Plat Cedar Ridge Farm Pl No 7
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MEMORANDUM
December 14, 2004
TO:
The Honorable Mayor and City Council Members
FROM:
Michael C. Van Milligen, City Manager
SUBJECT: Final Plat of Cedar Ridge Farm Place No.7
Planning Services Manager Laura Carstens is recommending approval of the final plat
of Cedar Ridge Farm Place No.7.
I concur with the recommendation and respectfully request Mayor and City Council
approval.
¡If¡ 1 jj (to 1Ji,
Michael 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
December 13, 2004
TO:
FROM:
Michael Van Milligen, City Manager
Laura Carstens, Planning Services Manager
SUBJECT: Final Plat of Cedar Ridge Farm Place No.7
INTRODUCTION
The purpose of this memorandum is to request City Council approval of the resolution
approving the final plat of Cedar Ridge Farm Place No.7. A resolution, plat, and staff
report are attached for this 28.6 acre commercial subdivision.
DISCUSSION
The final plat of Cedar Ridge Farm Place No.7 is being developed by Nemmers Cedar
Ridge Farm, LLC. It is located on the north side of Cedar Cross Road west of Alpine
Tennis Center. The subdivision will be served by a new public street to be named
Cedar Crest Court. The proposed cul-de-sac street will be constructed with 37 feet of
paving and a 60-foot right-of-way. The proposed subdivision will be served by City
water and sewer. A storm water detention basin is located in the southeast corner of
the site with the drainage from the new development to be directed toward that
detention basin.
The Zoning Advisory Commission has approved the preliminary plat for Cedar Ridge
Farm Place No.7 at their May 5, 2004 meeting. The submitted final plat is in
substantial compliance with the approved preliminary plat and the Subdivision
Regulations of the City of Dubuque.
RECOMMENDATION
I recommend approval of the final plat of Cedar Ridge Farm Place No.7 as it is in
substantial compliance with the City of Dubuque Subdivision Regulations.
LC/mkr
Attachments
cc:
Gus Psihoyos, Acting Public Works Director/City Engineer
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City of Dubuque
Planning SelVices Department
Dubuque, IA 52001-4864
Phone: 563-589-4210
Fax: 563-589-4221
PLANNING APPLICATION FORM
DVariance
0 Conditional Use Permit
0 Appeal
0 Special Exception
DLimited Setback Waiver
DRezoning
DPlanned District
DPrellminary Plat
DMlnor Final Plat
DText Amendment
DSimple Site Plan
DMlnor Site Plan
0 Major Site Plan
[gJMajor Final Plat
0 Simple Subdivision
DAnnexatlon
0 Temporary Use Permit
DCertificate of Economic Non-Viability
DCertificate of Appropriateness
DOther: -
Please tvDe or Drint leQiblv in ink
Property owner(s): Nemmers Cedar Ridae Farm limited PartnershiD Phone: 608-748-5084
Address: 3074 Countv Z City: Hazel Green
State: WI
Zip53811
Fax Number: 608-748-5084
Mobile/Cellular Number:
~/Agent: IIW Enaineers & SulVeyors. P.c. Phone: 563-556-2464
Address: 4155 Pennsylvania Avenue City: Dubuaue State:.!£>, Zip:52002
Fax Number: 563-556-7811
Mobile/Cellular Number: -
Site location/address: Cedar Cross Road
Existing zoning: LI. CS. AG
Proposed zoning: -
Historic District: -
Landmark: -
Legal Description (Sidwell parcel 10# or lot number/block number/subdivisionLot 2 in Cedar Ridae Farm
Place No.3. Citv of Dubuaue 00-34-251-009)
Total property (lot) area (square feet or acres):28.659 acres
Describe proposal and reason necessary (attach a letter of explanation, if needed): Final Dlat and
imDrOyement Dlans. Cedar Ridae Farm Place No.7
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;
2. Fees are not refundable and payment does not guarantee approval; and
3. All additional required written and graphic materials are attached.
propertyowner(~'~ k~
Applicant/ Agent:-~
Date: ~a I } d-.0t>1
,
Date:
Date: //Þ/~ Docket:
oPhoto n Plat
[: Improvement plans
II Design review project description
II Floor plan
~J Other:
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Vicinity Map
Applicant: IIW Engineers &
Surveyors, PC/Nemmers
Cedar Ridge Farm Limited
Location: Cedar Cross Road
Description: Final Plat of
Cedar Ridge Farm Place No.7
1:::::::::..1 Proposed Area to be Platted
SUBDIVISION STAFF REPORT
Project Name:
Final plat Cedar Ridge Farm Place No.7
Property Owner:
Nemmers Cedar Ridge Farm, Limited Partnership
Applicant:
Julian Nemmers
Number of lots: 2
Acreage in RO.W: 1.39 acres
Total Area: 28.65 acres
In City: Yes
In 2-Mile Area: N/A
Flood Plain: Yes
Density Allowed: N/A
Commonly owned lots: None
Sanitary Sewer: Yes
Water: Yes
Storm Sewer: Yes
Existing Street Access: Yes
Proposed Land Use: Industrial/Commercial
Existing land Use: Vacant/Agricultural
Adjacent land Use: North - Vacant
East - Residential/Commercial
South - Commercial
West - Commercial
Proposed Zoning: N/A
Existing Zoning: LI/CS/AG
Adjacent Zoning: North - AG
East - R-1/R-3
South - PC/CS
West - LI
Physical Characteristics: The subject property is on the north side of Cedar Cross Road
bounded by Patterson Heating & Cooling on the west and the Alpine Tennis Center on the
east. The property is above the grade of Cedar Cross Road, and then slopes down away
from the roadway to the northeast and northwest.
Proposed Phasing: None.
Previous Conditions of Zoning or Plats: None.
Dedication of Open Space or Public Amenities: None.
Proposed Streets and Grades: Cedar Crest Court - 3-5%.
Recommended Motion: Motion to approve the final plat of Cedar Ridge Farm Place No.7
as it is in substantial compliance with City of Dubuque Subdivision Regulations.
Conformance with Comprehensive Plan: This subject property was designated in the
Comprehensive Plan for commercial use. This project implements the Comprehensive
Plan's land Use Element Goals: 2.2, 3.1, 3.4 and the Economic Development Goals 3.2 and
8.1.
Impact of Request on:
Utilities: Existing utilities are adequate to serve the proposed development.
Subdivision Staff Report - Final Plat Cedar Ridge Farm Place No.7
Page 2
Traffic Patterns: Cedar Cross Road is designated as a minor arterial, and based on
2001 lOOT counts, carries approximately 10,000 vehicle trips per day.
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. The
development also will provide storm water detention that will limit the rate of runoff to
predevelopment levels.
Adjacent Properties: The proposed development is consistent with the Comprehensive
Plan, and does provide adequate buffer from adjacent residential properties.
Recommended Conditions on Plat: None.
Staff Analysis: The submitted final plat of Cedar Ridge Farm Place No.7 provides for the
construction of a new public street and development of the balance of the property for new
commercial/industrial lots. The property is zoned a combination of CS Commercial Service
and Wholesale District, and LI Light Industrial District. The subject property also contains
land zoned AG Agricultural zoning but is not part of the property that will be available for new
development The agricultural zoned property will only be used for two storm water
detention areas. The applicant has previously developed property on either side of Cedar
Cross Road in this area, and this proposed subdivision will provide similarly sized lots for a
mixture of commercial and light industrial businesses.
Storm water detention will be provided as part of the development of this site. The storm
water detention basin has been constructed and is located in the southeast corner of the
site. Sanitary sewer service is provided through an existing sanitary sewer main located
within the middle fork of the Catfish Creek valley. City water is available within Cedar Cross
Road and will be extended into the proposed cul-de-sac street.
The subject parcel is bordered on the west by property served by Hughes Court and zoned
Light Industrial. The property to the east is zoned PC Planned Commercial and developed
as a tennis center. To the northeast is property zoned R-3 Multi-Family Residential and
served by Duggan Drive. This area is buffered from the commercial service zoning by a
portion of the Agricultural zoned land owned by the applicant. To the north, the property is
zoned Agricultural and to the south across Cedar Cross Road the property is zoned Light
Industrial.
Recommendation: Staff recommends that the Zoning Advisory Commission approve the
final plat of Cedar Ridge Farm Place No.7 as it is in substantial compliance with City of
Dubuque Subdivision Regulations.
P~,.Æd by 11 f ,
Reviewed: P/./J
Date: 11/lo/Þl/
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FINAL PLAT
CEDAR RIDGE FARM PLACE NO.
IN THE CITY OF DUBUQUE.
DUBUQUE COUNTY. IOWA
7
PLATTER: NEMMERS CEDAR RIDGE FARM LIMITED PARTNERSHIP
3074 COUNTY Z
HAZEL GREEN, WI 53811
DATE: OCTOBER, 2004
SHEET INDEX
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( ) RECORO INFOR"AnON
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RECORD DESCRIPTION: LOT 2 OF
CEQAR RIOGE FARM PLACE NO, 3
IN THE CITY OF DUBUQUE, IOWA
SHEET 2
AREA SURVEYED: 28.659 ACRES
CURVE DATA
CURVE RADIUS LENGTH DELTA CHORD CH.8EARING
C-1 1178.92' 307.28' 14'S6'OS" 306.41' N 46'26'2S"W
C-2 9124.06' 234.41' 1"28'20" 234.40' S SO'39'SS"E (S481J9'25'E)
C-3 1334.30' 263.91' "'19'S5' 263.48' S ST04'OO"E (S54",.,5"E)
C-4 13.S0' 20.19' 8S'41'55" 18.36' N 14"S2'20"E
C-5 230.00' 361.28' 90'00'00" 32S.27' N 12'43'1S"E
C-6 230.00' 88.77' 22'06'4S" 88.22' N 43'20'05"W
C-7 26.70' 22.91' 49'C9'30" 22.21' N 29"48'45"W
C-S 60.00' 291.45' 278'18'55" 78.48' S 35'36'30"W
C-9 26.70' 22.91' 49'09'30" 22.21' S 7S'SS'1S"E
C-1Q 170.00' 65.61' 22'06' 45" 65.20' S 43'20'05"E
C-" 170.00' 267.04' 90'00'00" 240.42' S 12"43'15"W
C-12 13.50' 17.61' 74'44'1S" 16.39' N 84'S4'35"W
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Prepared by: Laura Carstens. City Planner
Address: City Hall. 50 W. 13th St.
Telephone: 589-4210
RESOLUTION NO. 489-04
A RESOLUTION APPROVING THE FINAL PLAT OF CEDAR RIDGE FARM
PLACE NO.7 IN THE CITY OF DUBUQUE, IOWA.
Whereas, there has been filed with the City Clerk a final plat of Cedar Ridge Farm
Place No.7 in the City of Dubuque, Iowa; and
Whereas, upon said final plat appears a street to be known as Cedar Ridge Court
(Lot A), together with certain public utility and sewer 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 Cedar Crest Court (Lot A) , together with the
easements for public utilities, sanitary sewer, storm sewer and water mains as they appear
upon said final plat, be and the same are hereby accepted; and
Section 2. That the plat of Cedar Ridge Farm Place No.7 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 reduce Cedar Crest Court (Lot A) to grade and to construct concrete curb
and gutter and to hard surface with asphaltic concrete, or with concrete
paving with integral curb, all in accordance with the City of Dubuque standard
specifications, all in a manner acceptable to the City Engineer, and in
Resolution No.
Page 2
-04
b.
c.
conformance with construction improvement plans approved by the City
Engineer, and inspected by the City Engineer.
To install sanitary sewer mains and sewer service laterals into each
individual lot, water mains and water service laterals into each individual lot,
storm sewers and catch basins, boulevard street lighting and erosion control
devices all in accordance with the City of Dubuque Standard Specifications,
all in a manner acceptable to the City Engineer, and in accordance with
construction improvement plans approved by the City Engineer, and
inspected by the City Engineer.
To dedicate a storm water detention facility in a manner acceptable to the
City Engineer as part of a future final plat in accordance with the site grading
improvement plans dated May 25, 2004 and in compliance with City of
Dubuque Standard Specifications approved by the City and inspected by the
City Engineer.
d.
To construct said improvements, prior to two (2) years from the date of
acceptance of this resolution, at the sole expense of the owner, 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 owner, or future owner.
And further provided that said Nemmers Cedar Ridge Farm Limited Partnership, as
owner 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 of the
property abutting the public right-of-way, as required by City Code 41-161 through 41-164.
The responsibility shall extend to all successors, heirs and assignees. Sidewalk installation
will not be required until the development of the lot has been completed. except as required
herein. In sparsely developed subdivisions, sidewalks on developed lots will not be
required until 50% of the lots approved by the plat have been developed. All vacant lots
shall have sidewalks installed upon development of 80% of the lots approved by the plat.
Section 4. The undersigned owner hereby agrees to continue to maintain the
detention facility until all of the following has been compiled with:
a.
b.
c.
The detention basin has been fully completed.
80% of Lot B and subdivision thereof have been developed
Adequate erosion control measures, as approved by the City, have been
installed on the remaining 20% of said Lot B.
Resolution No.
Page 3
-04
Section 5. Upon the City's acceptance of the detention facility, the undersigned
owner hereby agrees that periodic inspection, administrative and maintenance expenses
incurred by the City of Dubuque for the storm water detention facility shall be assessed
against Lot B and all subdivisions of Lot B in proportion to the acreage of each lot as a
percentage of the acreage in the subdivision. Such costs will be dependent upon the
condition of the facility. The City Manager shall certify such costs to the City Clerk, who in
turn shall then be collected with and in the same manner as general property taxes in
accordance with provisions of law,
Section 6. That the final acceptance of all public improvements shall occur upon
certification of the City Engineer to the City Council that all public improvements have been
completed in accordance with the improvement plans and City standard specifications and
accepted by City Council Resolution.
Section 7. That in the event Nemmers Cedar Ridge Farm Limited Partnership
shall fail to execute the acceptance and furnish the guarantees provided in Section 2
hereof within 180 days after the date of this Resolution, the provisions hereof shall be null
and void and the acceptance of the dedication and approval the plat shall not be effective.
Passed, approved and adopted this 20th day of
December ,2004,
Terrance M. Duggan, Mayor
ATTEST:
Jèanne F. Schneider, City Clerk
ACCEPTANCE OF RESOLUTION NO. 489 -04
I, the undersigned, Julian Nemmers, representing Nemmers Cedar
Ridge Farm Limited Partnership, having read the terms and conditions of the Resolution
No. 489 -04 and being familiar with the conditions thereof, hereby accept this
same and agree to the conditions required therein.
Dated in Dubuque, Iowa this 27th day of December, 2004.
By
Julian Nemmers
Nemmers Cedar Ridge Farm Limited Partnership