Silver Oaks Estates Preliminary PlatTHE CITY OF ~~_...
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Planning Services Depaztment
City Hall
50 West 13th Street
Dubuque, Iowa 52001-4864
(563) 58911210 office
(563) 58911221 fax
(563) 690-6678 TDD
plazuung@cityofdubuque.org
www.cityofdubuque.org
The Honorable Mayor and City Council Members
City of Dubuque
City Hatl - 50 W. 13th Street
Dubuque IA 52001
RE: Preliminary Plat of Silver Oaks Estates
Applicant: Royal Oaks Development, Inc.
Location: 8506 Elmwood Drive
Dear Mayor and City Council Members:
February 9, 2007
,.-.
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 the location and layout of the
proposed subdivision.
Staff reviewed the submitted preliminary plat, noting that the property is within a
secondary growth area as established in the City's Fringe Area Development Policy.
Staff raised a concern with the lack of an alternate access into the subject area, noting
that the plat will require a waiver of the Engineering cul-de-sac standard. Currently,
there are 90 lots platted with 57 homes built in this area. The proposed new subdivision
will add 72 additional lots when fully developed and would bring the total number of lots
to 172 for the area south of Highway 61/151. This area is served by a single at-grade
intersection where Elmwood Drive intersects with the highway.
There were no public comments.
The Zoning Advisory Commission discussed the request, reviewing the street layout,
open space and access issues.
Recommendation
By a vote of 4 to 0, the Zoning Advisory Commission recommends that the City Council
approve the request subject to waiving lot frontage requirements for Lot 14, waiving the
double-frontage for Lots 2 and 3 and Lots 31-37, waiving the Engineering cul-de-sac
standard, and waiving Article IV, Design Improvement Standards, except for Section 42-
19, Blocks and Lots.
Service People Integrity Responsibility Innovation Teamwork
Silver Oaks Estates
February 9, 2007
Page 2
The Commission also requested that Planning Staff forward a separate communication
from them to the County Zoning Commission encouraging the County to work with the
applicant to identify an emergency secondary access to this area. This letter is
provided separately.
A simple majority vote is needed for the City Council to approve the request.
Respectfully submitted,
Jq~ ~-
U -'~
Jeff Stiles, Vice Chairperson
Zoning Advisory Commission
Attachments
cc: Gus Psihoyos, City Engineer
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Kahle Farm Legal Description
Lot 2 of Lot 1 of Lot 1 of Lot 1 of Lot 1 of Lot 2, and Lot 2 of Lot 1 of Lot 2 of Lot 1 of Lot 2 of Lot 2 of the
SW % of the NE %. ,the SE %< of the SE %., Lot 1 of the NE %4 of the SE '/,, and Lot 1 of Lot 1 of the SW
%< of the SE %<, (Except the portion thereof taken by Condemnation Proceedings, recorded in Book of
Lands #57, page 537, et seq., and Except the portion deeded to the State of Iowa by Warranty Deed,
Inst.# 1076-95}, and Lot 3 and Lot 4 of Walter Metcalf Place, all in Section 23, and Lot of Trexler Place in
Section 25; Township 88 North, Range 2 East of the 5'h P.M., being in Table Mound Township, Dubuque
County, Iowa, according to the recorded plats thereof; and Lot Two (2) of Furuseth's Third Subdivision in
Section 24, Township 88 North, Range 2 East of the 5 P.M., in Table Mound Township, Dubuque County,
Iowa, according to the recorded plats there of, subject to easements of record.
,51 ~~' ~' ' PRELIMINARY PLAT of
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SEC. 26. T.BBN R.2E. I "~ j~ ( ~ \ ~ ~'7.. ! ,' , b, ,~4, ~,~i y/}• 4~/
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MARY GREEN, ETAL 4/S `~ }`.: 1 ~^e .~¢y~,v`
FRANCIS THOMAS, 1/S ~ ~ i y ~ 1.Z.0 ~1C `-" 5~~ p ~ZQ~ `~ ~ ~ ~"
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SIOIILDERS sNAU NE ~ .l '~ ~
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NOTESI I `~ 1 ' ~ ~
1. PROPOSED USE IS SINGLE FAMILY RESIDENTIAL 1 , ~ r<:~I ; rS~h , p~ PRELIMINARY PLAT
SUBDIVISION, TOTAL AREA IS 168 ACRES \ t ` t~ ~ ~<:_h f r. ''
i I /~4 ~ ~;~ I ~ ~ OF
2. EXISTING & PROPOSED ZONING IS 'R-2' SINGLE FAMILY , ~ \~ ~ `~ I !j'~ ~~:: ~ 19 / i° f "SILVER OAK ESTATES"
RESIDENTIAL DISTRICT \ l \ i L, 1'~- ~ . 3.21 QC
3, MINIMUM YARD/BUILDING SETBACK DISTANCE. STREET = $E l/4\OF rllE l/f 1 r-~ + {' J ~ ~`"~
SEC. 26, T,~BN- R E J
50 FEET, REAR = 50 FEET, SIDE = 20 FEET. MARY HRE~.I~,E} 4/s '~ 1 "a ' ~ ~ `~ . ~~~1~,~~,~ f
4, PROPOSED STREET ROW SHALL BE 66 FEET WIDE, FRANCES TFIOMAS~ 1/Sr ti, + ~~ ~ ,~ ~~-
RUDW-DE-SAC SHALL HAVE A 60 FG^T RADIUS FOR THE \ ~ ~ /'~ ~. ~ ~ N ~ ~< ;~ ~Ja ~~"~
j` ~ ~ `} £, ~ s,~`R~,~~~ ^WNER/PREPARED F^RI
5. PROPOSED STREET PAVEMENT SHALL BE PER DUBUQUE \' ~ ~nY~
C^UNTY SUBDIVISION AND PLATTING GRDINANCE -TABLE \; l\_f I ~'~ ~~~ `~,• 4 I , ~ `~'~ ROYAL OAKS
lc, 26 FEET WIDE PAVEMENT WITH 4 FEET WIDE LEGEND i~ ~~.: i I ~ ~` I ( DEVELOPMENT CORP.
SHOULDERS, •- ..-
6, PROPOSED PUBLIC UTILITIES SUCH AS ELECTRIC, ~~ PRELIMINARY PLAT ~~'>~ ~ -t'~ ~~ i PD B^X SO
TELEPHONE, ETC SHALL BE INSTALLED UNDERGROUND IN A B^UNDARY X ' 1641 _ v } ~ PEGSTA, IA 52068
10 FG^T WIDE UTILITY EASEMENT UN THE INTERIOR ^F y ~ ~'"~ k~~'};xs~'~ ~,r "~ J ` PHI <563) 556-7484
7A PROPOSED WATERRSERVICE SHALL BE PRIVATE WELLS ^~',....:~~''~••~''~-~ EXISTING TREES --.,~..>..I"~ ~'~ J ~'
LO 2 S;IAZ !
SERVING 5 OR 6 L^TS, LESS THAN 25 PEOPLE. S t~1 pf TH~NV 1/4
0, EACH LOT SHALL HAVE ITS OWN PRIVATE ONSITE EXISTING C^NT^UR i s c,;25, T,~ON R:2E. PREPARED BYI
SEPTIC SYSTEM; EASEMENTS FOR - - - - - - - i HRE,EN, ETAL 4/S
g Is";TH~lras, 1/s WEBER SURVEYING, LLC
9. LOT AREA SHOWN IS NET ACREAGE ALL BUILDABLE /~ i i
LOTS SHALL MEET THE COUNTY HEALTH DEPT. MINIMUM LOT 5% --- STREET GRADES r / ~ ! / 26789 46TH AVE
APPROXIMATE j , /,/ ~ ; BERNARD, IA 52032
AREA FOR ONSITE SEPTIC SYSTEM. 1 ~ ( `" i~ J` PHI C563) 879-4173
\ 1 ~ ~ FAXI (563) 879-4199
[ HEREDT CENT(PY TINT TFIIS LAND SIRVEYpOi DOCIDENT VAS REVISIONS ~ I j I ' j
LAND PNEPARED Alm THE RELATED SIDNEY vax VAS PEAFdDEO DY ME OR 1/22/07 -ADDED SANITARY SEVER AND ' t
<~" lMOER NY DOD=CT PERSaNL SIFERV[SION AND TTNT [ AN A OILY
?5~•••• •»• ~; p LI D UNDER itc uVS av THE STATE ar DriA. ACCESS EASEMENT NOTES, MODIFIED LOT ~ { { (,<'
q,» •~n LINE BETVEEN LOT 3 L LOT 3l j
~~~ N ~ 1 ~' ~~ ~yDATE~4}y :~2~ ~,~^I~~'] DATEI 1/08/07
~• 170D4 : ~ LICENSE MINDER WODI ' S H E E T
~' MY LICENSE RENEVK DATE IS DECEMDER 31, 2007 REVI 1/22/07
°V~ ~ ~ SCALEI 1'=400' 1 ^F 1
NINN SIEETS COVERED DY iWS SEAL ~
SUBDIVISION STAFF REPORT
Project Name: Silver Oaks Estates
Zoning Agenda: February 7, 2007
Property Owner: Royals Oaks Development, Inc.
Applicant: John C. Greenwood
Number of Lots: 72
Acreage in R.O.W: N/A
Total Area: 168 acres
In City: No
In 2-Mile Area: Yes
Flood Plain: No
Density Allowed: 1/acre
Commonly owned lots: None
Sanitary Sewer: Septic
Water: Well
Storm Sewer: No
Existing Street Access: Yes
Proposed Land Use: Residential Proposed Zoning: R-2 Single-Family Residential
Existing Land Use: Vacant/Agricultural
Adjacent Land Use: North -Residential
East -Residential
South -Agricultural
West -Highway
Existing Zoning: R-2 County
Adjacent Zoning: North - R-2 County
East - R-2 County
South - R-2 County
West - R-2 County
Physical Characteristics: The subject property is located east of Highway 61/151
interchange and is characterized by rolling topography with drainage principally to the
northeast.
Proposed Phasing: Two phases: Phase 1 -Lots 1 thru 42.
Previous Conditions of Zoning or Plats: None.
Dedication of Open Space or Public Amenities: None.
Proposed Streets and Grades: The applicant is proposing seven private streets to be
developed to serve the proposed 72 residential lots. All streets will be built to City
private street standards with in terms of paving width and County standards in terms of
construction. The grades of the street will comply with City of Dubuque Standards for
minimum and maximum grades.
The City Engineering standards also recommend that cul-de-sac length be restricted to
1,300 feet or no more than 50 residences. The proposed subdivision will not comply
with this standard.
Recommended Motion: Motion to approve the submitted preliminary plat of Silver
Oaks Estates, subject to waiving lot frontage requirements for Lot 14, waiving the
Subdivision Staff Report -Silver Oaks Estates
Page 2
double-frontage for Lots 2 and 3 and Lots 31-37, waiving the Engineering cul-de-sac
standard, and waiving Article IV, Design Improvement Standards, except for Section
42-19, Blocks and Lots.
Planning staff also recommends that the Commission forward a separate
communication to the County Zoning Commission encouraging the County to work with
the applicant to identify an emergency secondary access to this area.
Conformance with Comprehensive Plan: The subject property is designated on the
City's Future Land Use Map for rural density residential. The property is also identified
in the City's Fringe Area Development Policy as a secondary growth area.
Impact of Request on:
Utilities: The subject subdivision will be served by private septic systems for each
lot and shared private wells for water service.
Traffic Patterns: The proposed subdivision includes seven new private streets to
be built to the City's private street standard in terms of width and County standards
in terms of paving thickness and base stone. There are no traffic counts available
for the County maintained street, Elmwood Drive. Access to this subdivision and
other existing lots within this area is served by a single access to Highway 61/151.
Based on 2005 IDOT counts, Highway 61/151 carries approximately 12,774
average daily trips (ADT).
Public Services: Existing public services are adequate to serve the site.
Environment: Staff does not anticipate any adverse impact to the environment
provided adequate erosion control is provided during all phases of development of
the property, and that the septic systems and private wells are installed and
maintained in compliance with County and State Standards.
Adjacent Properties: Staff anticipates that the most likely impact to adjacent
property will be an increase in the number of vehicle trips generated by the
proposed additional single-family lots when fully developed.
Recommended Conditions on Plat: None.
Staff Analysis: The submitted preliminary plat of Silver Oaks Estates subdivides 168
acres into 72 single-family lots located in Dubuque County. The proposed subdivision
Subdivision Staff Report -Silver Oaks Estates
Page 3
is located at the end of Elmwood Drive, a County maintained road, near the interchange
of U.S. Highway 61 & 151.
The proposed Silver Oaks Estates will be served by seven new private streets built to
the City's private street standards in terms of paving width, 26 feet, and the County's
standard for paving thickness and subgrade. The proposed private streets will be
maintained by an association established for the subdivision. The individual lots will be
served by shared wells for water, and each lot will have its own septic system.
The proposed subdivision is located within a secondary growth area as established in
the City's Fringe Area Development Policy. The requirements in the secondary growth
area require the streets to be built to the City's private street standard in terms of width,
which the applicant has complied with. The applicant is also providing the necessary
easements for extension of City utilities to serve the lots within the subdivision if and
when the subdivision is brought into the City through annexation.
The submitted preliminary plat indicates that Lots 2 and 3 and Lots 31-37 will be platted
as double frontage lots. The Zoning Advisory Commission can waive the restriction on
double frontage lots, and further restrict access to street "A." The applicant has
contacted the association responsible for Metcalf Lane, and has been told that the
association would not allow any access from the proposed lots adjacent to Metcalf
Lane. Planning staff has no objection to the platting of these lots as double frontage
lots, since their only access will be to the new street within the Silver Oaks Estates
Subdivision. Section 42-19(b) specifically allows double frontage lots if one of the
frontages is an arterial street without access rights. Staff believes that the restriction of
access to the proposed street in Silver Oaks substantially complies with the intent of
Section 42-19(b).
The submitted preliminary plat also includes a lot without frontage. Lot 14 has no
frontage on a private street, but does have an access easement through Lot 15.
County regulations allow this type of arrangement, but the City's Subdivision
Regulations prohibit lots without frontage. The Zoning Advisory Commission will have
to waive lot frontage for Lot 14 or require the lot to be reconfigured to have frontage.
The submitted preliminary plat includes 72 single-family lots served by seven new
private streets. However, like the rest of the developed lots in this area, this subdivision
is dependent on a single access to U.S. Highway 61/151. From U.S. Highway 61/151
to the furthest point on Street A is approximately 1.5 miles or 7,920 feet. City
Engineering standards recommend that the maximum length for a cul-de-sac be limited
to 1,300 feet or 50 residences. This standard will have to be waived by the Zoning
Advisory Commission to recommend approval of this preliminary plat.
Planning staff s principal concern with the platting of Silver Oaks Estates is not specific
to the proposed subdivision, but rather the continued development of housing lots in
this area which is served by a single access to Highway 61/151. With the platting of
Subdivision Staff Report -Silver Oaks Estates Page 4
Silver Oaks Estates, a total of 162 lots will be platted in this area with the only means of
access the intersection of Elmwood Drive and U.S. 61/151. Currently, there are 90 lots
platted with 57 single family homes built. Planning staffs primary concern is that if
Highway 61/151 should be closed for an extended period of time due to an accident or
from a resulting hazardous chemical spill, a significant number of residents will be cut
off from their sole means of access. Highway 61/151 currently carries 12,774 ADT and
based on IDOT accident data for the area surrounding the interchange, there were 78
accidents of all types between 2001 and 2005. The developer of the proposed Silver
Oaks Estates or the developers of other existing subdivisions in this area have difficulty
in providing a second means of access as all the streets except for Elmwood Drive in
this area are privately owned and maintained. The private maintenance of these
streets makes it difficult to interconnect them because the multiple ownerships create
issues, such as cost sharing and liability, which are not an issue when streets are
dedicated to the public for maintenance. Planning staff believes that before a
significant number of additional Tots are platted in this area, that a second means of
access for emergency vehicles should be provided. Dubuque County is in a position to
assist with this, as they do have the right to acquire land for public purposes, and to
require secondary access for subdivisions.
Planning staff recommends that the Zoning Advisory Commission review the
preliminary plat of Silver Oaks Estates and recommend approval of the preliminary plat.
Planning staff would also recommend that the Zoning Advisory Commission send a
separate communication encouraging Dubuque County Zoning Commission to work
with the property owners and developers to create an emergency secondary access
into this area.
Prepared by: Reviewed: ate: /'3~'~~
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