Zoning 4310 Asbury, Sam's Club
r--
THE CITY OF (,.:_:+__
DUBUQUE
~~~
Planning Services Department
City Hall
50 West 13th Street
Dubuque, Iowa 52001-4864
(563) 589-4210 office
(563) 589-4221 fax
(563) 690-6678 TDD
planning@cityofdubuque.org
www.cityofdubuque.org
November 16, 2005
The Honorable Mayor and City Council Members
City of Dubuque
City Hall - 50 W. 13th Street
Dubuque IA 52001
RE: Rezoning
Applicant: Arc Design Resources, Inc.lQHQ Properties
Location: 4310 Asbury Road
Description: To rezone property from C-3 General Commercial District to PUD
Planned Unit Development with a PC Planned Commercial District
designation.
Dear Mayor and City Council Members:
The City of Dubuque Zoning Advisory Commission has reviewed the above-cited
request. The application, staff report and related materials are attached for your review.
Discussion
Joseph Altenhoff of Arc Design Resources, Inc., the applicanUagent representing Wal-
Mart Stores, Inc., spoke in favor of the request, reviewing the proposed development of
a Sam's Club and noting proposed accesses to the Northwest Arterial and Asbury
Road. The applicant reviewed the location of the 135,000 square foot building, parking
lot, proposed discount gas station and screening.
Staff reviewed surrounding zoning and land use and noted that City staff has been
working with Resurrection Church representatives and other adjacent property owners
on access and sanitary sewer service issues.
There were no public comments. A letter from Resurrection Church was received and
filed by the Commission.
The Zoning Advisory Commission discussed the request, discussing with the applicant
and City Engineering representative Dave Ness changes to Asbury Road and the
proposed signal at the development's entrance to Asbury Road. The Commission
discussed screening adjacent to Resurrection Church's property and required that a
fence be installed in addition to the plantings along the east side of the property. The
draft PUD Ordinance has been modified to reflect this requirement.
Service
People
Integrity
Responsibility
Innovation
Teamwork
4310 Asbury Road
November 16, 2005
Page 2
The draft PUD Ordinance also has been modified to reflect access improvements to
Asbury Road and Northwest Arterial intersections, internal access to adjacent
properties, and sanitary sewer extension to Resurrection Church.
Recommendation
By a vote of 5 to 0, the Zoning Advisory Commission recommends that the City Council
approve the request.
A simple majority vote is needed for the City Council to approve the request.
The draft PUD ordinance functions as an agreement between the City of Dubuque, the
developer, and the property owner - similar to a conditional rezoning request. The
developer and the property owner must agree in writing to the terms and conditions of
the PUD ordinance as approved by the City Council for the rezoning to be valid.
Respectfully submitted,
~~/~
Jeff Stiles, Chairperson
Zoning Advisory Commission
Attachments
cc: Gus Psihoyos, City Engineer
D~~~E
~ck~
Oty of Dubuque
Planning Services Department
Dubuque, IA 52001-4864
Phone: 563-589-4210
Fax: 563-589-4221
PLANNING APPLICATION FORM
o Variance
DConditional Use Permit
DAppeal
DSpecial Exception
DUmited Setback Waiver
o Rezoning
~Ianned District
O-Preliminary Plat
DMinor Rnal Plat
DText Amendment
DSimple Site Plan
DMinor Site Plan
o Major Site Plan
o Major Rnal Plat
DSimpie Subdivision
DAnnexation
DT emporary Use Pennit
DCertificate of Economic Non-Viability
DCertificate of Appropriateness
DOther:
Please tyoe or Drint leaiblv in Ink
Propertyowner(s): CJHO P"'(Jp~".fIU
Address: ~tJO Delhi "Ed. Oty: Dvhl/fve-
Phone: G"?3. 5'>7. 5136
State:~ Zip: ~'],.(JtPl
Fax Number: 6t.;. S'S7' 51,;?
Applicant/Agent: ,4,,--v O~S~lI'l
Address: 14/'11> S. f!t:lI"vyvill~
Fax Number: e/sc ~~ ~a~
Mobile/Cellular Number:
tz.<S()/./y' ~ I/J" Phone: f!J1S: ~.,. 4f3oo
.
Oty: Mdift'Ji"fJ/ State: Ii- Zip: (.,f/tJ!>
Mobile/Cellular Number: BK 7t1$ 1u~
Site location/address: ~~/O Awvry ~,
Existing zoning: A6 Proposed zoning: fVO Historic District:
landmark:
Legal Description (Sidwell parcel ID# or lot number/block number/subdivision): (0/& 35100 '1
~"" alJiItb"'-ur -61-hi /t)n-S
Total property (lot) area (square feet or acres): IfJ, C, k
Describe proposal and reason necessary (attach a letter of explanation, if needed): f3"",ld ""
~J:'~ ~n"'J~~..k. C-Ivb, ~:; ;J:;~"'''' aol1M +"'-'4. 4v/lm. Whll~~
s. _ ., "'~~.., p"O tII/_L..A __
CERTIACATION: 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):
Applicant/Agent: {f-rt-I'L. c1'A..d.{I
Date:
Date: I ~'3. t7~
FOR OFFICE USE ONLY - APPUCA TION SUBMITTAL CHECKUST
Fee: II 3~ Received by: ~ Date: fo/!-d t6 Docket:
,
DSite/sketch plan 0 Conceptual Development Plan o Photo DPlat
DImprovement plans DDesign review project description DFloor plan DOther:
GO/~~
1~IIIIIMWIIII~ml~mll~IIIW~lInw~
OGOID: 0011183540008
~'co~e~; 0lI/10/2oo5 at T6~~~o~~~ PM
~~U<lU:'C!~~t~Ol:=:' 1 Gf 8
lI'nhvFlvnn Thurlolllhcorder
,,,.2005-00009221
PREPARED 8Y, BUESING & ASSOCIATES, 1212 LOCUST ST, DUBUQUE, IA 52001,
PH 563-556- 4389
PLAT OF SURVEY OF
lOTS 1 & 2 OF SALVO-SALAS PLACE NO.2, AS COMPRISED OF LOTS 1 & 2 OF SALVO-SALAS PLACE,
LOT 1-1-1-J AND lOT 1-2, BOTH OF THE SW1!4 SW1/4. All lOCATED IN THE SW1/4 OF SECTION 16,
T89N. R2E (DUBUQUE TWP) OF THE 5TI-i P.M., IN THE CITY OF DUBUQUE, DUBUQUE COUNTY, IOWA
o~ /
'1'/
/
P.D.B. //
N 89'2.5'38" E 1\'/"" N 9'03'01" W
79.77'(79.80') ~65.82'(55.70')
1.0T2-1-1-IOfl'Hl
$'111/4 SYll/4 (IF SEe
16,rS9N,R2t
S B9'11'28" E 705.83'
~
I
i'i
I
,
~
"
N
"IA. W!Ar
.1
~14989' Ul
0(49:92') 29.80' CI
:El (29.llB') :.:
~ zj N 69'25')8" E ....;
:"''=!l 1009' 1;\,
~?J:l LOT 2 OF
~ ~I SALVO-SALAS :s
~ ' PLACE NO. 2 !XI
.j:101 1.30J ACRES ~.
~/" ----l
~l--y S 89'25'J8" I'i
1 \ 184,16' J-
1 N a9'22'02" E
160,\2'(60.02') t)
[ N 03BJ5~
z! 8.50'
S!
~!
....,1
'I
~I
01
~I
~I
~I
..':'01
I
~I
~!
"--s--;---,., .
~...?9_'r~
<25,.17'(225';
DETAIL
NO-SCALE
;:
$ I'J1'J~' "
\1,J5'
S B4'OJ'18" 'II
308.00'(308,0')
~2
~;?
;.,.::.
!"o
~,
"'~
lOT 2-1_1_1_1_' 0.-
THE SWI/~ SWI/4 OF
5rr.15.r89N.R2f
DETAIL
NO-SCALE
is
~
-,
I
,
~
~
~
LOT " OF SALVO-SALAS
PLACE NO, 2
TOTAL AREA'" 19,586 ACRES
ROW AREA"" O,OJO ACRES
NET AREA - 19.556 ACRES
OETAIL
NO-SCALE
>
~
~
~
~
;:
C
-0?';:;'aNg-';~}LE
) ,;. ~.-'
H ao,..'1"'" T'
'J~.01"(IJa.l") W/.I
1 ;~~~l~:
~"'IO"~' CA.
I
I
~ zl
u, 01
~":;t;!1 ~
~ ~ I ~.. 't;~--;~
g~'1 ~~l~~Q=~~
S""5~"6'''tl
&1.5"('1,<'1 sag,-;",.,,,
" a,,',r 'II" _IJ},,",51!J'\.~~'l_
..,I;6'(..,'n-..; ...".
,...; ('~tn
~"i[H';:~~ '"11/"~=.~. ~ _
HWJ6'l9'W
J',IlO'(lUO')
~l\JS~HG
fENCE
.g!
'"
~!:l. i
,..c,L,..
~~ L______
.c-
o
, m
~~
in ill
Nn
oei
m
_N
j';l"
''-'ty
,/sls}:"
f$~'
;",;~
-ii~~'
\!.~
> -
'''''''''.
'. >
,~~,,~ ~~
!tn ~~~
" \l4~O:C~.\P \
______~~___~~A~l_~~, __
A~8URY R,DAO N. B.9'~O'21' W 5OJ.6J'(~02.1J') , 1 h;~;;;
('''0' (ROW VAtllt'Sy- SECTION LINE I;:'~ -~
-- - - -- - ---- -- --- - - __ _...2_.~I"G'~I'"
Ja,I"(3O,"YI
lliill1..
.. Ale ~EASU.[l,j(,I(S 'II( ," n:n '''0 (l[C1~... lHt'",or
1.".0I'"""O.0,lOllorl"""-'AV.5_u,a"-lO"_'_1_->or,,,,;w,/"W1/',
01<0..0/".""
I. ".01'."'''''' or co' , '" S^,V<I-SAI'S p"~r k lOI '-lor 11<, SWI/; ''''I''
IN'W5T..E"O\\Q/'1<O ut~, COIII'A.'
J."'""I:'(O..""""EO0'11 "~w'cu'''a.
" UlI.... 'orA 'OJ.'<tYEO ., 1<'-'1'" .c.~..
"""SPU'''RJ8J[O''o'''''''"WrlorllT;"OfI0.....cl.o'OrR["''''.
..lrnlS......OQES"a'...>l:1I4!SIl.YEYOlt..,,"..."'lI:
..F'U.....!:'"".I'IS.con.N(l"uCO"'...UtlAUIH<l"'l!O
'"UR.n""... 1M' Cf;ll'~or:"",", C"'lAINCO "" """ ",.1
....""a'......"O...'C"".[$.
N 89'36'29" W
2665,24'(2565,05')
/-
,
~
~ S9'5~'<a' "
1~.08'('o.I")
..1.,_
-8.5"
DETAil
NO-SCALE
H8"J&'li'W
J".47'
.
~
\!.~
~-
~-
m'
-j~.
%~,
'~;'"
IS\
, \
?: \
;'I~'I'O,~
N I"l ,,,,,
~ ~ ~,"'~
~ ---;;:~
~~. \~,
N "
/"
~~oo
V//Y!LLOWCAP
\!l~O WjPOST
\
\~
~
,
o
75'
150'
300'
I
L--
SCALE:
,'" - 150'
, ,
P,o.~,
"~
"/^'
LEGENO.
':IUII,~T(a """"[lilY ,."
....,,,,,tIO.."''EftlY,..(
"'''''''OEO....(''''''''
""'.TO'BEC""""",
"'O<Tor""y
""'A"el,,",,,,
o
o
Pl.OC'O'/8".O"Hl:MOW/'EllOO
F'\.'S~C c.. ~."",o '..... 'a,,'
.
rO"J\<ll w,c H''''
""."'I","OH"EOI10"/"'""",
"'A"", ".. ~^..", ....." '0"-
,....... l/",."",,,,OO "I""''''''
.....snc c.. ~'"'," '01'
rOU><l),"ROH",r(
(LJlII.,S~ on"","5/: .0TOl)
'OUlIll',"',."",..,
.
8
.
OETAIl)
1I0-Sr.AlE
II 66-51'24' W
':l-!,O?'(1~8.21') Wi"
~ ~ y~Jl~":' ~~J~T~~r) l~ ~
~ g! si~\~~ 5~~H' ~j( ~ ~ ~
fil, ~s---;_-or~~'.l"~ ~
..,.... OF lile ,W'/, SWI/_ ~ ~
o~~ -"1':k~,';:-':;:C" "
.. _ -:: "Ul:'(IlU.' ~~...
;J :i ~ LO' 1-1-2_) ~::: ~
<:: !:: ~ 01 mE ,WI/_ ;: ~ ....
l.o ~:: ,VII/. or see ;;;1;;' b
~ : ~ 'Ii 'U9N R2[ ;;::; '"
.. ~ ;: ~
~ .OISl.....
_ \ _ _ '~'i'!J~)__
UJT'-2-I_'GFTHE
sw'/~ 5Wl/_ or SEe
15, ro~lJ. R2r
SECI~:7
'OVllO '/1' '~OH ~"OO
W/YElLOWPlA"",CII.
SEC, 21 ...~:,"J..a "'~:~~no;<(
SECT'''''ll.IRIH,RlE
, H!~[~" CE.~'" "'AT "'" '"NO ILJNY[1'lf(; ilOCIJl.l[H' ""
__0 AHO 114( REl.Mtll "".O(y _. "All f'R,"""tO ~Y ~[OII
01 !""YOIII y~, A(5uPf""'S"'_ T~AlI.w . Ill.....
(( ~on nn: \.AWS or mr STAlE '" "'"
a&L' 7:c:5Q~
(G.It.-..:)
BY,!f..~),~G
~""lJIrrM"".<tI"..",u
It" """,",n, "'"'__. ~
f"",,,,,..,..
O,^""Im..c; a.(t.<UlB\':olO
9JIIln ~'IE< ~/l'/03 Fl.O' ~.T(, . "~
DiI:,.~o,\jl~,Oll l.lol[, \.... ""'.
If'"
.};" '''''''",:<r,.
~!(___L,,">'{
"X,"' .." ,','
. y,.
~"" ./~
';',;;::" .,
~ "E
UC:EHStI<UIAIi,iI.(m
~Y.\lC[HlE ~EH(W'" 0.,. IS DEC€UWl JI, 1006
PLANNED DISTRICT STAFF REPORT
Zoning Agenda: November 2, 2005
Project Name: Sam's Club
Property Address: 4310 Asbury Road
Property Owner(s): QHQ Properties/Kevin and Nancy Conlon
Applicant:
ARC Design Resources, Inc.
Proposed land Use: Commercial
Proposed Zoning: PUD/PC
Existing Land Use: Agricultural/residential
Existing Zoning: C-3
Adjacent Land Use: North - Agricultural
East - Religious
South - Residential
West - Commercial
Adjacent Zoning: North - C-3
East - R-1
South - C-3
West - PC
Flood Plain: No
Total Area: 18.6 acres
Water: Yes
Existing Street Access: Yes
Storm Sewer: Yes
Sanitary Sewer: Yes
Previous Planned District: None.
Purpose: The requested rezoning is to allow the development of a new Sam's Club
with access to Asbury Road and the Northwest Arterial.
Property History: The subject property included in this rezoning request includes
property owned by Kevin and Nancy Conlon and QHQ Properties. The QHQ Properties
parcel was rezoned in March 2004 by the City Council from AG Agricultural District to
C-3 General Commercial District. The property owned by Kevin and Nancy Conlon was
rezoned from Agricultural District to C-3 General Commercial District by the City Council
on June 20, 2005.
Physical Characteristics: The subject property is located near the northeast corner of
the Northwest Arterial and Asbury Road. The subject property lies above the grade of
the surrounding streets and is bordered on the east by Resurrection Church.
Conformance with Comprehensive Plan: The Comprehensive Plan's 2002 Land Use
Map designates the property as a mixture of commercial, multi-family and open space.
The project involves the Comprehensive Plan's Land Use Element: Goals 2.2, 7.2, 7.3,
9.2 and 10.1.
Planned District Staff Report - 431 0 Asbury Road
Page 3
Traffic Patterns/Counts: Asbury Road is classified as a minor arterial and based
on 2001 lOOT counts, carries approximately 12,500 average daily trips. The
Northwest Arterial is classified as a major arterial and carries approximately 9,000
average daily trips north of Asbury Road.
Public Services: Existing public services are adequate to serve the site.
Environment: Staff does not anticipate any adverse impacts to the environment
provided adequate erosion control is provided during all phases or construction
and that adequate storm water detention is provided as part of the project.
Adjacent Properties: Adjacent properties will be impacted by an increase in the
ambient light level at night and an increase in the volume of traffic utilizing
surrounding roadways.
CIP Investments: None proposed.
Staff Analysis: ARC Design Resources, Inc. is proposing rezoning of approximately
18.5 acres from C-3 General Commercial District to PUD Planned Unit Development
District with a PC Planned Commercial District designation. The proposed rezoning is
to facilitate construction of a new Sam's Club near the northeast corner of the
Northwest Arterial and Asbury Road. The subject property is currently owned by QHQ
Properties, Inc. and Kevin and Nancy Conlon.
Three accesses to the subject site are proposed. The first access will be from a
signalized intersection on Asbury Road approximately 800 feet east of the intersection
of the Northwest Arterial and Asbury Road. The second access will be a right-in/right-
out access to the Northwest Arterial 1 ,000 feet north of Asbury Road, The third access
will connect to the existing signalized intersection on the Northwest Arterial 2,000 feet
north of Asbury Road.
The applicant has provided a traffic impact analysis for the proposed development. A
copy of the executive summary is attached. The Engineering Department has provided
a written review of the submitted traffic study outlining their review and conclusions.
The subject property can be served by both City water and sewer. City water is
available on both Asbury Road and the east side of the Northwest Arterial. Sanitary
sewer service will be provided through an extension of the sanitary sewer that currently
serves the Resurrection Church property. This sewer line must be upgraded from a six-
inch line to an eight-inch line. The sewer system will be extended through the Sam's
Club development to serve existing commercially zoned lots on the south and north
sides of the proposed development.
Prepared by: Laura Carstens. City Planner Address: 50 W. 13th Sl.. Cit~ Hall Telephone: 589-4210
Return to: Jeanne Schneider. City Clerk Address: City Hall. 50 w. 13 Street Telephone: 589-4121
ORDINANCE NO.
-05
AN ORDINANCE AMENDING APPENDIX A (THE ZONING ORDINANCE) OF
THE CITY OF DUBUQUE CODE OF ORDINANCES BY RECLASSIFYING
HEREINAFTER DESCRIBED PROPERTY LOCATED NORTHEAST CORNER
OF THE NORTHWEST ARTERIAL AND ASBURY ROAD FROM C-3 GENERAL
COMMERCIAL DISTRICT TO PUD PLANNED UNIT DEVELOPMENT DISTRICT
WITH A PC PLANNED COMMERCIAL DESIGNATION AND ADOPTING A
CONCEPTUAL DEVELOPMENT PLAN WITH CONDITIONS FOR SAM'S CLUB.
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 from C-3 General Commercial District to PlJD Planned Unit Development with
PC Planned Commercial District, and adopting a conceptual development plan, a copy
of which is attached to and made a part hereof, with conditions, for Sam's Club as
stated below, to wit
The balance of Lot 1 of Salvo-Salas Place NO.2 and to the centerline of
adjoining public right-of-way, all in the City of Dubuque, Iowa.
Section 2. Pursuant to Iowa Code Section 414.5 (2003) and as an express
condition of this zoning reclassification, the undersigned property owner agrees to the
following conditions, all of which the property owner further agrees are reasonable and
imposed to satisfy the public needs that are caused directly by this zoning
reclassification.
A. Definitions
Ordinance No.
Page 3
-05
g.
h.
i.
Automated gas station [18]
Self-service carwash [8]
Full-service carwash [8]
[ ] Parking group - See section 4-2 of the Zoning Ordinance.
2. Conditional uses reserved for future use.
3. Accessory uses shall be limited to any use customarily incidental and
subordinate to the principal use it serves.
4. Temporary uses shall be limited to any use listed as a permitted use
within the PUD District of a limited duration, as established in Section2-
5.3 and as defined in Section 8 of the Zoning Ordinance.
C. Lot and Bulk Regulations.
Development of land in the PUD District shall be regulated as follows:
1. All building related features of the retail center shall be located in
substantial conformance with the attached conceptual plan. All final
site development plans shall be approved in accordance with
provisions of the PUD District regulations of this ordinance and of
Section 3-5.5 of the Zoning Ordinance.
D. Parking Regulations
1. All vehicle-related features shall be surfaced with either hot-mix asphalt
or Portland cement concrete.
2. Curbing and proper surface drainage of storm water shall be provided.
3. All parking and loading spaces shall be delineated on the surfacing
material by painting stripes and other permanent means.
4. The number, size and design of parking spaces shall be governed by
applicable provisions of City of Dubuque Code of Ordinances in effect
at the time of development of the lot.
5. The number, size, design and location of parking spaces designated for
persons with disabilities shall be according to the local, state or federal
requirements in effect at the time of development of the lot.
6. The location and number of private driveway intersections with public
streets shall be established by the City of Dubuque.
Ordinance No.
Page 5
-05
a.
Wall-mounted Signs:
>> Maximum size: No sign shall exceed 160 square feet,
maximum of 600 square feet of wall-mounted signage.
>> Maximum number: unlimited
>> Maximum height below eave or parapet
b.
Freestanding Signs:
>> Maximum size: 150 square feet
>> Minimum number: one (1) freestanding sign
>> Maximum height 35 feet
c.
Gas Station: Wall-mounted signs:
>> Maximum size: No sign shall exceed 45 square feet,
maximum of 180 square feet of wall-mounted signage.
>> Maximum number: Four (4) canopy mounted signs.
d.
Directional Signs:
>> Maximum size: 6 square feet
>> Maximum number: unlimited
>> Maximum height 10 feet
2. Variance requests from sign requirements for size, number and height
shall be reviewed by the Zoning Board of Adjustment in accordance
with Section 5-3 of the Zoning Ordinance.
3. Lighting: Signs may be illuminated only by means of indirect lighting
whereby all lighting sources and devices are shielded from view by
opaque or translucent materials or internally illuminated by means of a
light source completely enclosed by the sign panel.
4. Motion: No signs may include any device or means, mechanical,
electrical, or natural, which shall cause motion of the sign panel or any
part thereof. No flashing lights or changing colors shall be allowed.
G. Performance Standards
The development and maintenance of uses in this PUD district shall be
established in conformance with Section 3-5.5 of the Zoning Ordinance and
the following standards:
1. Off-site Public Improvements to City and State Right-of-Way: Wal-Mart
Stores, Inc. shall be responsible for the design and construction costs
associated with the following off-site improvements:
Ordinance No. -05
Page 7
. Provide private roadway access as shown on attached
conceptual plan on south side of Sam's Club Planned Unit
Development District to provide Resurrection Church
members access to new intersection on Asbury Road and
closing the existing westernmost access to the church
property.
. Provide access to proposed private or public roadway serving
the north side of the Sam's Club Planned Unit Development
District to provide Resurrection Church members access to
the Northwest Arterial and Plaza Drive.
b. Improvements to property owned by aHa Properties:
. Provide access to the new private or public roadway to
owner(s) of out lots #1 and #2. The grade of the access drive
shall not exceed five percent. The design of the access shall
be reviewed and approved, in writing, by the property
owner(s) of said out lots prior to final approval of the Sam's
Club site plan by the City of Dubuque.
. Provide access via a new private or public roadway to
property owned by aHa Properties on the north side of
Sam's Club Planned Unit Development District in a manner
acceptable to the property owner(s) of said property. The
design of the access shall be reviewed and approved, in
writing, by the property owner(s) of said property prior to final
approval of the Sam's Club site plan by the City of Dubuque.
. That sanitary sewer service shall be extended through the
Sam's Club Planned Unit Development District to serve
aHa's property to the north and south in a manner
acceptable to aHa Properties and the City of Dubuque.
. That grading of out lot #1 shall occur concurrently with the
grading of the Sam's Club property to facilitate access and
utility service.
c. Improvements to property owned by Chuck Nauman:
. Provide access to the new private or public roadway from
property owned by Chuck Nauman. The grade of the access
drive shall not exceed five percent. The design of the access
shall be reviewed and approved, in writing, by the owner of
said property prior to final approval of the Sam's Club site
plan by the City of Dubuque.
Ordinance No.
Page 9
-05
c.
Exterior trash collection area shall be located in rear or side yards
only.
d.
All exterior trash collection areas and the material contained
therein shall be visually screened from view. The screening shall
be completely opaque fence, wall or other feature not exceeding a
height of 10 feet measured from the ground level outside the line
of the screen. Screens built on sloping grades shall be stepped
so that their top line shall be horizontal. All exterior entrances to a
screened trash area shall be provided with a gate or door of
similar design to that of the screen.
5. Other Codes and Regulations
a. Service Lines: All electrical telephone, cable or other similar utility
lines serving the building and other site features shall be located
underground.
b. Final site development plans shall be submitted in accordance
with section 4-4 of the Zoning Ordinance prior to construction of
each building and vehicle-related features unless otherwise
exempted by Section 4-4.
c. Outdoor sales are regulated through the temporary use permit
process.
d. The use of semi-trailers and shipping containers for storage is
prohibited.
e. These regulations do not relieve the owner from other applicable
city, county, state or federal codes, regulations, laws and other
controls relative to the planning, construction, operation and
management of property within the City of Dubuque.
H. Transfer of Ownership
Transfer of ownership or lease of property in this PUD District shall inc.lude in
the transfer or lease agreement a provision that the purchaser or lessee
acknowledges awareness of and agrees to comply with the conditions
authorizing the establishment of the PUD District.
I. Modifications
Any modifications of this Ordinance must be approved by the City Council in
accordance with zoning reclassification proceedings of Section 6 of the
Zoning Ordinance.
ACCEPTANCE OF ORDINANCE NO.
- 05
I, Michael E. Gardner, Assistant Vice President representing Wal-Mart
Stores, Inc., purchaser, having read the terms and conditions of the foregoing Ordinance
No. -05 and being familiar with the conditions thereof, hereby accept this same
and agree to the conditions required therein.
Dated in Dubuque, Iowa this
day of
2005.
By
Michael E. Gardner
Assistant Vice President
ACCEPTANCE OF ORDINANCE NO.
- 05
I, Tim Quagliano, representing QHQ Properties, property owner, having read
the terms and conditions of the foregoing Ordinance No. -05 and being familiar
with the conditions thereof, hereby accept this same and agree to the conditions required
therein.
Dated in Dubuque, Iowa this
day of
2005.
By
Tim Quagliano
CHAPTER I - INTRODUCTION AND EXECUTIVE SUMMARY
Part A - Proiect Description
This Traffic Impact Analysis (TIA) was performed to determine the effects of the
proposed development in Dubuque, Iowa, on the surrounding transportation system. All
impacts of the development were examined to assess the capacity of the infrastructure's
ability to support the additional traffic generated by the development.
The proposed development is located in the northeast quadrant of the intersection
of Iowa Highway 32 (Northwest Arterial) and Asbury Road, on the northwest side of
Dubuque, Iowa. It consists of approximately 29 acres, which will be developed into a mix
of commercial uses, including a Sam's Club discount club and gas station, and five
additional outlots to the north of the Sam's Club site. One full access point onto Iowa State
Highway 32 (Northwest Arterial), one full access point onto Asbury Road, and one right-
in/right-out (RIRO) access onto Northwest Arterial are proposed. Construction is scheduled
to begin in 2005, with completion of the Sam's Club and Gas Station in 2006, and full build-
out by 2010. Traffic conditions were analyzed at all site access locations, at the intersection
of Northwest Arterial and Asbury Road, at the intersection of Asbury Road and Holliday
Drive, and at the intersection of Asbury Road and John F. Kennedy Road. As required by
the City of Dubuque, two horizon years (in addition to the buildout year of 2006) were
analyzed for all intersections - 2011 and 2026. Both the AM Peak Hour and PM Peak Hour
were analyzed at all locations and in all analysis years. Refer to Exhibits 1-1 and 1-2 for a
location map and a proposed site plan.
Part B - Land Use, Site, and Studv Area Boundaries
The development consists of a Sam's Club discount club, a gas station, access roads
connecting the site to Northwest Arterial and Asbury Road, and five outlots to the north of
Sam's Club.
The study area includes Asbury Road from Holliday Road to John F. Kennedy Road,
and Northwest Arterial from Asbury Road to Plaza Drive. The main accesses to the
development will be on Asbury Road approximately 800 feet to the east of Northwest
Arterial and on Northwest Arterial approximately 1000 feet to the north of Asbury Road, and
at Plaza Drive. These are the locations analyzed in this report.
Part C - Existina and Proposed Site Uses
The site is currently agricultural land. The proposed development is a mixture of
commercial land uses. The proposed uses are as follows:
Complete in 2006 (Construction Yearl
. Sam's Club discount club (135,000 square feet (SF))
. Gasoline/Service Station (12 fueling positions)
Capacity Software, the following improvements are needed for the roadway to operate at
the above levels-of-service:
IMPROVEMENTS NEEDED WITH NO DEVELOPMENT
2006 Existing (Base) Traffic Improvements Needed - These improvements are needed for
the intersections to operate at LOS C without development.
Asburv Road and Holliday Driye
o Increase eastbound left turn lane storage length from 75 feet to 295 feet.
o Increase westbound left turn lane storage length from 95 feet to 300 feet.
Northwest Arterial and Asburv Road
o Increase eastbound left turn lane storage length from 100 feet to 530 feet.
o Increase westbound left turn lane storage lengt.h from 100 feet to 425 feet.
o Increase northbound left turn lane storage length from 175 feet to 280 feet.
o Increase southbound left turn lane storage length from 225 feet to 345 feet.
Northwest Arterial and Plaza Drive
o Increase southbound right turn lane storage length from 225 feet to 345 feet.
Asburv Road and J.F. Kennedy Road
o Increase eastbound left turn lane storage length from 125 feet to 430 feet.
o Increase eastbound right turn lane storage length from 125 feet to 430 feet.
o Increase westbound left turn lane storage length from 75 feet to 410 feet.
o Increase westbound right turn lane storage length from 125 feet to 410 feet.
o Increase northbound left turn lane storage length from 160 feet to 290 feet.
o Increase northbound right turn lane storage length from 210 feet to 290 feet.
o Increase southbound left turn lane storage length from 55 feet to 225 feet.
2011 Existing (Base) Traffic Improvements Needed - These improvements are needed for
the intersections to operate at LOS C without development, and are in addition to those
needed for 2006 Existing (Base) Traffic.
Asburv Road and Holliday Drive
o Increase eastbound left turn lane storage length from 295 feet to 315 feet.
o Increase westbound left turn lane storage length from 300 feet to 330 feet.
Northwest Arterial and Asburv Road
o Increase eastbound left turn lane storage length from 100 feet to 530 feet.
o Increase westbound left turn lane storage length from 425 feet to 465 feet.
o Increase northbound left turn lane storage length from 280 feet to 515 feet.
Northwest Arterial and Plaza Drive
o Increase northbound left turn lane storage length from 310 feet to 495 feet.
o Increase southbound right turn lane storage length from 345 feet to 600 feet.
.3
Northwest Arterial and Plaza Drive
a Add 335-foot southbound left turn lane.
a Change existing eastbound outer left turn lane to a through lane.
a Construct westbound leg with I 50-foot exclusive left turn lane and shared
right-through lane.
Asbury Road and IF. Kennedv Road
a Increase westbound left turn lane storage length from 410 feet to 525 feet.
a Increase westbound right turn lane storage length from 410 feet to 525 feet.
Northwest Arterial and Proposed Riaht-In/Riaht-Out Entrance
a Add northbound right turn deceleration lane.
Asbury Road and Proposed Entrance
a Construct southbound leg with exclusive left turn and right turn lanes.
a Install traffic signals and interconnect with Northwest Arterial & Asbury Road.
a Add 155' eastbound left turn lane.
a Add 575' westbound right turn lane.
a Construct southbound leg with exclusive left turn and right turn lanes.
a Option: If two through lanes in each direction were constructed on Asbury
Road, the eastbound left turn lane length could be reduced to 60 feet, and
the westbound right turn lane length could be reduced to 235 feet.
2011 Total Traffic (with Development) Improvements Needed -- These improvements are in
addition to what is required for 2006 Total Traffic.
Asbury Road and Hollidav Drive
a Increase eastbound left turn lane storage length from 490 feet to 575 feet.
a Increase westbound left turn lane storage length from 375 feet to 435 feet.
Northwest Arterial and Asbury Road
a Increase westbound left turn lane storage length from 425 feet to 505 feet.
a Add 280-foot northbound dual left turn lanes.
a Increase southbound left turn lane storage length from 345 feet to 385 feet.
Northwest Arterial and Plaza Drive
a Increase eastbound left turn lane storage length from 150 feet to 170 feet.
a Increase westbound left turn lane storage length from 150 feet to 225 feet.
a Increase northbound left turn lane storage length from 320 feet to 505 feet.
a Increase southbound left turn lane storage length from 335 feet to 485 feet.
Asbury Road and J.F. Kennedv Road
a Increase eastbound left turn lane storage length from 430 feet to 475 feet.
a Increase eastbound right turn lane storage length from 430 feet to 475 feet.
a Increase westbound left turn lane storage length from 525 feet to 650 feet.
a Increase westbound right turn lane storage length from 525 feet to 650 feet.
a Increase northbound left turn lane storage length from 290 feet to 360 feet.
s
III
Iii
III
~ ~
'(~\\ ~~~==, =(======== !,j l2,= 1
\~\\ 1000JOo oi ~~ I !~! U III
\\\\ '" oooood, 83 I ~ _ J
\\\\ ~o 0 od ! I ~""-?:€
\~~~\ '~~o~o ~=====-=_=""~;--=_
\ \\\
\ \\\ ir.'a:.\:l I~
\~ I~
\\\\ I'
\'\:,\
t ~ III
.'A" DII
.. -t''' " :".
~v ~0 I
"0'- 0 .JJI
""~, .:j.1
"~,, -- I
\./~,)~~-2::::._ 1\
~~~~~ ---~
-- - - - - --" e== =
-11/(:::::: ::::::::::::::::::::::::::::::::::: = = _I (
I I
~ I I
E I I
o
OJ
>
(]J
a
.0
~
iJ
~
-E
o
'"
(]J
~
~
.0
~
a
(II
I
....
z
c(
-I
II.
W
!::
III
I-
a5
~
)(
W
~
w
u
.... ~z~
-",~
~;:;~u
'-J-lUlI.lZ
a~_
--.
~
.
i
.
~;
~:
."
.;
-.
:~
,;.
"
~ .
w .
u ::
.. ~ z K ,;
~~::;) ;;::
__0.:'
&......&. '" '^ U ~:
'r---I"'" .... UJ Z ; z
~o__u::-;
~o
1_0
!l . ~ ~
1lllIl II ~;
IUn II D - ~
-
~
~ !
~ .
!~ t
hll,
n n ~
jjjl z
c
.. ...
co ..
p p;
..
0 I ~
i
, ;:~J
I
i'"
n ~
III "
! ! ! I
nill !
ui
"c
a. !
is! I
5 I
i~ ~ . In! I ~ ~ i 11 ~m I ! ~~ !
~ ~i! r. 'I ~ ~l ii' ~! ~l ~' ! , ~~ ~
: Ii ~ !;l h ql L HH~ iI ~ ~ !H i !
I ~~ I i ~II~ m ~~ ~ i · h ~I ~? I ~ l!- ~ ~ ~ ·
IS ~; ! ! ~ ~; ! i~ ~ 1 li:i! m~! inj~ I ~ ~ =
fi: ~ j. t1 n; h! H~ l ~~ i;:i ~1 i! = il ~II H ~ ~
~ I I!! Ii ~ ii !!:! i~ i I~ Ii ii~ Ii! u ~ i~ ~1i i I i ~
in: Ilh Ii I i~ Uh !; ~ ~~ d IihU n~ M~ Ii! ~! I i I ! ~ ~ ~ I
@ @@ @@J@@ @ee0G@ @ @ @@@ ee@<B@@8@l ~
, ! n
,i ~ ~
~ ~ i ~ ~ . !
dd~~qll!li
HUI!I~HI~1
: DIG f J~(i)(:)
OO~'IU"'~
,~
.L1~';
~
~
.l
~
~ i III
Ii, III
t-
o
. z
...
I c
lC
III
! z
III
! Cl
.
ii~ H!!!!!!!-
~ ! 0 ~ i 'g · ! I <. ~
I~~' ~~I ~ i I Ii I I~ h ~,~ ~
~dnn, ! i ; ~~ . i ~~ d, Ih ~
~:!l~l;~ ! ! ; II ; I U 1!1!' ~I~ i
n~,~ 2i ~ 9 i ~ I ~ 01 ~'l !'! ;
ildd., I~ Ii . I! I Ir i; -N Ud I
;'~~;i~1 il I! ;! i~~ i ~~ II I~:! ~i:1 i
1;~!~~li I;;~ II I!i ~ II Ii; ll~i ;;;~ I
~I~iii~!l E~ ,; I! i,i , ,S IiI !I~; ,g~! E
.. .. oj .I"':
~I /~
Ii ",;;;;",
.' \-;:/
~
::i:j
'1
/.
,
,'I
.. i
~ ~
...
!g
i
~
~J
_u__
T
~ii
I
.
.
'I
~~!!llHt~:l
, ,
",/r1 I1111I11 "
" ,
~
~
J
/1 .'
! I ,.
i" ,
; I :'
~ ~, '
~ ~
;,
,-
..
I-
o
...
I-
"
o
i
i
-----+-
,
,
, '
~~'~
I ' r,
\ '
, ,
i \1
, "
~ :'
~ I':
,
,
j,\
':"
"Ii
ii' ,
;1) :
r--" -~~
r NO'16'43"W 179.33'
1
I~[:J d
q /J
':j,'
"~I,
,ji I
'1'
..'
,:1,
;.h
.,:I"60L M.I~9€.ON
,---,----
, "
: ::p I' ~
' "
I lit-
rLr"" 10' !rl~~i~1
1,i1~ z I I~~'"
I : :1" ',II" ! ~ li5 I
:::g t":: . ~
~i :I-~~ "'~--;"--------
, I
________ -',.-.C=- .,-_-_~-'~~-~_I
------ '
I
!
!
!
i
"
~
~
. l ~ . ~
, ~
~""""""',"""""'"
! 3
i
c
0
;;
()
:::I
..
...
III
~~I: c
0
0
..
0
u..
...
0
z
!
! I
U :
II: ~
!I/
, '
f i
\ '
,
1.1, i
''--t
r -
/
I
,
,
I
I
,
,
I
,
,
I
,
,
I
,
,
I
~I~
n
,Ii
, I ~
I .
~
----.--.---'-
-w
?S-___
~
I E
.. ~:z ~
-","
__0,
~"'.....U
'r--I"'" .... ... Z
............ a CIIl: _
~o
I - ,0
I ~ . ~ ~
1111111 II A ~ ~
_11111 Ii ~ .
i 1111 z
,
II 111111111111I11 fll
K#ftttfttttttt#
n
W
:::Ie
g. I
..0 >
:>- ,
.. I
!~
IIIII1111111
WI
'"
>
in
z
.. '"
.. :I:
~ I'"
... a:
o !liz
i o~
u..
,
,
~
~x=,,-=-,--,
BY
~~-~~.. "'-,:--~-
Ill('
~ ~llilii;'I~~ r--
j
J
cn~J
1--1 L "
L ill
, ,
, ,
, ,
i [J -,.:
I -- I
L""__________~ '
l_~-T-T'l
I ---------,
, ,
"' ,
" ,
" ,
,.,....,..-=-r--:..,
"~ I ::
\ :(-~=::=-~- -'~' '~\\\\\~~~'\\'\~~ I
:~ ~i Q~~~~~~~~,m~m~~ ~~~~~~~~~~~ r
\ C:' ~~5M~1;~Xl$~~1/4 ~~5555~~M~5W)1;~ I
, \!\!$! \ ~\~\\~~'\~\m~~~ ~~~~\\~\~\'P. I
" : \~/___mn____~~:~~:. ., ~" ~~~~~~~~~ t
~\\W,/ ' . . , !
r--- '"~../: t ,uJ 1
],;: t : \ --. rt&'l#ff~ \,= == I
[J- \~\ ~ : ~HI~I! )~"'~~\;' ,;~ ~ I
\ ' "!$ c ~ ! in~ ~ ! ' I
.-v--~ I@ i I \
; :"i~ __________J
"':,;1['._." __ --f- --------
r '; I
:: i' ~ I " '. _
r -
o
,\
"
"
I,
"
"
"
"
"
II .',
\ ....--..:---
'--....-'-,---
Q
ll'"
-1--------------------------------------
,
,
,
,
,
,
,
,
,
,
,
,
,
,
,
,
,
,
,
,
,
,
,
r'
/'
//
"
~,.
//
/'
/'
~/
/'^
/r^
,'"
/
-
T
I
I
I
I
I ~,
iIf-.
I .
I 0 ,
A~I: i -~
te
I ~
i
c
o
- :;:::
U
::J
..
..
III
C
o
o
..
o
lL
..
o
Z
; , ~ ~ !
U> ~, g! I
w ~ I I "
g H Pi
f- ~ Hl!.
::J ; i i "
iJi i.1 ~!Ii,l
!I~ d !l
.....~:=D '
_._._ . ..'i
.:,r;,g-:!if!" '
u..lG::"",r.:=. '
"~1:.._,..:= '
...____ I
~ro.~,~~.., "~m~"
~!, !"
I"' I j . <, l, i !'
~ hi j!1 ~H n ! in;
~ Iii :Ii!ii l~: i ~6:! li;i "
~ Ihld: :!I, ~~i!~m'i!lli~~l:. ~!~
~ !li' '~I" i.o.i .!! "I~.i~~l'
:i mi~I:~J!m~~i;~~bdi~;I~m~i
.. _1:1 'BU l!Il!l'" 51:1$ 5sa(ljl!!!';1!l1ll5S I!l:;l~ll!a:~~
~.~ ~.. ..~ ~~~ ~~~~~~~~dm .~;;;~;
,
'"
2
W
~ ~
,
~ II ~ H
~
o
u IHHJU
I
.
!
!
I
V
!:L611' # 11110
"MOl
'3nOnlIlO
3
i
II II ~ I ~
j
,
',n!I'
id
~<(
i
,
U1
<<2
00
i<"
w<(
f->
Xw
w~
W
'!
.
0---
}
, w~
I 0'
U1~
. ~
! a "-
w
~
::0
ill
F~
{J1..'-
w'
>~ .
~ ~
~ ,
!~
."
I'
ti
!I
1:1 ;11
/11 iI, m
~ III !i!
Ii
ft-.I
.0-.'
~
.
~
,
~I
! '
.1 !
h! ~
h:; 8
>-,
~,
ill
::;;
W
Ul
Ul
<{~
ws
z
<{
oc
U
ill
-,
-,.
n
" .
,"I
ij!i
III
::J~
<{"
3<'
-
j
,
,
.1 :;~
I -'s
"0
",
~h
~
<{
i=~
,
oc~
<{,'
o..~
N
II ~~
Ii !:
8 h
i
L.
Ih <
I" '"I'
!II! ,Ii.;! )~
1!~9ID 1'!"I'~ii
, .1 '~i
!!! "0- ;j!o..o
oc.
<{,
w'
n:::~
.O-,~
,
,
CD
~
~
<{
~,
wi
oc
Ul~
"-~
w~
o~
w,
Ul
::0"
j
>-'
o
z
(])
i '"
ij~
l"g !.
8o:~:g '"
l~i~ ~'I
i~~I'1 ~
ii~.. I!. ,.,
~.! ."< ,
i l!l o~
o
o~ tn I
; I~
1~101 ~:
i<ll!~_"
~~ ----1;;;'
LJ')
z.
0'
-,
~ >-,
<{<
," il >
w
.11-.11 !! ~
)1 wI
oc'
0
0
0
"'~
u~
0.'
o~
~
o
8j
I
'.
oc~
o~
0,
.
0>
o
~.P'QNnoB-9r~-SOOU~^:nJ ~,;rnX3 ~~ QlOO\90I>llO\'OU IOWOI~ ~.."'d"'l\06ulllOS IO:>ol\dnl",wo"",\o~"mOS p,", OllJOW",OO\:~
dn'I"""'.. H:JS1l _ "'U~, 'O~ _ .oot 'to 'UN
F"'"':.1:.'t'=
.:"!iF~
.".w.........
..~Z!.~...:.l!
lSI'BIIlnlllOU.V'I!".lILS
~ ~ ~ llol:lllo~llol'll:ll:l ~
$ 1;1 cqcqt;)!]~!;::It:; lH
Jl~llI!;l!:::!: !!4
i~
"
"j .
i. . i
d! I!~
i ~~~hg!! I
i !!~i~H ~
" '
"'
z
'-'
'"
...011'1..01""''''
1
:~
.0-,01
;
,
D.
~
u~m~ "i! "
~ I I
.
i5~
~z
::>~
CIClClCl
~~
-I",
.....
~&!
~
.O-,~
l ! ,;
Sl - l~~
ill ~ i~"
, I -.1
~ i ~~i
) ~
C:::--j +
.o-n;~
EL6t # 11111:>
VMC1.
'3lOnsna
i
I
.
.
,
~ MI
~ ~I';
t i;i~
'0 .
" .!~!
I. g.,ll
I! ~:I!;
.0-,1
---v---
., m I
I;~ '.
~ll ~~'
~,: ~~i,
l!~iIi!;c 5
'~llgli
t; ill!I",
J
;
~
.0-,;
~"
,
,
---~
,
,
,
!
~ II '; ~ ~
'i j
l
,
· · I g ;
II d i
."
.;-,~
f ~
I.d
~i!~
!',' ~
im
,.
i~l
~ii!
l:~
'1.
I,(l:'
ll~ !:2!~
"I' Z
, I <(
ii, CD
fil:~ z
1<0
hi 0,
~!! (I).
glll~ C)
!a~! Zy
~" ~"
".0'
j!:1"~ ~
!'. u;
i~11 (I)
00
ISIS
.=@
~@
@<0'lJ
8
P
,~~
nnl'llNI'I
.o-,~
!
,
(i@
@!J
I':=,
~
,
.
.
!
<
!
.
a
!
,
w
co
<(
Z
co
-,
(j)~
6~
-,-
>-.'
O-S
~
(i@
=
~
U
~
.O-,~
8U
is
c=
'l9
(i@
@
d
!~ I
I' I'
I ,I ~,
! ,~ !i
~ w.!.
i C)::!
<(
Z
co
Vi
lco!
~ zl!!
I. 0,
~n:;~
~i mg
'l9
@!J
o
r:D
w"'
'-'->
<(-
z<(
'-'~
,"0
./'l-,tl
~
~
,
I ~
b.l1 i
;~il~ I
-.J~
~,
<(
>-
w
0,
wi
co
<(b
z~
co'
D):;'
! ,
i
lin
;ill
---l~
<t:i
>-
w
~i
co
<(.
z!
co'
U)~
N
,
, ,
I i
;~ !
III
W9
0~
<(
Z
co
_ Vii
~ 08
jZ
~lii or
II ~:
~i mS
n
5
~
I.
"
I.
i!~
! ~
,
. !~
. I
"
i r "
@]J ~ l :~
i '! >-1 - Ii Ii
~l
~ 0-, ~ t W~
:1 0'
, z' b ~., 0'"
i <( ;!:! <{
u (i@ Z
>- ~ co
"~ <( 2::::, (J)
" i lco!
~ W~
1~ r~ C') l z'
" <(b 3:liiO'i'
" " ji ~~ II ~:
II
a i (j)g Ii CDS
.. r- ..;-
!
~
l
6.p.QNOOIl-III:I-S"~.I.3a l:lYNDIS l-lV IlIlOO\1I01lO:l\nu 1'0001"1 ~"'JO''''l\"""'ll'S l"'oi\_rvwopl'\'""mOS 0"" '\L>Own'oo\ ';l
OO'IVWOPY ><3Sn - WD" '01 - .OO~ 'to <ON
I'
Ii
;,
:1
II
t
.
@
0=
~
(i@
=
=
(i@I
~~
bl
0=
A
<D
.;-,1
.O-,~
T'"--o ... ~....
9M'w:liIL1oI..... fUZL-..v.........
OIi.L-uIlf6Ll.J"""'liI UlI:~""V,,,,,eot
. ~--...,.~
'Cr.J: 'I 's H.L V l: ~ n. R V It
HON'K8d: N.OSnnIVH
~
Z
o
.
@"
."
t~
~~
.~
~~
~
"
,
G
o
<
&I
~
W
~
~
~ ~
:i i lL
:. ~ ~-J
z3 A-J ffi 15~
<(, ~ j!!"" '" G'l'"
....... z!.' .3 ~~
~ ~ ~ : ~ ~ ~:r
~jii ~. j~ ~ ~~
:I ,<:iz:lw ~ t;;1!!
~: "" 8m.... j[~
e 3 . ~ ge 3 G'"
ili!ll! ~. :iF' i ~~ ~
U~~~~~ffi~~
~~ b!i ~a g ~~~
3Sf'lJl:jl:jQJf\l:)Il"'1ndILS
0B0!ll.l :U1l.JlDNllDt
JiitVOJOO m.; ~~;
".. '~IlflbmIfla
0
,
~
, u . l ~
01 0 I ~Ii! ~,
~!!! ~~ ~g ~
. - .- ~< ~-
". ~
& . ,,~ .
, ~ ~, "
~ ~.
~~
2<;
l
.
~
.
I
<
o
~
~
~
III
III
Cl
lD
=
...
u
i
.
~
Z
0
0=
~
"'
-'
"'
Z "
0 Vi
0=
~ '"
U
~ ..
"' ID
. 0
9 ::i Z
~ Vi ..
Ii t-
t- Z
< "- 0
. "' '"
0 -' "-
e "
~ Z
~ ..
t-
O :I:
~ "
" 0:
~ ~
~ ~
~ w 0::
, 5 U)
w
~ . I ~ i
I '"
. in
i ::::: I r r
:c------T-------T------------------------------V-----T------':
, .01 I 0 0 I 10:'
, I , I I:
~eJe+---Hf--
,
,
,
,
,
,
,
,
,
,
,
,
"
"
"
"
o "
"
"
"
"
"
"
n~ "
~~--t~L--
-1
1
.
,
-"
~
i
o
-'
"
o
,
i
z
S
a.
"
z
9
5
<D
"'
u
5
'"
"'
Vl
"
Z
..
>-
a.
o
z
..
u
.O-,tZ I
~. i!
~-----++~--~~
{
~~
o
o
..
g~
,
-"
~e u , J
u " c
u~ ;; ~ ~ ~ ~
~i~~ z ~!. ~ 0 ~ ~ ~
~iil~~ ~ \:j...~ ~ I;
o~U . ~~:-' < OF ~
i:o!'l!!"" < 5~ll: 0 ~~
~~~~ . lilz3 ~ z3 ~
~ a,~~ ~ h z
o
.'
c
"
,
~
.t/l'll-,IL
"~h t-,6
~
o
o
"~
~
z ~8>- z
G.. 0 z
0 ~~S ~ 0= 0 z
0= <= 0
~ ~~~ ~ ;; .. 0=
"' !;i!!:!li! ~ ... > ;;
--' ~ ~
--' SW ... ...
"' ~~tc ~ " "' --'
'" .....-~.5l t- "'
~."' ~ z 8 t-
U :I: t-
.. <(;!;~fr 0 . " "-
ID <Ill!lDZ ~ eo E 0: ...
--'
o
"
:t!~;:'
~~~
~~~
z.'
"wJ
h<
~.u
<."
;~~
~...l!!
~
o
:'
,
,
,
,
,
,
,
,
2
,
"
. ~
0<
'u
;,~
x _
~I
"
U
~~
!1~
~~
'"
o
o
,
,
,
,
: 0 0 0 ~d 0
I ~ ~~
I ::::J u iiia
i ~:l ~~ ~~
I ~~ ~E! II
: ~~ ~!..!: :
: u~ ~~~ I I
,i 0 o..J~ 0 z~< 0 ii
II II
I:n II
:: U . Q8D~ ~ ~~- t+--
II I'
II 0 0 0 0 II
II Ii
~~---------------------------~?-----------------~-----------_--:..-)..:
e.
zo
~~
~ii
-,
c:R nu 't'Lu.tion
4300 ASBURY ROAD
DUBUQUE. IOWA 52002-0497
September 26. 2005
lfij) rg @ ~ D W ~ rm
lJl] SEP 2 7 2005 ~
Mr. Kyle L Kritz, Associate Planner
City of Dubuque
Planning Services Department, City Hall
50 W. 13th Street
Dubuque. IA 52001
CITY OF DUBUQUE
PlANNING SERVICES OEPARTMENT
Dear Mr. Kritz:
Following our meeting w~h City of Dubuque representatives on September 15, 2005, I sent a
written reply to Dr. Timothy J. Quagliano regarding his request to connect to the sanitary sewer located
on the Church of the Resurrection property. The letter stated the following:
In my vis~ with you on August 31, 2005, in response to your request for a san~ary sewer
connection, the Church of the Resurrection responded as follows:
1 . The Church of the Resurrection will grant an easement to connect to the san~ary sewer
after receiving an approved engineer's drawing for the preferred connection on
Resurrection property. The City of Dubuque requires that this connection must be
approved by the City. The cost for any upgrades to the existing sanitary sewer will be the
responsibility of Sam's Club or other developers of your property.
2. Resurrection property must be restored to pre-construction cond~ions.
3. The owner of Sam's Club or successors will be responsible for any mallunction of the
sanitary sewer effecting the Church of the Resurrection property.
4. The Church of the Resurrection requests an easement across your adjoining property,
on the north end of Resurrection property, for access to the Northwest Arterial.
5. The curb cut to Conlon Property, from Resurrection Property, will be closed and mailbox
relocated to Asbury Road if required.
Some additional requests have arisen since my telephone visit with you, and we desire to make
you aware of them. The Church of the Resurrection requests that a fence, like the one installed by
Fidelity Bank and Trust, be used between Sam's Club and the ChurCh property. This fence would be in
add~ion to any screening requited by the City of Dubuque zoning requirements. The Church also
requests that adequate trash controls be required to prevent trash from spreading to the church property.
I will be pleased to visit w~h you about any of these matters if you have any questions or concerns.
I can be reached at 556-4092.
Sincerely,
--?!:~M /.i/-+rA~
"Vi(gil .P.BI;k-;r-
Trustee
Church of the Resurrection
cc: Father Joseph Hauer, Pastor
Mr. Brian Kane
Mr. Michael Portzen
cd? E~U 'L 'LEction
4300 ASBURY ROAD
DUBUQUE. IOWA 52002-0497
September 16, 2005
Dr. Timothy J. Quagliano
1500 Delhi Street
Dubuque, IA 52001
Dear Dr. Quagliano:
Representatives from the City of Dubuque requested a meeting with representatives from the
Church of the Resurrection regarding some potential traffic concerns. with the construction of Sam's Club
next to the church's property. This meeting was held on September 15. 2005.
We shared with the city representatives our request, of you, for an easement across your
adjoining property. on the north end of Resurrection property, for access to the Northwest Arterial. They
did not object to this access and felt it would assist with some of the traffic concerns they had for Asbury
Road.
In my visit with you on August 31 , 2005, in response to your request for a sanitary sewer
connection, the Church of the Resurrection responded as follows:
1 . The Church of the Resurrection will grant an easement to connect to the sanitary sewer
after receiving an approved engineer's drawing for the preferred connection on
Resurrection property. The City of Dubuque requires that this connection must be
approved by the City. The cost for any upgrades to the existing sanitary sewer will be the
responsibility of Sam's Club or other developers of your property.
2. Resurrection property must be restored to pre-construction conditions.
3. The owner of Sam's Club or successors will be responsible for any malfunction of the
sanitary sewer effecting the Church of the Resurrection property.
4. The Church of the Resurrection requests an easement across your adjoining property,
on the north end of Resurrection property, for access to the Northwest Arterial.
5. The curb cut to Conlon Property, from Resurrection Property, will be closed and mailbox
relocated to Asbury Road if required.
Some additional requests have arisen since my telephone visit with you, and we desire to make
you aware of them. The Church of the Resurrection requests that a fence, like the one installed by
Fidelity Bank and Trust, be used between Sam's Club and the Church property. This fence would be in
addition to any screening required by the City of Dubuque zoning requirements. The Church also
requests that adequate trash controls be required to prevent trash from spreading to the church property.
I will be pleased to visit with you about any of these matters if you have any questions or concerns.
I can be reached at 556-4092.
Sincerely,
~1JI7/_~j
:-Vl~I~~;-'
Trustee
Church of the Resurrection
cc: Father Joseph Hauer, Pastor
D'G~~E
~<k~
MEMORANDUM
November 17, 2005
TO:
The Honorable Mayor and City Council Members
FROM:
Michael C. Van Milligen, City Manager
SUBJECT: Review of Traffic Impact Study
Sam's Club Development
IA 32 (Northwest Arterial) at Asbury Road
l...)
The proposal presented by Wal-Mart for the Sam's Club development does not include
a second eastbound lane on Asbury Road between the Northwest Arterial and their
signalized access intersection.
It is the recommendation of the Engineering Department to extend dual eastbound
lanes from Asbury Road at the Northwest Arterial through the proposed intersection
serving Sam's Club at Asbury Road. The current proposal by ARC Design, Inc. allows
for only a single eastbound through lane along this section of Asbury Road. The
addition of a second eastbound through lane would greatly reduce the delay and
storage issues that are present along Asbury Road between Holliday Drive and the
Northwest Arterial.
Sam's Club also would like the City to take over the two access roads to the site, one off
the Northwest Arterial and one off of Asbury Road, as public streets.
The City of Dubuque has seven major commercial plazas zoned Planned Unit
Development with a PC Planned Commercial Development designation and only one,
Asbury Plaza, has a public street serving individual businesses. Most of the Asbury
Plaza streets are private, but one is public because it serves a substantial amount of
property outside of the development and will eventually connect to Derby Grange Road.
They are also objecting to the installation of landscape islands in their parking lots.
Recent commercial developments, like Asbury Plaza and the Port of Dubuque, have
been required to install landscape islands.
I respectfully request Mayor and City Council approval to require the additional
eastbound lane, landscape islands in the parking lots, and to leave the entry roads as
private streets.
)tj~:,~/JzLfL
Michael C. Van Milligen
MCVM/jh
Attachment
cc: Barry Lindahl, Corporation Counsel
Cindy Steinhauser, Assistant City Manager
Gus Psihoyos, City Engineer
Laura Carstens, Planning Services Manager
D~~~E
~ck~
MEMORANDUM
November 16, 2005
FROM:
Michael C. Van Milligen, City Manager
Gus Psihoyos, City Engineer ~
Review of Traffic Impact Study
Sam's Club Development
IA 32 (Northwest Arterial) at Asbury Road
TO:
SUBJECT:
INTRODUCTION
The following is a review of the traffic impact study for the proposed Sam's Club
development in the northeast quadrant of the intersection of IA 32 (Northwest Arterial)
and Asbury Road.
BACKGROUND
The proposed 18-acre development will include Sam's Club (135,000 square feet) and a
gas station with 12 fueling positions, scheduled for completion in the fall of 2006. The
submitted Traffic Impact Study includes adjacent property already zoned C-3 General
Commercial which increases the area included in the traffic study to 29 acres.
There will be three access points:
1. A south entrance on Asbury Road 800 feet east of the Northwest Arterial/Asbury
Road intersection. The south entrance on Asbury Road matches up with street
access for the Plastic Center Planned Unit Development that was submitted in
2000.
2. A right-in/right-out access on the Northwest Arterial is proposed opposite the
existing right-in/right-out access for Asbury Plaza. Both intersections are 1,000
feet north of the Northwest Arterial/Asbury Road intersection.
3. A north entrance on the Northwest Arterial is proposed that will connect with the
existing signal at Plaza Drive. This intersection was originally designed in 2004 to
accommodate a fourth leg to the intersection.
Page 2
November 16, 2005
The commercial corridor of the Northwest Arterial and Asbury Road has experienced
rapid growth in the last five years. Currently there are three studies underway to
improve this traffic flow:
. A traffic signal warrant study for Holliday Drive and the Northwest Arterial. This
proposed signal will help off-load northbound left turning traffic onto Asbury
Road. There is also a project underway to add a northbound left-turn lane at
Holliday Drive and Asbury Road.
. The Iowa Department of Transportation has retained the consulting firm of HDR
to conduct a Northwest Arterial Operations Study. This study extends the entire
length of the corridor and is similar to a study they conducted along US 20 prior
to the recent improvements along that corridor. HDR has reviewed the Sam
Club's traffic impact study and their comments have been incorporated into
comments submitted to ARC Design who developed the Traffic Impact Study for
Sam's Club, by the City.
. The City of Dubuque will be conducting an east/ west corridor study this winter.
The purpose of this study is to find alternate east/west corridors so that vehicular
traffic is less dependent on US 20 for intercity traffic and to improve the existing
corridors.
DISCUSSION
The study predicts the initial year (2006) will generate approximately 6,135 total daily
trips and 11,401 total daily trips where development adjacent to existing commercially
zoned land is completed in 2011.
The traffic impact scope analyzed each of the following four intersections at three
separate time periods for Intersection Levels of Service (LOS):
1. Asbury Road/Holliday Drive.
2. Asbury Road/Northwest Arterial.
3. Northwest Arterial/Plaza Drive.
4. Asbury Road/John F. Kennedy Road.
The study found that significant increases to the length of the turning-lane storage are
needed at:
. Asbury Road/Holliday Drive: Both eastbound and westbound left-turn storage.
. Asbury Road/Northwest Arterial: Eastbound left-turn storage.
. Asbury Road/John F. Kennedy Road: Eastbound left-turn storage issues. (This
enhancement may not be a direct impact from this proposed development.)
Page 3
November 16, 2005
It was also recommended that traffic signals be installed at the proposed south entrance
to Asbury Road and that the signal be interconnected with existing signals at the
Northwest Arterial and Holliday Drive for improved traffic progression. Based on
ARC Design's review of the current site plan, the capacity issues along Asbury Road
can be improved by:
Northwest Arterial at Asburv Road
. Creating dual westbound lanes on Asbury Road for additional storage starting
near the Church of the Resurrection property.
. Changing the current westbound through/right lane into a dedicated through lane
and building a new exclusive right-turn lane on Asbury Road.
Asburv Road at Sam's Club South Entrance
. Installing a new signalized intersection that will be interconnected to the
Northwest Arterial signal system. This will be designed to accommodate a future
fourth leg serving the Plastic Center development to the south.
. Creating a dedicated westbound right-turn lane into the development.
. Providing Church of the Resurrection access to this signalized intersection.
Northwest Arterial at Plaza Drive
· Build a fourth leg to this intersection that will give Sam's Club, the future
development of commercial property owned by QHQ Properties, and the Church
of the Resurrection access from the north side of the development.
· This north entrance will have dedicated left, through lane and right-turn lanes to
accommodate future development of the commercial lots and access to the
Church of the Resurrection.
RECOMMENDATIONS
The proposed roadway and intersection changes associated with the Sam's Club
development should diminish many of the existing storage issues for westbound traffic
at the Northwest Arterial/Asbury Road intersection. It is the recommendation of the
Engineering Department to extend dual eastbound lanes from Asbury Road at the
Northwest Arterial through the proposed intersection serving Sam's Club at Asbury
Road. The current proposal by ARC Design, Inc. allows for only a single eastbound
through lane along this section of Asbury Road. The addition of a second eastbound
through lane would greatly reduce the delay and storage issues that are present along
Asbury Road between Holliday Drive and the Northwest Arterial. The City of Dubuque
is currently investigating the feasibility of building a dedicated eastbound right-turn lane
on Asbury Road between Holliday Drive and the Northwest Arterial.
Page 4
November 16, 2005
CONCLUSION
Based on available information, the Engineering Department feels that the proposed
Sam's Club development and the anticipated traffic can be accommodated by an
additional eastbound through lane from the Northwest Arterial to the new Asbury Road
access, along with the outlined roadway system and signal improvements in the traffic
impact study, conceptual plan, and this memo.
cc: Laura Carstens, Planning Services Manager
Kyle Kritz, Planning Services
David Ness, PE
DU~~E
~~~
MEMORANDUM
TO:
FROM:
Michael C. Van Milligen, City Manager
Gus Psihoyos, City Engineer .yQ
Kyle L. Kritz, Associate Plannerr.1.'Z:
SUBJECT:
Private Drives within existing Commercial Plazas
INTRODUCTION
The proposed development of a new Sam's Club discount store on the northeast corner
of the Northwest Arterial and Asbury Road includes the dedication by the developer to
the City of two proposed cul-de-sac streets. This memorandum reviews existing
commercial plazas in the City of Dubuque that are served only by private roadways and
the concerns of City staff regarding the acceptance of the proposed public streets in the
Sam's Club development.
DISCUSSION
The City of Dubuque has seven major commercial plazas zoned PUD Planned Unit
Development with a PC Planned Commercial designation:
>> Warren Plaza (Target, Hy-Vee)
>> Wacker Plaza (Advanced Auto Parts, Blockbuster Video)
>> Kennedy Mall
>> Asbury Plaza (Hy-Vee, Kohl's, Star Cinema)
>> Plaza 20 (K-Mart)
>> Wal-MartlLowe's
>> Key Gate Center (Dairy Queen, Lincoln True Value Hardware)
All the commercial plazas, except Asbury Plaza, do not have any public streets serving
the individual businesses within the commercial development. Asbury Plaza have a
public street, Plaza Drive. However, Plaza Drive will serve property outside of the
Asbury Plaza development and will eventually connect to Derby Grange Road to the
northwest.
City staff have concerns about the acceptance of the two proposed cul-de-sac streets in
the Sam's Club development. They would not have the same high priority as Asbury
Road or the Northwest Arterial in terms of snow and ice removal. Also, the proposed
Private Drives within existing Commercial Plazas
November 16, 2005
Page 2
cul-de-sacs on the north and south sides of the proposed Sam's Club development will
only serve a few other properties and will not be extended beyond the development
itself. Public streets are already provided in adjoining developments of Resurrection
Church or Harvest View Estates.
RECOMMENDATION
City staff recommends that the proposed cul-de-sac streets for the Sam's Club
development be constructed and maintained as private streets and not dedicated to or
accepted by the City.
KLKlmkr
Dt;~~E
~~~
MEMORANDUM
November 16, 2005
TO: Michael Van Milligen, City Manager
FROM: Laura Carstens, Planning Services Manager f!{!:rC/
SUBJECT: Parking Lot Landscaping Requirements for Sam's Club PUD
INTRODUCTION
Wal-Mart Stores, Inc. is proposing construction of a new Sam's Club at the northeast
corner of the Northwest Arterial and Asbury Road. As part of the PUD (Planned Unit
Development) Ordinance for the project, landscaped islands are required at the end of
parking rows as well as intermediate islands to break up long rows of parking that
exceed 20 spaces in length.
Wal-Mart Stores, Inc. is objecting to the requirement for intermediate islands because
the proposed Sam's Club is at the corporation's minimum parking ratio of 4.78 spaces
per 1,000 square feet of floor area. The City's Zoning Ordinance requires four spaces
per 1,000 square feet of floor area for retail businesses.
DISCUSSION
The draft PUD Ordinance for the Sam's Club project includes the requirement that
intermediate islands be placed in rows of parking spaces that exceed 20 spaces in
length. Recent commercial projects, such as Asbury Plaza and the Port of Dubuque,
have been required to install these types of islands to help soften the impact of large
paved areas. The Port of Dubuque Design Standards require landscaped islands at the
ends of rows and every 12th stall. The requirement for intermediate islands is not part of
the City's Zoning Ordinance; however, the PUD section of the Zoning Ordinance
indicates that conditions may be required to protect and promote the best interest of the
surrounding properties or the neighborhood. Planning staff believes that because of the
size and scale of the proposed project, intermediate islands are appropriate for this
project.
This issue was not raised at the Zoning Advisory Commission meeting on November 2,
2005, so staff has provided this memorandum to provide additional background on this
issue for the City Council meeting on November 21, 2005. If you have any questions or
require further information, please contact me at your earliest convenience.
KLKlmkr