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Housing development gets go ahead
By Cindy Iutzi/Gate City Staff Writer
The Keokuk City Council decided Thursday to allow a developer from Nauvoo, Ill., to take the next step in his plan to build condominiums and sell housing lots north of the Oak Meadows Subdivision in Keokuk.
The vote would have been unanimous, but council member Susan Dunek abstained, citing a conflict of interest.
In granting Thomas Holliday permission to proceed, the Keokuk City Council went against the City Planning Commission's recommendation and requests by area neighbors to block the development.
Holliday plans to build 44 to 45 two- to-four-unit condos and develop about 19 adjoining building lots that would be sold for housing. Housing lots would be roughly a quarter of an acre to slightly more than a third of an acre and surround a road and cul de sac.
“The houses would be 1,200 to 1,500 square feet and controlled by covenants that would control the look and upkeep,” Holliday said.
He has not purchased the property yet, but has a contract giving him control of the property. If he secures all of the necessary permitting and government approvals, he has first option to buy.
Holliday had furnished the city council with his conceptual plans, but taking into consideration the concerns raised by neighbors and the city, he will next produce the technical, final plans.
The resolution allowing Holliday to go forward makes clear that the city will be looking over Holliday's shoulder: “... the conceptual community plan unit as submitted (is) approved on the condition that the final plan be submitted, reviewed and approved in accordance with any applicable State of Iowa and/or City of Keokuk rules and regulations as determined by the city council, public works department and city planning department.”
The city discussed each of the neighborhood's list of concerns at the workshop preceding a public hearing and again after the city council meeting adjourned.
About 16 people attended the public hearing that was held at the beginning of the city council meeting, but missed their cue to speak. Mayor David Gudgel asked for public comment at the hearing and gestured to the crowd, indicating it was their time to weigh in, but got no response.
After the meeting adjourned, a chagrined Art Carlson, who served as the group's spokesperson, said he had not understood when he was supposed to speak and asked to be heard.
Although the meeting officially was over, Gudgel agreed to discuss their concerns, item by item.
The sewer lines in the neighborhood and in many homes in Keokuk have four-inch lines that intersect with eight-inch lines.
“From an infrastructure point, those are in place,” Gudgel said. “The head of the Sewer Department (Carl Lawson) confirmed that.”
From a bonding standpoint, the city has conferred with its attorney, Tom Marion, and all appropriate bonding will take place.
The city will not impose restrictions or a curfew on when construction can take place.
The present lift station and sewer capabilities are adequate and were physically inspected by Klingler and Associates and the city's sewer department. The inspection team put together data that shows the system has more that enough capability to handle new development, Gudgel said.
“If it did not, it would behoove the council to see that it did,” he added.
The concern about limited entrance and exit opportunities, often referred to as ingress and egress - the new road will be a cul de sac - and an increase in traffic that will result from the new development is not necessarily a static situation.
“I instructed Mr. Moughler (Gerald Moughler is the new city public works director) to present other avenues to get into the area, not only for the project before us, but for future growth,” Gudgel said. “We feel very optimistic there are other ways to get into that property. There are a couple of ways we are looking at how that ... can be accomplished. It would open up the entire area for development.”
Gudgel assured the residents that the action Thursday was just the first step.
“In order to go forward, we will have to have a final plan,” he said. “It will have to be reviewed by staff and the city engineer. There will be requirements that have to be met. It won't be approved if the final plan doesn't meet our standards.”
The development will change where Gudgel lives, too. Three of the lots will border his property.
“Keokuk has only a certain area it can grow,” he said. “We only have so many areas that are good for quality homes.”
The vote would have been unanimous, but council member Susan Dunek abstained, citing a conflict of interest.
In granting Thomas Holliday permission to proceed, the Keokuk City Council went against the City Planning Commission's recommendation and requests by area neighbors to block the development.
Holliday plans to build 44 to 45 two- to-four-unit condos and develop about 19 adjoining building lots that would be sold for housing. Housing lots would be roughly a quarter of an acre to slightly more than a third of an acre and surround a road and cul de sac.
“The houses would be 1,200 to 1,500 square feet and controlled by covenants that would control the look and upkeep,” Holliday said.
He has not purchased the property yet, but has a contract giving him control of the property. If he secures all of the necessary permitting and government approvals, he has first option to buy.
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The resolution allowing Holliday to go forward makes clear that the city will be looking over Holliday's shoulder: “... the conceptual community plan unit as submitted (is) approved on the condition that the final plan be submitted, reviewed and approved in accordance with any applicable State of Iowa and/or City of Keokuk rules and regulations as determined by the city council, public works department and city planning department.”
The city discussed each of the neighborhood's list of concerns at the workshop preceding a public hearing and again after the city council meeting adjourned.
About 16 people attended the public hearing that was held at the beginning of the city council meeting, but missed their cue to speak. Mayor David Gudgel asked for public comment at the hearing and gestured to the crowd, indicating it was their time to weigh in, but got no response.
After the meeting adjourned, a chagrined Art Carlson, who served as the group's spokesperson, said he had not understood when he was supposed to speak and asked to be heard.
Although the meeting officially was over, Gudgel agreed to discuss their concerns, item by item.
The sewer lines in the neighborhood and in many homes in Keokuk have four-inch lines that intersect with eight-inch lines.
“From an infrastructure point, those are in place,” Gudgel said. “The head of the Sewer Department (Carl Lawson) confirmed that.”
From a bonding standpoint, the city has conferred with its attorney, Tom Marion, and all appropriate bonding will take place.
The city will not impose restrictions or a curfew on when construction can take place.
The present lift station and sewer capabilities are adequate and were physically inspected by Klingler and Associates and the city's sewer department. The inspection team put together data that shows the system has more that enough capability to handle new development, Gudgel said.
“If it did not, it would behoove the council to see that it did,” he added.
The concern about limited entrance and exit opportunities, often referred to as ingress and egress - the new road will be a cul de sac - and an increase in traffic that will result from the new development is not necessarily a static situation.
“I instructed Mr. Moughler (Gerald Moughler is the new city public works director) to present other avenues to get into the area, not only for the project before us, but for future growth,” Gudgel said. “We feel very optimistic there are other ways to get into that property. There are a couple of ways we are looking at how that ... can be accomplished. It would open up the entire area for development.”
Gudgel assured the residents that the action Thursday was just the first step.
“In order to go forward, we will have to have a final plan,” he said. “It will have to be reviewed by staff and the city engineer. There will be requirements that have to be met. It won't be approved if the final plan doesn't meet our standards.”
The development will change where Gudgel lives, too. Three of the lots will border his property.
“Keokuk has only a certain area it can grow,” he said. “We only have so many areas that are good for quality homes.”
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