Preliminary Plat Pebble Cove #2Planning Services Department
City Hall
50 West 13~ Street
Dubuque, IA 52001-4864
(563) 589-4210 phone
(563) 589-4221 fax
(563) 690-6678 TDD
planning@cityof dubuque.org
THE CITY OF
DUB E
Masterpiece on the Mississippi
September 10, 2007
The Honorable Mayor and City Council Members
City of Dubuque
City Hall - 50 W. 13th Street
Dubuque IA 52001
Applicant: John Kivlahan/Buesing & Associates
Location: Northwest Arterial
Description: Preliminary Plat of Pebble Cove #2
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 the location and number of lots in the
proposed subdivision, and that the proposal is in conjunction with a rezoning.
Staff reviewed the layout of the proposed subdivision, access to City water and sanitary sewer
mains, storm water control measures, and previous use of the property. Staff also reviewed
how the proposed subdivision will be connected with the existing and planned public street
system. Staff noted the need to waive lot frontage and cul-de-sac length.
There were no public comments.
The Zoning Advisory Commission discussed the request, and had no objections to the
submitted preliminary plat.
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 for Lot A and the cul-de-sac length for Charleston
Court.
A simple majority vote is needed for the City Council to approve the request.
Respectfully submitted,
Eugene Bird Jr., Chairperson
Zoning Advisory Commission
Attachments
cc: Gus Psihoyos, City Engineer
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 tvpe or print 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:
Applicant/Agent:
Address:
Fax Number:
Mobile/Cellular Number: 580-0168
City:
Phone:
State: Zip:
Mobile/Cellular Number:
Site location/address: South of the Northwest Arterial and west of John F. Kennedy Road
Existing zoning: C-3 Proposed zoning: R-2 Historic District: Landmark:
Legal Description (Bidwell parcel ID# or lot number/block number/subdivision): ..
Lot 2-1 of Helen E. & Mary H. Stewart Sub. (1016251001)
Total property (lot) area (square feet or acres): 8.17 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): ~ c,,~,., 1 ~ 'i~ti~~~Lr~-,~- Date: ~ .. o~ '~ _.0 f?
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Applicant/Agent: Date:
FOR OFFICE USFQNLY -APPLICATION SUBMITTAL HECKLIST
Fee: ~ Received by: /G Date: ~ 3~ 0 Docket:
^Site/sketch plan ^Conceptual Development Plan ^Photo ~" lat
^Improvement plans ^Design review project description ^Floor plan /^"Other:
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THE CI"TY OF
DUB E
Masterpiece on t6te Mississippi
Vicinity Map
Applicant: Kivlahan Farms LC
N
Location: Southwest of the Northwest Arterial/
John F. Kennedy Road intersection
Description: Preliminary Plat of Pebble Cove
Subdivision
Proposed Area to be Platted
Base Map Provided by Dubuque County GIS
ZAC Vicinity Maps\Preliminary Plat of Pebble Cove (Kivlahan) 04_25_07
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i. PROPOSED flOW YADTH: 50', 100' PIA. [UL-OE-SAM PROPOSED
STREET WIDTH: 3i', JS' DIA. CUI-OE-SAC.
2. LOT 2-1 OF HELEN E. @ MARY N. STEWART SUB., IS PRESENTLY
ZONED C-J. BUT PLANS ARE TD REZWE TO R-2.
J. ALL ELEVA iI0N5 AND CONTOUflS SHOWN ON MIS PLAT ARE ON
AN ARBITRAflY OANM. CONTWfl INTERVAL IS 2 FEET.
A NO POR iIOV OF THIS SUBDIWSION IS IN iLOOD PUIN.
9. WATER SERNCE LINER ARE i0 BE 1• DIAME tER COPPER, 2 PER
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6. POLYEMYLLENE WRAP AND TRACER WIRES ARE TO BE USED ON
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TOTAL AREA R1J Pc (]55.816 sl)
ROAD AREA ~ 1.0J oc ( 16,{01 al)
lOT 0 ~ 1.0) ac ( 18,104 al) (CHARLESTON Ci.)
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1. ALL MEASUREMENTS ARE IN FEET AND DEGMALB THEREOF. _ ~ Q]
I HEREBY CERTIFY DIAT 1185 ENGINEERING DGCUNENT WAS
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SUBDIVISION STAFF REPORT Zoning Agenda: September 5, 2007
Project Name: Preliminary Plat of Pebble Cove No. 2
Property Owner
Applicant:
Kivlahan Farms, L.C.
John Kivlahan
Number of Lots: 19
Acreage in R.O.W: 1.07 acres
Total Area: 8.17 acres
In City: Yes
In 2-Mile Area: N/A
Flood Plain: No
Density Allowed: 1/5
Commonly owned lots: None
Sanitary Sewer: Yes
Water: Yes
Storm Sewer: Yes
Existing Street Access: Yes
Proposed Land Use: Residential
Existing Land Use: Vacant
Adjacent Land Use: North -Highway/Recreation
East -Vacant
South -Vacant
West -Residential
Proposed Zoning: R-2
Existing Zoning: C-3
Adjacent Zoning: North - R-1
East - R-1
South - AG
West - P R
Physical Characteristics: The subject property is a triangular shaped lot of
approximately eight acres adjacent to the Northwest Arterial. The property generally
slopes 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: Charleston Court = 1-10%.
Recommended Motion: Motion to approve the submitted preliminary plat of Pebble
Cove No. 2 as it is in substantial compliance with City of Dubuque Subdivision
Regulations, subject to waiving the lot frontage requirement for Lot A.
Conformance with Comprehensive Plan: The 2030 Future Land Use Map
designates the property as commercial and multi-family. 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:
Subdivision Staff Report -Preliminary Plat of Pebble Cove No. 2 Page 2
Utilities: Existing City water and sanitary sewer services are available to the subject
parcel. City water is available currently in David Drive and along the Northwest
Arterial. The water main will need to be extended to the subdivision through the
applicant's existing property previously approved as the first phase of Pebble Cove
Subdivision. The sanitary sewer main runs through the property owned by the
applicant to the east, and is also part of the first phase of Pebble Cove, and can be
extended along Charleston Court to serve the proposed lots in Pebble Cove No. 2.
Traffic Patterns: The proposed subdivision will be served by a single cul-de-sac to
be called Charleston Court. This roadway will be built to the City's residential street
standard of 31-foot of paving within. a 50-foot right-of-way. No traffic counts are
available at this time.
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. Prior to any grading, both the State of Iowa and City of Dubuque
permit will be-required to insure compliance with the State and City erosion control
requirements.
Adjacent Properties: The most likely impact to adjacent properties will be an
increase in vehicle trips on David Drive.
Recommended Conditions on Plat: None.
Staff Analysis: The submitted preliminary plat of Pebble Cove Subdivision No. 2
subdivides approximately eight acres of land into 16 two-unit town home parcels. The
subject property is located along the Northwest Arterial west of John F. Kennedy Road.
The proposed subdivision is also adjacent to Pebble Cove Subdivision. A preliminary
plat was approved in May 2007 allowing for 34 single-family lots. The proposed
preliminary plat of Pebble Cove No. 2 would use an extension or Charleston Court to
serve the subject property. No access to the Northwest Arterial is proposed.
The submitted preliminary plat of Pebble Cove Subdivision No. 2 is in compliance with
the City's Comprehensive Plan as it promotes in-fill development and use of existing
infrastructure. The property is designated for multi-family residential and commercial
on the 2030 Future Land Use Map of the Comprehensive Plan.
The proposed subdivision will be served by an extension of Charleston Court.
Charleston Court is part of the preliminary plat for Pebble Cove Subdivision that was
approved in May 2007. Attached to this staff report is a copy of the preliminary plat of
Pebble Cove, approved in May 2007, and the submitted preliminary plat for Phase Two
attached together to illustrate the future street network system. As shown on the
Subdivision Staff Report -Preliminary Plat of Pebble Cove No. 2 Page 3
preliminary plat of Pebble Cove, Kivlahan Drive will intersect with David Drive, which is
a collector street serving the Wynstone Subdivision, and eventually loop back to
property owned by the Hacienda Land Corporation. Once David Drive is extended in
the future to serve a development on the Hacienda Land Corporation property, Kivlahan
Drive will intersect with David Drive again, and complete the loop. However, until that
connection is made in the future, approximately 66 dwelling units will be served by a
single access that will extend approximately 2,200 feet. City Engineering Standards
indicate that a maximum cul-de-sac length of 1,300 feet. Planning staff typically looks
for a second means of access when a cul-de-sac length extends over 1,300 feet or the
number of units exceeds approximately 30-35 units. In the present case, there is a
potential that both phases of Pebble Cove Subdivision could be developed prior to
having a second access to David Drive. Staff believes that while initially the proposed
development of Pebble Cove Subdivision Phases 1 and 2 would exceed the City's
policy for looking at secondary access, since the developer is providing the necessary
stub street to comply with the City's policy on secondary access, staff has no objection
to the proposed street layout for the preliminary plat of Pebble Cove No. 2.
The proposed extension of Charleston Court will be built to the City's residential street
standard of 50-foot of right-of-way and 31-foot of pavement from back of curb to back of
curb. Storm water control for the subdivision will be provided by a detention basin
located on Lot A at the west end of Charleston Court. This lot does not meet City
standards for frontage; however, because the access is only needed for future
maintenance of the detention basin, staff has not objection to waiving the lot frontage
for Lot A.
The applicant has not indicated what use will be made of Lots B and C. Lot C, because
of its configuration and size, will be difficult to develop for atwo-unit building, but under
R-2 zoning, could still be developed for a small, single-family home.
The proposed preliminary plat of Pebble Cove No. 2 is in substantial compliance with
the City of Dubuque Subdivision Regulations subject to waiving the lot frontage
requirement for Lot A.
Prepared by:
Reviewed: `/~ Date: _ ~• Z7 p 7