Rezoning Tanzanite Dr Emerald Acres 4_Klein ConstPlanning Services Department
City Hall
50 West 13~ Street
Dubuque, IA 52001-4864
(563) 589-4210 phone
(563) 589-4221 fax
(563) 690-6678 TDD
Manning@cityofdubuque.org
THE CITY OF
DUB E
Masterpiece on the Mississippi
May 10, 2007
The Honorable Mayor and City Council Members
City of Dubuque
City Hall - 50 W. 13th Street
Dubuque IA 52001
Applicant: Ron Klein, Klein Construction Co.
Location: Tanzanite Drive (Lot F of Emerald Acres No. 4)
Description: Amend the PUD Planned Unit Development District to allow 40 two-unit
townhouses with revised access and setbacks.
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 he made to his request
including reducing the number of units, reducing the number of access points along
Tanzanite Drive and increasing the size of the dwelling units to approximately 1,300
square feet with atwo-car garage for each dwelling.
Staff reviewed the history of zoning requests for the subject parcel noting that the
proposed amendment would increase impervious area by 3.3 percent, but would not
increase the number of dwelling units beyond the 40 dwellings approved in 2003. Staff
distributed renderings of the sample townhouses, reviewed off-street parking to be
provided, and suggested a site plan be provided for the entire project. The City Water
Department Manager and Fire Chief provided information regarding water pressure and
fire protection in the Tanzanite area. They noted that water pressure is code compliant
and adequate for fire safety.
There was one public comment in support of the proposal. There were several public
comments in opposition to the request related to water pressure issues, traffic, green
space and parking availability.
The Zoning Advisory Commission discussed the request, noting that the current request
does not increase the number of dwellings previously approved for this property, that
Service People Integrity Responsibility Innovation
Prepared by: Laura Carstens. City Planner Address: Cibr Hall. SO W. 13th St Telephone: 589-4210
Retum to: Jeanne Schneider. City Clerk Address: City Hall- 50 W. 13 St Telephone: 589-4121
ORDINANCE NO. 24-07
AN ORDINANCE AMENDING APPENDIX A-(THE ZONING ORDINANCE) OF THE
CITY OF DUBUQUE CODE OF ORDINANCES BY PROVIDING fOR THE
AMENDMENT OF ORDINANCES NO. 10-99, 96-02, 86-03 AND 14-06, WHICH
ADOPTED REGULATIONS FOR THE EMERALD ACRES PUD PLANNED UNIT
DEVELOPMENT DISTRICT WITH A PR PLANNED RESIDENTIAL DESIGNATION
ANDAPPROVING AN AMENDED ORDINANCE FOR THE EMERALD ACRES PUD
PLANNED UNIT DEVELOPMENT DISTRICT.
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 providing for the amendment of ordinances 10-99,
96-02, 86-03 and 14-06, which adopted regulations for the Emerald Acres PUD Planned
Unit Development District with a PR Planned Residential designation, and approving an
amended Ordinance for the Emerald Acres PUD Planned-Unit Development District, a
copy of which is attached to and made a part hereof, to wit:
Lot F Emerald Acres No. 4, and to the centerline of the adjoining public righ#-of-
way, all in the City of Dubuque, Iowa.
Section 2. Emerald Acres Planned Unit Development District Regulations.
A. Use Regulations The following regulations shall apply to ail uses made of
land in the above-described PUD District:
1. Principal permitted uses for Lots 5 thru 27 Emerald Acres #2 shall
be limited to:
a. Single-#amily de#ached dwellings - [11]
Emerald Acres PUD
Page 2
2. Principal permitted uses for Lot F Emerald Acres No. 4 shall be
limited to:
a. Two-family dwelling (duplex)-[11].
b. Townhouses (maximum two [2] dwelling units)-[11].
3. Principal permitted uses for Lots 1-1 thru 2-4 of Emerald Acres No.
5 shall be limited to:
a. Single-family detached dwellings - [11]
b. Two-family dwelling (duplex) - [11]
c. Multi-family dwelling (maximum six [6] dwelling units) - [9]
d. Townhouses (maximum six [6] dwelling units) - [11]
[ ]Parking group -see Section 4-2 of the Zoning Ordinance.
4. Accessory uses shall include any use customarily incidental and
subordinate to the principal use it serves.
B. .Lot and Bulk Regulations Development of land in the PUD District shall
be regulated as follows:
Development of Lots 5 thru 27 Emerald Acres #2 shall meet bulk
regulations set forth in the Zoning Ordinance for the R-1 Single-
Family Residential District.
2. Development of Lot F Emerald Acres No. 4 may proceed in
substantial conformance with attached conceptual plan.
3. Development of Lots 1-1 thru 2-4 of Emerald Acres No. 5 shalt
meet the bulk regulations set forth in the Zoning Ordinance for the
R-3 Moderate Density Multi-Family Residential District.
C. Performance Standards. The development and maintenance of uses in
this PUD District shall be established in conformance with Section 3-5.5 of
the Zoning Ordinance and the following standards:
Proposed public streets in the Planned Residential development
shall be designed and built to City Engineering specifications.
2. Tanzanite Drive shall be constructed to a width of 37 feet.
3. Erosion control devices shall be provided during all phases of
construction of the Planned Residential development.
Emerald Acres PUD
Page 3
4. Parking requirements for allowed uses shall be as per the parking
group for the designated use, in accordance with Section 4-2 of the
Zoning Ordinance.
5. Sidewalks shall be provided adjoining all public streets.
6. Storm water control facilities will be installed as per City
Engineering requirements.
7. Final site development plans shall be submitted in accordance with
Section4-4 of the Zoning Ordinance prior to construction of any
buildings.
D. Open Space and Recreational Areas Open space and landscaping in the
PUD District shall be regulated as follows:
1. Those areas not designated on the conceptual plan for
development shall be maintained as open space, as defined by
Section 8 of the Zoning Ordinance, by the property owner and/or
association.
E. Sign Regulations. Signs in the PUD District shall be regulated as follows:
1. Signs shall be allowed in the Planned Residential development in
accordance with the R-1 Single-Family Residential District
regulations of the Zoning Ordinance.
F. Additional Standards.
That a site plan shall be submitted for Lot F Emerald Acres No. 4
as per Section 4-4, Site Plan Review Provisions of the City of
Dubuque Zoning Ordinance.
2. That the attached conceptual development plan shall constitute a
preliminary subdivision plat, in accordance with Chapter 42,
Subdivision Regulations, of the City of Dubuque Code of
Ordinances.
3. That the address of each dwelling unit shall be clearly displayed
along Tanzanite Drive.
4. That the property between the south right-of-way line of Tanzanite
Drive and the south property line of Lot 2 of Lot 1 of SE'/ of SE'/,
Section 2 must comply with the regulations adopted for Alpine
Heights Mobile Home Park Ordinance No. 72-98.
Emerald Acres PUD
Page 4
G. Transfer of Ownership. Transfer of ownership or lease of property in this
PUD District include in the transferor lease agreement a provision that the
purchaser or lessee acknowledges awareness of the conditions
authorizing the es#ablishment of the district.
H. Modifications. Any modifications of this Ordinance must be approved by
the City Council in accordance with zoning reclassificafwn proceedings of
Section ~6 of the Zoning Ordinance.
Recording. A copy of this ordinance shall be recorded at the expense of
the property owner with the Dubuque County Recorder as a permanent
record of the conditions accepted as {part of this reclassif"~cation approval
within forty-five (45) days after the adoption of this ordinance. This
ordinance shall be binding upon the undersigned and his/her heirs,
successors and assigns.
Section 3. The foregoing amendment has heretofore been reviewed by the
Zoning Advisory Commission of the City of Dubuque, Iowa.
Section 4. The foregoing amendment shall take effect 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 21st day of May, 2007 .
Attest:
Roy D. Buol Mayor
Kevin S. Firnsthal Assistant City Clerk
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THE CITY OF
DuB E
Masterpiece on the Mississippi
Vicinity Map
Applicant: Ron Klein, Klein Construction Co.
Location: Tanzanite Drive (Lot F of Emerald
Acres No. 4
Description: Amend the PUD Planned Unit
Development District to allow 40 two-unit
townhoues with revised access and setbacks.
Legend
®Proposed Area to be Rezoned
Q Zoning Boundary
Emerald Acres PUD Amendment
Applicant: Klein Construction
Base Map Provided by Dubuque County GIS Planning\Vicinity Map~ZAC~Tanzanite Aerial 04_19_07
PLANNED DISTRICT STAFF REPORT
Property Address: 600 Block of Tanzanite Drive
Property Owner: Klein Construction Company
Applicant: Ron Klein
Proposed Land Use: Residential
Existing Land Use:
Adjacent Land Use:
Vacant
North -Residential
East -Residential
South -Residential
West -Residential
Flood Plain: No
Water: Yes
Storm Sewer: Yes
Zoning Agenda: May 2, 2007
Proposed Zoning: PR
Existing Zoning: PR
Adjacent Zoning: North - R-1
East - R-1
South - PR
West -County Business
Total Area: 3.8 acres
Existing Street Access: Yes
Sanitary Sewer: Yes
Previous Planned District: The subject property was originally zoned PUD Planned Unit
Development with a Planned Residential designation in March 1999. The subject
parcel was governed by R-3 district standards. In November 2003, the PUD was
amended by approving a conceptual plan that provided for construction of 40
townhouse dwellings (20 two-unit buildings) with half the units accessed by private
drives. In January 2006, an amendment was proposed to increase the number of
dwelling units from 40 to 68. This request was subsequently withdrawn by the applicant
before the Zoning Advisory Commission made a recommendation. In February 2006,
an amendment was submitted that restricted development of the subject parcel to the
two-unit town home concept approved in 2003. The option to develop the property
under R-3 District standards was removed at this time. Subsequently, the Klein
Construction Company submitted an amended PUD in February 2007 to allow
construction of forty-two (42) townhouse units which would increase the number of
dwelling units in this portion of the PUD to 54. The Zoning Advisory Commission
recommended denial of that request. In March 2007, Klein Construction Company
asked the Commission to reconsider their request based on reducing the number of
townhouse units to 28.
Purpose: The current proposal is to allow construction of twenty-eight (28) townhouse
units served by three (3) private drives on the remaining 3.8 acres of the subject parcel,
legally described as Lot F Emerald Acres No. 4. This will bring the total number of
townhouse units (including those built by Mr. Eck) to 40 dwellings.
Planned District Staff Report - 600 Block of Tanzanite Drive Page 2
Property History: The subject property was used for agricultural purposes until it was
rezoned in 1999 to allow for development of residential zoning units.
Physical Characteristics: The property drains to the southwest with the high point of the
property being near the northeast corner of the site.
Conformance with Comprehensive Plan: The subject property is designated in the
Comprehensive Plan for multi-family residential development. The proposed
development involves the following Land Use Element Goals: 1.1, 1.2, 1.5, 9.1, 9.5, 9.6
and 9.7.
Staff Analysis:
Streets: The proposed PUD amendment does not include any changes to the
existing street network. Tanzanite Drive and Sapphire Circle currently serve the
subject property and are maintained by the City of Dubuque. Tanzanite Drive is
designated as a collector street with 60-foot of right-of-way and 37 feet of paving,
while Sapphire Circle is built to City residential street standards of 50-foot right-of-
way and 31 feet of paving.
Sidewalks: Sidewalks will be installed on all public streets as per City of Dubuque
regulations. Sidewalks are installed as adjacent lots are developed.
Parking: Off-street parking will be required as part of the development of each of
the lots within the PUD district.
Lighting: Lighting for each parcel will be regulated by existing City of Dubuque
Regulations.
Signage: No change proposed.
Bulk Regulations: The subject parcel will be developed in substantial compliance
with the submitted conceptual plan.
Permeable Area (%) & Location (Open Space): The proposed development
pattern will cover approximately 48.8% of the 3.8 acres with impermeable surface.
Landscaping/Screening: None proposed.
Phasing of development: None.
Impact of Request on:
Planned District Staff Report - 600 Block of Tanzanite Drive Page 3
Utilities: Existing utilities are sufficient to serve the proposed development.
Please refer to attached memorandum from Water Department Manager Bob
Green regarding Tanzanite Drive water pressure dated February 16, 2007.
Traffic Patterns/Counts: Tanzanite Drive is classified as a collector street. Based
on 2005 IDOT vehicle counts, 2,070 average daily trips were recorded. Vehicle
trips generated by the development will increase if the amendment is approved.
Approximately 164 average daily trips will be generated by the proposed 28
dwelling units.
Public Services: Existing public services are adequate to serve the site.
Environment: Staff does not anticipate any adverse impacts to the environment
provided adequate erosion control is provided during all phases of construction.
Adjacent Properties: Approval of the requested PUD amendment will increase
the number of vehicle trips on Tanzanite Drive.
CIP Investments: None proposed.
Staff Analysis: The applicant, Ron Klein, is proposing to amend the PUD for Emerald
Acres to facilitate the development of 28 new dwelling units. The development will be
comprised of 14 two-unit townhouses. The applicant originally came before the Zoning
Advisory Commission in February 2007 to amend the Tanzanite PUD to allow 42
additional townhouse units. The Commission recommended denial of the request and
the applicant subsequently requested that the City Council table their proposed
amendment to allow him to request reconsideration by the Zoning Advisory
Commission. The Commission granted the applicant a reconsideration at their March
2007 meeting and set a new public hearing for th,e May 2007 Commission meeting.
Twelve (12) of the buildings will be arranged on either side of one of three private drives
connected to Tanzanite Drive. The remaining two (2) buildings will have direct access
to Sapphire Circle. The proposed buildings will be sold as townhouses and thus each
dwelling unit will be on its own lot. Lots fronting on Tanzanite Drive and Sapphire Circle
will have the required frontage. The resulting interior lots for those units will not have
frontage on a public or private street. This arrangement is similar to the concept plan
approved in 2003 for this site. Approval of the proposed conceptual plan will allow the
City Planner to sign-off on the lot splits when they are submitted.
City Engineering has reviewed the submitted conceptual plan and does not object to the
proposed number of curb cuts along Tanzanite Drive. Each dwelling unit will have a
minimum of two off-street parking spaces as required by the City Zoning Ordinance.
The proposed PUD amendment will increase the number of anticipated vehicle trips
generated from this parcel. The number of average daily trips from the 28 townhouse
dwellings will be approximately 164 ADTs. This number is based on 5.86 trips per unit
as provided in the Institute of Transportation Engineers Trip Generation Manual. The
additional vehicle trips will not adversely impact the capacity of Tanzanite Drive as the
Planned District Staff Report - 600 Block. of Tanzanite Drive Page 4
roadway is built to the City's collector street standard and with anticipation of serving
the 450 unit mobile home park to the south.
The draft of the amended PUD ordinance does include reference to the proposed
layout of the submitted conceptual plan. In addition, Planning staff is recommending
that a site plan be submitted for the entire 3.8 acre site. While duplexes are not
required to go through site plan review by the Zoning Ordinance, because of the density
and topography of the subject property, staff believes a detailed civil engineered site
plan is necessary to avoid drainage and site development problems.
Attached to this staff report are copies of the minutes where the Commission
considered the various proposals for this property.
Planning staff recommends that the Zoning Advisory Commission review Section 3-5.5
of the Zoning Ordinance that establishes criteria for the review of Planned Unit
Developments.
Prepared by: Reviewed: erl~i4 Date: y Z3.O~'7
CITY OF DUBUQUE, IOWA
MEMORANDUM
February 16, 2007
TO: Laura Carstens, Planning Services Manager
FROM: Bob Green, Water Department Manage'~~~~
SUBJECT: Tanzanite Drive Water Pressure/Ron Klein
INTRODUCTION
The purpose of this memorandum is to clarify some inaccurate information provided by
staff's report in Ron Klein PUD application.
DISCUSSION
In review of staffs report of this application (find -inaccuracies in the water pressure
levels being reported. This is located in the section titled "Impact of Request on°: In
this section it references the water pressure range for this area to be between 18 and
20 P.S.I.
The correct water pressure range for this area is between 43 and 80 P.S.I.
This information is being provided from previously data on file and by current tests
conducted by Water Department staff on February 15, 2007 (see attachments).
As per water industry standards 35 P.S.I. is considered to be aesthetically pleasant and
acceptable. At 80 P.S.I. it is recommended that a pressure reducing valve be installed.
In review of the city water system pressure for this area we find it to be adequate for
domestic and fire protection.
Staff and 1 are available to meet with to discuss and answer any questions tha# you may
have with this concern.
BG:ve
Attachments
cc: Michael C. Van Milligen, City Manager
File
SYSTEM PRESSURES
Address Hydrant
No. Pressur
Zone
Date
Time Pressure
PSI
Date
Time
St. John Dr. Graham Circle 13 8 4th 1.09 7/31/2003 12:35 PM
Shad Lane 945 1 D 2 Hi h 90 3/12/2003
Shad Lane 1015 1 D 3 Hi h 85 3/12/2003
Shetland Ct. 2783 11 12C Hi h 60 12!412003 7:40 AM
Shires 3055 3 33 Intemnediate 89 8/18/2003 1:45 PM 93 2111/2003
Shires 3144 3 34 Intermedtate 85 8/18/2003 1:55 PM 84 2h 1/2003
Short St. 3883 at meter 4th 100 4/25/2003 8:00 AM
S. Grandview Mt. Carmel Rd. 9B 57 HI h 84 8/6/2002 10:35 AM
South Park Ct. Heartland Inn No Card Hi h 98 4/2/2003 8:00 AM
Southwa Ke Wa 13 20 4th 119 3/18/2003 108 5/22/2003
Stone Hill Dr. No card Hi h 105 4/2/2003 9:00 AM
Sunset Park Circle Dove 11 44C 4th 105 3/18/2003 103 5/22/2003
Sunn crest Manor To of Jansen No card Intermediate 46 10/14/2002
No card
17 4
No card Intermediate
Interrnediete
Intermediate
`
..
-
.
.,_. _
17 1
Intermediate ..
Theda Dr. Criss Dr. 11 22 4th 96 3/18/2003 91 5/22/2003
3rd St. Alle W. of Main St. 5 73A Low 88 2/5/2003 1:50 PM
28th St. Central Ave. 1A 36 Low 85 3127/2003 10:50 AM
Twin Valle Dr. Flint HIII Dr. ~ No card Hi h 85 11/13/2003 10:00 AM 98 818/2002 11:35 AM
US Hi hwa 20 Portzen Pro ert No card 4th 120 4/2/2003 10:30 AM
Ward St. o .1520 Co11e a St. tank 10 4 HI h 55 8/28/2003 12:48 PM
W32nd Beven Dr. 1D 50 4th 75 2/5/2003
W. 32nd St. Ke Ct. 1 D 24 4th 134 8/24/2003 1:28 PM
W. 32nd 2379 1 D-23 4th 147 6!24/2003 1:39 PM
W32nd St. 3210 At meter 4th 68 3115/2004 11:31 AM
W32nd St. first h Brant north of N.W. Arterial No card 4th 84 4/22/2003 11:31 AM
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Apri124, 2007
Mr. Kyle Kritz
Planning Services Depaztment
City of Dubuque
50 West 13th Street
Dubuque Ia. 52001
0 V
A~~ ~ ~ 200
CITY OF DURUGUE
PLAN"LING SERVICES UEP~`,RT"JIENT
Re. PROPOSED ZONING CHANGE FOR LOT F. of EMERALD ACRES No. 4
Dear Mr. Kritz and Planning and Zoning Commission Members:
A little over a yeaz ago the Planning and Zoning Commission stopped Mr. Peter Eck from
proceeding with the development of a highdensity multi-family housing
project due to traffic, pazking, lack of green space and the inadequate water supply and
pressure in the Tanzanite and Sapphire Cr. area.
In February a plan was put forth by Mr. Ron Klein for high density town homes which
fell into the R2 zoning for town home development but did not meet lot size, setback and
other requirements for R2. This plan was rejected for the same reasons as Mr. Eck's
earlier proposal.
Mr. Klein's new proposal again maximizes the number of units on the affected property
with no regards to lot size, setback requirements, green space, and adequate parking. This
proposal maximizes Mr. Klein's profit at the expense of the homeowners in the area.
Since February 2006 the City of Dubuque has not adequately addressed one of the major
issues, that of water supply and pressure in the azea. The water pressure at my home
averages 40psi to SOpsi under normal conditions and at times has gone under 20psi
[March 6, 2007]. This is far below the average pressure for the rest of the city's systems.
This could be a major issue if there is ever a fire in the azea. There was an episode late in
2005 when there was a fire in Sherrill Ia. and the Sherrill Fire Department filled their
tanker truck at the hydrant at Tanzanite and Peru Rd. In doing so, they emptied the water
main causing a vacuum in the main and siphoned construction debris and winterizing
material from the townhouses at Tanzanite and Sapphire Cr. into the water main. This act
contaminated the water [blue water] in the area.
There was also a secondary problem maintaining a residual chlorine of 0.3 mg/1 in the
water mains on Roosevelt Road and Tanzanite Drive azea to meet I.D.N.R. requirements
that insures the safety of the water supply in this area. This problem is being addressed
since February 15, 2007. We now have city water with a free chlorine level averaging
over 1.0 mg/l, three times the recommended dosage for chlorine. This results in bad, foul
tasting water.
We are opposed to the rezoning of this parcel of land from R2 to P.U.D. for the following
reasons:
1. a high concentration of units in a small area;
2. a lack of green space and apark/play area;
3. increased traffic on a street that is plagued with off street parking and speeding
issues;
4. a lack of adequate parking that will add parking to the proposed driveways and
Tanzanite Drive;
5. the lack of set back between units [west end less than 3ft., east end less than 4.Sft.
from property line];
6. lack of water pressure and supply in the area that will contribute to fire safety and
human health issues;
7. the elevation difference between Sapphire Cr. And Tanzanite Dr. could lead to
unacceptable driveways for the housing units or the addition of a high retaining wall
between lot F. and properties on Sapphire Cr.[no elevation site plan]; and
8. the cities reluctance to add a pressure station or water tower to adequately address
the water problem if this plan is adopted.
We respectively request that this property not be rezoned to P.U.D. and that the existing
R2 classification be retained and all requirements for R2 be followed.
Thank you for your consideration of our opposition to this rezoning request.
Sincerely;
a~h&c Barb a Hor~sfald~ /,;
Ci.`9 ~ v ` ,
~~.~~~ ~
575 Sapphire Cr. ~~~~~~
Dubuque Ia. 52001
Apri124, 2007
Planning Services Department
Attention: Kyle Kritz
lS ~ ~ ~ V !5
~' Q
J~ A. R 2 6 2007
CITY OF DUBUQUE
PLANNING SEP~IICES DEPARTMENT
This letter is in regard to the proposed zoning
change and development plan for Tanzanite Drive
(Lot F of Emerald Acres No. 4). We a,re opposed
to this change for the following reasons.
l . The high concentration of units on such a small
area is not acceptable.
2. There will not be enough green space between
the units.
3. The building of 40 (two-unit townhouses),
would at least doubly the amount of cars for this
area.
4. With the concentration of buildings and all that it
entails, we feel that it will be more difficult to
sell additional lots in this area for single-family
homes .
Thank you for your consideration of our opposition
to this rezoning. We are sorry we are unable to
attend the meeting on May 2nd, as we will be out of
the city.
Sincerely, n
~1
Edward & Theresa Deppe
583 Sapphire Circle
Dubuque, Iowa 52001
MINUTES
ZONING ADVISORY COMMISSION
REGULAR SESSION
Wednesday, March 7, 2007
6:30 p.m.
Majesty Room, Five Flags Civic Center
4"' 8~ Main Streets, Dubuque, Iowa
PRESENT: V'~ce Chairperson Jeff Stiles; Commissioners Ron Smith, Stephen Hardie and
Ken Bichell; Staff Members Guy Hemenway and Kyle Kritz.
ABSENT: Chairperson Eugene Bird, Jr., Commissioners Martha Christ and Dick
Schultz.
AFFIDAVIT OF COMPLIANCE: Staff presented an Affidavit of Compliance verifying that
the meeting was being held in compliance with the Iowa Open Meetings Law.
MIN S: The minutes of the February 7, 2007 Zoning Advisory Commission meeting
were approved unanimously as submitted.
ACTION ITEMISITE PLAN REVIEW: Application of Straka Johnson Architects, PC/Kevin
Barber for approval of the site plan for new dental office on Lake Ridge Drive.
The applicant was not in attendance during the initial discussion.
Staff Member Kritz stated that the Zoning Advisory Commission and City Council are to
review all site plans for new devebpments within the Lake Ridge Plaza PUD. He
discussed the lot configuration, the proposed dual access, traffic status, landscaping,
elevations and building height. He said the site plan was compliant with all pertinent City
regulations.
Commissioner Hardie questioned the need for a secondary access from the site onto
Starlite Drive. Staff Member Kritz stated that East Dubuque Savings Bank had a second
access but the Sternett Medical Clinic did not. Commissioner Hardie said he felt that
access should be allowed only to Lake Ridge Drive for all development within this PUD.
He said there is a risk that a second access to Starlite souk! be used as a cut thru.
Vce Chairperson Stiles concurred with Commissioner Hardie's concern reganiing a
second access. Staff Member Kritz stated that Commissioners had the ability to make
approval subject to elimination of the second access to Starlite Drive. Commissioners
agreed that the second access should be eliminated, because it could encourage other
developments to ask for curb csJts, and th~ ooutd adversely impact homeoMmers on
Starlite.
Motion by Hardie, seconded by Smith, to approve the site plan, eliminating the second
access onto Starlite Drive. Motion carried by the following vote: Aye smith, Hardie
Bichell and Stiles; Nay -None.
Minutes -Zoning Advisory Commission
March 7, 2007
Page 5
the ID ordinance amendment regarding the University's proposal discussed storm water
management.
Vice Chairperson Stiles asked if the development of the soccer field had increased runoff
to the area. Staff Member Kritz stated that the soccer field was located somewhat
downstream and was a permeable area. Commissioner Smith asked if a storm water
management plan should be required prior to excavation of the development in an effort to
contain sediment during construction. Staff Member Kritz stated that he felt a berm or
sediment pond would be built initially to control erosion. He said that he could work with
the Engineering Department to include language reganiing storm water management and
erosion control during the initiation of the construction process.
Commissioner Hardie asked if it would be advisable to fence the detention area.
Commissioners discussed the pros and cons of fencing detention areas. Commissioner
Smith said that he felt detention design and fencing requirements would be something that
the University would work out with their engineers. Commissioner Hardie offered an
amendment to require fencing around the detention base. There was no second.
The Commission discussed the request, noting that the proposed alignment of the access
drive will be less intrusive to residents on Princeton Place. They directed staff to address
storm water and erosion control at the outset of construction of the new center.
Motion by Smith, seconded by Hardie, to approve the site plan and to add more concise
language regarding storm water management and erosion control during construction.
Motion carried by the following vote: Aye -Smith, Hardie, Bichell and Stiles; Nay -None.
Commissioner Hardie stated he felt the University had undertaken a great project and that
he was confident that it would be done well based on the University's past performance.
Vice Chairperson Stiles commended the University for working closely with the neighbors
in designing a great project.
Motion by Smith, seconded by Hardie, to approve the amendment to the University's
Institutional District. Motion carried by the following vote: Aye -Smith, Hardie Bichell and
Stites ;Nay -None.
ITEMS FROM PUBLIC: Nathan Boyes, representing Ron Klein of Klein Construction,
asked the Commission to reconsider a previous rezoning request that was denied. He
stated that the site layout has been redesigned, reducing the number of units and
increasing the size of each unit. He said the redesign would match the original density
approved for the site. The Commissioners discussed the request and felt that a public
hearing was necessary.
Minutes -Zoning Advisory Commission
March 7, 2007
Page 6
Motion by Stiles, seconded by Smith, to table the request and to reconsider at the May 2,
2007 meeting. Motion carried by the following vote: Aye -Smith, Hardie, Bichell and
Stiles; Nay -None.
ADJOURNMENT: The meeting adjourned at 8:10 p.m.
Respectfully submitted,
y~'y7
Ky a L. Kritz, ssociate Planner Adopted
MINUTES
ZONING ADVISORY COMMISSION
REGULAR SESSION
Wednesday, February 7, 2007
6:30 p.m.
Auditorium, Carnegie Stout Library
360 W. 11th Street, Dubuque, Iowa
PRESENT: Vice Chairperson Jeff Stiles; Commissioners Ron Smith, Stephen Hardie,
and Martha Christ; Staff Members Guy Hemenway and Kyle Kritz.
ABSENT: Chairperson Eugene Bird, Jr., Commissioners Ken Bichell and Dick Schiltz.
CALL TO ORDER: The meeting was called to order at 6:30 p.m.
AFFIDAVIT OF COMPLIANCE: Staff presented an Affidavit of Compliance verifying that
the meeting was being held in compliance with the Iowa Open Meetings Law.
MINUTES: The minutes of the January 3, 2007 meeting were approved unanimously as
submitted.
ACTION ITEMIPRELIMINARY PLAT OF SILVER OAK ESTATES: Application of Royal
Oaks Development, Inc.for approval of the Preliminary Plat of Silver Oak Estates located at
8506 Elmwood Drive.
Dave Kelchen, 505 1St St., Farley, IA, stated he represents Royal Oaks Development. He
said that Royal Oak's intent is to create a 72-lot subdivision with septic systems and wells.
Staff Member Kritz discussed the lot configuration for Phase 1 of the subdivision. He said
that the streets within the subdivision will be private with a single access to Elmwood Drive.
He said that the subdivision is located in a secondary growth area and that the
Comprehensive Plan called for this area to be developed as rural density residential. He
said that the roadway will meet the 26-foot minimum standard for private streets and that
the plat provides for easements necessary for possible future extension of City water and
sewer.
Staff Member Kritz expressed concerns with the single access to this site, noting that
currently this area has 90 lots platted with 57 homes built. He said that the proposed
subdivision will add 72 new lots for a total of 162 lots all served by a single access. He
discussed the County review process, noting that the County now prefers that the City
review the plat prior to any County action. He said if the Commission does approve the
plat, it must waive the City's maximum cul-de-sac length, lot frontage for Lot 14 and thru-lot
restrictions for Lots 2, 3 and 31-37. He stated that access to Metcalf Lane for Lots 31-37
would in atl likelihood be restricted because it is a private drive.
Minutes -Zoning Advisory Commission
February 7, 2007
Page 2
Commissioner Hardie asked if the subdivision will provide any park or open space. Staff
Member Kritz noted that the City tries to encourage provision of park area and open space;
however, the subject subdivision is a large lot development and there will be a lot of green
space associated with the residential lots.
Commissioners discussed the subdivision and decided to approve the subdivision platwith
conditions.
Motion by Hardie, seconded by Christ, to approve the preliminary plat of Silver Oaks
Estates subject to:
1) Waiving lot frontage requirements for Lot 14, double frontage for Lots 2 and 3 and
Lots 31-37,
2) Waiving the Engineering cul-de-sac standard;
3) Waiving Article IV, Design Improvement Standards, except for Section 42-19 Blocks
and Lots; and
4) Requesting that Planning staff forward a separate communication to the County
Board of Supervisors encouraging the County to work with the applicant to identify
a secondary emergency access to this area.
Motion carried by the following vote: Aye -Smith, Hardie, Christ and Stiles; Nay -None.
PUBLIC HEARINGI AMEND PUD: Application of Ron Klein, Klein Construction Co. to
amend the PUD Planned Unit Development District to allow 42 two-unit townhouses with
revised access and setbacks for property located along Tanzanite Drive (Lot F of Emerald
Acres No. 4).
Ron Klein, Sherrill, Iowa, stated that he is the developer of the project, and he would like to
place 21 duplexes or 42 units on the property. He said that the lots will be reconfigured so
as to reduce the number of access points to Tanzanite Drive.
Barb and Paul Horsfall, 575 Sapphire Circle, spoke in opposition to the request. They
expressed concerns with density and stated that the property will be substandard in lot size
and setbacks. They said they feel this development will increase runoff problems in the
neighborhood. They stated that the Roosevelt Road water project has been delayed and
that low water pressure will continue to bean issue in this neighborhood. They also stated
they were concerned with fire. safety, increase in traffic, and lack of green space or park
area for this development.
Paul and Deborah Herberger, 591 Sapphire Circle, spoke in opposition to the request.
They expressed concems with low water pressure, additional runoff and the steepness of
the property because of the elevation change between Sapphire Circle and Tanzanite
Drive. They said that fire safety and lack of green space are also concerns.
Minutes -Zoning Advisory Commission
February 7, 2007
Page 3
Dan Bublitz, 635 Sapphire Circle, spoke in opposition to the request. He said that the site
did not have enough permeable area and that parking would spill over into the street,
creating parking problems. He said that he felt the development posed a fire safety threat
and was too dense.
Shawn and Pam Beversdorf, 567 Sapphire Circle, spoke in opposition to the request,
stating that they agreed with the concerns expressed by their neighbors.
Ray and Theresa Behnke, spoke in opposition to the request. They stated that parking
would be an issue as it would spill over onto the adjacent streets and disrupt snow
removal. They said they felt the development was too dense.
Cathy Triervieler, 580 Sapphire Circle, spoke in opposition to the request.
Nathan Boyes said that he owned Lot 17 adjacent to the development. He spoke in favor
of the request. He said that the number of driveways would be reduced and that the
redesign looks more uniform that the former design. He said that the request represents a
slight increase in density.
Ron Klein stated that the structures would be two-bedroom townhouses, and therefore,
generate little traffic. He said he would consider working on the layout to satisfy some of
the concerns expressed by the neighbors. He said he would add fire hydrants to address
fire safety issues. He said that the buildings would have brick facades and would be
attractive.
Staff Member Kritz discussed the PUD process and lot layout. He reviewed the property
history including the former rezoning request. He said that at a previous rezoning the
Commission eliminated the R-3 option for the property. He said the number of driveway
accesses would be reduced from ten to six. He said that Tanzanite Drive had been built to
collector street standards and would be able to accommodate additional traffic. He stated
that the Fire Marshal did not express concerns with the site layout. He recommended that,
if approved, a site plan for the entire project be required. He said this would enable staff to
review issues regarding storm water management and street access.
Vice Chairperson Stiles asked about snow removal for the area.
Staff Member Kritz stated that each unit will have four off-street parking spaces, which will
exceed the amount required by the Ordinance. He discussed the locations of proposed fire
hydrants at the top of the access drives.
Commissioner Smith asked if storm water must be piped. Staff Member Kritz stated that
storm water would have to be properly conveyed and would be reviewed as part of a site
plan. He stated that 51 % of the site is non-permeable.
Minutes -Zoning Advisory Commission
February 7, 2007
Page 4
Commissioners discussed topography and density issues. Commissioner Smith expressed
concerns with the increase in density and severe topography. He said that Tanzanite Drive
is already a busy street.
Commissioner Hardie concurred. He said he felt this development is way too intense for
the area in which it is located.
Vice Chairperson Stiles expressed concerns with the substandard water pressure and the
density. Commissioner Christ agreed.
Motion by Christ, seconded by Smith, to approve the amended PUD as submitted. Motion
was denied by the following vote: Aye -None; Nay -Smith, Hardie, Christ and Stiles.
PUBLIC HEARINGI TEXT AMENDMENT: Application of the City of Dubuque to amend
Section 42-24(a) Improvement Guarantees of the City of Dubuque Subdivision
Regulations.
Staff Member Kritz discussed bonding for public improvements, and stated that currently
the burden is placed upon the developer. He said that developers have requested that
once the street is completed and inspected, that the bonding be reduced from 110% to
25%. Commissioners agreed this was appropriate.
Motion by Christ, seconded by Smith, to approve the amended Section 42-24(a) regarding
improvement guarantees of the City of Dubuque Subdivision Regulations. Motion carried
by the following vote: Aye -Smith, Hardie, Christ and Stiles; Nay -None.
ITEMS FROM PUBLIC: None.
ITEMS FROM COMMISSION: Vice Chairperson Stiles discussed City Council
reconsideration for Stewart Construction's HI rezoning request off Old Highway Road. He
said the reconsideration was to increase the permitted building height from 20 to 35 feet.
ITEMS FROM STAFF:
Survey for Unified Development Code: Commissioner Hardie submitted his comments for
from the Unified Development Code survey. Staff Member Kritz asked the other
Commissioners to send their completed surveys to the Planning Services Department.
ADJOURNMENT: The meeting adjourned at 7:40 p.m.
Respectfully submitted,
K L. Kritz, A ciate Planner
3~ ~~o~
Adopted
MINUTES
ZONING ADVISORY COMMISSION
REGULAR SESSION
Wednesday, February 1, 2006
6:30 p.m.
Auditorium, Carnegie Stout Library
360 W. 11th Street, Dubuque, Iowa
PRESENT: Chairperson Jeff Stiles; Commissioners Eugene Bird, Jr., Dick Schiltz, Ken
Bichell, Martha Christ, Stephen Hardie and Ron Smith; Staff Members Tim
O'Brien, Kyle Kritz and Guy Hemenway.
ABSENT: None.
CALL TO ORDER: The meeting was called to order at 6:31 p.m.
AFFIDAVIT OF COMPLLANCE: Staff presented an Affidavit of Compliance verifying that
the meeting was being held in compliance with the Iowa Open Meetings Law.
MINUTES: The minutes of the January 4, 2006 meeting were approved unanimously as
submitted.
ACTION ITEMIPRELIMINARY PLAT: Application of Lester Jennings for approval of the
preliminary plat of Walnut Ridge Estates located along Cottingham Road in Dubuque
County.
Lester and Barbara Jennings, 11142 Cottingham Road, introduced Ken Moore and Tom
Larsen. Mr. Moore reviewed the preliminary plat for the proposed subdivision stating that
the proposed roadway will serve only five building lots. He asked that the Commission -
approve a 22-foot wide street rather than a 26-foot wide street or a 27-foot wide street with
curb and gutter, as recommended in the staff report. He stated that the 22-foot pavement
width is a county standarcl.
Staff Member Hemenway reviewed the plat, discussing access,. number of Lots and the
location of existing homes and easements. He stated that this property is located in a
secondary growth area and noted that Lot 4 has no frontage. He recommended that the
Commission n3quire either a 26 or 27-foot wide roadway built to City standards, and that
easements be provided for future extension of City utilities.
Commissioners reviewed the street width issue and felt that, because the street would not
be extended to adjacent properties and only served five lots, it was not necessary to folks*r
City pavement standards.
Motion by Schiltz, seconded by Hardie, to approve the preliminary plat of Walnut Ridge
Estates permitting a 22-foot street width and waiving Section 42-19(b) for frontage for Lot
4. Motion carved by the following vote: Aye -Stiles, Bird, Schiftz, Bichell, Christ, Hardie
and Smith; Nay -None.
Minutes -Zoning Advisory Commission
February 1, 2006
Page 3
PUBLIC HEARINGV4MEND PUDINW CORNER OF TANZANITE DRNE AND SAPPHIRE
CI_ RCLE: Application of City of Dubuque~Zoning Advisory Commission to amend existing
Planned Unit Development to eliminate option to develop the property under R-3 Moderate
Density Multi-Family Residential zoning regulations for property located at the northwest
comer of Tanzanite Drive and Sapphire Circle.
Staff Member Kritz discussed the previous public hearing regarding amending the PUD.
He said that after the last meeting, based on input from the adjacent property owners, the
Commission directed staff to amend the zoning on the balance of the property (Lot 28) to
eliminate the R-3 zoning. He stated that the Commission felt the property should be
developed as originally approved under the existing PUD regulations. He discussed
surrounding land use and zoning and distributed an aerial photo showing development in
the area
Paul Horsfall, 1655 Finley Street, said that he purchased property at 575 Sapphire Circle.
He thanked the Zoning Commission for the recommended amendment and said that he is
in favor of the proposal due to traffic, parking and residential density.
Rod Tschiggfrie, 600 Sapphire Cirde, representing the property owner, T-Corp, spoke in
favor of the request. He said that has changed his mind reganiing this property due to
input ftom the neighbors. He said that he feels R-3 regulations would allow development
• that is too dense. He said he would like Equity Builders to complefie their project in a timely
fashion.
Barb Horsfall, 1655 Finley Street, spoke in favor of the request. She said that the
neighbofiood is in need of additional green space. She said that the proposal by Mr. Edc
was too dense and would generate too much traffic.
Dennis Frye, 645 Sapphire Cirde, spoke in favor of the request, stating that the original
proposal was too dense and would generate too much traffic and storm water runoff.
Monte Bascomb, 605 Sapphire Cirde, distributed a sample of some sediment found in City
water. He said that water quality has been a problem in the neighborhood. He spoke in
favor of the request.
Deborah and Paul Herberger, 595 Sapphire Cirde, spoke in favor of the request. The
Herbergers expressed concerns with density and storm water. They recommended that
the Commission allow the development to continue under the existing PUD standards.
Commissioner Smith discussed water quality and pressure issues with staff.
Commissioner Bins asked if the Zoning Advisory Commission can require access
driveways to be built. Staff Member Kritz said that the City staff can require completion of
the driveways. Commissioner Bird asked if the R-3 district were removed, if the
Minutes -Zoning Advisory Commission
February 1, 2006
Page 4
development would be bound by the original PUD nsgulations. Staff Member Kritr stated
that it would.
Commissioners discussed the request, noting that while the subject an:a was initially
rezoned for a mixture of R-1, R-3, and a mobile home park, current conditions in the
neighborhood have changed and the proposed PUD amendment will fadlitate a greater
level of compatibility between adjacent single-family homes and multi-family n3sidences.
Motion by Christ, seconded by Bird, to approve the amendment to the existing PUD.
Motion carried by the folkywing vote: Aye -Stiles, Bird, Sdtiltr, Bichell, Christ, Hardie and
Smith; Nay -None.
_PUBLIC HEARINGIAMEND PUD ITABLED)1NW CORNER OF TAZANITE DRIVE AND
SAPPHIRE CIRCLE: Application of Peter Edc, Equity Builders to amend the existing
Planned Unit Development for property located abng the north side of Tanzanite Drive and
Sapphire Circle.
Chairperson Stiles said that the Commission n3ceived a letter from the applicant asking
that the request be withdrawn.
Motion by Bird, seconded by Christ, to accept the letter dated January 18, 2006 from the
applicant asking to withdraw the request. Motion cartied by the folkywing vote: Aye -Stiles,
Bird, Schutz, Bichell, Christ, Hardie and Smith; Nay -None.
PUBLIC HEARiNGIREZONING1600 MA?ZUCHELLJ DR: Application of Jon Harvey, Stott
8 Associates Architects/River Pointe Development LLC to rezone property located at 600
Mazzuchelli Drive from R-2 Two-Family Residential District to PUD Planned Unit
Development with a PR Planned Residential designation.
Staff Member Kritr outlined the zoning history and d'~scussed the proposed plan
modifications foc River Pointe Devebpment. He said that, because the change was
deemed significant, the City Council remanded the proposal bads to the Zoning Advisory
Commission for a public hearing.
Chairperson Stiles stated that a letter of support had been received from Chris Anderson
and that a letter of opposition had been submitted by S.A. Sutton. He stated that the
Commission also received a petition with 14 signatunas of individuals opposed to the
rezoning.
Steve Juergens said that he is the atton~ey representing River Pointe Development. He
introduced George Murphy, Project Manager, and Tony Zelinskas, Traffic Engineer. He
discussed the project design modfications. He said that the buildings ever approximately
8~6 of the 14-acre site. He said that the buildings have been moved bads from the bluff
edge and that there will be no blasting during construction. He discussed the Hill Street
.. ~ ...~.
MINUTES
ZONING ADVISORY CtJMM1SSION
.REGULAR SESSION
Wednesday, :November 5, 2003
6:30 p.m.
Auditorium, Carnegie Stout Library
360'V1/, 1.1th Street, Dubuque, Iowa
PRESENT: Chairperson Eugene Bird, Jr.; Corrirnissioners Ron Smith, Stephen Hardie,.
Marthe.Christ, Jeff Stiles and Beh Roush; Staff Members.Kyle Kritz and Guy
Hemenway.
AESENT:: Commissioner Dick Schiltz.
AFFIDAVIT OF COMPLIANCE: Staff presented an Affidavit of Compliance verifying that
the: meeting was being'held in compliance withahe Iowa Open Meetings Law: .
MINUTES: Motion by Smith, seconded by Christ, to approve the minutes. of the October 1,
2003 meeting as amended.
ACTION ITEMIHEFEL: Application of Randy. Flefel for approval of the_ preliminary plat of
Ridgway Park located in the 17000 -block of John. Deere Road in Dubuque County.
~,.~ John Trammer, .IIW Engineering, stated he represented:Randy Hefei. He statedthat Mr:
Hefel's request is to furthersubdivide an existing development. creating 12 lots: He stated
that the existing ;street, Diesel Drive;.:would.be extended 1,:000 feet. He stated that Mr.
Hefei was seeking approval of County Planning and Zoning and the County Board of
Supervisors..
Staff Member Kritz stated that-the proposed development is located in Dubuque County,
just -off. John Deere: Road. He said that.the applicant has submitted a preliminary plat,
indicating that Diesel Drive would have a 66-foot .right-of way with. 31 feet of. pavement,
which meets City standards. He said that the back half of the property has been requested
to be rezoned from Agricultural to 6-1 Business. He stated that water and serer would be
extended to this. site.
Commissioners discussedthe preliminary plat.
Motion by Smith, seconded by Stiles, to approve the preliminary plat of Ridgeway Park.
Motion was approved bythe following vote:°Aye -Smith, Hardie, .Christ, Stiles, and .Bird;
:Nay -None.
ACTION ITEMIKOPP: Application of Lyle Kopp for approval of the. final plat of Kopp's
John-F. KennedyAddition,No. 2.located along John F. Kennedy Road.
John Trammer,: IIW Engineering, said that. he was representing the .Kopp Family
~'` Investment: ~He stated: that there are currently three. tots at this location, one of which is
Minutes -Zoning Advisory Commission
November.5, 2003
.Page 3
Jay Winger reviewed his request-with the Commission, noting the former use of the subject
property: Mr. Winger stated That he wished.to use the property as. a contractorshop and
yard. He informed Commissioners that-he had gathered a .petition with 30 signatures of
area residents iri support of the. rezoning. -
John Gronen, 1766 Plymouth Court, stated that he. owns several properties in the area. and
is concerned with the impact of.:a: forage yard. adjacent to residential property.
Mike-Winger, 2165.1Nashington Street, stated that he and his father also.awn residential
property: in the area: He stated that a previous rezoning was granted for property in he
neigfiborhood to enable American Tree Service to run -their contractor's yard.. He'stated
that he feels that the rezoning wilt not have a negative impact on adjacent properties.
Commissioners' reviewed .the proposed use .of -the property with the. applicant. They
discussed screening`altematives for the property.: Chairperson Bird entered intoahe record
a letter from DeloresSchiitz,-2055 Elm"Street, opposed to the proposed rezoning.
Staff Member Hemenway revieved the staff report,. noting receipt of a petition, and several
letters of support. He distributed a map :indicating which property owners signed the
petition: ; He.discussed the current structures..on the property and the former uses. bf the
~,.,. property.
t
Commissioners .discussed screening, storage. and paving on the site.
Motiori by Stiles, seconded by Christ, to approve the rezoning with the conditions that a
security fence and live plantings.be provided along. the perimeter of:the property. Motion.
was approvedby the following vote: Aye - Smith; Hardie; Christ, Stiles and Bird; Nay
None.
NOTE: Commissioner Ben Raush entered at 7:15.p.m.
PUBLIC -HEARlNG1EQUITY BUILDERS/PETER` ECfC: AppAcation of Equity
Builders/Peter Eck to amen. d the Planned. Unit Development with a PR Planned Residential
designation located at the northwest comer of Tanzanite Drive .arid Sapphire Circle to
facilitate develoment of 40 new housing units.
Peter Eck, representing .Equity Builders; distributed materials to the Commission. He.
stated that he wants #o utilize an exis#ing lot #o place 140 units of affordable housing with
accessto`Tanzanite. Drive.
Mr. Johnson stated.that he is a resident of Sapphire Circle. He said that he purchased his
property with the understanding. that there was-.a 1;200 square minimum: too#print for
residential units: He said he is concerned: with how access to this. site will. impact the value
of his home. ~. -
Minutes -Zoning Advisory Commission
November 5, 2003
Page 4
' Sue Bublitz; 635 Sapphire Circle, said #hat she: was aware that multi-family. housing would
be developed on the subject property: She. said she is .concerned; however, that 40 units
- in such a small area with 24 driveway accesses along one 61ock wilt create a traffc.hazard.
She said this development-also might generate additional on street parfcing; which will
further-exacerbate. the traffic problem.
Chairperson Bird .stated that the current configuration shows .only .twelve driveway
accesses onto Tanzanite:
-Rod Tschiggfrie, 4105 Thunder Ridge, said that he.is asking for an option to resort to the
original R-3 zoning.standards'rF Mr. Eck's development does not reach fruitition.
Mr. Eck stated that he is a resident of Tanzanite Drive and he understands traffic concerns.
He said the most recent conceptual development plan reflects those concerns by
consolidating the curb cuts, which would eliminate backing onto :Tanzanite Drive, and
providing four off-street parking spaces. per unit. He stated that the underlying R-3
standards would. permit even more dense development .with poten#ially more units and
more vehicles. He stated that his goal is to provide affordable housing.as per City Housing
standards. "Commissioner Smith asked about a temporary detention basin.
Staff Member . Kritz ..outlined his staff report, noting that the original planned unit
~. development designated this area as a default R-3 district. He stated. that from .one to six
~' units could be built on the lots. He said the issue. before the Commission was not one of
density, but one of lof configuration, shared driveway access and .lot :frontage. He stated
that the applicant has reduced the number of curb :cuts from the original conceptual
development plan. He said traffic along Tanzanite would steadily increase because it is
being :used as a thoroughfare to connect to the Northwest Arterial. He stated that
Tanzanite Drive is 37 feet wide with very. little on-street parking; therefore, traffic tends. to
exceed the posted speed limits. He stated that-..the development will meet the parking
requirements with four ofF: street parkirYg spaces per unit. ;He aid th~f.Mr. Tschiggfrie had
asked for some flexibility in developr~ent requesting .that the PUD language state that the
development can be undertaken as per he `concept Klan, or:as per R 3 regulations. He
stated that the existing detention basin is to the south of the project, next #o the subdivision
.entry sign.
Commissioner Smith asked if the fire marshal had looked at the share access. Staff
Member Kritz said that he had.'
Chairperson Bird asked to add a .letter to the record. Commissioner Stiles said that he
feels this is a good plan that provides adequate parking and crea#es additional affordable
housing. Commissioner Hardie stated that he feels this is_ a creatEVe use of the property.
Motion byC:hrist, seconded,by Smith, to approve the amended PUD as submitted. Motion
~--~, was: approved by the following voter Aye -Smith, Hardie, .Christ, Stiles: and Bird; Nay -
. None; Abstain -Roush.
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