Plat, F, Paradise Hills 2nd Add
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MEMORANDUM
August 31,2004
TO:
The Honorable Mayor and City Council Members
FROM:
Michael C. Van Milligen, City Manager
SUBJECT: Final Plat of Paradise Hills 2nd Addition
Planning Services Manager Laura Carstens is recommending approval of the final plat
of Paradise Hills 2nd Addition, subject to waiver of the City standard for street grade due
to topography.
The developer is requesting that the City Council waive City standards in regard to
street grade. The City standard is 12% maximum grade for residential streets. The
improvement plans indicate grades of 13% on Majestic Drive and 13.7% on Mystic
Lane.
I concur with the recommendation and respectfully request Mayor and City Council
approval.
/1ll1LA l{l /Jt,,-,(
Micha'el C. Van Milligen
MCVM/jh
Attachment
cc: Barry Lindahl, Corporation Counsel
Cindy Steinhauser, Assistant City Manager
Laura Carstens, Planning Services Manager
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MEMORANDUM
August 31,2004
TO:
Michael C. Van Milligen, City Manager
FROM:
Laura Carstens, Planning Services Manager
SUBJECT: Final Plat of Paradise Hills 2nd Addition
INTRODUCTION
The submitted final plat of Paradise Hills 2nd Addition is located south of Humke Road
and west of Seippel Road. The submitted final plat is within two miles of the City of
Dubuque and is being jointly reviewed by the City and County of Dubuque.
DISCUSSION
The submitted final plat of Paradise Hills 2nd Addition provides for 27 new single-family
building lots off Humke Road. The new lots will be served by two new private streets to
be named Majestic Drive and Mystic Lane. The new private streets will be built to City
of Dubuque private street standards and be constructed by the developer.
The single-family lots will be served by a community well system and individual septic
systems. The Engineering Division has reviewed the proposed subdivision for
compliance with the City's storm water control requirements.
The developer is requesting that the City Council waive City standards in regard to
street grade. The City standard is 12% maximum grade for residential streets. The
improvement plans indicate grades of 13% on Majestic Drive and 13.7% on Mystic
Lane. This issue is more fully explained in the attached staff report.
RECOMMENDATION
Planning and E~ineering staff recommend approval of the submitted final plat of
Paradise Hills 2 Addition as it is in substantial compliance with the City of Dubuque's
Subdivision Regulations, subject to waiver of the City standard for street grade due to
topography.
LC/mkr
Attachments
cc:
Gus Psihoyos, Acting Public Works Director/City Engineer
SUBDIVISION STAFF REPORT
Project Name:
Final Plat Paradise Hills 2nd Addition
Property Owner:
Roger and Laurie Schueller, 16150 Humke Rd, Dubuque IA
Applicant:
Same
Number of Lots: 27
Acreage in RO.W: 5.25 acres
Total Area: 46.72 acres
In City: No
In 2-Mile Area: Yes
Flood Plain: No
Density Allowed: Minimum 1-acre size
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-East
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 homes built as part of
Paradise Hills Addition that front on Humke Road. The subject property generally
slopes to the south.
Proposed Phasing: None.
Previous Conditions of Zoning or Plats: None.
Dedication of Open Space or Public Amenities: Lot A is being dedicated as a park and
includes a pond.
Proposed Streets and Grades: Majestic Drive -13%, Mystic Lane -13.7%
Recommended Motion: Motion to approve the submitted final plat of Paradise Hills
2nd Addition as it is in substantial compliance with City of Dubuque Subdivision
Regulations, subject to waiving the City standard for street grade due to topography.
Conformance with Comprehensive Plan: This subdivision meets the Comprehensive
Plan Land Use Element Goals 1.2 and 1.8.
Impact of Request on:
Subdivision Staff Report - Paradise Hills 2nd Addition
Page 2
Traffic Patterns: The proposed new private streets will connect 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 property.
Adjacent Properties: Adjacent properties will be most affected by an increase in
traffic volume on Humke Road and changes to the natural landscape caused by
the development of the subdivision.
Recommended Conditions on Plat: None.
Staff Analysis: The submitted final plat of Paradise Hills 2nd Addition provides for the
platting of 27 single-family lots. Two new private streets will be constructed as part of
the subdivision - Majestic Drive, which connected to Humke Road and a small cul-de-
sac to be named Mystic Lane. The subject subdivision is located within the two mile
extraterritorial area of the City of Dubuque. The submitted final plat is being jointing
reviewed by both the City and County of Dubuque.
The proposed subdivision provides for individual septic systems for each lot and a
water system to be comprised of five community wells. The City Council is being asked
by the applicant to waive the City Standard related to street grade.
City Standards for residential streets limit the grade to 12%. The submitted
improvement plans for Paradise Hills 2nd Addition indicate that both Majestic Drive and
Mystic Lane will exceed the 12% maximum street grade for residential streets with
grades of 13.7% for Mystic Lane and 13% for Majestic Drive. The Engineering Division
believes that because of the topography that the proposed grades are in substantial
compliance with City standards.
The submitted final plat of Paradise Hills 2nd Addition is in all other respects compliant
with the City of Dubuque Subdivision Regulations. Planning and Engineering staff
recommend approval of the final plat subject to waiving the City standard for street
grade.
Prepared by: ~ Reviewed~ ~ Date: &,31-04--
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Vicinity Map
Applicant: Roger & Lois Schueller
Location: Humke Road
Description: Final Plat Paradise
Hills 2nd Addition
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Proposed Area to be Platted
City boundary
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Prepared by: Laura Carstens. City Planner Address: City Hall 50 W. 13th 51. Phone: 589-4210
RESOLUTION NO. 357-04
RESOLUTION APPROVING THE FINAL PLAT OF PARADISE HILLS 2ND
ADDITION IN DUBUQUE COUNTY, IOWA
Whereas, there has been filed with the City Clerk a final plat of Paradise Hills
2nd Addition; and
Whereas, the preliminary plat has been examined by the Zoning Advisory
Commission and has its approval endorsed thereon, with the waiver of Article IV,
Design and Improvement Standards of the Subdivision Regulations, except for Section
42-19, Blocks and Lots and Section 42-20(g) Street Grades; and
Whereas, said final plat has been examined by the City Council and they find
that it conforms to the statutes and ordinances relating thereto.
NOW THEREFORE, BE IT RESOLVED BY THE CITY COUNCIL OF THE CITY
OF DUBUQUE, IOWA:
Section 1. That the City Council hereby waives Article IV, Design and
Improvement Standards of the Subdivision Regulations, except Section 42-19, Blocks
and Lots and Section 42-20(g) Street Grades.
Section 2. That the final plat of Paradise Hills 2nd 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:
a)
To construct street improvements and storm sewers in accordance with
improvement plans approved by the City Engineer and certified upon
completion by a professional engineer licensed by the State of Iowa.
b)
To maintain the street improvements and storm sewers constructed as
part of Paradise Hills 2nd Addition, until such time as a homeowners
association is formed and is responsible for maintenance of the same.
Section 3. That in the event Roger Schueller fails to execute the acceptance
within 180 days after the date of this Resolution, the provisions hereof shall be null and
void and the approval of the plat shall not be effective.
Paradise Hills 2nd Addition
Page 2
Passed, approved and adopted this 7th
Terrance M. Duggan, Mayor
Attest:
Jeanne F. Schneider, City Clerk
day of September
2004.
ACCEPTANCE OF RESOLUTION NO. 357-04
I, the undersigned, Roger Schueller, having read the terms and conditions of
the Resolution No. 357-04 and being familiar with the conditions thereof, hereby
accept this same and agree to the conditions required therein.
Dated in Dubuque, Iowa this 10th day of Sept., 2004
By: /s/ Roger Schueller