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Planned Unit Development Amendment - 3125 Pennsylvania AvenueCity of Dubuque City Council PUBLIC HEARINGS # 1. Copyrighted April 21, 2025 ITEM TITLE: Planned Unit Development Amendment - 3125 Pennsylvania Avenue SUMMARY: Proof of publication on notice of public hearing to consider a request from James P. Gantz, Sodarock Housing Cooperative, to amend the Planned Unit Development located at 3125 Pennsylvania Avenue by updating the conceptual development plan, amending the parking requirements, and adding multi -family residential as a principal permitted use, and Zoning Advisory Commission recommending approval. ORDINANCE Amending Title 16 Of The Unified Development Code Of The City Of Dubuque Code Of Ordinances By Rescinding Ordinance 23-93 And Adopting A PUD Planned Unit Development With A PR Planned Residential District Designation And Conceptual Development Plan SUGGUESTED Receive and File; Motion B; Motion A DISPOSITION: ATTACHMENTS: 1. 00 ZAC Ltr to CC Applegate PUD Amend (3125-3175 Pennsylvania) 2. 01 Application - Applewood PUD Amend 3. 02 Vicinity Map - Applewood 4. 03 Notification Map - Applewood 5. 04 Staff Report - Applewood PUD Amend 6. 05 Ordinance No. -25 Applewood Apts 1_2 7. 06 Ordinance Exhibit A - Original PUD Concept Plan_3175 & 3125 Pennsylvania Ave 8. 07 Ordinance Exhibit B - Update PUD Concept Plan 3125 Pennsylvania 9. Petition Opposition - 3125 Pennsylvania PUD Amend 10. Public Opposition Map - Applewood 11. Tim Berns _Letter of Opposition 4.1.25_(3035 Penn Ave) - Applewood Apts PUD Amend 12. Applewood PUD Amend - PPT Page 342 of 1152 Planning Services Department Dubuque City Hall THE COF West 131h Street Dubuque, IA 52001-4864 DUtB� whoin � CRY �(563) I IF, 589-4210 phone I I (563) 589-4221 fax (563) 690-6678 TDD Masterpiece on the Mississippi 2007.2012.2013 2017*2019 planning@cifyofdubuque.org April 11, 2025 The Honorable Mayor and City Council Members City of Dubuque City Hall — 50 W. 13t" Street Dubuque IA 52001 Applicant: James P. Gantz, Sodarock Housing Cooperative Location: 3125 Pennsylvania Avenue Description: To amend the Planned Unit Development by updating the conceptual development plan, amending the parking requirements, and adding multi- family residential as a principal permitted use. 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 Jim Gantz, applicant, spoke on behalf of the project stating the current PUD covers two properties located at 3125 and 3175 Pennsylvania Avenue (Applegate I and Applegate II, respectively) and they are requesting to amend PUD to allow the 3125 Pennsylvania Avenue property to be converted from senior housing to non -age restricted market rate housing. He said that the Applegate 1 (3125 Pennsylvania) building was originally built in 1994, and at that time the developer received Section 42 Housing Tax Credits from the Iowa Finance Authority which restricted the property to be limited to senior housing. He said the Section 42 Tax Credit came with income and rent restrictions as well. Mr. Gantz explained that the Section 42 Tax Credit requires the property to be senior housing for 30 years and that the Applegate 1 (3125 Pennsylvania) just came out of compliance with that requirement. As such, they are seeking to remove the age restrictions in the PUD for one property only and that the other property, Applewood 11 (3175 Pennsylvania) would remain as senior housing. He explained that Applewood II (3175 Pennsylvania) would come out of compliance with Section 42 in the next year; however, they plan to maintain the use on that property as senior housing. Mr. Gantz discussed the site improvements being proposed to Applewood 1 (3125 Pennsylvania) which consists of a reconfiguration of the existing surface parking lot. He stated this is necessary in order to adhere to the 1.5 parking spaces per apartment requirement for multi -family residential housing per the City's code. He noted that senior housing only required .5 parking spaces per apartment. He stated that the Applewood II (3175 Pennsylvania) property does not have site area to provide the additional parking Service People Integrity Responsibility Innovation Teamwork Page 343 of 1152 The Honorable Mayor and City Council Members Page 2 needed if they wished to convert it to non -age restricted residences which is one of the reasons why they plan to not convert that property. Mr. Gantz stated that his partnership also owns the Woodlands Apartments which is a senior housing. He stated that based on his understanding of the market that filling Applewood 1 (3125 Pennsylvania) with market rate senior housing and thus they wished to allow for all ages to occupy the building. He said they are making $750,000 investment in the Applewood 1 (3125 Pennsylvania) property in order to upgrade the apartment building. He also said with the low-income status being removed the property will now be taxed as market rate and that assessments went up too. He concluded that the partnership has decided to allow the existing residents to remain in the building for two more years with the currently affordable rental rates in order for them to find alternative housing, if necessary. Pat Johnson, 1852 Carter Road, spoke in opposition and noted that he submitted a petition. He read the statement on the petition into the record. Roaslie Jahn, 1871 Carter Road, spoke in opposition and noted she signed the petition. She noted concerns with removing the 55+ limit and questioned what impact it might have on the other apartments and the neighbors. The Commission noted that most of the proposed renovations are good but noted the Section 42 process seems confusing and questioned what it would take to renew the tax credit. They questioned if the renewal process for Section 42 was guaranteed to be approved. They sought clarification regarding the site changes. Mr. Gantz responded to neighbors' concerns and addressed questions from the Commission. He said renewal of the tax credits was very competitive and that there is no guarantee of approval. He reiterated that Applewood II (3175 Pennsylvania) would not have the site area to accommodate the additional parking needed in order to convert the property. He stated that the concept plan for Applewood 1 (3125 Pennsylvania) would reconfigure and expand the existing surface parking lot in order to meet the 1.5 parking space per unit requirement. He clarified that Applewood III and IV, which are located toward the west, are under separate ownership. Cody Austin, Origin, also spoke in favor the project and stated that the revised site plan would eliminate one access drive from Pennsylvania Avenue. He stated the petition appears to be misleading as it states a hypothetical situation where all the Applewood Apartments properties, I through IV, would be converted from senior housing to non -age restricted market rate housing. He said only one building, Applewood 1 (3125 Pennsylvania), is proposed to be converted. He commented that if any use change were proposed to Applewood II (3175 Pennsylvania) in the future that it would be required to be reviewed by the ZAC and City Council. Staff detailed the staff report and concept plan stating that the proposed amendment would allow only Applewood 1 (3125 Pennsylvania) to be converted to non -age restricted market rate housing and that Applewood II (3175 Pennsylvania) would remain restricted Service People Integrity Responsibility Innovation Teamwork Page 344 of 1152 The Honorable Mayor and City Council Members Page 3 to senior housing. Staff noted that the Applewood I property is approximately 2.5 acres and is improved with a three-story residential building with a surface parking lot and underground parking lot. Staff explained the topography of the site which slopes downhill from east to west with an overall elevation change of approximately thirty- six (36) feet. Staff said the request is to amend the PUD to permit multi -family residences as a permitted use for the 3125 Pennsylvania Avenue property only. Staff noted that a letter of opposition was submitted from the property owner to the east and that an opposition petition was submitted which contains signatures of more than 20% of the property owners within the notification area, which triggers a supermajority vote at the City Council. Staff noted that the verbiage of the petition would be reviewed to address the applicant team's concern about its wording. The Commission discussed the request noting that receiving Section 42 Tax Credits from the Iowa Finance Authority is a very difficult and competitive process, and that approval was not guaranteed. They noted that there is a lot of senior housing in Dubuque and stated that the applicant's partnership is their own neighbor in this instance and that they would want to protect each building's value. The Commission commented that they are conforming to parking regulations and that it makes sense to convert, and that the amendment would not prohibit seniors from renting units in the building. It was noted that parking on adjacent streets did not appear to be an issue, as that would be a long walk to the subject site from any adjacent residential streets other than Pennsylvania Avenue. The Commission noted it was good to hear that existing tenants are being accommodated for 2 years, and that the property owns both Applewood I and II and that it would be in his own interest to maintain the sites and keep them nice for himself and the neighbors. One Commissioner stated that they found the request to be an odd one and there is a potential for a domino effect of use changes to adjacent senior housing properties. Recommendation By a vote of 5 to 1, the Zoning Advisory Commission recommends that the City Council approve the request. A petition of opposition was submitted and signed by the owners of twenty percent (20%) or more of the property which is located within two hundred feet (200') of the exterior boundaries of the property being considered for rezoning. Therefore, a super majority vote is needed for the City Council to approve the request. Respectfully submitted, OIL ,�� Matthew Mulligan Zoning Advisory Commission Attachments cc: Cody Austin — Origin Design - 137 Main Street, Suite 100 — Dubuque, IA James P. Gantz - Sodarock Housing Cooperative — 10537 Route 3 - Dubuque, IA Service People Integrity Responsibility Innovation Teamwork Page 345 of 1152 TI I CITY OF DUB E Masteipiec'e on the Mississippi City of Dubuque Planning Services Department Dubuque, IA 52001-4845 Phone: 563-589-4210 Fax: 563-589-4221 planning() citvofdubuoue.ora Zoning Advisory Zoning Board of Development Services Historic Preservation Commission Commission Adiustment ❑ Annexation El Demolition Review Amended PUD ❑ Conditional Use Permit ❑ Limited Setback Waiver ❑ Historic Revolving Loan Rezoning/PUD/ID ❑ Special Exception ❑ Site Plan Simple ❑ Certificate of Economic Non -Viability ❑ Text Amendment ❑ Variance ❑ Site Plan Minor ❑ Design Review Certificate of ❑ Simple Subdivision ❑ Appeal ❑ Site Plan Major Appropriateness ❑ Preliminary Plat ❑ Simple Subdivision ❑ Advisory Design Review (Public ❑ Major Final Plat ❑ Temporary Use Permit Projects) ❑ Minor Final Plat ❑ Port of Dubuque/ ❑ Historic Designation ❑ Waiver from Site Chaplain Schmitt Island Design Standards Design Review applicablePlease complete the A. Property Information Site Location/Address: 3125 PENNSYLVANIA AVE DUBUQUE, IA 52001 Legal Description/Parcel ID#/Subdivision: LOT 1 APPLEWOOD PLACE Existing Zoning: PR Proposed Zoning: PR Site Area (square feet/acres): Historic District: N/A 2.51 -andmark: ❑ Yes ❑x No B. Describe proposal and reason for application (attach a letter of explanation, if necessary): PARKING LOT MODIFICATION PROJECT CONSISTING OF MAXIMIZING THE PARKING STALL COUNT C. Applicant/Agent Information Name: ORIGIN DESIGN - CODY AUSTIN Address: 137 MAIN ST, SUITE 100 State: IA zip: 52001 Phone: (563)556-2464 City: Email: cody.austin@origindesign.com DUBUQUE D. Property Owner(s) Information Name(s): SODAROCK HOUSING COOPERATIVE - JAMES P GANTZ phone: (563)556-2921 Address: 10537 ROUTE 3 State: IA Zip: 52001 Email: E. Certification: I/we, the undersigned, do hereby certify/acknowledge that: City: DUBUQUE 1. Payment does not guarantee approval and fees are nonrefundable; 2. All additional required written and graphic materials are attached; 3. It is the property owner's responsibility to locate property lines and to review the abstract for easements and restrictive covenants; and 4. The information submitted herein is true and correct to the best of my/our knowledge and upon submittal becomes public record. '1GWti5 V {�-�J' 'f Z- J✓icil' � y lylt c;, b"e,� �� Applicant/Agent: ! J �� Q� Date: U Property Owner( s): �c�c�Gi �OCi�¢7Uvsl ay Gr O[�nAV' Date: Page 346 of 1152 21 2 3265 1876 3186 3141 5 �3130' �. 8 87 3155' 1885 175 3,140_ " 3150 i' 1883 •,, 1881 `:� 'Pys 3160 f 3118 cationBoundary 3180 1879 `� `. lied 1871 e ' 188 1867 1880 1864 ...... � 63 .. 1892 1855 -N1850 1890 41845 1851 1888 - - 1840 .r ,I /1886 1825 III. N 1820 1815 � 2 > 0805 17658 1755 5 41810 =: - 11�2983 1775 1765 t PL 1800 ilt �® 1750 + 1790 1780 �' ` 1760 r 2979 1745 �r 1;741 TTI C _. VANIA AVE - — h 1695 1694 1695 1690 3054 :�3032�_ 4r" 3030 3060 1 1675 1670 1673 1655 1650 1650 � .: v , : 1635 rj 29*1 1645 1640 tfl iD G 1630 , 2990 xz z 1615 m 2995 00 „- i; ��r cu1�00��uu���L "��iD �����s� 6Feet I o�q o 1590 1599 I . _ 3030 3010 1595 J q 1� 5 7 0 `F 12985 PUD AMENDMENT STAFF REPORT Zoning Agenda: April 2, 2025 Property Address: 3125 Pennsylvania Ave Property Owner: Sodarock Housing Cooperative Applicant: James P. Gantz Description: To amend the Planned Unit Development by updating the conceptual development plan, amending the parking requirements, and adding multi -family residential as a principal permitted use. Proposed Land Use: Residential Existing Land Use Adjacent Land Use: Former Zoning: Total Area Residential North — Residential East — Residential South — Residential West — Residential Proposed Zoning: PUD/PR Existing Zoning: PUD/PR Prior to 1975 — Single -Family Residential 1985 — R-1 Single -Family Residential 1993 — PUD PR -Planned Residential Approx. 2.5 acres Adjacent Zoning: North — R-1 East — R-1 South — R-1 West — PUD/PR Property History: The property was historically zoned for single-family residential use and was undeveloped until 1993. That year the subject property was rezoned to Planned Unit Development with PR -Planned Residential along with the adjacent property to the west (3175 Pennsylvania Avenue) to allow for the development of a senior housing apartment building (one building is located on each site). As a result, the property is currently improved with a three-story, forty-seven (47) unit senior apartment building with a total of twenty-seven (27) covered parking spaces and twenty (20) surface parking spaces (47 total spaces). The site is accessed from Pennsylvania Avenue. Physical Characteristics: The subject property is approximately 2.5-acres and is improved with a three-story senior apartment building with a surface parking lot. The site slopes downhill from east to west with an overall elevation change of approximately thirty-six feet. Below is a 2024 aerial image of the subject site. Page 349 of 1152 PUD Staff Report — 3125 Pennsylvania Avenue — PUD Amendment Page 2 See image provided on the following page. Concurrence with Comprehensive Plan: The Comprehensive Plan goals promote infill and mixed -use development. The City's Future Land Use Plan identifies the subject site as Multi -Family Residential. The proposed project would also help to meet the following recommendations of the Comprehensive Plan: - Encourage a mix of housing affordable for all segments of Dubuque's populations throughout the community, including options for those who might be saving for their first home. - Integrate multi -family development within mixed -use areas for increased access to goods and services. - Encourage new multi -family development in proximity to jobs to minimize transportation costs. Impact of Request on: Utilities: The subject property is already adequately served by both city water and Page 350 of 1152 PUD Staff Report — 3125 Pennsylvania Avenue — PUD Amendment Page 3 sanitary sewer. Traffic Patterns/Counts: The 2021 Iowa Department of Transportation (IDOT) traffic counts indicate an average annual daily traffic count of 9,300 vehicles along Pennsylvania Avenue which is categorized as a Minor Arterial. The proposed PUD amendment would not increase the number of residential units on the site but would allow for multi -family residential apartments where currently senior apartments only are permitted. While a multi -family residential use may result in additional vehicles trips to the site beyond the current use, it is not anticipated that the trips would have substantial impacts to vehicle trips along Pennsylvania Avenue, which is designed to accommodate heavy traffic volumes. Public Services: Public services are adequate to serve the site. Environment: The subject property and surrounding neighborhood are already developed. The proposed change from senior apartments to multi -family residential would result in some modifications to the existing site in order to expand the surface parking spaces on the site. Site changes would be subject to site plan review by the City's Development Review Team (DIRT). The DIRT is comprised of multiple City Departments including Engineering, Planning, Water Distribution, Fire, Police, Housing & Community Development, and Leisure Services. Development plans are reviewed by all relevant departments regarding access, parking, grading, screening, paving, park land, stormwater management, water connection, sanitary sewer connection, fire safety, and more. Staff does not anticipate any adverse effects on the environment as any potential impact would be mitigated through the review processes above. Adjacent Properties: The subject property is located within a fully developed neighborhood that includes single-family, multi -family, and senior housing development. Various commercial uses are located just to the west along John F. Kennedy Road. CIP Investments: None proposed. Staff Analysis: The applicant is requesting to amend the Planned Unit Development by updating the conceptual development plan, amending the parking requirements, and adding multi -family residential as a principal permitted use. The property was rezoned in 1993 PUD with PR -Planned Residential designation to allow for the development of a three-story, forty-seven (47) unit senior housing apartment building with a total of forty-seven (47) parking spaces (27) covered parking spaces and 20 surface parking spaces). The property was subdivided in 1993 to allow for the development of the property as a senior housing project. At that time, the project qualified for housing tax credits through the Iowa Finance Authority. A requirement of the tax credit was that the property remain Page 351 of 1152 PUD Staff Report — 3125 Pennsylvania Avenue — PUD Amendment Page 4 as senior housing for a duration of time. The property has complied with this requirement and the time period required has now lapsed. As a result, the property owner is no longer required to maintain the property as senior housing per the tax credit requirements and the owner now desires to utilize the property for general multi -family residential apartments. Because the existing PUD ordinance allows for only senior apartments, the property owner is requesting to amend the PUD to allow for the multi- family use, which would allow for residents of all ages. The requested PUD amendment would modify the permitted uses to include multi -family residential. As a result, the applicant is proposing to add additional surface parking spaces on the property which will increase the total number of parking spaces to seventy-two (72). This would provide a parking ratio of 1.53 spaces for the proposed multi -family residential development, which is just over the code required 1.5 spaces per unit for multi -family residential development. Additionally, the amendment would provide an updated Conceptual Plan for the subject site showing the reconfiguration of surface parking on the property. If approved, development on the subject site would be bound by the previously approved (for 3175 Pennsylvania) and new proposed (for the subject property at 3125 Pennsylvania) Conceptual Plans. Staff recommends the Zoning Advisory Commission review the criteria established in Chapter 9 of the Unified Development Code regarding granting a rezoning. Prepared by: Review Date 3/26/2025 Page 352 of 1152 Prepared by: Wally Wernimont, City Planner Address: City Hall - 50 W. 13th Street Telephone: 589-4210 Return to: Adrienne Breitfelder, City Clerk Address: City Hall- 50 W. 13th Street Telephone: 589-4121 ORDINANCE NO. 9 - 25 AN ORDINANCE AMENDING TITLE 16 OF THE UNIFIED DEVELOPMENT CODE OF THE CITY OF DUBUQUE CODE OF ORDINANCES BY RESCINDING ORDINANCE 23-93 AND ADOPTING A PUD PLANNED UNIT DEVELOPMENT WITH A PR PLANNED RESIDENTIAL DISTRICT DESIGNATION AND CONCEPTUAL DEVELOPMENT PLAN NOW, THEREFORE, BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY OF DUBUQUE, IOWA: Section 1. That Title 16 of the Unified Development Code of the City of Dubuque Code of Ordinances is hereby amended by reclassifying the hereinafter -described property from PUD with a PR Planned Residential District designation to PUD Planned Unit Development District with a PR Planned Residential District designation, and adopting a conceptual development plan, a copy of which is attached to and made a part hereof, is hereby adopted and approved for the following described property, to wit: Lot 1 and Lot 2 of APPLEWOOD PLACE and to the centerline of the adjoining public right- of-way, all in the City of Dubuque, Iowa. Section 2. That in order to accomplish the purposes of this Planned Unit Development district, the above -described property is subject to the following conditions and restrictions: A. Use Regulations. The following regulations shall apply to all uses made of land in the above -described PR Planned Residential District: 1. Principal permitted uses for the property located at 3175 Pennsylvania Avenue (PIN 1022355017) shall be limited to senior housing dwelling units. Ordinance No. 9 — 25 Page 2 of 4 2. Principal permitted uses for the property located at 3125 Pennsylvania Avenue (PIN 1022355018) shall be multi -family residential units. 3. No secondary or contingency uses shall be permitted. 4. Accessory uses shall include any use customarily incidental and subordinate to the principal use it serves. B. Lot and Bulk Regulations. Development of land in the PR Planned Residential District shall be regulated as follows: All building structures and activities shall be located in conformance with the attached conceptual development plans and all final site development plans are to be approved in accordance with provisions of the PR Planned Residential District regulations. 2. All buildings and structures shall provide a front yard setback, a side yard setback from the adjoining properties, and a rear yard setback as per the conceptual development plan. 3. A maximum building height of 27 feet shall be allowed as measured from the south grade elevation to the roof peak. 4. All other bulk regulations of the R-4 Multi -Family District shall be met for the construction of all buildings and structures, as established in Section 5-6 of the Unified Development Code. 5. Variance and Special Exception requests from bulk regulations shall be reviewed by the Zoning Board of Adjustment in accordance with Section 16-8-6 of the Unified Development Code. C. Performance Standards. The development and maintenance of uses in this PR Planned Residential District shall be established in conformance with the following standards of Section 3-1.6 of the PR Planned Residential District. The phasing of the development shall occur as described on the attached conceptual development plan, with all site improvements to be completed for each phase. 2. An internal driveway system and required parking spaces shall be hard surfaced and constructed by the developer for each phase. 3. Lighting shall be provided per City standards. 4. Landscaping shall be provided in compliance with Section 16-13 of the Unified Development Code and as stipulated in the conceptual development plan. 5. Off-street parking shall be provided at a ratio of 1.5 spaces per unit for the property located at 3125 Pennsylvania Avenue (PIN 1022355018). Ordinance No. 9 — 25 Page 3 of 4 6. Off-street parking shall be provided at a ration of .5 spaces per unit for the property located at 3175 Pennsylvania Avenue (PIN 1022355017). 7. All utilities including telephone and cable television shall be installed underground. 8. Internal sidewalks shall be provided, with connection to the existing public sidewalk system, as per the conceptual development plan. 9. A final site development plan shall be submitted in accordance with Chapter 13 of the Unified Development Code of the City of Dubuque, Iowa prior to each construction phase as described on the attached conceptual development plan. No further grading, excavating, or other land disturbing activity may occur before a final site plan is approved. D. Open Space and Recreational Areas Open space and landscaping in the PR Planned Residential District shall be regulated as follows. Those areas not designated on the conceptual development plan shall be maintained as open space, as defined Chapter 13 of the Unified Development Code of the City of Dubuque, Iowa, by the property owner and/or association. E. Sign Regulations. The sign regulations shall be the same as that which are allowed in R-4 Multi -Family Residential District as established in Section 16-15 of the Unified Development Code. F. Additional Standards. The conceptual development plan shall be valid for a period of five (5) years provided a final site development plan for Phase I is submitted within two years from the date of approval. G. Ordinance History Ordinance No. 23-93: Rezoned the subject property from R-1 Single -Family Residential to Planned Unit Development with PR Planned Residential designation. H. Transfer of Ownership Transfer of ownership or lease of property in this PR Planned Residential District shall include the transfer or lease agreement a provision that the purchaser or lessee acknowledges awareness of the conditions authorizing the establishment of the district. Modifications Any modifications of this Ordinance must be approved by the City Council in accordance with zoning reclassification proceedings of Section 16-9-5 of the Unified Development Code. Section 3. The foregoing amendment has heretofore been reviewed by the Zoning Advisory Commission of the City of Dubuque, Iowa. Ordinance No. 9 — 25 Page 4 of 4 Section 4. The foregoing amendment shall take effect upon publication, as provided by law. Passed, approved, and adopted this 2111 day of April 2025. Attest: 1�7k &"I 4zeaK�- Adrienne Breitfelder, City Clerk 11 3 r 1 7Cf. 5Asw oaELFL v A%LA oyrp m- __._ 3111M R- lO •aa — 3' airmdrr fcla boin T sure enialinp sprain isle. 0 naa ] prliiq rmlk ro -W rarJ rf Eainir�p rlv I la. Rr3rrar. p—. aiarwdpalmttirn alma rnulsM1 v rtyuiml OTe PMre II famaNrm Jrain,:k inm erlermN Sp• alnmram rant ar.r.. W New :3' Blom, xamc eamn.- © RMe prtrimulY alm.n rtlain�np null. Gmdei �n tM1ir ng�m mWifM. Onemien burin rrrrf . Enabb" owMle. dcraion ar 8150 Ii e iS` 11 J �eLI 6 O6 = O� § P O�a9 OffvnF pr)nI+3�F pf GRADING PLAN NOTES 1 - am. cee en .s MAR 21 I915 12/Z7 /5y ZI z7j 9s SPa yzk Page 357 of 1152 I HORIZONTAL SCALE IN FEET 0 10 20 DRAWING MAY HAVE BEEN REDUCED DS ODS I O°S esI - - _ es T/W 8 34.46 ODS l�•Wi C 834.04 T/W 832.33 -� - - - - 3 ----- - _ T/C 834. 1 ODS I I T/C 832.26 D " ; -- ' 0. 9% T/C 8 s . 2.` T/W o�3.88 Ii o / 2 ° ° T/W 83 .19 T/C 833.63 _,,,-T/W 833.87 00 FL PVC LB= 832.410 / Lq T/C 833.79 � T/C 831. 1 / DS � 0.71 % 1.53� L 32.210 10' / % T/C 83 .7 i I T/C 834.0 ` I I DS MATCH EXISTING I I T ALL 829.78wrI \83 g, 2 T/C 833.88 I � 0 , B/WAL 829. 7 TYP T/C 830.93 T 62 1 /C 833. T/C 833.68 T/C 833.75 T/C 830 77 oFL CPE 41NCH= 833.984 \ ' j T/P 833.23 10, 1 3 'N END 00 .�. STALL I � T/C 833.50 T/C 833.60 I T 830.61 I I 1 52250 T/P 833.76 T/P 822.00 T/P 822.38 I M � I T/P 822.00 1 \ � 19, C 830.53 1 � I 5' REUSED 12" CPE 1 13 T/P 822.00 T/P 821.86 1 T/C 8 69 1 SW-501 WITH SW-603 TYPE R CASTING PER SUDAS FIGURE 6010.501 /P 833.53 T/P 822.22 j R W 82 44 ID M L 8.19 T/C 834.22 /� 834.25 o I 1 T/C 829. 0 CONNECT TO EXISTING STORM SEWER � FI PE 121N H= 8 1.86 2.90% - 10' / T/C 834.37 / \ - I END STALL EX T S 1.80 F 162 T P 830.00 _� _ � �8 $ T/C 829.99 / T/C 824.1 / MATCH EX ING \ r^ F, _j r of - \ \ O - \ B/WALE 82 .6 T/WAL 830.1 T/C 830.29 aT/C 2.00 � - T/WALL 832.55.� 83 . -� 00 - - --- _-\--__ �--B/WALL 832.04 - �� cn -�- T ALL 8 50 / wB/WALL 822.77- - - - - - - - - �F--cF _ �F �F- - --_SF SF--�F- ♦ -\ -SF --SF-SF---SF--SF \ 26\ 4 / \ T T T uG STMS FL 3 INCH CPE= 820.997 T T T T T T T T T T T T T T SILT FENCE \ T T �- T T T T T T T T T T \T T o FIB FIB FIB FIB FIB FIB FIB FIB FIB FIB FIB FIB FIB FIB FIB FIB FIB FIB FIB FIB FIB FIB s S OVERALL SITE PLANS S S S S S S S S S S 1. HMA PAVEMENT S StbiS s / EX SAN MH 52272 RIM 825.45 4' PAVEMENT PATCH WITH 6" STANDARD CURB PARKING STALL COUNT NEW SPACES 45 ADA 2 REMOVED SPACES 17 NET 30 2. REJECT PCC CURB & GUTTER 3. SIDEWALK 4. RETAINING WALL (DESIGN BY OTHERS) 5. RAILING (DESIGN BY OTHERS) ' I � O N °C O H Z •LM z rO^ V H 0 Y O origindesign.com 800 556-4491 © Origin Design Co. Client Name SODAROCK HOUSING COOPERATIVE Project Name APPLEWOOD PARKING LOT Location / Description 3125 PENNSLAYVANIA AVE, DUBUQUE, IA a� a 0 c O w Y U) x oa- W N 0 ILI- L U- N N � � N = U)o CV to 0 N IV c LL r Uo C LO N L N 0- .L C Co U N U N Z (� z Q _� 5 n U U i > Sheet Title PROPOSED SITE PLAN Page 358 of 1152 PETITION OPPOSING THE REZONING OF 3125 PENNSYLVANIA AVE. We, the unsigned below are opposed to amendment to the updating of the conceptual development plan in changing the PUD from a retirement community building, to a market rate rental building. We feel, that by this action, it will undermine the current stable tenant structure in the remaining buildings, thus have the potential to having them all converted to market rate rental buildings. Thus in the end, the conversion of the whole facility from a retirement community to a massive market rate complex behind existing R-1 homes, that were all built long before this complexwasput in. We respectfully request that the Zoning Advisory committee deny this request. NAME/5" ADRESS 515 q5l-8f 18 0 M r rw <v f i Ca rte r -ro 11) I �3 r�.S C/ati,--t4 g- -S yam- 657 7` 13)-- 14)_(l`�� 16) 17) /f 18) 5X' �e r 19)7 i,� � � /fSe,,?I CA,4,- dG3-54q-53,;?S Page 359 of 1152 I VA 22)_ �rctya5 fi:ic�i}v�kctit �� �1 Go��reC IRA 3jQ—� Y-A—tAL-AQ 23 ��.t,�.c...�. - �..,,G�r�,,..,,Gx`: ! x'<� a.z. C'..e��%,��.�.. �-•.,. 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'f' �=1 2990 1621 161•5 *2995 ' w L 1625 1620 I k1615 3025 ; KtrvSINGT.ON_P@A'CE i 1612 �, W i 8 •► INDIANA CT q,�, 'j29 9 w 1670 �, � m 1606 t595 ry ' � z �-1600 3035 �q z 3290 1611 ~ 1590 1599 Q 15955 O 9�, 2985 .3030 300 v 1570 158 85 -1580" 3045 ! 1575 1 11 •11 1.6001575 o .o a o �� �,; C d �[�Q LJ�s • - 1 _�a 4 1570 1'S55 s 3055 16t; y •, r--. 3050 '. , 1'565• &, 1525 �11 1 `30 ii " Timothy L. Berns 3035 Pennsylvania Ave. Dubuque, IA Zoning Advisory Commission, I am writing to express my strong opposition to the proposed amendment to the Planned Unit Development concerning the property located at 3125 Pennsylvania Ave. As a neighboring property owner, I have serious concerns regarding the updating of the conceptual development plan, the amendment of parking requirements, and the proposed addition of multi -family residential as a principal permitted use for this complex. Our property sits next to the property at 3125 Pennsylvania Ave. (on the east side), which is currently designated as Senior housing, and runs right along approximately twelve units that back up to our home, each unit with a verandas or patio. This designation for Senior housing has helped maintain a low -activity, low -noise environment that has been enjoyed by neighboring homes including ours. However, I am deeply troubled by the prospect of changing the principal permitted use to multi -family residential. An increase in the number and mix of residents would undoubtedly lead to heightened activity and noise, particularly given that there is no physical barrier between our properties. Additionally, the limited green space within the complex is not well -suited for families with children or pets. I have observed a significant amount of trash and dog droppings on our property, which often results from residents walking their dogs or enjoying the area. A change in the permitted use is likely to amplify these issues by increasing foot traffic and, consequently, the frequency of littering and pet waste incidents. Furthermore, the current parking requirements were designed with a senior housing demographic in mind. The anticipated increase in vehicles due to the proposed multi- family residential use will further congest Pennsylvania Ave, an area already challenging for safe vehicle entry and exit. I would anticipate that the increase in expected traffic would exacerbate existing problems and create additional safety hazards for residents and visitors alike. There is also another major multi -family complexjust off Pennsylvania Ave. (Butterfield Apartments) which exits directly across from Applewood onto Pennsylvania Ave. I am also concerned that this public hearing is a mere formality for approval and that our Page 362 of 1152 concerns will not be addressed as I have seen advertisements already alerting the public of this renovation and transition to multi -family housing. I have attached such advertisement. I have also called the number on their advertisement to see if the new Applegate Apartments are available and they indicated that they are. I asked if I could enter a contract and get into one immediately and they said that I could. It appears that this amendment has already been approved, or that theywould be in violation of the current zoning requirements. When I purchased my property, I did so with the understanding that the adjacent complex was designated as senior housing as our property sits right next to Applewood. Had the property been zoned for multi -family residential use, my decision may very well have been different. The complex has continued to grow over the years adding additional units zoned as Senior housing and likely receiving incentives for doing so. If needed, it would seem more logical to rezone units on the other end of the complex that do not butt up to residential homes. I respectfully urge the commission to reconsider the proposed amendments in light of the potential negative impacts on our neighborhood's quality of life, safety, and environmental conditions. Thankyou for considering my concerns. I hope that you will take the necessary steps to preserve the character and well-being of our community. Sincerely, Tim Berns Page 363 of 1152 Applewood I Senior Apartments transitions to Applegate I Apartments in Dubuque, Iowa. HORI N Horizon Management Services, Inc. Certified as a Woman -Owned Business, we bring 40 years of experience in + Follow property management & LIHTC compliance services. Published Feb 18, 2025 Dubuque, IA — January 28, 2025 — Applewood I Senior Apartments is excited to announce its transformation into Applegate Apartments, a multifamily, market -rate property on Pennsylvania Avenue in Dubuque, IA. This rebranding marks a significant shift in the community's offerings, welcoming residents of all ages and income levels. Applegate I Apartments will continue to provide high -quality living spaces with ongoing renovations to provide newly renovated one- and two -bedroom apartment homes. Each unit will feature upgraded appliances, modern flooring, new cabinetry, and an in -unit washer and dryer (two bedrooms only), maintaining the commitment to excellence that residents have expected. Key features of Applegate I Apartments include a non-smoking, pet -friendly community with responsive maintenance and professional on -site management. "We are thrilled to open our doors to a broader community and offer the same high standards of living to more residents," said Dave Kelly, Property Manager of Applegate I Apartments. "Our goal is to create a welcoming environment where everyone can feel at home." Page 364 of 1152 Applegate I Apartments will continue to be managed by Horizon Management Services, Inc. For more information about Applegate I Apartments and to schedule a tour, please contact us at 563-543-1009 or applegate@horizondbm.com . Page 365 of 1152 PUD Amendment - 3125 Pennsylvania To amend the Planned Unit Development by updating the conceptual development plan, amending the parking requirements, and adding multi family residential as a principal permitted use. 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Planned Residential ® Subject Property 0 187.5 375 750 L Feet 15,000 560 Jefferson ;toot' � ' `+� � ' _�& , ;- T' , T Planned Residential ' *�.`- . O200-Foot Notification Boundary Properties NotifiedIV r7*, . PR aw / 4 .,An- Z. Aw it 1 In 1 �t . �i o 4 Feet t' :`• _ �,_ �. r.' :�t ;�r;ts;d`Gea.r 'lJB1.'hc�_ _r1 �iiiSr• 0 100 200 400 f : - 11 •� Protect Site • Property & Zoning History: Adjacent Land Use: ■ Pre-1975 — Single -Family Residential ■ North — Residential ■ 1985 — R-1 Single -Family Residential ■ East — Residential ■ 1993 — PUD PR -Planned Residential ■ South — Residential ■ West — Residential • PUD Area: ■ "'2.5 acres total ■ 2 lots — 3125 and 3175 Pennsylvania Ave ■ Proposed PUD amendment affects 3125 Pennsylvania property ONLY • 3125 Pennsylvania — 3-story senior housing building with 47 parking spaces ADO r r • rh P.. � 1 G rM a7x.a.a p • e •ram tiM 1✓`r �S.u� auar I i I � �rh - T/C an I i I T/O si vC 8T C/C I 1 r MATM 0831M Ir 1 I T/C ev. 1 1 x T \ \ r/C e.10-9x - r/C e1]!x ,tt exa *rc us.,e � 1 I r/C am," ^aa� eu.xTr�o T 1 1 ' 1 1 1 1 SiLL. a.G� a ,/C 833. r/C 1i DJ O _ -IV= Tr CK YY-nOJ i\M a C45r1MG PER StO�s rG.w( ncr J.SGr /> e7.1. / x I 1 M - aOM Tw Q Mlf 0. r/C ex9 CORLCTT TO EJa$TRIC STORY Si T/C esP.xx 1 G `' ..` \ •I/1�IS,s\` esJm T/cl e19.99\rK / S IMgI �� "�ahPall r am r/c exit S,LT Fri✓1'. `l \ T t T _. T N T OVFAKL SR[ 13 - a f ff�ffa•fftff r. rwcndn -f� f f 1. RLECT PCC CUM •o�rTER PARKING STALL COUN2 {S � RE,PnM ruuro[fro. froMRlr S RAIJW Pasv.No,.aNl ♦MMMB(1FAlf'JIrTIf fr111Y110 amJAIA u 30 Impact of Request on: ■ Utilities: ■ The subject property is already adequately served by both city water and sewer. ■ Public Services ■ Public Services are adequate to serve the project. ■ Environment - Property is already developed. ■ Site changes would require site plan review by the Development Review Team (DRT). ■ Traffic Patterns/Counts: ■ 72 parking spaces — meets 1.5 spaces/unit requirement for multi -family use ■ Pennsylvania Avenue (Minor Arterial) — 9,300 AADT count (2021) ■ Transition from senior housing to multi -family residential is not anticipated to significantly impact traffic trips along Pennsylvania Avenue, which is designed to accommodate heavy traffic volumes ■ Comprehensive Plan Recommendations. ■ Integrate multi -family development within mixed -use areas for increased access to goods and services. ■ Encourage a mix of housing affordable for all segments of population throughout the community. ■ Encourage new multi -family residential development in proximity to jobs. Public Input ■ Tim Berns (3035 Pennsylvania Ave) — Letter of Opposition ■ Speakers in opposition at ZAC meeting: • Roaslie Jahn — 1871 Carter Road • Pat Johnson —1852 Carter Road ■ Petition of opposition: Recommendation By a vote of 5 to 1, the Zoning Advisory Commission recommends that the City Council approve the request. A petition of opposition was submitted and signed by the owners of twenty percent (20%) or more of the property which is located within two hundred feet (200') of the exterior boundaries of the property being considered for rezoning. Therefore, a super majority vote is needed for the City Council to approve the request. STATE OF IOWA SS: DUBUQUE COUNTY CERTIFICATE OF PUBLICATION I, Kathy Goetzinger, a Billing Clerk for Woodward Communications, Inc., an Iowa corporation, publisher of the Telegraph Herald, a newspaper of general circulation published in the City of Dubuque, County of Dubuque and State of Iowa; hereby certify that the attached notice was published in said newspaper on the following dates: 04/11/2025 and for which the charge is 32.49 Su cribed to before me, a Notary Public in and for Dubuque County, Iowa, this 14th day of April, 2025 Notary 1 c in and for Dubuque tounty, Iowa. �PQIAI d, JANET K, PAPE i y Commission Number 199659 _l My Commission Expires r`owA 12/11/2025 4 ),A► )a,aA�S Po a 1 OP►3 - Ad text CITY OF DUBUQUE, IOWA OFFICIAL NOTICE PUBLIC NOTICE is hereby given that the Dubuque City Council will conduct a public hearing on the 21st day of April, 2025, at 6:30 p.m., in the Historic Federal Building, 350 W. 6th Street, 2nd floor, Dubuque, Iowa, on the following: PLANNED UNIT DEVELOPMENT (PUD) AMENDMENT 1. Request from Jim Gantz for property located at 3125 Pennsylvania Ave to amend the Planned Unit Development by updating the conceptual development plan, amending the parking requirements, and adding multi -family residential as a principal permitted use. At the meeting, the City Council will receive oral and written comments from any resident or property owner of said City to the above action. The official City Council agenda will be posted the Friday before the meeting and will contain public input options. The agenda can be accessed at https://dubuqueia.portal.civicclerk.com/ or by contacting the City Clerk's Office at 563-589-4100, ctyclerk@cityofdubuque.org. Written comments on the public hearing may be submitted to the City Clerk's Office by email at ctyclerk@cityofdubuque.org or by mail to City Hall, 50 W. 13th St., Dubuque, IA 52001, before the scheduled hearing. The City Council will review all written comments at the time of the hearing. Documents related to the public hearing are on file in the City Clerk's Office and may be viewed Monday through Friday between 8:00 a.m. and 5:00 p.m. Individuals requiring special assistance should contact the City Clerk's Office as soon as feasible. Deaf or hard -of -hearing individuals can use Relay Iowa by dialing 711 or (800) 735-2942. Adrienne N. Breitfelder, CMC City Clerk It 4/11 STATE OF IOWA SS: DUBUQUE COUNTY CERTIFICATE OF PUBLICATION I, Kathy Goetzinger, a Billing Clerk for Woodward Communications, Inc., an Iowa corporation, publisher of the Telegraph Herald, a newspaper of general circulation published in the City of Dubuque, County of Dubuque and State of Iowa; hereby certify that the attached notice was published in said newspaper on the following dates: 04/25/2025 and for which the charge is 125.40 Subscribed to before me, a Notary Public in and for Dubuque County, Iowa, this 25th day of April, 2025 Notary is in and for Dubuque County, Iowa. 0 eowk L JANET K. PAPE Commission Number 199659 My Commission Expires 12/11/2025 Ad text : CITY OF DUBUQUE OFFICIAL PUBLICATION ORDINANCE NO. 9 - 25 AN ORDINANCE AMENDING TITLE 16 OF THE UNIFIED DEVELOPMENT CODE OF THE CITY OF DUBUQUE CODE OF ORDINANCES BY RESCINDING ORDINANCE 23-93 AND ADOPTING A PUD PLANNED UNIT DEVELOPMENT WITH A PR PLANNED RESIDENTIAL DISTRICT DESIGNATION AND CONCEPTUAL DEVELOPMENT PLAN NOW, THEREFORE, BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY OF DUBUQUE, IOWA: Section 1. That Title 16 of the Unified Development Code of the City of Dubuque Code of Ordinances is hereby amended by reclassifying the hereinafter -described property from PUD with a PR Planned Residential District designation to PUD Planned Unit Development District with a PR Planned Residential District designation, and adopting a conceptual development plan, a copy of which is attached to and made a part hereof, is hereby adopted and approved for the following described property, to wit: Lot 1 and Lot 2 of APPLEWOOD PLACE and to the centerline of the adjoining public right-of-way, all in the City of Dubuque, Iowa. Section 2. That in order to accomplish the purposes of this Planned Unit Development district, the above -described property is subject to the following conditions and restrictions: A. "Use Regulations. The following regulations shall apply to all uses made of land in the above -described PR Planned Residential District: 1. "Principal permitted uses for the property located at 3175 Pennsylvania Avenue (PIN 1022355017) shall be limited to senior housing dwelling units. 2. "Principal permitted uses for the property located at 3125 Pennsylvania Avenue (PIN 1022355018) shall be multi -family residential units. 3. "No secondary or contingency uses shall be permitted. 4."Accessory uses shall include any use customarily incidental and subordinate to the principal use it serves. B. "Lot and Bulk Regulations. Development of land in the PR Planned Residential District shall be regulated as follows: 1. "All building structures and activities shall be located in conformance with the attached conceptual development plans and all final site development plans are to be approved in accordance with provisions of the PR Planned Residential District regulations. 2. "All buildings and structures shall provide a front yard setback, a side yard setback from the adjoining properties, and a rear yard setback as per the conceptual development plan. 3. "A maximum building height of 27 feet shall be allowed as measured from the south grade elevation to the roof peak. 4. "All other bulk regulations of the R-4 Multi -Family District shall be met for the construction of all buildings and structures, as established in Section 5-6 of the Unified Development Code. 5."Variance and Special Exception requests from bulk regulations shall be reviewed by the Zoning Board of Adjustment in accordance with Section 16-8-6 of the Unified Development Code. C. "Performance Standards. The development and maintenance of uses in this PR Planned Residential District shall be established in conformance with the following standards of Section 3-1.6 of the PR PIanned Residential District. 1. "The phasing of the development shall occur as described on the attached conceptual development plan, with all site improvements to be completed for each phase. 2."An internal driveway system and required parking spaces shall be hard surfaced and constructed by the developer for each phase. 3. "Lighting shall be provided per City standards. 4. "Landscaping shall be provided in compliance with Section 16-13 of the Unified Development Code and as stipulated in the conceptual development plan. 5. "Off-street parking shall be provided at a ratio of 1.5 spaces per unit for the property located at 3125 Pennsylvania Avenue (PIN 1022355018). 6. "Off-street parking shall be provided at a ration of .5 spaces per unit for the property located at 3175 Pennsylvania Avenue (PIN 1022355017). 7. "All utilities including telephone and cable television shall be installed underground. 8. "Internal sidewalks shall be provided, with connection to the existing public sidewalk system, as per the conceptual development plan. 9. "A final site development plan shall be submitted in accordance with Chapter 13 of the Unified Development Code of the City of Dubuque, Iowa prior to each construction phase as described on the attached conceptual development plan. No further grading, excavating, or other land disturbing activity may occur before a final site plan is approved. D. "Open Space and Recreational Areas Open space and landscaping in the PR Planned Residential District shall be regulated as follows. Those areas not designated on the conceptual development plan shall be maintained as open space, as defined Chapter 13 of the Unified Development Code of the City of Dubuque, Iowa, by the property owner and/or association. E."Sign Regulations. The sign regulations shall be the same as that which are allowed in R-4 Multi -Family Residential District as established in Section 16-15 of the Unified Development Code. F. "Additional Standards. The conceptual development plan shall be valid for a period of five (5) years provided a final site development plan for Phase I is submitted within two years from the date of approval. G. "Ordinance History 1."Ordinance No. 23-93: Rezoned the subject property from R-1 Single -Family Residential to Planned Unit Development with PR Planned Residential designation. H. "Transfer of Ownership Transfer of ownership or lease of property in this PR Planned Residential District shall include the transfer or lease agreement a provision that the purchaser or lessee acknowledges awareness of the conditions authorizing the establishment of the district. I. "Modifications Any modifications of this Ordinance must be approved by the City Council in accordance with zoning reclassification proceedings of Section 16-9-5 of the Unified Development Code. Section 3. The foregoing amendment has heretofore been reviewed by the Zoning Advisory Commission of the City of Dubuque, Iowa. Section 4. The foregoing amendment shall take effect upon publication, as provided by law. Passed, approved, and adopted this 21st day of April 2025. /s/Brad M. Cavanagh, Mayor Attest: /s/Adrienne N. Breitfelder, City Clerk Published officially in the Telegraph Herald newspaper on the 25th day of April, 2025. /s/Adrienne N. Breitfelder, City Clerk It 4/25