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Plat final Holliday 3rd Addition D~~@UE ~ck~ MEMORANDUM May 10, 2004 5! TO: The Honorable Mayor and City Council Members ;=: ~~ /,,) _c, FROM: Michael C. Van Milligen, City Manager >~ G5 ro.., .~, CC> SUBJECT: Final Plat of Holliday 3rd Addition Planning Services Manager Laura Carstens is recommending approval of the final plat of Holliday 3rd Addition, which continues the commercial development on the west side of the Northwest Arterial on Holliday Drive. The submitted final plat provides for the platting of eight commercial lots along an extension of Holliday Drive. In addition, a new right-infright-out access will be designed and built to the Northwest Arterial and be named Payton Drive. Holliday Drive will be eventually connected with the Northwest Arterial, approximately 2,000 feet south of the Asbury Road intersection. This intersection will be a fully signalized intersection and will be constructed when the Fischer Company property on the east side of the Northwest Arterial is developed. The developer has worked out an agreement with the City that will allow him to utilize the City's regional detention basin to meet the detention requirement for his lot by paying the City a one-time fee, and an annual fee for use of the City's detention basin. The payment was calculated based on dividing the area that the developer would have normally been required to detain within his own detention basin by the acreage that is detained by the City's regional detention basin. I concur with the recommendation and respectfully request Mayor and City Council approval. (VLtJJ Cr~ i%L Michael C. Van Milligen MCVMfjh Attachment cc: Barry Lindahl, Corporation Counsel Cindy Steinhauser, Assistant City Manager Laura Carstens, Planning Services Manager D~ ~ck~ MEMORANDUM May 7,2004 TO: FROM: Michael C. Van Milligen, City Manager Laura Carstens, Planning Services Manager ~ SUBJECT: Final Plat of Holliday 3rd Addition INTRODUCTION This submitted final plat of Holliday 3rd Addition continues the commercial development on the west side of the Northwest Arterial and served by Holliday Drive. The submitted final plat provides for the platting of eight commercial lots along an extension of Holliday Drive. In addition, a new right-in/right-out access will be designed and built to the Northwest Arterial and be named Payton Drive. DISCUSSION The submitted final plat of Lots 1 thru 8, Inclusive, and Lot A and Lot B of Holliday 3rd Addition provides for the extension of Holliday Drive, a public street, with 37 -feet of paving and 50-foot right-of-way. Holliday Drive will be eventually connected with the Northwest Arterial, approximately 2,000 feet south of the Asbury Road intersection. This intersection will be a fully signalized intersection and will be constructed when the Fischer Company property on the east side of the Northwest Arterial is developed. These access points were approved as part of the rezoning of the subject property in October 2003. A small public street, to be named Payton Drive, will be constructed and create a new right-in/right-out access on the Northwest Arterial, approximately 1,000 feet south of the Asbury Road/Northwest Arterial intersection. Payton Drive will also be built to the City's collector street design standard of 50-foot right-of-way and a 37 -foot wide paving. The developer has worked out an agreement with the City that will allow him to utilize the City's regional detention basin to meet the detention requirement for his lot by paying the City a one-time fee, and an annual fee for use of the City's detention basin. The payment was calculated based on dividing the area that the developer would have normally been required to detain within his own detention basin by the acreage that is detained by the City's regional detention basin. D~ ~cÆ~ City of Dubuque Planning Services Department Dubuque, IA 52001-4B64 Phone: 563-5B9-421O Fax: 563-5B9-4221 PLANNING APPLICATION FORM 0 Variance 0 Conditional Use Permit 0 Appeal 0 Special Exception 0 Limited Setback Waiver 0 Rezoning 0 Planned Distrtct 0 Preliminary Plat 0 Minor Final Plat 0 Text Amendment 0 Simple Site Plan 0 Minor Site Plan 0 Major Site Pian ¡¡¡¡ Major Final Plat 0 Simple Subdivision 0 Annexation DTemporary Use Permit 0 Certificate of Economic Non-Viability 0 Certificate of Approprtateness 0 Other: Please tvDe or Drint leaiblv in ink Property owner(s): QHQ Properti es c/o Tim Quagl i ana Phone: 557-5930 Address: 1500 Del hi Street City: Dubuque State:-IA... Zip: 5;>001 Fax Number: 557-5936 Mobile/Cellular Number: Applicant/Agent: Buesinq & Associates. Inc. c/o Ken BuesilKl Phone: 556-4389 Address: 1212 locust Street Fax Number: 556-6717 City: Dubuque State: .!A- Zip: 57001 Mobile/Cellular Number: Site location/address: Sooth of AsOOry !bad, W:!st of the NW Arterial, cmtinuatioo of Iblliday rrive Existing zoning: C-2 & C-3 Proposed zoning: - Historic District: - Landmark: - Legal Description (Sidwell parcel ID# or lot number/block number/subdivision): Lot B of Ibllidav Mfitioo & lot 2-2 of the SF 1/4 If" 1/4 of ~im æ Total property (lot) area (square feet or acres): 24.36 Þc. - 8 Lots Describe proposal and reason necessary (attach a letter of explanation, if needed): Prqx¡sed ccmœrcial develO!JlB1l; CERTIFICATION: I/we, the undersigned, do hereby certify that: 1. The information submitted herein is true and correct to the best of my/our knowledge and upon submittal becomes public record; Fees are not refundable and payment does not guarantee approval; and All additional required written and graphic materials are attached. 2. 3. Property Owner(s): Applicant/Agent: <~~ ~ ..... Date: Date: 3-17-()11 FOR OFFICE USE ONLY - APPLI Fee:~OD.CO Received by: /. DSite/sketch plan 0 Conceptual Development Plan DImprovement plans DDesign review project description AnON SUBMITTAL CHECKLIST Date: 3- fS-d.(Docket: 0 Photo DPlat 0 Floor plan 0 Other: FINAL PLAT OF LOTS 1 THRU 8, INCLUSIVE, AND LOT A AND LOT B OF HOLLIDAY 3RD ADDITION, IN THE CITY OF DUBUQUE, IOWA .~::;:::"t\ ~¡;Æ~::¡¡:~~:~ .~I~~ I~ CO" i\l~i~l! em' T ~ '::::~":~:;b::'"",,~o .~ ~ o.;~^"~~"" . ,:g:ffi~: ..w^"'"'~ : " """"""""""""""" ~ . ::. r,-..,'.~~:~.',:.~~ ~~!.1 !,i,:,- ;,~~~: ;_Iu ""I¿;~ ii'> h\t o_:~;:::;'~""'"'Æ" :::i ¡ LOT 2 g Cd E~ ~ ¡ ,:~)f~.' f~~~~~~~~)~;;~ 1 ~:~~~;j , i : ~ : """':...,.;,,,. '"0:"' ¡~I~¡ :-J" F~~~ i'1' ; ,--j~! ! """"',,, "'~'"" """"~ = mo, """ ""'" ,." '" "'"" '1""'00"""'" ""'CO""""') = ~ -=-.: == ~~~l:~~~ u" ---,__--__,h ¡:'i¡::¡'ó';>;:¡." '~' :~~' ,'~',';;~~~~¡", ~~ ~t?::'"'" ISDRVEYED PERIMETER ,.~"""".,~'" ~.,," ~ '"""'" "" CO"" ,m", ""'"' 'ow. "'" "OW, """'H'" ,{, ::~;,,'~';='i ,~~} ~ '- õ " J> I Ci I " J> -< '" ~ m." ~-~r +~;,} I ~) SCALE 1" ~ 200' 0' 100' 2~0' "~,,,.. ..,..",. , ,¡,,';,~;' :A' ~~~j~~¡if:i~~~i::i¡~¡§~li;:"i~i~~ "~"~~-,~,,~"'~""~W~ ""'~-~,~=~~_w~,~~ ""~~""""""""~,~~-"-~,, ",."""e"",~~"~~",~",,--~ ~m.~~~. """",,-, .... dl (J1~1 FINAL PLAT HOLUOAY 3eO ADDmON ""~--~'~'-"~'~',.",-,,~~.....- ~ BLOW-UP (LOT 1 & LOT B) PRO"', NO. 03236 "'~".""',w,,.' ~i~~~J:~ BUESiNG & ASSOCIATES ,,= w",",""~: R£~S<ONS DRoWN ", CONSULTING £NQN££RS 02(12(03 WL o~~Go~:5;.:~ SCAU;' , CH"<ED B" "'" "'-.~, i,' = 200' I 'SUBDIVISION STAFF REPORT Project Name: Final Plat of Lots 1 thru 8, Inclusive, and Lot A and Lot B of Holliday 3rd Addition Property Owner: QHQ Properties Applicant: Tim Quagliano Number of Lots: 8 Acreage in RO.W: 2.33 acres Total Area: 24,35 acres In City: Yes In 2-Mile Area: N/A Flood Plain: No Density Allowed: 1/5,000 Commonly awned lots: None Sanitary Sewer: Yes Water: Yes Storm Sewer: Yes Existing Street Access: Yes Proposed Land Use: Commercial Proposed Zoning: C-3/C-2 Existing Land Use: Vacant Existing Zoning: C-3/C-2 Adjacent Land Use: North - Commercial East - Agricultural South - Water detention West - Residential Adjacent Zoning: North -PUD/PC East - PUD/PC South - R-1 West - R-1 Physical Characteristics: The subject property generally drains to the southeast to an area currently owned by the City of Dubuque and used as a regional detention facility. The subject property has frontage on the Northwest Arterial (Highway 32) and, when fully developed, will have two accesses to the Northwest Arterial. Proposed Phasing: None. Previous Conditions of Zoning or Plats: The subject property was rezoned to C-3 General Commercial.and C-2 Neighborhood Shopping Center District in October 2003, The approval was subject to several conditions that are outlined in the attached Ordinance No. 77-03. Dedication of Open Space or Public Amenities: None. Proposed Streets and Grades: Holliday Drive - 2-6%. Recommended Motion: Motion to approve the Final Plat of Lots 1 thru 8, Inclusive, and Lot A and Lot B of Holliday 3rd Addition, as it is in substantial compliance with City of Dubuque Subdivision Regulations, Subdivision Staff Report - Final Plat of Holliday 3rd Addition Page 2 Conformance with Comprehensive Plan: This subdivision plat implements the Comprehensive Plan Land Use Element Goal of 2,2, 6,2, 7,2 and the Economic Development Goals of 8.1 and 8.3. Impact of Request on: Utilities: Existing utilities are adequate to serve the subject property once they are extended into the subject property, Traffic Patterns: The submitted final plat provides for the extension of Holliday Drive, a 37 -foot wide street, and provides for two future accesses to the Northwest Arterial. The proposed north drive (Payton Drive) will be constructed as part of this subdivision, and will provide a right-in/right-out access to the Northwest Arterial. The second access on the south end of the property will be constructed when the property across the highway owned by the Fischer Company, develops their property and a fully signalized intersection will be constructed at that time. The Northwest Arterial currently carries approximately 12,600 average vehicle trips based on 2001 IDOT counts. Asbury Road, which his designated as a minor arterial, carries approximately 15,400 average vehicle trips based on 20011DOT counts. Public Services: Existing public services are adequate to serve the site. Environment Staff does not anticipate any adverse impact to the environment provided adequate erosion control is provided during all phases of construction, and adequate storm water control is provided. Adjacent Properties: The adjacent properties will be most impacted by an increase in light levels and ambient noise. Recommended Conditions on Plat: None. Staff Analysis: The submitted final plat of Lots 1 thru 8, Inclusive, and Lot A and Lot B of Holiday 3rd Addition subdivides the southern portion of the QHQ development into 10 commercial lots, Lots 6 and 7 are zoned C-2 Neighborhood Shopping Center District, while the remaining lots are zoned C-3 General Commercial. The submitted final plat indicates two accesses to the Northwest Arterial that were approved as part of the rezoning in October 2003, The north access (Payton Drive) will be a right-in/right-out and will be developed as part of the next phase of development of this property. The second southerly access is proposed as part of a four-way signalized intersection and will not be installed until Plastic Center, Inc, develops their property on the east side of the Northwest Arterial. 0_' -"""- ,-- . 'Subdivision Staff Report - Final Plat of Holliday 3rd Addition Page 3 The submitted preliminary plat provides for the extension of Holliday Drive, which is a public street designed to the City's collector street standard of 37-foot of paving and 60- foot of right-of-way, City sanitary sewer and water mains will be extended to serve the new lots, The developer has worked out an agreement with the City that will allow him to utilize the City's regional detention basin to meet the detention requirement for his lot by paying the City a one-time fee, and an annual fee for use of the City's detention basin. The payment was calculated based on dividing the area that the developer would have normally been required to detain within his own detention basin by the acreage that is detained by the City's regional detention basin. RECOMMENDATION The submitted final plat of Lots 1 thru 8, Inclusive, and Lot A and Lot B of Holliday 3rd Addition is in substantial compliance with the City of Dubuque Subdivision Regulations, and Planning staff would recommend that the Zoning Advisory Commission approve the plat as submitted. . Prepared by: ¡t / Y Reviewed: AJ//J , Date: >/7/0'1 Prepared by: Laura Carstens. Citv Planner Address: City Hall. 50 W. 13th Street Telephone: 589-4210 RESOLUTION NO. 248 - 04 A RESOLUTION APPROVING THE FINAL PLAT OF LOTS 1 THRU 8, INCLUSIVE, AND LOT A AND LOT B OF HOLLIDAY 3RD ADDITION, IN THE CITY OF DUBUQUE, IOWA Whereas, there has been filed with the City Clerk a final plat of Lots 1 thru 8, Inclusive, and Lot A and Lot B of Holliday 3`~ Addition, in the City of Dubuque, Iowa; and Whereas, upon said final plat appears streets to be known as Holliday Drive (Lot A) and Payton Drive (Lot B), together with certain public utility easements, 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 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 Holliday Drive (Lot A) and Payton Drive (Lot B), together with the easements for public utilities 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 8, Inclusive, and Lot A and Lot B of Holliday 3`d Addition 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 written acceptance hereto attached agreeing: Resolution No. - 04 Page 2 (a) To reduce Holliday Drive (Lot A) and Payton Drive (Lot B) 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 Gity of Dubuque and IDOT standard specifications, all in a manner acceptable to the City Engineer, in conformance with construction improvement plans approved by the City Engineer and IDOT, and inspected by the City Engineer and [DOT. (b) To install sanitary sewer main, water main, water and sewer service laterals into each 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 maintain the 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 QHQ Properties, 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 Gode 41-161 through 41-164, except along State Highway 32 (Northwest Arterial). 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 tots 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 4. That storm water detention is provided through a service agreement with the City of Dubuque. A copy o~ the Storm Water Facilities Fee Agreement was filed this ,~ day of ,~~~ -® 2004 as Instrument No. ~"r`?°'°~` /, in the records of the Dubuque Cdrinty Recorder's Office. 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. Resolution No. - 04 Page 3 Section 6. That in the event QHQ Properties fails to execute the acceptance and furnish the guarantees provided in Section 2 hereof within ~ 80 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 7~h day of June, 2004. Attest: ,~ .>, „panne F. Schneider, City Clerk F Ternce NI. Duggan, yor ACCEPTANCE OF RESOLUTION NO. - 04 I, the undersigned, Tim Quagliano, representing QHQ Properties, having read the terms and conditions of Resolution No. - 04 and being familiar with the conditions thereof, hereby accept the same and agree to the conditions required therein. Dated this ~~ day of ~`, ,, ~~, 2004. gy: °~ I ~- Tim Quagliano QHQ Properties. . -' -.' J ,- Kdi'h 1\.- ~, ~7698-03 2003 OCT -8 PH 2: 04 "aura Carstens ~ity Planner 50 W. 13th Street City Hall Dubuque, Iowa 52001 KATHY FLYNN THU,RLOW jþ' COUNTY RECORDER, I DUBUQUE CO., IOWA FEE~3\p (563) 589-4210 SPACE ABOVE THIS LINE FOR RECORDER ORDINANCE NO. 77 -03 AN ORDINANCE AMENDING APPENDIX A (TIIE ZONING ORDINANCE) OF TIIE CITY OF DUBUQUE CODE OF ORDINANCES BY RECLASSIFYING HEREINAFTER DESCRIBED PROPERTY LOCATED AT TIIE SOUTH END OF HOLLIDAY DRIVE, WEST OF TIIE NORTHWEST ARTERIAL FROM AG AGRICULTIJRAL DIS1RICT TO C-2 NEIGHBORHOOD SHOPPING CENIER DIS1RICT AND TO C-3 GENERAL COMMERCIAL DIS1RICT, WITII CONDITIONS. NOW, THEREFORE, BE IT ORDAINED BY TIIE CITY COUNCIL OF TIIE CITY OF DUBUQUE, IOWA: Section 1. That Appendix A (The Zoning Ordinance) of the City of Dubuque Code of Ordinances is hereby amended by reclassifying the hereinafter-described property ITom AG Agricultural District to C-2 Neighborhood Shopping Center District, with conditions, to wit: The portion (regardless of how such portion is in the future finally subdivided and platted) of Lot 2 of2 of the SE 1/4 of the NE 1/4 Section 20, T89N, R2E, in the City of Dubuque, Iowa, now shown as Lots 8, 9, and 10 on the preliminary Zoning Plan attached hereto as Exhibit "A" and by this reference incorporated herein. Section 2. That Appendix A (The Zoning Ordinance) of the City of Dubuque Code of Ordinances is hereby amended by reclassifying the hereinafter-described property ITom AG Agricultural District to C-3 General Commercial District, with conditions, to wit: The portion (regardless of how such portion is in the future finally subdivided and platted) of Lot B and Lot 2 of2 of the SE 1/4 of the NE 1/4 Section 20, T89N, R2E, in the City of Dubuque, Iowa, now shown as Lots 1 through 7, inclusive, and Lot 11 on the preliminary Zoning Plan attached hereto as Exhibit "A" and by this reference incorporated herein. -' Section 3. The foregoing amendment has heretofore been reviewed by the Zoning Advisory Commission of the City of Dubuque, Iowa. Section 4. This ordinance shall take effect immediately upon publication, as provided by law. Passed, approved and adopted this ~ day of October Attest: '\ /;;~d/¿¿/ ~i%l~J ¿Ye-iîme F. Schnei er, City Clerk _w-., ~,."." , 2003. n ,~ /)~ t.,4lf~ t2 u.- 'I~.., - - -- 'Patr'icfa-A. (line. Mayor Pro-rem '-'""----~- . " MEMORANDUM OF AGREEMENT Pursuant to the Iowa Code Section 414.5 (2001), and as an express condition of rezoning of the property described as: Lot B and Lot 2 of2 of the SE 1/4 of the NE 1/4 Section 20, T89N, R2E, and to the center line of the adjoining public right-of-way, all in the City of Dubuque, Iowa, which is the subject of Ordinance No. 7? -03, a copy of which is attached hereto and incorporated herein by reference, the undersigned property owners, agree to the following conditions, all of which the property owner further agrees are reasonable and are imposed to satisfy public needs which are caused directly by the rezoning: A) -' Conditions: 1) That the north right-inlright-out access shall be installed concurrently with the extension of Holliday Drive. That the southern access shall be installed when Plastic Center, Inc. constructs the signalized intersection located approximately 2,000 feet south of the Asbury Road and Northwest Arterial intersection. 2) 3) Prior to construction on each lot within the above-described property, an , earthen barrier shall be constructed along the boundary of the lot which lies adjacent to Embassy West No.3 Subdivision. The barrier will be graded such that it will slope at a rate of approximately three-to-one (3: 1), with the grade rising from the property line to the east. The barrier shall be to a minimum of fifty feet (50') and to a maximum ofseventy-five feet (75') in width, extending from the property line to the east. The barrier will be seeded in grasses and shall be planted with conifer (evergreen) trees. The trees shall initially be a minimum of seven feet (7') to eight feet (8') in height and shall be planted at the top of the barrier. The trees shall be planted in a zig-zag pattern approximately fifteen feet (IS') apart. 4) All lots within the above-described property shall have seventy-two degree (72°) cut light parking lot fixtures which focus light downward and thereby minimize the amount of lighting which would otherwise spread to sUITounding areas. All lighting on lots within the above-described property shall otherwise comply with City of" Dubuque Zoning Ordinance provisions. 5) All exterior storage and trash collection areas and the materials contained therein shall be visually screened from view. The screening shall be a completely opaque fence, wall or other feature not exceeding a height of ten feet (1 0') measured from the ground level outside the line of the screen. Exposed materials to construct the opaque screen shall be similar in appearance to materials used for exterior building walls. Colors of the screen shall match those of the building. All exterior entrances to a screened storage or trash area shall be provided with a gate or door of similar design to that of the screen. Gates and doors shall be closed at all times other than when a vehicle or personnel are using the entrance for access to and from the screened area. ., B) C) D) E) F) . , 6) In lieu of opaque screening, exterior storage or trash collection areas may be screened with evergreen plant materials selected and designed so that they will eventually screen the area from all off-site visibility. In such cases, if initial plantings are of six foot (6') height or greater, the requirements for other opaque screening shallbe omitted. The provisions of the City of Dubuque Zoning Ordinance shall apply to the construction and maintenance of signs on lots within the above-described property. Reclassification of the Subject Property. The City of Dubuque, Iowa may initiate zoning reclassification proceedings to the AG Agricultural District (which rezoning will include the removal of the perfonnance standards in Section A above) if the prOperty owner fails to complete any of the conditions or provisions of this Agreement. Modifications. Any modifications of thiS Agreement shall be considered awning reclassification and shall be subject to the provisions of the Zoning Ordinance governing zoning reclassifications. All such modifications must be approved by the City Council of Dubuque, Iòwa. Recording. A copy of this Agreement shall be recorded with the Dubuque County Recorder as a pennanent record of the conditions accepted as part of this rezoning approval within thirty (30) days of the adoption of Ordiriance No. 7-7 -03. Construction. This Agreement shall be construed and interpreted as though it were part of Appendix A of the Code of Ordinances of the City of Dubuque, also known as the Zoning Ordinance of the City of Dubuque, Iowa. This Agreement shall be binding upon the undersigned and his/her heirs, successor and assignees. ACCEPTANCE OF ORDINANCE NO. ? 7 -03 1, Timothy J. Quagliano, representi~ QHQ Properties, having read the terms and conditions of the Resolution No. 7 / -03 and being familiar with the conditions thereof: hereby accept this same and agree to the conditions required therein. Dated in Dubuque, Iowa this¿,:;;ß.v day of;::1.:A-,¿{¿'/~O03. QHQ Properties, an Iowa General Partnership V _7""'__~ . ~. -- .'.. -, fJl Jl I J tn_:-~=:~..J ----------- ASBURY ROAD r'r~"~':~"l'~~-"~"=:-r~"-"i r"-"="~'l I I 0 I_"d D I ¡;;;;¡ "i -. , ¡!.~,¡-' !~!"¡';'~,! i i i ~'Œ,iU¡~~'i'" '~'n~ ! !~gin_n_njn_n_n_~~,_L.='l: in~I-n_'l i" i ~~'" ]J' f~~,! , ,,8, ~.~. i r.:\'i: ,1'1. ~~ I I II~!I --~:- w i [_~'n~, "" ¡ ¡ ~~ m'i~ i Ii '~"':." j LOT I 027" """T" DRIVE LOT 11 ~OO AC PROPOS ZONING C-3 C-3 LOT 2 2.!7 " .¿ ø ~ LOT 3 ~IJ AC C-3 ~ C-3 LOT 4 2.!7 AC C-3 f ~ ..' ,) ='¡¡;-f::~ / Ln_" _n_n_n--L::~:~n_'~~~=,- n_nn n on .".~.-~" 11ETEN"'" BA"" PROJECT N1J. 02246 J~~ ! i Ln_n- ~ ~ rn_n_n- ZONING PLAN LOT B OF HOLliDAY ADDITION AND LOT 2 OF 2 OF THE SE 1/4 OF THE NE 1/4 SEC. 20 T89N, R2E TOTAL AREA = 24.3 ACRES +/- ! i i p~~)~PGE~T Rd3~T IN~ERSECTIDN 11ooi FEET FROM ASBURY ROAD :> z COMMERCIAL APPROVED RIGHT IN/ RIGHT OUT LEGEND - PROPOSED LOT LINE _n_nnn- EXISTING PROPERTY LINE EXISTING CONTOUR ~ EXISTING TREELINE EXISTING DITCH LINE ! ! j PL,oj.oo:D COMrERCIAL j i i PROPOSED CONNECTION TO APROVED FULL INTERSECTION FOR PLASTIC CENTER ...J '" ¡¡¡ :::: "' '" ~ PROJECT LOCATION ~~,cv,," ,'" ~ LOCATION MAP R""51"" ZONING PLAN "HQ PROPERTIES DUBUQUE, IDIoIA """'" TIN OOAGLIAND 2140 JfK ROAD, SUITE B DUBUQUE. IA 52002 BUESING & ASSOCIATES CIINSUlTiNGENGIHŒ"" ,~' """S; STI<E" "',""",10'" "'" "'D""""" 'tACE I""" ""00:0", """"'" ~TVT'" "A"