Asbury Plaza_Richardson's Request to Amend PUD
TO: The Honorable Mayor and City Council Members
FROM: Michael C. Van Milligen, City Manager
SUBJECT: Asbury Plaza Shopping Center PUD Amendment: Access Issues
DATE: August 29, 2012
A request for withdrawal of the proposed Asbury PUD Amendment has been received
from Attorney Peter Arling, on behalf of Richardson Investments, LLC/Asbury Dubuque,
LLC/Rubloff Development.
City staff has no objection to the withdrawal and I respectfully recommend Mayor and
City Council approval.
/ AAh kt1&
Michael C. Van Milligen
MCVM:jh
Attachment
cc: Barry Lindahl, City Attorney
Cindy Steinhauser, Assistant City Manager
Teri Goodmann, Assistant City Manager
Laura Carstens, Planning Services Manager
Gus Psihoyos, City Engineer
OVONNOR
N
THOMAS P.c.
ATTORNEYS&
COUNSELORS AT LAW
Est. 1840
August 24, 2012
VIA REGULAR AND ELECTRONIC MAIL
r`
Mr. Kevin r lrnstahl
City Clerk
50 West 131h Street
Dubuque, IA 52001
kfimsta@eityofdubuque.org
RE: Richardson Investments, LLC
Dear Mr. Firnstahl:
RE
fLy.: a;
`E L' -
We write this letter regarding the proposed Asbury PUD Amendment currently set for the September 4,
2012 city council meeting. At this time, we request the Application for PUD Amendment be withdrawn.
Unfortunately, this deal has now been terminated. If you have any questions or comments, please
contact the undersigned. Thank you.
Sincerely,
O'CO
C
PDA/rcw
K & THOMAS, P.C.
yf
ling
cc: Mr. Kyle Kritz (via e -mail only)
Mr. Dan Mroz (via e -mail only)
Mr. Chad Richardson (via e -mail only)
Peter D. Arling I ext. 254 1 parling(ieocthomaslaw.com
Roshek Building 1 700 Locust Street, Suite 200 1 Dubuque, Iowa 52001 1 Phone 563.557.8400 1 Fax 563.556.1867
JOHN C. O'CONNOR RICHARD K. WHITTY
PAUL J. SIGWARTH t GREG A. REHMKE
BRENDAN T. QUANN STEPHEN C. KRUMPE *f
PETER D. ARLING *§ f STEPHANIE R. FUEGER *t
A. JOHN ARENZ T� JAMES E. GOODMAN, JR. * I
JOSHUA P. WEIDEMANN THOMAS S. COLLINS,
CHAD C. LEITCH * DAVIN C. CURTISS *f
CHRISTOPHER C. FRY OF COUNSEL
All attorneys licensed in Iowa I * Also licensed in Illinois
I j Also licensed in Wisconsin ( § Also licensed in Minnesota
$ Certified in Civil Trial Advocacy by National Board
of Trial Advocacy I i Also licensed in U.S. Tax Court
ATTORNEYSb
COUNSELORSATLAW
&t. 1840
June 7, 2012
VL4 ELECTRONIC ALUL ONLY
Mr. Kevin Fimstahl
City Clerk
50 West 13th Street
Dubuque, IA 52001
kfirnsta@cityofdubuque.org
RR: Richardson Investments, LLC
Dear Mr.' Fimstahl:
We write this letter regarding the proposed Asbury Plaza PUD Amendment currently set for the June 18,
2012 City Council meeting. We are still working with Asbury Dubuque, LLC/Rubloff Development on
issues related to the Asbury Plaza PUD Amendment and request that our current application set for the
June 18, 2012 City Council meeting be tabled until the September 4, 2012 City Council meeting. If you
have any questions or comments, please contact the undersigned. Thank you.
Sincerely,
O'CO eR0 S, P.C.
Peter
PDAlpan
cc: Mr. Kyle Kritz (via e-mail only - planning @cityofdubuque.org)
Mr. Dan Mroz (via e-mail only)
Mr. Chad Richardson (via e-mail only)
Peter D. Arling I ext. 254 1 puling @octhommiaw.com
Roshek Building 1 700 Locust Street, Suite 200 1 Dubuque, Iowa 52001 1 Phone 563.557.8400 ( Fax 563.556.1867
: JOHN C. O'CONNOR RICHARD K. WHITTY PAUL J. SIGWARTH t GREG A. REHMKE
BRENDAN T. QUANN STEPHEN C. KROMPE *t PETER D. ARLNG * §t STEPHANIE R. FOEGER *t
A. JOHN ARENz t$ JAMES E. GOODMAN, JR. * I JOSHUA P. WEIDEMANN `THOMAS S. COLLINS,
CHAD C. LEITCH* '. DAVINC.CURTiss!t :.CHRISTOPHER C. FRY. OF COUNSEL
All anomeys licensed in Iowa I *Also licensed in 1111noul t Also licensed in Wisconsin. I § Also licensed in Minnesota
I Cerfliked in Civil Trial Advocacy by National Board of Trial Advocacy I f Also licensed in U.S. Tax Court
L-, J
L�
i
JUN
—7
2012 ,1
ci vii c
ATTORNEYSb
COUNSELORSATLAW
&t. 1840
June 7, 2012
VL4 ELECTRONIC ALUL ONLY
Mr. Kevin Fimstahl
City Clerk
50 West 13th Street
Dubuque, IA 52001
kfirnsta@cityofdubuque.org
RR: Richardson Investments, LLC
Dear Mr.' Fimstahl:
We write this letter regarding the proposed Asbury Plaza PUD Amendment currently set for the June 18,
2012 City Council meeting. We are still working with Asbury Dubuque, LLC/Rubloff Development on
issues related to the Asbury Plaza PUD Amendment and request that our current application set for the
June 18, 2012 City Council meeting be tabled until the September 4, 2012 City Council meeting. If you
have any questions or comments, please contact the undersigned. Thank you.
Sincerely,
O'CO eR0 S, P.C.
Peter
PDAlpan
cc: Mr. Kyle Kritz (via e-mail only - planning @cityofdubuque.org)
Mr. Dan Mroz (via e-mail only)
Mr. Chad Richardson (via e-mail only)
Peter D. Arling I ext. 254 1 puling @octhommiaw.com
Roshek Building 1 700 Locust Street, Suite 200 1 Dubuque, Iowa 52001 1 Phone 563.557.8400 ( Fax 563.556.1867
: JOHN C. O'CONNOR RICHARD K. WHITTY PAUL J. SIGWARTH t GREG A. REHMKE
BRENDAN T. QUANN STEPHEN C. KROMPE *t PETER D. ARLNG * §t STEPHANIE R. FOEGER *t
A. JOHN ARENz t$ JAMES E. GOODMAN, JR. * I JOSHUA P. WEIDEMANN `THOMAS S. COLLINS,
CHAD C. LEITCH* '. DAVINC.CURTiss!t :.CHRISTOPHER C. FRY. OF COUNSEL
All anomeys licensed in Iowa I *Also licensed in 1111noul t Also licensed in Wisconsin. I § Also licensed in Minnesota
I Cerfliked in Civil Trial Advocacy by National Board of Trial Advocacy I f Also licensed in U.S. Tax Court
THE CITY OF Dubuque
h- 4--ft 1
DUBE AII- America City
1
.Masterpiece on the Mississippi III
2007
TO: The Honorable Mayor and City Council Members
FROM: Michael C. Van Milligen, City Manager
SUBJECT: Asbury Plaza Shopping Center PUD Amendment: Access Issues
DATE: November 16, 2011
Planning Services Manager Laura Carstens is transmitting the Zoning Advisory
Commission's recommendation for Asbury Plaza Shopping Center PUD Amendment to
allow a right -in /right -out access to the Northwest Arterial and to amend the list of
permitted uses, height and sign regulations.
The Zoning Advisory Commission has recommended approval of the proposed
amendment. The application letter from Peter D. Arling, dated October 19, 2011,
included five items as part of their request. The Zoning Advisory Commission dealt with
the first three items in Mr. Arling's letter: 1) A right -in /right -out access to the Northwest
Arterial; 2) amending the PUD to allow one or more buildings in the area to be
developed by Richardson Motors to be a height of 50 -foot; and, 3) to allow for the sign
package provided by General Motors and Honda Motors. The fourth and fifth items
included in Mr. Arling's letter were not specifically addressed by the Zoning Advisory
Commission.
In the fourth item, Richardson Investment noted a desire to obtain an easement for a
portion of the property that is within the Iowa Department of Transportation (IDOT) right -
of -way for Highway 32 to allow for installation of concrete, signs or the parking of new
vehicles. This issue is subject to further negotiations with the City of Dubuque and the
IDOT and may or may not be acceptable in their suggested format. It is my
understanding that Richardson Investment has contacted the IDOT regarding this
matter.
In the fifth item, Richardson Investment, LLC indicated they would agree to allow access
to the right -in /right -out access that will be on their property, provided there is an agreed
upon amount or percentage of maintenance costs and /or compensation for annual
maintenance and upkeep of the right -in /right -out access.
In discussing this proposed access with City Engineering, Legal, and Planning staff, I
have a concern that since it would be just a private driveway into a privately owned
Asbury Plaza PUD Amendment
Page 2
parking lot, that future use of this access could be limited to Richardson Investment,
LLC. It is staffs position that because the Northwest Arterial (Highway 32) represents a
substantial investment on the part of the community and a critical transportation
corridor, such that any accesses granted to Highway 32 need to maximize the benefit to
the traveling public as well as surrounding property owners.
It is my recommendation that the proposed right -in /right -out access be extended all the
way to the north, and that the existing private access drive that is on the south side of
the AMC Theater parking lot be extended to the east, so that these two accesses meet.
In addition, I recommend that a perpetual unrestricted public access easement be
provided to insure not only continued access by patrons of Asbury Plaza, but also in the
future, allowing adjacent property owners access through Asbury Plaza to the proposed
new access to the Northwest Arterial.
Prior to any additional property being allowed to connect to the proposed right -in /right-
out access and /or existing private access drive, a revised traffic study reflecting the
additional volume of traffic would be required as part of a PUD amendment.
I respectfully request that the Mayor and City Council amend the Asbury Plaza PUD to
include my recommendations, which are shown in bold type on page 6 of the attached
PUD ordinance. A super majority vote is required because this change was not part of
the Zoning Advisory Commission's recommendations.
Michael C. Van Milligen
MCVM:Ic
Attachments
cc: Barry Lindahl, City Attorney
Cindy Steinhauser, Assistant City Manager
Laura Carstens, Planning Services Manager
Gus Psihoyos, City Engineer
O'CONNOR
THOMAS,P.C.
ATTORNEYS &
COUNSELORS AT LAW
& 1840
March 30, 2012
Mr. Kevin Firnstahl
City Clerk
50 West 13th Street
Dubuque, IA 52001
RE: Richardson Investments, LLC
Dear Mr. Firnstahl:
RECEIVE
12 APR -2 AN i0 =1,5
City Cierk's Uffit;p
u,4)
Dubuq, iA
We write this letter regarding the proposed Asbury Plaza PUD Amendment currently set for the April
16, 2012, City Council meeting. We are still working with Asbury Dubuque, LLC/Rubloff Development
on issues, related to the Asbury Plaza PUD Amendment and request that our current application set for
the April 16, 2012 City Council meeting be tabled until the June 18, 2012 City Council meeting. If you
have any questions or comments, please contact the undersigned. Thank you.
Sincerely,
PDA/pan
.C.
cc: Mr. Kyle Kritz
Mr. Dan Mroz .
Mr. Chad Richardson
Peter D. Arling ext. 254 parling @octhomaslaw.com
Roshek Building 1 700 Locust Street, Suite 200 1 Dubuque, Iowa 52001 1 Phone 563.557.8400 1 Fax 563.556.1867
JOHN C. O'CONNOR RICHARD K. WHITTY
PAUL J. SIGWARTH f GREG A. REHMKE
BRENDAN T. QUANN STEPHEN C. KRUMPE *f
PETER D. ARLING * §t STEPHANIE R. FUEGER *fi
A. JOHN ARENz tj JAMES E. GOODMAN, JR. * I
JOSHUA P. WEIDEMANN THOMAS S. COLLINS,
CHAD C. LEITCH * D"IN C. CURTISS *f
CHRISTOPHER C. FRY OF COUNSEL
All attorneys licensed in Iowa I *Also licensed in Illinois
I f Also licensed in Wisconsin I § Also licensed in Minnesota
$ Certified in Civil Trial Advocacy by National Board of Trial Advocacy 1 1 Also licensed in U.S. Tax Court
OVONNOR
THOMAS,P.c
ATTORNEYS&
COUNSELORS AT LAW
Est. 1840
February 28, 2012
Mr. Kevin Firnstahl
City Clerk
50 West 13th Street
Dubuque, IA 52001
RE: Richardson Investments, LLC
Dear Mr. Firnstahl:
RECEIVED
12 FEB 29 AM 11: 27
City Clerks Office
Dubuque, 1A
We write this letter regarding the proposed Asbury Plaza PUD Amendment currently set for the March
5, 2012 City Council meeting. We are still working with Asbury Dubuque, LLC/Rubloff Development
on issues related to the Asbury Plaza PUD Amendment and request that our current application set for
the March 5, 2012 City Council meeting be tabled until the April 16, 2012 City Council meeting. If you
have any questions or comments, please contact the undersigned. Thank you.
Sincerely,
WR HOM S, P.C.
Peter D. Arling
PDA/pan
cc: Mr. Kyle Kritz
Mr. Dan Mroz
Mr. Chad Richardson
Peter D. Arling I ext. 254 1 parling @octhomaslaw.com
Roshek Building 1 700 Locust Street, Suite 200 1 Dubuque, Iowa 52001 1 Phone 563.557.8400 1 Fax 563.556.1867
JOHN C. O'CONNOR RICHARD K. WHITTY PAUL J. SIGWARTH t GREG A. REHMKE
BRENDAN T. QUANN STEPHEN C. KRHMPE PETER D. ARLING * §t STEPHANIE R. FUEGER *t
A. JOHN ARENZ f I JAMES E. GOODMAN, JR. * I JOSHUA P. WEIDEMANN THOMAS S. COLLINS,
CHAD C. LEITCH * DAMN C. CURTISS *f CHRISTOPHER C. FRY OF COUNSEL
All attorneys licensed in Iowa I * Also licensed in Illinois I t Also licensed in Wisconsin I § Also licensed in Minnesota
I Certified in Civil Trial Advocacy by National Board of Trial Advocacy I I Also licensed in U.S. Tax Court
E. Marshall Thomas, 1907 -1989
December 7, 2011
Mr. Kevin Firnstahl
City Clerk
50 West 131h Street
Dubuque, IA 52001
RE: Richardson Investments, LLC
Dear Mr. Fimstahl:
ATTORNEYS AT LAW
£st.1840
www.octhomaslaw.com
Francis J. O'Connor, 1916 -1990
We write this letter regarding the proposed Asbury Plaza PUD Amendment currently set for the Monday,
December 19, 2014, City Council meeting. We are still working 'with Asbury. Dubuque, LLC /Rubloff
Development on issues related., to the , Asbury Plaza PUD Amendment and request that our current
application set for Monday, December 19,'2011, be tabled until the second January, 2012 City Council
meeting. If you have any questions or comments, please contact the undersigned. Thank you.
Sincerely,
PDA/pan
cc: Kyle Kritz
P.C.
/�rrr
Dan Mroz
Chad Richardson
Peter D. Arling ext. 254 parling @octhomaslaw.com
Roshek Building 700 Locust Street, Suite 200 Dubuque, Iowa 52001 1 Phone 563.557.8400 1 Fax 563.556.1867
JOHN C. O'CONNOR RICHARD K. WHITTY PAULJ. SIGWARTH t GREG A. REHMKE
BRENDAN T. QuANN STEPHEN C. KRUMPE *t PETER D. ARLING * §t STEPHANIE R. FUEGER *t
A. JOHN ARENZ # JAMES E. GOODMAN, JR. * t JOSHUA P. WEIDEMANN THOMAS S. COLLINS,
CHAD C. LEITCH * DAVIN C. CURTISS * t CHRISTOPHER C. FRY Of Counsel
All attorneys licensed in Iowa I * Also licensed in Illinois I t Also licensed in Wisconsin I § Also licensed in Minnesota
$ Certified in Civil Trial Advocacy by National Board of Trial Advocacy I f Also licensed in U.S. Tax Court
ATTORNEYS&
COUNSELORS AT LAW
CA 1840
January 9, 2012
Mr. Kevin Firnstahl
City Clerk
50 West 13'h Street
Dubuque, IA 52001
Roshek Building Phone (563) 557 -8400
700 Locust Street, Suite 200 Fax (563) 556 -1867
Dubuque, IA 52001 www.octhomaslaw.com
ATTORNEYS & COUNSELORS AT LAW
John C. O'Connor
Stephen C. Krumpe *f
Joshua P. Weidemann
Brendan T. Quann
James E. Goodman, Jr. *y
Christopher C. Fry
A. John Arenz f
Davin C. Curtiss *f
Greg A. Rehmke
Chad C. Leitch *
Paul J. Sigwarth t
Stephanie R. Fueger *t
Richard K. Whitty
Peter D. Arling *§f
Thomas S. Collins, Of Counsel
RE: Richardson Investments, LLC
Dear Mr. Firnstahl:
We write this letter regarding the proposed Asbury Plaza PUD Amendment currently set for the January
16, 2012 City Council meeting. We are still working with Asbury Dubuque, LLC /Rubloff Development
on issues related to the Asbury Plaza PUD Amendment and request that our current application set for
the January 16, 2012 City Council meeting be tabled until the March 5, 2012 City Council meeting. If
you have any questions or comments, please contact the undersigned. Thank you.
Sincerely,
P.C.
;01C0
N
PDA/pan
M
cc: Kyle Kritz
M
Dan Mroz
<
Chad Richardson}
_
M
f1�
O
cr)
All attorneys licensed in Iowa I * Also licensed in Illinois I t Also licensed in Wisconsin I § Also licensed in Minnesota
$ Certified in Civil Trial Advocacy by National Board of Trial Advocacy I yAlso licensed in U.S. Tax Court
Peter D. Arling I ext. 254 1 parlins(aocthomaslaw.com
E. Marshall Thomas, 1907 -1989
November 15, 2011
Mr. Kevin Firnstahl
City Clerk
50 West 13" Street
Dubuque, IA 52001
Dear Mr. Firnstahl:
ATTORNEYSATLAW
est.1840
www.octhomaslaw.com
Francis J. O'��qq npr�, ��6�
11 NOV 15 PM 4: 06
city aerk's Office
Dubuque, IA
We represent Richardson Investments, LLC /Asbury Dubuque, LLC/Rubloff Development in the proposed
Asbury Plaza PUD Amendment currently sent for the Monday, November 21, 2011, City Council meeting.
We are still working with Asbury Dubuque, LLC /Rubloff Development on issues related to the Asbury Plaza
PUD Amendment and request that our current application set for Monday, November 21, 2011, be tabled
until the December, 2011, City Council meeting. If you have any questions or comments, please contact the
undersigned. Thank you.
Sincerely,
O'COM19R & THOMAS, P.C.
Peter
PDA/sk
cc: Kyle Kritz
Dan Mroz
Chad Richardson
Peter D. Arling I ext. 254 1 parting @octhomaslaw.com
Roshek Building 1 700 Locust Street, Suite 200 1 Dubuque, Iowa 52001 1 Phone 563.557.8400 1 Fax 563.556.1867
JOHN C. O'CONNOR RICHARD K WHITTY PAUL J. SIGWARTH t GREG A. REHMKE
BRENDAN T. QUANN STEPHEN C. KRUMPE *T PETER D. ARLING * §t STEPHANIE R. FUEGER
A. JOHN ARENZ # JAMES E. GOODMAN, JR. * ti JOSHUA P. WEIDEMANN THOMAS S. COLLINS,
CHAD C. LEITCH * DAVIN C. CURTISS *t CHRISTOPHER C. FRY Of Counsel
All attorneys licensed in Iotva I * Also licensed in Illinois I T Also licensed in Wisconsin I § Also licensed in Minnesota
t Certified in Civil Trial Advocacy by National Board of Trial Advocacy I f Also licensed in U.S. Tax Court
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Prepared by: Laura Carstens, City Planner Address: City Hall. 50 W. 13th St Telephone: 589 -4210
Return to: Kevin Firnstahl, City Clerk Address: City Hall- 50 W. 13 St Telephone: 589 -4121
ORDINANCE NO. 11
AN ORDINANCE AMENDING TITLE 16 OF THE CITY OF DUBUQUE CODE OF
ORDINANCES, UNIFIED DEVELOPMENT CODE, BY RESCINDING ORDINANCES
4 -96, 44 -99, 97 -02, 41 -03, 51 -05 AND 65 -06, WHICH ESTABLISHED REGULATIONS
FOR ASBURY PLAZA, A PLANNED UNIT DEVELOPMENT WITH A PLANNED
COMMERCIAL DESIGNATION, LOCATED AT THE NORTHWEST CORNER OF
HIGHWAY 32 AND ASBURY ROAD AND NOW BEING AMENDED TO ALLOW
VEHICLE SALES AND VEHICLE SERVICE OR REPAIR AS PERMITTED USES AND
AMEND REGULATIONS FOR SIGNAGE AND BUILDING HEIGHT.
NOW, THEREFORE, BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY
OF DUBUQUE. IOWA:
Section 1. That Title 16 of the City of Dubuque Code of Ordinances, Unified
Development Code, is hereby amended by rescinding Ordinances 4 -96, 44 -99, 97 -02,
41 -03, 51 -05 and 65 -06 which established regulations for Asbury Plaza and now being
amended to allow vehicle sales and vehicle service and repair as permitted uses, and
amend regulations for signage and building height for Asbury Plaza Planned Unit
Development District for hereinafter described property, to wit.
Lots 1, 2, 3 and F of Asbury Plaza No.2, Lot 1 -1 of Asbury Plaza, Lot 1 of Asbury
Plaza No. 6, Lot 1 of Asbury Plaza No. 7, Lot A of Asbury Plaza No. 8, Lot 1 and 2
Asbury Plaza No. 9, Lot 1 and Lot A Asbury Plaza No. 10, Lot 2 Asbury Plaza No.
11, Lots 1, 2, 3, 4 and 6 of Asbury Plaza No. 12, Lot 2 of Asbury Plaza No. 13,
and Lots 2 and A of Asbury Plaza No. 14, Lots 1 and 2 Asbury Plaza No. 15, and
to the centerline of the adjoining public right -of -way, all in the City of Dubuque,
Iowa.
A. Use Regulations
The following regulations shall apply to all uses made of land in the above
described PUD District:
Ordinance No. — 11
Page 2
1. Principal permitted uses for the retail sales portion of Asbury Plaza
shall be limited to:
a. Regional shopping center
b. Retail sales /service
c. Indoor restaurant
d. Drive -in /carry-out restaurant
e. General offices
f. Indoor recreation
g. Outdoor recreation
h. Vehicle sales
i. Vehicle service or repair
j. Automated gas station
k. Self- service car wash
I. Full- service car wash
2. Accessory uses shall include any use customarily incidental and
subordinate to the principal use it serves.
3. Temporary uses shall be limited to the following:
Any use listed as a permitted use within the PUD District of a limited
duration as established in Section 16 -3 -19 and as defined in Section
16 -2 of the City of Dubuque Unified Development Code.
B. Lot and Bulk Regulations
Development of land in the PUD District shall be regulated as follows:
1. All shopping center buildings, structures and activities shall be
developed in conformance with the Asbury Plaza Conceptual
Development Plan and all final site development plans shall be
approved in accordance with provisions of the PUD District regulations
of this ordinance and of Section 16 -5 -24 of the Unified Development
Code.
2. All shopping center buildings and structures shall be limited to a
maximum of 40 feet.
3. All buildings and structures located on out lots shall be developed in
compliance with the bulk regulations of the C -3 General Commercial
District, as established in Section 16 -5 -13 of the Unified Development
Code, except for building height.
4. All buildings and structures located on out lots shall be limited to a
maximum building height of 25 feet, except Lot 2 and Lot A Asbury
Ordinance No. — 11
Page 3
Plaza No. 14 and the east 215 feet of Lot 1 Asbury Plaza No. 15,
which shall be limited to a maximum height of 50 feet.
C. Performance Standards
The development and maintenance of uses in this PUD District shall be
established in conformance with Section 16 -5 -24 of the Unified Development
Code and the following standards.
1. Final site development plans shall be submitted in accordance with
Section 16 -12 of the Unified Development Code. All major site
development plans shall be reviewed and approved by the Zoning
Advisory Commission prior to construction. The Commission shall
approve the submitted site development plans if they are determined to
be in substantial conformance with the approved conceptual plan.
2. Sidewalks shall be placed four (4) feet behind the curb parallel to the
street on all public street frontages and constructed in accordance with
City standards. Additional sidewalks shall be provided as indicated on
the approved conceptual plan.
3. The Conceptual Development Plan shall serve as the preliminary plat
for this PUD District. Final subdivision plats and improvement plans
shall be submitted in accordance with Section 16 -11 of the City of
Dubuque Unified Development Code.
4. Lighting shall be provided per City standards with parking lot light
standards limited to a maximum height of 35 feet.
5. Parking requirements for the shopping center shall be one space per
200 square feet of gross leasable area accessible to the general public.
6. Parking requirements for businesses located on out lots shall be in
accordance with Section 16 -14 -6 of the Unified Development Code.
D. Open Space and Recreational Areas
Open space and landscaping in the PUD District shall be regulated as
follows:
1. Landscape berms or plantings shall be required as screening for
parking areas adjacent to the Northwest Arterial (Highway 32) and
Asbury Road. Screening shall be a minimum of three (3) feet in height
and can utilize natural grade changes to achieve the desired effect.
2. Trees shall be provided in all parking lot islands which are of sufficient
size to ensure the growth and survival of the planted trees.
Ordinance No. — 11
Page 4
3. A detailed landscape plan shall be required as part of the submittal for
final site development plan approval. This landscape plan shall be
reviewed and approved by the Zoning Advisory Commission.
4. A buffer of Techny Arborvitae planted five (5) feet on center and a
minimum of five (5) feet in height as planting shall be required along
the west property line to screen the service area from the adjacent
cemetery.
5. Those areas not designated on the conceptual development plan for
development shall be maintained as open space, as defined by Section
16 -2 -3 of the Unified Development Code.
E. Sign Regulations
On- premise signage shall be provided in compliance with the following:
1. Center identification signage: one (1) center identification sign located
along the Northwest Arterial (Highway 32) frontage. This sign shall be
a ground- mounted sign a maximum of twelve (12) feet high and twenty -
five ( 25) feet long.
2. Tenant identification signage:
a. Four (4) tenant identification signs. Each sign shall be a ground -
mounted sign a maximum of thirty (30) feet high and twelve (12)
feet long. Multiple tenants can be displayed on these signs with
square footage to be allocated by the developer.
b. Tenants occupying greater than 30,000 square feet of leased
area shall be allowed an unlimited number of wall- mounted signs.
The total aggregate square footage of wall- mounted signs will be
based on 20% of the front building wall area (corner spaces of
inline buildings shall be allowed an unlimited number of signs the
aggregate total square footage of which shall not exceed 20% of
the front building wall area and 20% of the side building wall
area).
c. Tenants occupying less than 30,000 square feet of leased area
shall be allowed an unlimited number of wall- mounted signs. The
total aggregate square footage of wall- mounted signs will be
based on 10% of the front building wall (corner spaces of inline
buildings shall be allowed an unlimited number of signs the
aggregate total square footage of which shall not exceed 10% of
the front building wall area and 10% of the side building wall
area).
Ordinance No. — 11 Page 5
3. Out lot signage:
a. Each out lot parcel shall be allowed wall- mounted signage as per
the C -3 General Commercial District sign regulations. The
maximum number of signs per business is four (4).
b. Each out lot parcel shall be allowed one (1) freestanding sign,
limited to 100 square feet in size and a maximum height of 25
feet.
c. Each out lot with three (3) or more frontages shall be allowed one
(1) additional freestanding monument -style sign not to exceed ten
(10) square feet in area and ten (10) feet in height.
d. Out lot signage for Lot 2 and Lot A Asbury Plaza No. 14 and
east 216 feet of Lot 1 of Asbury Plaza No. 16 shall be
regulated as follows:
i. Subject parcel shall be permitted three (3) freestanding
signs not to exceed 60 feet in height and 260 square feet
in area each.
ii. Subject parcel shall be permitted two (2) freestanding
signs not to exceed 36 feet in height and 100 square feet
in area each.
iii. Subject parcel shall be permitted six (6) wall- mounted
signs not to exceed 1000 square feet each.
iv. Subject parcel shall be permitted six (6) wall- mounted
signs not to exceed 36 square feet each.
V. Subject parcel shall be permitted nine (9) wall- mounted
signs not to exceed 20 square feet each.
vi. Subject parcel shall be permitted four (4) directional
signs not to exceed 10 feet in height and 20 square feet
in area each.
vii. Wall- mounted signs shall not project above eave or
parapet wall.
4. Directional signs will be allowed as permitted by C -3 General
Commercial District sign regulations.
Ordinance No. — 11
F. Additional Standards
Page 6
1. That access to the Northwest Arterial (Highway 32) and Asbury Road
shall be limited to the accesses shown on the conceptual plan.
Request for additional accesses shall require submittal of an amended
conceptual plan and must be approved by the Zoning Advisory
Commission and City Council in accordance with Section 16 -5 -24 and
Section 16 -9 -5 of the Unified Development Code.
2. The proposed right -in /right -out access shall extend from Highway
32 to the north to provide for future public access to adjacent
properties. The existing private access drive serving the theater
parking lot shall be extended to the east to provide for future
public access to adjacent properties. In addition, a perpetual
unrestricted public access easement shall be established of
record to insure that the public will have access to the drive at all
times and that adjacent property owners have the potential to
connect to the subject right -in /right -out access and the existing
access drive.
3. Prior to any additional property being allowed to connect to the
proposed right -in /right -out access and /or existing private access
drive, a revised traffic study shall be required as part of the
documentation supplied as part of a PUD amendment.
G. 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 lease
acknowledges awareness of the conditions authorizing the establishment of
the 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 day of 2011.
Roy D. Buol, Mayor
Attest:
Kevin S. Firnstahl, City Clerk
Prepared by: Laura Carstens, City Planner Address: City Hall. 50 W. 13th St Telephone: 589 -4210
Return to: Kevin Firnstahl, City Clerk Address: City Hall- 50 W. 13 St Telephone: 589 -4121
ORDINANCE NO. 11
AN ORDINANCE AMENDING TITLE 16 OF THE CITY OF DUBUQUE CODE OF
ORDINANCES, UNIFIED DEVELOPMENT CODE, BY RESCINDING ORDINANCES
4 -96, 44 -99, 97 -02, 41 -03, 51 -05 AND 65 -06, WHICH ESTABLISHED REGULATIONS
FOR ASBURY PLAZA, A PLANNED UNIT DEVELOPMENT WITH A PLANNED
COMMERCIAL DESIGNATION, LOCATED AT THE NORTHWEST CORNER OF
HIGHWAY 32 AND ASBURY ROAD AND NOW BEING AMENDED TO ALLOW
VEHICLE SALES AND VEHICLE SERVICE OR REPAIR AS PERMITTED USES AND
AMEND REGULATIONS FOR SIGNAGE AND BUILDING HEIGHT.
NOW, THEREFORE, BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY
OF DUBUQUE. IOWA:
Section 1. That Title 16 of the City of Dubuque Code of Ordinances, Unified
Development Code, is hereby amended by rescinding Ordinances 4 -96, 44 -99, 97 -02,
41 -03, 51 -05 and 65 -06 which established regulations for Asbury Plaza and now being
amended to allow vehicle sales and vehicle service and repair as permitted uses, and
amend regulations for signage and building height for Asbury Plaza Planned Unit
Development District for hereinafter described property, to wit.
Lots 1, 2, 3 and F of Asbury Plaza No.2, Lot 1 -1 of Asbury Plaza, Lot 1 of Asbury
Plaza No. 6, Lot 1 of Asbury Plaza No. 7, Lot A of Asbury Plaza No. 8, Lot 1 and 2
Asbury Plaza No. 9, Lot 1 and Lot A Asbury Plaza No. 10, Lot 2 Asbury Plaza No.
11, Lots 1, 2, 3, 4 and 6 of Asbury Plaza No. 12, Lot 2 of Asbury Plaza No. 13,
and Lots 2 and A of Asbury Plaza No. 14, Lots 1 and 2 Asbury Plaza No. 15, and
to the centerline of the adjoining public right -of -way, all in the City of Dubuque,
Iowa.
A. Use Regulations
The following regulations shall apply to all uses made of land in the above
described PUD District:
Ordinance No. — 11
Page 2
1. Principal permitted uses for the retail sales portion of Asbury Plaza
shall be limited to:
a. Regional shopping center
b. Retail sales /service
c. Indoor restaurant
d. Drive -in /carry-out restaurant
e. General offices
f. Indoor recreation
g. Outdoor recreation
h. Vehicle sales
i. Vehicle service or repair
j. Automated gas station
k. Self- service car wash
I. Full- service car wash
2. Accessory uses shall include any use customarily incidental and
subordinate to the principal use it serves.
3. Temporary uses shall be limited to the following:
Any use listed as a permitted use within the PUD District of a limited
duration as established in Section 16 -3 -19 and as defined in Section
16 -2 of the City of Dubuque Unified Development Code.
B. Lot and Bulk Regulations
Development of land in the PUD District shall be regulated as follows:
1. All shopping center buildings, structures and activities shall be
developed in conformance with the Asbury Plaza Conceptual
Development Plan and all final site development plans shall be
approved in accordance with provisions of the PUD District regulations
of this ordinance and of Section 16 -5 -24 of the Unified Development
Code.
2. All shopping center buildings and structures shall be limited to a
maximum of 40 feet.
3. All buildings and structures located on out lots shall be developed in
compliance with the bulk regulations of the C -3 General Commercial
District, as established in Section 16 -5 -13 of the Unified Development
Code, except for building height.
4. All buildings and structures located on out lots shall be limited to a
maximum building height of 25 feet, except Lot 2 and Lot A Asbury
Ordinance No. — 11
Page 3
Plaza No. 14 and the east 215 feet of Lot 1 Asbury Plaza No. 15,
which shall be limited to a maximum height of 50 feet.
C. Performance Standards
The development and maintenance of uses in this PUD District shall be
established in conformance with Section 16 -5 -24 of the Unified Development
Code and the following standards.
1. Final site development plans shall be submitted in accordance with
Section 16 -12 of the Unified Development Code. All major site
development plans shall be reviewed and approved by the Zoning
Advisory Commission prior to construction. The Commission shall
approve the submitted site development plans if they are determined to
be in substantial conformance with the approved conceptual plan.
2. Sidewalks shall be placed four (4) feet behind the curb parallel to the
street on all public street frontages and constructed in accordance with
City standards. Additional sidewalks shall be provided as indicated on
the approved conceptual plan.
3. The Conceptual Development Plan shall serve as the preliminary plat
for this PUD District. Final subdivision plats and improvement plans
shall be submitted in accordance with Section 16 -11 of the City of
Dubuque Unified Development Code.
4. Lighting shall be provided per City standards with parking lot light
standards limited to a maximum height of 35 feet.
5. Parking requirements for the shopping center shall be one space per
200 square feet of gross leasable area accessible to the general public.
6. Parking requirements for businesses located on out lots shall be in
accordance with Section 16 -14 -6 of the Unified Development Code.
D. Open Space and Recreational Areas
Open space and landscaping in the PUD District shall be regulated as
follows:
1. Landscape berms or plantings shall be required as screening for
parking areas adjacent to the Northwest Arterial (Highway 32) and
Asbury Road. Screening shall be a minimum of three (3) feet in height
and can utilize natural grade changes to achieve the desired effect.
2. Trees shall be provided in all parking lot islands which are of sufficient
size to ensure the growth and survival of the planted trees.
Ordinance No. — 11
Page 4
3. A detailed landscape plan shall be required as part of the submittal for
final site development plan approval. This landscape plan shall be
reviewed and approved by the Zoning Advisory Commission.
4. A buffer of Techny Arborvitae planted five (5) feet on center and a
minimum of five (5) feet in height as planting shall be required along
the west property line to screen the service area from the adjacent
cemetery.
5. Those areas not designated on the conceptual development plan for
development shall be maintained as open space, as defined by Section
16 -2 -3 of the Unified Development Code.
E. Sign Regulations
On- premise signage shall be provided in compliance with the following:
1. Center identification signage: one (1) center identification sign located
along the Northwest Arterial (Highway 32) frontage. This sign shall be
a ground- mounted sign a maximum of twelve (12) feet high and twenty -
five ( 25) feet long.
2. Tenant identification signage:
a. Four (4) tenant identification signs. Each sign shall be a ground -
mounted sign a maximum of thirty (30) feet high and twelve (12)
feet long. Multiple tenants can be displayed on these signs with
square footage to be allocated by the developer.
b. Tenants occupying greater than 30,000 square feet of leased
area shall be allowed an unlimited number of wall- mounted signs.
The total aggregate square footage of wall- mounted signs will be
based on 20% of the front building wall area (corner spaces of
inline buildings shall be allowed an unlimited number of signs the
aggregate total square footage of which shall not exceed 20% of
the front building wall area and 20% of the side building wall
area).
c. Tenants occupying less than 30,000 square feet of leased area
shall be allowed an unlimited number of wall- mounted signs. The
total aggregate square footage of wall- mounted signs will be
based on 10% of the front building wall (corner spaces of inline
buildings shall be allowed an unlimited number of signs the
aggregate total square footage of which shall not exceed 10% of
the front building wall area and 10% of the side building wall
area).
Ordinance No. — 11 Page 5
3. Out lot signage:
a. Each out lot parcel shall be allowed wall- mounted signage as per
the C -3 General Commercial District sign regulations. The
maximum number of signs per business is four (4).
b. Each out lot parcel shall be allowed one (1) freestanding sign,
limited to 100 square feet in size and a maximum height of 25
feet.
c. Each out lot with three (3) or more frontages shall be allowed one
(1) additional freestanding monument -style sign not to exceed ten
(10) square feet in area and ten (10) feet in height.
d. Out lot signage for Lot 2 and Lot A Asbury Plaza No. 14 and
east 216 feet of Lot 1 of Asbury Plaza No. 16 shall be
regulated as follows:
i. Subject parcel shall be permitted three (3) freestanding
signs not to exceed 60 feet in height and 260 square feet
in area each.
ii. Subject parcel shall be permitted two (2) freestanding
signs not to exceed 36 feet in height and 100 square feet
in area each.
iii. Subject parcel shall be permitted six (6) wall- mounted
signs not to exceed 1000 square feet each.
iv. Subject parcel shall be permitted six (6) wall- mounted
signs not to exceed 36 square feet each.
V. Subject parcel shall be permitted nine (9) wall- mounted
signs not to exceed 20 square feet each.
vi. Subject parcel shall be permitted four (4) directional
signs not to exceed 10 feet in height and 20 square feet
in area each.
vii. Wall- mounted signs shall not project above eave or
parapet wall.
4. Directional signs will be allowed as permitted by C -3 General
Commercial District sign regulations.
Ordinance No. — 11
F. Additional Standards
Page 6
1. That access to the Northwest Arterial (Highway 32) and Asbury Road
shall be limited to the accesses shown on the conceptual plan.
Request for additional accesses shall require submittal of an amended
conceptual plan and must be approved by the Zoning Advisory
Commission and City Council in accordance with Section 16 -5 -24 and
Section 16 -9 -5 of the Unified Development Code.
G. 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 lease
acknowledges awareness of the conditions authorizing the establishment of
the 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 day of 2011.
Roy D. Buol, Mayor
Attest:
Kevin S. Firnstahl, City Clerk
Planning Services Department
City Hall
50 West 13" Street
Dubuque, IA 52001 -4864
(563) 589 -4210 phone
(563) 589 -4221 fax
(563) 690 -6678 TDD
planning@)cityofdubugue.org
The Honorable Mayor and City Council Members
City of Dubuque
City Hall — 50 W. 13th Street
DubuquelA 52001
THE CITY OF Dubuque
UB E
D N
Masterpiece on the Mississippi 1 I I I I'
2007
November 18, 2011
Applicant: Peter Arling, O'Connor & Thomas, P.C. / Asbury Dubuque
LLC /Richardson Investments, LLC
Location: Asbury Plaza Shopping Center
Description: To amend the Asbury Plaza PUD to allow for a right -in /right -out access to
the Northwest Arterial and to amend the list of permitted uses, height and
sign regulations.
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 proposed changes to the Asbury
Plaza PUD regulations including the right -in /right -out access to the Northwest Arterial,
listed permitted uses, building height and sign package. The applicant reviewed the
conceptual layout of the new dealership building and the requirements of the automobile
manufacturers in regard to building design and signage.
Staff reviewed the proposed amendments to the Asbury Plaza PUD, the history of the
development of the plaza, existing accesses to the Northwest Arterial and previous
amendments to Asbury Plaza. Planning staff noted a copy of the traffic study is
provided in the packet as well as a memo from City Engineer Gus Psihoyos that
reviewed the submitted traffic study and the Engineering Department's comments.
The applicants are requesting that an additional right -in /right -out access be added to
Asbury Plaza to serve a new Richardson Motors dealership. Included in your packet is
a conceptual layout showing the new dealership building, and the proposed right -
in /right -out access. The City of Dubuque Municipal Code requires that access to the
Northwest Arterial be approved by the City Council and that a minimum spacing of
1,000 feet be provided. A copy of the requirements for approving new access to the
Northwest Arterial is included in the Commission packet. The Iowa Department of
Service People Integrity Responsibility Innovation Teamwork
The Honorable Mayor and City Council Members
Asbury Plaza Shopping Center
Page 2
Transportation must also approve the location and design of any new access to the
Northwest Arterial.
There was one public comment in support of the request, citing positive economic
impact to the community and Asbury Plaza.
The Zoning Advisory Commission discussed the request, reviewing the existing access
to the Northwest Arterial and noted that if property outside the shopping center desires
access to the new right -in /right -out, it would require an amendment to the Asbury Plaza
PUD. Commissioners were supportive of the building height and sign amendments
because these amendments are limited to the subject property.
Recommendation
By a vote of 5 to 0, the Zoning Advisory Commission recommends that the City Council
approve the request from Asbury Dubuque, LLC /Richardson Investments, LLC to
amend the Asbury Plaza PUD to allow a new right -in /right -out access to the Northwest
Arterial, amend the list of permitted uses by adding vehicle sales and vehicle service
and repair, and amend the building height and signage regulations for property at the far
northeast corner of the shopping plaza.
It is important to note that the City Council does not have final authority over access to
the Northwest Arterial. Should the City Council approve the request, it will be submitted
to the Iowa Department of Transportation for their consideration. It is also important to
point out that these PUD amendments only deal with items 1, 2 and 3 of the October 19
2011 letter from Peter Arling of the O'Connor and Thomas Law Firm, the attorney for
Richardson Motors. Item 4 deals with an easement issue that is subject to further
negotiations with the City of Dubuque and the Iowa Department of Transportation and
may or may not be acceptable in their suggested format. Item 5 is an access issue that
was not discussed by the Commission.
A simple majority vote is needed for the City Council to approve the request. A super
majority vote is needed for the City Council to approve additional changes to the PUD
Ordinance.
Respectfully submitted,
Patrick Norton, Vice Chairperson
Zoning Advisory Commission
IG[IFRIT71-no M
cc: Gus Psihoyos, City Engineer
Service People Integrity Responsibility Innovation Teamwork
THECMOF_ Dubuque
DUB E 5
FOR OFFICE USE ONLY
Fee376 DD Received by: /- pate: Docket:
Planning Services Department
City Hall — 50 W. 1301 Street
Masterpiece on the Mississippi 1W
Dubuque, IA 52001 -4864
Phone: 563- 589 -4210
Fax: 563 - 589-4221
plan n Ind&cltvofdubupue.or9
PLANNING APPLICATION FORM
[]Variance ❑Preliminary Plat ❑Simple Subdivision
❑Certificate of Appropriateness
❑Conditional Use Permit ❑Major Final Plat ❑Text Amendment
❑Advisory Design Review (Public Projects)
❑Appeal ❑Minor Final Plat ❑Temporary Use Permit
❑Certificate of Economic Non-Vlability
❑Special Exception ❑Simple Site Plan ❑Annexation
[]Historic Designation
❑Limited Setback waiver ❑Minor Site Plan ❑Historic Revolving Loan
❑Demolitlon In Conservation District
®Rezoning /PUD ❑Major Site Plan ❑Historic Housing Grant
[]Neighborhood Assoc.
Please Was or print legibly In In
Propertyowner(s): Asbury Dubuque, LLC/ Richardson Investments, LLCphone: 815 -387 -3100/ 563 - 582 -5411
Address: 1475 John F. Kennedy Road CIty, Dubuque
state: Iowa Z1p:52002
Fax #:563 -582 -4129 Cell #: E-mail:
Appllcant/Agent: O'Connor & Thomas, P.C.- Peter D. Arling
Phone; 563-557-8400
Address: 700 Locust Street, Suite 200 City: Dubuque
State; Iowa Zip:52001
Fax #: 563- 556-1867 Cell #: E -mail: parling @octhomaslaw.com
Site location /address: Asbury Plaza Shopping Center
Existing zoning: PUD Proposed zoning: PUD District: N/A
Landmark: ❑Yes ❑No
Legal Description (Sidwell parcel ID# or lot number /block number /subdivision): Various- see attached diagram.
Total property (lot) area (square feet or acres): approximately 7.1 acres
Describe proposal and reason necessary (attach a letter of explanation, if needed): See attached letter
CERTIFICATION: f /we., the undersigned, do hereby certifWacknowledge that:
1. It Is the property owner's responsibility to locate property lines and to review the abstract for easements and restrictive
covenants.
2. The Information submitted herein is true and correct to the best or my /our knowledge and upon submittal becomes public
record;
3. Fees are not refundable and payment does not guarantee approval; and
4. All additional re III r tl r If s are attached.
Property Owner(s):
Date: /�lt
Appllcant/Agent(s): gV
Dater
FOR OFFICE USE ONLY
Fee376 DD Received by: /- pate: Docket:
E. Marshall Thomas, 1907 -1989
October 19, 2011
Mr. Kyle Kritz
Planning Services Department
City Fall
50 W 13"' Street
Dubuque, IA 5200
ATTORNEYSATLAW
t1t. 1840
onow. oct hommlaur. corn
RE: Richardson Investments, LLC - Amended Letter
Dear Mr. Kritz,
Francis J. O'Connor, 1916 -1990
This amended letter is in follow up to our previous letter of October 3, 2011, and the Planning Application
Form for the property owned by Asbury Dubuque, LLC and under contract for purchase by Richardson
Investments, LLC. As discussed, the proposed site for which we seek the PUD amendment is intended to
be the future location of Richardson Motors Corp. dealership.
In regards to the description of proposal and reason necessary for the Rezoning/PUD, the description is as
follows:
(1) Asbury Dubuque, LLC/Richardsonlnvesbnents, LLC (hereafter "Richardsonhivestments"),
desires to amend the PUD to allow for the construction and use of a Right- h1/Right -Out (the
"RIRO ") from State Highway 32 (Northwest Arterial) in the general area identified on
attached Exhibit "A" (the "Property "); ,
(2) Richardson Investments desires to amend the PUD to allow for one or more buildings in the
general area identified on attached Exhibit "A" with a height limitation of no less than fifty
(50) feet, which buildings will be built in conformity with the requirements of General
Motors and Honda Motors in existence at the time Richardson Motors starts construction;
(3) Richardson Investments desires to amend the PUD to allow for signage, in quantity and sizes
no less than that identified on attached Exhibit "A ", for General Motors and Honda Motors,
Peter D. Arling ext. 254 1 parling @octhomaslaw.com
Roshek Building 1 700 Locust Street, Suite 200 Dubuque; Iowa 52001 1 Phone 563.557.8400 I Fax 563.556.1867
JOHN C. O'CONNOR CHAD C. LEITCH* JAMES E. GOODMAN, JR. * C CHRISTOPHER C. FRY STEPHANIE R. FUEGER
BRENDAN T. QUANN RICHARDK, WHITTY DAvIN C. CURTiss *t GREG A. REHMKE CHRISTOPHER M. LUEPH
A. JOHN ARENZ ft STEPHEN C. KRUMPE *t PAULJ. SIOWARTH t JOSHUA P. WEIDEMANN THOMAS S. COLLINS
PETER D. ARLING *§ f
All attorneys licensed in Iowa * Also licensed in Illinois I f Also licensed in Wisconsin § Also licensed in Minnesota
t Certified in Civil Trial Advocacy by National Board of Trial Advocacy I TAlso licensed in U.S. Tax Court
O'CONNOR & THOMAS, P.C.
Mr. Kyle Kritz
October 19, 2011
Page 2
respectively, as required by these manufacturers, for the construction and operation ofits new
dealer site;
(4) Richardson Investments desires to obtain an easement over the eastern comer ofthe Property,
identified on Exhibit "A ", and believed to consist of City of Dubuque or DOT right of way,
to allow for concrete installation, sign installation, and/or parking of inventory (vehicles);
and,
(5) Richardson Investment would agree to allow access from parcels to the north for the right -in
right -out; provided however, anyone obtaining access to the right -in right -out would agree
to sign an indemnification agreement, would provide for an agreed upon amount or
percentage of maintenance and/or compensation for annual maintenance and upkeep of the
right -in right -out, and such access would not be made through the Richardson Investment
parcel, except for the developed right -in right -out directly off the Northwest Arterial.
Please note that the changes to the PUD cannot become effective, and actually bind the Property, until such
time as Asbury Dubuque, LLC has agreed to the same becoming binding, or Richardson Investments, LLC
becoming the fee owner of the same. If we near the City Council approval date without Asbury Dubuque,
LLC's approval for the binding PUD amendment, we will table it at such time until such approval is
obtained, or specifically refused. Thank you.
Sincerely,
MT
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THE CITY OA
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Masterpiece on the Mississippi
TO: Zoning Advisory Commission �y
FROM: Kyle L. Kritz, Associate Planner F �•
Dubuque
haftyl
AII•Amedca Cily
2007
November 3, 2011
SUBJECT: Amendment to the Asbury Plaza PUD to allow for right -in /right -out access to
the Northwest Arterial and to amend the list of permitted uses, height and
sign regulations.
h1II:is] 911,1911 Is] !I
Asbury Dubuque, LLC /Richardson Investments, LLC is proposing to amend the Asbury
Plaza Planned Unit Development (PUD) to allow a new right -in /right -out access to the
Northwest Arterial, amend the list of permitted uses by adding vehicle sales and vehicle
service and repair, and amend the building height and signage regulations for property
at the far northeast corner of the shopping plaza.
The PUD Ordinance for Asbury Plaza was originally approved in 1996 and then
amended in 1999 when the shopping center expanded by approximately 90 acres.
Subsequently, the PUD ordinance has been amended four other times — once to amend
the regulations regarding wall- mounted signage, the second amendment was to permit
convenience store /gas stations as a permitted use, a third amendment allowed building
height of 40 feet for a proposed business at the far northeast corner of the plaza, and
the fourth amendment allowed for an additional freestanding monument sign for out lots.
Asbury Plaza is approximately 120 acres in area. Except for Plaza Drive, all the
roadways within the plaza are privately maintained. There is currently a right -in /right-
out access near the Hy -Vee convenience store and a full signalized intersection at
Plaza Drive. There are three accesses to Asbury Road. Aerial photos are included in
the Commission's packet that depicts the boundaries of Asbury Plaza and the proposed
location of Richardson Motors.
DISCUSSION
The applicants are requesting that an additional right -in /right -out access be added to
Asbury Plaza to serve a new Richardson Motors dealership. Included in your packet is
a conceptual layout showing the new dealership building, and the proposed right -
in /right -out access. The City of Dubuque Municipal Code requires that access to the
Northwest Arterial be approved by the City Council and that a minimum spacing of
1,000 feet be provided. A copy of the requirements for approving new access to the
Memo to Zoning Advisory Commission
Page 2
Northwest Arterial is included in the Commission packet. The Iowa Department of
Transportation must also approve the location and design of any new access to the
Northwest Arterial.
Snyder and Associates have provided a traffic study that looks at the impacts of the
proposed access on the Northwest Arterial and vehicles entering and leaving the plaza.
Snyder and Associates found no major problems with locating a new right -in /right -out
access in the proposed location, and that a Level of Service B was calculated for both
the a.m. and p.m. peak periods for the opening year of 2013, five years out in 2018, and
20 years out in 2033. A Level of Service B indicates that the average delay per vehicle
during the a.m. or p.m. peak period would be between 10 -15 seconds. A copy of the
Snyder and Associates traffic study is provided in the Commission's packet. In addition,
a memorandum from City Engineer Gus Psihoyos separately that outlines the findings
of the traffic study and Engineering staff's review comments is included in the
Commission's packet.
The proposed amendment to Asbury Plaza PUD includes adding Vehicle Sales and
Vehicle Service and Repair as permitted uses. Currently, the list of allowed uses
includes Auto Sales and Service and Auto Service Centers. Planning staff is
recommending that these two uses be deleted and replace them with Vehicle Sales and
Auto Service and Repair. These uses are listed and defined in the Unified Development
Code. Planning staff feels that these two uses better represent the services offered by
dealerships.
The previous ordinances for the Asbury Plaza PUD included a separate list of permitted
uses for the service /warehouse portion of Asbury Plaza. These uses included service -
type uses such as Freight Transfer Facilities, Contractor Shop and Yards, Moving and
Storage Facilities, Construction Supply Sales, and Lumber Yards. The portion of
Asbury Plaza that was bought by Rubloff Development (Asbury Plaza, LLC) from
Wendell Corey (Motor City, LLC) did not include the area that the service /warehouse
type uses applied to. This area is located to the north and west of the AMC Theater
building. Planning staff has not included the service /warehouse uses in the draft
ordinance provided in the Commission's packet.
Building height for out lots is currently restricted to 25 -foot, which is reasonable for most
single -story commercial buildings. The applicant is requesting a building height for the
area that Richardson Motors will occupy of 50 feet. This additional height is necessary
to accommodate the larger building necessary to house vehicle service lifts and the
potential exterior designs required by the automobile manufacturers.
The applicant has also provided a signage package from both General Motors and
Honda. This signage package differs significantly from the allowed signage for other
out lots in Asbury Plaza. The applicant has indicated that the signage requirements
come from the manufacturers themselves, and a copy of the requirements has been
Memo to Zoning Advisory Commission
Page 3
included in the packet for the Commission's review. The draft PUD ordinance reflects
the proposed sign packages.
RECOMMENDATION
Planning staff recommends that the Zoning Advisory Commission review the submitted
information for the proposed PUD amendment for Asbury Plaza, and review Section 5-
24.5 of the Unified Development Code that establishes plan approval standards for
planned unit developments.
KLK/mkr
Attachments
cc: Gus Psihoyos, City Engineer
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10 -1 -1: CURB AND DRIVEWAY CONSTRUCTION PERMIT:
Page 1 of 2
A. Required For Construction Or Alteration: No person shall begin to construct, reconstruct, repair, alter or
change any curb, curb cut or driveway on the public streets. or alleys of the city without first obtaining a
permit therefor from the city manager, as provided by this section. (2007 Code § 41 -31)
B. Application For Permit: An applicant for a permit under this section shall file with the city manager an
application showing the name and address of the owner of the property abutting the proposed work
area, the name and address of the party doing the work and such other information as the city
manager shall find reasonably necessary to the determination of whether a permit should be issued.
(2007 Code § 41 -32)
C. Agreement Of Abutting Owner To Make Improvements Prerequisite To Issuance: The owner of the
abutting property shall agree, as a condition to the granting of the permit required by this section, for
such owner and such owner's successors in title to the abutting property, to make, at the expense of
the abutting property, all necessary changes in the improvements as may subsequently be found
reasonably necessary for the preservation of the public health, welfare or safety. (2007 Code § 41 -33)
D. Council Approval Required For Issuance In Certain Areas:
1. Northwest Arterial: Access to the northwest arterial may be granted only by the department of
transportation with the concurrence of the city manager. The city manager shall not concur in the
granting of a permit under this section for any driveway access onto the northwest arterial without
prior approval of the city council.
2. Spacing Between Access Locations: The minimum allowable spacing between access locations
shall be one thousand feet (1,000'). No access shall be allowed on any intersecting side street under
city jurisdiction within one hundred fifty feet (150') of the edge of the northwest arterial, or within one
hundred fifty feet (150) of the edge of any planned additional through lanes. (2007 Code § 41 -34)
E. Issuance: The city manager shall issue a permit required by this section for the work applied for if the
city manager finds:
1. That the work will be done in accordance with the standard specifications for curbs, curb cuts and
driveways prepared by the city engineer;
2. That the proposed work will not unreasonably interfere with vehicular and pedestrian traffic, the
demand and necessity for parking spaces and means of egress and ingress to and from the property
affected and adjacent property; and
3. That the health, welfare and safety of the public will not be unreasonably impaired. (2007 Code § 41
-35)
http:// www. sterlingeodifiers .com/codeboolc/printnow.php 06/21/2011
TO: Kyle Kritz, Associate Planner
FROM: Gus Psihoyos, City Engineer 1 J�
SUBJECT: Northwest Arterial Site Traffic Study —Richardson Motors Corporation
DATE: October 28, 2011
-MV - [$I ki
-I LIN
This memorandum provides the findings of the Engineering Department as it relates to
the October 5th, 2011 Northwest Arterial Site Traffic Study (Study) for Richardson
Motors Corporation (Richardson). .
DISCUSSION
The Engineering Department presents the following findings as it relates to the request
for a right -in /right -out access for the proposed Richardson site along the Northwest
Arterial:
The proposed access is along IA 32 which is a four lane divided highway with a
depressed grass median. The current annual average daily traffic based on 2009 Iowa
DOT traffic counts is approximately 10,000 vehicles per day. Plaza Drive has
approximately 3,000 vehicles per day. Access management on this corridor is
controlled as an Iowa DOT Priority III Corridor, which restricts access to 1000 feet
spacing minimum and a desired spacing of at least 1320 feet.
The traffic study states that this is a 7.1 acre development consisting of 25,000 square
feet of sales and service facility. It is expected to employ 60 full -time employees.
Access to the site is proposed as a right -in /right -out intersection northwest of the NW
Arterial approximately 1000 feet east of the existing Plaza Drive intersection with IA 32.
= Based on this study, there does not appear to be any significant impacts to the
existing streets.
— Based on the study, it is unclear whether future connections to other streets or
adjacent developments will be allowed. It only addresses that there will be a
connection to Plaza Drive via the existing frontage road, whether direct or
indirect.
— It should also be noted that this right -in /right -out will cross the existing hike /bike
path that was installed in 2009.
— The Study indicates a 20 percent (20 %) pass -by trips. This percentage appears
to be in error and it should be further evaluated. Snyder and Associates is
revisiting this issue and will let us know the results. It is my opinion that this
probably will have little impact on the overall conclusion.
— The right -in /right -out intersection will be consistent with other right -in /right -out
intersections along the NW Arterial corridor. This one is proposed to have a 340
deceleration length with 70 foot radius to accommodate turning movements.
CONCLUSION
The proposed development and the anticipated traffic it will generate can be effectively
accommodated with the proposed improvements outlined in this traffic study. The Level
of Service (LOS) for the Right -In Right -Out is acceptable to the Year 2033. Engineering
staff does not object to the findings of the submitted traffic study and will work with the
project developers to implement the necessary improvements to accommodate the
proposed development.
cc: David Ness, PE
K: \Dness\2011 10 -27 -11 K. Kritz Memo re Richardson NW Arterial Site Traffic Study.doc
RICHARDSON MOTORS NW ARTERIAL
SITE TRAFFIC STUDY
DUBUQUE, IA
Prepared by:
Snyder & Associates
Prepared for:
Richardson Motors
Submitted to:
City of Dubuque
October 5, 2011
_ ENGINEERS & PLANNERS
® O
99 ANKF.NY, M ATLANTIC, LA CEDAR RAPIDS, TA COUNCIL BLUFFS, IA MARYVILL$ MO ST. JOSEPH, MO
(515) 967 -2020 1 (712) 243 -6505 1 (319) 362 -9394 1 (712) 322 -3202 I (660) 582 -8888 I (816) 364 -5222
RICHARDSON MOTORS NW ARTERIAL
SITE TRAFFIC STUDY
GILBERT, IA
Prepared by:
Snyder & Associates
Prepared for:
Richardson Motors
Submitted to:
City of Dubuque
October 5, 2011
I hereby certify that this Engineering Document was prepared by me
or under my direct personal supervision and that I am a duly Licensed
Q0ESSi0N4�
Professional Engineer under the Laws of the State of Iowa.
MATTHEW
JOHNSON
10/5/11
17666
f IOWA *
Matthevd G. Johnson, P. E. Date
License Number 17666
My License Renewal Date is December 31, 2012
All
Introduction
Snyder & Associates has completed a study of traffic impacts of development of a parcel east of
intersection of NW Arterial (IA Hwy 32) & Plaza Drive for an automobile sales and service
development, including proposed right -in /right -out access from Northwest Arterial.
Existing Conditions
Northwest Arterial (IA Hwy 23) is an important arterial road in west Dubuque, connecting U.S.
Hwy 20 on the south and following a north and then east alignment IA Hwy 52 on the northeast,
also connecting to the City of Asbury to the west. Land uses along this corridor include access to
commercial and residential developments. The corridor is a four -lane divided highway with a
depressed grass median and a posted speed limit of 45 mph. Current annual average daily traffic
based on 2009 Iowa DOT traffic counts is approximately 10,000 vehicles per day (vpd) on NW
Arterial, and 3,000 vpd on Plaza Drive to north and 400 vpd on Plaza Drive to south.
Intersections provide left -turn and right -turn auxiliary lanes. Access management on this corridor
is controlled as an Iowa DOT Priority III Corridor, which restricts access to 1,000 It spacing
minimum and desirable spacing of at least 1/4 -mile (1,320 ft). Traffic control is provided with
traffic control provided by traffic signals at major intersection, and right- in/right -out
intersections between signalized intersections.
Proposed Development
A 7.1 acre parcel located east of the intersection of Northwest Arterial (IA Hwy 32) & Plaza
Drive is proposed for development as a auto sales and service development by Richardson
Motors, illustrated in Figure 1 below. The development will include a sales lot and an
approximately 25,000 square ft sales and service facility, and is expected to employ 60 full -time
employees. Access to the site is proposed as a right- infright -out intersection northwest of
Norwest Arterial, approximately 1,000 ft east of the Northwest Arterial & Plaza Drive
intersection.
FIGURE 1
STUDY AREA
Richardson Motors — NW Arterial Traffic So dy Pn¢e I
IlibnrllsharedlTraf clDubu0rreRichardsonll11005 Ricbm'dson Ti'nfc Study.doc
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Trip Generation
Trip Generation rates for the proposed auto sales development were examined using the Trip
Generation for future years include development additional adjacent parcels and assumptions
were made using the Northwest Arterial Traffic Operations Study - Future Conditions Analysis
prepared for the Iowa DOT in 2007 and provided by the City. This study computed future traffic
growth and detailed turning movements at intersections, including NW Arterial & Plaza Drive
due to expected land use changes along the corridor.
For opening year, generated trips were computed following Trip Generation, 8'h Edition,
published by the Institute of Transportation Engineers, using ITE Code 841 "New Car Sales"
with independent variable of 1,000 square feet of gross floor area, as seen in Table 1 below.
Table 1
Opening Year Trip Generation
ITE
Code
Land Use
Quantity
Unit I
-
Weekday
AM PEAL{ HOUR
PM PEAK HOUR
Total
Enter
Exit
Total
Enter
Exit
814
New Car Sales
25
KSF
834
11
18
15
65
26
40
TOTAL
834
51
38
15
65
26
40
Future year analysis utilized the 2007 Northwest Arterial Traffic Operations Study, which
includes generated trips and intersection turn movement volumes at NW Arterial & Plaza Drive.
Therefore, it is assumed a percentage of these trips will use the proposed right- inhight -out access
in future years. Based on discussions with City traffic and planning staff, it is assumed the
proposed right -in /right -out access road will connect to the additional frontage roads to the
developments northeast of the NW Arterial & Plaza Drive intersection. Therefore it is assumed
30% of westbound NW Arterial projected traffic that would turn at Plaza Drive will use the
right -in /right -out turn movements. This is discussed more specifically in trip distribution below.
Trip Distribution
As described above, the opening year traffic is expected to consist primarily of trips traveling to
the proposed development. Due to right -in /right -out intersection, the majority of westbound trips
for this development will use the right -in /right -out intersection, and eastbound trips will be
required to use the Plaza Drive intersection. In the AM peals hour, 60% of traffic is westbound,
and in PM peak hour 55% of traffic is eastbound. The trips generated by the proposed
development will follow these directional distributions. The site will generate two types of trips
-trips generated directly by the site that arrive from one direction and return back in that same
direction (e.g. westbound in, eastbound out), and "pass -by" trips that include vehicles already
traveling on NW Arterial that go to development, and then depart in same direction they were
traveling before (e.g. westbound in, westbound out). It is assumed 20% of trips generated by
development will be pass -by trips.
Future year generated traffic is provided by the 2007 Northwest Arterial Traffic Operations
Study, and is used to develop future traffic for the study. Using an annual growth rate of 2.5 %,
turning movement data for years 2020 and 2030 are used to develop background five-year future
analysis year 2018 and 20 -year analysis year 2033 turning movement volumes. As described
Richardson Molor•s— NIVArterial Tra &c Study Page 2
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above, 30% of applicable traffic is assumed to use the right- in /right -out access location. See
Figures 2 -8 for turning movement data.
72011 AM - Background Traffic 1 1
MNARTERIAL & PIMA DPA/E MNARTERIAL & RigM- INRght -a t Access
-Assumes 2.59% Annual gro.Mh rate from 2009 Iona DOT carats.
5 5 30 25 0 t 0
330. ,J . 3655
r 10
e F*
222 0 —► T
5 —� 5 5 5
2011 PM - Background Traffic '
PMIARTERIAL & PLAZA DRIVE KWARTERIAL & Rght- IrdRght -Out Access
*Assure 25 % Annual groMh rate from 20091ana DOFF-counts
45 5 150 so 0 L 0
410 515
r 25
485
5 5 5 20
Figure 2
2011 AM And PM Peak Hour Existing Traffic
Richardson Motors — NWArteria7Tra icStudy Pyge33
Ilibnzllslmred 171nfcWiibu9ueRicbnrdsonllllOOS RicLm-dson Traffic Stndy.doc
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2013AM- Backgrasd Traffic
NNARTERAL &PLAZA MVE
NNARTEWAL &light- INf3ght -W Access
`Assn 25% Amual gr"h ale fam
20001. DOTC .
5 5 30
25
0
0
15
240 —�
t
r
5 —� 5
5
to
AM TOp Llstnbufim Percznle
NNARTERIAL &PLAZA RIVE
NNARTERIAL
&Right- INI3gWat Access
10% 40%
PASS 50%
PASS PASS
'1.
5% 30° /u
55°/ 55%
f—�
&/0 5%
+
2003 ITE TOP G�tim Vales
AM PM
40% 40%
2013 AM - Site gerw. ed N,-Wa -By TOM
NNAAIERIAL& PLAZA DRIVE
1 7 1
Fste, 35 25
r Exit 15 40
4
" *-1 t r
2013 AM - Site Cr.tcd Pass43y Tops
NNARiERIAL & PLAZA DFd\/E
0 1 0
0 0 0
2013 AM
NA/ARTERIAL & PLAZA DRIVE
5 5 40 5
�— 365
t r
240 �
5 --4 5 5 10
NNARiEWAL &R,,N- HRgHaA Ar s
4 15
1
N ARTERIAL &Right -INRgN aA Ar e
2 APastry Trips
2 4
-- 0
NNARTERIAL & Right- WkciftA4 A.
5 t— 20
I �-- 395
Figure 3
2013 AM Peak Hour Traffic Distribution
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M13 PM - BackgmW Traffic
MNARTMAL &PLAZA DRN/E
MNARTFRIAL &Hglri- INRigM-aA Access
`Assirre_s Z59/. Annual gi hrate form
20091. DOT.O fts
45 5 160
85
0 0
l I I
540
+ Y
25
1
'w
510 �
t
r
5 5
5
20
PM Tiip Ustnbutien P�agas
MNARTERIAL & PLAZA DRIVE
MNARTEPIAL & F3gIri- IIYIZgM-0ut Aa s
PASS 10% 55 %
PASS 30% PASS PASS
t—
5% 40°/ 4W/ 40'/0
4mi
41r �j. �-- &A s %.
i
2008 LTE Tnp Ge ati.1 Valves
PASS
Baer
I AM
35
PM
25
55% 5 /o
1
r
Exit
1 15
40
2013 PM -Site geq le,l My }Pass -8y Trips
MNAAiERAL &PLAZA DRIVE
MNARTERIAL& RgWrVRgld� Access
�.
5 14
1
13 e
I
F—
13
0 1
r
2013 PM - Site C- .tel Pass -By Tnra
MNARTEPoAL &PLAZA CWVE
MNARIERW_ &Rgl%- INRgllL Acvss
0 2
0
2 3
I I
3
I 0
4
t
F-
2013 PM
MNARTERAL &PLAZA OWVE
WARTERIAL &RgIR- INRght -at A..
50 5 175
85
15 10
4
445
54U
J
115
510 —� I..
t
r
5 —� 5
5'
20
Figure 4
2013 PM Peak Hour Traffic Distribution
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2018 AM - Background Traffic
MNARTERIAL & PLAZA DRIVE MNARTERIAL & Right- INRight-Out Access
:Assumes 2.50/. Annual groMh rate, deeloped from 2020 Projections
160 20 95 t— 65 0 0
o 1065 I �-- 1170
IF- 40 +
160 I 1 I
550 —►
55 50 30 50
2018 AM - Redirected Traffic
MNARTERIAL & PLAZA DRIVE
-50 -20
♦ �— 50
t r
2018 AM Qimulati� Traffic
MNARTERIAL & PLAZA DRIVE
110 20 95 45
I 4 10
+ � 40
160 1 550 —►
55 50 30 50
MNARTERIAI- & Rght- INRight -aA Access
50 20
�— -20
MNARTERAL & Right- IrVRight -Out Access
50 20
1150
Figure 5
2018 AM Peak Hour Traffic Distribution
Richardson Afotors— NFPAiterial Traffic Study Pa c 66
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Snyder & Associates, Inc.
2018PM- Background Traffic I I
MNARTERIAL & PLAZA DRIVE MNARTERIAL & Rght- IrJRight- At Access
Assumes 2.5 % Annual graMh rate, de eloped tom 2020 Projections
230 30 125 �', 135 0 L 0
I �-- 530 750
85
145 t r
760 —►
105 :—` 115 30 55
2018 PM - Re directed Traffic
MNAR TERIAL. & PLAZA DRIVE
70 I -40
�— 70
�I t F'
2018 PM CLmulatiee Traffic
MNARTERAL & PLAZA DRIVE
160 30 125 �. 95
600
�85
145 1
760 F* —►
105 —` 115 30 55
MNARTERIAL & Right- IrMght-0ut Access
70 40
-- -40
KIWARTERIAL & Right -W Rght -Out Access
70 40
�- -: 710
Figure 6
2018 PM Peak Hour Traffic Distribution
Richadson Motors –NhV Arterial Ti•afc Study Page 7
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2033 AM - Background Trafic !
MAIARTERIAL & PLAZA DRIVE
MNARTERIAL & Right- IniRght -Out Access
-- `Assur es 25 % Annual groMh rate, developed from
2030 Projections j
330 20 130
130
0 0
I �--
1270
- I I �— 1440
40
r +
350 ---t
670 —►
r
I
60 50
30
40
2033AM- Redirected Traffic
NWARTERLAL & PLAZA DPA/E
MNARTERIAL & Rght- IrMght -Out Access
-100
140
100 40
100
—, 110
pi
t
r
2033 AM Oun-ulathe Traffic
MNARIERAL & PLAZA DRIVE
MNARTERIAL & Rght- ln'Rght -a t Access
230 20 130
90
100. 40
1370
1400
+
40
350
670
60 50
30
40
Figure 7
2033 AM Peak Hour Traffic Distribution
Richardson Motors — NWArteriat Traffic Study Page 8
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12033 PM- Background Traffic I i i i i
MNARTERIAL & PLAZA DRNE MNARTERIAL & Right- In/Rght -Out Access
"Assumes 25 %Annual grosMh rate, developed from 2030 Projections
505 45 290 235 0 0
815 I 1145
es j
iF
1115 —►
'� 1 F`
130 —� 130 30 65
2033 PM - Redirected Traffic
NNARTERIAL & PLAZA DRNE
-150 -70
150
2033 PM OirrulatKa Traffic
- MNARTERIAL & PLAZA ORNE
3155 45 2190 �� 165
,J ♦ L,;� 965
95
535
1115 —►
130 130 30 65
MNARTERIAL & RgM- In/Rght-Out Access
150 70
-70
MNARTERIAL & Right- In/RghtOA Access
150 L 70
�— 1075
Figure 8
2033 PM Peak Hour Traffic Distribution
Richardson Motors – NI•hArtenal Tr•a c Shtdv Page 9
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Capacity Analysis
Capacity analysis analyzes and describes the performance of study intersections and roadways
under various traffic volumes and traffic control scenarios. For this study, intersection capacity
was analyzed for Opening Year 2013 and Future Year 2018 traffic at the two study intersections
using Highway Capacity Manual methodology incorporated into the traffic analysis and
modeling program, Synchro 7.
Intersection delay, caused by traffic volume, turning vehicles, number of lanes, arrival patterns,
etc. is qualitatively described by a performance measure called `Level of Service' (LOS), which
`grades' delay on a scale of A -F. LOS A is considered the most desirable level, with the least
delay, while LOS F is least desirable, with the most delay. LOS criteria defined by the HCM for
signalized and unsignalized intersections are shown in Table 2 below.
Table 2
Level of Service (LOS) Definition
LOS
Average Dela er Vehicle sec
Unsignalized
Intersection
Signalized
Intersection
A
-Less than 10
Less than 10
B
10 -15
10 -20
C
15 -25 -
20 -35
D
25 -35
35 -55
E
35 -50
55 -80
F
Greater than 50
Greater than 80
Capacity analysis was performed for AM and PM peals hours for the analysis years. The results
of the Capacity Analysis LOS for critical movements are summarized in Table 3 below, based on
traffic control of traffic signal or SB STOP sign for right - in/right -out access. At the NW Arterial
& Plaza Drive intersection, the Future Year analysis assumes inclusion of the geometric
improvements recommended in the 2007 Northwest Arterial Traffic Operations Study,
specifically the year 2033 dual left turns for EB NW Arterial and SB Plaza Drive.
Table 3
Capacity Analvsis
Conclusions and Recommendations
The recommendations provided in the 2007 Northwest Arterial Traffic Operations Study will
provide acceptable operations at the NW Arterial & Plaza Drive intersection, and the proposed
development and operations are consistent with corridor land use traffic projection plans. In
addition, the proposed right- in/right -out access will provide improved access to the proposed
Richardson Motors — NW Arterial T raf is Stndv Paee 10
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Existing
Opening
Future
Future -
Traffic
Critical
Year 2011
Year 2013
Year 2018
Year 2033
Control
Approach
Time
LOS, Dela sec
LOS, Dela sec
LOS, Dela sec
LOS, Dela sec
NW Arterial &
Traffic
SB /WB
AM
A,8 / B, I I
B, 12/13,11
C, 34 / B,15
D,41/ 13,17
Plaza Drive
Signal
SB /EB
PM
B, 11 /B, 11
B, 12/B, 11
C,23/B, 11
C, 32/B, 11
NW Arterial &
STOP
SB
AM
N/A
13,10
13,15
13,15
RIRO Access
Control
PM
B,10
B, 112
B, 13
Conclusions and Recommendations
The recommendations provided in the 2007 Northwest Arterial Traffic Operations Study will
provide acceptable operations at the NW Arterial & Plaza Drive intersection, and the proposed
development and operations are consistent with corridor land use traffic projection plans. In
addition, the proposed right- in/right -out access will provide improved access to the proposed
Richardson Motors — NW Arterial T raf is Stndv Paee 10
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development and other surrounding parcels, and reduce some turning movements at the Plaza
Drive intersection.
The right -in /right -out intersection should be consistent with other right -in /right -out intersections
along the Northwest Arterial corridor, providing a deceleration lane to remove turning vehicles
from through traffic, and a wide radius to accommodate turning movements. Per Iowa DOT
Design Manual guidelines in Section 6C-5 and 6A -1, this should provide approximately 340 ft
deceleration length with a radius of 7011.
Richardson Motors — NWArterial Traffic Stvdv Page 11
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