Zoning Manson Rd - McNamer NCR Developers
October 17, 2005
The Honorable Mayor and City Council Members
City of Dubuque
City Hall - 50 W. 13th Street
Dubuque IA 52001
RE: Rezoning
Applicant: Martin McNamer/NCR Developers, LLC
Location: Manson Road
Description: To rezone property from AG Agricultural District to R-2 Two-Family
Residential District.
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 location of the subject property,
proposed access, and the number and size of future lots to be subdivided.
Staff reviewed the surrounding zoning and land use and indicated the request is only to
rezone property. The Commission will review the applicant's preliminary subdivision
plat when it is prepared.
There were several public comments regarding the possibility that the applicant would
use Miller Road for access, possible impacts of development in the floodplain, potential
impacts of development on a rural area, and the loss of open space once a new
subdivision is built.
The Zoning Advisory Commission discussed the request, noting that the request is only
to rezone the property, and that the applicant has indicated and staff concurs that there
is no plan to use Miller Road for access to the future subdivision. The Commission
indicated that the proposed rezoning is consistent with surrounding zoning and land
use.
Recommendation
By a vote of 5 to 0, the Zoning Advisory Commission recommends that the City Council
approve the request.
Manson Road Rezoning Request
October 10, 2005
Page 2
A simple majority vote is needed for the City Council to approve the request.
Respectfully submitted,
Jeff Stiles, Chairperson
Zoning Advisory Commission
Attachments
R* Dat~/Time AUG-29-2005{MON) 08:26
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Oty of Dubuque
Planning Services Department
Dubuque, IA 52001 ~64
Phone: 563-589-4210
Fax: 563-589-4221
PLANNING APPLICATION FORM
o Variance
OCondltlonal Use pernut
OAppeel
OSpedal exception
OUmited Setback Waiver
IXJRewning
OPlanned District
OPreliminary Plat
OMlnor Final Plat
OText Amendment
OSimple Site Plan
OMinor Site Pfan
o Major Site Plan
o Major Final Plat
[]simple Subdivision
OAnnexaUon
OTemporary Use Permit
OCertiftcate of EconomIc Nan-Viabifily
Ocerti1lcate of Appropriateness
OOther:
PI.~- tvDl!! or Drint leaibly in ink
Property owner(s):
HCR Developers, LLC
Phone: 563-582-5762
Address: 5070 Wolff Road
Fax Nurl1beC 563-582-5889
oty: Dubuque
State:-IA- ZIp: 52002
Mobile/Cellular Number: 563-590-2173
Phone: 563-557-1712
Applicant/Agent: Martin J. McNamer
~s: JD36 Bonnie Court
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City: Dubuque
State: -IA- Zip: 52003
.~ax Num~;. 563-582-5889
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Sitelocatio~7adclress:
Mobile/Cellular Number: 563- 5 9 0- 2173
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EXisting zo.!!t.lg:
--.
Manson Road
AG
Proposed zoning: R-2 Historic District:
landmark:
Legal Des<:9ption (Sidwell parcef 10# or lot number/block number/subcflVision): 1502251001.
_.__M. ~~~.
15022Q~002, 1502204003, Westerly piece of 1502229003
_Total pro~ (lot) area (square feet or acres): 50.48 Acres
Desaibe pr:Oposal and reason necessary (attach a letter of explanation, if needed):
Rezone' existing land from AG to R-2 in preportion of new subdivision
CERTIFICA:TION: I/we, the undersigned, do hereby certify that:
1. The infonnation submitted herein is true and correct to the best of my/our knowledge and upon
submittal beCDllIes public record;
2. Fees are not refundable and payment does not guarantee approval; and
3. All additional required written and graphic materials are attached.
==S~~Nam:
~: August 29, 2005
Date: August 29, 2005
I FOR OFI'ICE ~~nON SUBMITTAL CHECKUST
Fee.!, ootJ.,,<:> Received by:. Date: ~'Zt:{'.O~ Docket:
OSitl!/sketch plan OConceptuaI lopment Pfan Dproto OImprovement plans
DDeslgn review project description OAoor plan Dplat DOttIer:
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REZONING 8T AFF REPORT
Zoning Agenda: October 5, 2005
Property Address: West end of Manson Road
Property Owner: NCR Developers, LLC
Applicant: Martin J. McNamer
Proposed Land Use: Residential
Proposed Zoning: R-2
Existing Land Use: Agricultural/wooded
Existing Zoning: AG
Adjacent Land Use: North - Residential
East - Residential/agricultural
South - Residential/agricultural
West - Agricultural
Adjacent Zoning: North - R-1
East - AG/R-1
South - R-2/AG
West - County
Former Zoning:
1934 - County; 1975 - AG; 1985 - AG Total Area: 50.48 acres
Property History: A portion of the property has been used for agricultural purposes;
however, the majority of the site has been a wooded open space since its annexation to
the City of Dubuque.
Physical Characteristics: The subject property is characterized by wooded hillsides and
areas of floodplain associated with Catfish Creek.
Concurrence with Comprehensive Plan: The 2002 Comprehensive Plan designated
the area as a mixture of open space and rural residential development. This rezoning
request implements the Comprehensive Plan's Land Use Element: Goal 1.2, 1.5, 4.1,
4.4 and 7.2.
Impact of Request on:
Utilities: Existing utilities can be extended to serve the subject property.
Traffic Patterns/Counts: Manson Road provides access to the site. A portion of
the roadway and a new bridge was reconstructed in 2002. The roadway is
classified as a residential street with 27 feet of paving.
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 and storm water control is provided during all
phases of development.
Rezoning Staff Report - West end of Manson Road
Page 2
Adjacent Properties: Adjacent properties will be primarily impacted through
additional vehicle trips on Manson Road once the subject property is developed for
single-family homes.
CIP Investments: None proposed.
Staff Analysis: The requested rezoning of approximately 50 acres from agricultural to
R-2 by NCR Developers, LLC, is intended to provide for the future development of a
single-family residential subdivision. The parcel is located between Manson and Miller
Road with access to be provided from Manson Road.
The subject parcel is located between two branches of the Catfish Creek. The subject
parcel will be accessed from Manson Road with a new bridge and roadway constructed
through a portion of the Catfish Creek flood plain. The subject property requested for
rezoning does not lie within the established flood plain areas of either branch of the
Catfish Creek. The developer is working with the Iowa Department of Natural
Resources on a bridge design to span the floodway area to insure that flood heights
upstream of this development will not be impacted by the proposed bridge.
Manson Road currently provides access to nine single-family homes and the Twin T
Mobile Home Park. There are approximately 40 mobile homes in the park. Manson
Road is classified as a residential street. A new bridge and approximately 1,000 feet of
the roadway was reconstructed in 2002. Manson Road is 27 feet wide and there is no
restriction on parking along the street. No traffic counts are available for Manson Road.
The requested R-2 Two-Family Residential District zoning is consistent with
surrounding zoning. The subject property has been used in a limited manner for
agricultural purposes over the years. However, the majority of the property is not
suitable for agricultural production because of the steep wooded hillsides found on the
property.
Planning staff recommends that the Zoning Advisory Commission review Section 6-1.1
of the Zoning Ordinance that establishes criteria for rezoning requests.
Prepared by:
Reviewed:
Date:
01 Prepared by: Laura Carstens. City Planner Address: 50 W. 13th St.. City Hall Telephone: 589-4210
Return to: Jeanne Schneider, City Clerk, City Hall- 50 W. 13m Street, Dubuque, IA 52001-4864 563-589-4121
ORDINANCE NO.
56
-05
AN ORDINANCE AMENDING APPENDIX A (THE ZONING ORDINANCE) OF
THE CITY OF DUBUQUE CODE OF ORDINANCES BY RECLASSIFYING
HEREINAFTER DESCRIBED PROPERTY LOCATED WEST OF MANSON
ROAD FROM AG AGRICUTLURAL DISTRICT TO R-2 TWO-FAMILY
RESIDENTIAL DISTRICT
NOW, THEREFORE, BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY
OF DUBUQUE, IOWA:
Section 1. That Appendix A (The Zoning Ordinance) of the City of Dubuque
Code of Ordinances is hereby amended by reclassifying the hereinafter-described
property as shown in Exhibit A from AG Agricultural District to R-2 Two-Family
Residential District.
Section 2. The foregoing amendment has heretofore been reviewed by the
Zoning Advisory Commission of the City of Dubuque, Iowa.
Section 3. This ordinance shall take effect immediately upon publication, as
provided by law. .
Passed, approved and adopted this 17th day of October 2005.
Attest:
eanne F. Schneider, City Clerk
EXHIBIT A
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