Plat, final, part Arbor Estates
~
~<k~
MEMORANDUM
April 12,2004
TO:
The Honorable Mayor and City Council Members
FROM:
Michael C. Van Milligen, City Manager
SUBJECT: Final Plat of Lots 12 thru 19, Inclusive, of Block 5, Lots 1 thru 10, Inclusive
of Block 6, Lots 3 thru 5, Inclusive, Block 7, Lot 1 of Block 8, Lot 1 of Block
9, and Lots H thru N, Inclusive, all of Arbor Estates
Planning Services Manager Laura Carstens is recommending approval of the final plat
of the 2nd Phase of Arbor Estates.
The applicants are requesting that the City Council waive Section 42-20(h) of the
SubdMsion Regulations, which stipulates that "streets that are aligned with existing or
platted streets, shall bear the names of the existing streets." The applicants want to
name the extension of Bittersweet Lane, after it crosses Honeysuckle Lane, Arbor
Wood Court. Staff believes an appropriate compromise would be to name the cui-de-
sac street Bittersweet Court. Emergency Communications Manager Sandi Hutchcroft
has indicated that streets in another subdivision begin with the word "Arbor," and also
would prefer Bittersweet Court as an alternative street name.
I concur with the recommendation and respectfully request Mayor and City Council
approval.
{f1JJ Í{, flk~
Mic ael C. Van Milligen
MCVM/jh
Attachment
cc: Barry Lindahl, Corporation Counsel
Cindy Steinhauser, Assistant City Manager
Laura Carstens, Planning Services Manager
CITY OF DUBUQUE, IOWA
MEMORANDUM
April 12, 2004
FROM:
Michael C. Van Milligen, City Manager
Laura Carstens, Planning Services Manager ~ßCJ
TO:
SUBJECT:
Final Plat of Lots 12 thru 19, Inclusive, of Block 5, Lots 1 thru 10, Inclusive of
Block 6, Lots 3 thru 5, Inclusive, Block 7, Lot 1 of Block 8, Lot 1 of Block 9, and
Lots H thru N, Inclusive, all of Arbor Estates.
INTRODUCTION
Kivlahan Farms, L.C. has submitted a final plat for the 2nd Phase of Arbor Estates. The
Zoning Advisory Commission reviewed and approved the preliminary plat at their April 4, 2001
meeting. The subject subdivision provides for the platting of 30 new residential lots.
DISCUSSION
The submitted final plat provides for a mixture of single family and multi-family lots. The plat
provides for the extension of three public streets named Arrowwood Lane, Bittersweet Lane,
Honeysuckle Lane and Arbor Woods Court. The extensions of the public streets will all be
built to City residential street design standards with 50 foot of right-of-way and 31 feet of
paving.
The applicants are requesting that the City Council waive Section 42-20(h) of the Subdivision
Regulations, which stipulates that 'streets that are aligned with existing or platted streets,
shall bear the names of the existing streets." The applicants want to name the extension of
Bittersweet Lane, after it crosses Honeysuckle Lane, Arbor Wood Court. Staff believes an
appropriate compromise would be to name the cul-de-sac street Bittersweet Court.
Emergency Communications Manager Sandi Hutchcroft has indicated that streets in another
subdivision begin with the word"Arbor," and also would prefer bittersweet Court as an
alternative street name.
The City Engineering Division and Water Department have reviewed the submitted plat for
compliance with storm water detention policies and sanitary sewer and water main installation
codes and are recommending approval of the final plat.
RECOMMENDATION
Staff recommends the City Council approve the final plat of Final Plat of Lots 12 thru 19,
Inclusive, of Block 5, Lots 1 thru 10, Inclusive of Block 6, Lots 3 thru 5, Inclusive, Block 7, Lot
1 of Block 8, Lot 1 of Block 9, and Lots H thru N, Inclusive, all of Arbor Estates, as the
submitted final plat is in substantial compliance with the City of Dubuque Subdivision
Regulations.
LC/mkr
Attachments
!J.
N
Ï:>~B ~JE
~<k~
Vicinity Map
Applicant: Kivlahan Farms LC.
Location: Northeast of the NW
Arterial and East of John F.
Kennedy Road
Description: Final Plat of Lots 12
thru 19, inclusive, of Block 5, Lots 1
thru 10, inclusive, of Block 6, Lots 3
thru 5, inclusive, of Block 7, Lot 1 of
Block 8, Lot 1 of Block 9, and Lots
H thru N, inclusive, all of Arbor Estates
D City Limits
I::::¡:~:!:! Proposed Area to be Platted
SUBDIVISION STAFF REPORT
Project Name:
Property Owner:
Applicant:
Final Plat of Arbor Estates, Phase II
Kivlahan Farms, LLC
John and Doris Kivlahan
NÙrTÎber of Lots:
Acreage in ROW.
Total Area:
In City:
In 2-Mile Area:
Flood Plain:
30
2.5 acres
57.64 acres
Yes
N/A
No
Density Allowed: 1/5,000
Commonly owned lots: None
Sanitary Sewer: Yes
Water: Yes
Storm Sewer: Yes
Existing Street Access: Yes
Proposed Land Use:
Existing Land Use:
Adjacent Land Use:
Residential Proposed Zoning: R-1/R-2
Vacant Existing Zoning: R-1/R-2
North - Residential Adjacent Zoning: North -R-2 (County)
East - Parkland/Residential East - R-1
South - ResidentialNacant South -R-1/C-3
West - Residential West - R-2 (County)
Physical Characteristics: The subject property is comprised of a rolling topography with
drainage generally toward the north and east.
Proposed Phasing: None.
Previous Conditions of Zoning or Plats: None.
Dedication of Open Space or Public Amenities: None.
Proposed Streets and Grades: Honeysuckle Lane - 4.4%; Arrowwood Lane -1-7.5%;
Bittersweet Lane - 1-3%.
Recommended Motion: Motion to approve the submitted final plat of Arbor Estates
Phase II Subdivision as it in substantial compliance with the City of Dubuque
Subdivision Regulations.
Conformance with Comprehensive Plan: The project implements the
Comprehensive Plan's Land Use Element: Goal 1.2 and 4.4.
Subdivision Staff Report - Arbor Estates Phase II
Page 2
Impact of Request on:
Utilities: City utilities are extended to a point that can serve this development. The
full development of this property will require installation of two lift stations to carry
the affluent to a point that reaches the City's existing 10" existing gravity flow
sewer located in West 32nd Street.
Traffic Patterns: The proposed subdivision has access to the relocated West 32nd
Street, relocated Arboretum Drive and John F. Kennedy Road. The Iowa
Department of Transportation has reconstructed a portion of West 32nd and built a
new Arboretum Drive in the summer of 2001. West 3200 Street carries
approximately 6,000 vehicle trips per day while John F. Kennedy Road carries
approximately 8,000 vehicle trips per day. Both roadways are designated as minor
arterials.
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
and that adequate storm water control is provided for each phase of the
development.
Adjacent Properties: Staff anticipates that the major impact to adjacent properties
will be an increase in the volume of traffic on both John F. Kennedy Road and
West 3200 Street, as well as a small increase in the ambient light level and noise
level in this area of town.
Recommended Conditions on Plat: None.
Staff Analysis: The submitted final plat of Arbor Estates Subdivision Phase II
subdivides approximately 57 acres of property into a total of 30 lots. The majority of
these lots are platted for single-family homes. The western portion of Bittersweet Lane
will be developed.
The proposed subdivision is in compliance with the City's ComprehEmsive Plan
designated this property to be developed for single-family residential with areas also
developed for multi-family residential and a commercial node.
The proposed subdivision is an in-fill development. The subject property is bordered
on the west by Barony Woods, on the east by Marshall Park, and to the north by Forest
Grange Subdivision. The layout of the subdivision was also constrained by the IDOT
project, existing overhead power lines and topography.
-_oW> ~
- ~-"-"!""'--_C
Subdivision Staff Report - Arbor Estates Phase II
Page 3
The subdivision has two points of access, one on West 3200 Street and one on
Arboretum Drive. The subdivision is also laid out with only one cul-de-sac, which
benefits the City's Operations and Maintenance Department in terms of picking up
garbage and snow removal.
The proposed streets in Arbor Estates will be dedicated to the City of Dubuque. The
-three streets - Bittersweet Lane, Arrowwood Lane and Honeysuckle Lane are existing
streets that will be extended as part of this plat. In addition, all water and sewer mains
will be dedicated to the City of Dubuque as well. A storm water detention basin will be
provided in Lot 1 Block 9, and a third basin will be located on the north end of the site.
The applicants are requesting that the City Council waive Section 42-20(h) of the
Subdivision Regulations, which stipulates that, "streets that are aligned with existing or
platted streets, shall bear the names of the existing streets." The applicants want to
name the extension of Bittersweet Lane, after it crosses Honeysuckle Lane, Arbor
Wood Court. Staff believes an appropriate compromise would be to name the cul-de-
sac street Bittersweet Court. Emergency Communications Manager Sandi Hutchcroft
has indicated that a couple of streets in another subdivision begin wit the word "Arbor"
and would also prefer Bittersweet Court as an alternative street name.
The submitted subdivision plat is in substantial compliance with the City of Dubuque
Subdivision Regulations and staff recommends the City Council approve the submitted
plat, subject to either waiving Section 42-20(h) of the Subdivision Regulations, or
requiring the street name to remain Bittersweet Lane, or alternatively, Bittersweet
Court.
P",pa",' by' ~ R"'"",,':~~' <lld..6 f
-.
--,
_Pre¡e?~d by: Laura Carstens. City Planner Address: Citv Hall. 50 W. 13th 51 Telephone: 589-4210
RESOLUTION NO.
-04
A RESOLUTION APPROVING FINAL PLAT OF LOTS 12 THRU 19, INCLUSIVE, OF
BLOCK 5, LOTS 1 THRU 10, INCLUSIVE OF BLOCK 6, LOTS 3 THRU 5, INCLUSIVE,
BLOCK 7, LOT 1 OF BLOCK 8, LOT 1 OF BLOCK 9, AND LOTS H THRU N,
INCLUSIVE, ALL OF ARBOR ESTATES,IN THE CITY OF DUBUQUE,IOWA
Whereas, there has been filed with the City Clerk a Final Plat of Lots 12 thru 19,
Inclusive, of Block 5, Lots 1 thru 10, Inclusive of Block 6, Lots 3 thru 5, Inclusive, Block
7, Lot 1 of Block 8, Lot 1 of Block 9, and Lots H thru N, Inclusive, all of Arbor Estates.,
in the City of Dubuque, Iowa; and
Whereas, upon said final plat appears streets to be known as Honeysuckle Lane
(Lot I), Arrowwood Lane (Lot L), and Bittersweet Lane (Lot J), and Arbor Woods Court
(Lot H), together with certain public utility, sewer easements and right-of-way access
(Lot M), which the owners by said final plat have dedicated to the public forever; 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 2 and 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:
Section 1. That the dedication of Honeysuckle Lane (Lot I), Arrowwood Lane
(Lot L), and Bittersweet Lane (Lot J) and Arbor Woods Court (Lot H), together with the
easements for public utilities, sanitary sewer, storm sewer, water mains and right-of-
WJW (Lot M) as they appear upon said final plat, be and the same are hereby accepted;
and
Section 2. That the Final Plat of Lots 12 thru 19, Inclusive, of Block 5, Lots 1
thru 10, Inclusive of Block 6, Lots 3 thru 5, Inclusive, Block 7, Lot 1 of Block 8, Lot 1 of
Resolution -04
Arbor Estates Phase 2
Page 2
Block 9, and Lots H thru N, Inclusive, all of Arbor Estates is hereby approved by 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 written acceptance hereto attached agreeing:
-(alTO reduce Honeysuckle Lane (Lot I), Arrowwood Lane (Lot L), Bittersweet Lane
(Lot J), and Arbor Woods Court (Lot H) 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 mains and sewer service laterals into each individual lot,
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 (Lot 1, Block 9), and construct a
temporary detention basin (Lot N) in a manner acceptable to the City Engineer, in
accordance with the City of Dubuque standard specifications 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;
(e)
To maintain the public improvements, fora 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 Kivlahan Farms, loC., 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
"~---_.-
. .
-
Resolution -04
Arbor Estates Phase 2
Page 3
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 4. The developer will maintain the detention facility (Lot 1, Block 9)
until it has been fully completed and is transferred to the condominium association.
-Upö~nCtÍ1e condominium association's acceptance of the detention facility, all
maintenance expenses incurred shall be the responsibility of the Association. The
developer shall be responsible for the operation and maintenance of the temporary
detention basin until such time as a permanent detention basin is constructed as part of
a future phase of Arbor Estates. Operation and maintenance of the detention facilities
shall be in accordance with the approved Pollution Prevention Plan and all City, State
and Federal Code Of Ordinances. If the development homeowners association fails to
properly maintain the detention facilities, any maintenance expense incurred by the
City shall be assessed against the condominium owners, 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 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 6. That in the event Kivlahan Farms, L.C. fails to execute the
acceptance and furnish the guarantees provided in Sections 2 and 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
2004.
Terrance M. Duggan, Mayor
Attest:
Jeanne F. Schneider, City Clerk
ACCEPTANCE OF RESOLUTION NO.
-04
We, John and Doris Kivlahan, representing Kivlahan Farms, LC., the
undersigned, having read the terms and conditions of the Resolution No. 04 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
2004.
By
John Kivlahan
By
Doris Kivlahan
,-- -- .-
" , . -
,",
PREPARED BY' MICHAEL J. "'HER. BUE"NO' ASSDCIATES. I212 LOCUST ST. DUBUQUE. IA 5200!. PH, <563) 556-4389
LEGEND
. ~~N~,s~~;.'~~~S~E~~~E~G;~~'~~T;iASTC
. mONO I' OM, 'Ie¡: ONCE" Dn*:R~[SE NOTED
0 ;¡:mc5i2; ~;¡¡¡D"~1:Eti:";~~~".
NE~ ,0; elNE THlS PC"
I. ALL MEASUREMENTS ARE IN FEET AND DECIMALS THEREOF. FlNA' PCAT 'OON"" elNE
2. PROPRIETOR, KIVLAHAN FARMS LC. - - - - - - - - - - - - EASEMENT elNE
3. SURVEY REQUESTED BY, JOHN KIVLAHAN - - - - - - - - - - "ISTING 'OT CINE
4. TOTAL AREA SURVEYED 57.637 ACRES <2510m SD. - - - - - - - - - "SE",NT """elNE
5. THIS PLAT IS SUBJECT TO ALL RIGHT OF VATS AND EASEMENTS OF ' , RECORDED "HENSION
RECORD AND NOT OF RECORD. P.OB. POINT OF BE",,",ING
ó. UTILITY EASEMENT CREATED BY THIS PLAT ARE FOR ELECTRIC. 'OV RIGHT OF '"
TELEPHONE. CABLE TV. GAS. VATER MAIN. STORM SEVER. SANITARY AC ACRES
SEVER UNLESS OTHERVISE NOTED. SF SO",RE FEET
f
NOTES,
FINAL PLAT OF LOTS 12 THRU 19, INCLUSIVE, OF
BLOCK 5, LOTS 1 THRU 10, INCLUSIVE, OF BLOCK 6,
LOTS 3 THRU 5, INCLUSIVE, OF BLOCK 7, LOT 1 OF
BLOCK 8, LOT 1 OF BLOCK 9, AND LOTS H THRU N,
INCLUSIVE, ALL OF
ARBOR ESTATES
IN THE CITY OF DUBUQUE, IOWA
NOTE: THIS PLAT IS A SUBDIVISION OF LOT F OF ARBOR ESTATES IN THE NE1/4 OF
SECTION 16 AND THE SE1/4 OF THE SE1/4 OF SECTION 9 ALL OF T.89N.. R.2E. DF
THE 5TH P.M.. IN THE CITY OF DUBUQUE. IOWA.
SHEET
2
SHEET
3
SHEET
4
¡-----------li----------¡-m----------,
I I
I I
I I
I I
I I
I II
'1 I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
LOT N
LOT 1
BLOCK 9
NOT TO SCALE
I HERE" CERTIFY TH" THlS CAND SURV":NG DOCUMENT V"
PREPARED AND THE RECATED SURV" VTJRK V" PERFO,"ED " "' OR
UNDE' "' ",m PERSONAL SU?(,VISION AND THAT: AM A DO"
el"NSED CAND 5U'V,,"' ONDER THE CAVS OF THE STATE OF IO~A
BUESING & ASSOCIATES
CONSULTING ENGINEERS
1212 LOCUST STREET
DUBUDUE. JO~A 520"
<5ó31 55ó-<3B9
""~N ". "H """" ". ,,~
MV" '"", "",.. "" ,"". ""..
DVG. NO. 03I31-FP SCALE, I' . 100'
"CHAC'"V"ER
el"NSE NUMBE' ISO"
"' el""E RENEVAL "IE lS DECEMBE' 31. 2005
SHEETS CO~ERED " THlS SEAL .
SHEET 1 OF 9
BUESING :\. ASSOCIATES
CONSULTING ENGINEERS
1212 lOCUST STREET
DUBUQUE, !O\lA 52001
(563) 556-4389
DRA\lN BY, JCH CHECKED BY, MJ\I
SURVEY DATE, 2/20/04 PLOT DATE, 4/8/04
D\lG. NO. 03131-FP SCALE, I' = 100'
SHEET 2 OF 9
FOUND 1" OIA IRON PIPE
W/AI @ THE NW CORNER
OF THE SEI/4 SE1/4.
SEC. 9 T89N. R2E
-
0 50'
I
SCALE
100'
I
IN
200'
I
FEET
¡¡.,
"-
m
(\J
g
¡¡.,
"-
ui
(\J
~
¡
\
10'1
NO-SCALE
7
í
í'"
íi<
-<!
':>
í",o
íwf!5
- '"
'Z~
í'j",
NW<!
"'"
b~ió'
~o'"
'"
0
z
':¿
:'!
n
^
~
ç
¡¡¡
5'
"3
~10'
2
5'
!--5'
LOT 6 BLK 1 BARONY WOODS
"-
"-."
<¡,-t '
0" "
'"e,
,,-r'!:-~OOO
0" ^'o-t
,"<¡,{f
SW CORNER OF THE SEI/4
SEI/4. SEC. 9 T89N. R2E
FOUND 5/8" STEEL REROD
W/YELLOW PLASTIC CAP
MARKED "JLW 4016" PER
CORNER CERTIFICATE INSTR.
NO. 10009-03 --
In
.,-
~
ru
z
10'
ARRO,,"OOD LANE 10' I
t
\<:
,N
tv \~
32.88' ~ 6&, i.,J
(3288') Ç199 01'<: ""
. '- j . 1'«:1/' Iv- \ -
LOT H-HOf "ELENE "Ie, .91')
. "ART" STEWART SUBO. "!õI;!¡lií 'OJ'(le, '
//¿¡7~:¡;¡ / . OJ)
"-"'-!f "'ST 1/2 LOT
---~/' fi$! /' iÐ'ËJ-E'&' -"JRY :
/ / ~« " STEWART SUBO. /
EACH LOT IN THIS SU8DIVISION HAS
UTILITY EASEMENTS OF 10' ON ALL
STREET FRONTAGES AND REAR LOT
LINES AND 5' ON ALL SIDE LOT LINES
i--
"-
,-.:
C'1
::;
i--
"-
,-.:
C'1
.,-
N 5'49'53' E ~
63.58' 1('
\ N 8'13'31' \I
73.31'
CENTERLlNE OF \
20' \I!DE STORM'
SE\lER EASEMENT----Y N 2~;~~01r \I
N 89'37'35' E
731.08'
LOT 1, BLOCK 9
ARBOR EST A TES
8.00 AC
~
M
(\J
M
z
\ N
'(
10'59'42' \I
96.21'
"3
"-."
~,
g
^
::j
'"
g
..;
/\
LOT 2+H 0'
"ELEN E . "ARY "
STEWART SU80.
S 87'42'59' \I
275.20'(275.20')
\
BLOCK 3
ARBOR ESTATES
N 88.56'36. E
1335.81'<1335.46')
r
10'1
-': 5'
':-5'
LOT N
ARBOR ESTATES
NO-SCALE
:I:
OJ
Z
r::
~
n
^
¡;;
r
J>
z
"'
37.27AC
,.
'7
EACH LOT IN THIS SUBDIVISION HAS
UTILITY EASEMENTS OF 10' ON ALL
STREET FRONTAGES AND REAR LOT
LINES AND 5' ON ALL SIDE LOT LINES
OETAIl
NO-SCALE
N 88.37'29" E
907.27'
97.79' 115.01'
B L~O C
¡j\ 'i LOT 2
?ß ~ 14375 SF
. >(
143.23'
6
115.00'
"6 r--
%-
-<-
, <f>
, CO,
\ '"
" ~ \
\ ('
~O'
SCALE IN
---------
200'
I
FEET
BUESING & ASSOCIATES ~,--- ~
CONSUL TlNG ENGINEERS
1212 LOCUST STREET
DUBUQUE. IDW'A 52001
<563) 556-4389
DRAW'N BY. JCH CHECKED BY. MJW'
SURVEY DATE' 2/20/04 PLOT DATE. 4/8104
DW'G. NO. 03131-FP SCALE. l' = 100'
SHEET 3 OF 9
LOT 7
----_J~
81'(1335.46')
~~E C~;~N'; ~;B;HiTESE~"~R~~'~ìY~~éo~O TB9N. P 08
PLASTIC CAP MARKEO "JLW 4016" PER CORNER /
CERTIFICATE INSTR. NO. 12213-02 ------
LOT N
ARBOR ESTATES
37.268 AC
1623384 SF
:>
u
~~.
~~
Zõ
~-
<I>
132,95'
(Bg
rue
If1M
ò-
z
N 89'07'34' E
93.53'
:"
(\J
ru-
1f1(\J
, co
OM
z~B
"N ::':!
w6 :::
N I- '
- 0 '
- ---=-;~
(» 0 ,
N ..J ,
'" '"
(»
-r-
1 SE coelER. SEC.
B. TBBN. R2E.
FOUND 5/B"
REBAR/ALUMINUM
CAP PER CORNER
CERTIFICATE
IN5TR. #12493-00
LOT 11
, '
¡LOTIO \ ':65ö
, >-4 ,-< OJ \
' ,0
L_~~r'l~
c
BITTERSIJEET LANE 3:
EACH LOT 1N THIS SUBDIVISION HAS
UTILITY EASEMENTS OF 10' ON ALL
STREET FRONTAGES AND REAR LOT
LINES AND 5' ON ALL SIDE LOT LINES
50'
100'
I
IN
200'
I
FEET
BUESING & ASSOCIATES
CONSUL TING ENGINEERS
1212 LOCUST STREET
DUBUQUE. 10VA 52001
(563) 556-43B9
DRAW BY, JCH CHECKED BY, "JV
SURVEY DATE, 2120/04 PLOT DATE, 4/B/04
DVG. NO. 03131-FP SCALE,I' = 100'
SHEET 4 OF 9
ARBOR
ESTATES
SEE SHEET 2 AND 3 FOR
CURVE AND LINE LOCATION
~~=.~
LINE CHORD BEARING DISTANCE
L-I N 41'25'48' E 14.52'
L-2 N 49'38'42' '" 13.55'
L-3 N 2'14'48' '" 70.00'
L-4 N 47"07'28' '" 14.10'
L-5 S 42'42'59' '" 14.14'
L-6 N 2'14'18' '" 70.00'
L-7 N 49'52'26' '" 15.09'
L-8 N 40'07'34' E 13.12'
CURVE DELTA RADIUS ARC TAN CHORD CHORD BEARING
C-I 18'04'44' 655.20' 206.74' 104.24' 205.88' N 59'03'03' '"
C-2 300'00'00' 50.00' 261.80' __d- 50.00' N 7'33'10' '"
C-3 49'57'00' 175.00' 152.56' 81.51' 147.78' N 57"28'20' E
C-4 49'57'00' 225.00' 196.15' 104.80' 190.00' S 57'28'20' '"
C-5 50'05'39' 125.00' 109.29' 58.41' 105.84' N 57"32'39' E
C-6 46'40'26' 75.00' 6I.I0' 32.36' 59.42' S 55'50'03' '"
C-7 25'36'53' 275.00' 122.94' 62.52' 121.92' N W33'51' E
C-8 31'08'38' 225.00' 122.30' 62.70' 120.80' N 14'33'41' E
C-9 12'17'31' 325.00' 69.72' 35.00' 69.59' S 86'08'16' E
C-IO 2'42'29' 325.00' 15.36' 7.68' 15.36' S 78'38'16' E
C-Il 15'00'00' 275.00' 72.00' 36.20' 71.79' S 84'47'01' E
C-12 20'00'00' 275.00' 95.99' 48.49' 95.51' S 87'17'01' E
C-13 1l"40'04' 325.00' 66.18' 33.21' 66.07' S 83'07'03' E
C-14 8'19'56' 325.00' 47.26' 23.67' 47.22' N 86'52'57' E
C-15 16'19'51' 325.00' 92.63' 46.63' 92.32' S 89'07'06' E
C-16 1l"36'45' 325.00' 65.87' 33.05' 65.76' S 75'08'48' E
C-17 12'51'48' 275.00' 61.74' 31.00' 61.61' N 89'08'53' E
C~18 15'04'48' 275.00' 72.38' 36.40' 72.17' S 76'52'49' E
C-19 8'00'00' 475,00' 66.32' 33.22' 66.27' S 4'52'26' E
C-20 8'00'00' 525.00' 73.30' 36.71' 73.24' S 4'52'26' E
BUESING & ASSOCIATES
CONSULTING ENGINEERS
1212 lOCUST STREET
DUBUQUE, ID\./A 52001
(563) 556-4389
DRA\./N BY: JCH CHECKED BY: MJ\./
SURVEY DATE: 2/20/04 PLOT DATE: 4/8/04
D\./G. NO. 03131-FP SCALE: l' = 100'
SHEET 5 OF 9