Hills & Dales rezone 1011 DavisCity
(563) 589-4210 office
(563) 589-az2m fax
planning@cityofdubuque.org
June 13, 2001
The Honorable Mayor and City Council Members
City of Dubuque
City Hall - 50 W. 13~ Street
Dubuque IA 52001
RE: Rezoning
Applicant:
Location:
Description:
Allen & Urbain Architects/Hills & Dales Development Center
1011 Davis Street
To rezone property from R-1 Single-Family Residential District to OR Office
Residential District.
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
John Allen of Allen and Urbain Architects, representing the applicant, spoke in favor of the
request, stating that the rezoning is necessary to allow expansion of the center. Mr. Allen
reviewed the proposed building additions and parking lot expansion with the Commission. Staff
reviewed that the current R-1 zoning does allow for a use such as Hills and Dales and that the
OR District is the least intensive district that will allow the facility.
The Zoning Advisory Commission discussed the request, noting that the proposed conditions
will add space to the Center but the number of residents will not increase. The Commission did
not believe that traffic would appreciably change from the current level.
Recommendation
By a vote of6to O,the Zoning Advisory Commission recommendsthatthe City Councilapprcve
the request,
A simple majority voteis needed forthe City Councilto approvethe request.
Respectfully subm~ed,
Eugene Bird, Jr.,Chairperson
Zoning Advisory Commission
Attachments
cit7 Hah
(563) 589.4210 office
(563) 589-4221 fax
planning~ityofdubuque.otg
June 13, 2001
The Honorable Mayor and City Council Members
City of Dubuque
City Hall - 50 W. 13th Street
Dubuque IA 52001
RE: Rezoning
Applicant:
Location:
Description:
Allen & Urbain Amhitects/Hills & Dales Development Center
1011 Davis Street
To rezone property from R-1 Single-Family Residential District to OR Office
Residential District,
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
John Allen of Allen and Urbain Architects, representing the applicant, spoke in favor of the
request, stating that the rezoning is necessary to allow expansion of the center. Mr. Allen
reviewed the proposed building additions and parking lot expansion with the Commission. Staff
reviewed that the current R-1 zoning does allow for a use such as Hills and Dales and that the
OR District is the least intensive district that will allow the facility.
The Zoning Advisory Commission discussed the request, noting that the proposed conditions
will add space to the Center but the number of residents will not increase. The Commission did
not believe that traffic would appreciably change from the current level.
Recommendation
BY a vote of 6 to 0, the ZOning Advisory Commission recommends that the City Council approve
the request.
A simple majority vote is needed for the City Council to approve the request.
Respectfully submitted,
uger~ Bird, Jr., Chairperson
Zoning Advisory Commission
Attachments
City of Dubuque
Planning Services Department
Dubuque IA 52001-4864
_ Phone: 319-589-4210
Fax: 319-589-4149
Variance
Conditional Use Permit
Appeal
Special Exception
Limited Setback Waiver
PLANNING APPLICATION FORM
~ Rezoning
m Planned District
[] Preliminary Plat
[] Minor Final Plat
n Text Amendment
[] Simple Site Plan
[] Minor Site Plan
[] Major Site Plan
[] Major Final Plat
[] Simple Subdivision
[] Annexation
[] Temporary Use Permit
m Certificate of Appropriateness
[] Certificate of Economic Hardship
m Other:
PLEASE TYPE OR PRINT LEGIBLY IN INK
PropedyOwner(s): Hills and Dales Child Development Center
Address: 1011 Davis Street City:. Dubuque
Fax Number. 557-3822 Mobile/Cellular Number.
Applicant/Agent Allen & Urbain Architects (John C. Allen)
Phone: 556-7878
State: Iowa Zip:, 52001
Phone: 556-4387
Address: 1890 John F. Kennedy Rd~
Fax Number.:. 556-4394
Sitetocatiordaddress: 1011 Davis Street,
City: Dubuque State: Iowa
Mobile/Cellular Number. 590-4511
Dubuque, Iowa 52001
__Zip: 52002
Existing zoning: R-1 Proposed zoning: OR Histodc district: Landmark:
Legal description (Sidwell Parcel ID number or lot number/block numbedsubdivision): T~ot 1'2-1-1-3 and
Lot 2-2-1-1-3 St. Francis Subdivision except for the W 40' of t~e ~ ]320' ~11hz1~.11~: Tnwa
Totaf property (Iot) area (square feet or acres): 122197 Sq.ft. or 2.8 Number of lots: 2
Descdbe proposal and reason necessary (attach a letter of explanation, if needed): The exi~ ting use is
non-conforming in the R-1 classification and since Hills & Dales is planning to expand,
it was considered that a more appropriate classification should be sought.
CERTIFICATION: I/we, the undersigned, do hereby ce~fy 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 wdtten and graphic materials are attached.
Property Owner(s): ("~.~,.-~ ,~.t./~/~ Date:.
Applicant/Agent ( ~-~--~' ~"~ ' Date:
~3~R OFFICE USE ONLY'- APPLICATION SUBMITTAL CHECKLIST
[] Property ownership list m Site/sketch plan al'Floor plan o Plat [] Conceptual development plan
Improvement plans [] Design review project description m Photo [] Other:
April 18, 2001
PARKING STUDY ~
HTLLS AND DALES CHILD DEVELOPMENT CENTER
ExiStina:
Parking Spaces currently at 1011 Davis
Parking spaces curmnUy at Windsor'Park
TOTAL SPACES USED:
Proposed spaces shown on plan
Note:
52
'
67
74
When ,the AdministraUve Offices now in Windsor Park are moved back to
toll Davis those spaces will be required. ~
In the-Zoning Ordinance the,most comparable parking group dassificaUon for
principal- permitted uses would be Group 2 as required for n~ursing or convalescent'-
homes: Group 2 requires :5 Spaces for each bed PlUS 1 Space for each ~mp Oyee
on the 'maximum shift.
Numbe~ of beds in proposed~plam
Number of employees on maximum shift:
(.sx~8) + 4~ =
48
'48
72 spaces required by the ZOning Ordinance
t
IHiLL¢ ,~
ALLD & U~BA[~
ALLql & U~Ai~
OS
R-1
R-1
N
Proposed area to be rezoned
/ Area to b~
Rezoned
Applicant: Allen & Urbain Architects/
Hills & Dales Develoment Center
Location: 1011 Davis S'~reet
Description: To rezone property from R-1
Single-Family Residential District to OR
Office Residential District.
REZONING STAFF REPORT Zoning Agenda: June 6, 2001
Property Address:
Property Owner:
Applicant:
1011 Davis Avenue
Hills and Dales Child Development Center
Allen Urbain Architects - John C. Allen
Proposed Land Use: Child Development Center
Proposed Zoning: OR
Existing Land Use: Child Development Center
Existing Zoning: R-1
Adjacent Land Use:
North - Agricultural
East - Cemetery
South - Single-Family Residential
West - Shalom Retreat Center
Adjacent Zoning: North - R-1
East:- R-1
South - R-1
West -R-1
Former Zoning:
1934 - Single-Family; 1975 - R-2; 1985 - R-1 Total Area:2.8 acres
Property History: The subject property has been used by the Hills and Dales Child
Development Center for many years. The property was formerly the Colette Hall, a
girls dormitory associated with the Immaculate Conception Academy.
Physical Characteristics: The subject property has frontage on Davis Street and is
approximately 2.8 acres in size. Access to the site is by way of two existing curb cuts
onto Davis Street.
Concurrence with Comprehensive Plan: The 1995 Comprehensive Plan did not
designate this area.
Impact of Request on:
Utilities: Existing public utilities are adequate to serve the site and the proposed
expansion.
Traffic Patterns/Counts: Davis Street, east of Windsor Avenue is classified as a
local residential street. There are no traffic counts available.
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 of
the proposed additions.
Adjacent Properties: Staff does not anticipate any significant negative impacts to
adjacent properties as the proposed additions will be amhitecturally consistent with
REZONING STAFF REPORT
Page 2
the existing facility and adequate off-street parking will be provided for the
increase in staffing levels associated with the proposed additions.
CIP Investments: None proposed.
Staff Analysis: The requested rezoning by Hills and Dales Child Development Center
from R-1 Single-Family Residential to OR Office Residential is requested to allow
expansion of the existing child development center.
The requested rezoning to OR Office Residential will make the Hills and Dales Child
Development Center a conforming use. The Center was established in 1973. In June,
1983, a conditional use permit was approved to allow expansion of Hills and Dales.
The facility was considered a group home, which was a conditional use in the R-2
Residential District. The property was rezoned to R-1 Single-Family Residential
Distdct as part of the comprehensive rezoning of the City in 1985. The Hills and Dales
Child Development Center does not meet the definition of a group home because it
does not function as a single housekeeping unit. To allow the proposed expansion, the
property must be rezoned.
The proposed addition to the Hills and Dales Child Development Center includes the
construction of new living areas and new administrative and meeting area. In addition,
33 new parking spaces will be provided at the rear of the property to assure adequate
off-street parking for faculty, staff and visitors.
The proposed rezoning to OR Office Residential District is appropriate, as the existing
child development center and the proposed additions to it are consistent with the
allowed uses in the OR Office Residential District. While the surrounding property is
primarily zoned for R-1 Single-Family Residential, adjacent uses include the Shalom
Retreat Center and the Mt. Calvary Cemetery, both on the north side of Davis Street.
Staff recommends that the Zoning Advisory Commission review the standards
established in Section 6-1.1 of the Zoning Ordinance for rezoning requests.
CITY OF DUBUOLEE
JUN 0 G 2001
CITY OF DUBUQUE
JU~ 0 ~ 2001