Zoning N. Cascade Rd & Edval Valentine, Gary
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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 -- Gary and Mary Beth
Valentine
Planning Services Manager Laura Carstens is transmitting information on Gary and
Mary Beth Valentine's request for rezoning to R-3 Moderate Density Multi-Family
Residential.
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Michael C. Van Milligen
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Attachment
cc: Barry Lindahl, Corporation Counsel
Cindy Steinhauser, Assistant City Manager
Laura Carstens, Planning Services Manager
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MEMORANDUM
May 31, 2006
TO: Michael Van Milligen, City Manager
FROM: Laura Carstens, Planning Services Manager~-/
RE: Rezoning Request Concurrent with Annexation -- Gary and Mary Beth Valentine
Gary and Mary Beth Valentine have requested voluntary annexation of 58.62 acres of
property east of Edval Lane and south of North Cascade Road, in conjunction with
rezoning the property to R-3 Moderate Density Multi-Family Residential. This item is
set for public hearing at the City Council's June 5, 2006 meeting.
On April 5, 2006, the Zoning Advisory Commission recommended approval of R-2 Two-
Family Residential rezoning rather than the R-3 requested by the Valentines. Gary and
Mary Beth Valentine are working with Marty McNamer of NCR Developers, Inc. Mr.
McNamer indicated at the Commission meeting that R-3 zoning provides flexibility in
developing the property with a mixture of housing styles and range of prices.
At your request, I contacted Gary Valentine regarding his request for R-3 rezoning
versus the Commission's recommendation for R-2 rezoning. Mr. Valentine indicated
that R-3 is the zoning classification that he wants for this annexation territory. The
ordinance to be considered at the City Council's June 5, 2006 meeting is for the R-3
rezoning requested by Gary and Mary Beth Valentine.
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
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April 25, 2006
The Honorable Mayor and City Council Members
City of Dubuque
City Hall - 50 W. 13th Street
Dubuque IA 52001
Description:
Rezoning
Gary & Mary Beth Valentine
Southeast Comer of North Cascade Road and Edval Lane,
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.
RE:
Applicant:
Location:
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, Gary Valentine, spoke in favor of the request. He stated that he
wants to annex and work with Mr. McNamer to develop the area. He said that he
realizes the area will be developed sooner or later and that he wants to see
improvements to the roadway.
Staff reviewed the staff report and discussed the site layout, including the 125-
foot buffer along Edval Lane.
There were public comments that under R-3 rezoning traffic will increase and
create a dangerous situation, and recommending R-2.
The Zoning Advisory Commission discussed the request, and asked Mr.
Valentine if a blanket R-2 Two-Family Residential rezoning would be acceptable
to him. Mr. Valentine stated that he was comfortable with all R-2 zoning.
Service
People
Integrity
Responsibility
Innovation
Teamwork
Valentine Rezoning
Page 2
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 property be rezoned to R-
2 Two-Family Residential.
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;\USERS\Kmunson\WP\Councj~valentine rezoning cC.Itr.doc
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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
~ezoning
DPlanned District
DPreliminary Plat
DMinor Anal Plat
[]Text Amendment
DSimple Site Plan
DMinor Site Plan
o Major Site Plan
o Major Rnal Plat
DSimple Subdivision
DAnnexation
[]TemlXlrary Use Permit
DCertificate of Economic Non-Viability
DCertificate of Appropriateness
DOther:
p,.._ tvoe or Drint leaibly in ink
Propertyowner{s): &o.r., l ---C> lU......y 13et-1... Uo..l~~:,c- Phone: 1:sc. -~"So
Address:
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State:...IA.. Zip:
Fax Number:
Mobile/Cellular Number:
Applicant/Agent: Nt......-1-;" Me ~,..cr-
Phone: ~57. /7/ ~
Oty: D'-\''''6'''~ State: ~ Zip: .S"-1DC>~
Address: 10 ~ ~",..,,..,; z.. c..........-r-
Fax Number:
5B2-&B'8?
Mobile/Cellular Number:
~qD - '2/73,
Site location/address: >c...+I,.e4.$+ ("...r"cr- 4- .ltJl!lf"tt.C..~..oc:. ~C> ""':> D LJ.../ '-<>he:...
Existing zoning: ('-"+'f Proposed zoning: j2- 3 Historic District: #J fA Landmark: J) fA
...
Legal Desaiption (Sidwell paroel ID# or lot number/block number/subdivision): 1 So 3/2" 00 ~
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Total property (lot) area (square feet or acres): liS. Zq
Desaibe proposal and reason necessary (attach a letter of explanation, if needed): R", -z-;"J p1>>pe--+'1
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CERTIACATION: I/we, the undersigned, cb hereby oertify 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 cbes not guarantee approval; and
3. All additional required written and graphic materials are attached.
Property Owner(s):
Applicant/Agent: ~ ~
Date:
Date:~
FORO~CEUSEON~'-~'PUCAnONSUBMnTALCHECK~
Fee: - Received by: '1Z . ~ Date: 2 .Z7.01. Docket: '
OSite/sketch plan OConceptual lopment Plan OPhoto Olmprovement plans
ODesign review project desaiption OFloor plan OPlat OOther:
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REZONING STAFF REPORT
Zoning Agenda: April 5, 2006
Property Address: Southeast corner of North Cascade Road at EdVal Lane
Property Owner: Gary and Mary Beth Valentine
Applicant: Gary and Mary Beth Valentine
Proposed Land Use: Residential
Proposed Zoning: R-3
Existing Land Use: Agricultural
Existing Zoning: County A-1/ R-2 Single-Family
Residential
Adjacent Land Use: North - Agricultural
East - Agricultural
South - Agricultural
West - Agricultural
Adjacent Zoning: North - A-1/
C-1 Conservancy
East - A-1/C-1
South - A-1
West - A-1
Former Zoning: 1934 -N/A; 1975 - N/A
1985 - A-1/R-2
Total Area: 58.622 Acres
Property History: The subject property has been used for agricultural purposes since its
settlement.
Physical Characteristics: The subject property is characterized as rolling topography
and generally drains toward the southeast.
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;
however the timing of utility extensions is dependent on development of adjacent
property.
Traffic Patterns/Counts: The subject property will have access to North Cascade
Road. Based on 20011DOT 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 area.
Rezoning Staff Report - Southeast corner of North Cascade Road at EdVal Lane
Page 2
Environment: Staff does not anticipate any adverse impact to the environment
provided adequate erosion control is provided during all phases of development,
and that storm water control is provided as per City Ordinance and policies.
Adjacent Properties: The impact to adjacent properties will mostly be through the
increase in traffic along North Cascade Road and an increase in ambient light
levels.
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: The applicants are requesting rezoning of approximately 58.622 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 east of EdVal Lane.
The applicant is requesting rezoning to R-3 Moderate Density Multi-Family Residential
to provide flexibility in developing the 58.622 acres. The applicants at this time do not
have immediate plans for development of the property, but the R-3 zoning is consistent
with the requested zoning being made by NCR Developers, Inc. immediately adjacent
to this property to the east. The property to the north of North Cascade Road is
developed for single-family residential homes, is in Dubuque County, and is zoned R-1
Single-Family Residential.
The requested rezoning to R-3 Moderate Density Multi-Family Residential District would
allow for a mixture of housing types, including single-family homes, duplexes and multi-
family structures up to six units in a building. North Cascade Road will serve as a
transition from the existing single-family homes on the north side of the roadway and
the proposed R-3 zoning. The topography is such that the property owned by the
Valentines lies below adjacent property on the north side of North Cascade Road.
Development of the Valentine's property would not significantly impact adjacent
property, other than an increase in the volume of traffic on North Cascade Road.
City water and sewer facilities will be extended through the NCR development to serve
the subject property. Storm water generally drains to the southeast. Storm water
control will be part of any future development of the subject property, which must be
reviewed and approved by the City Engineering Department. The proposed route of the
Southwest Arterial lies approximately 1,000 feet to the south of the subject property and
will not be impacted by development of the subject property.
Rezoning Staff Report - Southeast comer of North Cascade Road at EdVal Lane
Page 3
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 the development.
The Zoning Advisory Commission and City Council will again be reviewing this property
as part of submittal of preliminary and final subdivision plats.
Planning staff recommends that the Zoning Advisory Commission review Section 6-1.1
of the Zoning Ordinance that establishes the criteria for rezoning requests. If the
commission chooses to recommend approval, the approval should be subject to
annexation of the property to the City of Dubuque.
Prnpamd by' {It';(~ R~iowed,
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.
Date: ?ZB'Ob
Prepared by: Laura Carstens. City Planner Address: City Hall. 50 W. 13th St Telephone: 589-4210
Return to: Jeanne Schneider. City Clerk Address; City Hall- 50 W. 13m 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 AT THE SOUTHEAST CORNER OF NORTH
CASCADE ROAD AND EDVAL LANE 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, Gary and Mary Beth Valentine, property owners, 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 ofthe 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 2 and that portion of Lot 1 of Valentine Place No.3, located in the NW 1/4 ,
Section 3, T88N, R2E (Table Mound TWP) ofthe 5th P.M., Dubuque County,
Iowa that is proposed to be annexed to the City of Dubuque, Iowa.
The perimeter of the annexation area within Lot 1 is more particularly described
as follows: Portion of Lot 1 of Valentine Place NO.3: Commencing at the North
Y. corner of Section 3, T88N, R2E; thence South 0 degrees 39'-02" West, a
distance of 792.95 feet; thence South 0 degrees 47'-35" West, a distance of
676.54 feet to the point of beginning; thence South 0 degrees 47'-35" West a
distance of 1,821.93 feet; thence North 89 degrees 20'-03" West, a distance of
419.02 feet; thence North 5 degrees 32'-27" West, a distance of 1,330.99 feet;
thence Northwesterly a distance of 653.36 feet along the arc ofa 1,333.50 foot
radius curve to the left, of which the Chord distance is 646.84 feet and Chord
bearing is N 19034'37" West; thence North 33 degrees 36'-48" West, a distance
of 925.24 feet; thence North 0 Degrees 07'-31" East, a distance of 117.17 feet;
thence North 33 degrees 32'42" East, a distance of 554.26 feet; thence North 89
degrees 51'-53" East, a distance of 358.39 feet; thence South 37 degrees 43'-44"
East, a distance of 731.13 feet; thence South 0 degrees 45'-36" West, a distance
of 738.25 feet; thence South 52 degrees 45'-26" East a distance of 250.15 feet to
the point of Beginning, and to the centerline ofthe adjoining public right-of-way,
all in 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
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