EverGreen Real Estate Development Corporation_Amend PUDPlanning Services Department
City Hall
50 West 13th Street
Dubuque, IA 52001 -4864
(563) 589 -4210 phone
(563) 589-4221 fax
(563) 690 -6678 TDD
planning@cityofdubuque.org
The Honorable Mayor and City Council Members
City of Dubuque
City Hall — 50 W. 13 Street
Dubuque IA 52001
Dear Mayor and City Council Members:
Masterpiece on the Mississippi
Dubuque
battri
'1
2007
March 10, 2011
Applicant: EverGreen Real Estate Development Corporation
Location: Lake Ridge Drive
Description: To amend the Cedar Lake Plaza Planned Commercial District to allow a
senior assisted - living housing development.
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 the proposed project, location,
building design, floor plan and services offered.
Staff reviewed the history of the site, previous zoning applied to the property, and a
letter received from the neighboring condo association president.
The existing property owner spoke in support of the amendment request.
The Zoning Advisory Commission discussed the request, reviewing screening along the
west property line, front yard setback and existing businesses in the PUD.
Recommendation
By a vote of 5 to 0, the Zoning Advisory Commission recommends that the City Council
approve the request, with the following conditions:
1. That the conceptual plan labeled Exhibit B shall regulate development of the
proposed senior housing development, except;
2. that the front yard setback along Lake Ridge Drive be 20 feet; and
3. that a landscape screen along the west side of the building that consists of
evergreen plantings a minimum of four (4) feet in height at planting, spaced five
Service People Integrity Responsibility Innovation Teamwork
The Honorable Mayor and City Council Members
Page 2
Attachments
(5) feet on- center and will achieve 50% opacity within three (3) growing
seasons.
A simple majority vote is needed for the City Council to approve the request.
Respectfully submitted,
z_.
/2, �f
Charles Miller, Vice Chairperson
Zoning Advisory Commission
cc: David Harris, Housing & Community Development Director
David Heiar, Economic Development Director
Service People Integrity Responsibility Innovation Teamwork
THE CITY OF
DUB
Masterpiece on the Mississippi
Dubuque
1 I/ I
2007
['Variance Planned District
['Conditional Use Permit Preliminary Plat
['Appeal ['Minor Final Plat
['Special Exception DText Amendment
['Limited Setback Waiver ['Simple Site Plan
['Rezoning [Minor Site Plan
Please Woe or print legibly in ink pLEAi z. _
Existing zoning: PC-- Proposed zoning:
PLANNING APPLICATION FORM
❑Major Site Plan
['Major Final Plat
['Simple Subdivision
['Annexation
❑Temporary Use Permit
Property Owner(s):
Applicant/Agent:
FOR OFFICE USE ONLY — APPLICATION SUBM AL CHECKLIST
Fee: g OD Received by:
7 7
Sec— 4-0-0 Sq t^e.srr
City of Dubuque
Planning Services Department
Dubuque, IA 52001 -4864
Phone: 563-589-4210
Fax: 563 - 589 -4221
['Certificate of Economic Non - Viability
❑Certificate of Appropriateness
['Historic Designation
['Neighborhood Assodation
❑Other:
PC—AV.Hlstoric District: /i4 Landmark: iV /A
l ets ! L Date: / — 3 / — $9•O )
Date: /
ta9va, rctor1
C I o.r kn c. 14euc41 Phone: Se'? - c/32G
Property owner(s):
t r �,.s
Address: 372 3 t.cOke- 2 � �- Orwe.- City:
Fax Number: it/ /a' Cellular Number:
Applicant/Agent: -rree..rt ac es i L. Corp. Phone: ?S2 q- 1y5-2i45 eS• A5
Address: /4670 �.•�. I/%' 7 r ( sue: 2 !C City: Pra State: MtJ zip: $3 7 Z
Fax Number: 4S2 4/45 - 2 3 yc4 Cellular Number: mss: (e / 2. P RC, - > 71
Site location /address: Z. G-k e. Q' c 9 e O ` e -
(�v�tx State: T» Zip:. 2cX 3
"JAI E -mail Address: stl )/,e
Legal Description (Sidwell parcel ID# or lot number /block number /subdivision):
Total property (lot) area (square feet or acres): 2.42 a.ert s
Describe proposal and reason necessary (attach a letter of explanation, if needed):. C c s+,G• ta.cj , W arm
Ass:sieb •r-
CERTIFICATION: I /we, the undersigned, do hereby certify that:
1. It Is the property owner's responsibility to locate property lines and to check your 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 wrl a en and gr phic r} ten s area ch
Date: .3/• 1/ Docket:
o Site /sketch plan❑ Conceptual Development an DPhoto ❑ Plat
❑ Improvement plans ❑ Design review project description ❑ Floor plan ❑ Other:
Application Type: Planned District Amendment to Planned Community Ordinance
No 63 -97
Property Owner: Richard V. Hansel Living Trust / Charlene L. Hansel Living Trust
Property Owner Phone: (563) 583 -4326 and (563) 583 -6422
Property Owner Address: 3223 Lake Ridge Drive, Dubuque, IA 52003
Property Owner Fax: NA
Property Owner Cell Ph.: NA
Property Owner Email: NA
Applicant:
Applicant Phone:
Applicant Address:
Applicant Fax:
Applicant Cell Phone:
Applicant Email:
The Rose of Dubuque'" Dubuque, IA
Supplement to Planning Application Form
January 31, 2011
EverGreen Real Estate Development Corp. (Gregory McClenahan —
President)
(952) 445 -2345 ext 15
16670 Franklin Trail, Suite 240, Prior Lake, MN 55372
(952) 445 -2344
(612) 986 -8713
gmcclenahan@evergreenredc.com
Site Location and Address:
Existing Zoning:
Proposed Zoning:
Historical District:
Landmark:
Legal Descriptions:
Total Property (Lot) Area:
a. Address — 3390 Lake Ridge Drive (as proposed by City of
Dubuque, IA)
b. Location — site is located near the south west corner of Lake
Ridge Drive and Cedar Cross Road, just south of Hwy 20.
Property is currently zoned Planned Commercial under that
Planned Unit Development Ordinance No. 63 -97 dated November
3, 1997 which amended Ordinance 8 -96.
Planned Unit Development (PUD) - Amendment to existing
Planned Community in a manner that will allow for the proposed
development as described within this application.
No
No
No current legal description exists — subject site will be created or
replatted from a portion of Lot 2 -2 Cedar Lake Plaza 3rd Addition
(PID 1034101019).
Subject site is planned to be a total of 114,111 SF or 2.62 acres
(note that this parcel will be created from Lot 2 -2 Cedar Lake
Plaza 3rd Addition which is 207,346 SF or 4.76 acres).
Describe Proposal and Reason Necessary: Please see The Rose of Dubuque Proposal Packet
Included
CRY OF DUBUQUE,
IOWA
OFFICIAL NOTICE
NOTICE Is hereby giv-
en that the Dubuque
City Council' Will con-
duct public hearings at
a meeting to com
mence' at 6:30 p.m. on
Monday,, 'March 21,
2011, in the- Historic
Federal Building, 350
West 6th Street, on the
following:
Amend ' Planning
Commercial District
Request of EverGreen
Real Estate Develop-
ment Corporation to
amend the Cedar Lake
Plaza Planned Com-
mercial District to al-
low a senior assisted
living housing develop-
ment
Rezonilog
Request of Thomas
Frost, to rezone prop-
erty located at
515/527/531/537 West
8th Street from C -4
Downtown Commercial
District to OC Office
Commercial District.
Copies of supporting
documents for the pub-
lic hearings are on file
in the City Clerk's Of-
flce and may be
viewed during normal
working hours.
Written comments re-
garding the above pub-
lic hearings may be
submitted to the City
Clerk's Office on or be-
fore said time of public
hearing. At said time
and place of public
hearings all interested
citizens and parties
will be given an oppor-
tunity to be heard for
or against said
rezoning.
Any visual or hearing
impaired persons
needing special assis-
tance or persons with
special accessibility
needs should contact
the City' Clerk's Office
at (563) 589 -4120 or
TDD (563) 690 -6678 at
least 48 hours prior to
the meeting.
Jeanne F. Schneider,
CMC, City Clerk
.1t 3/11
STATE OF IOWA {SS:
DUBUQUE COUNTY
CERTIFICATION OF PUBLICATION
I, Suzanne Pike, a Billing Clerk for Woodward Communications, Inc., an Iowa
corporation, publisher of the Telegraph Herald,a newspaper of general circulation
published in the City of Dubuque, County of Dubuque and State of Iowa; hereby
certify that the attached notice was published in said newspaper on the following
dates: March 11, 2011, and for which the charge is $18.49.
Notary Public in and for Dubuque County, Iowa,
Subscribed to before m, A
this //t 9 day of '�,r' i , 20 // .
Notary Public in and for Dubuque County, Iowa.
^' •, I MARY K. W5SThRMEY! i
: Commleslon Number 154%
OFFICIAL
PUBLICATION
ORDINANCE NO.27 -11
AN ORDINANCE
AMENDING TITLE 16 OF
THE CITY OF DUBUQUE
CODE OF ORDINANCES,
UNIFIED DEVELOP-
MENT CODE, BY PRO-
VIDING FOR THE
AMENDMENT OF ORDI-
NANCES 8 -96 AND 63-
97, WHICH ESTABLISH-
ED REGULATIONS FOR
CEDAR LAKE PLAZA, A I
PLANNED UNIT DEVEL-
OPMENT WITH A PLAN-
NED COMMERCIAL
DESIGNATION, LOCAT-
ED AT CEDAR CROSS
ROAD AND LAKE RIDGE
DRIVE AND NOW BEING
AMENDED TO ALLOW
HOUSING FOR ELDERLY
OR PERSONS WITH
DISABILITIES AS A PER-
MITTED USE.
NOW, THEREFORE, BE
IT ORDAINED BY THE
CITY COUNCIL OF THE
CITY OF DUBUQUE, 10-
WA:
Section 1. That Title
16 of the City of Dubu-
que Code of Ordinan-
ces, Unified Develop-
ment Code, is hereby
amended by providing
the amendment of Or-
dinances 8 -96 and 63-
97 which established
regulations for Cedar
Lake Plaza and now
being amended to al-
lowing housing for the
elderly or persons with
disabilities as a permit-
ted use.
Lot 1 and Lot E of Ce-
dar Lake Plaza, Lot 1,
Lot 1 -2 and Lot 2 -2 Ce-
dar Lake Plaza 2nd Ad-
dition, Lot 1 , Lot 1 -2
and Lot 2 -2 of Cedar
Lake Plaza 3rd Addi-
tion, and to the center-
line of the adjoining
public right -of -way, all
in the City of Dubuque,
Iowa.
A. Use Regulations
The following regula-
tions shall apply to all
uses made of land in
the above described
PUD District: •
1. Principal permitted
uses of the PC Planned
Commercial develop-
ment shall be limited
to:
a. Public or quasi -
public utilities includ-
ing substations
b. Mortuary/funeral
home
c. General office
• d. Medical office/
clinic
e. Dental /medical lab
f. Barber /beauty shop
g. Retail sales /service
h. Laundry/dry clean-
er
1. Shoe repair
j. Indoor restaurant
k. Supermarket
1. Tailoring /alterations
m. Furniture/home
furnishing
n. Appliance sales/
service
o. Drive -up automated
bank teller
p. Animal hospital/
clinic
q. Photographic stu-
dio
r. Neighborhood shop-
ping center
s. Business services
t. Barks/savings and
loans, credit unions
u. Indoor amusement
center
v. Indoor recreation
facilities
w. Housing for the
elderly or persons with
disabilities (south of
Lake Ridge Drive, 9nly)
2. Accessory .Uses
shall include any. use
cygtontarily incidental
and subordinate to the
principal use itseFves,!
B. Lot•and'kulk '
;Illations
Devetgpmeflt of land
in the RUD District shall
be regulated as fol.
Ja�eest —_
owner and/or associ a-
tion.
4. Building pads shall
be maintained below
the grade . of Cedar
Cross Road and Starlite
Drive.
E. Sign Regulations
Signs in the PUD Dis-
trict shall be regulated
as follows:
1. Signs shall be al-
lowed in the Planned
Commercial develop-
ment in accordance
with the C -2 sign regu-
lations of Section 16 -15
of the Unified Develop-
ment Code.
F. Additional Stand-
ards
1. That all previously
approved conceptual
development plans are
hereby amended to al-
low for the attached
conceptual develop-
ment plan.
G. Transfer of Own-
ership
Transfer of ownership
or lease of property in
this PUD District shall
include in the transfer
or lease agreement a
provision that the pur-
chaser ,or lease ac-
knowledges awareness
of the conditions au-
thorising the establish -
ment of the district.
H. Recording
A copy of this ordi-
nance shall be record-
ed at the expense of
the property owner(s)
with the Dubuque
County Recorder as a
permanent record of
the conditions accept-
ed. as part of this re-
classification approval
within ten (10) days af-
ter the adoption of this
ordinance. This ordi-
nance shall be binding
upon the undersigned
and his/herheirs, suc-
cessors and assigns.
Section 2. The forego-
ing amendment has
heretofore been re-
viewed by the zoning
Advisory Cornmission
of the City of Dubuque,
Iowa.
Section 3. This ordi-
nance shall take effect
immediately upon pub-
lication, as provided by
law,
Passed, approved and
adopted this 21st day
Of March, 2011,
/s/Roy D. Bud, Mayor
Attest:
/s/7eanne F, Schneider,
GMC, City Clerk
Published officially in
the Telegraph Herald
Newspaper the 26th
day-of March, 2011.
/s/Jeanne F. Schneider,
CMC, City Clerk
it 3/26
STATE OF IOWA {SS:
DUBUQUE COUNTY
CERTIFICATION OF PUBLICATION
I, Suzanne Pike. a Billing Clerk for Woodward Communications, Inc., an Iowa
corporation, publisher of the Telegraph Herald,a newspaper of general circulation
published in the City of Dubuque, County of Dubuque and State of Iowa; hereby
certify that the attached notice was published in said newspaper on the following
dates: March 26, 2011, and for which the charge is $68.54.
cS -7°c
Subscribed to before me, a Notary Public in and for Dubuque County, Iowa,
this a day of rn, o., A , 20 (( .
Not
Po
ublic in and for Dubuque County, Iowa.
JANET K. PAPE
Commission Number 199659
My Comm. Exp. DEC 11, 2013
Prepared by: Laura Carstens, City Planner Address: City Hall, 50 W. 13th St Telephone: 589 -4210
Return to: Jeanne Schneider, City Clerk Address: City Hall- 50 W. 13` St Telephone: 589 -4121
ORDINANCE NO. 27 -11
AN ORDINANCE AMENDING TITLE 16 OF THE CITY OF DUBUQUE CODE OF
ORDINANCES, UNIFIED DEVELOPMENT CODE, BY PROVIDING FOR THE
AMENDMENT OF ORDINANCES 8 -96 AND 63 -97, WHICH ESTABLISHED
REGULATIONS FOR CEDAR LAKE PLAZA, A PLANNED UNIT DEVELOPMENT
WITH A PLANNED COMMERCIAL DESIGNATION, LOCATED AT CEDAR CROSS
ROAD AND LAKE RIDGE DRIVE AND NOW BEING AMENDED TO ALLOW
HOUSING FOR ELDERLY OR PERSONS WITH DISABILITIES AS A PERMITTED
USE.
NOW, THEREFORE, BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY
OF DUBUQUE, IOWA:
Section 1. That Title 16 of the City of Dubuque Code of Ordinances, Unified
Development Code, is hereby amended by providing the amendment of Ordinances 8-
96 and 63 -97 which established regulations for Cedar Lake Plaza and now being
amended to allowing housing for the elderly or persons with disabilities as a permitted
use.
Lot 1 and Lot E of Cedar Lake Plaza, Lot 1, Lot 1 -2 and Lot 2 -2 Cedar Lake Plaza
2nd Addition, Lot 1 , Lot 1 -2 and Lot 2 -2 of Cedar Lake Plaza 3 Addition, and to
the centerline of the adjoining public right -of -way, all in the City of Dubuque, Iowa.
A. Use Regulations
The following regulations shall apply to all uses made of land in the above
described PUD District:
1. Principal permitted uses of the PC Planned Commercial development
shall be limited to:
a. Public or quasi - public utilities including substations
b. Mortuary/funeral home
The Rose of Dubuque in Cedar Lake Plaza Page 2
c. General office
d. Medical office /clinic
e. Dental /medical lab
f. Barber /beauty shop
g. Retail sales /service
h. Laundry/dry cleaner
i. Shoe repair
j. Indoor restaurant
k. Supermarket
I. Tailoring /alterations
m. Furniture /home furnishing
n. Appliance sales /service
o. Drive -up automated bank teller
p. Animal hospital /clinic
q. Photographic studio
r. Neighborhood shopping center
s. Business services
t. Banks /savings and loans, credit unions
u. Indoor amusement center
v. Indoor recreation facilities
w. Housing for the elderly or persons with disabilities (south of Lake
Ridge Drive, only)
2. Accessory uses shall include any use customarily incidental and
subordinate to the principal use it serves.
B. Lot and Bulk Regulations
Development of land in the PUD District shall be regulated as follows:
1. All commercial buildings and structures shall meet bulk regulations set
forth in the Unified Development Code for the C -2 Neighborhood
Shopping Center District, with the exception that building height shall
be limited to 25 feet for commercial structures.
2. That the proposed senior housing project shall be built in substantial
compliance with the conceptual development plan labeled Exhibit B,
and that the building shall be three - stories in height and the front yard
setback along Lake Ridge Drive shall be 20 feet.
C. Performance Standards
The development and maintenance of uses in this PUD District shall be
established in conformance with Section 16 -5 -24 of the Unified Development
Code and the following standards.
1. Proposed public streets in the Planned Commercial development shall
be designed and built to City Engineering specifications.
The Rose of Dubuque in Cedar Lake Plaza Page 3
2. Erosion control devices shall be provided during all phases of
construction of the Planned Commercial development.
3. Parking requirements for allowed uses in the Planned Commercial
Development shall be as per the parking group for the designated use,
in accordance with Section 16 -14 -6 of the Unified Development Code.
4. Sidewalks shall be provided adjoining all public streets including Starlite
Drive and Cedar Cross Road.
5. Storm water detention facilities will be installed as per city Engineering
requirements.
6. Final site development plans shall be submitted in accordance with
Section 16 -12 of the Unified Development Code prior to construction of
any buildings. No buildings shall be constructed until a final site
development plan is submitted on a building -by- building basis and
approved by the Zoning Advisory Commission and City Council.
D. Open Space and Recreational Areas
Open space and landscaping in the PUD District shall be regulated as
follows:
1. A screen of deciduous and evergreen trees shall be planted along
Starlite Drive and Cedar Cross Road to act as a buffer between the
proposed commercial buildings and the adjacent existing residential
development. Evergreen screening to be six feet in height within three
growing seasons shall be planted five feet on center in this buffer.
2. That screening shall be provided along the west property line of the
senior housing project and shall consist of evergreen plantings, a
minimum of four (4) feet in height and five (5) feet on- center at
installation. The screen shall begin 20 feet from the front property line
and extend to the rear building wall of the senior housing facility. The
screen shall achieve 50% opacity and six (6) feet in height within three
growing seasons.
3. Those areas not designated on the conceptual plan for development
shall be maintained as open space, as defined by Section16 -2 -3 of the
Unified Development Code, by the property owner and /or association.
4. Building pads shall be maintained below the grade of Cedar Cross
Road and Starlite Drive.
E. Sign Regulations
Signs in the PUD District shall be regulated as follows:
The Rose of Dubuque in Cedar Lake Plaza Page 4
1. Signs shall be allowed in the Planned Commercial development in
accordance with the C -2 sign regulations of Section 16 -15 of the
Unified Development Code.
F. Additional Standards
1. That all previously approved conceptual development plans are hereby
amended to allow for the attached conceptual development plan.
G. 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 lease
acknowledges awareness of the conditions authorizing the establishment of
the district.
H. 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 within ten (10)
days after the adoption of this ordinance. This ordinance shall be binding
upon the undersigned and his /her heirs, successors and assigns.
Section 2. The foregoing amendment has heretofore been reviewed by the
Zoning Advisory Commission of the City of Dubuque, Iowa.
Section 3. This ordinance shall take effect immediately upon publication, as
provided by law.
Attest:
Passed, approved and adopted this 21 s tday, f March 2011.
eanne F. Schneider, City Clerk
Roy D. B61, Mayor
Dubuque
�tlrkaMr
'I II' ,
2007
Masterpiece on the Mississippi
Vicinity Map
Applicant: EverGreen Real Estate Dev-
elopment Corporation
Location: Lake Ridge Drive
Description: To amend the Cedar Lake
Plaza Planned Commercial District to
allow a senior assisted - living housing
development.
Proposed PUD to be Amended
Base Data Provided by D buaue County GIS
EXHIBIT B
NOTES
1. A PORTON OF LOT 2 -2 OF CEDAR LAKE PLAZA 15160 40011106.
2. PROPFRTY AORRFSS
3390 LAKE RIDGE ORIVE DUBUQUE IA 52003
3 L
HANSEL U5,ING TRUST, CHARLENE L & FAMILY TRUST
3223 LAKE RIDGE DRIVE, DUBUQUE IA 52003
APPLICANTS
EVERGREEN REAL ESTATE DEVELOPMENT CORP.
GREG MCCLENAHAN
15670 FRANKUN TRAIL, SUITE 290 PRIOR LAKE, MN 55372
(952) 447 -2345 m! 15
4. 70 UNIT, 'THREE STORY, SENIOR AFFORDABLE 55515TED 01095 COMMUNITY
5. PROPOSFO RNII RING SFT RACKS
FRONT - 15 FEET
SIDES - 20 FEET
REAR - 100 FEET
91111015// HFIOHT
3 STORIES
B. 51 PARKING STALLS
7. LANDSCAPING SHALL BE DONE IN ACCORDANCE WTI THE CITY OF DUBUQUE MAJOR
SITE PLAN CRITERIA
5041.E
1' - 60• (11'%17')
1' - 30 (20X36')
ZONED R -I
SINGLE- FANILY
REUDENRAL
yE{ --
_-T
I I
PROPOSED SITE
1 =f 209
PU
:1. RESIDER
ZONED R -
_ Two- FAMILY
'MERDENTAL \
PROPOSED ASSISTED SENIOR LIVING CENTER
LOT 2 -2 OF CEDAR LAKE PLAZA THIRD ADDITION
IN THE CITY OF DUBUQUE, IOWA.
LAKE IGE DRIVE
7.0
co
1.W
LOT -2 CEDAR ILIE
PLAZ THIRD ADWWITI� JNI
10' WIDE
LOT D CEDAR UTILITY
LAKE PLAZA EASEMENT
LOT 1 -2 CEDAR LAKE
PLAZA THIRD ADDITION
20' WIDE STORM
SEWER EASEMENT
261,98'
262.0
SP 1A
City of Dubuque, IA
Planning Application
The lose ofDu8uque
Affordable Senior Assisted Living Community
Proposed by EverGreen Real Estate Development Corp.
January 31, 2011
• Applicant:
•Site Location:
•Site and Legal:
• Site Purpose:
• Existing Zoning:
•Proposed Zoning:
The Rose of Dubuque
Proposal Overview
EverGreen Real Estate Development Corp.
3390 Lake Ridge Road - Near South West Corner of
Lake Ridge Road and Cedar Cross Road —
approximately 0.5 miles south of Kennedy Mall on
Cedar Cross Road.
2.62 Acres (114,111 SF) - The proposed site will be
created by replatting a portion of Lot 2 -2, Cedar Lake
Plaza 3 Addition.
Site will be developed into a Three Story, 70 -Unit,
Affordable Senior Assisted Living Community.
Property is currently zoned Planned Commercial under
that Planned Unit Development Ordinance No. 63 -97
dated November 3, 1997 which amended Ordinance
8 -96
Amendment to the existing PUD to allow for the
development and operation of The Rose of Dubuque
Affordable Senior Assisted Living Community.
The Xose of nu6uque
About the Applicant
EverGreen Real Estate Development Corporation (EverGreen):
EverGreen is a real estate development and management firm located in
the Minneapolis, MN metro area. Founded in 1995 by Gregory
McClenahan, EverGreen has become a pioneer and innovator in creating
affordable living communities for moderate to low income families and
seniors in Minnesota and Iowa.
EverGreen has developed 286 units of affordable housing for families in
eight separate affordable living communities (196 units in Minnesota and 90
units in Iowa) and 312 units in five separate affordable senior assisted living
communities (all in Iowa). EverGreen also maintains the operational and
management responsibilities on all 598 units.
EverGreen's use of tax credit funding for senior assisted living represents
another pioneering venture in combining conventional financial resources
with optional assisted living services, an innovation in affordable housing
that meets a critical need in our senior population. This approach has made
assisted living more affordable for the more than 50% of Iowa's seniors who
previously could not afford the prevailing market -rate assisted living
residences.
The Xose of (Dubuque
About the Applicant
EverGreen has been active in the state of Iowa with this innovative program
to provide housing and assisted living services to the senior community who
need a more affordable option when compared to market rate assisted living
facilities. Completed communities include:
The Rose of Ames, Ames, IA
The Rose of Des Moines, Des Moines, IA
The Rose of East Des Moines, Des Moines, IA
The Rose of Waterloo, Waterloo, IA
The Rose of Council Bluffs, Council Bluffs, IA
EverGreen's work on these projects has earned a strong reputation of
quality projects offering a high level of ongoing services to its residents and
neighbors. The model created by EverGreen for these types of
communities has become the standard and is exhibited on the Iowa Finance
Authority's website illustrating how these types of projects can be structured
for success.
The dose of Du6uque
Planned Community Amendment
Request
As noted earlier the subject property is currently zoned Planned
Commercial under Ordinance No. 63 -97. This planned commercial
planned unit development zoning does not allow for the development of a
senior assisted living facility.
The request is to amend the Planned Community Ordinance No 63 -97,
limited to the land outlined in the included Conceptual Development Plan
(the Subject Site), in a manner to be consistent to allow for the
development and operation of The Rose of Dubuque Senior Affordable
Assisted Living Community.
The dose of Dubuque
About the Site
• Subject Site Location Near South West Corner of Lake
Ridge Road and Cedar Cross Road
T/ie Rpse of Dubuque
About the Site
• Subject Site Location - Near South West Corner of Lake
Ridge Road and Cedar Cross Road
1
The Rose of (Dubuque
About the Site
The subject parcel is located within the commercial development commonly known as Cedar
Lake Plaza.
Surrounding land uses include (see prior maps):
•Uses within Cedar Lake Plaza:
•Medical Office (Immediately Across the Street and Next Door within the Cedar
Lake Plaza Development.
' East Dubuque Savings Bank
•Contracting Company
•Uses to the West of Subject Site:
• Uses immediately to the west of the subject site include residential duplex style
housing, further to the west residential housing converts to single family dwellings.
•Uses to the East of Subject Site:
•Uses are primarily residential — with both single family and duplex style housing.
•Uses to the South of Subject Site:
'Uses to the south are primarily commercial and industrial.
•Uses to the North of Subject Site:
•Uses to the north include a small section of residential single family then
transitioning to commercial and retail uses along Cedar Cross Road northerly to
Hwy 20 (including — Restaurants, Hy -Vee, Target, Car Dealerships, Hotels,
Regional Mall)
The Rose of Dubuque
About the Project
• 70 Total Units in a Three Story Structure (78,651 total SF)
• 64 - 1 -BR units (700 sq. ft.)
• 6 - 2 -BR units (850 sq. ft.)
• 49 Parking Stalls
The Xose of Dubuque
About the Project
Building Features
• 60% stone /brick exterior — low maintenance siding.
• Solar domestic hot water heating for entire facility.
• One -third of overall space is dedicated common areas.
• Dual Elevators.
• Forced Air Heating & Cooling — common areas
• Hydronic Heat & wall A/C — units.
• Wireless internet.
• Full security system — door, window and camera
system, all monitored 24 hours.
The kose of Dubuque About the Project
Common Community Amenities
• Central Dining Area with Commercial Kitchen to
Support Residents.
• Community Room With Kitchen.
• Theater Room, Also Used as Chapel.
• Craft Room, Library, Computer Room, Exercise Room,
Card Room, Beauty Salon.
• Nurses Station, Admin. Offices, Assisted Tub Rooms.
• Gardening Area, Patios, Walkways.
BEDROOM
I0'-8' x I9' -O"
The Rose of Dubuque
About the Project
5TORACjE
8' -O < 8._L.
Ala
KITCHEN
e' -o' x IV-0"
LIVING:
I2'-0 x I2'4"
(?.
L..\ f T "A" i BEDROOM
'T]1 5.F.
Spacious, private 1-
& 2 -BR apartments
Fully-equipped kitchens
• Built -in desk & work station
• Walk -in closet
• Dressing area off bath /BR
• Gas /elec. /water and sewer
incl.
The dose of (Dubuque
About the Project
The Rose of nu6uque
About the Project
The Rose of Oubuque
About the Project
The kose of Dubuque
About the Project
Exhibit A
-„ Of DoMoines [- SE"11oR RESIDENCES Q
Conceptual Development Plan
The Rose ofDubuque
The Rose of Du6uque
Conceptual Development Plan
Please See Exhibit A for a Full Size Copy the Conceptual Development Plan
• wet. s.r•. Mr mt. AO 1.41.• r.wrm
i u+ . ..+. • ••■
r. .. MOWN, r wrw
:t: t SAW
I r'sr ttc.c •
rm... two .. .. s a...w
4
PROPOSED ASSISTED SENIOR LNING CENTER
_OT 2-2 CF , XC AIR LAv_ PLAZA To- RD Apr, “.
I THE CITY OF DUBLICJE.
1 =NE hti”
RAO MOO' .
I I I
i
—t mDM At
WO KA
roc sroei
h,1fA 74M/ liY1"DI
7.
The Rose of nu6uque
About the Project
asaon
� �x :it :s
1 1 1
I1II
The Hose of Du6uque
About the Project
Example of Building Elevations
Of Des 1toineS C it
,NOR RESIDENCES 1?
Exhibit =�
Building Floor Plans
The Xose of'Dubuque
First Floor Plan (18 Units): See Exhibit B For Full Plan
The Rose of Dubuque
About the Project
_. .....
Y LID — tiL�_, -
-r r' r
fi
1 1I
;;
a
t
n Ng
The Xose of Dubuque
About the Project
Second Floor Plan (26 Units): See Exhibit B For Full Plan
-
i M _
Ii, It__._ ..
a
t
•
Third Floor Plan (26 Units): See Exhibit B For Full Plan
The dose of Dubuque
About the Project
u
45
PLANNED DISTRICT STAFF REPORT Zoning Agenda: March 2, 2011
Project Name:
Property Address:
Property Owner:
Applicant:
Proposed Land Use: Residential Proposed Zoning: PUD
Existing Land Use: Vacant Existing Zoning: PUD
Adjacent Land Use: North — Commercial Adjacent Zoning: North — R -1
West — Residential West —R -3
South — Commercial South — C -21R -2
East — Commercial East — PR
Flood Plain: No
Water: Yes
Storm Sewer: Yes
Previous Planned District:
The Rose of Dubuque
Lake Ridge Drive
Richard V. Hansel / Charlene L. Hansel Living Trust
Evergreen Real Estate Development Corporation
Total Area: 2.62 acres
Existing Street Access: Yes
Sanitary Sewer: Yes
Purpose: The applicant is requesting an amendment to the Cedar Lake Plaza Planned
Unit Development to allow the construction of a 70- dwelling unit three story senior
assisted living community.
Property History: The property was annexed into the City in 1979 and was originally
zoned as commercial property, but was changed to AG Agricultural District in 1980.
The parcel was rezoned in 1996 to a Planned Unit Development with a Planned
Commercial designation.
Physical Characteristics: The subject property is approximately 2.6 acres in sized and
is located on the south side of Lake Ridge Drive adjacent to the storm water detention
basin for the development.
Conformance with Comprehensive Plan: The subject request involves the following
Land Use and Urban Design Goals: 1.1, 1.2., 1.4, 1.5, 4.4, 5.3, 6.1, 6.2, 7.1, 7.2, 7.8,
9.1, 9.4, and 9.7.
Planned District Staff Report Lake Ridge Drive / Evergreen Development, LLC
Page 2
Recommended Motion: Planning staff recommends that the Zoning Advisory
Commission review Section 5 -24.5 of the Unified Development Code that establishes
approval standards for Planned Unit Development applications.
Staff Analysis:
Streets: The proposed Rose of Dubuque will take access directly from Lake Ridge
Drive. Lake Ridge Drive is constructed with 37 feet of paving within a 60 -foot right -
of -way. There are no traffic counts available for Lake Ridge Drive. Lake Ridge
Drive does connection with Cedar Cross Road which is designated as a minor
arterial and carries 9,100 average daily trips based on 2009 IDOT traffic counts.
Sidewalks: There are existing sidewalks along Lake Ridge Drive adjacent to lots
that have been developed. As part of construction of the proposed senior housing
development, a sidewalk will be required for that frontage along Lake Ridge Drive.
Parking: The conceptual layout for the Rose of Dubuque includes 49 parking stalls
on a surface lot in front of the proposed development. This number of stalls does
comply with the Unified Development Code requirements for off - street parking.
Lighting: New outdoor lighting will be required to utilize 72- degree cut -off
luminaries to mitigate any adverse impacts to adjacent properties.
Signage: None proposed.
Bulk Regulations: Development of the Rose of Dubuque will be in substantial
compliance with the submitted conceptual development plan. The proposed layout
allows for substantial side yard setbacks of approximately 30 feet and the rear yard
setback, which is adjacent to the detention basin for the entire development, is
approximately 96 feet.
Permeable Area ( %) & Location (Open Space): Approximately 40% of the site will
remain as permeable area. The majority of the open space will be to the side and
rear of the proposed building.
Landscaping /Screening: The submitted conceptual plan complies with the Unified
Development Code in terms of providing adequate buffer along Lake Ridge Drive
and along the side lot lines of the development, and will provide adequate
landscaping to meet the Unified Development Code requirements.
Phasing of development: None.
Impact of Request on:
Planned District Staff Report Lake Ridge Drive / Evergreen Development, LLC
Page 3
Utilities: Existing utilities are sufficient in the area to serve the proposed 70 -unit
development.
Traffic Patterns /Counts: There are no traffic counts available for Lake Ridge
Drive. Cedar Cross road, designated as a minor arterial, carries 9,100 average
daily trips based on 2009 IDOT traffic counts.
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 the project complies with City standards for storm water management.
Adjacent Properties: Planning staff does not anticipate any significant impacts to
adjacent properties. The proposed development of the parcel south of Lake
Ridge Drive for a senior assisted living development will have less impact on
surrounding development than the current commercial zoning applied to the
property.
CIP Investments: None proposed.
Staff Analysis: Evergreen Real Estate Development Corporation is proposing
development of a 70 -unit three -story assisted senior living center to be called the Rose
of Dubuque. The project is located on the south side of Lake Ridge Drive within the
Cedar Lake Plaza Planned Unit Development District. The property is designated as
Planned Commercial. The proposed PUD amendment allows for development of the
subject parcel south of Lake Ridge Drive under the current uses allowed in the Planned
Commercial District or as a senior assisted living center.
The existing Planned Unit Development allows for a mixture of commercial and office
type land uses. The proposed amendment to allow for a senior assisted living center on
the subject parcel would provide additional flexibility in development of the subject
property south of Lake Ridge Drive. The subject parcel is located immediately east of
property zoned R -3 Moderate Density Multi- Family Residential District and has been
fully developed with condominiums.
The proposed senior housing development would generate less traffic on Lake Ridge
Drive and surrounding roadways than the current commercial zoning would allow. The
Institute of Transportation Engineers Trip Generation Manual contains an average
vehicle trip generation rate of 2.15 per dwelling unit for a congregate care facility.
Planning staff feels that this is a reasonable estimate but still on the high side for an
assisted living center. The typical resident is not going to own a car so the majority of
vehicle trips will be generated by visitors, staff and deliveries.
Planned District Staff Report Lake Ridge Drive / Evergreen Development, LLC
Page 4
The Fire Department has reviewed the proposed project and has no objections to the
building's location. The Fire Department will ensure there is adequate access to the
rear of the building. The building will also have sprinkler and automatic fire alarm
systems.
The proposed building can be adequately served with City water and sanitary sewer.
Both the City Engineering and Water Departments have reviewed the conceptual layout
and have no objections.
The applicant has provided two versions of the conceptual plan. The primary difference
between them is that the parking lot and building are switched with the parking lot
behind the building on the second concept plan. The reason for the two alternatives is
the presence of fill material on the subject parcel. The applicant has not completed
subsoil investigation and will not know which layout will work until this work is
completed. Staff has no objection to either layout. However, Exhibit B with the building
along Lake Ridge Drive is setback 15 feet when 20 feet is typical for front yard
setbacks.
The existing PUD Ordinance for this property requires that final site plans be reviewed
by both the Zoning Advisory Commission and City Council. This requirement is
somewhat unique for PUDs, as typically only staff reviews final site plans. This
requirement was included because of the significant neighborhood concerns raised
about the new commercial buildings and their impact on surrounding single - family
homes along Starlite Drive and Cedar Cross Road. Planning staff request that the
Zoning Advisory Commission consider whether this requirement is still necessary for
the subject parcel as there is substantial distance from surrounding single - family
homes. The proposed project is residential in nature, and would be located below the
grade level of surrounding property.
Planning staff recommends that the Zoning Advisory Commission review Section 5 -24.5
that establishes the criteria for review of Planned Unit Development amendments.
Prepared by:
Reviewed: Act /A Date: 2•Z1-1/r
1 March 2011
Zoning Advisory Commission
Planning Services
City Hall, Second Floor
50 West 13 Street
Dubuque, Iowa 52001
Dear Zoning Advisory Commission Members:
My name is Gerald Jorgensen and I am writing as the President of the Turnberry Condominium Owners
Association of Dubuque, Iowa, an Iowa non - profit corporation, 480 Woodland Ridge, Dubuque, Iowa
52003. The Association is comprised of 52 residential housing units abutting the proposed EverGreen
Real Estate Development Corporation senior assisted - living housing development on Lake Ridge Drive
and directly to the west of the proposed development. Although the Association is not opposed in
principle to the senior assisted - living housing development, even though it is a substantial change in the
planned commercial district from when the condominium development was built and the homes sold, we
do have some concerns that I have been asked to convey to you on behalf of the Association. I have a
prior commitment that I was unable to change to be present in person to present the Association's
concerns so I am presenting them in writing.
Y•g rs truly,
Turnberry Condominium Owners Association
P 0 Box 1262
Dubuque, Iowa 52004
Gerald Jorgen , Pr 'dent
Turnberry Cons ominium Owners Association
MAR -2 2011
1) It is our understanding that a three -story building is being proposed. We are concerned that a
three -story building is not compatible with the surrounding development. None of the
existing structures in the planned commercial district are more than one story. None of the
condominium homes in our association are more than one story. We would ask that, if
approved, the structure be limited to two stories.
2) We would ask that the parking for the housing development, if approved, be either to the rear
of the building or to the east side (the Cedar Cross Road side) of the building. Parking in
either of those places would provide a better buffer between the residential buildings in our
association and the housing development on the south side of Lake Ridge Drive.
3) We would ask that plantings of trees, shrubs, and bushes, especially to the west of the
building (the Woodland Ridge side) be required to be more compatible with the existing
development in the area and to provide an added buffer between the two housing
developments.
4) We are concerned about how difficult it already is to exit from Lake Ridge Drive onto Cedar
Cross Road, especially when trying to turn left from Lake Ridge Drive onto Cedar Cross
Road between 7:OOam and 7:OOpm. Additional traffic originating on Lake Ridge Drive only
is going to increase the difficulty of exiting onto Cedar Cross Road, also increasing the
potential for accidents. Furthermore, there is no sidewalk along most of Lake Ridge Drive
between Woodland Ridge and Cedar Cross Road and more and more vehicles are using Lake
Ridge Drive as a short cut between Cedar Cross Road and Starlite Drive /Crescent Ridge, thus
we are concerned about possible injury to people who might be out walking. We are
assuming a sidewalk connecting the sidewalk at the end of our Association to the sidewalk
for the office building to the east of the proposed development would be required.