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Minutes, ZBA 3 22 01MINUTES ZONING BOARD OF ADJUSTMENT REGULAR SESSZON Thursday, March 22, 2001 4:00 p.m. Auditorium, Carnegie Stout Library 360 W. 11th Street, Dubuque, Iowa PRESENT: Chairperson Mike Ruden; Board Members Fred Beeler, Jim Urell, Bill Gasper and Vicki Bechen; Staff Members Guy Hemenway, Kyle Kritz and Wally Wemimont. ABSENT: None. AFF[DAVI'T OF COM PL~ANCE: Staff presented an Affidavit of Compliance verifi/ing the meeting was being held in compliance with the Iowa Open Meetings Law. CALL TO ORDER: The meeting was called to-order at 4:00 p.m. DOCKET 06-01: Application of Medical Associates Realty / HSR Associates, Inc. for a conditional use permit (tabled from February 22~ meeting) for Lot 10, of the northeast corner of Medical Associates Campus, to allow development of a senior housing campus including assisted living, independent apartments and condominiums, in a PR Planned Residential zoning district, with access to Aggle Street. Jerry Bourquin, HSR Associates, Inc., reviewed a revised plan for the senior housing facility that would use Aggie Street for access. He stat~ I that Aggie Street is currenUy stubbed into the site. He explained that the plan has not changed from the previous proposal. He addressed concerns expressed by the residents at the last meeting. He explained the site is zoned R-3 and that the senior housing would generate less traffic th tn a single-family housing development or apartment complex. He ~[dted that traffic generated would be approximately 250-300 vehicle tdps per day, and would occur mostly during non-peak hours. He stated that this is an assisted living facility, and there will be staff present to handle situations that would normally result in a call for ambulance service. Mr. Bourquin also addressed concerns regarding a possible decrease in property values. He stated that several studies have indicated that property values are not negatively affected by senior housing developments. He said the construction of the facility would take approximately two years, and that constTuction of a single-family development would take approximately three to four years. Bob Hartig, representing Medical Associates, reviewed the conceptual development plan that was approved by the City in 1994. The plan showed that access to the site was always intended to be through Aggie Street. He said that Aggie Street would be used to access a park located next to the proposed site. Mr. Hartig said that the traffic generated by the proposed facility would be less than a comparably sized single-family development. Minutes - Zoning Board of Adjusb~ent March 22, 2001 Page 2 Dorothy Stumpf, 3840 Cora Drive, stated that she is opposed to using Aggie Street as an access to the site. She also asked that Medical Associates not be allowed to have vehicle access to the assisted living fadlity, which would generate traffic through their neighborhood. Chuck Davis, 1588 Lucy Drive, presented a petition to the Board with signatures of the residents opposed to the development. Mr. Davis reviewed a letter that was given to the Board by Dawn Cook, 1485 Lucy Drive. Mr. Davis stated that Welu Drive was a better access point because it filters traffic throughout the entire neighborhood, instead of having all the traffic come down Lucy Street. Bob Kline, 3740 Welu Ddve, stated that he is concemed there will be access between the assisted living facility and Medical Associates. Staff Member Kritz_ stated that the site plan did not show any access between the two. .]eft Gonner, represenUng Medical Assodates, stated that this is not a Medical Assodates project. He said Medical Associates purchased the land for the clinic, and is selling off the unused parcels. Mike Woodyard, 1578 Lucy Drive, stated that snow on both sides of the street limits traffic flow throughout the development. He said the last proposal using Welu Ddve is a better proposal, because it funnels traffic along several streets, instead of along one street. _loe Russellman, 1502 Lucy Drive, stated that he is concerned with the safety Of the children playing on Lucy Drive. .lohn Leick, 1540 Marjorie Circle, stated that he is concerned with the amOUnt of truck traffic that would be generated by the proposed site. Mr. Bourquin reiterated that the traffic would be less because older clientele generate fewer vehicle trips. He also stated that access to the elderly housing will be limited to Aggie Street and not from Medical Associates facility. He said truck traffic will be limited to one truck per week and that the traffic will be generated dudng off-peak hours. Staff Member Fritz reviewed the 1995 plan approved for the Medical Associates campus. He stated that Aggie Street was required by the City to be used for continued development of the subject 10-acre parcel. He explained that there is no connection proposed between Medical Assodates and the residential area. He also reported that traffic was considered in the predevetopment phase. Staff Member Kritz explained that truck drivers must use the more direct route to access the site from a truck route. Staff Member Kritz explained that the City anticipates truck deliveries on local streets. Staff Member K~ilz explained that 275 vehide trips were estimated using the Institute of Transportation Engineers Trip Generation Manual. Minutes - Zoning Board of Adjustment March 22, 2001 Page 3 Board Member Gasper asked how many construction vehicles would be needed. Staff Member Kritz said there is always construction with new development, and construction would be tess w'Cuh this elderly housing project as compared to a single-family development. Board Member Beeler asked what the percentage of people who have cars would be in the proposed development. Mr. Bourquin stated it would be approximately 20 cars for the apa~b~ent portion of the development and 18 cars for the duplexes, Motion by Gasper, seconded by Urell, to approve the request, with the condition that: l) outdoor f,:jhting be 72% cut-off luminaries; and 2) that there be no access from Medical Associates to the site, except for a controlled emergency access. Motion was_ approved by the following vote: Aye - Bechen, Urell, Gasper and Ruden. Nay - Baeler. I:)OCKET :L3-OZ: Application of Ann McDonough, Peter Healey/Mercy Housing Midwest, for a parking variance for property located at 90 Main Street to open a screen print business w'roh a deficit of 7 off-street parking spaces, in a C-4 Downtown Commercial zoning district. Ann McDonough reviewed her request with the Board, stating that there is insufficient parking for any business that would use the 90 Main Street building. She said there are vacant buildings in the downtown area, and on-street parking is not being used. Peter Healey stated that the only traffic generated by the business will be customers stopping by to pick up merchandise. Staff Member Hemenway explained there is no off-streat parking credit available for this business. He stated that there are 24 parking spaces behind the building, but they are being used for the residential units located above the commercial storefront. He also stated the screen printing business should generate little demand for parking, and a new parking ramp will be located within walking distance of the business. Mr. Healey presented pictures to the Board showing parking on the street at different times of the day, He said the pictures show that there is plenty of available on street parking in this area. Motion by Gasper, seconded by Urell, to approve the parking variance as submitted. Motion was approved by the following vote: Aye - Bachen, Urell, Gasper, Beeler and Ruden; Nay - None. DOCKET ;L4-O:~: Application of American Trust & Savings Bank for a sign variance for property located at 280 3ohn F. Kennedy Road to remove a sign from the front of the bank fadlity and to mount a new sign to the rear of the facility for a total of 3 wall-mounted signs, 2 permitted, in a C-3 General Commercial zoning district. Peg Hudson, Senior Vice President of Marketing for American Trust, reviewed the application for the sign variance. She stated that the sign would be placed at the rear of the structure oriented Minutes - Zoning Board of Adjustment March 22, 2001 Page 4 towards customers in the parking lot. Staff Hemenway reviewed a past sign variance for the bank building and outlined current C-3~ sign regulations. Motion by Gasper, seconded by Urell, to approve the sign variance request, with the condition that the total wall-mounted signage not exceed 138 square feet. Motion was approved by the following vote: Aye - Bechen, Urell, Gasper and Boeler; Nay - None; Abstain - Ruden, DOCKET 15-01: Application of David Cox & Paul Acton / RM Partnership for a conditional use permit for property located at 514 Loras Boulevard, to allow a 20-seat indoor re~adrant in a C-1 Neighborhood Commercial zoning district. David Cox explained that in the past, he was approved to have a laundromat, with a coffee shop as an accessory use to the laundromat. He ~Led that currently, the coffee shop is generating more revenue than the Laundromat. He also stated that he has no kitchen to cook the food~ Staff Member Hemenway said that in 1998, a three-space parking variance was approved for a coffee shop to be used as an accessory to a Laundromat at 514 Loras Boulevard. He explained that the coffee shop is deemed a restaurant and required Zoning Board of Adjustment review as a conditional use. Motion by Gasper, seconded by Bechen, to approve the conditional use permit with the condition that: l) a screened trash receptacle be placed at the rear of the building; and, 2) that the temporary sign in front of the building be removed. Motion was approved by the following vote: Aye - Bechen, Urell~ Gasper, Beeier and Ruden; Nay - None DOCKET 16-0I: Application of Grandview Avenue United Methodist Church for a conditional use permit for property located at 12691 John F. Kenned Road, to allow a child daycare center for 114 children and an adult daycare center for 24 people, in an R-1 Single-Family Residential zoning district. ]ames Dotson, Pastor for United Methodist Church, reviewed his request for a conditional use permit_ He said that the church's school and daycare has reached capacity and there are people on a waiting list to be provided with services. He stated there is a need for childcare and adult care. Larry Cooney, 12720 .lohn F. Kennedy Road, stated that his driveway is located directly across from the entrance to the proposed Grandview Avenue United Methodist Church. He stated that he is concerned with traffic. Mary Ehrlich, 12714 John F. Kennedy Road, stated that she is concemed with traffic, espedally truck traffic, through the area. Minutes - Zoning Board of Adjustment March 22, 2001 Page 5 Bill Kramer, 12706 John F. Kennedy Road, stated that he is concerned with additional traffic that will be generated by the facility. Staff Member Hemenway explained that the childcare center and adult day care center are conditional uses in an R-1 district. He said that _tohn Wesley Drive will be built to city standards and dedicated to the City. He stated that the daycare has adequate parking located on-site. He explained that .lohn F. Kennedy Road will be rebuilt and expanded in 2003. He said the expansion will allow for a turning lane to be provided, if needed. He said the Northwest Azterial will be expanded and should ease some of the truck traffic problems atong John F. Kennedy Road. Chairperson Ruden asked if there was a traffic count done for this section of John F. Kennedy Road. Staff Member Hemenway said that in 1997, the TDOT did traffic counts and found there were 7,300 vehicle trips along this portion of John F. Kennedy Road. He said using the ITE trip generation, 488 additional trips would be generated per day by the child and adult daycare and that this would amount to a 6.6% increase. Board members asked when the construction would begin for the daycare center. Pastor Dotson said that construction could begin as early as this spring and would take approximately 14 months. The Board reviewed the criteria for granting a conditional use permit and felt the day care center met ali criteria. Motion by Gasper, seconded by Urell, to approve the conditional use permit as submitted. Motion was approved by the following vote: Aye - Bechen, Urell, Gasper and Ruden; Nay - Beeler. MINUTES & NOT]:CES OF DEC/SION: The minutes of the February 22, 2001 meeting and Notices of Decision for Dockets 96-0{3, 04-01, 07-01, 08-01, 09-01, 10-01, 11-01 and 12-01 were approved as written. AD3OURNHENT: -i~ne meeting adjourned at 5:55 p.m. Kyle L Kdtz, Associate Planner Adopted