Zoning N. Cascade Rd McNamer, NCR Developers
D'G~~E
~~~
MEMORANDUM
May 31, 2006
TO:
The Honorable Mayor and City Council Members
FROM:
Michael C. Van Milligen, City Manager
SUBJECT: Rezoning Request Concurrent with Annexation -- NCR Developers, Inc.
Planning Services Manager Laura Carstens is transmitting information on NCR
Developers' request for rezoning to R-3 Moderate Density Multi-Family Residential.
Mil!:!!fM~:{L
MCVM/jh
Attachment
cc: Barry Lindahl, Corporation Counsel
Cindy Steinhauser, Assistant City Manager
Laura Carstens, Planning Services Manager
..;
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
165 '3
THE CITY OF ~ c; /57 Q;;
DUB E
~~~
~
..
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:IUSERSlKmunsonlWPlCouncillmcnamer rezoning cc.ltr.doc
~
i5ff~~E
~<k-~ .
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
~ZOning
DPlanned District
DPreliminary Plat
DMinor Rnal Plat
[]Text Amendment
DSimple Site Plan
DMinor Site Plan
o Major Site Plan
o Major Rnal Plat
DSimple Subdivision
DAnnexation
DTernporary Use Permit
DCertificate of Economic Non-Viability
DCertificate of Appropriateness
DOther:
Please tvoe or Drint leaibly in ink
propertyowner(s): ~ C. tL ~-..)~\ l:l~, k...... Phone: ~~368~-=>1(p::l../
Address: r:;~ '1 c::::,. ~\~ ~Oty~~_ State:<:1A- Zip: :52.(:::,~L
Fax Number: ~1.a3> => ~ ;). ?gg'J Mobile/Cellular Number: ~3 5'\'i::::. ~ ) '7 3
Applicant/Agent: .}A~~ M~~~tt..... Phone: ~c..3;'5 '71 '1/2-
Address: J ~'Z,l.. ~Nir;. C l.-. aty:~Bcs.... 5tate:-rA. Zip: 5z..e>'!:>3
Fax Number: t5l....':2. S~ 2..!$'6 Sf", Mobile/Cellular Number: 5c...."'3 '6q~ ':l.\'13
Site location/address: ~. t::.~ ~'t>d\- ~.vuo:L ~.
Existing zoning: (0.....-1-.. Proposed zoning: j2. - 5 Historic District: . JI /,4 Landmark: "" / A.
, .
Legal Description (Sidwell parcel 10# or lot number/block number/subdivision): J ~ ~ "Z. l:;) t:. .....l...
_l~~ 2,........-...S") I ~ Cl2. I.S' ~S-. /5(:,:12-5 1 e~"
r
Total property (lot) area (square feet or acres): ~ 8.l ,.., A.<<:!...~c.~
Describe proposal and reason neces.<;(Iry (attach a letter of explanation, if needed):
_\....?...~h..' y>J\.b ~ (',0.1..........._+ ~\.\.'- 4......,.>>,<.~..... <:Ie> ~k... C.l+-,
~ d)~~ \
,
CERTIFICATION: 1/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: ~
c--"/
~
Date: 2,{ z...,J't;>\..
Date:~
FOR OFFICE U~L'S! rTlON SUBMnTAL CHECKLIST
Fee: - Received by: - Date: 11'27/"" Docket:
DSite/sketch plan DConceptual Development Plan Dphoto D1mprovement plans
DDesign review project desaiption DAoor plan o Plat DOther:
7.~
February ~. ,2006
Mayor Roy Buol and the
Dubuque City Council
City Hall
13th and Central
Dubuque, IA 5200 I
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.
Legal Description Parcel No. Acreage
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
1503200006
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
1503200005
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
Attached is a map showing the property to be annexed outlined in red.
Respectfully submitted,
NORTH CASCADE ROAD DEVELOPERS, L.L.c.
lC-~
By
Martin 1. McNamer, Secretary and Treasurer
AMERICAN TRUST & SAVINGS BANK, Trustee
46.7
80.0
55.0
of the Mildred 1. Henschel Trust Agreement Dated
::guzp~5 (fI #--
Chris M. Even, Vice President
as Contract Seller of an undivided one-half 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
~J
~
r
0:::
()
Z
0)
"'C
III
U
1Il
III
()
~>-
t:::C
o ::l
ZO
.....()
o 0)
~::l
-0-
::l ::l
0.0
(/)::l
o
5 C
:+:;"'0
III l'll
U 0
So:::
e ~
~ 0
~Cl
..:
0)
E
l'll
Z
U
~
c.
COO)
:E I:
.-
>.1:
~o
I: N
.- CI)
.~~
>
<JZ
c
:ec..i
III C
~
1Il
.. ....
- 0)
Co.
l'll 0
u-
-0)
a.>
0.0)
<(0
:::::.9 ;C
(U+"'" ~
.... U ::>
::l';:: >- >
:!::1i) C
_ ::l.- E 0
uuo :;::::;
0)'_ l'll U
.~ C, co '+ c
.0 <( ._ ._ ::l
:J ...... ~ .--.
1Il C::l C
Q) <(..- 0) ~ 0
C :2 U
o>-lIlz;.c
N C 0).- .-
O)::lO:::~o
.... 0 .?:- 0) .;::
o () .- 0 -
I- E O)'!!!
El'll_O
cOLLlll-c
o ~ cb m.!!! 0
:a>-e>"'Cc:;::::;
._ t::: coO) l'll
t5 2icn~:2 ~
:fiON<?:fic
o c..0::: 0::: 0::: ffi
PT'l
lS2J
"'C
CD
c
o
N
CD
c:::
CD
.0
o
-
"'C
CD
-
CIl
CD
:;J
l:T
CD
c:::
11l
l!!
<(
Ol
.5:
c
o
N
~
C3
CIl
-
:~
~
C3
'-'O""S\
v' . '" ~
I': ~
:;;,;~"""~;,,J'
Q i
e
ti
,~
.~
-~-~--,----
~:~:.....;"'~~ .:
~..,.
~J
\
li
-..;..;.;-"""~,,-,)f-
f ~.
-:r
~//f'
t
f
----.\t
ci
'"
w
~
u
<(
u
:i
-==_:l:=-==a
i ii
i ii
. . "
l!I:llla::::lII&'-
<D
~I
N1
N
o
Cl
c
"c
o
N
~
~
CIl
E
'"
c
o
E
S.
'"
.I<
-
a.
"'! ~~ I
- > ~
,. > Ji I
1 "'!' !~!
':;n r
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-21C-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 as a 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: ~ -;1 rReviewed: J)/.IJ.
Date: :3. 28 -ex;",.
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 Yo 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 Yo 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. Suol, 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 onjust 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
9##~
Jeff Arensdorf
."u. ..~
-~
~ " ;; ~
~ c
" a 0
:;- s . ~ "
E
~ . .
ii ~ > S E
w 'i 0 .
~ Ii = >
'" . ] 'j e
,: ~ ;a ~
w . ]
~ a E u ;a ~
~ " ~ ~ z
E . '" a ,~ ~ w
w 0 ! ~ ~ z '"
z ~ ~ E . z 0 z w z
Q 5 '" 0 ! ~ z 0 > ~ 0
~ ~ ~ 0 0 0 z ;:
Z ~ ~ 5 ;: u ~ ~ '" :;: ~ ~
.. 0 ~ ~ ~ ~ " ~
'" '" ~ 0 '!i w 0 S
~ ~ z S ~ ~ > w
!; !; ~ 0 0 w 0 ii a '"
.. ~ ~ a '" ~ ~ ~ ~
~ ~ m ~
... ~ ~ 0 m m ~ ~ ~ ~ .. ~
~ ~ ~ ~ S 0 g
z S g S 0 0 ii S
w S 0 S S S w w w w u
w u ~ ~ ~ ~ ~ ~
'" ~ ~ ~ ~ ~ 0 0 0
~ ~ 0 0 0 '" 0
w 0 0 0 0 0 0 0 ~ ~ ~ .. ~ ~ ~ ~
> ~ ~ ~ ~ ~ ~ ~ 0 0 0 0 0 0
0 0 0 0 0 0 0 0 '" '" '" '" '" '" 0
'" '" '" '" '" '" '" ~ ~ ~ ~ ~ ~ ~ '"
~ ~ ~ ~ ~ ~ ~ '" ~
'!i D~III w 01
e t> ~ . "
'" . )( 1m ~
!!i ;:
~
~ ~
:!;
". .,>);:& "oj',',;,,:;:,:'
.TViK1~'('1 ~L'l1.'t' ~,. ...l_.;.
, I'~, ft--~\:WO~ ~"".
'.. "- r I'" '.
-..... :f" '.....
. ;7':'~' tt.~ ."w' ~ ..
''?~.~~f '. ,,-
~ l ~~~l' .,
;,~. , .' '.. ~.. :;z(
~;~.\oCl(:.'~l!itJ ,:"flf,~:-.~.
'~"''''..~'1'!..,...,..
~ ~.\..~.'!:, I ,.1. , _ <
~
z
o
!;
w
Z
Z
~ 0
t; U
: ~
~ ~
z :!;
o ,
!; ~
~ t;
... :! :
~ t ~
~ 0
U
~ ~
2 :;;:
S ~
~ ~
'" ~
I'
I
I I
,.,: \
1.'
#....,
^
~ ~~ ~~~r /
',''1-",.,.,
-"t. "
~.. /
'~i':.
~r:.:~1~~~
.: .'~':;"'.
\ iJi.~,
, 1 ;i.;:~;
} .....
.~;..... "
,.
,r.'
::~". '!.
:;'::'"
~. ~;;.
. . i~~.
;.;tC,
"",i-
. ~,.(~
-
",.'-
,.
(.
".-.
"'~:O)
.' J~z'::':,
,.,.-~~,\ .
.~ ..
,.
,
o
o
S'
1r~
I;;
w
~
"
'OJ
w
~
..
u
~
o
,
,
,
~~~~
~
.
:;
"
w
Z w ~
2 :!; ~
t; ~ 0
~ ~ ~
'" ii 0
~ w U
t 0 ~
8 ~ iJ
\
~
o
:~~
<
30
z
o
'"
~
"
,.1"
"
..\
,
.~ .f
~ >. ~
~~ ')I
~~. 'f{'
"'f<~A
~"-.!~ .'1'.
i " ~. ..
rw '",.
.. ~fa .~1
~~:, 'I',
> .1'
,.,.
Jt.:i.:ilt-.)
IfSI.:',,~
':(",i'
(
\.
>
0'
~~ _,/~:l'
~I=I.L..~'
',. ~~".,
",S' "'z
't, ,:.1>- ~
. ,~:.: 0
.~,;,
.~,~.~
o!'.~ ""
J ,~~
..\....
'-f.' ),
1
/
.-
\
,
",\
:'1.
65
../
.-
Y":";;' ~../
. "
~Ir.
./\/ ~~;,
/' ~,\
../ Y,lv,
,*,
fi'\\ .' ..."~.
''',;0 __'" 'V~,
\ ,~", <<. ';<i,;'}. ",
'~Ii~'.,..,..., '0,
, ''', ~.;..' ~
. '''~''~_~(ll~_. ~
::\i!ii A!:.~,,:~.,tt\ S-<;.~'
~~~ ':, ';. itl,i~:}.~:1;;\~~~~~~
33~ -,'" ~, ,~ ,1;:......ilt'l-~ ' ..
w, ......:' 'J. . ''', . ;.~.-,~.~~:i.' ( .
<:!'" .;" '~'l .". -" . I
~\ ~ \ "F,....;'_ f>~ -i.. ....;'....:~
-~ ,.... '" /" ,,',., . ", ... 'i.,? ..0;.;...
510.....'.\~l:J\,- $ ...,....' ';1.!t
".f. ". ~>r '-.t:.i
. '.;.,0 ~.
,~"
\'
',~' .
"'r
.,
505
M
o
o
N
~
~
_a.
o c
0';::
N.
. .
. c
:J'e,
Uc
'w
~
,~
00
'0:1:
~li
U"'tI
'8-
~o
~.
~>
o .
a,o
o .
(5 ~
f'~
;';0 E
0';: 0
U 111=
~<<
o . .
~_N
"
o
o
N
co
w
~u.
o
Cl
N
~
5
Ol
u:
M
.....
o
N
I
c:
"
E
'"
'"
"
C '"
~<
o
^ c
~c:
l: "
:J E
o l:
U 0
~
".-
:J >
C'l:
:Jw
..co-
:Jo-
00-
~
~
c:
o
'';::
o
'i:
o
>
c:
OJ
'iij
Q)
Cl
I
w
Q)
>
'';::
o
c:
'-
Q)
....
4:
c "
,- .J::
:;;-
t 0
<C-
- E
~ :J
"-0
~ l:
.J:: "
--0
:J-o
~<C
I,
'>
".
"','.
:,.
.\
t:
\.
.. ,~
,
;",
....
"'"
'{. >~
\.
\ '
\
.'
.'
"~~'j~ik'1~:';'\.;L
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 ~
DUBLf(2UE
~~~
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
lntegrily
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,
J1Jr ~/~
Jeff Stiles, Chairperson
Zoning Advisory Commission
cc: Gus Psi hoyos, City Engineer
5U~~E
~c/N..~
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.
Irkl ~,~~
Micnael C. Van Milligen
MCVM/jh
Attachment
cc: Barry Lindahl, Corporation Counsel
Cindy Steinhauser, Assistant City Manager
Laura Carstens, Planning Services Manager
D~~~E
~ck~
MEMORANDUM
April 26, 2006
TO:
Michael C. Van Milligen, City Manage~
Gus Psihoyos, City Engineer ~. \5
FROM:
SUBJECT: North Cascade Road
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
"0
.~ 5= .!9
ro c += 0 =' Q)
.92 0.0 a..c
lllc: E"O
;(~ _0 0"5
:2ro ~~ 00
I ~ (1) Q) ~
~ '-....... Q)~
:;:-..0 Q)~ ~!l
__ c:::::J :>(/'J
~O ~.,g eno
a....... N(/) 1;)0
(/) g 0 Q)
<{_ 1-2 o..c
XIV Om 0.....
'-1:: 00) z"O
:20 _~ 2
...... -00> ajm
Oa> _0> :0.9-
I en m co Vi ,0
..c co "0_ -+::
_.0 c: ex:> - c:
S..... ..="'
'~.s fF);:;.of/)
"'0 ro cu'?: Q)~
Q) OJ
o~~"fiC: ~-o
2g0ni~ .Em
1;) '" :g E Q) .., 1;) .
c: """_> c:::..cJg
o N 0 == co I .- co
0;::03:;0. (J)>
Q)1Q)..c- .....->
.c'l:t5-0 NCOe>
:== co c>:g Co Q) 3= .S
3= ..c c 3= N to en.S
>.:~O-(J) .sro
m3=m~Q) ~.=Q)
~~]l~~ ~~~
Oom>C fI)'-
.... ..c ,9- co ._ ...... en fI)
Q) ...... 0 a...c .::::J.S::::J
Q.'_aJofJ)UVJ'-
.=.s?c:..c:EQ)Q)::::J~
....,rol-3:32.c:'-C)
. cnl-.E:.c:
'" M
~ ~
~~
~~
~~~
~
~
~
-=~~
""
~~~~
~
o
0::
~
'..
.;;~~~ttttt~
1;:!::e:,' g~S:~!2g~
~~,;;:;;S~3!~~i
_21!H1"'.... .
_ oO,:?~ll:..Jdw
i\
~
C>
.5
;;
'x
w
~
"1
.
Hn~~t~h
....002....5:... .
~~;';':~~~~:~
~!:!a8i5...:,';;-~
I-crJl,)W::!:
'"
Q)
vj2:OJ
.~ a> :J.I::
~20~
::J Q)'-
.....;u..cX
c: - Q)
Q) Q>- Q)
E~O.c:
IV en c: ......
> Q) 0 '
m-o:;:::;f/)
Q.a co Q)
_.....a;2:
o -::>
Q).9~O
Q) m Q) Q)
_ C1> a. Q)
N.....:Jc,
",mtf.lQ>
.q- >- Q) "'C
","OE
002010
Q)(/)CI)N
"0 0
:J a> .-
o:5~o
c:c:WN
._ .- a. Q)
c: en (/) t-
o IV c: ro
:0:; 2: en (/)
g :l'Ci) Q)
'- 0 Q) 2: .
1iio'O:J..c
c:"'.<::"E
o.Ga.C>
~Q)E'SIO
\.....c _N
_ - LC).~....
o g>M ~ .E
.c.'- ctl
~~.2 ~ *
_ <tl u) . "-
_<=;:"oQ)
~ ~g.~ Co
......-o<tl:3(/)
Q):3(1)CT<D
.c.o:2~2:
!- .t: !- (I) ::J
"
J'l
E
::i
E
'"
5
'"
>
ro
a.
"0
'"
'"
o
c.
e
a.
\
Ul ~
:J I ~
. Oz>- P
., 0 lli .'
~_a: -- ~
; ~(f)~~ i
., ~ ~! ~ t;; &
~o-otL ffi
...0 !5 Q c:
O"ffi~ ,iJ!!
~ ~< ~ ~ Q.
N - 0 lil I'J Q
rT ~~w' 1'"
;o;W ,~ ~U{/)
O ~ .;g! f €
_..lm... 0
""zo~5it;;Z
rw~ -- ffi
~ 0 0
.... '.t
U H
~
.
!
!
j
g
z
~
ti
J! ~ l
, 5~~J
~Cl
b
0
+ N
b
~
11
0'-
~w
-'
<3
<I)
~
0
o
o
o
~
<.0
CO
tF7
II
W
.-
<(
~
-
.-
en
w
f'...
o
o
N
>-
u..
>
0:
:;j
::E
:J
Ul
-
-
~ ,...
~ g
g N
N ~
:e ~ g
~ ~ ~
,,0: ...
0'" W
0: W >
.. > ..J
Z 0: ...
o ~ ~
ti ffi r;:
:J ..J
0: ...
.... ()
Ul
Z
o
()
....
W
W
0:
....
Ul
!
~
~
'" '"
00
00
N N
Q) E E Q)
j~~i
u ~ ~ u
o aJ CD 0
Z ~ ~ z
..c: :.2
'" '"
~
u
o
J!
w
'a
"
r~--------------'
loa 0 01
'00 0 0'
! ~ ~- ~- ~-!
if'- f'- (l)!
L~__~__~__~j
o
'6
~
III (/) II) III
1:"E"E "E
Q) Q) <P lI)
E E E E
Ul (/) (/) Ul
III '" (/) f/l
51 5l 5l 5l
.l' .l' .l' .l'
" m
"0 '13
~ ~
0. 0.
'" '"
~ .~
ill. :!l
'" '"
SI
~
J:i
o 0 0 0
o 0 0 0
o 0 0 0
'<i N- I()- aJ-
~ ~ ~ ~
lfl (,It M- lfl
~
c: c: t: c:
o 0 0 0
u U t5 n
2 2 2 2
1ii 1ij 1ii 1ii
c: c: c: l::
8 8 8 8
Q) Q) (I) Q)
a:: 0::: 0::: a::
CD Q) Q) Ql
Q:i Q:i Q) Q)
ti t5 t; i3
c: c: c: c
000 0
() () U 0
U (.) U 0
a. Q.. a. a..
t-
o
o
1;
2
1;1
o
o
()
~I
z,
.~
~ ~ ~
'0."0."2 -g
<( <( :=I UJ
~I
m
;;
:.2 :>
ai .s J::
0<( .n
)1
m
Itl 1ii c:
'5 :> ~
:S ~ 19 c:
I() 0 <( d:
.,
o
o
N
E 2b ~ ~ &
.g Ii li li Ii
~t5t5BG
~~~~~
'"
:2
'"
00000
00000
00000
c:icilric:iai
N en ~ '<t 0
N N ~
ffl ffl ffl ffl W
0>
.0
"
1jI e OJ
'B g. 5
~ e ~
1Il'ii Ul
&! a:: ~
;18J ;1
J: 1 J:
o
0>0>
"5 fi
~~
" "
. .
~ $
0:0:
... "
::E::E
xx
~
E ~
W'"
>
'"
$
o
o
,:i
u:
'" 0
" ~ ~
iii 0) ~
<:-
"
.0
W
"
!l :t:!l ~
~~~~~
m
.0
m
>
>.
.
~5:~~~
,---,
101
'0'
10:
!~-!
IN:
10:
, ,
~
....
o
o
o
~.
~
..,
oi
*
E
m
Co
E
..
o
o
.,
u
S
w
o
o
()
..
!
iii
"
,
o
o
...
J!l
m
:S
.
W
..
o
()
<:-
m
o
.~
e
..
g
o
..,
..,
'"
...
000
000
00_0
~~C"')
~N'"
oi '"
...
...
.......
~
o
o
...
>-
II.
I-
W
Cl
o
:J
al
o
w
Ul
o
a..
o
ll::
a..
Ci
z
U
::E ~
""'2
g!Zu::
O:W:::E
~~~
tliwC>
~~~
(1)::;11.
:;l<C..J
C) ::) U j:!
U~~~O
,,"'....
2
<(
2
u:
:Ii
c:i
Cl
o
ll::
a..
.~
o :J
10
>-
I<
""
::E
::E
::J
'"
~
~
~ :g
~ ~
N .... :g
::E 0 0
0( ~ N
ffi a: ~
0"" W
I< W >-
0. >- ...J
Z I< ""
o ~ ~
~ ffi LL
::J ...J
I< ""
... U
'"
Z
o
U
...
W
W
I<
...
'"
1
~ ;!~
f !!,
. u
~
o
o
N
m E
~.g
m ~
" u
U m
o "'
z'll
'"
:c
'"
u
.
II
.~
~
""
~n.___~
00:
00'
~- ~!
~ t'-i
_~__~J
m m
"''''
. .
m m
" "
uu
o 0
zz
00
00
00
ll)- ..j
~
.. ..
'" '"
. .
.O.u
{'{'
, ,
o 0
m m
a: a:
"" ""
::E ::E
J: J:
'"
.
m 0
1;' E
u.<(
,.
,
g
...J
~ 1ii
w ~
'"
.
~ ~
<(w
.
'6
.
.t
o 0
1: 'E
m m
E E
o 0
$ ~
:f' :f'
(ij Rj
.0 "E:5
m m
0. 0.
'" <fJ
SI
i
oll
00
00
00
0- ..j
" ~
". ~
.. ..
m
. .
o 0
jj jj
2 2
iil iil
. .
8 8
m m
I< a:
m m
~ ~
u u
. .
o 0
u u
u u
a. 0.
l-
.
~
u
S
.
.
8
~I
!11
:> :i:
~I
5i .~
~~
;;1
~
"
o
, "
I< u;
[8-1
:0:
1C'.f:
'''''
IN:
:~:
!i
o
...
o
o
o
M
o
N
N'
-
E
~
'"
o
D:
c
.2
U
.s
o
c
o
u
~
m
~
'"
..
,
C
C
""
tl
:S
o
W
~
o
o
u
~
m
c
.~
e
0.
o
o
o
..,
o
N
N
goo
0_ goo
oj
~"'..,
Cl. N ~
N
...
.......
.,
o
o
N
>-
lL
I-
W
Cl
C
:J
III
C
W
Ul
o
ll.
o
0::
ll.
Ci
z
U
Z
::E ""
<5rJ'JZ
O~u::
I<W:;;
~;5~
tl:1~(!)
1<"'0
"''''a:
cn~o..
"n ;i <(...J""
......::> C3
ZZW....
O~g,~
z
<(
z
ii:
:;;
~
Cl
o
0::
ll.
~ 1 '"
0
0
'"
. E
i ! ~ g
c
~ . ~
~
u 0
~co f .
!!, 0 '"
u z u
18 .
"
:c
<fJ
'U_, "'--""1
: 0: 10:
, 0' '0'
to: 101
:~1 iii
, 0'
. I Nl IN:
u lwl lw:
.
:!
.~ 0;
. . 0
.
'" e l-
.
. E
.
'6 .
~ .
.
.
<(
0;
.~
<fJ
0 0 0 0 0 0 0
0 0 0 0 0 0 0
>- 0 o. 0 0 0 0 0
'" I .,; .,; oj .j
<0 ;0 ... <D ... 0 <D
;j ~ .... 0 .... "'. '" ....
oj 0 0
:l! N ....
:J
<fJ
~
:; ~ ~ ~ ... ~ ~ ...
'" ..
.:. 0
0
g N C
~ 0
N '" .u
:l! 0
0 0 . 2 '"
~ 0 N
N ;; C
'" '" l- e ."
" i:il 8 ~
0 i:il . E
>- 0 . , ~
'" >- '" '" .
.. ..J u . 0>
Z '" <( S . 0: 0
<( U ~ <( 0:
0 C <fJ . 0 '" ci
;:: z u: . c e Z
U w <3 0 :I: 0
U ., i3
:J ..J 0
'" '" u .s z
I- U .. ~ '"
<fJ . <fJ Z
Z e " l- ii:
0 0 0 Z
U " 0: W :l!
I- ~ .. '" 01!
w e I- <fJ
W in w <fJ "
'" 0> W W
I- 0; 0 '" <fJ 0
<fJ .21 0 I- <fJ 0:
, .... <fJ '"
. ..
e >- ..J ~ ..J
'" Ci '" <(
IJ.. :J 13 '"
'" S * I- Z z w b
5' ~ w i3 z ..
-ii Cl <( <fJ l-
e z
. <C
w ::> z
- III
. ii:
0 e
~I " w ~
i:' Ul ~
. 0
e
e :~ ll.. Cl
. 0 0
'" .c ;; 0: 0:
'" '" 0: ll.. ll..
II
u
e
.
I
13
;;
fj
~
"I
.!:
..
.
e
"
:;
"0
.
"
"
"
-"
.
..
~
! ~
~:J
~o
>
'"
~
:l;
::>
'"
~
~
o
'" ~
" ~
00
0'"
'" ~
:E ~ ;;
~ ~ ~
" '" '"
0'" W
-0:: W >
.. > ....
Z '" '"
o ~ ~
;:: z u:
<.) w
::> ....
'" '"
I- <.)
..
Z
o
<.)
I-
W
W
'"
I-
'"
1
1
f
~
~I
.
u
.
:!
O2j
'"
(.--.---,
J 00:
'0 o.
j 0_ 0_1
,CD 1/),
!a) 1/)1
L~__~j
'"
o
'" 0
:.:i N
" E
~ ,g
oS! ~
. u
o ~
~ "5l
LL ~
'"
J!! .
o C
. .
E E
. .
. .
. .
. .
.'l' .'l'
10 a;
"(3 .13
. .
~ ~
'" '"
00
00
00
06
:g :;
* ..
o
o
N
E
g
~
u
.
'"
"5l
'"
:c
'"
o
o
o
.;
'"
'"
..
m
o
G
-1!
o
.
.
'"
'"
:E
:I:
o
g
o
o
'"
'"
~
o
o
'-~--,
:oi
'0'
101
:..;:
,.,.
:....J
:6<J.1
S
o
I-
o
o
o
,.;
'"
o
ri
*
E
.
a.
o
Ii.
o
.g
u
E
.
.
o
<.)
..
!
iii
..
,
o
o
'"
.!I
.
.5
1;;
w
8
<.)
'"
.
o
:~
e
..
o
o
o
..,
CD
o
'"
000
000
~oo
o;~~
.-' 0
'"
o
'6
o
or
.l!/
~
ill
.
o 0
o 0
t5 U
2 2
Ui 7ii
o 0
8 8
. .
'" '"
. .
~ ~
o 0
o 0
<.) <.)
<.) <.)
.. ..
...
.......
I-
o
.g
u
E
.
o
o
<.)
~I
~
1:1 "a..
o .
W Z
~I
0: ~
~ u
, .3
~ Ui
~ ~
~
~
o
'"
>-
U.
0-
W
Cl
C
::>
lD
C
W
Ul
o
0..
o
l:t:
0..
c;
%
1)
:E :i
;3"'%
O'Zu::
",w::Ii
~~~
tlj[BC)
","'0
1-"''''
VJ5a..
,,, ~ <( ..J
...,::l(jc(
zzUJ....
O~g,~
Z
.0:
Z
ii:
::Ii
~
Cl
o
l:t:
0..
II "
'0
"
"
. 0
.
m ~
" ~ 0
0: . 0
.. :E .
. .. ..
0 ;;- ,
0 .
.. "- '"