Annex McNamer 181 acres NCR Devel
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MEMORANDUM
April 26, 2006
TO:
The Honorable Mayor and City Council Members
FROM:
Michael C. Van Milligen, City Manager
SUBJECT: Voluntary Annexation Request of NCR Developers, Inc.lMartin McNamer
Planning Services Manager Laura Carstens is recommending that a public hearing be
set for June 5, 2006, on the annexation request from NCR Developers, Inc.lMartin
McNamer for 181.59 acres. This request is contingent on approval of the development
annexation agreement negotiated with NCR Developers, Inc.lMartin McNamer.
I concur with the recommendation and respectfully request Mayor and City Council
approval.
(lt1 ~~1/JZv^-
Michael C. Van Milligen
MCVM/jh
Attachment
cc: Barry Lindahl, Corporation Counsel
Cindy Steinhauser, Assistant City Manager
Laura Carstens, Planning Services Manager
l,;
DUB%duE
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MEMORANDUM
April 25, 2006
TO: Michael Van Milligen, City Manager
FROM: Laura Carstens, Planning Services Manager ~
RE: Voluntary Annexation Request of NCR Developers, Inc. I Martin McNamer
Introduction
This memo transmits a request from NCR Developers, Inc. (submitted by Martin
McNamer) for annexation of 181.59 acres of property west of Manson Road and south
of North Cascade Road, in conjunction with rezoning the property to R-3 Moderate
Density Multi-Family Residential. A staff report and application materials concerning
the NCR Developers' request are enclosed.
Discussion
On April 5, 2006, the Zoning Advisory Commission recommended approval of R-2 Two-
Family Residential rezoning rather than the R-3 requested by NCR Developers. Mr.
McNamer indicated at the meeting that R-3 zoning provides flexibility in developing the
property with a mixture of housing styles and range of prices.
The City Council's public hearing on the rezoning request should be held concurrently
with the public hearing on the annexation. Staff recommends that a public hearing be
held at the City Council's June 5, 2006 meeting to meet State Code notification
requirements for annexations.
The applicant has requested City financial assistance to facilitate future residential
development. An agreement for City assistance is being negotiated, and the
recommended agreement will be provided for City Council consideration at the public
hearing.
Recommendation
I recommend that a public hearing on the voluntary annexation request of NCR
Developers be set for the City Council's June 5, 2006 meeting.
Attachments
cc Bob Green, Water Department Manager
Gus Psihoyos, City Engineer
ANNEXATION STAFF REPORT
Council Agenda: June 5, 2006
Property Location: South of North Cascade Road
Property Owner: NCR Developers, Inc. / Martin McNamer
Legal Description: See Exhibit A
Proposed Land Use: Residential
Proposed Zoning: R-3
Existing Zoning: County A-1/ R-2 Single-Family
Existing Land Use: Agricultural
Adjacent Land Use: North - Vacant
East - Vacant
South - Agricultural
West - Agricultural
Adjacent Zoning: North - A-1 Agricultural
East - County R-21C-1 Conservancy
South - County A-1/C-1
West - County A-1
Flood Plain: No
Total Area: 181.59 acres
Water: No
Existing Street Access: No
Storm Sewer: No
Sanitary Sewer: Yes
Purpose: To rezone to R-3 Moderate Density Multi-Family Residential for future mixed
residential development in conjunction with annexation.
Physical Characteristics: The subject property is located west of Manson Road and
south of North Cascade Road. The property is characterized as a rolling topography
with wooded ravines and hillside on the north end of the property. It has been used for
agricultural purposes since it's been cleared of trees. The preferred alignment of Iowa
32 (Southwest Arterial) lies approximately 1,000 feet to the south of the property.
Conformance with Comprehensive Plan: The Comprehensive Plan includes goals
and objectives supporting annexation of land for residential development that is readily
served by City infrastructure and utilities. This request is consistent with the
Comprehensive Plan's Land Use Element: Goals 1.2,1.5,10.2,10.3,10.4 and 10.6.
The 2002 Proposed Land Use Map of the Comprehensive Plan designated this area for
residential development.
Impact of Request on:
Utilities: City utilities can be extended to serve the subject property.
ANNEXAnON STAFF REPORT - NeR Developers
Page 2
Traffic Patterns/Counts: 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 property.
Public Services: Existing public services are adequate to serve the property as
it's developed for residential purposes.
Environment: The rolling topography of this site will require adequate erosion
control during any development of the property and adequate storm water control
after development.
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 of Dubuque intends to place the reconstruction of
North Cascade Road, including the two curves heading up the hill west of Catfish
Creek, in its Five Year Capital Improvement Program. It is the intent of the City to
perform the work subject to the availability of funds within six years.
Staff Analysis and Recommendation:
The property requested for annexation lies outside the urbanized area of any other city.
Iowa Code allows for these types of voluntary annexation requests be approved first by
the City Council, and then by the Secreta!)' of State. The property meets Iowa Code
requirements for 50 feet of adjacent boundary for annexation to the City of Dubuque.
The property is included in the City's 1996-1997 Annexation Study as a preferred area
for annexation due to its proximity to the City limits, infrastructure and utilities. The
applicant has requested City financial assistance to facilitate development of housing.
The staff recommendation for an agreement regarding City assistance will provided
under separate cover for the public hearing.
On April 5, 2006, the Zoning Advisory Commission recommended approval of rezoning
to R-2 Two-Family Residential rather than the R-3 requested by NCR Developers. Mr.
McNamer indicated at the meeting that R-3 zoning provides flexibility in developing the
property with a mixture of housing styles, including single-family detached houses and
townhouses, in a range of prices that will vary in terms of lot size and frontage.
Staff recommends approval of the annexation request.
Prepared by: ~ Cbwflo Reviewed: JJ fA.
Date:~
ffi~
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aty of Dubuque
Planrin9 ServicES DepartmeI1l:
DtblQlle, IA 52001~
Phone: 563-589-4210
Fax: S63-589 <1221
o VariarKE
OCor1dlkXl8I Use Penrit
OAjlpelll
05pedal ~
OUnited SetbaCk WliM!r
PLANNING APPUCATION FORM
~ng OSlmple Site Plan
OPlanned DIstrid: OMlnOr Site Plan
OPldlmlnarv Plat 0 Major Site Plan
OMinor FInal Plat 0 Major RnaI Plat
Qrext ArnendrneIIt []SImple SubdMslon .
QAnnelCat:\OIl. .
Qr,,"1pllllfY Use Permit
[]CeItiIl<.dM of &.uo.omlc Nm-Vlabillty
oc.:.tIfi<,.ob. of AppRlpI1lIleIM!
[]Other:
PI_ _ _ or nrint,-In Ink
PI\,pertyowner(S):~ c.. \L \');;N.ll..\ O~" k,-. .Phol'1e: s=;~~68~-511p:l.-J
Jlddre;s: .c;~., c:::". ~\~ ~ aty~~.... . SIi!I2:<JA..Z1p: S>~L
Fax Number: ~1.s.3> => g ~ 6~g'J , Mobile/Cellular Number. t:5lo3 ~q~ ~ 1'7 3
Applicant/Agent: .M~ '"M~_~~""" Phone: "5<"3 t;5 '1L rr 12-
Jlddre;s:J......7..l'\ 'B.:-,.,,;~ C 1.-. aty:::t:;.8~ Slate:~Zip: 5Z.Cl>~
FaxNumber. ~..~ S~2.!Si~"\ MobiIe/CeIltAarNlIIIber. 51."?> ...;q6-:l.\'13
Site Iocation/acIcIreS5: ~. ~ ~tt:l\- ~o.oL ~ .
ExistIng zoning: c......""" PropOSed zoning: fZ. - 5 HlsbJric DIstricI::. P /A landmarlc IV'./ A.
Legal. Description (Sidwell parcel iD# or lot m.mber/bkx:k number/su\XHViSlOO): J ~ ~ "2. bf:l. '" c..
-I~'3"~-"'S" ') I~C'2.lSl ~S- / 1~:!2-~1 O~'7
Total property (lot) area (square feel: or acres): --1 g, \ n J>..C! ne "
Describe pr<Jl'ClSill and reason ~'1ry(att:ach a letter of expIanallOO, If r.,..dcd):
~....,......... \.., ..,_ .n ~..1'01"''''''''''-~ ~ iJ,l... A,.....V."...... <:10 ..}I... ~'+.
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UK 11I-.ICATION: Ijwe, the undersigned, do hereby certify that:
1. The inroolllalion subrnitIJ!d herein is true and (X)I1'Eld: to the best of my/our knol..dedge and upon
submittal bo:oJ:l,llE5 public record;
2. Fees are not refundable and payment does not guarantee approval; and
3. All adcitiorJaI required written and graphic matJ!riaIs are a\:laChed.
property Owner(s): .}-. ...-" /
Applicant/Agent: ~ -- J
Date: .2.( 2-~t:~\".
Dat:e:~
FOR OFFICE ~LY _~TlON SUBMITTAL CHECKLIST
Fee: - RecEiVed by: 1-' Date: ~~D' Docket:.. .
OSlt.e/skeld1 plan OCor1CElJtUaI ~11el1t Plan. OPholD OIrnprl:Jllerlle plans
ODesign revieW projeet descrlption OAoor plan OPlat OOther.
~~ "
February &'3 ,2006
Mayor Roy Bool and the
Dubuque City Council
City Hall
13th and Central
Dubuque, IA 52001
Re: Request for VoluntarY Annpy~on to City of Dubuque
Dear Mayor Buol and Dubuque City Council:
We, North Cascade Road Developers, LL.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.
r.e....l Descrintion Parcel No. .AJ:;r_oP.
Lot 4 of the NE 1/4 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 1/4 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 thereot; except that
portion which is a part of the City of Dubuque
1503200006
46.7
1503200005
80.0
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.
t\-c--~
By
Martin J. McNamer, SecretarY and Treasurer
AMERICAN TRUST & SAVINGS BANK, Trustee
"
of the Mildred L. Henschel Trust Agreement Dated
:gu~;5~~
Chris M Even, Vu:e President
as Contraet Seller of an undivided one-balf interest
in Lot 4 and Lot 6 of the NE 1/4 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
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