Plat 1501 W 32nd Ehrlich Farm Subd Luksetich
Plamring Services Department
City Hall
50 West 13th Street
Dubuque, Iowa 52001-4864
(563) 589-4210 office
(563) 589-4221 fax
(563) 690-6678 TDD
plamring@cityofdubuque.org
www.cityofdubuque.org
THE CITY OF <-_':-4--
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September 9, 2005
The Honorable Mayor and City Council Members
City of Dubuque
City Hall - 50 W. 13th Street
Dubuque IA 52001
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Applicant: Luksetich & Spahn Development
Location: 1501 W. 32nd Street
Description: Preliminary Plat - Ehrlich Farm 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 proposed street layout,
access, number of lots, utility extensions and storm water detention. The applicant
requested that Street "A", which is designed to collector street standards, be allowed
to have a 12% grade when 10% is required. The applicant also requested waiving
prohibition of double frontage lots for six lots along Street "A". The applicant's
engineer and attorney addressed access and site development constraints.
Staff reviewed the proposed street layout, noting a stub street is provided to the east
off Street "B", and that a gated emergency access is proposed to Olympic Heights
Road. Staff reviewed the proposed storm water detention basins and dedication of
approximately one acre for park land.
There were several public comments concerning the location of Street "B" and its
alignment behind existing homes at the end of Olympic Heights Road and concern that
a single access to 32nd Street is not adequate for a 157 -lot subdivision. A copy of the
letter submitted by neighbors is attached.
The Zoning Advisory Commission discussed the request, noting that they are
comfortable with the proposed street layout and access, subject to the gated
emergency access being dedicated to the City, and that the applicant pursue a
temporary construction access to the Northwest Arterial.
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Service
People
Integrity
Responsibility
Innovation
Teamwork
1501 W. 32nd Street
Page 2
Recommendation
Bya vote of 4 to 0, the Zoning Advisory Commission recommends that the City
Council approve the submitted preliminary plat subject to:
1) Waiving Section 42-19(b) for Lots 3, 4 and 5 Block 1 and Lots 9, 10 and 11 of
Block 2 to allow the double frontage lots with the condition that the
aforementioned lots have no access to Street "A".
2) Waiving the maximum grade for collector streets of 1 0% to allow Street "A" to
have a grade of 12%.
3) That a lockable gate be installed at the top of Olympic Heights Road subject to
adequate area being dedicated to the City as part of a future final plat.
4) That construction vehicles are prohibited from using Olympic Heights Road for
access to the site.
5) That the applicant pursue a temporary construction access to the Northwest
Arterial with IDOT and the City of Dubuque.
A simple majority vote is needed for the City Council to approve the preliminary plat.
Respectfully submitted,
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Jeff Stilc9S, Chairperson ,-
Zoning Advisory Commission
Attachments
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City of Dubuque
Planning Services Department
Dubuque, IA 52001-4864
Phone: 563-589-4210
Fax: 563-589-4221
PLANNING APPUCADON FORM
o Variance
o Conditional Use Permit
o Appeal
o Special Exception
o Umited Setback Waiver
o Rezoning
o Planned District
o Preliminary Plat
o Minor Anal Plat
OText Amendment
Please tvDe or Drint legibly in ink
Property owner(s): PIN; L ,J,. BEf1..lJICF
Address: /'10 I 3.;<,vi 5T~tjEl City:
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Fax Number:
S!,f/ltV IJ&!/GU;//J7NvT-
Phone: (56~) f):S&-/1?h
Applicant/Agent: LVI :513T1C1f
o Simple Site Plan
g ~ Site Plan
~ Site Plan
o Major Anal Plat
o Simple Subdivision
o Annexation
OTemporary Use Permit
o Certificate of Economic Non-Viability
o Certificate of Appropriateness
o Other:
t=/-II? 1-1 C,t/
Phone: (5b3) 5'1,2-77/0
() UhWI ;fi State:H- lip: S~OO I
Mobile/Cellular Number: %
Address: .300 1JJIJII'J 5"1- 50/7 F 3;23 City: f)C,J?Li&uE State: "F/J lip: -:;';:<CJO)
Fax Number: (sb3) 503-63611 _ Mobile/Cellular Number: (5~::;) ..1) q.~- /hl /
Site location/address: /501 ?'b< IJ I "5 T!f.E E., () ut Ll) lJ~ T C W rJ /;-;;;;./)0/
Existing zoning: If 1- Proposed zoning: Historic District: Landmark:
Legal Description (Sidwell parcel ID# or lot number/block number/subdivision): ;0-/1-'15/-003
/0 - //- 37(" - ()OJ itJ-FI-loj -(}17). )(; - 00 -t.)Jo - O,2fo. /0-//- =-?.-n-QT\ !()--/I-.3'7?-oo3
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Total property (lot) area (square feet or acres): log IJCI?ES
Describe proposal and reason necessary (attach a letter of explanation, if needed):
Pili-I P/?tJPEt<7Y TV CO/V5TJ:vcr !fVI}'J/5<;;
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): [iJ,-<....e U L e. L-
. t!A ~aA 4//~;t
Applicant/Agent: .~ '.J&L /- , ,,{, 1
Date: tJ3- Of - oS'
Date: err - (1 J - O,J)
FOR OFFICE USE ONLY - APPUCATION SUBMITTAL CHECKLIST
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Fee: if i.jSO.e:>o Received by: ~;,.--" ... Date: ~ ./. oS Docket:
OSite/sketch plan 0 Conceptual Development Plan o Photo o Plat
OImprovement plans ODesign review project description DAoor plan o Other:
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SUBDIVISION STAFF REPORT
Zoning Agenda: September 7, 2005
Project Name:
Ehrlich Farm Subdivision
Property Owner:
Paul and Bernice Ehrlich
Applicant:
Luksetich/Spahn Development
Number of Lots: 157
Acreage in R.O.W: 15.47
Total Area: 109.92
In City: Yes
In 2-Mile Area: N/A
Flood Plain: N/A
Density Allowed: 1/5,000 sq. ft.
Commonly owned lots: None.
Sanitary Sewer: Yes
Water: Yes
Storm Sewer: Yes
Existing Street Access: Yes
Proposed Land Use: Residential
Existing Land Use: Agricultural
Adjacent Land Use: North - Agricultural
East - Residential
South - Residential
West - Agricultural
Proposed Zoning: N/A
Existing Zoning: R-1
Adjacent Zoning: North - County
East - R-1
South - R-1
West - Agricultural
Physical Characteristics: The subject property has frontage on West 32nd Street,
Northwest Arterial and the end of Olympic Heights. The proposed subdivision
comprises approximately 110 acres and is characterized by rolling topography. Current
access to the farmhouse and related farming buildings is from a private driveway to
West 32nd Street.
Proposed Phasing: None.
Previous Conditions of Zoning or Plats: None.
Dedication of Open Space or Public Amenities: The applicant is proposing to dedicate
1.16 acres as park land.
Recommended Motion: Motion to approve the submitted preliminary plat of
Ehrlich Farm Subdivision as it is in substantial compliance with City of Dubuque
Subdivision Regulations, subject to waiving Section 42-19(b) for Lots 3,4 and 5 of Block
1 and Lots 9, 10 and 11 of Block 2, to allow double frontage lots, waiving the maximum
grade allowed for Street A to allow 12% grade where 10 % is required.
Conformance with Comprehensive Plan: This request implements the
Comprehensive Plan's Land Use Element Goals 1.2,1.5,7.2,7.3,9.2 and 9.5.
Subdivision Staff Report - Ehrlich Farm Subdivision
Page 2
Impact of Request on:
Utilities: The subject property can be served by City water and sewer. Two sanitary
sewer lift stations will be necessary to serve the entire subdivision. City staff has
reviewed proposed utility installations and are in substantial agreement with the
proposed layout, subject to review of improvement plans as part of the final plat
process.
Traffic Patterns: West 32nd Street is classified as a minor arterial and carries
approximately 9,600 average daily trips based on 2001 vehicle counts. The
proposed development, when fully built out, will generate approximately 1,500
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,
and that appropriate storm water control is provided as part of each phase of the
development. The applicant has proposed three storm water detention basins to
handle the increased storm water flow from the site, two of which are located on
the north side of the development on one on the south side.
Adjacent Properties: The adjacent properties will be most significantly impacted by
the increase in vehicles trips on the surrounding street system and the change in
use of the property from agricultural to residential.
Recommended Conditions on Plat: That a lockable gate be installed near the west
end of Olympic Heights Road and that adequate right-op-way and paving be dedicated
to the City of Dubuque.
Staff Analysis: The applicant is requesting approval for the preliminary plat of Ehrlich
Farm Subdivision located north of West 32nd Street and west of Olympic Heights Road.
The subject property encompasses approximately 110 acres and the submitted plat
subdivides the property into 157 single-family residential lots. The primary access will
be from West 32nd Street with a stub street to the west to allow for future extension of
the street system. A gated emergency access off of Olympic Heights Road is also
proposed. The submitted plat includes nine new public streets - two of which, Street A
and Street 8, would be built to the City's collector street standard of 60-foot of right-of-
way and 37 feet of paving. The remainder of the streets would be built to the City's
typical local street standard of 50-foot of right-of-way and 31 feet of paving.
This proposed subdivision includes the dedication of a park land located in the center of
the development with two public access points serving the proposed park. The
subdivision also includes a 30-foot easement for bicycle and pedestrian access to the
future bike trail planned along the Northwest Arterial (Highway 32). The subdivision
Subdivision Staff Report - Ehrlich Farm Subdivision
Page 3
includes three storm water detention areas, two of which are located on the north side
of the property and one on the south side. The City will accept these basins for public
maintenance once the subdivision nears completion.
City sanitary sewer and water are available to serve the property. Portions of the
subdivision will need to be served by one of two lift stations that will pump to the
existing sewer mains along West 32"d Street or Olympic Heights. The lift stations will
also be accepted by the City for public maintenance provided they are built to City
standards.
The proposed subdivision initially will be served by only one access out onto West 32"d
Street. This street will be built to the City's collector street standard of 37 feet of paving
and 60 feet of right-of-way. There is a stub street proposed to the west that is adjacent
to property currently zoned agricultural. Planning staff anticipate that at some point in
the future, that area will develop for residential housing, but there is no time frame for
this to happen. In the mean time, the only access serving'the subdivision will be to
West 32"0 Street, which if the development was fully built out, would carry
approximately 1,500 vehicle trips per day. Collector streets are designed to
accommodate a volume of 1,500 vehicle trips on a daily basis.
Access to Olympic Heights Road is limited to an emergency access that blocks normal
vehicle travel by way of a gate. This access provides a second way into the subdivision
should the primary access off West 32"d Street be blocked for any reason. Adequate
right-of-way and paving for emergency vehicles will need to be dedicated as part of a
future final plat.
There are double frontage lots shown in the Block 1 and Block 2 of the development
near West 32"d Street. Section 42-19(b) of the Subdivision Regulations prohibits
double frontage unless one of the streets is an arterial street with no access rights.
These lots, while they are double frontage lots, could be restricted from having access
to Street A. The topography would make it extremely difficult to even access the street
from the back side. The Zoning Advisory Commission could approve the double
frontage lots subject to restricting access.
The submitted subdivision plat also shows a new street (Street "B) running behind
existing lots at the end of Olympic Heights Road. Technically, these lots would not
meet the definition of a double frontage lot as their existing access is neither a public or
private street. In addition, the subdivision regulations apply to lots within a submitted
subdivision. The subject lots are not part of the submitted plat; however, the impact of
the proposed street layout is what Section 42-19(b) seeks to avoid. Staff will be
reviewing this language as part of the comprehensive review of the City's Zoning
Ordinance and Subdivision Regulations.
Prepared by: ;1:11 ~ Reviewed: P/LJ
Date: ~.3/'o5
Prepared by: Laura Carstens. City Planner Address: City Hall. 50 W. 13th St Telephone: 589-4210
Return to: Jeanne Schneider, City Clerk, City Hall- 50 W. 13m St, Dubuque, IA 52001-4864 563-589-4121
RESOLUTION NO. 451-05
RESOLUTION APPROVING THE PRELIMINARY PLAT OF EHRLICH FARM
SUBDIVISION IN THE CITY OF DUBUQUE, IOWA.
Whereas, there has been filed with the City Clerk a Preliminary Plat of Ehrlich
Farm Subdivision; and
Whereas, said Preliminary Plat has been examined by the Zoning Advisory
Commission and has recommended approval subject to the following:
1) Waiving Section 42-19(b) for Lots 3,4 and 5 of Block 1 and Lots 9, 10
and 11 of Block 2 to allow the double frontage lots with the condition that
the aforementioned lots have no access to Street "A".
2) Waiving the maximum grade for collector streets of 10% to allow Street
"A" to have a grade of 12%.
3) That a lockable gate be installed at the top of Olympic Heights Road
subject to adequate area being dedicated to the City as part of a future
final plat.
4) That construction vehicles are prohibited from using Olympic Heights
Road for access to the site.
5) That the applicant pursue a temporary construction access to the
Northwest Arterial with lOOT and the City of Dubuque.
Whereas, said Preliminary Plat has been examined by the City Council and they
find that it conforms to the statutes and ordinances relating thereto and concur in the
recommendations of the Zoning Advisory Commission.
NOW THEREFORE, BE IT RESOLVED BY THE CITY COUNCIL OF THE CITY
OF DUBUQUE, IOWA:
Section 1. That the Preliminary Plat of Ehrlich Farm Subdivision is hereby
approved, and the Mayor and City Clerk are hereby authorized and directed to endorse
the approval of the City of Dubuque, Iowa.
Passed, approved and adopted this 19th day of September, 2005.
Terrance M. Duggan, Mayor
Attest:
Jeanne F. Schneider, City Clerk
ACCEPTANCE OF RESOLUTION NO. -05
I, the undersigned, Chris Spahn, representing Luksetich Spahn Development,
having read the terms and conditions of Resolution No. -05 and being familiar
with the conditions thereof, hereby accept the same and agree to the conditions
required therein.
Dated this
day of
2005.
By:
Chris Spahn
Luksetich Spahn Development
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To: Zoning Commission and City Council Members
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lffi AUG 3 1 2005 lYJ
Subject: Olympic Heights Subdivision proposed by Luksetich Spahn Devel pm~ nt
erN OF DUBUQUE
PLANNING SERVICES DEPARTMENT
The undersigned Olympic Heights residents have some specific concerns regarding the above
mentioned delevopment.
1. Proposed Street ''B" is out of sequence with the homes directly East of it. Street should be
moved to the West so lots line up backyard to backyard. Proposal as submitted does not reflect
that and puts houses already there out of sync with new development .
2. Adequate access to subdivision is not provided to service 157 homesites. There should be
access to NW Arterial in addition to 32nd Street. Olympic Heights road should not be used due
to it being narrow and lacking curb and gutter. There is a traffic bottle neck at the exit which
flows on to HWY 52 at the bottom of the hill. Turning north at certain times of the day is nearly
impossible now and any additional traffic in this area wll create a major safety problem and
bottlenecks .
3. Access from the turnaround at the West end of Olympic Heights must be clarified as to insure
entry to Mae Laughlin, Rick Rogers, Paul UhIrich and Mike Smyth properties. The solution
maybe for the developer to deed this parcel over to the City .
4. Proposed gate on All-Weather Emergency Vehicle Access Road should be moved East to the
crown in the road so it is visible to traffic traveling West; as the proposed location is not in the
best interest of safety.
We are not against this project but must be assured our best interests are considered above those
of the developers, as we were here first and ultimately must live with the final results
Signed
ADDRESS
PHONE NO.
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