English Ridge Subdivision 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@cityof dubuque.org
Dubuque
THE CTfY OF
DUB E
I~~I
Masterpiece on the Mississippi 200
October 9, 2007
The Honorable Mayor and City Council Members
City of Dubuque
City Hall - 50 W. 13th Street
Dubuque IA 52001
Applicant: Larry McDermott/English Ridge LLC
Location: East of Stone Valley Drive on the west side of English Mill Road
Description: Preliminary Plat of English Ridge 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
Ron Klein spoke in favor of the request and offered to answer questions from the
Commission.
Staff reviewed the location, layout and access to the proposed subdivision. Staff noted that
eight new public streets are proposed and that a portion of the subdivision lies within the
U.S. Highway 20 Corridor Preservation zone and that the entire subdivision is within the
Highway 32 (Southwest Arterial) Moratorium area.
There were no public comments.
The Zoning Advisory Commission discussed the request, noting that a subdivision of this
size should have a park area and a bike lane on the collector street, Stone Valley Drive.
Recommendation
By a vote of 7 to 0 the Zoning Advisory Commission recommends that the City Council
approve the request subject to the following conditions: 1) That residential lots not have
direct access to Stone Valley Drive; 2) that a bike lane be added along Stone Valley Drive
and parking only be allowed on one side; 3) that Lots 39, 40 and 41 be dedicated as park
area with one access to Stone Valley Drive allowed from Lot 39; and 4) that the final plat be
submitted to the Zoning Advisory Commission for review.
A simple majority vote is needed for the City Council to approve the request.
Service People Integrity Responsibility Innovation
The Honorable Mayor and City Council Members
Preliminary Plat English Ridge Subdivision
Page 2
Respectfully submitted,
Eugene Bird Jr., Chairperson
Zoning Advisory Commission
cc: Gus Psihoyos, City Engineer
Bob Schiesl, Assistant City Engineer
Service People Integrity Responsibility Innovation Teamwork
THE CITY OF
DuB E
~1 ~ ~~.~
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): English Ridge LLC c/o Larry McDermott Phone: 583-4633
Address: 14407 Hwx 20 West City: Dubuque State: IA Zip: 52003
Fax Number: 583-5858 Mobile/Cellular Number: 542-2712
Applicant/Agent:
Address:
Fax Number:
Phone:
State: Zip:
Mobile/Cellular Number:
Site location/address: Extends east of Stone Valley Drive or the west side of English Mill Road.
Existing zoning: R-1 Proposed zoning: R-1 Historic District: Landmark:
Legal Description (Bidwell parcel ID# or lot number/block number/subdivision): The NW ~/a NW ~/4
(1505100001): S Yz of the NE ~/a NW 1/4 (150500004; and Lot 1 of the NW ~/a, NE ~/a (1505200003) all in Section 5
T88N R2E in the City of Dubuque, Dubuque County, Iowa.
Total property (lot) area (square feet or acres): 140 Residential Lots (32.29 Ac) & 2 C-1 Lots X45.26 Ac)
Describe proposal and reason necessary (attach a letter of explanation, if needed):
Residential Subdivision & Commercial Development
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 a~nd~ graphic materials are attached.
Property Owner(s): ~G..,~.~~c~-~ K.t-~..~ .~.L C- Date: g'' ~ ~ ~~
Applicant/Agent: o'~`"~?~IV" ~ Date: g r ~ D -' ry .~
FOR OFFICE US NLY - ICATION SUBMITTAL CHECKLIST
Fee/ ~ Received by: ~ Date: -~. ~0~7 Docket:
^Site/sketch plan ^Conceptual Dev opment Plan ^Photo ^Plat
City:
^Improvement plans ^Design review project description ^Floor plan ^Other:
i~D /
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THE CITY OF
DuB E
Masterpiece an the Mississippi N
Vicinity Map
Applicant: Larry McDermott/English Ridge LLC
Location: East of Stone Valley Drive on the
west side of English Mill Road
Description: Preliminary Plat of English Ridge
Subdivision
Legend
® Proposed Area to be Platted
~_~~ City of Dubuque
Base Map Provided by Dubuque County GIS
H:\Planning Services\~cinity MapsVAC Vicinity Maps\Preliminary Plat of English Ridge Subdivision 09_11_07
SUBDIVISION STAFF REPORT
Zoning Agenda: October 3, 2007
Project Name: Preliminary Plat of English Ridge Subdivision
Property Owner: English Ridge LLC
Applicant: Larry McDermott
Number of Lots: 136
Acreage in R.O.W: 15.57
Total Area: 97.02
Iri City: Yes
In 2-Mile Area: N/A
Flood Plain: No
Density Allowed: 1 per 5000
Commonly owned lots: None
Sanitary Sewer: Yes
Water: Yes
Storm Sewer: No
Existing Street Access: Yes
Proposed Land Use: Residentia/Commercial
Existing Land Use: Vacant
Adjacent Land Use: North -Agricultural
East -Agricultural
South -Commercial
West -Commercial
Proposed Zoning: R-1/C-3
Existing Zoning: R-1/C-3
Adjacent Zoning: North - C-3
East -County A-1
South - R-1
West - C-3
Physical Characteristics: The property currently is farmland south of the Highway
20/Cousins Road intersection and west of English Mill Road. Topography ranges from
moderately steep slopes near Highway 20 to gently rolling along English Mill Road. A
branch of the South Fork of the Catfish Creek drains the property.
Proposed Phasing: None.
Previous Conditions of Zoning or Plats: None.
Dedication of Open Space or Public Amenities:
Proposed Streets and Grades: Stone Valley Drive--1.6 - 7.1 %; Rochester Lane--2 - 8%;
Kingsley Court--3 - 10%; Kingsley Lane - 8 - 5%; Wellington Lane--3 - 9%; Dorchester Lane-
-3 -10%; Wilshire Lane--3 - 10%; Cavendish Lane--4 - 10%; Shrewsberry Lane-1 - 3%;
;Pembrook Lane-3%.
Recommended Motion: Motion to approve the submitted Preliminary Plat of English Ridge
Subdivision as it is in substantial compliance with City of Dubuque Subdivision Regulations.
Conformance with Comprehensive Plan: This subdivision meets the Comprehensive
Plan Land Use element Goals: 1.2, 1.5, 4.1, 4.4 and 7.2.
Impact of Request on:
Utilities: Existing utilities can be extended to serve the proposed subdivision.
Subdivision Staff Report -Preliminary Plat English Ridge Subdivision
Page 2
Traffic Patterns: English Mill Road is a County maintained roadway that carries
approximately 510 average daily trips.
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 adequate storm water control is provided.
Adjacent Properties: Staff anticipates the most notable impact to adjacent property will
be additional vehicle trips on English Mill Road and a higher level of ambient light.
Recommended Conditions on Plat:
Staff Analysis: The submitted Preliminary Plat of English Ridge Subdivision subdivides
approximately 97 acres into 134 single-family lots and two C-3 Commercial lots. The
property is located west of English MITI Road and east of U.S. Highway 20 and the existing
Stone Valley Drive. The subdivision provides for an extension of Stone Valley Drive from its
current terminus to English Mill Road with 8 new public streets proposed to serve the
residential lots. A portion of the project is located within the U.S. 20 corridor preservation
zone and the entire property is located within the Iowa 32 (Southwest Arterial) Corridor
(copies of both attached).
The proposed new public streets within English Ridge Subdivision will be built to the City's
public street standards. The extension of Stone Valley Drive will be built to the City's
collector street standard of 37 feet of paving and a 60 foot right-of-way. Rochester Lane
which shall serve the commercial property will also be built to the City's collector street
standard. The remaining streets in the subdivision will be built to the City's local residential
street standard of 31 feet of paving and 50 feet of right-of--way.
Sanitary sewer service will be provided through an extension of the sanitary sewer line which
currently serves Stonebrook Center Subdivision. The existing 12 inch water main will be
exgtended from its current terminus on Stone Valley Drive. The subdivision will be
comprised of 134 single-family zoning lots with sizes ranging from 8500 square foot to
approximately 13,000 square feet. The lot and street layout is partially dictated by an
existing underground gas main that run through the subdivision. The developer was also
asked to provide a stub street to the property immediately north of the proposed English
Ridge Subdivision to provide for future access. Water and sewer service have also been
stubbed to the adjacent property for future development of land owned by John and Carolyn
Haupert.
A portion of the proposed subdivision lies within the U.S. Highway 20 Corridor Preservation
zone. This portion is on the west end of the subdivision and Chesterfield Drive will provide a
future connection to U.S. Highway 20. This roadway would be constructed as part of the
Southwest Arterial and its interchange with U.S. Highway 20. The proposed Chesterfield
Drive also would serve as a new access to Barrington Lake Subdivision as the existing at
Subdivision Staff Report -Preliminary Plat English Ridge Subdivision
Page 3
grade intersections of both Stone Valley Drive and Barrington Drive will be eliminated as part
of the construction of the Southwest Arterial and its interchange with U.S. Highway 20.
The proposed English Ridge Subdivision also lies entirely within the Highway 32 (Southwest
Arterial) Corridor. The City Council does have the authority to approve new subdivisions
within the corridor provided that it is determined that the subdivision will not negatively
impact the acquisition of right-of-way along the preferred alignment of Iowa Highway 32. A
copy of the Preliminary Plat of English Ridge Subdivision has been provided to the
Southwest Arterial Corridor Technical Committee as well as the Iowa Department of
Transportation. Because the location of the proposed subdivision relative to the Southwest
Arterial preferred alignment and the interchange with U.S. Highway 20, it does not appear
that the proposed layout will significantly impact the acquisition of property necessary to
complete the Southwest Arterial or the interchange with U.S. Highway 20; however, at the
writing of this staff report the Southwest Arterial Corridor Committee has not completed its
review.
The submitted Preliminary Plat of English Ridge Subdivision does indicate, based on the
proposed street layout, that it can be continued in the future to the south. Typically, staff
requires that preliminary plats be submitted for all the property that will be developed for a
subdivision as the preliminary plat is a tool for planning the extension of City services and
streets. A preliminary plat is an agreement between the City and the developer on how the
subdivision will be developed. In the present case, however, the property to the south is not
owned by English Ridge LLC, but by Gerald and Judith Siegert. The applicant's engineer
has indicated that extension of the current stub streets to the south can be accomplished
without any reconstruction of the proposed streets. In addition, the subdivision regulations
for the City do not specifically require that preliminary plats be submitted for the entire area
of a subdivision.
Planning staff recommends that the submitted Preliminary Plat of English Ridge Subdivision
be approved subject to review and approval by the Iowa Department of Transportation in
regards to the U.S. Highway 20 Corridor Preservation Zone and the waiving of the Iowa 32
(Southwest Arterial) Corridor Moratorium by the Dubuque City Council.
Prepared by: `- Reviewed: A~~14 Date: 4 • ZG • ~ ~
F:\USERSUCmunson\WP\Boards-CommissionslZAC\Staff ReportslPreliminary Plat English Ridge Sub (McDermott) 09 24_07.doc
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Iowa Department of Transportation
800 Lincoln Way, Ames, Iowa 50010 515-239-1626
Fax: 515-239-1982
December 28, 2005
Laura Carstens
City of Dubuque
50 W. 13th St.
Dubuque, IA 52001
Ref. No. Dubuque County
NHS-20-9(121) --19-31
p C~C~~OdC~
JAN 3 2006
CITY OF DUBUCUE
PLANNING SERVICES DEPARTMENT
Dear Ms. Carstens:
Per Section 306.19(5) of the Iowa Code, the Iowa Department of Transportation (IA DOT)
is providing this notice that the IA DOT intends to renew the corridor preservation zone
along U.S. 20 from the Peosta interchange easterly to near the intersection with the
Northwest Arterial in Dubuque, IA. (See enclosed Corridor Preservation Notice and
location map). Width of the Corridor Preservation Zone varies depending upon location
within the corridor.
Please be advised that the Cities of Peosta and Dubuque and Dubuque County are
required to notify the IA DOT in writing of receipt of an application for a building permit for
construction valued at $25,000 or more, of the submission of a subdivision plat, or of a
proposed zoning change within the area indicated on the map, no less than thirty days
prior to granting the proposed building permit, approving the subdivision plat, or changing
the zoning. Written notification shall include all pertinent information regarding the
proposed permit, plat or zoning change.
Section 306.19(5) also states that if the IA DOT, within the thirty-day period, notifies the
city or county in writing that the IA DOT is proceeding to acquire all or part of the property
or property rights affecting the area, the city or county shall not issue the building permit,
appro:'e the subdivision p!?t ar change thA ,oning, The !A DnT .^'ill ha~in the nr{~r;ccc ~f
acquiring property or property rights from affected persons within ten (10) days of the IA
DOT's written notification of intent to the city or county. The IA DOT may apply for an
extension of the thirty-day period. After a public hearing on the matter, the city or county
may grant an additional sixty-day period.
The city or county notice to the IA DOT of receipt of a building permit, subdivision plat or
proposed zoning change shall be submitted to Fred Dean at:
Iowa Department of Transportation
P.O Box 2646
Davenport, IA 52809
Phone: 563-391-4643
Fax: 563-388-9266
December 28, 2005
Page 2
It is requested the Corridor Preservation Notice be provided to the appropriate staff
person who is responsible for planning and zoning activities or issuance of building
permits. The Corridor Preservation Notice will be effective on the day of publication in
local newspapers, which is anticipated to be January 5, 2006. Your cooperation in this
matter is greatly appreciated and will assist us in preserving this highway-corridor, which
is of mutual interest and value to both the State of Iowa and your community.
e
~ ~
.._ . ~
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Sin ly,
tZ
Gary 00
Office Location and Environment
GLH:gh
Enclosure
cc: Richard Kautz, District 6 Office, Iowa DOT
Fred Dean, Davenport Office, Iowa DOT
Brad Hofer, Office of Location and Environment, Iowa DOT
Mark Kerper, Office of Location and Environment, Iowa DOT
NOTICE OF RENEWAL OF HIGHWAY CORRIDOR PRESERVATION
County: Dubuque
Project Number: NHS-20-9(121)--19-31
Project Description: U.S. 20 in Dubuque County from the Peosta interchange easterly to near
the Northwest Arterial intersection. (See corridor preservation map.)
Width of the Corridor Preservation Zone varies depending upon
location within the corridor.
TO WHOM IT MAY CONCERN:
Notice is hereby given to all interested persons that, per Section 306.19(5) of the Code of Iowa,
each city and county in which the above described corridor is located shall submit written
notification to the Iowa Department of Transportation (IA DOT) of an application for a
building permit for construction valued at $25,000 or more, of the submission of a subdivision
plat, or of a proposed zoning change within the area at least thirty (30) days prior to granting
the proposed building permit, approving a subdivision plat or changing zoning. Written
notification shall include all pertinent information regarding the proposed permit, plat or
zoning change.
Section 306.19(5) also states that if the IA DOT, within the thirty-day period, notifies the city
or county in writing that the IA DOT is proceeding to acquire all or part of the property or
property rights affecting the area, the city or county shall not issue the building permit,
approve the subdivision plat or change the zoning. The IA DOT shall begin the process of
acquiring property or property rights from affected persons within ten (10) days of the IA
DOT's written notification of intent to the city or county. The IA DOT may apply for an
extension of the thirty-day period. After a public hearing on the matter, the city or county may
grant an additional sixty-day extension of the period.
The city or county written notification shall be submitted to Fred Dean, District Planner,
Iowa Department of Transportation, P.O. Box 2646, Davenport, IA, 52809. For further
information, contact Mr. Dean at the above address or by telephone at 563-391-4643.
James P. Rost, Director
Office of Location and Environment
Iowa Department of Transportation
January 5, 2006
10/1/2007
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OF D
Zoning Advisory Commission
Planning Services
City Hall, 50 West 13~' Street
Dubuque, IA 52001
Subject: Public hearing on proposal to rezone property "East of Stone Valley
Drive on the west side of English Mill Road" from C-3 General
Commercial to R-1 Single Family
Dear Commissioners:
Since we will be out of town on 10/3/2007, we are submitting the following questions
and continents regarding the noted proposal. We own property adjacent to the proposed
rezoning as well as property on the other side of English Mill Rd.
Our concerns include the following: increased traffic on English Mill Rd, accessibility to
Highway 20, truck and construction traffic during any construction periods, issues related
to the pipeline located within the land under consideration, recreation areas, and
questions about the building "green" plan. The traffic issues are applicable whether the
development is residential or a combination of residential and commercial.
1. Traffic on English Mill Rd. English Mill is a narrow, winding, hilly road with
several dangerous corners with limited visibility. There is no shoulder, deep
ditches in some areas, and a very narrow bridge. Even though the speed limit is
set at 35 mph, most current traffic travels at a much higher rate of speed. There
are numerous accidents on this road each year. Most of the land along the road is
farmed heavily, so there is also farm vehicular traffic. Adding up to 500 homes
would increase traffic exponentially, and thus the danger to drivers and their
passengers, neighborhood families, and farm workers. Also, the extra traffic
would cause additional traffic backups for travelers from English Mill Rd at the
exits onto Highway 20 both at the Lowes/Wahnart intersection and at Cedar Cross
Rd.
2. Access to Highway 20. Probably about half of the additional traffic would choose
to access and egress onto Highway 20 via Stone Valley Drive. This section of
Highway 20 is also dangerous, where just a short way to the west, there have been
numerous serious accidents and deaths. And we do not need another traffic
signal!
3. Construction Traffic and Road Damage. During the construction period for this
large number of homes, there would be added traffic and access issues onto both
Addendum to letter to Zoning Advisory Commission
Concerns on proposal to rezone property along highway 20 corridor:
Recent passage of a moratorium to disallow the development of any businesses along the
highway 20 corridor because of the negative impact businesses would have on the high
speed traffic along this corridor. Think of the traffic a lazge housing development would
impact onto this corridor. Can we afford to deny development of our business
community, and in the same breath allow expansion of housing. This is a formidable
insult to the integrity of the moratorium established.
Imagine a school bus, loaded with children, entering highway 20 from the proposed
housing development, a lazge semi coming east down highway 20, and completely
incapable of stopping to avoid this school vehicle. A traffic signal at this azea could not
correct this impending disaster, only a Gazing forward thinking advisory commission
could think of not allowing traffic to directly come onto the highway. Is there planning
for access roadway, a huge safety measure?
There is a petroleum transport line located in the land to be developed. Is the safety of
our citizens being thought of in proposing development of this property. Perhaps an
emergency disaster team could help if, god forbid, there was an inadvertent fuel line
rupture in this development, perhaps like the one recently in Jackson County.
Is there forethought to developing afoot/bike pathway for the citizens to exercise? If not,
it is time for our advisors to be aggressive in demanding all new developments have this
type of amenity. There is no area anywhere near this proposed development for
hiking/biking. Highway 20 has no path way, English Mill Road is a narrow, high speed
road with a high volume of gravel trucks and farm equipment that impose danger to any
citizens daring enough to expose themselves by walking along this road.
Let's look at the civil service capability of the City of Dubuque. Is there adequate money
to expand the police department patrol responsibilities? Is there fire protection in place
for this proposed development? Is there a special knowledge group to place water and
sewer across high volume, high pressure fuel supply pipelines? Has safety been
addressed by the author of the proposed rezoning?
Finally let's look at color! Green! What does this mean for this proposed development?
Crowded housing with no amenities such as safe walkways, bikeways, picnic areas for
the inhabitants? Is this green for the environment? We think we need to address these
issues quite seriously and extensively prior to granting any changes to current zoning.
The only green we can visualize is the green of profit in the proposed development, with
little forethought to the future greening of our community.
We see RED, danger signs for this expansion. Please use yellow caution rational
thinking before you vote to change the current zoning.
John and Carolyn Haupert ~ ~ / _