Harvest View Est. 2 Add F. PlatMEMORANDUM
April 30, 2002
TO:
FROM:
SUBJECT:
The Honorable Mayor and City Council Members
Michael C. Van Milligen, City Manager
Final Plat of Harvest View Estates Second Addition
Planning Services Manager Laura Carstens is recommending approval of the final plat
of Harvest View Estates Second Addition.
I concur with the recommendation and respectfully request Mayor and City Council
approval.
Michael C. Van Milligen
MCVM/jh
Attachment
cc: Barry Lindahl, Corporation Counsel
Cindy Steinhauser, Assistant City Manager
Laura Carstens, Planning Services Manager
CITY OF DUBUQUE, IOWA
MEMORANDUM
April 26, 2002
TO:
FROM:
SUBJECT:
Michael C. Van Milligen, City Manager
Laura Carstens, Planning Services Manager
Final Plat of Harvest View Estates Second Addition
INTRODUCTION
The purpose of this memorandum is to request City Council approval of the final plat of
Harvest View Estates Second Addition. A resolution, plat and staff report are attached
to this memorandum.
DISCUSSION
The final plat of Harvest View Estates, Second Addition is being platted by Harvest
Development Group, LLC to create 19 single-family lots.
The second phase of the subdivision will be served by extensions of Matthew John
Drive and Wheatland Drive. Matthew John Drive intersects with Asbury Road, and is
the pdmary access in and out of the subdivision. Matthew John Drive will be built to the
City's collector street standard of 37 feet of paving and 60-foot right-of-way.
Wheatland Drive will be built to City standards for local residential streets of 31 feet of
paving and 50 feet of right-of-way.
The Zoning Advisory Commission has reviewed and approved the preliminary plat of
Harvest View Estates. The submitted final plat is in substantial compliance with the
approved preliminary plat, and the Subdivision Regulations of the City of Dubuque.
RECOMMENDATION
I recommend approval of the attached resolution for the final plat of Harvest View
Estates Second Addition.
LC/mkr
Attachments
cc: Mike Koch, Public Works Director
SUBDIVISION STAFF REPORT
Project Name:
Property Owner:
Applicant:
Final Plat Harvest View Estates Second Addition
Harvest Development Group, LLC
Marty McNamer
Number of Lots: 20
Acreage in R.O.W. 11.9
Total Area: 10.4 acres
In City: Yes
In 2-Mile Area: N/A
Flood Plain: N/A
Density Allowed: 1/6,000
Commonly owned lots: None
Sanitary Sewer: Yes
Water: Yes
Storm Sewer:~ Yes
Existing Street Access: Yes
Proposed Land Use:
Existing Land Use:
Adjacent Land Use:
Residential/Commercial
Vacant/Agricultural
North - Agricultural
East - Agricultural/Residential
South - Agricultural
West- Residential
Proposed Zoning: N/A
Existing Zoning: R-l, R-2, C-2
Adjacent Zoning: North - R-1
East - AG/R-1
South -AG
West -R-1
Physical Characteristics: The property generally slopes to the southeast and has
frontage on Asbury Road.
Proposed Phasing: The proposed subdivision will be developed in three phases. The
submitted final plat is Phase II.
Previous Conditions of Zoning or Plats: None.
Dedication of Open Space or Public Amenities: The applicants dedicated
approximately 2.1 acres of land for park space and storm water detention as part of
Phase I.
Proposed Streets and Grades: Matthew John Drive and Wheatiand Drive.
Recommended Motion: Motion to approve the final plat of Harvest View Estates
Second Addition as it is in substantial compliance with the City of Dubuque Subdivision
Regulations.
Conformance with Comprehensive Plan: The 1995 Comprehensive designated the
area for a mixture of single-family and multi-family with a neighborhood commercial
node along Asbury Road.
SUBDIVISION STAFF REPORT Page 2
Impact of Request on:
Utilities: Utilities have been extended to this site and are of sufficient capacity to
handle the proposed development.
Traffic Patterns: Asbury Road carries approximately 8,500 vehicle tdps per day
based on 1997 DOT counts. Asbury Road is designated as a minor arterial.
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 practiced during all phases of construction,
and that adequate storm water drainage and detention are provided as part of the
subdivision.
Adjacent Properties: Impact to adjacent properties would include additional dirt
and noise generated during construction of the subdivision. Once the
development is substantially completed, additional traffic will be generated from
the site.
Recommended Conditions on Plat: None.
Staff Analysis: The submitted final plat of Harvest View Estates Second Addition
subdivides the 10.4-acre parcel into 19 single-family lots. Two streets will be extended
to serve the subdivision - Matthew John Ddve, built to a collector street standard with
60-foot right-of-way and 37 feet of paving and Wheatland Drive, built to a residential
street standard of 31 feet of paving and 50 feet of right-of-way. Both streets in the
subdivision will be dedicated to the public.
The submitted final plat for Harvest View Estates Second Addition is in substantial
compliance with the 1995 Comprehensive Plan that designated the property for a
mixture of single-family, two-family and multi-family residential and anticipated
commercial node along Asbury Road.
The applicants have indicated they plan on developing Harvest View Estates in three
phases, but that may change based on market conditions. The approved preliminary
plat for the Harvest View Estates provides for a total of 162 lots when completed.
Phase I platted 38 lots, and the subject plat, Phase II platting 19 lots.
Staff recommends that the City Council approve the submitted final plat of Harvest View
Estates Second Addition as it is in substantial compliance with the City of Dubuque
Subdivision Regulations.
Prepared by: Laura Carstens, City Planner Address: City Hall, 50 W. 13th Street Telephone: 589-42'10
RESOLUTION NO. 248-02
A RESOLUTION APPROVING THE FINAL PLAT OF HARVEST VIEW ESTATES
SECOND ADDITION, IN THE CITY OF DUBUQUE, IOWA
Whereas, there has been filed with the City Clerk a final plat of Harvest View
Estates Second Addition, in the City of Dubuque, Iowa; and
Whereas, upon said final plat appears streets to be known as Matthew John Drive
(Lot A) and Wheatland Drive (Lot B), together with certain public utility and surface
drainage easements, which the owners by said final plat have dedicated to the public
forever; and
Whereas, the preliminary plat has been examined by the Zoning Advisory
Commission and had its approval endorsed thereon; and
Whereas, said final plat has been reviewed by the City Planner and had her
approval endorsed thereon, subject to the owners agreeing to the conditions noted in
Section 2 below; and
Whereas, said final plat has been examined by the City Council and they find that
it conforms to the statutes and ordinances relating to it, except that no streets or public
utilities have yet been constructed or installed.
NOW, THEREFORE, BE IT RESOLVED BY THE CITY COUNCIL OF THE CITY
OF DUBUQUE, IOWA:
Section 1. That the dedication of Matthew John Drive (Lot A) and Wheatland
Drive (Lot B), together with the easements for public utilities as they appear upon said
final plat, be and the same are hereby accepted; and
Section 2. That the final plat of Harvest View Estates Second Addition is
hereby approved and the Mayor and City Clerk are hereby authorized and directed to
endorse the approval of the City of Dubuque, Iowa, upon said final plat, provided the
owners of said property herein named, execute their written acceptance hereto
attached agreeing:
(a) To reduce Matthew John Drive (Lot A) and Wheatland Drive (Lot B) all in Block 1
to grade and to construct concrete curb and gutter and to hard surface with
Resolution No. - 02
Page 2
asphaltic concrete, or with concrete paving with integral curb, all in accordance
with the City of Dubuque standard specifications, all in a manner acceptable to
the City Engineer, in conformance with construction improvement plans approved
by the City Engineer, and inspected by the City Engineer.
(b)
To install water mains and water service laterals into each individual lot, storm
sewers and catch basins, boulevard street lighting and erosion control devices all
in accordance with the City of Dubuque standard specifications, all in a manner
acceptable to the City Engineer, and in accordance with construction
improvement plans approved by the City Engineer, and inspected by the City
Engineer.
(c) To construct said improvements, prior to two (2) years from the date of
acceptance of this resolution, at the sole expense of the owners, or future owner;
(d)
To maintain the public improvements, for a period of two (2) years from the date
of the acceptance of those improvements by the City of Dubuque, Iowa, at the
sole expense of the owners, or future owner;
(e)
To construct a temporary roadway connecting Wheatland Drive and Matthew
John Drive not less than 24 feet wide with adequate radii, stone subgrade and
asphaltic surface to support police, fire, maintenance and refuse equipment:
And, further provided that said Harvest Development Group, as owners of said
property, shall secure the performance of the foregoing conditions provided in this
Section by providing guarantees in such form and with such sureties as may be
acceptable to the City Manager of the City of Dubuque, Iowa.
Section 3. Sidewalk installation shall be the responsibility of the owner
abutting the public rights-of-way, including lots with multiple frontages, as required by
City Code 41-161 through 41-164. The responsibility shall extend to all successors,
heirs and assignees. Sidewalk installation will not be required until the development of
the lot has been completed, except as required herein. In sparsely developed
subdivisions, sidewalks on developed lots will not be required until 50% of the lots
approved by the plat have been developed. All vacant lots shall have sidewalks
installed upon development of 80% of the lots approved by the plat.
Section 4. The developer will maintain the detention facility constructed as
part of Harvest View Estates First Addition until it has been fully completed and 80% of
the sum of the platted lots in the entire Harvest View Estates Subdivision are fully
developed and the remaining 20% of these lots have installed adequate erosion control
measures as approved by the City. Upon the City's acceptance of the detention facility,
the maintenance expenses incurred by the City of Dubuque for the storm water
detention facility (Lot A) shall be assessed against the lot owners of Harvest View
Estates, in equal amounts, and the City Manager shall certify such costs to the City
Resolution No. - 02
Page 3
Clerk, who in turn shall promptly certify such costs to the Dubuque County Treasurer,
and such costs shall then be collected with and in the same manner as general
property taxes in accordance with provisions of law.
Section 5. That the City will install sanitary sewer mains and sewer service
laterals into each individual lot. The costs associated with this installation shall be
reimbursed to the City from the developer, his successors and assigns by connection
fees by the City after construction of said sewer.
Section 6. That the final acceptance of all public improvements shall occur
upon certification of the City Engineer to the City Council that all public improvements
have been completed in accordance with the improvement plans and City standard
specifications and accepted by City Council Resolution.
Section 7. That in the event Harvest Development Group fails to execute the
acceptance and furnish the guarantees provided in Section 3 hereof within 180 days
after the date of this Resolution, the provisions hereof shall be null and void and the
acceptance of the dedication and approval the plat shall not be effective.
Attest:
Passed, approved and adopted this 6th day of May, 2002.
Terrance M. Duggan, Mayor
Jeanne F. Schneider, City Clerk
ACCEPTANCE OF RESOLUTION NO. -02
I, the undersigned, Martin J. McNamer. Secretary-Treasurer, rep resenting
Harvest Development Group, having read the terms and conditions of Resolution No.
- 02 and being familiar with the conditions thereof, hereby accept the same and
agree to the conditions required therein.
Dated this day of ,2002.
By:
Martin J. McNamer
Harvest Development Group, L.L.C.
Harvest View Estates
Second Addition
Proposed Area to be Platted
5/11021km
CITY OF DUBUQUE
PREPARED BY: LAWRENCE ~ BOYER ls. 9761 WHKS & CO., 470 CEN~AL AVENUE, DUBUQUE, IOWA 52001 '(5¢$)~8~L~1~"''
FINAL PLAT
HARVEST VIEW ESTATES SECOND ADDITION
TO THE CITY OF DUBUQUE, DUBUQUE COUNTY, IOWA
'-' ~ i '~J~pORARy ROADWAY ~EMENT
--~ ~ --[ S~ NOTE SHE~ 2 OF
- ~ ~1 ~ 2~.oo'
,> - ~1 -
C-; ~ LOT 20
-~- ~ LOT 2 ~ ~_ -~o.~,
LEGEND
Sunvey Requested By:
HARVEST DEVELOPMENT GROUP
LOT 14
:-LAWRENCE
[ BOYER
"-. 9761 ::
· A' ............
"4,;, IO~A
PROJECT: 6010.1 SHEE} ~ OF