: ~' -
Applican~Agent: dep[
Address: J~q~Z ~
Fax Number:
Site location/address: ~e~m
~i~ng zoni~: Proposed zoning:
Phone: ~-~d/>'-
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Nobile/Cellular Number: ~ J ~ - I ~
Phone: ~-
Ci~: 0~ State: ~ Zip:
Hobile/Celiular Number: ~ ]~ -
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Historic District:
Landmark:
Legal Description ISidwell parcel ID# or lot number/block number/subdivision): L ~'
Total prope~ (lot) area (square feet or acres):
De~ribe p~gpgsal and reason necessaw {aEach a le~er of explanation,
CERTIFICATION: I/we, the undersigned, do hereby cer~ifl/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): Date:
Applicant/Agent: ~oe$:~ ~/ AJ'/e¢;~t.'~4.~' d(~"-.~,~,, ~'~/~.~ Date:
r-]Improvement plans I--]Design review projedt~description// I--IFIoor plan I--IO~her:
Proposed Area to be Platted
Legal Description: Final Plat of Westbrook Subdivision located
in Dubuque County
Location: Seippel Road
Prepared by: Laura Cars~ens, City Planner Address: City Hall, 50 W. 13th Street Telephone: 589-4210
RESOLUTION NO. - 03
A RESOLUTION APPROVING THE FINAL PLAT OF LOTS 1 THRU 48, INCLUSIVE.
OF BLOCK 1. LOTS 1 THRU 10 INCLUSIVE. OF BLOCK3AND LOTS A, B. C, D. E,
F. G, H. I. J. AND K OF WESTBROOK SUBDIVISION.
Whereas. there has been filed with the City Clerk the Final Plat of Lots 1 thru 48,
Inclusive. of Block 1 Lots t thru 10, Inclusive, of Block 3 and Lots A. B, C, D, E. F,G, H.
J. and K of Westbrook Subdivision, in Dubuque County, Iowa: and
Whereas. upon said final plat appears streets to be known as Commerce Park
(Lot F), South Westbrook Drive (Lot G), Pebble Creek Drive (Lot H), Trails Edge Drive
(Lot I), North Westbrook Drive (Lot J) and Seippel Road (Lot K), together with certain
public utility easements and storm water detention facility, al in Eagle Valley
Subdivision. which the owners by said final plat have dedicated to the public forever;
and
Whereas, the preliminary plat has been exam [ned 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 2 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 TH E CITY COUNCIL OF TH E CITY
OF DUBUQUE IOWA:
Section I That the dedication of Commerce Park (Lot F), South Westbrook
Drive (Lot G), Pebble Creek Drive (Lot H) Trails Edge Drive (Lot), North Westbrook
Drive (Lot J), and Seippel Road (Lot K), 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 the Final Plat of Lots 1 thru 48, Inclusive, of Block 1. Lots 1
thru 10. Inclusive, of Block 3 and Lots A, B, C, D, E, F,G, H, I, J, and K of Westbrook
Subdivision is hereby approved and the Mayor and City Clerk are hereby authorized
Resolution No. -03
Page 2
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 written acceptance
hereto attached agreeing:
(a)
To reduce Commerce Park (Lot F), South Westbrook Drive (Lot G), Pebble Creek
Drive (Lot H), Trails Edge Drive {Lot I), and North Westbrook Drive (Lot J) 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 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;
(d)
To construct storm water detention facility(s) in a manner acceptable to the City
Engineer, in accordance with construction improvement plans approved by the
City Engineer, prior to grading associated with the proposed streets.
(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 Callahan Construction, 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 3. 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 lot 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. Ail vacant lots shall have sidewalks
installed upon development of 80% of the lots approved by the plat.
Section 4. The developer will maintain the detention facilities constructed as
part of Westbrook Subdivision until it has been fully completed and 80% of the sum of
Resolution No. -03
Page 3
the platted lots in the entire Westbrook 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 (Lots B, C, D & E) 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 5. That the City may install a portion of the 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 from the
date of this resolution, ,all in accordance with the development agreement between the
City of Dubuque and Callahan Construction.
Section 6. That the City may install a portion of the 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 from the date of this resolution, all
in accordance with the development agreement between the City of Dubuque and
Callahan Construction.
Section 7. That the final acceptance of all public improvements shall occur
upon certification of the City Engineer to the City Council that all public improvements
have been completed in accordance with the improvement plans and City standard
specifications and accepted by City Council Resolution.
Section 8. That in the event Callahan Construction 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.
- 03
I, the undersigned, Joel Callahan, representing Callahan Construction, having
read the terms and conditions of Resolution No. - 03 and being familiar with the
conditions thereof, hereby accept the same and agree to the conditions required
therein.
Dated this day of 2003.
By:
Joel Callahan
Callahan Construction
SUBDIVISION STAFF REPORT
Project Name:
Property Owner.
Applicant:
Final Plat of Lots I thru 48, Inclusive, of Block 1, Lots 1 thru 10,
Inclusive, of Block 3 and Lots A, B, C, D, E, F, G, H I, J and K of
Westbrook Subdivision
Callahan Construction, Inc.
Joel Callahan
Number of Lots:
Acreage in R.O.W. 4.35 acres
Total Area: 41.042 acres
In City: Yes
In 2-Mile Area: Yes
Flood Plain: Yes
Density Allowed: 1/5,000
Commonly owned lots: None
Sanitary Sewer: Yes
Water: Yes
Storm Sewer: No
Existing Street Access: Yes
Proposed Land Use:
Existing Land Use:
Adjacent Land Use:
CommerciallSF
Vacant
North - Residential
East - Agricultural
South - Industrial
West - Agricultural
Proposed Zoning: CS/R-2
Existing Zoning: County R-2
Adjacent Zoning: North - County R-2
East - AG
South - PI
West- C-1/R-2 County
Physical Characteristics: The subject parcel is located on the east side of Seippel
Road immediately north of the City of Dubuque Industrial Center West. The property
generally slopes to the south and has moderate slopes on the property.
Proposed Phasing: Phase I includes all the commercial and approximately 48
R-2 Two-Family Residential lots, Phase 2 will include the remaining residentia lots.
Previous Conditions of Zoning or Plats: None,
Dedication of Open Space or Public Amenities:The applicant proposes to dedicate
approximately three acres (within LotA) to the City as open space and park land as
part of Phase 2.
Proposed Streets and Grades: The applicant is proposing the construction of four new
streets to be dedicated to the public. Three of the streets are within the residential
portion of the development and vary in grade from 3% to 8%.
Recommended Motion: Motion to approve the submitted Final Plat of Lots 1 thru 48,
Inclusive, of Block 1, Lots I thru 10, Inclusive, of Block 3 and Lots A, B, C, D, E, F, G,
H. I, J and K of Westbrook Subdivision
Subdivision Staff Report - Westbrook Subdivision Page 2
Conformance with Comprehensive Plan: The Land Use Map of the Comprehensive
Plan designates the property for a mixture of commercial and residential development.
Impact of Request on:
Utilities: City water and sewer can be extended to serve the subject property. The City
utilities have adequate capacity to serve the proposed development.
Traffic Patterns: The proposed development will generate approximately 1,069 average
daily trips from the single-family lots. The number of vehicle trips generated by a
particular commercial service business can vary widely, thus, no estimate for the five
commercial service zoned lots has been included.
Public Services: Existing public services have been extended to this portion of the City
of Dubuque because of recent annexations. A new snow route has been established
and the address list for Police, Fire and Operations and Maintenace have been
updated.
Environment: Staff does not anticipate any adverse impact to the environment
provided adequate erosion control is provided during all phases of development.
Adjacent Properties: The proposed development will increase the number of vehicle
tdps on Seippel Road and will increase the ambient light and noise level of the
surrounding area.
StaffAnalysis: The submitted Final Plat of Westbrook Subdivision encompasses
approximately 44 acres and is located immediately north of the City of Dubuque,
Dubuque Industrial Center West, and east of Seippel Road. The submitted final plat
includes 48 residential lots to be zoned R-2, and 10 lots to be zoned CS Commercial
Service and Wholesale District.
The property will be served by four new public streets. The area to be zoned
commercial service will be served by a single cul-de-sac street with access directly to
Seippel Road. The R-2 residential lots will be served by three new public streets with
two accesses to Seippel Road
The streets serving the R-2 residential lots are of a new design standard approved by
the City Council that allows for a 27-foot wide street within a 42-foot right-of-way.
Parking will be restricted to one side only on these streets. This new street standard is
intended to reduce the cost of installation of new public streets by reducing the width of
paving. However, with only one side available for parking, more travel lane width is
available when compared to the 31-foot wide street with parking on both sides.
Subdivision Staff Report - Westbrook Subdivision
Page 3
The proposed subdivision can be served by extension of the City's water and sewer
systems. Sanitary sewer currently terminates on the south side of the proposed
subdivision at the property line between Mr. Callahan's property and the City of
Dubuque's industrial park. City water is available within the right-of-way of Seippel
Road and currently terminates at the property line between the Dubuque Industrial
Center West and Joel Callahan's property.
The applicant has provided space for construction of storm water detention basins In
Lots B, C, D and E. There is also a small portion of a designated 100-year flood plain
that encumbers this property. This issue has been resolved by: (1) shortening the
street so that it does not encroach ~)n the 100-year flood plain; and (2) and a flood plain
development permit has been approved by the City of Dubuque Zoning Board of
Adjustment and the Department of Natural Resources. The applicant is currently
working with the Corps of Engineers to mitigate and protect existing wetlands on the
property.
The applicant is also proposing to dedicate approximately three acres to the City of
Dubuque for open space/park area. This property is located in the northeast corner of
the subdivision, and while a portion of the property is encumbered by a drainage way
and wetlands, there is adequate space for a playground area.
The submitted Final Plat of Westbrook Subdivision is in substantial compliance with
City of Dubuque Subdivision Regulations and staff would recommend that it be
approved,
FINAL PLAT OF LOTS I THRU 4-8, INCLUSIVE, OF BLOCK 1
LOTS ' THRU t0, INCLUSIVE, OF BLOCK 5 AND
LOTS A, B, C, D, E, F, G, H, , d & K OF WESTBROOK SUBDIVSION
AS COMPRISED OF LOT - OF THE SWl/4 NWl/4 AND LO'/ 2 OF THE S£1/4
NWl/4. SECTION 30. T89N R2E OF THE 5TH P.M DUBUQUE COUNT'F lOW,~
P.O.B.
SHEET 2 OF 7
B 0 C 3