Final Plat_North Grandview Estates No 2.
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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
www.cityofdubuque.org
June 21, 2006
The Honorable Mayor and City Council Members
City of Dubuque
City Hall- 50 W. 13th Street
Dubuque IA 52001
Applicant:
Location:
Description:
Richard Henkel/Buesing and Associates
3065 N. Grandview Avenue
Final Plat of Lots 1 thru 38, Inclusive, and Lot A of North Grandview Estates
Dear Mayor and City Council Members:
The City of Dubuque Zoning Advisory Commission has reviewed the above-cited request. The
application, staff report and related materials are attached for your review.
Discussion
The applicant spoke in favor of the request, reviewing changes to the final plat, including larger
lots along the proposed public street (Helen Ridge Court) and requesting waiver of City
standards to allow a 27-foot wide street with 42 feet of right-of-way.
Staff reviewed the plat noting that the number of lots has been reduced to 34 building lots.
Staff indicated that both Planning and Engineering staff are supportive of waiving street
standards to allow Helen Ridge Court to have 27-foot of paving and 42 feet of right-of-way,
provided parking is restricted to one side, due to topography and number of lots.
There were no public comments.
The Zoning Advisory Commission discussed the request, noting that the topography and
limited number of lots served by Helen Ridge Court justify waiving the City residential street
standard in this situation.
Recommendation
By a vote of 4 to 1, the Zoning Advisory Commission recommends that the City Council
approve the request, with a waiver of the residential street width standard and limiting parking
to one side of Helen Ridge Court.
A simple majority vote is needed for the City Council to approve the request.
Respectfully submitted,
/;i/f (}--I-o (J,,,,_,)
~
Je Stil s~ Chairperson
Zoning Advisory Commission
cc: Gus Psihoyos, City Engineer
David Harris, Housing & Community Development Director
Service
People
Integrity
Responsibility
Innovation
Teamwork
. .
.
Prepared by: Laura Carstens. City Planner Address: City Hall 50 W. 13th Street Telephone: 589-4210
Return to: Jeanne Schneider. City Cieri< Address: City Hall. 50 W. 13th Street Telephone: 589-4120
RESOLUTION NO. 308-06
A RESOLUTION APPROVING THE FINAL PLAT OF NORTH GRANDVIEW ESTATES
NO.2 IN THE CITY OF DUBUQUE, IOWA.
Whereas, there has been filed with the City Clerk a Final Plat of North Grandview
Estates NO.2 in the City of Dubuque, Iowa; and;
Whereas, upon said final plat appears a street to be known as Helen Ridge Court
(Lot A), together with certain public utility storm and sanitary sewer easements and
storm water detention basins (Lots 10 and 12) all in North Grandview Estates No.2,
which the owner, by said final plat, has dedicated to the public forever; and
Whereas, the preliminary plat has been examined by the Zoning Advisory
Commission and had its approval endorsed thereon; and
Whereas, said final plat has been reviewed by the City Planner and had her
approval endorsed thereon, subject to the owners agreeing to the conditions noted in
Section 3 below; and
Whereas, said final plat has been examined by the City Council and they find that
it conforms to the statutes and ordinances relating to it, except that no streets or public
utilities have yet been constructed or installed.
NOW, THEREFORE, BE IT RESOLVED BY THE CITY COUNCIL OF THE CITY
OF DUBUQUE, IOWA:
Section 1. That the dedication of Helen Ridge Court (Lot A), and the
easements for public utilities, sanitary sewer and storm sewer as they appear upon said
final plat, be and the same are hereby accepted; and
Section 2. That the Final Plat of North Grandview Estates NO.2 is hereby
approved and the Mayor and City Clerk are hereby authorized and directed to endorse
. ,
..
Resolution No, -06
Page 2
the approval of the City of Dubuque, Iowa, upon said final plat, provided the owners of
said property herein named, execute their written acceptance hereto attached agreeing:
(a) To reduce Helen Ridge Court (Lot A) to grade and to construct concrete curb and
gutter and to hard surface with asphaltic concrete, or with concrete paving with
integral curb, all in accordance with the City of Dubuque standard specifications,
all in a manner acceptable to the City Engineer, in conformance with construction
improvement plans approved by the City Engineer, and inspected by the City
Engineer;
(b) To install sanitary sewer and service laterals, water mains and water service
laterals into each individual lot, storm sewers and catch basins, boulevard street
lighting and erosion control devices all in accordance with the City of Dubuque
standard specifications, all in a manner acceptable to the City Engineer, and in
accordance with construction improvement plans approved by the City Engineer,
and inspected by the City Engineer;
(c) To construct said improvements, prior to two (2) years from the date of
acceptance of this resolution, at the sole expense of the owners, or future owner;
(d) To construct storm water detention facilities in a manner acceptable to the City
Engineer, in accordance with construction improvement plans approved by the
City Engineer, prior to grading associated with the proposed streets;
(e) To maintain the above public improvements, for a period of two (2) years from the
date of the acceptance of those improvements by the City of Dubuque, Iowa, at
the sole expense of the owners, or future owner;
And, further provided that said North Grandview Estates, LLC, as owner of said
property, shall secure the performance of the foregoing conditions provided in this
Section by providing guarantees in such form and with such sureties as may be
acceptable to the City Manager of the City of Dubuque, Iowa,
Section 3. That the City's residential street width standard is hereby waived to
allow construction of Helen Ridge Court with 27-foot of paving and 42-foot of right-of-
way. Parking on Helen Ridge Court shall be restricted to the north and west sides of
the street.
Section 4, Sidewalk installation shall be the responsibility of the owner
abutting the public rights-of-way, including lots with multiple frontages, as required by
City Code 41-161 through 41-164, The responsibility shall extend to all successors,
heirs and assignees, Sidewalk installation will not be required until the development of
the lot has been completed, except as required herein, In sparsely developed
subdivisions, sidewalks on developed lots will not be required until 50% of the lots
approved by the plat have been developed, All vacant lots shall have sidewalks
installed upon development of 80% of the lots approved by the plat.
. .
..
Resolution No. -06
Page 3
Section 5. The developer will maintain the detention facilities constructed as
part of North Grandview Estates Subdivision NO.2 until it has been fully completed and
80% of the sum of the platted lots in the entire North Grandview Estates NO.2 is fully
developed and the remaining 20% of these lots have installed adequate erosion control
measures as approved by the City. Upon the City's acceptance of the detention facility,
the maintenance expenses incurred by the City of Dubuque for the storm water
detention facility (Lots 10 and 12) shall be assessed against the lot owners of North
Grandview Estates No.2, in equal amounts, and the City Manager shall certify such
costs to the City Clerk, who in turn shall promptly certify such costs to the Dubuque
County Treasurer, and such costs shall then be collected with and in the same manner
as general property taxes in accordance with provisions of law.
Section 6. That the City may install a portion of the sanitary sewer mains and
sewer service laterals into each individual lot. The costs associated with this installation
shall be reimbursed to the City from the developer, his successors and assigns as each
lot is sold, with a balloon payment at the end of five years from the date of this
resolution, all in accordance with the development agreement between the City of
Dubuque and North Grandview Estates, LLC.
Section 7. That the City may install a portion of the water mains and service
laterals into each individual lot. The costs associated with this installation shall be
reimbursed to the City from the developer, his successors and assigns as each lot is
sold, with a balloon payment at the end of five years from the date of this resolution, all
in accordance with the development agreement between the City of Dubuque and North
Grandview Estates, LLC.
Section 8. That the final acceptance of all public improvements shall occur
upon certification of the City Engineer to the City Council that all public improvements
have been completed in accordance with the improvement plans and City standard
specifications and accepted by City Council Resolution.
Section 9. That in the event North Grandview Estates, LLC fails to execute the
acceptance and furnish the guarantees provided in Section 2 hereof within 180 days
atter the date of this Resolution, the provisions hereof shall be null and void and the
acceptance of the dedication and approval the plat shall not be effective.
Passed, approved and adopted this 5th day of July, 2006.
Roy D. Buol, Mayor
Attest:
Jeanne F. Schneider, City Clerk
PREPARED BY: BUESING lie ASSOCIATES
ADDRESS: 1212 LOCUST STREET,
DUBUQUE, IOWA
PHONE:
FINAL PLAT OF NORTH GRANDVIEW ESTATES NO.2
THE CITY OF DUBUQUE, DUBUQUE COUNTY, IOWA.
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AS COMPRISED OF LOT 2 OF NORTH GRANDVIEW ESTATES IN THE CITY OF DUBUQUE, DUBUQUE COUNTY, IOWA,
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2 PR(PIUET~' NlIRTH c.RANDVIE\I ESTATES, LLC
3. SURVEY REQUESTED iT, IlICI( HENI(EL
4. TOTAL AREA SUltVEYEO 10.86 ACllES.
5.THISPL...TI5SUBJECTTO...LLRlCiHTlT"''''YSANDEA5EI€NTS
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ADDRESS: 1212 lOCUST STREET,
DUBUQUE, IOWA
PHONE:
583 5564389
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1D'!5.71I 83.03
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167.53149.99
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SHEET 2 OF 6
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Sheet 3 of 6
Surveyor's Certificate
Dubuque, Iowa
f'Aa.'1.2/ ,2006
I hereby certify that the plat shown on sheets 1, & 2 of 6 hereof, is a true and correct FINAL PLAT DF NORTH
GRANDVIEW ESTATES No.2 IN THE CITY OF DUBUQUE, DUBUQUE COUNTY, IOWA as comprised of
Lot 2 of North Grandview Estates in the City of Dubuque, Dubuque County, Iowa according to the recorded
plats thereof, subject to easements of record and not of record. The perimeter boundary of NORTH
GRANDVIEW ESTATES No.2 was surveyed by me and is more particularly described as follows:
NORTH GRANDVIEW ESTATES No.2
Commencing at the Northeast corner of Lot 1-1-1 of Mineral Lot 359 in Section 14, T89N, R2E, of the 5th
P.M., Dubuque County, Iowa, said point being the Point Of Beginning;
Thence South 88018' 34" East (this is an assumed bearing for the purposes of this survey only), along the
South Right of Way (ROW.) line of 32'" Street, a distance of 464.40 feet to the intersection of said South
RO.W. line and the West ROW. line of North Grandview Avenue;
Thence South 60 35' 08" West along said ROW. line, a distance of 350.00 feet;
Thence South 4016' 06" West along said R.O.W. line, a distance of 397.42 feet;
Thence Southwesterly along said ROW. line a distance of 253.51 feet along the Arc of a 913.00 foot radius
curve to the right, of which the chord distance is 252.70 feet and chord bearing of South 120 13' 22" West;
Thence South 20010' 38" West along said ROW. line, a distance of 93.94 feet to the Northeast corner of Lot
1 of North Grandview Estates;
Thence North 690 49' 22" West, along the Northerly line of said Lot 1 , a distance of 96.72 feet;
Thence South 160 52' 04" West, along the Westerly line of said Lot 1 , a distance of 70.07 feet to the
Southwest corner of said Lot 1;
Thence South 690 47' 41" East, along the Southerly line of said Lot 1 , a distance of 7.68 feet to the Northwest
corner of Lot 1 of North Grandview Piace;
Thence South 200 12'19" West, aiong the Westerly line of said Lot 1, a distance of 162.40 feet to the North
line of Block 8 of MaryCrest Subdivision No.2;
Thence South 890 17' 52" West, along the North lines of Lots 14, 12 and 11 of said Block 6, a distance of
137.65 feet to the Southeast corner of Lot 2-1-1 of Mineral Lot 359;
Thence North 00 29' 18" West, along the East lines of Lot 2-1-1 of Mineral Lot 359 and Lot 1-1-1 of Mineral Lot
359, a distance of 1283.33 feet to the Point Of Beginning.
The total surveyed area of North Grandview Estates NO.2 is 10.86 acres. The Surveyed area is subject to
all easements of record and not of record.
I hereby certify that this land surveying document was prepared and the related survey work was performed by
me or under my direct personal supervision and that I am a duly licensed Land Surveyor under the Jaws of the
State of Iowa. AIi monuments were placed or shall be placed within one year from the date that this plat is
recorded.
~-/~
TERRY . KOELKER
LICENSED LAND SURVEYOR
REGISTRATION # 15487
ftl"y 3/ . 2006
DATE
REG. RENEWAL 12/31/07
~
Sheet 4 of 6
Owners Consent
Dubuque, Iowa 'frJ1Uf ~I ,2006
The foregoing FINAL PLAT OF NORTH GRANDVIEW ESTATES No. 21N THE CITY OF DUBUQUE,
DUBUQUE COUNTY, IOWA is made with the free consent and in accordance with the desires of the
undersigned owners and proprietors of said real estate. We hereby dedicate, Lot A (Helen Ridge Court) and
all easements shown to the public.
State of Iowa )
)
County of Dubuque) ss:
On thiS.1J.E.. day of LfYlr;:t" ,AD 2006, before me be/,ol7Jl., II. IA. I::.oYl~-.A Notary
Public in and for the State of Iowa, pe nallyappeared Richard Henkel to me personally kn , who, being
duly swom did say that said Richard Henkel is President of North Grandview Estates, L.L.C., that the seal
affixed to the above instrument was signed and sealed on behalf of said Corporation by authority of its Board
of Directors, and that said Richard Henkel, President aCknowledged the execution of said instrument to be the
voiuntary act and deed of said Corporation by it vOluntarily executed.
Witness my hand and Notarial Seal on the date
,"
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,
,
Attornev's Certificate
Dubuque, Iowa
June 1
,2006
TO WHOM IT MAY CONCERN:
This will certify that I have examined the abstract of title covering Lot 2 of North Grandvlew Estates in the
City of Dubuque, Dubuque County, Iowa according to plats thereof covering the period from govemment entry
to May 15. 2006 certified on that date
by Dllbu(]ue Countv Abstract. & Titl e Co. and find that said abstract shows good and
merchantable title to said real estate in North Grandview states L.L. C. free
and clear of all liens and encumbrances and shows taxes td i eluding taxes for the year
Subject to 1at mortgage to DuTrac Community Cr~ait ion dated ecem 1
I' ",'
.
Sheet 5 of 6
County Treasurer's Certificate
Dubuque, Iowa
Cill ~q
,
,2006
I, the undersigned, Eric Stierman, Treasurer of Dubuque County, Iowa, do hereby certify that all taxes levied
against Lot 2 of North Grandvlew Estates in the City of Dubuque, Dubuque County, Iowa, have been paid
and said real estate is free from taxes as of this date. L ~ k. . .
Treasurer of Dubuque County, Iowa
City of DubuQue Zonina Advisorv Commission
Dubuque, Iowa
.sJ\>..,,-- 7 ,2006
The foregoing FINAL PLAT OF NORTH GRANDVIEW ESTATES No, 21N THE CITY OF DUBUQUE
DUBUQUE COUNTY, IOWA and the dedicatio f L t A (H . ,
public. is hereby approved b Ci Zonin A . n 0 0 . e!en Ridge C.ourt) and all easements shown to the
said plat by the City Council ~f t~ City o~ DudVb'USqOurye cohmmlsbslon of the City of Dubuque, Iowa and approvai of
IS ere y recomm n d.
By:
Zoning Advis
on of the City of Dubuque, IA
City of Dubuoue, Iowa
Dubuque, Iowa
;;;/.:) , 2006
The undersigned, Roy D. Buol, Mayor and Jeanne Schneider, Clerk of the City of Dubuque, Iowa, do hereby
certify that the foregoing FINAL PLAT OF NORTH GRANDVIEW ESTATES No, 2 IN THE CITY OF
DUBUQUE, DUBUQUE COUNTY, IOWA and the dedication of Lot A (Helen Ridge Court) and all easements
to the public, as appears heretofore has been filed in the office of the C' y Clerk of Dubuque, Iowa and that the
City Council of the City of Dubuque, Iowa approves said plat.
rk of the City of Dubuque, IA
County Audito~s Certificate
Dubuque, Iowa
-\"'~ -z.~-\ ,2006
The foregoing FINAL PLAT OF NORTH GRANDVIEW ESTATES No, 21N THE CITY OF DUBUQUE,
DUBUQUE COUNIf. IOWA was entered of record in the Office of the Dubuque County Auditor this
Z~.~ day of '-""~ , 2006.
~''- ~-T}A~
Dubuque County Audito~~. ubu . Iowa
~~~~\.)~
"
Sheet 6 of 6
BANK CONSENT
Dutrac Community Credit Union of Dubuque, Iowa hereby states that it is the mortgagee of a mortgage
instrument No. of the records of Dubuque County, Iowa on real estate described as follows:
LOT 2 OF NORTH GRANDVIEW ESTATES IN THE CITY OF DUBUQUE, DUBUQUE COUNTY, IOWA.
Dutrac Community Credit Union of Dubuque, Iowa hereby consents to the FINAL PLAT OF NORTH
GRANDVIEW ESTATES No.2 IN THE CITY OF DUBUQUE, DUBUQUE COUNTY, IOWA
Dated this 3 6 <\t.... day of ~ \!vv\{ , 2006
Dutrac Community Credit Union of DUBUQUE, IOWA
BY: ~ t3,~~
Thomas O. Fillman, Business Relationship Manager
State of Iowa
County of Dubuque ss:
On this ~ day of -:::r"'V\e , AD 2006, before me, the undersigned, A Notary Public in and
for the State of Iowa, personally appeared Thomas Fillman, to me personally known, who being by me duly
sworn, did state that he is the Business Relationship Manager of Dutrac Community Credit Union of Dubuque,
Iowa of the corporation executing the within and foregoing instrument, that said instrument was signed on
behalf of said Corporation by authority of its Board of Directors, and that Thomas Fillman as officer
acknowledged the execution of the foregoing instrument to be the voluntary ael and deed of said Corporation
by it voluntarily executed.
Witness my hand and Notarial Seal on the date above written.
, (),r~",~ 'u,.i'v,~r
Notary Public in and for the State of Iowa
BRENOA HERBER
Commlu1cn Number 70 0
llIyComm1ulonEJplrH'"
~~
City Assessor's Certificate
Dubuque, Iowa
:c.""", 1.11 ,2006
The foregoing FINAL PLAT OF NORTH GRANDVIEW ESTATES No. 21N THE CITY OF DUBUQUE,
DUBUQUE COUNTY, IOWA was entered of record in the Office of the City Assessor of the County of
Dubuque, Iowa, on the date first written above.
-€..t,q i< ~
City Assessor, 0 yo, owa
Recorder's Certificate
,2006
The foregoing FINAL PLAT OF NORTH GRANDVIEW ESTATES No.2 IN THE CITY OF DUBUQUE,
DUBUQUE COUNTY, IOWA has been reviewed by the Dubuque County Recorder.
Dubuque County Recorder
5UB~duE
~~-~<
(! -r-
PLANNING APPLICATION FORM
Variance
Conditional Use Permit
Appeal
Special Exception
Limited Setback Waiver
Simple Site Plan
Minor Site Plan
Major Site Plan
)C Major Final Plat
Simple Subdivision
Annexation
Temporary Use Permit
Certificate of Appropriateness
Certificate of Economic Hardship
Other:
Rezoning
Planned District
Preliminary Plat
Minor Final Plat
Text Amendment
PLEASE TYPE OR PRINT LEGIBLY IN INK
Property Owner(s): North Grandview Estates. LLC
Address:
1312 Whistlewind Lane
City: Dubuaue
State: Iowa
Fax Number:
Mobile/Cellular Number:
Applicant/Agent: Richard Henkel IBuesing & Associates
Phone:
Address:
1312 Whistlewind Lane
City: Dubuaue
State: Iowa
Fax Number:
Mobile/Cellular Number:
563-556-6717
Site location/address: 3065 North Grandview Ave
Existing zoning: R-I
Proposed zoning: R-I
Historic district:
City of Dubuque
Planning Services Department
Dubuque IA 52001-4864
Phone: 319-589-4210
Fax: 319-589-4221
Phone:
563-557-1587
Zip: 5200 I
563-557-1587
Zip: 5200 I
'itS-.3\, 13
Landmark:
Legal description (Sidwell Parcel 10 number or lot number/block number/subdivision): Parcel # 1014152004
Total property (lot) area (square feet or acres): 10.86 Acres
Number of lots:
Describe proposal and reason necessary (attach a letter of explanation, if needed): Prooosed single familv
residential develooment of a 38 Lot Subdivision.
CERTIFICATION: I/we, the undersigned, do hereby certify that:
The information submitted herein is true and correct to the best of my/our knowledge and upon submittai
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.
propertyowner(s)~~~
Applicant/Agent: ( ,
1.
Date S-d; ~Z?
Date: / dl!
Received by:
Conceptual deveiopment plan
ATION SUBMITTAL CHECKLIST
Date: t/;lS.CJb Docket:
Fee~ 2m 00
FOR OFFICE USE ONLY - APPLI
;(
Site/sketch plan
Improvement plans
Design review project description
Photo
Floor Plan
Plat
Other:
BITTER LAW OFFICES
485 LOCUST STREET
DUBUOUE, IOWA 52001.6940
Office: 563.588-4608
Fax: 563.588.0103
~~~ow~
Joseph J. Bitter'
Thomas A. Bitter
00
JUN 1 5 2006
~
Residence
Joe: 563.582.1768
Tom: 563.582.7545
. Also licensed in Illinois
Client parking in rear
June 15, 2006
CI1Y OF DUBUQUE
PLANNING SERVICES DEPARTMENT
Michael C. Van Milligen
City Manager
City Hall
50 West 13th Street
Dubuque, IA 52001-4864
Re: North Grandview Estates subdivision
Dear City Manager Van Milligen:
This letter is in response to yours of April 10, 20Q6. Mr.
Henkel and I have reviewed your letter, and he is in agreement
with the terms and conditions that you have laid out in that
letter regarding future development of North Grandview Estates.
It is our understanding that the City will agree to allow Mr.
Henkel to continue development of 10 lots in the subdivision for
affordable housing, and that the City will allow the remaining
lots in the subdivision, namely those on Helen Ridge, to be
developed for sale at market rates.
We understand that the Agreement Between the City of Dubuque,
Iowa and North Grandview Estates, LLC which was recorded as
Instrument No. 2005-00006151 will need to be amended and approved
by the City Council. Barry Lindahl drafted the original document
which was recorded. I assume that he will draft the amendment
that is required to allow for the changes outlined in my letter
of February 10, 2006, and refined in your response of April 10,
2006.
I have been out of the office lately for health related reasons.
This affected my ability to follow up and stay in contact with
you and with Mr. Henkel. I hope that you will not penalize him
for this delay. He is most anxious to move forward with the
project, and had hoped to be included on the City Council agenda
for June 19, 2006. Please let us know if this is possible, and
if not, how soon we might expect to have the Amendment to the
Agreement ready for approval by the Council.
Thank you for your consideration.
Very truly yours,
Joseph J. Bitter
JJB/slcS
cc Barry Lindahl, City Attorney
Gus Psihoyos, Assistant City Engineer
David Harris, Housing Services Manager
Robert Green, Water Plant Manager
Laura Carstens, Planning Services Manager
Final Plat of N Grandview Estates
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Applicant: Richard Henkel/Sandra Williams/North Grandview
Estates, LLC
Location: 3065 N. Grandview Avenue
northgrandviewestatesplatJ11/16104
~"Oq. ",.t.u~U~'"TRE!T CUIIlJ<llJe.JCMJ.
FINAL Pu\T OF NORTH GRANDVIEW ESTATES NO.2
THE CITY OF DUBUQUE. DUBUQUE COUNTY, IOWA
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SHEET 2 OF 0;
SUBDIVISION STAFF REPORT
Project Name:
Final plat North Grandview Estates NO.2
Property Owner:
North Grandview Estates, LLC
Applicant:
Richard Henkel
Number of Lots: 37
Acreage in R.O.W: 1.09
Total Area: 10.86
In City: Yes
In 2-Mile Area: N/A
Flood Plain: No
Density Allowed: 1/5,000
Commonly owned lots: None
Sanitary Sewer: Yes
Water: Yes
Storm Sewer: Yes
Existing Street Access: Yes
Proposed Land Use: Residential
Existing Land Use: Vacant
Adjacent Land Use: North - VacanUResidential
East - Residential
South - Residential
West - Residential
Proposed Zoning: R-1
Existing Zoning: R-1
Adjacent Zoning: North - AG
East - R-4
South - R-1
West- R-1
Physical Characteristics: The subject property is located along the west side of North
Grandview near its intersection with W. 32"d Street. The subject property slopes
generally to the northeast.
Proposed Phasing: None.
Previous Conditions of Zoning or Plats: None.
Dedication of Open Space or Public Amenities: None.
Proposed Streets and Grades: The proposed public street will have a grade that varies
between 2-12%.
Recommended Motion: Motion to approve the submitted final plat of North Grandview
Estates NO.2 as it is in substantial compliance with City of Dubuque Subdivision
Regulations.
Conformance with Comprehensive Plan: This subdivision implements the
Comprehensive Plan Land Use Element Goals 1.2, 7.1, 7.2 and Housing Goals: 2.1,
3.1 and 3.3.
Subdivision Staff Report - North Grandview Estates NO.2
Page 2
Impact of Request on:
Utilities: Existing utilities are adequate to serve the site, provided that water and
sewer are extended to serve all lots.
Traffic Patterns: North Grandview Avenue is classified as a minor arterial and
carries approximately 3,300 average vehicle trips per day. West 32nd Street is
classified as a minor arterial and carries approximately 10,000 average vehicle trips
per day.
Public Services: Existing public services are adequate to serve the proposed
subdivision.
Environment: Staff does not anticipate any adverse impact to the environment
provided adequate erosion control is provided during all phases of development of
the subdivision, and adequate storm water control is provided subject to review and
approval by City Engineering.
Adjacent Properties: Staff anticipates that adjacent property will be impacted to
some degree by increased in volume of traffic utilizing the surrounding street
system and additional storm water runoff.
Recommended Conditions on Plat: None.
Staff Analysis: The submitted final plat of North Grandview Estates NO.2 subdivides
an existing 11-acre parcel into 37 building lots. The subject property is currently zoned
R-1 Single-Family Residential. The Zoning Advisory Commission previously reviewed
and recommended approval of the preliminary plat for North Grandview Estates in May
2004. The final plat was approved by the City Council in December 2004. The new
plat is substantially the same as the previous plat except for the number and size of
lots. The number of lots has been reduced from 39 to 37 lots and the size of the lots
along the proposed public street, Helen Ridge Court, have been increased in size from
65 feet of lot frontage to 74 feet of lot frontage.
The subject subdivision can be served by City water and sewer through extensions of
both utilities into the subdivision. Storm water detention will be provided as per City
Engineering requirements. In addition, the surrounding drainage area will also be
impacted by two capital improvement projects. The first project is completed with the
construction of the Carter Road detention facility. In addition, the existing West 32nd
Street detention facility will be enlarged to accommodate additional storm water
storage.
The original final plat provided for the construction of a new public street built to the
City's smaller residential street design to enhance the affordability of new subdivisions.
Subdivision Staff Report - North Grandview Estates NO.2
Page 3
Since the lots along Helen Ridge Court will now be larger, this area of the subdivision
no longer qualifies for the reduced City street standard used to promote affordable
housing. However, the applicant still desires to construct Helen Ridge Court to a 27-
foot paving width with a 42-foot right-of-way width. The City's Subdivision Regulations
allow the Commission and City Council to waive subdivision standards, including street
standards.
Planning and Engineering staff have no objection to a 27 -foot street width and 42-foot
right-of-way because of the topography of the site and the small number of lots that
would be served by the street. Construction of a standard width city street would
reduce the depth of the lots on the east side of Helen Ridge court and place the rear of
the homes closer to where the property quickly drops to the lots fronting on North
Grandview.
There are 10 lots proposed to have frontage on North Grandview Avenue and will take
their access from that street. The subject parcel is of such a size and shape that it is
not possible to provide access from within the subdivision itself. While North Grandview
is functionally classified as a minor arterial, historically, lots have been allowed to be
platted along the street with access directly to the roadway. This is true of the entire
length of Grandview Avenue from Mt. Carmel all the way to West 32"d Street. In
addition, while the roadway technically runs through the entire length of the City, it does
not function as a north/south arterial, especially once it crosses Clarke Drive. City
Engineering has reviewed the submitted plat and does not object to the additional curb
cuts onto North Grandview.
The subject subdivision is in all respects substantially in compliance with the City of
Dubuque Subdivision Regulations, and Planning staff would recommend that the final
plat of North Grandview Estates be approved as submitted, subject to waiving street
standards to allow Helen Ridge Court to have 27 feet of paving and 42 feet of frontage.
Prepared by:
~;( ~eviewed: P/A
Date: 5. 3b .0,"