Zoning 4310 Asbury Sam's Club
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Planning Services Department
City Hall
50 Wesl13th Street
Dubuque, Iowa 52001-4864
(563) 589-4210 office
(563) 589-4221 fax
(563) 690-6678 TDD
planning@cityofdubuque.org
www.cityofdubuque.org
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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
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D'G~~E
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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
DRezoning
]gplanned District
o Preliminary Plat
DMinor Final Plat
DText Amendment
DSimple Site Plan
DMinor Site Plan
o Major Site Plan
o Major Final Plat
DSimple Subdivision
DAnnexation
OTemporary Use Permit
DCertificate of Economic Non-Viability
DCertificate of Appropriateness
DOther:
Please tyoe or Drint leaiblv in Ink
Property owner(s): CJHO Pr'a p~~'h0
Address; !6"tJO De/hi s-f. Oty: Dvhl/fll~
Phone: 6'"~3. 5'>1. S1$6
State:~ Zip: S;'U!J~I
Fax Number; 6t:g, ~. '51;~
Applicant/Agent: AYe,. O~S~JI'I
Address: 14.f1~ S, f!u.yvill-<
Fax Number: d/S- 4f~'" ~/!) ~
Mobile/Cellular Number:
!Z<SOVyc.x:s I/J~ Phone:f!;/S7~. <.f3CX:J
,
Oty: (1,L)blt..fv4 State:!b......--- Zip: t,,1/0!>
Mobile/Cellular Number: at<" 7t15 ~u5"
Site location/address:
Existing zoning: A6
1"~/O A.wvry p.,t,
Proposed zoning: fVO Historic District:
landmark:
Legal Description (Sidwell parcel ID# or lot number/block number/subdivision): (0 /u 3S1 00 'j
1!0~~ etlf4&h-ut ~j tprfs
Total property (lot) area (square feet or acres): / fJ c, k
Describe proposal and reason necessary (attach a letter of explanation, if neeced): f.3V1lld '"
~~::~ ];'i14'<:-~Ak. e,(vb, ~11 ~~.,.'" fUt" +"'-'" ".AIm. WM~~
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CERTIFICATION: I/we, the undersigned, do hereby certify that:
1. The infonmation 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/~ ~)i.. dlAM.1I
FOR OFFICE USE ONLY - APPUCATION SUBMITTAL CHECKUST
Fee: 113,-0 Received by: ~ Date: lokzJ/5 Docket:
,
DSite/sketch plan 0 Conceptual Development Plan DPhoto DPlat
Dlmprovement plans DDesign review project description DFloor plan DOther:
Date:
Date:
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PLANNED DISTRICT STAFF REPORT
Zoning Agenda: November 2, 2005
Project Name: Sam's Club
Property Address: 4310 Asbury Road
Property Owner(s): aHa 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 aHa Properties. The aHa 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 - 4310 Asbury Road
Page 2
Staff Analysis:
Streets: Access to the development is proposed to be from Asbury Road and the
Northwest Arterial. The proposed single access to Asbury Road will be located
approximately 800 feet east of the Northwest Arterial. Right-in/right-out access is
proposed 1,000 feet north of Asbury Road and a connection is proposed to the
existing signalized intersection that serves Kohl's and the new Star Cinema theater
on the north side of the project.
Sidewalks: Sidewalks currently exist along Asbury Road. Any section of the
sidewalks damaged or removed as part of the construction of the proposed project
is required to be replaced to City standards.
Parking: Off-street parking will be provided on the site at a ratio of 4.72 spaces/
1,000 square feet of commercial space. This exceeds the City's parking
requirement for retail sales.
Lighting: New outdoor lighting will be required to be a 72-degree cutoff light fixture.
Signage: None proposed at this time.
Bulk Regulations: The proposed Sam's Club will be built in substantial compliance
with the attached conceptual plan.
Permeable Area ('Yo) & Location (Open Space): Approximately 80 percent of the
subject property will be covered by impermeable surface.
Landscaping/Screening: The submitted conceptual plan provides for landscaping
and screening adjacent to the Northwest Arterial as well as landscaping and
screening between the Resurrection Church property and the proposed
commercial development.
Phasing of development: None.
Impact of Request on:
Utilities: City water mains are located in Asbury Road and along the east side of
the Northwest Arterial. The proposed Sam's Club will be served by a connection
to the City's water main on Asbury Road and a future loop will be created when
the water main is tied into the 16" water main on the Northwest Arterial. Sanitary
sewer service for Sam's Club will come through an existing line that serves
Resurrection Church. The sanitary sewer service will be expanded from six-inch to
eight-inch pipe and be extended through the site to serve the existing commercial
lots along Asbury Road as well as future development of property owned by QHQ
Properties on the north side of the site.
"
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 IDOT 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.
Planned District Staff Report - 4310 Asbury Road
Page 4
The proposed development will also include a storm water detention basin on the south
side of the project immediately north of Asbury Road, which is the lowest point of the
development. Storm water management for this site will be reviewed in detail by City
Engineering staff as part of the submittal of the detailed site plan.
The proposed development encompasses a Sam's Club of approximately 135,000
square feet and a gas station/car wash located adjacent to the Northwest Arterial right-
of-way. There is existing commercially-zoned property along both Asbury Road and
north of the proposed Sam's Club. These parcels are currently zoned C-3 General
Commercial and are not part of this rezoning request. The submitted conceptual plan
does include providing access to existing commercially-zoned lots north and south of
the proposed Sam's Club. No additional curb cuts onto Asbury Road or the Northwest
Arterial would be necessary to serve these lots. The developer is proposing to dedicate
these roadways as public streets. City staff is concerned that these roadway's function
similar to an internal street system for a commercial plaza, and not as true public
streets that are part of the City's overall street network.
The proposed Sam's Club and gas station will create a total of 686 off-street parking
spaces. This submitted conceptual plan indicates that these parking spaces, both in
terms of their size and drive aisle, meets the City's minimum design standards for
parking lots. Lighting of the parking lot and buildings will be required to utilize cut-off
light fixtures to minimize the impact to adjacent properties.
The property included in this rezoning request is currently zoned C-3 General
Commercial. The parcel owned by QHQ Properties was rezoned in March 2004 and
the parcel owned by Kevin and Nancy Conlon was rezoned in June 2005 to their
current commercial classification. The Sam's Club proposal requires rezoning of the
property to a PUD classification. The City's Zoning Ordinance requires that department
stores over 60,000 square foot and regional shopping centers be rezoned to a PUD
classification. The Zoning Ordinance does not include a definition of a department
store. However, given the wide range of products and services offered by a Sam's Club
and the scale of the proposed building, Planning staff has determined that the intent of
the Ordinance language is to require such large commercial developments to be
approved under the PUD classification.
Planning staff recommends that the Zoning Advisory Commission review Section 3-5.5
of the Zoning Ordinance that establishes criteria for the review of PUD requests.
Prepared by:
Review~Date:~
" .
Prepared by: Laura Carstens. City Planner Address: 50 W. 13th St.. Ci~ 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 PUD 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. -05
Page 2
1. Building-related features: Building-related features are defined as all
constructed items which rise above the grade surface of the lot. These
include:
a. The primary building
b. All accessory or secondary buildings
c. All exterior storage areas
d. Exterior refuse collection areas
e. Exterior mechanical equipment
2. Vehicle-related features: Vehicle-related features are defined as all
areas used for the movement and parking of all vehicles within the lot.
These include:
a. Employee and visitor parking spaces
b. Driveways from the street right-of-way line to and from parking
spaces.
c. Loading spaces outside of the building
d. Maneuvering space and driveways to and from loading spaces.
e. Parking spaces for company-owned commercial vehicles.
f. Fire lanes
3. Open Space Features: Open space features are defined as those
exterior areas and developed features of the lot. These include:
a. Landscaped space containing lawn areas and plantings.
b. Paved, hard-surfaced pedestrian areas such as walkways, plazas,
entryways and courtyards.
c. Surface storm water detention areas not otherwise used for
building-related or vehicle-related purposes.
d. Open recreation areas and recreational trail.
e. Other non-building and non-vehicular related space.
B. Use Regulations
The following regulations shall apply to all land uses in the above-described
PUD District:
1. Principal permitted uses shall be limited to:
a. Retail sales/service [17]
b. Supermarket [17]
c. Indoor restaurant [20]
d. Drive-in/carry-out restaurant [28[
e. Gas station [18]
f. General offices [14]
. .
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. -05
Page 4
E. Landscaping Requirements
1. Plant Materials: The open space areas of the retail center shall be
planted with permanent lawn and ground covers, such as shrubs and
trees. It is the intent of these regulations that the development of
required open spaces shall reflect a high quality of environmental
design. The following provisions shall apply to the property:
a. Landscape plans are required as part of submittals for site plan
review. Landscape plans are to include type, number and size of
proposed plantings. As a minimum, the submitted landscape plan
should include the following:
1. Parking areas located adjacent to right-of-way shall be
screened with a combination of trees, shrubs or berms to
provide a landscape screening of 35% opacity and three feet
in height within three years of planting.
2. Landscape islands shall be provided at the end of parking
rows with intermediate islands provided for parking rows
exceeding 20 spaces.
3. An evergreen screen shall be planted along the east
property line adjacent to the Resurrection Church property.
In addition, a fence shall be installed along this same
property line similar to the existing fence along the east side
of the Resurrection Church property.
2. All exposed soil areas remaining after the construction of building and
vehicle-related features shall be planted with a permanent ground
cover to prevent erosion. The required landscaping shall be installed
within one year following completion of construction, or by the date that
a building is issued an occupancy certificate by the Building Services
Department of the City of Dubuque, whichever occurs first.
3. The owner shall replant any and all plant materials, which have died
due to any cause during the effective period of this PUD Ordinance.
F) Sign Regulations
1. The provisions of Section 4-3 (Sign Regulations) of the Zoning
Ordinance shall apply unless further regulated by this section.
Sam's Club:
"
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.
Page 6
-05
a.
That roadway improvements to Asbury Road and the Northwest
Arterial intersections, including platting and dedication of
adequate right-of-way and relocation of affected existing utilities
as shown on attached conceptual plan. The following
improvements are included:
. Asbury Road shall be configured to have two westbound
through lanes, a new right turn only lane serving the new
commercial development, and a new right turn only lane at the
intersection of the Northwest Arterial and Asbury Road.
. Signal and intersection design, construction and installation for
the proposed new access to Asbury Road, including
interconnection of the new signal to the existing signals at
Northwest Arterial/Asbury Road and Holliday Drive/Asbury
Road.
. Signal and intersection design and modification for the
proposed access to the Northwest Arterial and Plaza Drive
including any modifications to signal interconnect between the
Northwest Arterial/Plaza Drive intersection and the Northwest
Arterial/Asbury Road intersection.
. Intersection design and construction for the proposed right-
in/right out intersection with the Northwest Arterial located
1,000 feet north of the Northwest Arterial/Asbury Road
intersection.
b. Installation of sidewalks along Asbury Road right-of-way removed
or damaged during construction.
c. All off-site public improvements are subject to applicable City of
Dubuque and Iowa Department of Transportation review
procedures, standards, regulations and construction practices.
2. Off-site improvements to surrounding private property: Wal-Mart
Stores, Inc. shall be responsible for the design and construction costs
associated with the following:
a. Improvements to property owned by the Church of the
Resurrection:
. Upgrade the existing six-inch sanitary sewer line to eight-inch
along the same approximate alignment through the church
property.
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 QHQ 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 QHQ 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
QHQ's property to the north and south in a manner
acceptable to QHQ 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. -05
Page 8
. That sanitary sewer service shall be extended through the
Sam's Club Planned Unit Development District to serve
Chuck Nauman's property in a manner acceptable to the
property owner and the City of Dubuque.
. That grading of Chuck Nauman's property shall occur
concurrently with the grading of the Sam's Club Planned Unit
Development property to facilitate access and utility services.
3. Site Lighting:
a. Exterior illumination of the site features shall be limited to the
illumination of the following:
1. Parking areas, driveways and loading facilities.
2. Pedestrian walkway surfaces and entrances to the building.
3. Screened storage areas.
4. Building exterior.
b. Location and Design:
1. All exterior lighting fixtures shall be designed and installed to
shield lighting at angles above 72 degrees from vertical.
2. A lighting plan shall be included as part of the site plan
submittal that indicates types of lights used and ground light
pattern for lighting of building and parking-related features.
3. Fixtures mounted on a building shall be positioned no higher
than the roofline of the building.
4. Wooden utility-type poles are acceptable only for temporary
use during construction.
5. All electrical service lines to posts and fixtures shall be
underground or concealed inside the posts.
4. Exterior Trash Collection Areas:
a. The storage of trash and debris shall be limited to that produced
by the principal permitted use and accessory uses of the lot.
b. The ground area coverage of exterior trash collection areas shall
be the area contained inside the required screening and this area
shall be considered a building-related feature for purposes of
calculating total land area coverages.
.'
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 include 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.
Ordinance No. -05
Page 10
J. Recording
A copy of this ordinance shall be recorded at the expense of the property
owner(s) with the Dubuque County Recorder as a permanent record of the
, conditions accepted as part of this reclassification approval within 30 days
after the adoption of this ordinance. This ordinance shall be binding upon
the undersigned and his/her heirs, successors and assigns.
Section 3. The foregoing amendment has heretofore been reviewed by the Zoning
Advisory Commission of the City of Dubuque, Iowa.
Section 4. This ordinance shall take effect immediately upon publication, as
provided by law.
Passed, approved and adopted this
day of
2005.
Terrance M. Duggan, Mayor
Attest
Jeanne F. Schneider, City Clerk
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 - Prolect 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 sHe 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 Rood, 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)
Complete bv 2011 (Intermediate Horizonl
. High-turnover sit down restaurant (9,000 SF)
. Drive-in bank (3 drive-in lanes)
. Fast food with drive-through (4,000 SF)
. High-turnover sit down restaurant (7,000 SF)
. Specialty retail center (30,000 SF)
Part D - Existina and Proposed Roadwavs and Intersections
The existing local roadway network consists primarily of Northwest Arterial and Asbury
Road. Northwest Arterial is a four-lane arterial with a posted speed limit of 50 miles per hour
(MPH). Asbury Road is a two-lane collector, with a posted speed limit of 35 MPH. The
existing intersections affected by the development are the intersections of Northwest
Arterial with Asbury Road and with Plaza Drive, and the intersections of Asbury Road with
Holliday Drive and with John F. Kennedy Road.
Access to the site is proposed via a right-in, right-out access from Northwest Arterial.
at a location approximately 1000 feet north of Asbury Drive and approximately 1000 feet
south of Plaza Drive. Full access points are proposed at the existing intersection of
Northwest Arterial and Plaza Drive, and at a new intersection located on Asbury Road
approximately 850 feet east of Northwest Arterial.
Part E - Improvement Analvsis
Sianal Warrants lor Asburv Road and Proposed Entrance
Two-way STOP control analysis was completed on the proposed intersection of
Asbury Road and the Sam's Club entrance. The southbound left-turn movement would
operate at level-of-service (LOS) F with 2006 traffic, with a delay for that movement of157.5
seconds in the afternoon peak hour. Traffic signals are not warranted at this location in
2006 or 2011; however, the platooning created by traffic signals would aid traffic entering
and exiting Resurrection School. Further, coordination of traffic signals at the proposed
intersection with the existing traffic signals at Northwest Arterial and Asbury Road would
minimize the queuing between the intersections and assure that traffic does not back up
through either the proposed entrance or the existing Resurrection School entrance. It
should also be noted that, if Resurrection School connects their existing drive to the
proposed Sam's Club entrance (and closes the existing entrance), the additional traffic
would likely cause Condition B of Traffic Signal Warrant 1 to be met.
Intersection Levels-ol-Service and Needed Improvements
Based upon discussions with City of Dubuque Engineering staft. the req~ired LOS for
each movement in each horizon year is as follows:
. 2006 - LOS C
. 2011 - high LOS D
. 2026 - LOS E
Each system intersection was analyzed using the appropriate module of Highway
Capacity Software. Based upon analysis of the system intersections using Highway
2
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.
Asbury Road and Hollidav Drive
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 Asbury Road
o Increase eastbound left turn lane storage length from 100 feet to 530 feet.
o Increase westbound left turn lane storage length 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.
Asbury 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.
Asbury Road and Holliday Driye
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 Asbury 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.
Asbury Road and J.P. Kennedy Road
a Increase eastbound left turn lane storage length from 430 feet to 440 feet.
a Increase eastbound right turn lane storage length from 430 feet to 440 feet.
a Increase westbound left turn lane storage length from 410 feet to 455 feet.
a Increase westbound right turn lane storage length from 410 feet to 455 feet.
a Increase northbound left turn lane storage length from 290 feet to 325 feet.
a Increase northbound right turn lane storage length from 290 feet to 325 feet.
a Increase southbound left turn lane storage length from 225 feet to 245 feet.
2026 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
required for 2011 Existing (Base) Traffic.
Asbury Road and Holliday Drive
a No further improvements needed.
Northwest Arterial and Asbury Road
a Add 350-foot northbound dual left turn lanes.
a Add 345-foot southbound right turn lane.
a Increase westbound left turn lane storage length from 465 feet to 565 feet.
Northwest Arterial and Plaza Drive
a Increase northbound left turn lane storage length from 495 feet to 535 feet.
a Increase southbound right turn lane storage length from 600 feet to 655 feet.
Asbury Road and J.P. Kennedy Road
a Increase eastbound left turn lane storage length from 440 feet to 530 feet.
a Increase eastbound right turn lane storage length from 440 feet to 530 feet.
a Increase westbound left turn lane storage length from 455 feet to 590 feet.
a Increase westbound right turn lane storage length from 455 feet to 590 feet.
a Increase northbound left turn lane storage length from 325 feet to 430 feet.
a Increase northbound right turn lane storage length from 325 feet to 430 feet.
a Increase southbound left turn lane storage length from 245 feet to 335 feet.
IMPROVEMENTS NEEDED WITH DEVELOPMENT
2006 Total Traffic (with Development) Improvements Needed - These improvements are in
addition to those required for 2006 Existing (Base) Traffic.
Asbury Road and Holliday Drive
a Increase eastbound left turn lane storage length from 295 feet to 490 feet.
a Increase westbound left turn lane storage length from 300 feet to 375 feet.
Northwest Arterial and Asbury Road
a Increase northbound left turn lane storage length from 2BO feet to 305 feet.
A
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 150-foot exclusive left turn lane and shared
right-through lane.
Asbury Road and J.F. 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 frorn 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 frorn 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 frorn 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 frorn 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 frorn 290 feet to 360 feet.
s
I
o Increase northbound right turn lane storage length from 290 feet to 360 feet.
o Increase southbound left turn lane storage length from 225 feet to 290 feet.
Northwest Arterial and Proposed Riaht-In/Riaht-Out Entrance
o No further improvements needed.
Asbury Road and Proposed Entrance
o Increase westbound right turn lane storage length from 575 feet to 710 feet.
o Option: If two through lanes in each direction were constructed on Asbury
Road. the westbound right turn lane length could be reduced to 280 feet.
2026 Total Traffic (with Development) Improvements Needed -- These improvements are in
addition to what is required for 2011 Total Traffic.
Asbury Road and Hollidav Drive
o No further improvements needed.
Northwest Arterial and Asbury Road
o Increase westbound left turn lane storage length from 505 feet to 565 feet.
o Increase northbound dual left turn lane storage length from 280 feet to 350
feet.
Northwest Arterial and Plaza Drive
o Increase eastbound left turn lane storage length from 1 70 feet to 190 feet.
o Increase northbound left turn lane storage length from 505 feet to 610 feet.
o Increase southbound left turn lane storage length from 485 feet to 590 feet.
. Asbury Road and JF Kennedv Road
o Add one eastbound and one westbound through lane. The existing
eastbound and westbound right turn lanes could be eliminated.
Northwest Arterial and Proposed Riaht-In/Riaht-Out Entrance
o No further improvements needed.
Asbury Road and Proposed Entrance
o No further improvements needed.
c.
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4300 ASBURY ROAD
DUBUQUE, IOWA 52002-0497
September 26, 2005
IroJ ~ ~ ~ D \YJ ~ rm
UlJ SEP 2 7 2005 to
Mr. Kyle L Kritz, Associate Planner
City of Dubuque
Planning Services Department, C~y Hall
50 W. 13th Street
Dubuque, IA 52001
CITY OF DUBUQUE
PLANNING SERVICES DEPARTMENT
Dear Mr. Kritz:
Following our meeting with 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 vioo 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 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 w~h you about any of these matters if you have any questions or concerns.
I can be reached at 556-4092.
Sincerely,
'l;:~ =N) /.1kJi..-
"Vi~ .P.BIo-;;ker
Trustee
Church of the Resurrection
cc: Father Joseph Hauer, Pastor
Mr. Brian Kane
Mr. Michael Portzen
, .
cd? E.j.u't7.E.ction
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 w~h representatives from the
Church of the Resurrection regarding some potential traffic concerns, w~h the construction of Sam's Club
next to the church's property, This meeting was held on September 15, 2005,
We shared w~ the c~ 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 ~ would assist w~h some of the traffic concerns they had for Asbury
Road.
In my vis~ w~h you on August 31, 2005, in response to your request for a san~ 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 C~ of Dubuque requires that this connection must be
approved by the C~. The cost for any upgrades to the existing san~ 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
san~ 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
Rdel~ Bank and Trust, be used between Sam's Club and the Church property. This fence would be in
add~ion to any screening required by the ~ 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~ you about any of these matters if you have any questions or concerns.
I can be reached at 5564092.
Sincerely,
~1JI7/_~ I
~V{~I;l.Bj;;;;ke;'"
Trustee
Church of the Resurrection
cc: Father Joseph Hauer, Pastor
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