Plat, Prel., Lake Eleanor Rd, R. Ehrlick
Planning Services Department
City Hall
50 West 13th Street
Dubuque, Iowa 52001-4864
(563) 589-4210 office
(563) 589-4221 fax
(563) 690-6678 TDD
planning@cityofdubuque.org
www.cityofdubuque.org
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~~~
March 9, 2005
The Honorable Mayor and City Council Members
City of Dubuque
City Hall- 50 W. 13th Street
Dubuque IA 52001
RE: Preliminary Plat
Applicant: Rick Ehrlick
Location: Lake Eleanor Road, Dubuque County
Description: Preliminary Plat of Eleanor Ridge Estates Subdivision
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 location of the proposed
subdivision and layout of the private street and lots. The applicant requested that the City's
private street standard of 26-feet of paving be waived to allow a 24-foot wide street.
Staff reviewed the City's Fringe Area Development Policy, surrounding zoning and existing
traffic counts on Lake Eleanor Road. Staff noted that the City is requiring a paving width of
26 feet.
There were no public comments.
The Zoning Advisory Commission discussed the request, noting that the access to the
proposed subdivision must ascend a very steep slope, and the waiving of the City Private
Street Standard will not adversely impact development of the property or surrounding
property.
Recommendation
By a vote of 5 to 0, the Zoning Advisory Commission recommends that the City Council
approve the request, subject to waiving the City's private street paving width standard.
A simple majority vote is needed for the City Council to approve the request.
Respectfully submitted,
/' ~ ~i / ('~;{L.: fLd-
jeff(s~ll~, Ch~personfV, ,(-
Zoning Advisory Commission
Attachments
Service
People
Integrity
Responsibility
Innovation
Teamwork
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City of Dubuque
Planning Services Department
Dubuque, IA 52001-4864
Phone: 563-589-4210
Fax: 563-589-4221
PLANNING APPLICATION FORM
o Variance
o Conditional Use Permit
o Appeal
o Special Exception
o Umited Setback Waiver
o Rezoning
o Planned District
~Preliminary Plat
o Minor Final Plat
o Text Amendment
o Simple Site Plan
o Minor Site Plan
o Major Site Plan
o Major Final Plat
o Simple Subdivision
o Annexation
OTemporary Use Permit
o Certificate of Economic Non-Viability
o Certificate of Appropriateness
o Other:
Please type or print leqiblv in ink
Property owner(s):
1< j cl (
E~r-';L h
Address: / LJ &q 2 () lei 'hoC>, eel
City:
D c.tb u. €II, v:-
I
Phone: .rSb - b L/!e2
State: X-t. Zip: ") 2002
Fax Number:
Mobile/Cellular Number: 5 t s '-:U:5 - eJD 72..
Applicant/Agent: J3u..f>S,",'(j .J A-tL'l!c.fo--{eJ Phone: i)-St. -l...)"joP<j
Address: /2/2 Lt"LU..rf S'r-. City: DU.~lLf(~~ State:::::Z::::-.:. Zip: r:2t:l~1
Fax Number: srI:,. ~ b 7/?
Mobile/Cellular Number:
Site location/address:
. ~ ~"''''''''''t 4v,'illy
Existing zoning: 12- - 2- Proposed zoning: R. -.L Historic District:
Landmark:
Legal Description (Sidwell parcel 10# or lot number/block number/subdivision): Pre) 'f tJl + y 7~
1~I"fLfr/C/c>f I l(;.LqLt~/oo..5
I
Total property (lot) area (square feet or acres): 2. t" 7L; A c,
Describe proposal and reason necessary (attach a letter of explanation, if needed): O@ll't' If!)" 1YIt!'>1:f
L r' I
C'l ">;-<->{jlt' Fa"",.')?, Hc/Yl,..s
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.
Property Owner(s):
Applicant/Agent: 0-=......., 1)L.Lh.. ./
Date:
Date: 1-'). "7 ~ tJ..!;-
FOR OFFICE USE ONLY - APPLICATION SUBMITTAL CHECKLIST
Fee: :Jj ~.OO Received by: 1ft ;?,if - Date: I - 27-05 Docket
o Site/sketch plan 0 Conceptual Development Plan 0 Photo 0 Plat
o Improvement plans o Design review project description o Floor plan o Other:
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SUBDIVISION STAFF REPORT
Zoning Agenda: March 2, 2005
Project Name:
Preliminary Plat of Eleanor Ridge Estates Subdivision
Property Owner:
Rick Ehrlich
Applicant:
Buesing & Associates
Number of Lots: 12
Acreage in R.O.W: None
Total Area: 26.74 acres
In City: No
In 2-Mile Area: Yes
Flood Plain: No
Density Allowed: 1 lot per acre
Commonly owned lots: None
Sanitary Sewer: Septic
Water: Private wells
Storm Sewer: No
Existing Street Access: Yes
Proposed Land Use: Residential
Existing Land Use: Agricultural
Adjacent Land Use: North - Vacant
East - Residential
South - Residential
West - Residential
Proposed Zoning: R-2 Single-Family Residential
Existing Zoning: R-2 Single-Family Residential
Adjacent Zoning: North - R-2
East - R-2
South - R-2
West - R-2
Physical Characteristics: The subject property is located at the end of Lake Eleanor
Road in Dubuque County. The subject property is located significantly above the
elevation of Lake Eleanor Road and primarily drains to the northeast.
Proposed Phasing: None.
Previous Conditions of Zoning or Plats: None.
Dedication of Open Space or Public Amenities: None.
Proposed Streets and Grades: The subject property will be served by a new private
roadway named Eleanor Ridge Court, which varies in slope from 1 % to 12%.
Recommended Motion: Motion to approve the preliminary plat of Eleanor Ridge
Estates Subdivision as it is in substantial compliance with City of Dubuque Subdivision
Ordinance subject to waiving Article IV, Design and Improvement Standards, except
Section 42-19, Lots and Blocks.
Conformance with Comprehensive Plan: This subject property lies outside the area
covered by the City's Comprehensive Plan. The property is included in the City's Fringe
Area Policy Agreement. The subject property is located within a secondary growth area
and does comply with the standards for the secondary growth area except for paving
width.
Subdivision Staff Report - Preliminary Plat of Eleanor Ridge Estates Subdivision
Page 2
Impact of Request on:
Utilities: Individual septic systems will be provided as part of the development of
each single-family lot. Water service will be provided by shared private wells.
Traffic Patterns: The proposed subdivision will be served by an existing county
roadway, Lake Eleanor Road. Based on 20011DOT counts, approximately 80
average vehicle trips daily occur on this portion of Lake Eleanor Road.
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
and well and septic systems are installed and operated in compliance with County
and State standards.
Adjacent Properties: Planning staff anticipates that the most likely impact to
adjacent properties will be an increase in the volume of traffic on Lake Eleanor
Road.
Recommended Conditions on Plat: None.
Staff Analysis: The submitted preliminary plat of Eleanor Ridge Estates Subdivision is
located in Dubuque County near the end of Lake Eleanor Road. The proposed
subdivision is comprised of approximately 26 acres and subdivides an existing property
into 12 single-family lots. The lots range in size from one acre to 3.8 acres. The
proposed subdivision will be served by a new private roadway to be named Eleanor
Ridge Court.
The submitted preliminary plat is within the Fringe Area Policy Agreement between the
City of Dubuque and the County of Dubuque. Property within secondary growth areas
can be developed in accordance with City standards or developed in accordance with
County standards. Developments in these areas shall utilize good access management
principles. The submitted preliminary plat does follow good access management
principals in that access to the subdivision is from one point, which is the intersection of
the proposed private street, Eleanor Ridge Court, at Lake Eleanor Road. Individual
curb cuts are not proposed as part of this plat.
The proposed private street, Eleanor Ridge Court, will be built to County standards in
terms of paving width and thickness. However, the City of Dubuque is requiring that the
street be built to City street standards for paving width of 26 feet. The applicant is
asking the City to waive the standard and allow a 24-foot wide street.
Subdivision Staff Report - Preliminary Plat of Eleanor Ridge Estates Subdivision
Page 3
Eleanor Ridge Estates Subdivision will have individual septic systems for each lot and
utilize shared private wells for water supply.
The submitted preliminary plat of Eleanor Ridge Estates Subdivision is in substantial
compliance with City of Dubuque Subdivision Regulations subject to waiving Article IV,
Design Improvement Standards, except for Section 42-19(b), Lots and Blocks.
Prepared by: "r F- Reviewed: "II/A
Date: 2.-21,-05
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PRELIMINARY PLAT OF ELEANOR RIDGE ESTATES SUBDIVISIC
AS COMPRISED OF
LOT 1-1 OF THE N1/2 OF THE SW1 /4 SE1 /4 AND LOT 1 OF THE S1/2 OF THE SW1 /4 SE1 /4, BOTH IN
SECTION 19, T88N. R3E (MOSALEM TWP) OF THE 5TH P,M,. DUBUQUE COUNTY, IOWA
CAROl J SHIREMAN
----'
-----
/-LAKE ELEANOR PROPERTIES INC
,--' - 2165 N GRANDVlEW
DUBUQUE, IA 52001
LOT 2-1 OF NW1/4 5El/4
SEC, 19. T88N, R3E
ZbN~D-R=-2-
WILLIAM K. & KAREN K. CLAPHAM
8237 LAKE ELEANOR RD
DUBUQUE, IA 52003
LOT 2-2-1 OF Nl/2 5Wl/4 SE1/4
\ SEC. 19, T88N, R3E
ZONED R-2
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PROPERTY UNE
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ROW RIGHT Of W....Y
() RECORD OIIotENSlON
_______________'070 ___
-----------------..
PRELIMINARY PLAT OF ELEANOR RIDGE ESTATES SUBDIVISIC
AS COMPRISED OF
LOT 1-1 OF THE N1/2 OF THE SWl /4 SE1 /4 AND LOT 1 OF THE S1/2 OF THE SW1 /4 SE1 /4, BOTH IN
SECTION 19, T88N. R3E (MOSALEM TWP) OF THE 5TH P.M., DUBUQUE COUNTY, IOWA
CAROl J SHIREMAN
----'
----
/,'LAKE ELEANOR PROPERTIES INC
_--/ 2165 N GRANDVlEW
DUBUQUE, IA 52001
LOT 2-1 OF NW1/4 SE1/4
SEC. 19. T88N, R3E
bN~D-R=-2--
WILLIAM K. & KAREN K. CLAPHAM
8237 LAKE ELEANOR RD
DUBUQUE, IA 52003
LOT 2-2-1 OF Nl/2 SW1/4 SE1/4
\ SEC. 19. T88N. R3E
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() RECORD DIIotENSlON
_______________'070 --..
-----------------.
PRELIMINARY PLAT OF ELEANOR RIDGE ESTATES SUBDIVISlr
AS COMPRISED OF
LOT 1-1 OF THE N1/2 OF THE SW1/4 SE1/4 AND LOT 1 OF THE S1/2 OF THE SW1/4 SE1/4, BOTH IN
SECTION 19, T88N, R3E (MOSALEM TWP) OF THE 5TH P.M., DUBUQUE COUNTY, IOWA
CAROl J SHIREMAN
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/LAKE ELEANOR PROPERTIES INC
_----/ 2165 N GRAND VIEW
DUBUQUE, IA 52001
LOT 2-1 OF NW1/4 SE1/4
SEC. 19. T88N, R3E
bN~D-R=2-
WILLIAM K. & KAREN K. CLAPHAM
8237 LAKE ELEANOR RD
DUBUQUE. IA 52003
LOT 2-2-1 OF Nl/2 SW1/4 SE1/4
\ SEC. 19. T8BN. R3E
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____________'070 _
-----------.....
PRELIMINARY PLAT OF ELEANOR RIDGE ESTATES SUBDIVISION
AS COMPRISED OF
LOT 1-1 OF THE N1/2 OF THE SW1/4 SE1/4 AND LOT 1 OF THE S1/2 OF THE SW1/4 SE1/4, BOTH IN
SECTION 19, TBBN, R3E (MOSALEM TWP) OF THE 5TH P.M., DUBUQUE COUNTY, IOWA
CAROL J SHIREMAN
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DUBUQUE, IA 52001
LOT 2-1 OF NW1(4 SE1(4
SEC. 19. T88N, R3E
2bN~D-R=-2-
WILLIAM K. '" KAREN K. CLAPHAM
8237 LAKE ELEANOR RD
DUBUQUE. IA 52003
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_________1010 _______________
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EXISTING CONTOURS 0 2 fOOT INTERVAlS
PAUL E. '" HELENE M. HILL
8235 LAKE ELEANOR RD
DUBUQUE. IA 52003
LOT 2 OF SI(2 SW1(4 SE1(4
SEC. 19, T8eN. R3E
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