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Plat Tymber Hyrst Estates DEC. 19.2005 10:49AM THEISEN SUPPLY INC NO. 877 P. 2 Thomas & Sheri Henschel 995 June Dr. Dubuque, IA 52003 December 19,2005 Re: Manson Road Preliminary Plat - Timber Hyrst Subdivision At this time, we don't have access to city water to our farmhouse located in the City of Dubuque at 1887 Miller Road. This is due to the city water main only currently being run a short distance down Miller Road and far from ou{ farmhouse. The other neuest location of a water main in at the end of Hunters Ridge - on the other side of private property that is not accessible to us. We can deal with this situation at our farmhouse as it currently is, even though it isn't good. However, we are concerned as to the location of future utility lines as they are located in the Timber-Hyrst Subdivision. Even though we have an ae:reemant with NCR for ''right of way" and access to ou{ nronertv as it adioios their future devel(\nmen~ we need to go on record with the Council on this issue. We don't expect NCR or Marty McNamer to place all utilities immediately adj accnt to our property line; however we don't WlIIlt to make the sihlation worse than it is now, whereby we're "boxed" in at both ends. We request that a condition on this preliminary plat approval be that the developer will graDt us access to City aDd other utility services to our property-so that these semees aren't on the other side of a private pl:operty owner. Nothing needs to change on the current plat as presented for this to haPpen, only inslU"C that we can assess utilities through the end of their proposed cui-dc-sac, until further development places the utilities in a more desirable location for all parties involved. We believe this is within the authority of the City Council to require, and actually wOllld be a severe detriment to our property should the Council decline. Sincerely, ~ I ~..L( Thomas & Sheri Henschel THE CITY OF ~_ .<......... 'i <~ 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 ~~~ December 12, 2005 The Honorable Mayor and City Council Members City of Dubuque City Hall- 50 W. 13th Street Dubuque IA 52001 -,- Applicant: Location: Description: Marty McNamer, North Cascade Road Developers, LLC West End of Manson Road Preliminary Plat of Timber-Hyrst Estates Dear Mayor and City Council Members: The City of Dubuque Zoning Advisory Commission has reviewed the above-cited request. The application, staff report and related materials are attached for your review. Discussion The applicant spoke in favor of the request, reviewing the proposed 29-lot subdivision, including access through floodplain area, utility extensions, and request to waive 31-foot street width to allow a 27-foot street width and restrict parking to one side only. Staff reviewed surrounding zoning and land use, and noted the location of floodplain areas and regulations affecting development within floodplains. Staff reviewed the applicant's request to allow a 27-foot wide street, indicating that Planning and Fire Department staff are supportive provided parking is restricted to one side. There were no public comments. The Zoning Advisory Commission discussed the request, noting that Manson Road, which the new street will tie into, is also paved to a 27-foot width. The Commission reviewed lot layout relative to floodplain areas. The Commission agreed to allow a 27-foot wide street with a 50-foot right-of-way with parking restricted to one side only. Recommendation By a vote of 7 to 0, the Zoning Advisory Commission recommends that the City Council approve the request, waiving the 31-foot street width and allowing 27 feet of paving provided on-street parking is restricted to one side only. A simple majority vote is needed for the City Council to approve the request. Service People Integrity Responsibility Innovation Teamwork Preliminary Plat of Timber -Hyrst Estates December 12, 2005 Page 2 Respectfully submitted, A_!A~ ~ 0 ~L. Jeff Stiles, Chairperson Zoning Advisory Commission Attachments cc: Gus Psihoyos, City Engineer Dan Brown, Fire Chief D~~~E ~ck~ City of Dubuque Planning Services Department Dubuque, IA 52001-4864 Phone: 563-589-4210 Fax: 563-589-4221 PLANNING APPLICATION FORM DVariance o Conditional Use Permit o Appeal o Special Exception DLimited Setback Waiver DRezoning DPlanned District I:8:IPreliminary Plat OMinor Final Plat DText Amendment DSimple Site Plan OMinor Site Plan DMajor Site Plan OMajor Final Plat o Simple Subdivision DAnnexation o Temporary Use Permit OCertificate of Economic Non-Viability OCertificate of Appropriateness OOther: Please tvDe or Drint leaiblv in ink Property owner(s): North Cascade Road Develooers. L.L.c. Phone: Address: 5070 Wolff Road City: Dubuoue State:IA ZipS2002 Fax Number: Mobile/Cellular Number: _ Applicant! Agent: Marty McNamer Phone: 563-582-5762 Address: 5070 Wolff Road City: DubuQue State:IA Zip:52002 Fax Number: Mobile/Cellular Number: _ Site location/address: Manson Road Existing zoning: R-2 Proposed zoning: N/C Historic District: Landmark: Legal Description (Sidwell parcel ID# or lot number/block number/subdivision1501106002. 1502204002. 1502251001. 1502229003. 1502204003. and a Dart of 1502151005 Total property (lot) area (square feet or acres):64.5 acres Describe proposal and reason necessary (attacli a letter of explanation, if needed): Preliminarv Dlat for Timber-Hvrst Estates in the City of DubuQue CERTIFICATION: I/we, the undersigned, do hereby certify that: 1. The information submitted herein is true and correct to the best of my/our knowledge and upon submittal becomes public record; 2. Fees are not refundable and payment does not guarantee approval; and 3. All additional required written and graphic materials are attached. Property Owner( s): Applicant! Agent: L ~;> .-""7 ~,,-\.:s ~""-~ )J\.~ ) h0 Date: ~{511'<:l~ Date:~ FOR OFFICE USE ONLY - APPLICATION SUBMITTAL CHECKLIST Fee~ f:,qO.()t' Received by: -P:1~ Date: /O.31'oSDocket: o Site/sketch plan 0 Conceptual Development Plan oPhoto 0 Plat o Improvement plans 0 Design review project description 0 Floor plan 0 Other: ~1 ~ f 0- co E >- ... .- <]z c .- u .- > :Eo O...J Z...J i::: <Il ~ E <Il roa. z.Q o <Il ~iU ~o ro" ~~ 0:: 'E<Il ro" o ro =0 a.l/l a.ro <(0 c: o l/l c: ro ~ - o " c: W .... l/l <Il S c: o +'" ro ro o 0 .30:: - o ..... ro 0.. ~ ro c: l/l .- <Il E..... .- ro -..... <Il l/l Q:w ..... l/l c: .... 0>- .-I ....., a..... 'C <Il 0.0 l/l E <Il._ 01- " <Il :t:: ro 0.. <Il .0 o ..... ro <Il .... <( " <Il l/l o a. e 0.. FT2l Ll2J SUBDIVISION STAFF REPORT Zoning Agenda: December 7, 2005 Project Name: Preliminary Plat of Timber-Hyrst Estates Property Owner: North Cascade Road Developers, LLC Applicant: Marty McNamer Number of Lots: 29 Acreage in R.O.W: 4.24 acres Total Area: 64.51 acres In City: Yes In 2-Mile Area: N/A Flood Plain: Yes Density Allowed: 1/5,000 sq. ft. Commonly owned lots: None Sanitary Sewer: Yes Water: Yes Storm Sewer: Yes Existing Street Access: Yes Proposed Land Use: Residential Existing Land Use: Agricultural Adjacent Land Use: North - Residential East - Residential/Agricultural South - Residential/Agricultural West - Agricultural Proposed Zoning: R-2 Existing Zoning: R-2 Adjacent Zoning: North - R-1 East-AG/R-1 South - R-2/AG West - County Physical Characteristics: The subject property is characterized by wooded hillsides and areas of flood plain associated with Catfish Creek. Proposed Phasing: None. Previous Conditions of Zoning or Plats: None. Dedication of Open Space or Public Amenities: None. Proposed Streets and Grades: Street A - .75% to 12%. Recommended Motion: Motion to approve the preliminary plat of Timber-Hyrst Estates as it is in substantial compliance with City of Dubuque Subdivision Regulations, subject to waiving City public street standards to allow 27-foot wide street within a 50-foot right-of-way. Conformance with Comprehensive Plan: The 2002 Comprehensive Plan designates this area as a mixture of open space and rural residential development. This preliminary plat involves the Comprehensive Plan's Land Use Element: Goal 1.2, 1.5, 4.1, 4.4, and 7.2. Impact of Request on: Utilities: Existing utilities can be extended to serve the subject property. Subdivision Staff Report - Timber-Hyrst Estates Page 2 Traffic Patterns: Manson Road provides access to the site. A portion of the roadway and a new bridge was reconstructed in 2002. The roadway is classified as a residential street with 27 feet of paving. The proposed new roadway will serve 29 lots generating approximately 278 average daily trips, if all lots are developed with single-family homes. Public Services: Existing public services are adequate to serve the site. Environment Staff does not anticipate any adverse impact to the environment provided adequate erosion control is provided during all phases of development of the property~ Adjacent Properties: Adjacent properties will be primarily impacted through additional vehicle trips on Manson Road once the subject property is developed with new residences. CIP Investments: None proposed. Recommended Conditions on Plat: None. Staff Analysis: The preliminary plat of Timber-Hyrst Estates subdivides approximately 65 acres of property off Manson Road into 29 building lots. The subject property is zoned R-2 Two-Family Residential District and was rezoned in October 2005. The property is located between Manson and Miller Roads with the proposed public street connecting with Manson Road. The subject property is located between two branches of the Catfish Creek. The property will be accessed from Manson Road with a new bridge and roadway constructed through a portion of the Catfish Creek flood plain. Attached to this staff report is Exhibit A which illustrates the amount of flood plain in the subject area. No portion of the proposed 29 building lots, however, is located within the flood plain areas. There are four out lots designated on the preliminary plat as non-buildable that are within the flood plain areas of the Catfish Creek. The developer has been working with the Iowa Department of Natural Resources (IDNR) on the bridge design to span within the flood plain area. The design must not increase flood heights upstream of this development. Prior to grading and commencement of construction of the bridge and roadway, the Department of Natural Resources, Corps of Engineers and City of Dubuque approvals are necessary. A substantial amount of the engineering has been completed for the section of roadway and the new bridge within the floodplain area. This work has been done with continued involvement with the Department of Natural Resources staff. Planning staff does not anticipate any difficulty for the developer to receive the necessary approvals for the proposed roadway and bridge to be constructed within the flood plain for the Catfish Creek. Manson Road currently provides access to nine single-family homes and the Twin T Mobile Home Park. There are approximately 40 mobile homes in the park. Manson Road is classified as a residential street. A new bridge and approximately 2,000 feet of Manson Road was reconstructed in 2002. Manson Road is built to a 27 -foot wide paving width and Subdivision Staff Report - Timber-Hyrst Estates Page 3 no parking restrictions along the street. No traffic counts are available for Manson Road. However, Planning staff would estimate that based on nine single-family homes and 40 mobile homes, that approximately 278 average daily trips currently utilize Manson Road. The proposed subdivision, as platted, would effectively double that number to approximately 555 daily vehicle trips. The applicant is requesting that the City street standard of 31-foot of paving for a residential street be waived to allow a 27-foot street. The roadway still would be built within the standard 50-foot right-of-way thus providing a seven-foot parkway between the back of curb and four-foot sidewalk rather than the five-foot parkway typical in new residential subdivisions with 31-foot streets. As part of the request, the applicant indicated that parking could be restricted to one side of the street to maintain two thru-Ianes of travel. Typically, 31-foot residential streets allow parking on both sides and when there is a high demand for on-street parking, there are not two thru-Ianes available. The applicant believes that there will be adequate parking provided off the street because of the large building lots, and that the reduced street width will provide a more aesthetically pleasing streetscape with the wider parkways. Planning staff does not object to the 27-foot wide paving width provided that parking is restricted to one side only. In addition, the existing Manson Road is paved to a 27-footwidth with a 40-foot right-of-way. The Fire Marshal has also reviewed the proposed paving width of 27 -foot and does not object to the reduced width provided that parking is restricted to one side only. The City of Dubuque has had a policy of looking for a secondary access when a street exceeds 1,200 feet in length or serves more than 30-40 dwelling units. The proposed public street will be 3,600 feet in length. If the existing Manson Road is factored in, there would be a total length of 4,900 feet to a cross street (Old Mill Road). The total number of residences, though, would likely be 38 dwelling units. The applicant is also pursuing annexation and a future residential development that would, in the future, allow an access to North Cascade Road. This will provide an effective street network that wouldn't create a short cut but provide an appropriate level of access. The submitted preliminary plat of Timber-Hyrst Estates is in all other respects compliant with the City of Dubuque Subdivision Regulations and Planning staff would recommend the Zoning Advisory Commission recommend approval. Prepared by: Reviewed: A/jA Date: //-Z'7.oS gO 1&-01 90 Ga-n NOLLY;JrlddV ~NINNnd 'If.JJJJ'(IIllSD AJJ3 118L"9SS((9S)XVl =,111_"..... W,t"9SS{E9S) rool:S yt'iln!)flana 'il^Yyt~^'^-SNN::idSst' V.llOI ':mbflElfla JT1 SH3d01aA3a aVOH 30VJSVJ H!HON !V1d AHVNINI13Hd S:;lJ.V1S3 lSHAH H31IWlJ. \10-.,......, ._- , i g ..., z.b c;:) 4~ (.) ~ 'J'd 'SlIOAHA1IDS '1fl Sllt!tlNIDNt! 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