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Kivlahan Farms Rezoning Plat
Planning Services Deparhnent City Hall 50 West 13~ Street Dubuque, IA 52001-4864 (563) 589-4210 phone (563) 589-4221 fax (563) 690~i678 TDD pl anning~cityofdubuque.org May 3, 2007 The Honorable Mayor and City Council Members City of Dubuque City Hall - 50 W. 13"' Street Dubuque IA 52001 Applicant: John Kivlahan, Kivlahan Farms Location: South of the Northwest Arterial and west of John F. Kennedy Road Description: Preliminary Plat of Pebble Cove Subdivision 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 number of lots and street access. Staff reviewed location of the subdivision, size and layout of new streets, location of utilities and dedication of Lot A for a neighbofiood park. Staff reviewed the size of building lots and requested that approval be conditioned on reduction of the number and location of detention basins. There were no public comments. The Zoning Advisory Commission discussed the request, noting that the submitted preliminary plat indicated four small detention areas which City Engineering wants to be reduced in number as a condition the plat approval. The Commission also asked about the stub street to the west (Charleston Court). Staff indicated it would provide access to adjacent C-3 property that does not have access to the Northwest Arterial. Recomm®ndation By a vote of 5 to 0 the Zoning Advisory Commission approved the submitted preliminary plat. No action by the City council is necessary, this item is provided for information only. Respectfully submitted, Eugene Bird Jr., Chairperson Zoning Advisory Commission F:\USERS1KmunsonlWPlCity CouncillCC 05_21_071Kivlahan Pn3liminary PlaflKivlahan Cc Itr.doc Service People Integrity Responsibility Innovation THE CITY OF DUB E PLANNING APPLICATION FORM City of Dubuque Planning Services Department Dubuque, IA 52001-4864 Phone: 563-589-4210 Fax: 563-589-4221 ^ Variance ^ Rezoning ^ Simple Site Plan ^ Annexation ^ Conditional Use Permit ^ Planned District ^ Minor Site Plan ^ Temporary Use Permit ^ Appeal ®Preliminary Plat ^ Major Site Plan ^ Certificate of Economic Non-Viability ^ Special Exception ^ Minor Final Plat ^ Major Final Plat ^ Certificate of Appropriateness ^ Limited Setback Waiver ^ Text Amendment ^ Simple Subdivision ^ Other: Please tvue or urint legibly in ink Property owner(s): Kivlahan Farms L.C. c/o John Kivlahan Phone: 582-1626 Address: 4922 Wild Flower Dr. City: Dubuque State: IA Zip: 52002 Fax Number: Mobile/Cellular Number: 580-0168 Applicant/Agent: Address: City: Phone: State• Zip: Fax Number: Mobile/Cellular Number: Site location/address: South of the Northwest Arterial and west of )ohn F. Kennedy Road Existing zoning: R-1 Proposed zoning: Historic District: Landmark: Legal Description (Bidwell parcel ID# or lot number/block number/subdivision): Lot 2-2 of Helen E. & Marv H. Stewart Sub. (1016251002). and Lot 1-1-1-1-1-1-1-1-1-1-9 of NEl/4 of Sec. 16, T89N. R2E (1016277001) Total property (lot) area (square feet or acres): 17.83 acres Describe proposal and reason necessary (attach a letter of explanation, if needed): Residential Subdivision CERTIFICATION: I/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. Properly Owner(s): ~ Date: ~ '--Z~-© Applicant/Agent: Date: FOR OFFICE U LY- ATION SUBMITTAL CHECKLIST Fee: 7-30'O° Received by: ~ Date: 3 ' ~°'~~Docket: ^Site/sketch plan ^Conceptual Development Plan ^Photo ^Plat ^Improvement plans ^Design review project description ^Floor plan ^Other: THE CITY OF ~~~ -~...: D~B'_~E Vicinity Map Applicant: Kivlahan Farms LC Location: Southwest of the Northwest Arterial/ John F. Kennedy Road intersection Description: Preliminary Plat of Pebble Cove Subdivision Proposed Area to be Platted Zoning Boundary ~^~x City Limits ZAC Vicinity Maps~Preliminary Plat of Pebble Cove (Kivlahan) 04_25 07 Base Map Provided by Dubuque County GIS SUBDIVISION STAFF REPORT Zoning Agenda: May 2, 2007 Project Name: Preliminary Plat of Pebble Cove Subdivision Property Owner: Kivlahan Farms, L.C. Applicant: John Kivlahan Number of Lots: 24 Acreage in R.O.W: 2.3 acres Total Area: 16.73 acres In City: Yes In 2-Mile Area: N/A Flood Plain: No Density Allowed: 1 per 5,000 sq. ft. Commonly owned lots: None Sanitary Sewer: Yes Water: Yes Storm Sewer: Yes Existing Street Access: Yes Proposed Land Use: Residential Existing Land Use: Agricultural Proposed Zoning: R-1 Existing Zoning: R-1 Adjacent Land Use: North -Highway/Commercial Adjacent Zoning: North - C-3 East -Residential East -R-1 South -Residential South - R-1 West -Vacant West - C-3 Physical Characteristics: The subject property is located near the southwest corner of the Northwest Arterial and John F. Kennedy Road. The topography is generally sloping and drains to the southeast. Proposed Phasing: None. Previous Conditions of Zoning or Plats: None. Dedication of Open Space or Public Amenities: The developer is proposing to donate Lot A to the City of Dubuque for park purposes. The land would be dedicated by the developer to the City as part of the final plat. Proposed Streets and Grades: The proposed subdivision includes two streets - Kivlahan Drive and Charleston Court. The grades vary from 2% to 12%. These street names will change once a final plat is submitted. Recommended Motion: Motion to approve the submitted preliminary plat of Pebble Cove Subdivision as it is in substantial compliance with City of Dubuque Subdivision Regulations, subject to modifying the number and location of detention areas. Subdivision Staff Report -Preliminary Plat of Pebble Cove Subdivision Page 2 Conformance with Comprehensive Plan: This 2030 Future Land Use Map designates the property as multi-family residential. This proposal implements the Comprehensive Plan Land Use Element: Goal 1.2, 1.5, 4.3, 7.1 and 7.2. Impact of Request on: Utilities: City Water and Sanitary sewer service are available to the subject parcel. City water is available in David Drive and will be extended through the subdivision and stubbed out to adjacent property owned by the Hacienda Land Corporation. The City sanitary sewer main runs through the middle of the property and will be extended to serve the individual properties within the subdivision. Traffic Patterns: The proposed subdivision will be primarily served by a single street, Kivlahan Drive. Access to the subdivision will be byway of David Drive which is the collector street within Wynstone Subdivision. David Drive connects with John F. Kennedy Road on the east and when the Hacienda Land Corporation property is developed, will be extended westward through that future subdivision. No traffic counts are available. 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 project. Prior to any grading, both a State of Iowa and City of Dubuque permit will be required to ensure compliance with State and City erosion control requirements. Adjacent Properties: The most likely impact fo adjacent properties wi11 be an increase in vehicle trips on David Drive. Recommended Conditions on Plat: Modifications to the location and number of detention areas will be required as part of the final improvement plans. Staff Analysis: The submitted preliminary plat of Pebble Cove Subdivision subdivides approximately 17 acres of land into 34 single-family home building lots. The subject property is located near the southwest corner of the Northwest Arterial and John F. Kennedy Road. Access to the new subdivision will be from an existing stub street on the north side of David Drive, an existing collector street within Wynstone Subdivision. The new proposed roadway, Kivlahan Drive, will loop through the 17-acre parcel and stub at property owned by Hacienda Land Corporation. The submitted preliminary plat Subdivision Staff Report -Preliminary Plat of Pebble Cove Subdivision Page 3 also shows a small cul-de-sac to be named Charleston Court, which also stubs to the west of the property currently owned by Kivlahan Farms, L.C. The stub street would serve the adjacent property, when developed. The adjacent property to the west is currently zoned C-3 General Commercial. The submitted preliminary plat of Pebble Cove Subdivision is in compliance with the City's Comprehensive Plan as it promotes in-fill development, use of existing infrastructure and the property is designated for multi-family residential on the 2030 Future Land Use Map of the Comprehensive Plan. The developer's have indicated a willingness to donate Lot A to the City of Dubuque as park land that would principally serve this subdivision. Typically, the land is rough graded by the developer as part of the grading in the subdivision and the City budgets for the final grading and installation of the playground facilities. Both roadways within the proposed subdivision will be built to the City's residential street standards of 50-foot right-of-way and 31-foot of paving from back of curb to back of curb. City water and sewer are available to the subject property and will be extended throughout the subdivision to serve the 34 building lots. The submitted preliminary plat shows four separate detention areas. The developer's engineer is working with City Engineering to provide adequate storm water control for the subdivision that will be finalized as part of the final plat for the subdivision. Staff does not anticipate that there will be four detention areas when the final plat is submitted. The proposed preliminary plat of Pebble Cove Subdivision is in substantial compliance with the City of Dubuque Subdivision Regulations and Planning staff would recommend that the Zoning Advisory Commission approve the preliminary plat as submitted. Prepared by: Reviewed: _zV/~1 Date: y• Z~ • o~ PRELIMINARY PLAT OF PEBBLE COVE AS COMPRISED OF LOT 2-1 & LOT 2-2 OF HELEN E. & MARY H. STEWART SUB., AND LOT 1-1-1-1-1-1-1-1-1-1-9 OF THE NE 1/4 OF SEC. 16, T89N, R2E, CITY OF DUBUQUE, IOWA. TOTAL AREA = 16.73 °c (728,fi14 af) ROAD AREA = 2.30 ac (100,097 at) {R1P~n\\ LOT C 1.91 Cc (8J,38S at) (KIVLAHAN DR.) PRA ~21 LOT D = 0.23 u (9,962 af) (CHARLESTON C1. (e°ai)) f ~~,~1I~~ LOT E 0.16 ac (fi,750 af) (CHARLESTON CT, (weaQ) _,sGS~ ,]~V' R~S~P~E ``` _--: 1• 120' ~ _ _-- _ _ __ _ .. LOCATION MAP LEGEND • IRON PIPE (FOUND) SIZE AS NOTED) ^ S/8 REROD (FOUND) (CAPPED AS NOTED) 4016 YELLOW CAP STAMPED '4016' 15084 ORANGE CAP STAMPED "15084• E%ISTINC PROPERTY LINE EXISTING PERIMETER PROPOSED PROPERTY LINE - - - - - CENTERLINE ------------ EASEMENT LINE -~-~-~- XTG. SANITARY SEWER -srs-ns-srs- XTG. STORM SENER -~-~-~-w-v- XTG. WATER -s-s-c-c-~- XTG. ELECTRIC UNE -arsr-wsr-wn- XTG. OWEST (TELEPHONE) LINE %TC. STREETS (CURB & CUTTER) - -s-"-s-s- XTG. FENCE -srr-~-sw- PRO. 8' SANITARY SEWER -m-m-ns- PRO. STORM SEWER -r-v-v-w-r- PRO. 6" WATER ---------- PRO. STREETS (CURB d< GUTTER) ------------- PRO. BUILDING SETBACK PAD. HOUSE 80X40 OR 60X40 (TYP.) L ND w CL CENTERLINE BOC BACK OF CURB 8-8 BOC TO BOC Row RIGHT OF WAY %TG. EXISTING PRO. PROPOSED SL STREET LIGHT PP POWER POLE FH FlRE HYDRANT ' WV WATER VALVE - MH MANHOLE _ CB CATCH BASIN SS SANITARY SEWER -. N STS STORM SEWER F FES FURED END SECTION C PCC PORTLAND CEMENT CONCRETE ACC ASPHALT CEMENT CONCRETE O BM BENCHMARK ~ R RADIUS Q C-C CURB 6 GUTTER °~ -~---B1b--•-•- E%IS70JG CONTOUR CC Z r''r~ EXISTING TREE UNE y n ro i I ~~e U N yN~ u ~ NNT4V Z J ~~~c= a> ~ WYp X m %TG. ZONING ~ AG Q NOTES Y 1. PROPOSED ROW 1MDTH: 50', 100' DIA. CUL-DE-SAC. PROPOSED 1 STREET WIDTH: 31', 75' DIA. CUL-OE-SAC. 2. LOT 2-1 & LOT Z-2 OF HELEN E. & MARY H. STEWART SUB., AND LOi t-1-I-1-t-1-1-1-I-1-9 OF THE NE 1/4 OF SEC. 16, i89N, RZE, ARE PRESENTLY ZONED AG BUT ARE IN THE PROCESS OF BEING REZONED TO R-1. 3. AU ELEVATIONS ANO CONTOURS SHOWN ON THIS PUT ARE ON AN ARBITRARY DATUM. CONTWR INTERVALIS 1 FOOT. 4. NO PORTION OF THIS SUBDIWSION IS IN fL000 PUIN. 5. WATER SERNCE LINES ARE TO BE 1" DIAMETER COPPER. (11 %17 ) LOT A IS TO BE DEDICATED i0 THE Gtt FOR PARK PURPOSES , aLOSCH " Hedmda Lor 260a Hr OuMpue ~ ,. , ,1`,.` , .V , 1•\ I~ C> > u 4 1sa64 Lr ~ tsoe 1C~' ' t~s4 =~::; SrIZa~ a I.ly'.'s I,IG"t] 'C`0 qOJ bGptt ~°C24 a4 S~ Wp U mozo[ ~ ~ a° Sar S,~,o >y o~~a°r [pL ~° s°u OwJjNL ~J;n YN ,p0~0 rN dCyq 6N VO~gZ~ VVVII x C'IC rNf ° ,1VYYI '"J)h Y- .J)H Ui W N n NV - h °N ~ h ~Nw CIZ WYNSTONE SUB. <--- XTG. ZONING R-1 ---> / L.9 LpL~Y,~yLL61.L• ipi y~+ ~'~bf 0.i ri'L~TL a0a~ T'NL~y.9 1016y~t G Ls+ h n ~ 9aL'~1 9i bH 6 Sh°~ X96 y.~~y] ~ fly 31' BOC TO BOC 6" CROWN 50' ROW 25'---t--25' 0.5' 31' 1 3 4• / S PARKWAY 0• 6.5'-y-B.S'~ 6.5'~ .5' 4'W10E 4"DEEP 6" RICH 4 5" ROLLED 30" CC G SIDEWALK . s STONE BASE Y ACC STABA12m 9ACRAOE AS OXVECIEO BY h1E Ott EN41NEEa TYPICAL SECTION / y.9 >6ij1gAG `G1 2 gyp] yN~9~~ N dgs ed, G 8N'• 9L5 prr~'s Ju'P~ i ipT a T5~ 9 WNo°'1 i s~ yrMaP b Ylg7 0.VX °,rs, 5t. i T Z ~Q ` `~Gy1 ~ i Rb ~a n ~~I~ pC t'I~ e"r~t .. 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L`pb ~pe~ A ~pT~ys'I°°~,a_rd9y n Pf1FFl~ G:IO1fOZ4ldw9107024-02-PIlEI.PUT•mo~paaly.M,y, prylmYgry PMt 1, H2N2007 9:53:15 NI, BueYg 6 AtWc ~ ~ ~~ti wb ~_` :-. ~_ _, ~' Proposed Area to be Rezoned Planning\Vicinity Maps\ZAD\Kivlahan Rezoning Aerial 04_23_07 Kivlahan Rezoning Request