Zoning Links Glen PUD Wartburg Pl., Conlon
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
THE CITY OF L~-'~
D~UE
~~~
July 7,2005
The Honorable Mayor and City Council Members
City of Dubuque
City Hall - 50 W. 13th Street
Dubuque IA 52001
RE: Planned Unit Development
Applicant: Tim Conlon/Conlon Partners
Location: 300 Block of Wartburg Place
Description: To rezone property from R-1 Single-Family Residential to PUD Planned
Unit Development with a PR Planned Residential District designation.
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 layout, style of dwelling
units, access, parking and setbacks.
Staff reviewed the surrounding zoning and land use and noted City utilities are capable of
serving the development.
There were several public comments regarding layout of the project, setbacks and
screening between the new dwelling units and existing homes.
The Zoning Advisory Commission discussed the request, noting that the proposed project
will not adversely impact adjacent property and adequate storm water control is being
provided.
Recommendation
By a vote of 5 to 0, the Zoning Advisory Commission recommends that the City Council
approve the request.
A simple majority vote is needed for the City Council to approve the request.
Reir:IIyS~
J~J, Chairperso~
Zoning Advisory Commission
Attachments
Service
People
Integrity
Responsibility
Innovation
Teamwork
DUB~
~Yk-~
Oty of Dubuque
Planning Services Department
Dubuque, ~ 52001-4864
Phone: 563-589-4210
Fax: 563-589-4221
PLANNING APPLICATION FORM
o Variance
OC--d'I+;O-~r U~~ P~~""'I'fo
UII U rllCI = '=&111'"
OAppeal
OSpedal Exception
DUmited Setback Waiver
o Rezoning
lY'lola......od n,'st,.;r+
i.!:':il I 111"- ..... '"'........
DPreliminary Plat
DMinor Rnal Plat
DText Amendment
DSimple Site Plan
DMinor Site Plan
o Major Site Plan
o Major Final Plat
DSimple Subdivision
OAnnexation
OTemporary Use Permit
DCertificate of Economic Non-Viability
OCertificate of Appropriateness
DOther:
Please tvoe or orint ieqibiv in ink
Property owner(s): Conlon Partners
Phone: (563) 583-1724
Address: 1100 Rockdale Road
Oty: Dubuque
State:JA....... Zip: 52003
Applicant! Agent: Tim Conlon
Mobile/Cellular Number: (563) 580-5500
Phone: (563) 583-1724
Fax Number: (563) 588-3939
Address: 1100 Rockdale Road
Oty: Dubuque
State: ..!A.- Zip: 52003
Fax Number: (563) 588-3939
Mobile/Cellular Number: (563) 580-5500
Site location/address: 300 Block of Wartbur2 Place - (see dwgs. CD.l& CD.2)
Existing zoning: R-1
Proposed zoning: PUD
Historic District:
Landmark:
Legal Description (Sidwell parcel 1D# or lot number/block number/subdivision):
Refer to drawing CD.2 at~a~hed ~o this ~pli~ation
I
Total property (lot) area (square feet or acres): q _ 7q A~rp-s
Describe proposal and reason necessary (attach a letter of explanation, jf needed): P] armed district
proposal submitted for Zoning Adv;so~ Comm;ss~nn rev;p-w & recommendation
CERTIACAll0N: I/we, the undersigned, c/o 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:
M{~
X Date: s-: ~ t. tJ..s-
X Date: u-: 1 r. 05
x
X
FOR OFFICE USE ONLY - APP
Fee: ~OtX:>.eo Received by: .- /f! /
DSite/sketch plan D Conceptual Dev lopment Plan
Dlmprovement plans DDesign review project description
nON SUBMITTAL CHECKUST
Date: 5-'31-05 Docket:
o Photo DPlat
DFloor plan DOttIer:
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PLANNED DISTRICT STAFF REPORT
Zoning Agenda: July 6, 2005
Project Name: Links Glen Residential Development
Property Address: 290 Wartburg Place
Property Owner: Conlon Partners
Applicant: Tim Conlon
Proposed Land Use: Residential
Proposed Zoning: PUD
Existing Land Use: Residential/vacant
Existing Zoning: R-1/PUD
Adjacent Land Use: North - Single Family
East - Golf Course
South - Single-Family
West - Wartburg Seminar
Adjacent Zoning: North - R-1
East - R-1
South - R-1
West -Institutional District
Flood Plain: No
Total Area: 9.79 acres
Water: Yes
Existing Street Access: Yes
Storm Sewer: Yes
Sanitary Sewer: Yes
Previous Planned District: A portion of the subject property was rezoned to Planned
Unit Development with a Planned Residential designation in 1996. The PUD provided
for six new single-family building lots arranged along a private street.
Purpose: The proposed PUD amendment is to allow construction of 34 condominium-
style residential dwellings served by a private street.
Physical Characteristics: The subject property has frontage on Wartburg Place and is
approximately 10 acres in size. The subject property slopes to the southeast.
Conformance with Comprehensive Plan: This project implements the
Comprehensive Plan's Land Use Element: Goal 1,1 , 1.2, 1.5,4.4,5.4,7.1,7.2 and 7.3,
Staff Analysis:
Streets: The proposed development will be served by a new private street with a
40-foot right-of-way and a paving width that varies between 27 and 30 feet.
Planned District Staff Report - Links Glen Condominiums
Page 2
Sidewalks: New sidewalks will be installed along Wartburg Place. Sidewalks will
be installed on either side of the new private street for the first 135 feet, after which
sidewalks will be provided along the north side of the private street.
Parking: Off-street parking will be provided at a minimum of two spaces per unit
with additional off-street parking for visitors provided at the end of the cul-de-sac.
Lighting: Lighting has not been proposed; however, any new outdoor lighting will be
required of a cut-off luminaries design to minimize impact to adjacent property,
Signage: Signage for the proposed development will be regulated by the R-1
Single-Family Residential District sign regulations.
Bulk Regulations: The two-story apartment condominiums facing Wartburg Place
will be set back 70 feet from the property line. The independent condominium
homes will be setback a minimum of 40 feet from the north property line and
approximately 70 feet from the south property line, The six proposed condominium
villas will be located a minimum of 160 feet fro the rear property line.
Permeable Area (%) & Location (Open Space): Sixty-three percent of the 9.7
acres site will remain as permeable area based on the submitted conceptual
development plan.
Landscaping/Screening: The submitted conceptual plan shows additional
landscaping added around the proposed parking lot serving the condominium
apartments as well as the island within the cul-de-sac of the proposed private
street.
Phasing of development: None proposed.
Impact of Request on:
Utilities: Existing utilities can handle the proposed development. City water is
available in Wartburg Place with three connections made to serve the proposed
development. The developer will have to install a sanitary lift station and sanitary
force main to access the City sewer main in Wartburg Place.
Traffic Patterns/Counts: Wartburg Place is designated as a residential street.
There are no traffic counts available, Planning staff estimates that the proposed
development could generate approximately 200 vehicle trips per day when fully
built out.
Public Services: Existing public services are adequate to serve the site,
Planned District Staff Report - Links Glen Condominiums
Page 3
Environment: Staff does not anticipate any adverse impacts to the environment
provided that erosion control is provided during all phases of development.
Adjacent Properties: The most significant impact to adjacent properties will be the
loss of green space once the site is developed, The subject parcel has been
primarily vacant, except for the portion immediately adjacent to Wartburg Place.
CIP Investments: Wartburg Place was reconstructed last year, including updating
the existing City utilities,
Comprehensive Plan: The Comprehensive Land Use Map designates the subject
property for a mixture of single and multi-family residential.
Staff Analysis: The applicant has submitted a request to rezone property from R-1
Single-Family Residential to a Planned Unit Development District with a PR Planned
Residential designation, In addition, the applicant is asking that existing PUD,
established on the western portion of the parcel, be amended to allow for the new Links
Glen Residential development. The proposed development consists of a total of 34
units comprised of apartments, condos and villas. The subject dwelling units will be
served by a new private street to be named Links Glen, The proposed development will
utilize City water and sewer and will provide a storm water detention area at the east
end of the site adjacent to the Dubuque Golf and Country Club.
The proposed development includes a two-story apartment building facing Wartburg
Place with surface and below-ground parking to the rear. Access from Wartburg Place
to the parking area will be by a new private street named Links Glen. This private drive
will extend through a covered entrance to access the rear of the condominium
apartments as well as the condominium homes and villas to the east. Staff from the
Operations and Maintenance Department and Fire Department have reviewed the
proposed access and do not object to the covered entrance way provided adequate
clearance for City vehicles is provided.
The proposed private roadway has a modified open cul-de-sac with a planting lawn in
the center, City staff has also reviewed the geometry of this cul-de-sac and are .
comfortable that City vehicles can maneuver sufficiently around the cul-de-sac.
The proposed development will be served by City water and sewer which are both
located within the right-of-way of Wartburg Place. The proposed development will tie in
the existing 8" water main in three places to serve the 34 units. To serve the
development with sanitary sewer service will require the installation of a lift station and a
sanitary force main. City Engineering has reviewed the proposal and there is adequate
capacity within Wartburg Place sanitary sewer to serve the proposed development.
The proposed development will provide a minimum of two spaces per unit of off-street
parking. In addition, there are seven visitor spaces provided at the end of the cul-de-sac
Planned District Staff Report - Links Glen Condominiums
Page 4
near the condominium villas. Planning staff has estimated the number of average daily
trips from the proposed development as 200 vehicle trips. The Institute of
Transportation Engineer Trip Generation Manual provides an average rate of 5.86
vehicle trips per dwelling unit on a weekday. The trip generation rate for a dwelling unit
of 5,86 is based on 53 studies with an average number of dwelling units in the study of
185 per project. Planning staff also calculated the number of vehicle trips this parcel
would generate if the zoning did not change from its current R-1 classification. A single-
family subdivision typically has approximately three dwelling units per acre. The 9.79
acre site has the potential to be developed for 29 single-family homes, Based on the
Institute of Traffic Engineers trip generation manual for single-family homes, each
dwelling generates approximately 9.55 vehicle trips per day. This would generate
approximately 276 vehicle trips per day if the subject parcel was developed for single-
family homes compared to 200 vehicle trips per day if developed as proposed.
Planning staff recommends that the Zoning Advisory Commission review Section 3-5.5
(F) that establishes plan approval standards for PUD applications.
Prepared by: J::t' J' ,,( Reviewed: ftI.JI!!
Date: ".~?o5
Prepared by: Laura Carstens. City Planner Address: City Hall. 50 W. 13th St Telephone: 589-4210
ORDINANCE NO. 45-05
AN ORDINANCE AMENDING APPENDIX A (THE ZONING ORDINANCE) OF
THE CITY OF DUBUQUE CODE OF ORDINANCES BY RECLASSIFYING
HEREINAFTER DESCRIBED PROPERTY LOCATED IN THE 300 BLOCK OF
WARTBURG PLACE FROM R-1 SINGLE-FAMILY RESIDENTIAL DISTRICT TO
PUD PLANNED UNIT DEVELOPMENT DISTRICT WITH A PR PLANNED
RESIDENTIAL DISTRICT DESIGNATION AND AMENDING ORDINANCE 23 -
96 AND ADOPTING A REVISED CONCEPTUAL DEVELOPMENT PLAN WITH
CONDITIONS, FOR LINKS GLEN RESIDENTIAL DEVELOPMENT.
NOW, THEREFORE, BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY
OF DUBUQUE, IOWA:
Section 1. Appendix A (the Zoning Ordinance) of the City of Dubuque Code of
Ordinances is hereby amended by amending by reclassifying the hereinafter described
property from R-1 Single-Family Residential District to PUD Planned Unit Development
District with a PR Planned Residential District designation and amending Ordinance 23-
96 and adopting a revised conceptual development plan, a copy of which is on file with
the City of Dubuque Planning Services Department, for property legally described to wit:
Lot 1-1-1 M.L. 139, Lot 2-1-1-1-2-1-1 M.L. 139, Lot 1-1-1-1-1-2-1-1- M.L.
139, Lot 2-1-1-2-1-1 M.L. 139, Lot 1-2-2-1-1- M.L. 139, Lot 2-2-2-1-1 M.L.
139, Lot 2-1-2-1-1 M.L. 139, and Lot 2-1-2 M.L. 139, and to the centerline
of the adjoining public right-of-way, all in the City of Dubuque, Iowa.
Section 2. Pursuant to Iowa Code Section 414.5 (2003), and as an express
condition of the reclassification, the undersigned property owner agrees to the following
conditions, all of which the property owner further agrees are reasonable and imposed
to satisfy the public needs that are caused directly by the zoning reclassification:
A. Use Reaulations.
The following regulations shall apply to all uses made of land in the above-
described PUD District:
1. Principal permitted uses shall be limited to:
a. 20 condominium apartments
b. 8 condominium homes
c. 6 condominium villas
Ordinance No. -05
Page 2
2. Accessory uses shall include any use customarily incidental and
subordinate to the principal use it serves.
B. Lot and Bulk Reaulations.
Development of land in the PUD District shall be regulated as follows:
1. The proposed residential development shall be constructed in
substantial compliance with the attached conceptual development plan.
2. Maximum building height shall be limited to 40 feet.
C. Performance Standards.
The development and maintenance of uses in this PUD District shall be
established in conformance with Section 3-5.5 of the Zoning Ordinance and
the fOllowing standards:
1. Adequate erosion control shall be provided during all phases of
construction.
2. Off-street parking shall be provided as shown on the approved
conceptual plan.
3. Storm water control facilities will be installed as per City Engineering
requirements.
4. Final site development plans shall be submitted in accordance with
Section 4-4 of the Zoning Ordinance prior to construction of any
buildings.
D. Open Space and Recreational Areas
Open space and landscaping in the PUD District shall be regulated as
follows:
Those areas not designated on the conceptual development plan shall be
maintained as open space, as defined by Section 8 of the Zoning Ordinance
by the property owner and/or association.
E. Sion Reoulations.
Signs in the PUD District shall be regulated in accordance with the R-1
Single-Family Residential District sign regulations of the Zoning Ordinance.
F. Transfer of Ownership.
Transfer of ownership or lease of property in this PUD District shall include
in the transfer or lease agreement a provision that the purchaser or lessee
acknowledges awareness of the conditions authorizing the establishment of
the district.
~
Ordinance No. -05
Page 3
G. Reclassification of Subiect Property.
The City of Dubuque, Iowa, may initiate zoning reclassification proceedings
to the R-1 Single-Family Residential District in accordance with Section 6 of
the Zoning Ordinance if the property owner fails to complete or maintain any
of the conditions of this ordinance.
H. Modifications.
Any modifications of this Ordinance must be approved by the City Council in
accordance with zoning reclassification proceedings of Section 6 of the
Zoning Ordinance.
I. Recording.
A copy of this ordinance shall be recorded at the expense of the property
owner(s) with the Dubuque County Recorder as a permanent record of the
conditions accepted as part of this reclassification approval. This ordinance
shall be binding upon the undersigned and his/her heirs, successors and
assigns.
Section 3. The foregoing amendment has heretofore been reviewed by the
Zoning Commission of the City of Dubuque, Iowa.
Section 4. The foregoing amendment shall take effect upon publication, as
provided by law.
Passed, approved and adopted this 18th day of
July
2005.
Terrance M. Duggan, Mayor
Attest:
Jeanne F. Schneider, City Clerk
eanne F. Schneider, City Clerk
ACCEPTANCE OF ORDINANCE NO. 45-05
I, Tim Conlon, representing Conlon Partners, having read the terms and
conditions of the foregoing Ordinance No. 45 -05 and being familiar with the conditions
thereof, hereby accept this same and agree to the conditions required therein.
Dated in Dubuque, Iowa this
7/13/05
By: Timothy Conlon