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Plat Katie Cover, County Hoffman, City Devel. Group
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 D~ ~YN--~ March 8, 2005 r:-; The Honorable Mayor and City Council Members City of Dubuque City Hall - 50 W. 13th Street Dubuque IA 52001 RE: Preliminary Plat Applicant: Dean Hoffman/River City Development Group LLC Location: Katie Cove, Dubuque County Description: Preliminary Plat of Hillside Estates \...',1 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 development, street layout and design. The applicant noted that a future phase of the subdivision could tie into a frontage road planned as part of the Southwest Arterial. Staff reviewed the proposed subdivision, noting the applicants are requesting to waive the City's private street standard of 26 feet of paving width, and instead construct private streets 22 feet in width. Staff noted that the applicants have agreed to provide easements for extension of water and sewer when the property is annexed in the future. There were no public comments. The Zoning Advisory Commission discussed the request, noting that existing subdivisions in the area have 22 feet wide streets, which is the County standard. The Commission reviewed the location of stub streets that will provide a second access to the subdivision in the future. 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, (! Ii -~ JYrJ-- ~~{J{ ch;jrp~~on /~ f1--- Zoning Advisory Commission Service People Integrity Responsibility Innovation Teamwork D~~ ~~~ Oty of Dubuque Planning Services Department Dubuque, LA 52001-4864 Phone: 563-589-4210 Fax: 563-589-4221 PLANNING APPLICATION FORM o Variance OConditional Use Permit OAppeal OSpedal Exception OUmited Setback Waiver o Rezoning OPl ned District ~minary Plat DMinor Rnal Plat OText Amendment OSimple Site Plan OMinor Site Plan o Major Site Plan o Major Final Plat OSimple Subdivision OAnnexation OTemporary Use Permit OCertificate of Economic Non-Viability OCertificate of Appropriateness DOther: Please tvoe or Drint leaiblv in Ink Propertyowner(s): R',ver C;~ ()eve-ll;p~r1fCvo~iLCphone: 5(.3 <oSl-702S" Address: po Rev 4<63 Oty: Lt:lt s.caJe.. . State: ~ Zip: S20;?3 Fax Number: Mobile/Cellular Number: Applicant! Agent: --1J e a r'l J..I 0 f.{ Vlo'\ e\ h Phone: 5:,-6 3 SS2 - ~.l S- Address: 5."1 rYlJl. t1I$"" ~ &'h)e....-- Oty: State: _ Zip: l Fax Number: Mobile/Cellular Number: Site location/address: ]:h Sac.-+;o~"\ li.f l~iAJjP...1E otto,t /L#\J.;'e. (eve. a.J Ct.b,41l.l"'~ eov->'\"\-):' /)2 t1 ~ Existing zoning: -1' Proposed zoning: -1i... L.. Historic District: Landmark: L~al Desaiption (Sidwell parcel ID# or lot number/block. number/subdivision): tot "Jet- Wer+ 1- ber,j(?Y- l::l: c- t"e S' lJ 0, .~ . 73, 21 ,4G~) CERllACAllON: I/we, the undersigned, do hereby certify that: Pru(Jc~ /Vl-tf'll.t. 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):O (l./"~ Applicant! Agent: ~ 1 j 1 i .~ ~-,. Date: ~I ~/D!?-- Date: ~~; FOR OFFICE USE ONLY - AI! ~CATION SUBMmAL CHECKUST Fee: . Received by: Z Date: ,ft~OS Docket: DSite/sketch plan 0 Conceptual elopment Plan o Photo DPlat Dlmprovement plans DDesign review project description DAoor plan o Other: ~ ~ ~ \~;V - ~ } )'tz: ? "');j(.r 1~ } I ~r~ 7~~~ wkr /~ ~ 'Cd 1'-1 , ~ -:lL'Y"- ~'~ n' / It -~I~" ~T L~~ 6 J 1I1~~~ ~ '~ ~tJ ~b ~~ " t;R ~ ~- '-...... I- _ / ~ "" U'; I"J \}i A I=J\) \ ,,,,,,,,,,,,,,,,,:,::,,:,':::, I ~ \ \ II' ......~...... ..,.............. ~ "V ~ lillr~~:: ..::~~~~~~~~~~~ ~ ~ ~....-j.::. ~::~~~~~~~~~: ~ "Y~ - ~hi~/~~~~~~:::.. ~ ~H~~~'::' \\' >>.. h L~Y ~1 ~ f c. ca :E >. ..... .- C .- (.) .- > <1z ~ i ! :- ~~ ~!el t ':" ~ !It ~"'- 4'1' -: f ~ u .... CD > ~ -- C:u ca..... ~..... 00. :I:::J c: e cae!> (I)... Oc: (I) ...E C:o. ca 0 0- =(1) c.> 0.(1) <(0 ~~ L- . . c: o c: a .2 ~ .;:: ~5 ~ o 0 (I) .....U 0 CD ::s 0- ::J .c ::J o (I) > o U (I) +:# as ~ CIJ (I) ... as ... CIJ W (I) :2 .!!l - .- "'0 (I) = as Q.. (I) .c o ... ca ~ ca "'0 (I) o CIJ 0. e a. :I: "I- o ... .!!! a. rmTIl llillilill I ~ l{1~~ t"':~ 4f.. ../ r~ V '-) J -----... /'..iJi5 U } n 1\ l-. ~~tl1 L Subdivision Staff Report - Preliminary Plat of Hillside Estates . Page 2 Impact of Request on: Utilities: The subject subdivision will be served by private septic systems for each lot and shared private wells for water service. Traffic Patterns: The proposed subdivision will access Katie Cove, which is an existing private street, which in turn connects with Old Military Road. Old Military Road is a county roadway and carries approximately 1,570 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, and that septic systems and private wells are installed and maintained in compliance with County and State requirements. Adjacent Properties: Staff anticipates that the most likely impact to adjacent properties would be from the increased number of vehicle trips generated by the proposed subdivision when fully built out. Recommended Conditions on Plat: None. Staff Analysis: The submitted preliminary plat of Hillside Estates is located south of Dubuque off of Katie Cove. Katie Cove is a private street, which connects to Old Military Road. The proposed subdivision encompasses approximately 73 acres and will create 56 single-family lots. The proposed subdivision will create five new private streets and will have two streets that stub to adjacent property to provide for future development and continuation of the private street network in this area of the County. The proposed subdivision will be served with private septic systems and private community wells. The septic systems and wells will be installed and maintained in compliance with County and State requirements. The subject property is within a secondary growth area based on the City's Fringe Area Policy Agreement. The proposed streets will be built to the County Standard in terms of right-of-way and paving width, as well as County standards for paving thickness and base stone. The applicant is requesting that the City allow a 22-foot wide street rather than the 26-foot wide street required by the City's Private Street Standard. The proposed subdivision will provide adequate easements to allow for future extension of City water and sewer to this site at some point when the property is annexed to the City of Dubuque. Staff recommends that the preliminary plat of Hillside Estates be approved subject to the waiving of Article IV, Design and Improvement Standards, except for Section 42-19(b), Blocks and Lots. Prepared by: ;1' l' ~ Reviewed: P /4 Date: Z~22-0S- SUBDIVISION STAFF REPORT Zoning Agenda~ March 2, 2005 Project Name: Preliminary Plat of Hillside Estates Property Owner: River City Development Group, LLC Applicant: Dean Hoffman Number of Lots: 56 Acreage in R.O.W: N/A Total Area: 73.21 acres In City: No In 2-Mile Area: Yes Flood Plain: No Density Allowed: 110tlacre Commonly owned lots: N/A Sanitary Sewer: Septic system Water: Private well Storm Sewer: No Existing Street Access: Yes Proposed Land Use: R-2 Existing Land Use: Agricultural Adjacent Land Use: North - Residential East - Agricultural South - Industrial West - Agricultural Proposed Zoning: R-2 Single-Family Residential Existing Zoning: R-2 Single-Family Residential Adjacent Zoning: North - R-2 East - R-2 South - M-1 West - R-2 Physical Characteristics: The subject property is located off of Katie Cove which is a private street off of Old Military Road in Dubuque County. The subject property generally slopes toward the northeast. Proposed Phasing: None. Previous Conditions of Zoning or Plats: None. Dedication of Open Space or Public Amenities: Proposed Streets and Grades: The subject subdivision proposes six new private streets to be named Alpha, Bravo, Charlie, Delta, Echo and Foxtrot. These streets will have grades of between 2% - 12%. Recommended Motion: Motion to approve the submitted preliminary plat of Hillside Estates as it is in substantial compliance with City of Dubuque Subdivision Regulations, subject to waiving Article VI, Design and Improvement Standards, except for Section 42-19(b) Blocks and Lots. Conformance with Comprehensive Plan: This subdivision property is located out of the area included within the City of Dubuque's Comprehensive Plan. The subject property is within two miles of the City and is part of the area included in the City's Fringe Area Policy Agreement. 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