Timber Hyrst Estates No. 2 Preliminary PlatPlanning 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@cityofdubuque.org
THE CITY OF
_` dubuque
DuB E
~~~
Masterpiece on the Mississippi z,~,,~
October 9, 2007
The Honorable Mayor and City Council Members
City of Dubuque
City Hall - 50 W. 13th Street
Dubuque IA 52001
Applicant Marty McNamer/North Cascade Road Developers LLC
Location: Extension of Creekwood Drive
Description: Preliminary Plat Timber-Hyrst Estates #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, stating his intention is to extend Creek
Wood Drive and add 80 lots to the subdivision.
Staff reviewed the phasing of the project, street cross-section, street layout and access
to subsequent phases of the development. Staff noted the Fire Department has
recommended approval with addition of an automated gate system for emergency
access.
There were no public comments.
The Zoning Advisory Commission discussed the request, noting that a subdivision of
the size and number of lots anticipated should have dedicated parkland.
Recommendation
By a vote of 7 to 0 the Zoning Advisory Commission recommends that the City Council
approve the request subject to the following: 1) That the maximum cul-de-sac length
and minimum lot frontage for Lot F be waived; 2) That as part of the final plat, a park
area be provided; and 3) That the final plat be submitted to the Zoning Advisory
Commission for review.
Service People Integrity Responsibility Innovation
The Honorable Mayor and City Council Members
Extension of Creekwood Drive
Page 2
A simple-majority vote is needed for the City Council to approve the request.
Respectfully submitted,
Grr ~u~ ~~,~~~~
~~
Eugene Bird Jr., Chairperson
Zoning Advisory Commission
Attachments
cc: Gus Psihoyos, City Engineer
Service People Integrity Responsibility Innovation Teamwork
THE CITY OF
DUB E
`~:, ~ ~~
PLANNING APPLICATION FORM
^ Variance ^ Rezoning
^ Conditional Use Permit ^ Planned District
^ Appeal ®Preliminary Plat
^ Special Exception ^ Minor Final Plat
^ Limited Setback Waiver ^ Text Amendment
Please type or print legibly in ink
City of Dubuque
Planning Services Department
Dubuque, IA 52001-4864
Phone:563-589-4210
Fax: 563-589-4221
^ Simple Site Plan ^ Annexation
^ Minor Site Plan ^ Temporary Use Permit
^ Major Site Plan ^ Certificate of Economic Non-Viability
^ Major Final Plat ^ Certificate of Appropriateness
^ Simple Subdivision ^ Other:
Property owner(s): North Cascade Road Developers LLC c/o Marty McNamer Phone: 582-5762
Address: 5070 Wolff Road City: Dubuque State: IA Zip: 52002
Fax Number: 582-5889 Mobile/Cellular Number: 590-2173
Applicant/Agent:
Address:
Fax Number:
Phone:
State: Zip:
Mobile/Cellular Number:
Site location/address: Extension of Creekwood Drive.
Existing zoning: R-3 Proposed zoning: R-3 Historic District: Landmark:
Legal Description (Bidwell parcel ID# or lot number/block number/subdivision): Lot 3 of Henschel-
McNamer Place Plat #3 Located in the NW ~/a of Sec. 2 & Lot 4 of the NE frac. '/a Located in the NE ~/a of Sec. 3 all in
T88N, R2E, in the Citv of Dubuaue, Iowa.
Total property (lot) area (square feet or acres): 82 Lots
Describe proposal and reason necessary (attach a letter of explanation, if needed):
Residential Subdivision
CERTIFICATION: I/we, the undersigned, do hereby certify that:
The information submitted herein is true and correct to the best of my/our knowledge and upon
submittal becomes public record;
Fees are not refundable and payment does not guarantee approval; and
3. All additional required written and graphic materials are attached.
Property Owner(s): ~~ ------- - Date: ~ ~ ~ ~ ~~
Applicant/Agent: ~P°~-~ ~ "~~ Date: ~ ~ i `~l~
~ FOR OFFICE US ONLY -APPLICATION SUBMITTA~LIST
Fee: ~ Z~ Received by: Date: 7 30 d Docket:
^Site/sketch plan ^Conceptual Development Plan ^Photo,Plat
^Improvement plans ^Design review project description ^Floor plan -L.j,Other: _
City:
m
a~
THE CITY OF
DuB E
Masterpiece on the Mississippi N
Vicinity Map
Applicant: Marty McNamer/North Cascade
Road Developers LLC
Location: Extension of Creekwood Drive
Description: Preliminary Plat Timber-Hyrst
Estates #2
Legend
® Proposed Area to be Platted
Base Map Provided by Dubuque County GIS
Planning Services~cinity Maps/ZAC Vicinity Maps/Prelimnary Plat Timber-Hyrst Estates #2 08_28_07
SUBDIVISION STAFF REPORT
Zoning Agenda: October 3, 2007
Project Name:
Property Owner:
Applicant:
Preliminary Plat Timber-Hyrst No. 2
North Cascade Road Developers, LLC
Marty McNamer
Number of Lots: 83
Acreage in R.O.W:
Total Area: 127.8 acres
In City: Yes
In 2-Mile Area: N/A
Flood Plain: No
Density Allowed: 1/5,000
Commonly owned lots: None
Sanitary Sewer: Yes
Water: Yes
Storm Sewer: No
Existing Street Access: Yes
Proposed Land Use: Residential
Existing Land Use: Vacant/Agricultural
Adjacent Land Use: North -Residential
East -Residential
South -Agricultural
West -Agricultural
Proposed Zoning: R-3
Existing Zoning: R-3
Adjacent Zoning: North - R-1
East - R-2
South - AG
West - R-2
Physical Characteristics: The subject property lies west of the existing Phase 1 of
Timber-Hyrst Estates Subdivision and is characterized by rolling topography. The
subject property drains toward the Catfish Creek.
Proposed Phasing: None.
Previous Conditions of Zoning or Plats: None.
Dedication of Open Space or Public Amenities: None.
Proposed Streets and Grades: The submitted preliminary plat does not as yet name
the proposed streets; however, the main street will be an extension of Creek Wood
Drive with two cul-de-sacs to be named as part of a future final plat. The proposed
grades are between 4-9%.
Recommended Motion: Motion to approve the submitted preliminary plat of Timber-
Hyrst Estates No. 2 as it is in substantial compliance with City of Dubuque Subdivision
Regulations, subject to waiving the maximum cul-de-sac length for Creek Wood Drive.
Conformance with Comprehensive Plan: This subdivision meets the Comprehensive
Plan Land Use Element Goals 1.2, 1.5, 4.1, 4.4, and 72. The proposed Future Land
Use Map designates the property for multi-family use.
Subdivision Staff Report -Preliminary Plat Timber-Hyrst No. 2 Page 2
Impact of Request on:
Utilities: The subject subdivision can be served by City water and sewer mains.
Both water and sewer are located at the end of Creek Wood Drive where it ends at
Phase 1 of Timber-Hyrst Estates.
Traffic Patterns: The proposed subdivision includes an extension of Creek Wood
Drive and two new cul-de-sacs. Creek Wood Drive is proposed to be built with a
55 foot right-of--way and 31 feet of paving with parking restricted to one side. The
two proposed cul-de-sac streets will be built to the City's Residential Street
Standard of 50 feet of right-of--way and 31 feet of paving and parking allowed on
both sides. The existing Creek Wood Drive was also built to the 27-foot paving
width with parking restricted to one side.
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 adequate storm water detention is provided as per City
requirements.
Adjacent Properties: Staff does not anticipate any significant impacts to adjacent
properties beyond additional vehicle trips on Manson Road as the subdivision is
built-out with new homes.
Recommended Conditions on Plat: None.
Staff Analysis: The submitted preliminary plat of Timber-Hyrst Estates No. 2
subdivides approximately 127 acres into 83 buildable tots. The subject property is
zoned R-3 Moderate Density Multi-Family Residential District and is the second phase
for Timber-Hyrst Estates. The subject property was rezoned as part of the annexation
of the property into the City of Dubuque in June 2006.
The subject property can be served by City water and sanitary sewer mains through
extension of the mains from the current terminus of Creek Wood Drive. Storm water
control/detention will be reviewed in detail as part of a future final plat.
The proposed extension of Creek Wood Drive will be built with a 55-foot right-of--way
and 31 foot of paving measured from back-of--curb to back-of-curb with parking
restricted to one side. The existing portion of Creek Wood Drive is built with a 50 foot
right-of-way and 27 feet of paving and parking is restricted to one side only.
Subdivision Staff Report -Preliminary Plat Timber-Hyrst No. 2 Page 3
The two proposed cul-de-sac streets on the north side of Creek Wood Drive will be built
to the City's Standard Residential Street Standard of 50 feet of right-of--way and 31-foot
of paving with parking allowed on both sides of the street.
Creek Wood Drive will be extended approximately 2,900 feet to the west. When
combined with existing portion of Creek Wood Drive, the resulting street length is 6,500
feet. This exceeds the City standard for cul-de-sac length. However, the submitted
preliminary plat is Phase 2 of a large residential development that will include a new
access to North Cascade Road (attached color rendering). Access between the two
streets will be restricted to emergency vehicles only. The Fire Department has
indicated they do not object to the restriction, provided that any gated access be
activated by the Opticom System that Fire, Police and the Street Department currently
utilize.
The City's policy for promoting multiple street accesses into residential areas is two-
fold. One is to promote adequate emergency service delivery; and second, to provide
an integrated street network that provides convenient and safe travel through the city.
The proposal to cul-de-sac Creek Wood Drive and provide an emergency access
between the Creek Wood Drive cul-de-sac and a future public street that intersects with
North Cascade Road satisfies the first goal.
The developer is considering making Creek Wood a thru street rather than ending as a
cul-de-sac. The provision of a thru-street without cul-de-sacs would provide some
additional convenience to future homeowners in the Timber-Hyrst Estates Subdivision,
depending on their destination once they leave the subdivision. If Creek Wood Drive
was continued all the way to North Cascade Road, it would provide a shorter route to
the west end than if the homeowners had to head to the south and Manson Road. The
future Southwest Arterial includes an interchange with North Cascade Road. When
fully built-out, Phases 1 and 2 of Timber-Hyrst Estates will generate approximately
1,100 vehicle trips per day.
The proposed property is on the far south end of the City of Dubuque corporate limits
and there is no other street network system to tie into. The Catfish Creek flood plain
and topography limit the potential for developing a street network as we find on the
City's west side.
Planning staff recommends that the Zoning Advisory Commission approve the
submitted preliminary plat of Timber-Hyrst No. 2 as it is in substantial compliance with
the city of Dubuque Subdivision Regulations subject to waiving the City Engineering
Standard for cul-de-sac length.
Prepared by: ~ Reviewed: a~//~ Date: q'~ LG • 0'7
.u ttY: tiUtSING & ASSOCIATES ADDRESS: 1212 LOCUST STREET, DUBUQUE, IOWA 52001 PHONE: (563) 556
PRELIMINARY PLAT
TIMBER-HYRST ESTATES #2
AS COMPRISED OF LOT 3 OF HENSCHEL-MCNAMER PLACE, PLAT #3 LOCATED
IN THE NW 1 /4 OF SECTION 2 AND LOT 4 OF THE NE FRL 1 /4 LOCATED IN THE NE 1 /4
OF SECTION 3, BOTH IN T88N, R2E, (TABLE MOUND TWP.), OF THE 5TH P.M.,
IN THE CITY OF DUBUQUE, IOWA.
1502104007 1502104008
LOT 2-1-1-1-1
NW 1/4 NW1/4 SEC 2 T88N R2E
1095 VALENTINE DRIVE
Stanek, Nicholas W LOT 2-1-1-1-1-1
NW 1/4 NW1/4 SEC 2 TB
1099 VALENTINE DRI
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--------- --------- ----- S2 -- - --- 1502252011
__ --~--- ___ -~ -- ''--- LOT 14
383 ~ -~ _ -- TIM ER-HYRST ESTATES
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NW SE SEC 3 T88N R2E _ .----~ _~~o~ ~/2 NW, ~__~-- j S 1/2 NW
11426 EDVAL LANE ------ ~0~--0''E ~ 2873 THORN WOOD COURT
- - - - - Velentine; Roaeld Lrdc JA - - ~ - - ~~ _ ~3 -1+18RNWtS00 COURT
1` ~ ~ _ _ . - - ~ Knepper, John L Knepper, John L
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NE SE SEC 3 T88N R2E
11426 EDVAL LANE
Valentine, Ronald L. h Marlene
LEGEND
EXISTING PROPERTY LINE
EXISTING PERIMETER
PROPOSED PROPERTY LINE
CENTERLINE
------------ EASEMENT LINE
-oe:-or-oc-oc- XTG. OVERHEAD ELECTRIC
- -- - -- - -- - XTG. OVERHEAD ELECTRIC EASEMENT
XTG. STREETS (CURB k GUTTER)
- -*-*-*-*- XTG. FENCE
-sex-sns-~- PRO. 8" SANITARY SEWER
-srs-srs-sTS- PRO. STORM SEWER
-v-v-v-v-v- PRO. 6' WATER
PRO. STREETS (CURB & GUTTER)
PRO. HOUSE
I 80X40 (TYP.)
- --------eee---------- EXISTING CONTOURS
XTG. TREE LINE
83 BUILDABLE LOTS
100' FRONTAGE (TYPICAL)
80'X40' HOUSE SF
LOCATION MAP
SCALE 1' = 1500'
0' 71500'
1" = 3000' (11"X17")
1" =1500' (24"X36")
1502300002
NE SW SEC 2 T68N R2E
2873 THORNWOOD COURT
Knepper, John L
31' BOC TO BOC
60'
ROW
30' 30'
7'
3.5' 31' PARKWAY
4-1/2"
15.5'15.5' -~!
2.5'
4'WIDE 6" HIGH
4"DEEP 4.5" ROLLED 30" C&G
SIDEWALK STONE BASE 7" ACC
STABILIZED SUBGRADE AS DIRECTED BY
THE CITY ENGINEER
TYPICAL SECTION
NOTES
1. ALL MEASUREMENTS ARE IN FEET AND DECIMALS THEREOF.
`"~~\\pF1ESSII~°'~i,, I HEREBY CERTIFY THAT THIS ENGINEERING DOCUMENT WAS
``QR , , , , , , , q~ o,~ PREPARED BY ME OR UNDER MY DIRECT PERSONAL
SUPERVISION AND THAT I AM A DULY LICENSED PROFESSIONAL
2~rv~: ~ ,'FZc GINEER UN ER THE LAWS OF THE STATE OF IOWA. /
v _ KENNETH L. ...~ ~ A ~.,, ~fT 1~+
~ : BUESING = r~ /~~[! ~ ~±~
10272 KENNETH L. BUESING (DATE)
,~, ; ~``~~ LICENSE NUMBER: 10272
MY LICENSE RENEWAL DATE IS DECEMBER 31, 2008
°jh,,,,~ IOWA \~~~~o`"~ PAGES/SHEETS COVERED BY THIS SEAL THIS SHEET ONLY
D WG. N 0. 07085- 04
~ SHEET TITLE PROJECT NO. 07085 DATE REVISIONS DRAWN BY:
v1 PREPARED FOR: ~ U E S I N G
Q~
TES INC
4~10~07 8/28/07
PER CITY REVIEW
NWL
a m
T PRELIMINARY PLAT NORTH CASCADE ROAD DEVELOPERS LLC. .
ASSOCIA
CHECKED BY:
rn
~ MARTY MCNAMER ENGINEERS AND SURVEYORS SCALE: 9 4 07 AND 9 17 07
TIMBER-HYRST ESTATES #2 solo WOLFF ROAD 1212 LOCUST ST, DUBUQUE, a '
"
N
IA
002
(583) 556-4369
= 200
1 KLB
DUBUQUE,
52
NW SW SEC 2 T88N R2E
2873 THORNWOOD COURT
Knepper, John L
NOTES
1. LOT 3 OF HENSCHEL-MCNAMMER PLACE, PLAT M3 ANO LOT 4
OF THE NE FRL 1/4 IS OWNED BY:
North Cascade Road Developers LLC/ 5070 Wolff Road
Dubuque IA 52002
2. THE EXISTING ZONING OF THE PROPOSED SUBDIVISION IS
'R-3" W/ MIN. 50' FRONTAGE, 20' SETBACKS FRONT YARD,
20R OF DEPTH REAR YARD AND 4' SIDE YARD.
3. ALL PROPOSED STREET ROWS SHALL BE 60' WIDE, WITH 120'
DIA. CUL-DE-SACS.
4. ALL PROPOSED STREETS SHALL RE 31' WIDE BACK OF CURB
TO BACK OF CURB WIDE MATH 89' DIA. CUL-DE-SACS.
5. ALL ELEVAl10N5 AND CONTOURS SHOWN ON IRIS PLAT ARE
ON AN ARBITRARY DATUM.
6. CONTOUR INTERVAL IS 2 FOOT.
7. LOT D TO BE COMBINED WITH LOT 14 OF TIMBER HYRST
ESTATES.
8. AREA LOT A = 4.256 ACRES
LOT B = 1.048 ACRES
LOT C 1.315 ACRES
9. THE 100' ELECTRICAL UNE EASEMENT REFERS ONLY TO THE
AREA THAT WHICH INTERSTATE POWER COMPANY HAS THE "RIGHT
PRIV;LEGE, ti~0 AUTHORITY TO TRIM UR CUT DOWN ANY TREf.S
WITHIN 50 FEET OF CENTERLINE OF SAID TRANSMISSION LINE." IT
DOES NOT DESCRIBE THE WIDTH OF THE PERPETUAL
RIGHT-OF-WAY EASEMENT. SEE AFFIDAVIT PREPARED BY JOHN Ml
TRANMER, PLS AT DUBUQUE COUNTY RECORDER DOCUMENT i
N 2007-DOOO4DID
I
N SHEET TITLE PROJECT N0. 07085 DATE REVISIONS DRAWN BY:
= PREPARED FOR: ~ ~ ~~' ~ ~ 4~2~07 &/28/07 NWL
* PRELIMINARY PLAT NORTH CASCADE ROAD DEVELOPERS LLC ASSOCIATES INC PER c~TV REVIEW
i
~ r
~
TIMBER-HYRST ESTATES
2 MARTY MCNAMER .
ENGINEERS AND SURVEYORS SCALE: s a 07 nND 9 17 07 CHECKED BY:
N # 5070 WOLFF RD.
Du8u4uE, IA 52002 iziz ~ocusr sr, oueuQUE. w
(563) 556-4389
SEE BAR SCALE
KLB