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Plat Paradise Hills 2nd Schuell Planning Services Department City Hall 50 West 13th Street Dubuque, Iowa 52001-4864 (563) 589-4210 office (563) 589-4221 fax (563) 690-6678 roo p lannillg@cityofdubuque.org www.cityofdubuque.org THE CITY OF (:-~ D[YBtJQtE ~<Ik-~ June 14, 2004 The Honorable Mayor and City Council Members City of Dubuque City Hall- 50 W. 13th Street Dubuque IA 52001 ,~. . , .' , RE: Preliminary Plat Applicant: Roger & Lois Schueller Description: Preliminary Plat Paradise Hills 2nd Addition Location: Humke Road '.. Dear Mayor and City Council Members: 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 subdivision and requesting that street design standards for paving thickness and base stone be waived to allow an alternative design. A memo from the applicant's engineer is attached. Staff reviewed the submitted preliminary plat, noting that it is within two miles of the corporate limits. Staff reviewed the City design standards for private streets in terms of paving thickness and base stone requirements. There were no public comments. The Zoning Advisory Commission discussed the request, noting that the information submitted by the applicant's engineer indicates that the strength coefficient values are similar between the City's standard and that proposed for streets within Paradise Hills Subdivision. Recommendation By a vote of 6 to 0, the Zoning Advisory Commission recommends that the City Council approve the request, subject to waiving the City's private street standard for paving thickness and base stone. A simple majority vote is needed for the City Council to approve the request. Respectfully submitted, (" ¡J' /-'- I /Cif~.£ ~,1/}d i,l <.--- /'-^- rl / If! fZ-- Eugene Bird, Jr., Chairperson Zoning Advisory Commission cc: Gus Psihoyos, Acting Public Works Director/City Engineer Service People Integrity Responsibility Innovation Teamwork Ma~ 05 04 10:49a Plannìng Services 563-589-4221 p.9 ~ ~<Æ~ Gty of Dubuque Planning Services Department Dubuque, LA 52001-4864 Phone: 563-5$4210 Fax: 563-589-4-221 PLANNING APPLICATION FORM 0 Variance DRezoning OConditionai Use Permit OPianned District OAppeaI Dpreliminary Plat OSpeciaI Exœption DMinor Anal Rat QUmìted Setback Waiver []Text Amendment OSimpie Site Plan QMinor Site Plan ;f3 Major Site Plan 0 Major Ana! Plat DSimpie Subdivision OAnnexation []Temporary Use Permit OCertilicate of Economic Kon-¥labi\\ty OCertific:ate of Appropriateness DOther: '-Please tvDe or Drint leGiblY in Ink propertyowner(s): R.oppl' "IT" l..tJÙ .f'dl.le//er Phone:(ß~) 573- ?t;;).,f' Address: ¡ 6 f.J7J If UfJ1,/e¿ I¿R aty: [) IÁ), ~ ( ," Stat.e:..ldt..- Zip: 5 ~tJz7 ;;J- Fax Number. &b3) s~g-;J. -9'95"7 Mobile/Cellular Number: 6~63) s'7b - .:2.2/J> Applicant/Agent: Address : Phone: Qty: State: - Zip: Fax Number: Mobile/Cellular Number: Sib:! lacation/aclclress: Existing zoning: R .1 Proposed zoni 119: Historic District: Landmark: Legal Descripti I (SidwØl reel ID# lot [1~r;/t1Jock berl bel"'. ) Pû./JC;:#, «I" t-!-¡-/(s onÇuh ell ;r:':;"N J~J n8æ:£ ¡ f/ò~um su !VISIon: TOOl! property (lot) area (square feet or acres): <IS ,4cl'e 5- Describe proposal and reason necessary (attach a fetter of explanation, if needed): CEPJ1FICATION: I/wer the undersigned, do hereby certify that: 1. "The jnfatmatjan s\JbmitjJ;)d herein is true and CDrrect tD the best of rrr(/our knowledge and upon submittal becomes public record; . Fees are not refundable and payment does not guarantee approwl~ and All additional required written and graphic materials are attached. ~ /Y cIlJ!L 2. 3. Property OWner(s): ApprlCant;! Agent:: Date: 5- P -0 l/ Date: FOR OFFICE "1' ~TION ..-mAL CH£CIClJSr Fee: '70. OOReœiVed by: Date: S -1200() 'IDocIœt: OSite/slœtd1 plan 0 COnœ¡MJa1 Plan DPhoto Dplat OrroJt'O'ÆCTlel1t plans ODesign review project description DFIoor Pan DOther; W\"S[' 1 1;,\(11, IAS217S "IION;:iS,,11412-<1J1 lAX ¡S(dl 422-S~\S4 TeKIPPE ENGINEERING, PoCo UJHSULTIH(¡ !,NGlN¡'E¡W4l¡ I/\ND SII!<VFYINC ""w,lobp!," com ¡~1~21O,tSTREEI I'D HI ¡X 357 MAi'iCHES'IH{ IA52tJS7 PIIONE ¡563) ')27-211<.<1 FAX (56J) '127-.\60] 12g.>"l.:IIIVIt'¡I'.SIRH¡ May 24, 2004 Bin Burger William Burger Land Surveyors 510 3rd Street West Court Worthington, Iowa 52078 Re: Paradise Hills 2nd Addition, Pavement Structure Dear Bill, Per our earlier discussion we have reviewed the equivalent strengths of the street section required by the City of Dubuque and the section requested by Roger Schuller. For our review we utilized AASHTO strength coefficient values per I" of pavement as listed below. Material P.CC H.MA Base Stone Strength Coefficient 0.50 0.44 0.14 The value of the required cross section of the city of Dubuque is 3.71. Based on the strength coefficients equivalent sections include: L 3" ofHMA on 1 T' of base stone, Estimated cost per station $5,550 "It 2. 4" of HMA on 14" of base stone, Estimated cost per station $5,700 '* 3. 5" of HMA on 12.5" of base stone, Estimated cost per station $5,870 4. 7" ofHMA on 4.5" of base stone. Estimated cost per station $6,150 The above costs estimates are based on estimated unit prices of $10 per ton for base stone and $44 per ton for HMA. The alternate of 4" of HMA on a 14" thick compacted stone base has been utilized on past developments we have worked on in Dubuque County and will be suitable for the loadings typically associated with the proposed residential development. Please feel free to contact our Manchester office if you have any questions or would like to further discuss this information. Sincerely, TeKIPPE ENGINEERING, P.C. Ryan M. Wicks, PE C:\Documents and Settings\O...-ner\Local Settings\Temporary Internet Files\Content 1E5\IPR8] Wlu'!\O46] O.xsec Itr,doc .....- . A' O. I' 9 .......v --- -- :::::::::::::::::::::::::::::::1::::::::::::::::::::::::::::::: ,...............................,............................... ,...............................,............... .......................... 6 N D~~%àuE ~~~ Vicinity Map Applicant: Roger & Lois Schueller Location: Humke Road Description: Preliminary Plat Paradise Hills 2nd Addition I......!..'II Proposed Area to be Platted D City boundary SUBDIVISION STAFF REPORT Zoning Agenda: June 2, 2004 Project Name: Preliminary Plat Paradise Hills 2nd Addition Property Owner: Roger and Lori Schueller, 16150 Humke Road, Dubuque IA 52002 Applicant: Same Number of Lots: 27 Acreage in RO.W: 5.25 Total Area: 46.72 In City: No In 2-Mile Area: Yes Flood Plain: No Density Allowed: Min. 1 acre Commonly owned lots: None Sanitary Sewer: Septic Water: Well Storm Sewer: N/A Existing Street Access: Yes Proposed Land Use: Residential Existing Land Use: Vacant Adjacent Land Use: North - Residential East - Residential South - Agricultural West - Agricultural Proposed Zoning: R-2 County Existing Zoning: R-2 County Adjacent Zoning: North - R-2 County East - R-2 County South - R-2 County West - R-2 County Physical Characteristics: The subject property lies behind the homes built as part of Paradise Hills Addition that front on Humke Road. The subject property slopes generally to the south. Proposed Phasing: None. Previous Conditions of Zoning or Plats: None. Dedication of Open Space or Public Amenities: Lot 8 is being dedicated as a park and includes a pond. Proposed Streets and Grades: Private Roadway - 4.2 -12%. Recommended Motion: Motion to approve the submitted preliminary of Paradise Hills 2nd Addition as it is in substantial compliance with City of Dubuque Subdivision Regulations. Conformance with Comprehensive Plan: This subdivision meets the Comprehensive Plan Land Use Element Goals 1.2 and 1.8. Impact of Request on: Utilities: The subject subdivision will be served with private utilities. Subdivision Staff Report - Paradise Hills Subdivision 2nd Addition Page 2 Traffic Patterns: The proposed new private street connects to Humke Road. Based on 2001 IDOT counts, Humke Road carries approximately 290 average daily trips. 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 development of the subdivision. Adjacent Properties: Adjacent properties will be most impacted by the new subdivision through an increase in volume of traffic on Humke Road and changes to them natural landscape caused by development of the subdivision. Recommended Conditions on Plat: None. Staff Analysis: The submitted preliminary plat of Paradise Hills 2nd Addition provides for the platting off of 27 single-family lots along a new private street, which connects to Humke Road. The subject subdivision is located within the two-mile extra jurisdictional area of the city of Dubuque. The submitted preliminary plat is jointly reviewed by the city and county of Dubuque. The proposed subdivision provides individual septic systems for each lot and a water system to be comprised of five community wells. The proposed subdivision contains two new private streets - one that connects to the existing Humke Road, and another that heads to the south and allows for future development on a parcel to the south. The applicant is proposing to build the private streets with two inches of asphalt over a six-inch stone base. This type of cross section does not comply with City of Dubuque Private Street Standard of 6.25-inches of concrete and four inches of base stone, or seven inches of asphalt and 4.5 inches of base stone. The applicant is requesting that the Zoning Advisory Commission waive the street standard for pavement thickness and stone as part of this preliminary plat. The Zoning Advisory Commission has the authority to recommend a waiver for specific standards for subdivisions. The submitted preliminary plat of Paradise Hills 2nd Addition is in all other respects in compliance with City of Dubuque Subdivision Standards and Planning staff recommends approval of the preliminary plat subject to resolution of the paving standard for the proposed private streets. Prepared by lit1- Reviewed: .J/ //4 Date: 5-JI(-o'l '- -'-, 'PARADISE' HILLS 2ND ADDITION COMPRISED OF LOT 8 OF PARADISE HILLS SUBDIVISION, SECTION 26, T89N, RANGÉ 1 EAST OF TIIEFIFTI-fPRINCIPALMERIDIAN, DUBUQUE COUN1Y, IOWA AND LOT 2-1-1-2-1 OFTI-IE SW1/4 OF TIIE SW1/4, SECTION 25, TOWNSHIP 89 NORTH, RANGE 1 EAST OF TIlE FIF1H PRINCIPAL MERIDIANI DUBUQUE COUNTYI IOWA. SUBDlVISION BOUNDARY SURV£YE:D lOT LINE; qT"BLISH£D ' "'liISTING FENCE:LIÑt: VAT£RMAIN & SERVICE: CUt VERT 3D' X 30' VELL SITE EASEMENT UHLITY EASEMENT LIN!: 66.0' R.O.", "<t " ~ W (/) '<1""9 " ~ ~ ~ (\J ::; z C!IRVB AIC 1WJlUS CI 1/1&61 3377,{)9 a 118.'f5 :J377.ø C8 0.00 JlS77.. Of 1/H.61 JlS77.89 C$ æo.OO5 JlS77.Ø9 C$ 87.97 JlS77 .89 C1 1KI.711 :1115.70 9N,Rl[ C8 196.41 il19.1i4 C9 39.33 il19.1i4 CIO 1411.18 388.711 - Cll , 14$.70 !lO:I.!l4 HT~n......- ------- "<t " ~ w (/)!l "<t ~ :;1 (/)~ (\J~ " " ~ (/) '~~' ...........,.... I ", """, ""--'¡-lO.O'UTLITY I . - '" . EASEMENT L --";'- IH.J'- --- -- --Z-----'- - S~ CDRN:'-'SÈ:ì/""SEl/4 ,~1." 1113/1.31' stCTION 6, T89N, \¡(IE: 69.<1'- R.O.I,( Rf;SERVED FOR FOUND I-) I - IRON PfPr..,____-----%&----------------_____-FUTURE DEVELbPMElH--_, - ----- ' / - " '" SURVE:YOR --- / NW' 11 4 t'-J'W1f4.. '-,---- ------\,Q{ BURGER ,/- -"- SECTION 36, T89N,l?lE '--- 510':mD--SL-_wf, CT. JAMES GRADY " VORTHINGTON, IDVA 580;18- JrW--"-I~J.tIg' ',.1, 800' ~_// '-,--------- Sf: CDRjVf:R SECTION 26, T89N, Rlf: --rooÑD ;qt'-c.~~TEMaNUM£NT -9¿O ___.lIE:V'ELDPE~, -NEl/4 NI,./1/ 4 ROGER SCHuêl,.£:R " Í6eeSHUMKE ROAD sEcnqN 36., T89N,RIE '. DUBUQUE,¡OvA\:?eooe -- STEIIEN KUNDE -- ENGINa:R ~' -/'-. \ --._--999-- -"', '- "ì( ,)( )( RYAN \lICKS - rrKIPPE:--NGINEER~G NOTES' "'---- -- ~, ,.DLDHVY,20E:AST ' "",CONTOUOIN",RV",,-.,.O' --', ,-----,' "\.:;,.I MANCHESTEFè. lDVA 5e05' e. "-P_)!~JE1f'.~~;i:.. '" JC S "",.j,,[Y VELLS / "" ' ~ I'I/DPOSCD $ANIT""T SC>oER'sqTDI '" JC ð<l¡1VIDtML / ~ SS--. A_TIDN rtnDS ..ITN sePTIC r- AND ÞIS_---------j '\ ~ , lOX U¡O'TEI>~ CJ>CH Lor , ~ " .&>r$flNG - U ,... ,1 S AU. <L<CTRICAI. WL,rc 1M1I<RGRtXIHo. ..... ~LO VITNIN <""<I«HIS AS So«lWN .. CIL-IIC-SM: R"/U$ I~""" t:II /Ul.V. ;';"'-;7.5' ""PAvrD S¡MACt , .. ",,-L ,""ÞVA" So«lWN:-"'" ..TIIC <ASeHOl1$ roR ~ré;R(ss' UTl.1TI<s 7. nIT""- _A s....vrreo, ...'" ACRCS IHCWO/NG ."" ACRtS OF mYA" R.DV. . a uT!.1Tr <ASE:N<NTS """ '00' VIDE: AN1I CCNTf:R(þ t:II LOT WES I/<'<SS ""'D .T"""VIS< ' iO,O"I;)TLITY tASf:MËNT LEGEND -400', 0' 200' DATE or SURVEY, 4/26/04 SURVEY REQUESTED BY, ROGER SCHULLER 1 fEREBY CERTIfY THAT THIS LANDSURVEYlt«; OOClI1ENT ~ÁS PREPARED AND RELATED SURVEY\IæK-IIASHEfDRI4ED'BY f£ OR UNDER MY DIRECT PERSONAL SUPERVIS1[} AND THAT I AN A DULY LICENSED LAND SURVEYOR UNDER niE MIlS or TI£ STATE (]f milA. MY LICENSE RENE~AL DATE IS~CEMBÈR 31. 2OD~ . t¿M -4 ~i- jÞ;ki ~RGER '#12642 I I DATE /(J, or ~HEEIS COVERED!!)' THIS SEA,..l SHEET I or SÒ\bE;o I' = 150' REVISED~' 5'/2<4104' Wm. Burger LandSurveyor ....--a.. ~"""-,. l.J1fJI Ðllll'ANC8 L1 51.'111 14 ,-IIi4;!l1J'--- L3 !l!ld./U W' - LB 1SIJ.03 146.!l1 - ,s¡:¡¡ :iÜJ. &iiiiï' a:;:¡¡-; iW £6 -d!!.. £B ¡¡ ïiii ï:iï SO' X lOþ HWSE ARCA LOT ACI/&W& TO7'AL NJn' I iI.!III !l.13 iI 1.70 1.S1 3 1.77 1.66 4 !l.~ !l.!lB 5 1.'111 1.1SO 6 1.'111 1.38 7 1l,06 1.1rl 8 :l..2!I !l.!l1 9 !l.H !l.~ 10 1.1i4 1.!l1S 11 I.U J,(j() Iii l.oØ U8 13 I.!III 1.1~ 14 1.15 1.00 III 1.18 1.00 16 1.311 1.07 17 U8 UI 18 !Uf !l.1I$ 19 1.30 1.16 211 1.!l3 1.08 ill 1.19 1.04 !l!l l.n 1.66 33 1.88 1.6() !H 1.65 ,1.311 !lIS 1.1rl 1.74 !l6 J.BI 1.'16 !l'f 1.81 1.1i4' 2-¿: L.J U <[-- ;,:j- -'!- ~A -- - -<[ f-I:] oCt: --",J w ---:>;: x ::¡ I , ' , $E CDRNE:R SWI14 SI.II/4 SE;CTIDN e5, T89N;-R1£ - mUND'¡cl/,?,' IRON PIPE 5~~@UE ~<Ik-~ MEMORANDUM ., ! June 16, 2004 ) " . . TO: The Honorable Mayor and City Council Members ;.) , , FROM: Michael C. Van Milligen, City Manager SUBJECT: Paradise Hills 2nd Addition - Proposed Waiver of Private Street Standards Roger and Lois Schueller have submitted a preliminary plat for Paradise Hills 2nd Addition on Humke Road. This subdivision is in the County within the City of Dubuque's two-mile extraterritorial jurisdiction for subdivision review and approval. A waiver of the City standards for pavement thickness of private street was requested by the Schuellers and that request is recommended by the Zoning Advisory Commission for approval. The City standard is 7" of asphalt over 4.5" of base stone, the same as the County standard. The Schuellers wish to construct a street with 2" of asphalt over 6" of base stone. City staff is recommending that this pavement thickness waiver not be granted. I respectfully request Mayor and City Council approval of the preliminary plat without the street standard waiver. , It' l ,1' l /Ail í / J 1 t J) , , I, .~ Michael C. Van Milligen - MCVM/jh Attachment cc: Barry Lindahl, Corporation Counsel Cindy Steinhauser, Assistant City Manager Laura Carstens, Planning Services Manager Gus Psihoyos, Acting Public Works Director/City Engineer D~~~E ~<Ik-~ MEMORANDUM June 16, 2004 FROM: Michael Van Milligen, City Manager Laura Carstens, Planning Services Manage(~ Paradise Hills 2nd Addition - Proposed Waiver of Private Street Standards TO: RE: Introduction Roger and Lois Schueller have submitted a preliminary plat for Paradise Hills 2nd Addition on Humke Road. This subdivision is in the County within the City of Dubuque's two-mile extraterritorial jurisdiction for subdivision review and approval. A waiver of Private Street Standards has been requested and recommended for this subdivision. City staff is not recommending this waiver. Background On March 1 , 2004, the City Council adopted the Fringe Area Policy Agreement as the City's policy for subdivision development in the two-mile fringe around Dubuque. The Fringe Area Policy Agreement divides the two-mile fringe into Primary Growth Areas and Secondary Growth Areas, and sets Development Standards for these areas. The Development Standards for the Secondary Growth Areas follow. Secondary Growth Areas represent transitional zones between rural and urban development because of their proximity to Primary Growth Areas, ability to be served by City utility extensions, and their relationship to major transportation corridors. Based on the Comprehensive Plan and Annexation Study, the City could potentially meet the infrastructure needs of these Secondary Growth Areas, but does not have immediate plans for annexation. Therefore, these areas may be developed in accordance with City Standards, or they may be allowed to develop in accordance with the County Standards. Since these Secondary Growth Areas have the potential to be annexed by the City, roadways in these transitional zones will be encouraged to have an urban street profile with integral curb and gutter built to City or County Standards. If the roadways are built with a rural profile with drainage swales, they are to meet City Standards for pavement width for private streets, and all other County Standards at a minimum. Paradise Hills Subdivision Page 2 Discussion The Schuellers have requested a waiver from the City's Private Street Standards for paving thickness and base stone. A report from their engineer was provided to the Zoning Advisory Commission, as were the City's standards. The Schuellers are proposing to build two private streets with 2 inches of asphalt over 6 inches of base stone. The City standard is 7 inches of asphalt over 4% inches of base stone. The Zoning Advisory Commission has the authority to recommend a waiver from City Standards if the literal enforcement of one or more of the provisions of these Standards is impracticable or will exact an undue hardship because of peculiar conditions pertaining to the land in question. The Commission has recommended approval of the preliminary plat with a waiver from the City's Private Street Standards for paving thickness and base stone. In reviewing Paradise Hills 2nd Addition, the Zoning Advisory Commission asked: who is responsible for the bonding and certificate of compliance for roads in the primary and secondary growth areas? Planning staff responded that the developer would be responsible for the bonding and the developer's engineer would be responsible for the issuance of a certificate of compliance when all work is completed to specifications. Paradise Hills 2nd Addition is located in a Secondary Growth Area. The two private streets will be built to a rural profile with drainage swales. According to the City's policy, the roads would have to meet City Standards for pavement width for private streets, and all other County Standards at a minimum. The County Standards for paving thickness and stone base for streets with a rural profile are the same as the City's Private Street Standards: 7 inches of asphalt over 4% inches of base stone. Recommendation City Planning and Engineering staff recommend that the City's Private Street Standards for paving thickness and base stone be required for this subdivision, in accordance with the City's adopted policy for subdivision development in the two-mile fringe. Requested Action The re~uested action is for the City Council to approve the preliminary plat for Paradise Hills 2 Addition without the waiver of the City's Private Street Standards. cc Gus Psihoyos, Acting Public Works Director/City Engineer Eugene Bird, Jr., Chairperson, Zoning Advisory Commission Roger and Lois Schueller, 16150 Humke Road, Dubuque, IA 52002