Plat Walnut Ridge Estates
4
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
THE CITY OF Cc -"'\
DUBuQuE
~~~
February 7,2006
The Honorable Mayor and City Council Members
City of Dubuque
City Hall- 50 W. 13th Street
Dubuque IA 52001
Applicant:
Location:
Description:
Lester Jennings
Cottingham Road, Dubuque County
Preliminary Plat of Walnut Ridge 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 submitted preliminary plat.
He requested that the proposed street be allowed to be paved 22 feet in width rather
than 26 feet as recommended in the staff report.
Staff reviewed the preliminary plat, noting that the property was in a secondary growth
area as established in the City's Fringe Area Guidelines. The requirements include
streets be built to the City's private street standards and easements be provided for
extension of future City utilities. Staff also noted that Lot 4 has no frontage and access
would be provided by an access easement. Staff recommended that either a 26-foot or
27 -foot wide roadway built to City standards be required.
There were no public comments.
The Zoning Advisory Commission discussed the request, noting that only five (5) lots
would be served by the proposed street and it would never be extended because of
ownership of the adjacent property is held by Dubuque Metropolitan Area Solid Waste
Agency so a 22-foot wide street is sufficient.
Recommendation
By a vote of 7 to 0, the Zoning Advisory Commission recommends that the City Council
approve the request subject to waiving lot frontage for Lot 4 and allowing a 22-foot
private street
Service
People
Integrity
Responsibility
Innovation
Teamwork
Preliminary Plat of Walnut Ridge Estates
February 7,2006
Page 2
A simple majority vote is needed for the City Council to approve the request.
Respectfully submitted,
J!.f6 *
Jeff Stiles, Chairperson
Zoning Advisory Commission
Attachments
cc: Gus Psihoyos, City Engineer
DU'B%&uE
~~-~
PLANNING APPLICATION FORM
City of Dubuque
Planning Services Department
DUbuque IA 52001-4864
Phone: 319-589-4210
Fax: 319-589-4221
Variance
Conditional Use Permit
_ Appeal
_ Special Exception
Limited Setback Waiver
_ Rezoning
Planned District
~ Preliminary Plat
Minor Final Plat
Text Amendment
_ Simple Site Plan
Minor Site Plan
_ Major Site Plan
_ Major Final Plat
_ Simple Subdivision
Annexation
_ Temporary Use Permit
_ Certificate of Appropriateness
_ Certificate of Economic Hardship
Other:
PLEASE TYPE OR PRINT LEGIBLY IN INK
Property Owner(s): Lester Jennings
Phone: 582-1626
Address: 11 142 Cottingham Rd.
City: Peosta
State: Iowa
Zip: 52068
Fax Number:
Mobiie/Cellular Number:
Applicant/Agent:
Phone:
Address:
City:
State:
Zip:
Fax Number: Mobile/Cellular Number:
Site location/address: 11142 Cottingham Rd.
Existing zoning: R-I (CounM Proposed zoning: na
Historic district:
Landmark:
Legal description (Sidwell ParcellD number or lot number/block number/subdivision): Lot 1-1-1 and Lot 2-1
both of the SEI/4 of the SWI/4 of Section 1. T.88N. R.IE. of the 5th P.M.. Dubuaue Countv. Iowa
Total property (lot) area (square feet or acres): 33.20 Acres
Number of lots: 8
Describe proposal and reason necessary (attach a letter of explanation, if needed): Residential Subdivision
CERTIFICATION: I/we, the undersigned, do hereby certify that:
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): ~ tf flc.... - E
Applicant/Agent: ~ __
1.
Date: //;~lo(;,
Date: . ,
Fee:4 Lh u. 0"
~ Site/sketch plan
_ Improvement plans
FOR OFFICE USE ONLY - APPLICATION SUBMITTAL HECKLlST
Received by: ~ Date: /0 of- Docket:
_ Floor plan Plat _ Conceptual development plan
_ Design review project description Photo Other:
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4
SUBDIVISION STAFF REPORT
Zoning Agenda: February 1, 2006
Project Name:
Preliminary Plat of Walnut Ridge Estates, Dubuque County, Iowa
Property Owner:
Lester Jennings
Applicant:
Thomas Larson/Buesing & Associates, Inc.
Number of Lots: 8
Acreage in R.O.W: 1.97acres
Total Area: 33.2 acres
In City: No
In 2-Mile Area: Yes
Flood Plain: No
Density Allowed: Minimum 1 acre
Commonly owned lots: None
Sanitary Sewer: Septic
Water: Well
Storm Sewer: No
Existing Street Access: Yes
Proposed Land Use: Residential
Proposed Zoning: NA
Existing Land Use: ResidentialNacanUAgricultural
Existing Zoning: R-1
Adjacent Land Use: North - VacanUWooded Adjacent Zoning: North - R-1
East - VacanUWooded/Agricultural East - R-1
South - VacanUResidential South - R-1
West - VacanUResidential West - R-1
Physical Characteristics: The subject property is an approximately 33-acre parcel with
approximately 1,400 feet of frontage along Cottingham Road. The subject parcel is
relatively level along the Cottingham Road frontage, but drops steeply to the east
toward a wooded drainage. There is an existing single-family home in the center of the
subject property.
Proposed Phasing: None.
Previous Conditions of Zoning or Plats: None.
Dedication of Open Space or Public Amenities: None.
Proposed Streets and Grades: Estate Ridge Lane is approximately 700 feet long with a
66-foot wide right-of-way and 22 feet of pavement with no curb or gutter. East Ridge
Lane has direct access to Cottingham Road.
..
Subdivision Staff Report - Walnut Ridge Estates Preliminary Plat
Page 2
Conformance with Comprehensive Plan: This City of Dubuque Comprehensive Plan
does not make recommendations for this area.
Impact of Request on:
Utilities: City water or sewer cannot currently serVe the proposed subdivision. The
proposed lots will be served by private septic and well water as per County
standards.
Traffic Patterns: Primary access to the subdivision will be from the proposed
Estate Ridge Lane and one lot will be served from a private easement from
Cottingham Road approximately 200 feet north of Estate Ridge Lane. There is an
existing easement from Cottingham Road across Lot 8 to access an existing house
that is not part of the proposed subdivision. This easement is approximately 300
feet south of Estate Ridge Lane. Cottingham Road is a County-maintained road
with a 66-foot wide easement.
Public Services: County 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 subdivision.
Adjacent Properties: Adjacent properties will be impacted by a slight increase in the
number of vehicle trips along Cottingham Road. The subdivision consists of eight
approximately five-acre lots, which will create a rural density residential subdivision.
The location of these residences relative to adjacent properties should have very
limited impact on these properties.
Recommended Conditions on Plat:
1. That the private roadway be built to City private street standards with either 26-foot
wide paving or 27-foot wide paving with curb and gutter.
2, That adequate utility easements be provided to facilitate extension of City water
and sewer services to this subdivision in the future.
Staff Analysis: The submitted preliminary plat of Walnut Ridge Estates is located in
Dubuque County within two miles of the City of Dubuque corporate limits. This area
has been designated as a secondary growth area in the City of Dubuque and Dubuque
County Fringe Area Agreement.
Subdivision Staff Report - Walnut Ridge Estates Preliminary Plat
Page 2
The submitted preliminary plat provides for the subdivision of approximately 33 acres of
property into eight lots. Lots 1, 2, 4, 5, 6, 7 and 8 are currently undeveloped, and Lot 3
accommodates an existing house and barn. Lots 1, 2, 7 and 8 have frontage along
Cottingham Road. Lots 1, 3, 5, 6 and 7 have frontage along the proposed Estate Ridge
Lane, which is an approximately 700-feet long, has a 66-foot wide right-of-way and 22
feet of pavement and terminates in a cul-de-sac. Lot 4 is the only lot in the subdivision
with no frontage on a public or private street. Lot 4 will be served by a proposed 30-foot
wide access easement from Cottingham Road along the boundary of Lots 2 and 3.
There is an existing driveway along approximately 400 feet of the 650-foot access
easement to Lot 4.
There is an approximately 650-foot access easement along Lot 8 to serve an existing
house that sits southeast of the proposed subdivision.
The entire subdivision slopes from its high point along Cottingham Road to the low point
along the eastern part of the subdivision into the Catfish Creek drainage basin. There
are no provisions for storm water detention in this large lot subdivision. Subdivisions
with lots this size typically do not require storm water detention facilities. All lots, except
for Lot 3, average approximately 4.5 to 5 acres. All lots will be served by private water
and septic.
Planning staff is recommending that the proposed private street be built to City private
street standards with either 26-foot wide pavement with no curb and gutter, or 27 -foot
wide pavement with curb and gutter. Planning staff is also recommending that, as part
of the final plat, adequate utility easements be provided to facilitate future extension of
City water and sewer service to this subdivision. The City of Dubuque has no
immediate plans to annex this area; however, the subdivision may be able to be served
with City utilities, and the easements will significantly reduce the process of connecting
these parcels to the City utility system in the future.
Lot 4 has no frontage on a public or private street. Staff recommends that the
Commission waive Section 42-19 (b) for lot frontage. Other than pavement width and
frontage along Lot 4, the proposed Walnut Ridge Estates subdivision is in substantial
compliance with City of Dubuque Subdivision Regulations.
P,ep"e' by' ~"'''''''''''1' .e,'ewe,";! 1 1'-= D"e /. Z4.0b
PREPAREDllY, BUESING 4< ASSOClATES
AODRESS 1212l0CUSTSTllEn DUBUOUE IOWA 52001
PREUMINARY PLAT
or WAlNUT RIDGE ESTAlES
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NOTES
1. All. IllEASIJREioIENTS ARE 1~ FEn AND DECl..",LS Tl-tEREOF.
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I(ENNETH L. BUESI~G (D",1tJ
UC[NSENUloISOl, I02n
illY UCENSC RENEW",l DATE IS otCEIllBCIl 31, 2006
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