The URL can be used to link to this page

Zoning - N. Cascade Rd., McNamer - NCR, Planning Services Department CityHali 50 West 13th Street Dubuque, Iowa 52001-4864 (563) 589-4210 office (563) 589-4221 fax (563) 690-6678 TDD planning@cityofdubuque.org TH~C1~~,,~~~=~~__,_ [)UBU(IUE ~~~ April 25, 2006 The Honorable Mayor and City Council Members City of Dubuque City Hall - 50 W. 13th Street Dubuque IA 52001 RE: Applicant: Location: Description: Rezoning Martin McNamer, NCR Developers, Inc. South of North Cascade Road, Dubuque County To rezone subject property from County A1 Agricultural/R2 Single-Family Residential District to City R-3 Moderate Density Multi-Family Residential District in conjunction with annexation to the City of Dubuque. 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, Martin McNamer, spoke in favor of the request to rezone 180 acres to R- 3 in conjunction with an annexation. He displayed a map and discussed the subdivision configuration, site topography, and site layout, including provisions for single, multi- family and possible senior citizen or assisted living residential development. He said that R-3 offers the flexibility necessary to do single-family, duplexes or manor homes. He discussed utilizing the floodplain area on the site as a potential park and recreational area. Mr. McNamer said that he is exploring the possibility of creating a 27 -acre retirement community that would require future rezoning to a PUD. He stated that North Cascade Road is a problem, and that he has requested that the City upgrade the roadway to City street standards within three years. Mr. McNamer said that the City had anticipated road improvements in the next six years, timing the street improvements with the development. He said that development on the fringe will prompt the City to undertake the improvements necessary to improve traffic safety and flow on the roadway. He said he will not develop the property without the improvements in place. Mr. McNamer asked that the Commission include strong language urging the City Council to improve North Cascade Road to City standards from its intersection with Fremont Avenue all the way to its intersection with Edval Lane. Staff Member Kritz reviewed the staff report, noting that this request is a rezoning that in conjunction with the annexation. He noted that area residents had expressed concerns with the proposed land use and the existing roadway. He said that much of Mr. McNamer's development lies well below the grade of the roadway and, therefore, the Service People Integrity Responsibility Innovation Teamwork NCR Developers Rezoning Page 2 adjacent residences would be located above and to the northwest of the development. He stated that Mr. McNamer is not bound by the concept plan he had discussed. Staff Member Kritz also discussed demographic changes and the consequent change in housing demand from primarily large lot single-family to smaller lot, multi-family residences for empty nesters and retirees. He stated that the County currently has no plans for improvement of North Cascade Road, which carries less traffic relative to other County roads coming into the city. He said that the timing of the roadway improvements is the prerogative of the City Council. He said that the Engineering Department had reviewed traffic safety issues. There were several public comments, including concerns with the intersection of the subdivision access to North Cascade Road that has no shoulders, a steep grade and sharp curves; concerns with the density of the development and its impact on traffic safety; road improvements would not be guaranteed if the development was undertaken; concerns with North Cascade Road traffic volume and safety and that the bridge currently is too narrow to accommodate additional traffic. Commissioners asked Mr. McNamer about R-3 Multi-Family Residential versus R-2 Two-Family Residential zoning, stating concerns with density. Mr. McNamer said that it would not be easy to come back for future rezonings from R-2 to R-3. The Zoning Advisory Commission discussed the request, noting that if the area were fully developed as R-3 properties, it may be too dense. Commissioners discussed engineering of the roadway, and expressed concerns with a blanket R-3 zoning and the Commission's need to see a more detailed zoning scheme. Commissioners discussed the development and the annexation agreement between Mr. McNamer and the City. Recommendation By a vote of 6 to 0, the Zoning Advisory Commission recommends that the City Council approve the request with the condition that the entire area be zoned to R-2. A simple majority vote is needed for the City Council to approve the request with R-2 zoning as recommended by the Commission. A super majority vote is needed for the City Council to approve the request with R-3 zoning as originally requested by the applicant. Respectfully submitted, ~~~~ Jeff Stiles, Chairperson Zoning Advisory Commission F:\USERSlKmunson\WPlCouncil\rncnamer rezoning cc.ltr.doc OO~~E ~~~ 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 o Limited Setback Waiver ~ezoning o Planned District DPreliminary Plat o Minor Final Plat OText Amendment DSimple Site Plan DMinor Site Plan o Major Site Plan o Major Final Plat DSimple Subdivision DAnnexation DTemporary Use Permit DCertificate of Economic Non-Viability DCertificate of Appropriateness DOther: Please tvoe or Drint leaibly in ink Property owner(s): ~ C. R... ""tR....l.ll..l.o ~ ~ k...... Phone: ;::;la3 S8 ~-=> "1 Cp 2....- Address: ;::;~ '1 c:::,. ~\~ ~ Oty~~ State:<:lA- Zip: ~~L Fax Number: 51.&.3> 5 ~ ;:). ~R~ Mobile/Cellular Number: 5<c3 59'\:::, ~)'7 3 Applicant/Agent: M"'-~ Mc...~~1l..- Phone: ~c..3 J:;'5 '7/ '1/2- Address: -' ~?;~ ~Ni';' C. ~. Oty:'1'::>lScs-.. State:':tA Zip: 5z..c>~.3 Fax Number: . CSl... '3 5 ~ 2. ~ 'j ~"\ Mobile/Cellular Number: 5<"'"3 'S q~ -::l.. \ '13 Site location/address: ~. t:>-t- ~'l:.~ ~~UDL ~. Existing zoning: (0.....+.. Proposed zoning: 12.- b Historic District: . J/ /,4 Landmark: # / A , . Legal Description (Sidwell parcel ID# or lot number/block number/subdivision): J ~..,., "2. t:>.~,-l.. .JGt:.:~"2..~-",,:S") I~D2.1.S1 ~S-. 15~::l.2.!5{ ~<:::." I Total property (lot) area (square feet or acres): _18\ .'1 A~~c.S Describe proposal and reason necessary (attad1 a letter of explanation, if needed): _\~?_~I..., \,.I\b ~ ('...N~\oAA_+ ~\-\...... 4~....-j.."'" ~ +k... Ct'+, ~ J)~~ \ , CERTIACATION: I/we, the undersigned, do hereby certify that: 1. The infomnation 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: _ k ~/ ~ Date: 2( 2.'!.!t:.\. Date:~ FOR OFFICE U~L~ rTION SUBMITTAL CHECKUST Fee: - Received by: - Date: ~h Z(o' Docket: DSite/sketch plan DConceptual Development Plan Dphoto Dlmprovement plans DDesign review project desaiption DAoor plan DPlat DOther: -~. February G.-:::> ,2006 Mayor Roy Buol and the Dubuque City Council City Hall . 13th and Central Dubuque, IA 52001 Re: Request for Voluntary Annexation to City of Dubuque Dear Mayor Buol and Dubuque City Council: We, North Cascade Road Developers, L.L.C., and American Trust & Savings Bank, Trustee of the Mildred L. Henschel Trust Agreement Dated August 22, 2005, hereby request that the following described real estate be annexed into the City of Dubuque, subject to pre-development agreement between North Cascade Road Developers, L.L.c. and the City of Dubuque: Approx. LelZaI Description Parcel No. Acreage Lot 4 of the NE 114 of Section 3, Township 88 North, Range 2 East of the 5th P.M., according to the United States Government Survey and the recorded plats thereof 1503200006 46.7 Lot 6 of the NE 114 of Section 3, Township 88 North, Range 2 East of the 5th P.M., according to the United States Government Survey and the recorded plats thereof 1503200005 80.0 Lot 2 of Henschel-McNamer Place, Plat #2, in the City of Dubuque, and Dubuque County, Iowa, according to the recorded plat thereof, except that portion which is a part of the City of Dubuque 1502151005 1502251002 55.0 Attached is a map showing the property to be annexed outlined in red. Respectfully submitted, NORTH CASCADE ROAD DEVELOPERS, L.L.c. By ~c-~ . Martin 1. McNamer, Secretary and Treasurer AMERICAN TRUST & SAVINGS BANK, Trustee ~J ~ r a::: u z Q) "'C ro u UJ ro U ..r::.>- tc o :J ZO _u o Q) ..r::.:J .....0- :J :J 0.0 (/):J o g C :.tJ"'O ro ro u 0 .3 a::: .... Q) E ro Z u ~ C 'Eo ro C ~~ ';"';Q) Co. ro 0 .2 Q) a.> 0.Q) <{a Co caO) :E c: .- ~c: ~O c: N .- Q) .~~ > <::1 z __.2 ..r::. :=: ~ t> 0> :J"i:: >.::> ~1ii c ..... :J.- E 0 Uuo :.;:::: Q).- ro u Eo,rolT c :J <t: .. +:: .2. UJ C:J C Q)~Q)~0 c......:g u o>-UJ>-c N C Q) :!: .- ~:Jlf~t> o .= Q) .r: oU.- 0..... I- E Q) .!!l Ero.....O . . LL ro CelL-roC .9 - Q) Q):.;:::: 0 15.. >- 0l"'C C::.;:::: ._ t C 0 Q) ro t; ~U5 ~:g ~ l30N'?l3C o Cia::: a::: a::: 16 [TIT] lli2lJ "'C Q) c o N Q) c:: Q) ..c o - "'C Q) - '" Q) :J 0- Q) c:: ltl Q) ... <( ICIZ=-:lI_=:lQ i " i ii . . .==-:1_=.... Cl .s c o N >- - u '" .'!: .5 >- .'!: () 1""''''To-~ i .~ ~~~-- :,::',~::::::':~ \\1.. \) ~ . ~~~""""~",,-.~.~",-.~""'."--~"!'".~-"""'=~"""""'" ~--~,:;.....,. '<., ~-"' tJ v"''''"......,.,..,,/" Jl" ~.. iI" " 1 :'fi!---,"",,'''-'-'''=i:.;..;Jti ~o~~ \1 -~.;6W~a.m~.,_:':~ ~.,:.~:~::'~.::'".. ci " w o <( () <( () z ....... ......... ..0 ..... '" ~ ,~ >~~ll~J i:'" t t ':~ r <D 01 <0 "'I '" o Ol c 0" o lij ~ ~ .. E '" c o E S. '" :!!i C. K P REZONING STAFF REPORT Zoning Agenda: April 5, 2006 Property Address: South of North Cascade Road Property Owner: NCR Developers, Inc. Applicant: Martin McNamer Proposed Land Use: Residential Proposed Zoning: R-3 Existing Land Use: Vacant Existing Zoning: County A-1 Agricultural/ R-2 Single-Family Residential Adjacent Land Use: North - Vacant East - Vacant South - Agricultural West - Agricultural Adjacent Zoning: North - A-1 Agricultural East - County R-2/C-1 Conservancy South - County A-1/C-1 West - County A-1 Former Zoning: 1934 - N/A; 1975 - N/A 1985 - A-1/R-2/C-1 Total Area: 181.59 acres Property History: The subject property has been primarily used for agricultural purposes since it's been cleared of trees. Physical Characteristics: The subject property is characterized asa rolling topography with wooded ravines and hillside on the north end of the property. Concurrence with Comprehensive Plan: The subject request is consistent with the Comprehensive Plan's Land Use Element: Goals 1.2, 1.5,6.3,7.3,9.2,9.3,9.5,10.2, 10.4, and 10.6. Impact of Request on: Utilities: Existing City utilities can be extended to serve the subject property. Traffic Patterns/Counts: The subject property will be developed as a residential subdivision with access to North Cascade Road and Manson Road. Based on 2001 lOOT Traffic Counts for Dubuque County, North Cascade Road carries approximately 1,100 average daily trips. Public Services: Existing public services are adequate to serve the new area. Environment: Staff does not anticipate any adverse impact to the environment provided adequate erosion control is provided during all phases of development, Rezoning Staff Report. South of North Cascade Road Page 2 and that adequate storm water control is provided as per City ordinance and policies. Adjacent Properties: The impact to adjacent properties will mostly be through increased volume of traffic on North Cascade Road and Manson Road and an increase in the ambient light level. CIP Investments: The City intends to place the reconstruction of a portion of North Cascade Road west of Catfish Creek in its Five Year Capital Improvement Program. It is the intent of the City to perform the work subject to availability of funds within six years. Staff Analysis: NCR Developers, Inc. is requesting rezoning of approximately 181.59 acres from County A-1 Agricultural/R-2 Single-Family Residential District to City R-3 Moderate Density Multi-Family Residential District in conjunction with annexation of the property to the City of Dubuque. The subject property lies south of North Cascade Road and west of Manson Road. The subject property would be served by an extension of the public street to be built as part of Timber-Hyrst Estates Subdivision, currently within the City of Dubuque corporate limits, and a future access to North Cascade Road through a portion of the Valentine annexation property. The Zoning Advisory Commission and City Council will again be reviewing this property as part of submittal of preliminary and final subdivision plats. The applicant is requesting rezoning to R-3 Moderate Density Multi-Family Residential to provide flexibility in laying out the 181.59 acres for residential development. The applicant is anticipating developing the property with a mixture of housing styles, including single-family detached houses and townhouses. In addition, the developer anticipates that housing will be offered in a range of prices that will vary in terms of lot size and frontage. The subject property lies approximately 1,000 feet north of the proposed alignment of the Southwest Arterial. The development of the subject property will not conflict with construction of the Southwest Arterial. The City of Dubuque plans to reconstruct a portion of North Cascade Road that lies west of the Catfish Creek heading up the hill toward EdVal Lane, specifically, the two curves that were identified as being a concern from a safety standpoint. It is the intent of the City to list this improvement in its Five Year Capital Improvement Program subject to availability of funds. The City anticipates that the work would be done within six years. The City feels this timeframe is adequate as there is no specific timeframe for development of the Valentine property and while the NCR Development, Inc. does plan to move forward with development of their property, the development of the property will take several years and traffic volumes will remain relatively low in the early years of development. Rezoning Staff Report - South of North Cascade Road Page 3 Planning staff recommends that the Zoning Advisory Commission review Section 6-1.1 of the Zoning Ordinance which establishes criteria for rezoning requests, and if the Commission chooses to recommend approval, the approval be subject to annexation of the property to the City of Dubuque. Prepared by: ~ I! r ~eviewed: JJ//J. Date: 3.2e.~ Prepared by: Laura Carstens Citv Planner Address: Citv Hall 50 W. 13th St Telephone: 589-4210 Return to: Jeanne Schneider. Citv Clerk Address: Citv Hall- 50 W. 13"' St Telephone: 589-4121 ORDINANCE NO. -06 AN ORDINANCE AMENDING APPENDIX A (THE ZONING ORDINANCE) OF THE CITY OF DUBUQUE CODE OF ORDINANCES BY RECLASSIFYING HEREINAFTER DESCRIBED PROPERTY LOCATED SOUTH OF NORTH CASCADE ROAD FROM DUBUQUE COUNTY A-1 AGRICULTURAL AND R-2 SINGLE-FAMILY RESIDENTIAL DISTRICT TO CITY OF DUBUQUE R-3 MODERATE DENSITY MULTI-FAMILY RESIDENTIAL DISTRICT CONCURRENT WITH ANNEXATION. Whereas, NCR Developers, Inc., property owner, have requested rezoning concurrent with annexation to the City of Dubuque in accordance with Section 2-3 of Appendix A (Zoning Ordinance) of the City of Dubuque Code of Ordinances; and Whereas, this request has been found to be consistent with the Comprehensive Plan and the Future Land Use Map of the Comprehensive Plan. 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 Dubuque County A-1 Agricultural and R-2 Single-Family Residential District to City of Dubuque R-3 Moderate Density Multi-Family Residential District; to wit: Lot 4 of the NE 11.. of Section 3, Township 88 North, Range 2 East of the 5th P.M., according to the United States Government Survey and the recorded plats thereof; Lot 6 of the NE 11.. of Section 3, Township 88 North, Range 2 East of the 5th P.M., according to the United States Government survey and the recorded plats thereof; Lot 2 of Henschel-McNamer Place, Plat #2, in the City of Dubuque, and Dubuque County, Iowa, according to the recorded plat thereof, except that portion which is part of the City of Dubuque. Section 2. The foregoing amendment has heretofore been reviewed by the Zoning Advisory Commission of the City of Dubuque, Iowa. Section 3. This ordinance shall take effect immediately upon publication, as provided by law, and at such time that the herein described property is legally annexed into the City of Dubuque, Iowa. Passed, approved and adopted this day of 2006. Roy D. Buol, Mayor Attest: Jeanne F. Schneider, City Clerk To the Zoning Advisory Commission, This is a letter of concern on the already heavy traffic at North Cascade Rd.and Fremont. I am never opposed to progress & development, but it cannot come at the risk of public safety. I have talked to city,county, staff and Marty McNamer about the increase in traffic this would generate. I live at the bottom of North Cascade Rd. and have witnessed many accidents on just a short stretch of road. This is in all seasons, but more in bad weather. I think at some point we need to look at the roads that service these new development's first. If they are not adequate, limit the development until the necessary road improvements are made to accommodate the extra traffic. The traffic that this development would generate upon completion, would increase the count by 300%. North Cascade Rd. and the intersection at Fremont are not designed at this time for this type of traffic. Put public safety first, limit the density of the developments until road improvements are made. Thank You 911#~ Jeff Arensdorf ~ 0 N N '" ~ W ~u.. :> C Cl Cl ;;: " -~ . . ;; 0 ~ c .. . ~ j E ~ .c ~ w 1 l Iii c[ a! ;i! C.!! ~ '& E cc: :e ~ ~ Q, 1: ... .. e E ~ ~ &. 'r;: ~@..:!lIIi~z ~ OS~I-:~::.2 u Z Z Z ..J ... IN!: _ IIIOiii"~sw i O~!:~:i!iiia~1- W t:. c:c C t!) III III III VI ... A. D. 0 Q ~QQOlafi1fi1d~ UI III III 1M III III III 0 ~c;c;0222~D. ~a.~ao020f o 2 IIII! IIII! CIIl I: a. 01' : D~iil. x a e ~ w .. i!! ! ill s ::> ~ z o t w z z o ~ u ~ a Ji m - .. z i!! o , B = III ~ ~ !: ...... A. :E - III =e ~ ~ z _ 8 Z III == ~ 0 Z :! .. - ~ gi~~5 \ ~ u In ~ u:,:\ 1:5 Z 01: ';;'\ =a8fu',~ · x l I I : i ~ I I i g ,~~ 3'0 z o :l;. ~ ,. -~ . . ;; 0 .5 c .. . ::> e . .. ~ i a ~ .. z w a ~ .. .. :!i Z o ., in :; ::I a::> 4 ~ .. 0 ~ d ~ ~ o .. f ~ ~ ~ => w ~ WoO iiw ~~ z w \ ~ d \ , '."".. f: ',,',. . ';;; ',-- ~, "I, _f,:;'''''' " Z Z .. .. in in ~ 9 0 w t; ~ ~ .. w ~ ~ 0 ~ .. 0 0 ~ ~ ~ .. .. Z . w ! ~ i:i ~ a a. III ;; fa fa w ~ ~ t 0 2 ~ .. 0 .... 2 IX ~ ~ \ "t,j, _ < _ ',~?~~- ~ .:~>~t. 'Y".:.,::'L,,,,~,' ,. .." '.': ~, ,."..:~:t...?- ~ '.., ~, ::':'~~;~~J~::~~i_ ,,~,~:;""'~~' "'~'~'rlJ;!1f.4';l' ,gi!+,~~ij '/"'" '~J '._ \ \ 5~ 0'" M. . ~ ..- o '" ". Ow ..0 0", 00 0'" ~ ;"..0 U"'tI '8- ~.2 .c . 0.> c . ~a c . - . o > J:.,. .. C ~~ ~ U G1.:!: ~<< ~""':N \ 1,' . ~.~~~ ~.: ': .~. ~.: ,\. ,;~il/~""'" '.. \\,f\:.'\, -,' ~'". .>:?>\, / .~~- ~. f- ~\,\ ... 'lo\ ~" -~';. ., o ., ,. '. -',', .f' :f 'l! {;; ~ ffl~ ~ ~"' w ~o ill ~ ~ ' (/. '~,"c.:i: ...'.!..J,"t;: . ~..v" 'd '::':(::J.. ~>-j, 1 :f(~.!..' ,~.../' ~~,.;> ~;, .':~.f. ". '; \"'..h \ 'i"r." 1\\ c )., /'2\, .' ,. \.' '}, ~... ' , 'f'" .1 . , of}: , ...:..<&-' . ". '., ..'i. " ~ 9 , ',. , .ii~f;;~' ~ ~ ~ '..,~,. .j, '< ~t:b 1..' 'I~'",' ~ ..",-~ """e, J> 'f !,~ ' .'" ,'li.;: r~~ .""':--... :::: \ ,', " ~ dt.. K.. -.:.; 1i " "";: . \ ~ ~ '( , . i/ .~; i- .hi.,"', , k '" I .ff' '. ~;;J' "'.'Y '-:>-.'.l. .....:,-. ~:~ ~iQ Zw :~ ,~ 1~t",~::; ~.;, , . ~:i; . , '~~fi~ !,}''''~a.; :; Ii ~:;.j1; <>...- / ""~~oIr.) ""'d~~ ~. ,'- , .",r~: ~ 'k ;-J-;: , . ~' ,.:".-" '~, ., ( >' >/ ~'/ /::-:( /,/ , ~\. \ , ! r"~ ,'tf ~, ,.~"..";, . . ..~~. ~""" , i~}";""~~L.. '.;...~,;:.., ". ,': ";~~"''''' .."~,, '~I!!< ",~ .;~:.:~;: ., , /' ':" \ (':'\.":If, . '~'~~:\:',l. ~ ,~J1' \~ )-., .- o' . ','" ~~' \;tkJ,.', ~.:;-j:;:~,:,[" .."".~:-~ z 4'to:. ~. ),!':' CI ,,1.\ ,,\jl 'r-Il .~ i., ii'{l, "';' ~~~. \ ~. :':\ , , \ -....\ ~ \ }Jtr ("" j~' " -.!. ~ . ; "i, . ,,~,/ i ' ~'~~ '.~y I t 4.QO; ." .i:::....:.",....,.,. '.1 if \ ' \"l ~, - ",ii, ".. :,,,1J;,.., '.' '\'!1'" ,.". ." h..;., ' '. ',.,/ ,; / \'f,;';"'ir'ir- \ ","':.-;> '-'':', " ., ;.,\. I j'"", "~, ...~~""t,\(. . .\' ". :' :,~ , "t' '. "".'~...' '.'~..,. \. " "cli!"""""~,.,, ' \ ,... + ,,' " ", ~~ '.;, ~ ,,,.'I,i!tI.,y:y"';' . c"" {'..,.:\...., , . ',va", \~.. '."'f"'.l ". -- -:,. ':'~ -"',. ,,,,,.\. , " .;.1 ~:'." . \ii?'~~i;1:;'.'.';\,',<', .>",." "'z\L, ,Jl<lt ?r-. ". .~, ....~.~..};'.\ ~o' .(>,~~ '''", } \ /.>~;."...",...,;:i;~\:,::~ ::i ";".': ~,<d~ I \: ;.(',!,;I:";, ."r;~,'::." -.:;.......,.1..~i:,..-,( .\~...,. ~ ,-<-',...t<".. 'f<,-. i ' .' ~rtI:" I- 'f"-'O{ 'h.,> ;:'<-;" "- .,.,.t.:ct"..,'t-... \ "., A " I ~1{, \: ::t. ,,\'if~., ";, t. .~.' . :':Iii~.'\~'.. ;''''. '/J;:}"::. '..,;. i'5~.1,' ..;.' .... .'. ,.. "..'-''''., >~ w .;,.?,..., .....,.,'t.; ',' /, .., _._ "=> if .~;""'::2'!;.. "''';'';~''~~<;' " ';~. , u. .,,"..;>:... ., '.".. w.." ~ ,.~".,,,.< ',. "" .. '.' ., /.~.. s...... . w '''": ':"'. ;";"'.:':'. '~';."~!Iil~" ~ .,.",. ....."",......,"""'" \ ...,~ ~ .j" .,~~j~;~.." ;:~~ ~." a, ""~",!. '1'1~r, ~~~~~~~;~b. .~:... ;j.~': ~ . p..'. .... ,r-t:-. < ~ .:.;, I;~,\ .... ....-' '~ 1f 'h; "'I;; ~~~ ~~~ 3'~.~ \ 11I.~\ 505 '.'P' ., , o o " l~ ::, ,. .'~.- ~~\_'" '1:7. M o o M ~ ~ ~', ~ . ". " '-'{: '>~ ~.:'o:l'r , '\, , ,. ~.~~~ :f~'~~ f.t;'t,,~.~ ~-<,~.), ,7.~~1~~ ~ .-d:.;'"" M '0 N I - C CIl E '" '" CIl o '" q~ o -...0 ~'E c CIl '" E o c U 0 ~ CIl .- '" ~ O'UJ '" .JJo- "'0- 00- ~ ,.... c:: o '';: o ';: o > c:: Ol 'iij Q) o I w Q) > '';: C c:: ... Q) - <( "0 CIl 'C.J: CIl- t: 0 ",- - E '" '" CIl-o ~ c ..c CIl --0 "'-0 ~'" ;, "=l '. -\ .' ~ ~..", , .'~. , . .;.~' :,""'. '\ ..... \:~'.~! ' , ;r. D~~~E ~~~ MEMORANDUM April 26, 2006 TO: The Honorable Mayor and City Council Members FROM: Michael C. Van Milligen, City Manager ~, ' SUBJECT: North Cascade Road The City of Dubuque Zoning Advisory Commission has sent correspondence to the City asking that the City reconstruct North Cascade Road over the next few years as Marty McNamer develops 180 acres. City Engineer Gus Psihoyos has developed conceptual plans for the reconstruction and partial straightening of North Cascade Road at an estimated cost of $861,000. There are several complications. The two major ones are: 1. The entire road is not in the City limits, so Dubuque County would need to agree to the improvement and provide partial funding. 2. The City of Dubuque has an adopted and funded Five-Year Street Program and this project does not appear in that plan. The project could be considered for funding in the fifth year of next year's Five-Year Plan, meaning it would be six years out; or the City Council could remove some streets from the existing Five- Year Plan. I respectfully recommend that the North Cascade Road project be considered for future funding opportunities with no changes to the Five-Year Street Program. /N1/ ':"1,~lQL/ Micnael C. Van Milligen MCVM/jh Attachment cc: Barry Lindahl, Corporation Counsel Cindy Steinhauser, Assistant City Manager Laura Carstens, Planning Services Manager THE CITY OF ~ DUB E ~c/k.~ MEMORANDUM April 26, 2006 TO: Michael C. Van Milligen, City Man~ge~ Gus Psihoyos, City Engineer -.9J. V SUBJECT: North Cascade Road FROM: INTRODUCTION The purpose of this memo is to provide preliminary information as it relates to the to the improvement of North Cascade Road from Cedar Cross Road to Edval Lane. DISCUSSION North Cascade Road Developments, LLC (NCR) approached the City to consider the improvement of the North Cascade Road corridor based on its current subdivision development plans on the south side of this Road. This request from NCR included the widening of the existing roadway and pavement and flattening of curves from Edval Lane to the bridge over Catfish Creek. The City provided an estimate of these improvements in the amount of $861,000. The North Cascade Road improvements for $861,000 is not in the Fiscal Year 2007 - 2011 Street Construction Program. A copy of the five-year program is attached. ACTION TO BE TAKEN This is for informational purposes. If you have any additional questions and/or need further information, please contact me. Attachs. cc: Bob Schiesl, PE, Assistant City Engineer Jon Dienst, PE [] ~H.ttttt ~~s.~.~.s . . . '.N'';~ :g~S!:~;.;t;;:;s::lS" ~~8:;~~~~w . u , u :s: o 0:: ~ ~ .~ 6 =:; me: :n.8 .92 $<:: _.... _ 0 <(~ ~~ :;:!l! ::><1> J: ~ ~ 1:> ~ <1>- -..0 c:=' 16'0 .!2~ .J::.... Nfl) ~~ b~ .!! ~ Cl g> :to ~g Oa> CUm ::I: (/) "'0 ~ .s:::. 9l c: co ...- !!.s:::. .~ B U):!: 1:>t1l t1l~ ~~~:9~ 2 g.g co E uscu.;::EG.l c: - .... - > 8~8~1l """0)-- Q) I .s:::. ;; 0 .o'V_"O~ = t1l ",.S; CON .- c::;:o. 3=€O"E(f) iQ'3=(ijQ)~ ~1:o-g~~ co '0 10 >.f: o Q. t1l _ . "--5,-0.-0 Q) c. ,Y Q) .S:? Q) .s:::.Q)c..r:::~:2 1-1:>t1lI-,..", ~ N 1:> $ 5..8 E1:> 8"5 o ~ ~ HI n8 8~ 0; Z - aill 1:>._ "(ii ,S:? lI=C ::> t1l :0", Q)~ .s:: . -1:> ~ t1l ,E <:~~ J: .- t1l .!!l~ '::(ijC'J N ~ .5 EI! OJ.5 co .5 S ~ .5 ~ Q..m en o ~ <:: Ui ~ 'en '5.5 : <> '" ::>.s:: .s:::. 5'~ I-_.s:: ~ i:; ~ :! :J Ul ~ ~ ~ ,... ... 0 g ~ t-- N .. 0 :! 0 0 ~ ~ ~ '" ~ i::'i ~ w >- 0. >-..J Z '" '" o ~ ~ ti ffi u: :J ..J '" '" I- U Ul Z o U I- W W '" I- Ul ! .~ :t ~ .. .. 00 00 N N Ql E E Q) ~.g .g g' ~ t5 -a ~ o co co 0 o o:l CO 0 Z -0 -0 Z ~ ~ :E i: '" Ul .. o o N E :g, .g lij ..~ :J U aJ ~ '" " Ul . . . ~~~ o 0 0 . . . ~~~ UUU o 0 0 Z Z Z ", 0: o' o_i ~1 Ni ~J ~ I- g o ..; '" .. of M E ~ '" e 0. o o ~ .s w o o U ~ ill .. , c c '" s . E '" w W . o U ~ . c :~ ~ 0. o o o ..; 0> "' N 000 000 00.0 ~~('I) "'NO> oj "' .. . U c a .~ ~ '" (._n_nn__nn, : 0 000: . 0 000- i:3~~-~! if'-. r-. tOj L~__~__~__~j 00000 00000 00000 ci ci In- ci ai N 0) ~ ~ g 69- fit W tI) (I)- '" .S '" g> e '0 a.. -l" iE , e . 1U II! '" '" ffi ::; "' :I: 1 o ~"'''' o 0 0 '0 '0 '0 -l"-l"-l" , , , 13 13 $ "''''''' ~H :I::I::I: ... ....... e '6 e or "".l1.l1 .l1 C r::: r::: c: Q) Q) II) CD E E E E ::: ~ m ~ ~ ~ ~ ~ (ij 10 .~ .~ Ul Ul ~ E i5. w Ul ~ aJ o o ~ <L '" 0 , ~ ~ ii5a;~ ... o o N >- U. I- W Cl C ::::l m c w '" o "- o 0: "- Ci Z U Z " '" aUlZ o~u: "'W:! ::ili~ wf:3C) ~Cf.lO f-~a:: "'...10. ;tc(....I e" ::l U ~ O~~~o "''''I- Z '" Z u: :! iI! Cl o 0: "- . .. 'u '0 . . .. .. '" '" ~I " oll 0000 o 000 o 000 i gf :2- :g '" '" '" .m ~ 2 ~ ~ffi~~~ . E ~ ~ ~~~j~ (I) W U,t 6') . c r::: r::: c o 000 is t~ 15 U 2 2 2 2 1ii 1il 1;) 1ii c r::: l;: r::: 8 8 8 8 Q) Q) Q) Q) 0:: 0:: 0:: a::: Q) Q) Q) Ql as Q) Q5 Q) o (j (j 0 C I: r::: r::: o 0 0 0 o 0 0 0 o 0 0 0 a... a... a... a... l- e o " u :s g U I'!I '" .~ ~ ~ ~ u "0. "5."i:: c < C( :::J UJ ~I . '" :E;; ~ Q) S ..c: ..0 0<( Ii) ~ ~I . ell 1;5 c: '5 5 ~ ..c: 'i $I g al 0 <{ co I~ 1 ~ 0 ~ 0 N $ E $ $ D ~ ! ~ .g ~ ~ e e e . . . ~ 1\ ~ ~ . !Xl f u . u u ~ 0 '" 0 0 O;J Z "0 Z Z ~ 10 i' '" '-._._U' --- :0 0: 0 '0 O' 0 !~ 0: 0 .N 6: oi 'CO 1'-' ~ $ :..... J N " L~__~j .. . Jl .~ S ~ . j!l 0 ~ " e I- $ $ E E . . . '6 . . ~ $ $ ~ . .l' .. .. '" 'u $ 1l ~ '" '" 0 0 0 0 g 0 0 0 0 0 0 0 0 0 0 0 0 i:: 0 0 0 0 0 q 0 0 II 0 .. ,,; .. ..; oi '" "" ~ ~ 0 '" ~ ~ ;l "". on '" 0 '" N 0 ~ oi N ~ N :l! N N :> .n '" ~ ~ .. .. .. .. .. .,. .. .. .,. 0 L... '" ., '" 0 0 0 '" e e 0 - 0 0 '" ~ ., jj jj :l! 0 0 0 ! 2 2 ~ ~ ill! 0 '" '" .. '" '" E e .. l- e e () .u '" ~ ~ ~ 8 8 ~~ E 0 .. > $ $ 0 0 ~ > .. .. .. . . .. ... g $ $ ~ Z .. < $ $ 0: 0: ~ 0 ... u u " 0: - ... ... ... "0 < c; < < e U. :> <3 ~ !!1 $ 0 ! I- Z z w ~ E 0 0 W 0 z .. 5 j' l.L ;;: .~ Cl < '" I- Z .. C <( w ::;) z 8 III ;;: c ~I u w :Ii! '" ~ t/l ii1i 0 u . 0 0 . Cl " $ ... :~ Q. . e '" 0 0 2:- '" ~ ~ ~ 0: 0: '" ;;: w .. Q. Q. II "0 ~ e 0 . ~ E :i! 0 0: 10 ;;: W ~J 0 '" 0 0 fP N 0 E ! m .g [) i c :f . ~ ~ " u is f . & 0 OJ Z u 0 '" E U) ,n_, ,---, : 01 :0: , 0' '0' : 0] :0: 'i' :~-: '0' 0 iN: iN: , , u ]~: : (hi = , , 1! w ~ ~ w C .... 0 E = w '6 w ~ 0 ~ 0 " 1l. U) ~ - 0 0 0 0 0 00 0 0 0 0 0 00 > 0 o. 0 0 0 0.0 II: $1 '" .,; ... N <l... '" ... ~ ill ~ "" '" 0 t- "'. Nt- ~ N 0 ~ 0 .. N .. ::> .n U) ~ ~ ~ ~ :: .,. ~ ~.,. 0 .. - N ~ 0 0 0 N C 0 - 0 N .. ij .. .. 0 ! 0 0 2 m i1! 0 N N ,. c II: II: c ." Cl i:1i = 8 {g e 0 i:1i > 0 0 0 ~ II: > "' II: w "- -' u 0 m Z II: ~ s i II: e 0 2i ~ :l1 "- c; ;:: "' u c Z u: c :J: 0 Z u w 0 ::> -' u t; (3 II: '" U .s '" z .... " "- '" "' w <3 U) z z c .... 0 0 0 z u: u U II: W .. .... ~ "- '" i:i w .... U) w in w U) II: 0> W W Cl .... 0 0 II: U) 0 U) ~I ~ 0 .... U) '" c .. U) '" ... c >- ~ ~ '" Ci '" '" -' LL ::> " ~ '" ~ $ I- Z Z w 5' '" . w 0 z "- 0 ~ .5 Cl '" U) .... z ;; c c( w :J Z - lD w ii: 0 c ~I u w :I; i:' '" ~ . 0 c C .~ ... CI 0 0 . e 0: 0: '" ~ OJ '" "- l1. ... .. t J u c . " > o " ,. a o ~ 1 ~ ~ i ! '" '" 0 0 ! ~ ~ ~ ~ f " " ~ 0 0 z Z fU.' ,..---, :0: :g! '0' 10: 101 :r,f: iC'i: :N: .~. ~ 1(\11 . . u :~: iw: ~ . . .~ ~ ~ 0 C I- ~ . E 0 '6 0 ~ ~ 0 .:l 0 0 . ~ 00 0 0 g 0 0 00 0 0 0 0 00 > 0 0 0 0 0,0 '" $1 '" '" ci 0 ai ~O ~ N ... :ii, :li ~ ~ N , eD NeD 00 00 :Ii ~ ~ ::l .n 00 ~ 0 w w .. v> w wV> N 0 ~ :; 0 N 0 0 0 N .. ~ U :Ii 0 0 ~ 2 '" il! 0 N N ;; 0 '" '" I- 0 '0 " U\ U\ a 8 -1! E 0 '" > ~ 0 e > " '" ~ .. ..J U '" Z '" .. s ~ '" e 0 <l 0 . i! .. .. C) 00 u ;:: z ii: . 0 :Ii 0 Z 0 w 0 0 I 0 ::l ..J 0 " 1:; u '" .. " S :Ii Z I- 0 .. .. 00 0 <!i 00 z z 0 l- ii: 0 0 0 z 0 0 '" w :Ii I- ~ .. :Ii ~ W I- 00 W u; W 00 C) '" 1:5 0 w W I- 0 ~ '" 00 !il 00 ~I m 0 I- 00 0 <( e 0 N 00 0- '" 0 ~ ~ ~ " i! .. c:; <( <( ..J ~ ~ ::l <3 ~ "ll * I- Z z w c w U z .. 0 0 ::l E Cl <( 00 I- ., C Z . <( w ~ z '8 m u: c ~I 0 w :Ii . ~ Ul ~ 0 e ~ 0 0 ~ .c :~ 0. Cl '" ~ 0 0 ~ il5 i! a: a: Iii .. 0. 0. )1 o o e o ~ "ll " ~ o .c .:l ~ :l! :; :J Ul ;; N .:. ~ <> <> <> N N ::E ~ 0 i::! ~ ~ " 0: .. 0" oJ 0: oJ > 0. > ..J Z D:: (j o ~ rn t ffi u: :J ..J 0: .. ... u Ul Z o U ... oJ oJ 0: ... Ul 1 ~ ~!- .f'" !!, ~ u 8 e l! .~ ~ ___un.. 00: <> 0' ~ ~r (0 It)! _~__~J '" 1;; :5 :.:i N '" E ~ .g '" ~ m U o .1l E '" e .m lL E Ul o 0 C C m m E E ~ ~ m m o 0 ~ ~ tij (ij .0 .0 m m ~ ~ Ul <f) 00 00 00 06 :g ; M M c c o 0 U U 2 2 U; 1ii c c 8 8 m m 0: 0: ~ ! c c o 0 U U U U 0. 0. ~ "'C "a. c ~ '" z c: ~ ~3 .0 " 0 ~ ~ o o N E g jj ~ "' ~ '" " <f) o o o M '" '" .. 0> C ." {' o $ 0: ~ :J: c o o c o "' ~ ~ o o o o o ::i .. ~ ... <> <> <> .; .. o oi M E ~ 0> e 0. c o Ii .5 w c o u .. ! ili 'ii o e c .. ~ E " w oJ 3 u i:' ~ c :~ 'i! 0. o o o '" CD o '" 000 000 :;:_ o. 0 ~M 0;_ CO o N e '6 ~ .'!!I J . l- e o " U S ~ u ~I ~I II '" " " '" m c ~ 0> ~ '" c 0' m c ;; :; ~ 0 " .E c ~ 0 0 0 ~ <f) u. '" ....'" ~ ~ o '" >- II. I- W (!) C ::J III C W Ul o Q. o 0<: Q. " Z (3 Z ~ ..: ,,<f)Z O!Zu:: 0:'":; ~i)j~ tlj~CJ g:~~ (J):3a.. ~..-' Ci~oc ZZWI- o~3s~ z ..: z iL ::Ii ~ (!) o 0<: Q. ;,. -~ ~ 6 .-. ~ .~ c i 6 ~ 5 lie .5 c Cl: II .!: II Iii -= ~ ~ E = 'j a .c ~ ~ :a j i l ::: .!! j !li~~ ;1 E~~&..5 z ~8.sIllEi!z t!)z~ Q'.'S ...... - III 8 c: 2 ;:;; t!) ;:;; z !Z!Z:5 -...... t- u;:;; ... 0 III III ~ III :;;:;; IL a. 9 '.~:l:l~gQ:;w w ~t:.~~;iiii~~ i ~ ~ ... to- a. a. t!) III III ~ Q Q Q zQQQQee..olw~~ III III III III III III III U III 0 0 2111~~~oo92a.a. ~a2222~2~~~ : D~iii · x a e ~ w ... i!! f .... o o N '" W ~u... C Cl N 'Z ~ :l z !l:... 0 o li j:: . :E :; ;:;; 2 III Q 5 := :fi~~ ~Qeeg III III VI VI u =22290 Cl: 0 0 2 ! If f a. III i ~I. X S ::> ~ z o t w z z ~ 0 t; U ~ ! :lill - ... z ~ o , 5 VI VI ~ ~ !:: ..01 t- a. :::E - VI:::E :i ~ z _ = 8 z = UII! .\: ;I a u a. u " " : i : i l ~ \ ~~ 3'0 Z o " ~ ~ :> '" i.i: ~, r: , .~" ,'" "#:_. ~1 ~l.t" :f ':'."., \ . ~ 42'0 \ ~ I ~~ ~oO Zo ~~ ~ ~ f .' .f' M '0 N - c: I Cll E ,.... '" '" Cll C o '" 0 ~~ '+= 0 M -'0 0 C ~"E 0 'C N c: Cll ,.. C :l E ~ > 0 c: 5~ u 0 c ~ 0'" Cll .- N. Cl :l ~ QI' ~ ~:~ 'iij tTw Q) :l 'w ~e>- .a 0 '''' :le>- 00 oe>- '(;'" I ~ ,.. '0 Cll ;,-'" U-o W 'C~ , . Cll 0 0. >-.2 Q) t:_ .c . > ~ E .;r~T 0.> c . .+= ~o '" :l c . C Cll-o - . c c > ~ c: L'.;: 0. C ... ..c: Cll ;';0 E Q) --0 lll";: III - :l-o v G1.:!: <( ~< 5<< ~"":N ~ ~ ::> W w WoO 5w W wo- Z ~ d \ \ , ~';;':-~'-, - ..>J~'.<, '. ~ 'tt" '.' ~r' ,'i;..~~~, ,.-,'ii ;;~.~~.:1:~f. ::f..:-',. -'<1~I;':'i~fl':'l. '."I"ir':-"~}:'r:;.>~~'''' ~j'.. '~""o'-'."t~'l\..."._ ,. '~~\i': ';OC':_, . '\ \ '00 'os I' , ,~;,:.'., ~ '~:"l;'"l''''" . ".;.,~-" . -~. ' '. .', , ""'., ; \ ;. ~.'\ ", . \~\ ./ 0' ;~"i.~.' ~~~;%A t'''''' , .,~.~:,'-<i .~ ';;'-j, ,~..,/J !t/~ , \."..... \';-'f, ciA p'j-'~ ," ~/ ~',~'\\ -, L. ..-,. '"7.'-y.' 'I't"j'" ,. . c. r . ~': " ~ 9 ;,. " ",'j. , j.c .:l" i.~' \ ~ ;. , ~ .:,-. ~~\~:'{: ':,- ~ , .\. " " ~.i,i ~I;'i !-,~},ioIIa.; Ii :~:,>i~; ~./ / .\ -1~;...~::; .~;\'- , .-t.,' ~ t~, ;.-J~. ~., . ~' :; ',;') - ! 'I~ ,?t~ " (, ""'-'- . , ~,." , ",'Jot'ti/~;,,,,,; .'#., ". , . "'~"';' ._~~. ~ . . ~~. " .. ~~.,' -''';:'',- ,. '''f'~ '-" < ",.",., ' ...,.... ". .-. ,':.~. :d~. " ,.~\<~" - ~~" .j':$,~J ",.t. " .~(~. ". " ..,~~~ ~" :r,~,~ , /' "'.~ ,~_\. 'C.". .~.,~~:\~.l. ~ ,:tI.\~. ./ 85. ,.. 0- ::> :Q~ ",-..~0I!l~" :: ."".~....".~ "~;.., Z t.t.:'i!i ,!" CI /. ., -''''-- /' . ;/to' ,\;l~';"..' , \ ~. ;':\ ~.;,~,(...-. ~~;,c: .~~ '- 0. !%; 1 I,,'" - ,.. , ... ',,,,",,, '-- ~O! . _>:r._..~,. 7"- ~-<' \;";,i.' .. -,-_od> '~,.~::> ~lc ~ . \ . '. . ~, . ;;'_':" ..~ / ....., ~''j !Ii.:. 1I'~" ~ ..-,. ........ ~, . ~ /' "-. \ ". - :..i,.\'-". ~ ~,' ~. !: .. '.", _".f",' \. "i ; , ~. ,:'."". . ',f \,' ""Y'" '--'c". "0 "1#"-""1,,,,,.. , ,. -\''' +:,., ,. . + .."...].i:'tf..f"....$~'<l. . /. ... .t:.:':.;r....-,\.. "'. \. '."<~~.\.~.L -~4i~", '~\~..'.....,,-,. - '" ' ''''vo... ''\riitk;,;i-~~: ..:\~,::<:'1;: ::!' ":~c"~"~~'~ . ' .......". ""~.; -'''f~~ ; \ ' " ~. A ..;,~:,:~L~,;'.;.:.,~~,~.,...~<'\ ~ /:,\.., ,.'." ." .:.;.,..}'" \~ ~ "".,' '4.~~"~, ..\ 3i ~"'( , , " , , I ~ll~ >~~- "~'J' "'0 ....." ;~at.st '/'r!.-- . 'if:... '\ .Jo0 y<:_,,~\(?l;;: I < . .". /. '~'~'~.J;/ I ~I- /" ......\ \' \ :Jt1 \ '., . ,r,'~_ (",,; J.~' ,.\ ~ -{ -~ I;~\ <> ....-' ~~ \~' ;~:'! /~:i!.. '; ::'i.~'.q .' " I':. ~ : -"-'~:..~ ~, ~.,.., , ,>: ~ :~.f~ .\ ..... " ~,:"r',~ t '. .- -Ii "'j;P ''I l~/'" !.~. '~f.'.\..L. :.; ,(. ~.,:,- ."~. ,. ~"", - '. '. -; 1.~, , ;r. iT& 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 r.~l ::__:-13 L,q L F ~~~ -'. ........... ---. April 26, 2006 The Honorable Mayor and City Council Members City of Dubuque City Hall- 50 W. 13th St. Dubuque, IA 5 2001 RE: Improvements to North Cascade Road Dear Mayor and City Council Members: At the April 5, 2006 Zoning Advisory Commission meeting, the Commission heard the requests of Martin McNamer regarding rezoning the subject property to facilitate development of a new 180 acre residential development. At the meeting, the applicant and adjacent property owners expressed concerns with traffic safety along North Cascade Road. They were concerned with the potential increase in traffic volume, the steep grade of the roadway, sharp curves, lack of shoulders and the substandard bridge across Catfish Creek. Some also expressed concerns with the current volume of traffic and difficulty negotiating the intersection of North Cascade Road and Fremont Avenue. The Commission, applicant and neighbors felt that improvements are needed to the roadway to mitigate these concerns and should be completed in a shorter time frame than has been proposed by City Staff. Commissioners feel that these improvements are warranted based on the following: ~ A development of this size and magnitude, with its consequent impact on the City of Dubuque and fringe area, warrants improvements to the roadway. ~ The increased traffic generated by a development of this size requires that the street be built to City collector street standards. ~ A development of this size will create a large number of housing units and generate additional tax revenue that may help offset the costs of roadway improvements. ~ If roadway improvements are undertaken, this will encourage subsequent development to the west of the subject property and will open up a large area for the city's future expansion. Service People Integrity Responsibility Innovation Teamwork The Honorable Mayor and City Council Members Improvements to North Cascade Road Page 2 For the reasons listed above, the Commission urges the City Council to expedite the roadway improvements to North Cascade Road and recommends that the improvements occur concurrently with the proposed residential development. If you have any questions regarding this information, please contact me at 589-4210. Sincerely, ~~/~ Jeff Stiles, Chairperson Zoning Advisory Commission cc: Gus Psi hoyos, City Engineer