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Callahan Old 20 Subdivision Preliminary PlatCCI Callahan Construction. Inc. 7629 Commerce Psrk Dubuque, Iowa 52002 (563) 588-4273 June 18, 2007 To: Dubuque City Council Members Mayor Roy Boul Re: Callahan Old 20 Subdivision Dear City Council members and Mayor Boul, At this time I would like to request that you table the Preliminary Plat for the Callahan Old 20 subdivision until further notice. Thanks you for your time in this matter. Sincerel , 3 lahan - - - . *~-,.-~o~~ .~ ~ :WO~i.~ Lb ~~t L00Z-8S-Nfll Planning Services Department City Hall 50 West 13~ Street Dubuque, IA 52001864 (563) 589-4210 phone (563) 589221 fax (563) 690-6678 TDD planning ~~ cityofdubuque.org THE CITY OF DUB E Masterpiece on the Mississippi June 11, 2007 The Honorable Mayor and City Council Members City of Dubuque City Hall - 50 W. 13~' Street Dubuque IA 52001 Applicant: Joel Callahan, Callahan Construction Location: North of Old Highway Road and East of Clear View Heights Road in Dubuque County Description: Preliminary Plat of Callahan Old 20 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. He reviewed the location of the subdivision and noted he was requesting that a 22-foot wide private street be allowed rather than a 26-foot wide private street. Staff reviewed that the plat is being jointly reviewed by both the City and County of Dubuque. Staff reviewed the layout of the subdivision and substandard lots in the subdivision. There were no public comments. The Zoning Advisory Commission discussed the request, including whether to allow a 22-foot wide street. Recommendation By a vote of 5 to 0, the Zoning Advisory Commission recommends that the City Council approve the request subject to the following conditions: 1) Waiving the lot frontage for lots 12, 13, 27, 28, 48 and 49; 2) waiving of double frontage Lots 7, 51, 52, 53, 54 and 55; 3) waiving the Engineering cul- de-sac standard of 1,300 feet; 4) waiving Article IV Design Improvement Standards, except for $~ction 42-19 Lots and Blocks, and; 5) placing a condition on the preliminary plat that also will be applied to the final plat restricting access from Lots 50 through 55 to Road B within the Callahan Old 20 Subdivision. A simple majority vote is needed for the City Council to approve the request. Respectfully submitted, ~~ ~,~,~~ ~ene rd~ irperson Zoning Advisory Commission cc Gus Psihoyos, City Engineer Service People Integrity Respot~'bility Innovation City of Dubuque T,-~EC,noF Planning Services Department DUB E Dubuque, IA 52001-4864 Phone: 563-589-4210 G ~ a~~ Fax: 563-589-4221 PLANNING APPLICATION FORM ^ Variance ^ Rezoning ^ Simple Site Plan ^ Annexation ^ Conditional Use Permit ^ Planned District Plat ®Prelimina ^ Minor Site Plan ^ Major Site Plan ^ Temporary Use Permit ^ Certificate of Ecenomic Non-Viability ^ Appeal ^ Special Exception ry ^ Minor Fnal Plat ^ Major Final Plat ^ Certificate of Appropriateness ^ Limited Setback Waiver ^ Text Amendment ^ Simple Subdivision ^ Other: Please rice or print le gibly in ink ~ Y a 73 S~ Property owner(s): C allahan Construction Inc c/o Joel Callahan Phone: Address: 7629 Commerce Park City: Dubuque State: IA Zip: 52002 Fax Number: 582-4314 Mobile/Cellular Number: 213-1015 Applicant/Agent: Address: Fax Number: Phone: State: Zip: Mobile/Cellular Number: Site IOCatIOn/addfe55: Noriit side Old Highway Road nortli of gear View Heights Pleasant Valley Lane and Hil)dale Lane. Existing zoning: Cnty. R-1 Proposed zoning: Cntv. R-2 Historic District: Landmark: Legal Description (Bidwell parcel ID# or lot number/block number/subdivision): Lot 2-i Welty Add., LOt ~ Heather Crest Lot 2 NWi/4 NEi/4 NES/4 NEi/4 and Lot 1 SEl/4 NEl/4 all of Sec 35 T89N. R1E. Total property (lot) area (square feet or acres): 113 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. Property Owner(s): !~ ~ ~~ -~~ j Date: ~4 V Applicant/Agent: Date: ~~••__-- FO OFFICE USE NLY - PLICATION SUBMITTAL CHECKLIST Fee:~f 4o•nb Received by: 7 Date: Docket: ^Site/sketch plan ^Conceptual Development Plan ^Photo ^Plat ^Improvement plans ^Design review project description ^Floor plan ^Other: _ City: THE CITY OF DUB E N ~~W~. ~~ Vicinity Map Applicant: Joel Callahan, Callahan Construc- tion Inc. Location: North of Old Highway Road, north of Clear View Heights, Pleasant Valley Lane and Hilldale Lane in Dubuque County. Description: Prelimnary Plat Callahan Old 20 Subdivision Legend Preliminary Plat Callahan Old 20 Subdivision ~., . City of Dubuque Base Map Provided by Dubuque County GIS Planning Services\Vcinity Maps\ZAC\Preliminary Plat of Callahan Old 20 Subdivision 04_25_07 SUBDIVISION STAFF REPORT Zoning Agenda: June 6, 2007 Project Name: Preliminary Plat of Callahan Old 20 Subdivision Property Owner: Callahan Construction Inc. Applicant: Joel Callahan, Callahan Construction Number of Lots: 59 Acreage in R.O.W: N/A Total Area: 113 Acres In City: No In 2-Mile Area: Yes Flood Plain: No Proposed Land Use: Residential Existing Land Use: Vacant/Agricultural Adjacent Land Use: North -Agricultural Eas# -Residential South -Residential West -Agricultural Density Allowed: 1 /acre Commonly owned lots: None Sanitary Sewer: Septic Water: Well Storm Sewer: No Existing Street Access: Yes Proposed Zoning: County R-2 Existing Zoning: County R-1 Adjacent Zoning: North -County East -County South -County West -County Physical Characteristics: The subject property is located along Old Highway Road on the north side of the roadway. The subject property generally slopes and drains to the southeast. Proposed Phasing: None. Previous Conditions of Zoning or Plats: None. Dedication of Open Space or Public Amenities: None. Proposed Streets and Grades: The applicant is proposing four new private streets to be developed to serve the 59 proposed residential lots. The applicant is proposing to pave the streets to County standards of 22 feet of paving with 4 foot shoulders within a 66 foot right of-way easement. Recommended Motion: Motion to approve the submitted Preliminary Plat of Callahan Old 20 Subdivision subject to waiving lot frontage requirements for Lot 12, 13, 27, 28 48 and 49; 53 54 and 55' waiving the waiving the double frontage lot restriction for Lot 7, 50, 51, 52, Engineering cul-de-sac standard of 1,300 feet; waiving Article IV Design Improvement Standards, except for Section 42-19 Lots and Blocks and placing a condition on the plat approval of restricting access to Lots 50 through 55 inclusive, from Private Road B within Callahan Old 20 Subdivision. Subdivision Staff Report -Preliminary Plat Callahan Old 20 Subdivision Page 2 Conformance with Comprehensive Plan: The subject property is designated on the Future Land Use Map 2030 Rural Residential Density. 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 a central water system. Traffic Patterns: The proposed subdivision includes four new private streets to be built with a 22 foot within aright-of-way easement of 60 feet. Based on 2005 IDOT counts there are approximately 1,450 ADT on Old Highway Road. Access to this subdivision will by way of a single point of access on Old Highway Road. 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 single- family subdivision. Recommended Conditions on Plat: That access to lots 50, 51, 52, 53, 54 and 55 be restricted to Private Road B within Callahan Old 20 Subdivision. Staff Analysis: The submitted Preliminary Plat of Callahan Old 20 Subdivision subdivides 113 acres into 59 single-family lots located in Dubuque County. The proposed subdivision is located on the north side of Old Highway Road between Westmont and Clear View Drives. The proposed Callahan Old 20 Subdivision will be served by four new private streets built to a 22 foot paving width with 4 foot shoulders and within a 66 foot right-of-way easement. The proposed private streets will be maintained by an association established as part of the subdivision. 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 that streets be built to the City's private street standard in terms of width and to the County's standard in terms of paving, thickness and subgrade. The applicant's submitted preliminary plat provides for 22 foot paving, where the City's private street standard calls for 26 feet. The submitted plat complies with County standards for paving thickness and base. The submitted preliminary plat indicates that Lots 12, 13, 27, 28, 48 and 49 will have substandard lot frontage on a private street. The Zoning Advisory Commission will have to waive the requirement for 50 foot of frontage for the aforementioned lots. Subdivision Staff Report -Preliminary Plat Callahan Old 20 Subdivision Page 3 The submitted preliminary plat depicts Lots 50-55 as having double frontage on both interior private street as well as Old Highway Road, in addition, Lot 7 has double frontage on two interior private streets. Section 42-19(b) specifically allows double-frontage lots only where one of the frontages is an arterial street without access rights. Old Highway Road is a County maintained roadway and owners of the aforementioned lots could petition for access to the roadway directly from the lots. Access management typically tries to restrict individual driveway access to residential streets within a subdivision to reduce the potential number of conflicts on the principal roadway. Planning Staff recommends that the Zoning Advisory Commission place a condition on the Preliminary Plat of Callahan Old 20 Subdivision that Lots 50-55 are restricted to access from private Road B within Callahan Old 20 Subdivision. The submitted preliminary plat includes 59 single-family lots served by 4 new private streets; however, access to all 59 lots is by way of a single access point on Old Highway Road. City Engineering standards recommend that the maximum length of 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 recommends that the Zoning Advisory Commission review the Preliminary Plat of Callahan Old 20 Subdivision and recommends approval of the preliminary plat subject to waiving the lot frontage for Lots 12, 13, 27, 28, 48 and 49; waiving of double frontage Lots 7, 51, 52, 53, 54 and 55; waiving the Engineering cul-de-sac standard of 1,300 feet, waiving Article IV Design Improvement Standards, except for Section 42-19 Lots and Blocks, and placing a condition on the preliminary plat that will also be applied to the final plat restricting access from Lots 50 through 55 to Road B within the Callahan Old 20 Subdivision. Prepared by: ,~~ % ~~~ Reviewed: N/! Date: S-~'•o ~ Reports~Preliminary Plat of Callahan Old 20 Subdivision O6_O6_07.doc ., " ; ..._.. - .- ,.; - ., - ~ - • '~' ~-- - - - ;: -- - - •. 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I I I I ~ ~ -- , o! i 1 J ' I --.'._.---_ ~~1. ~ , O , , I .. i I , ______. _ _ I 1 - ._..__.._ -- r , , •- ~ , ,• , i , ~ - 3 ~, ----,---------------. ----- __.- -- ` ---• .~ :' -- ._ i :' . , --- !n '. J -._ ---• "-- •., ' __, / ;' --' - .- '• -~4r' ' •~nN1 ;' :'=' . ----=' - LDT 1-~<t"z ~ LaT 2-I-z-1-1-2 ' r1 /n rno ;:. 2~ r.~~rKrt~nn,.,tnFi»m.,M.dr-„wr.w++n,rwn r,,.l.raxrn 5nu~m~t~imiF Ow a.a,„a4vM PRELIMINARY PLAT CALLAHAN OLD 20 SUBDIVISION AS COMPRISED OF LOT 2-1 OF WELTY ADDITION, LOT 1 OF HEATHER CREST, LOT 2 OF THE NW1/4 OF THE NEt/a, THE NET/4 OF THE NET/4, AND LOT 1 OF THE SE1/4 OF THE NET/4, All OF SECTION 35, T89N, RtE, DUBUQUE COUNTY, IOWA, LEGEND XTC. PROPERtt LINE SUBDIW90N PERIMETER PRO. PROPERTY LINE -'--'------- EASEMENT LINE - -RIGHT OF WAY (ROW) ( ) RECORD DIMENSION -"-°"'"'"""---- BUILDING SETBACK -N'w-~-~-~- PRO. WATER -ns-rtt-srt-- PRO. STORM SEWER "'~'°----- EXISTING CONTOURS CL CENTERLINE ROW RIGHT OF WAY XTC. EXISTING PRO. PROPOSED STS STORM SEWER FES FLARED END SECTION ACC ASPHALT CEMENT CONCR NOTES 1. LOi 2-1 OF WELTY ADDITION, LOT 1 OF HEATHER CREST, LOT 2 OF THE NWi/4 OF THE NEI/a, THE NEl/4 OF THE NEl/a, AND LOT 1 OF THE SEl/a GF THE NEI/a, ALL OF SECTION J5, ARE ALL OWNED BY: Callahan Construction Inc. / 1619 Commeree Pork /Dubuque, IA 52002 2. THE EXISTING ZONING OF THE PROPOSED SUBDIWSION IS 'Rt', AND THE PROPOSED ZONING IS 'R2', W/ MIN. 120' FRONTAGE, 50' SETBACKS FRONT YARD, 50' REAR YARD AND 20' SIDE YARD. 3. AlL PROPOSED STREET ROWS SHALL BE 66' WIDE, PATH 120' DIA CUL-DE-SACS. a. ALL PROPOSED STREETS SHALL BE 22' WOE WITH 75' DIR. CUL-DE-SACS. 5. AREAS AS SHOWN AAE NET AREAS (EXCLUDING THE ROAD ROW). fi. OIMENSIONINC IS DONE TO THE ROAD ROW NOT THE ROAD CENTERLINE (PROPERTY LINE). 7. EACH LOT SHALL HAVE ITS OWN INDINiDUAI SEP11C SYSTEM. 6. WATER SHALL BE SUPPLIED BY SHARED WELLS AS SHOWN. 9. LOT 27 k LOi 2A SHALL HAVE THEIR OWN INDI410UA1 HELLS. 10. EACH RESIDENTIAL L01 IN THIS SUBDIVISION HAS U11UTY EASEMENTS OF 10' ON ALL STREET FRONTAGES, 5' ON ALL 510E LOT LINES, AND EITHER f0' OR 5' DN ALL REAR LOT ONES. THE EASEMENTS ON THE REAR LOT LINES SHALL BE 6' WHEN ABUTITNC OTHER RESIDENTIAL IDTS ANO 10' WHEN NOT ABUTTING OTHER RESIDENTIAL LOTS OR WHEN ON THE PERIMETER OF THE SUBDIWSION. 10'-- 66' EASEMENT ROW f0'- J3•~J3, --- I EASEMENT 2X ~SX 2X7: ~-~9 I \a -• `a, STONE BASE ACC PAVEMENT TYPICAL STREET SECTION 1. ALL MEASUREMENTS ARENINT FEET AND DECIMALS iHEREDF, yX TIN N ~~~ESSIpw'~„ 4P^"""~,„~,<qy~ ~ ~ '• f KENNETH L. T~16 ~: BUESINC [z 10272 3 ry~~'• ; '„h ''~„ ,,,• h~""~ ml~in nnu'~~ I HEREBY CERTIFY 1HAT 1HIS ENGINEERING DOCUMENT WAS SUPERNIS ON AND THA~NDAM AYOULY LCENSEONPROFESSIONAL ENdNEER UNDER 1HE LAWS CF THE STATE OF IOWA. KENNETH L. BUESINC (DATE) LICENSE NUMBER: 10272 MY LICENSE RENEWAL DATE IS DECEMBER 31, 2006 PAGES OR SHEETS COVERED BY THIS SERI: SHEF f.•\fKIt711MinIfK171a11~I.,yar,mMyl„r,Nry,N~ ~„y~ 517VNYI77•li•b PM plwan,R Aare } m m -~ ~ m d U Y ~ w ~ U to Z O W D: w J n ~ IW-~ J N Q ~ Q 0; O ~ ~ m w w p'S Zz~~ _~ ~~~m~ Iww P1 o e a 2 „vl Wo s ti;, u ~a ~ ~~ ~iT N ` N ~ - n t0 L.1 O ? ~ O 60 Z ~~Qao O~QU~ OI--IKQ wU1aw- apU~w WVWUd U W aQO10O ~ J O ~ tY a mQ Q~~ J ~ CL ~ } F- ~ ~ ~Oj w _Z~O W ZU _ ~QW ~ J=~ d J Q Q CO U~ O 1 /~ LOCATION MAP