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Minutes Zoning Ad C 01 12 05 MINUTES ZONING ADVISORY COMMISSION REGULAR SESSION Wednesday, December 5, 2001 6:30 p.m. Auditorium, Carnegie Stout Library 360 W. 11th Street, Dubuque~ Iowa D FT PRESENT: Chairperson Eugene Bird, Jr.; Commissioners Dick Schlitz, Ben Roush, Steve Hardie, Martha Christ, Jeff Stiles and Ron Smith; Staff Members Guy Hemenway and Kyle Kritz. ABSENT: None. AFFIDAVIT OF COMPLIANCE: Staff presented an Affidavit of Compliance verifying that the meeting was being held in compliance with the Iowa Open Meetings Law. MINUTES: The minutes of the November 7, 2001 meeting were approved unanimously as submitted. ACTION ITEM\PLAT OF SURVEY~CITY OF DUBUQUE: Application of City of Dubuque for approval of the Plat of Survey of Clark's Subdivision No. 2 located at the end of Liberty Street. Staff Member Hemenway reviewed the staff report noting that the property was dedicated to the City by the federal government, and in turn, the City plans to dedicate the balance of the property to Habitat for Humanity for a building site. He stated that the City will construct a cul-de-sac at the end of Salem Street to facilitate easier movement of City trucks and other vehicles in the neighborhood. He stated that the lot meets minimum standards for a subdivision. Motion by Hardie, seconded by Smith, to approve the plat of survey of Clark's Subdivision No. 2 as submitted. Motion was approved by the following vote: Aye - Schlitz, Roush, Hardie, Christ, Stiles, Smith and Bird; Nay - None. ACTION ITEM\PLAT OF SURVEY~SCHNEIDER LAND SURVEYING: Application of Schneider Land Surveying for approval of the Plat of Survey of Hughes Court Subdivision located at 3195 and 3197 Hughes Court. The applicant was not in attendance. Staff Member Hemenway reviewed the ordinance, noting that the property owner is interested in selling a second building that currently crosses the property line. He stated that the new plat provides a second lot that does not have lot frontage, but will have an access easement. He stated that to create a flag lot with 60 feet of frontage is difficult because a portion of the parking lot was located within the lot. Commissioners reviewed the building setbacks and building code compliance based on the new lot line location. Minutes - Zoning Advisory Commission December 5, 2001 Page 2 Motion by Hardie, seconded by Stiles, to approve the plat of survey of Hughes Court Subdivision waiving the lot frontage requirement for Lot 2. Motion was approved by the following vote: Aye - Schiltz, Roush, Hardie, Christ, Stiles, Smith and Bird; Nay- None. PUBLIC HEARING~REZONING\PAULA BEHR~ AMERICAN REALTY/PATZER INVESTMENTS~ LLC: Application of Paula Behr, American Realty/Patzer Investments, LLC to rezone property located at 3030 Brunskill Road from PUD Planned Unit Development District to R-1 Single-Family Residential District. Paula Behr, 1090 W. 5th Street, stated she was representing a buyer for the property and noted that the applicant had received a conditional use permit from the Zoning Board of Adjustment subject to the rezoning. She stated that her request is to rezone from the current PUD Planned Unit Development to R-1 Single-Family Residential zoning district. Staff Member Hemenway reviewed the surrounding land use. He reviewed the allowed uses in R-1 and noted that the keeping of two horses should have limited impact on the adjacent properties. In response to a question from Commissioner Hardie, Staff Member Hemenway said that if the 12-acre parcel were to be subdivided, the conditional use permit originally issued would no longer be valid, and would either have to be reheard by the Zoning Board of Adjustment or the horses would have to be removed from the property. Motion by Christ, seconded by Stiles, to approve the rezoning as submitted. Motion was approved by the following vote: Aye - Schlitz, Roush, Hardie, Christ, Stiles, Smith and Bird; Nay - None. PUBLIC HEARING\REZONING\DAVID LEAPALDT~ GLTARCHITECTS/LORAS COLLEGE: Application of David Leapaldt, GLTArchitects/Loras College to amend the iD Institutional District to construct student apartments located on Henion Street to 16 Street. Commissioner Roush asked to be excused from the deliberation because of a conflict of interest. Jim Collins, 570 Heritage Street, stated that he represents Loras College. He stated that he will provide context for the development. He outlined the college's history, background and enrollment goals. He stated that the trend in Iowa has been a steadily declining population. He said that Loras College is trying to improve the college and its facilities to attract more students in an evermore-competitive small college environment. He stated that Loras College recognizes the need to continually upgrade their facilities. He said the college is currently landlocked and will be using their own property for the proposed expansion. He stated that the plans for the college include converting Keane Hall to a non- residential building in the future. He stated that Loras College has communicated their plans with the neighbors at four separate meetings over the past several months. He said that the college has addressed major issues including storm water detention, parking, aesthetics and student behavior. David Leapaldt, representing GLT Architects, said that the college intends to add a residential building in a residential area that is surrounded by multi-family housing, single- Minutes - Zoning Advisory Commission December 5, 2001 Page 3 family housing and Beckman and Binz residential halls. He outlined the project design and stated that the new parking configuration will provide 106 stalls. He stated that the parking lot was redesigned and divided into two lots with a detention area between. He said the apartments will have two wings separated by a courtyard and will have 26 units with 84 beds. He discussed the building floor plan and elevation. Staff Member Kritz outlined the staff report, stating that he would discuss parking and public utility issues. He stated that new lot configuration will have 26 additional spaces and the area between the new lots will detain storm water. He discussed a parking study of Henion Street, Pickett Street, Cornell Street and the existing Loras College parking lot next to Binz Hall. He reported that Henion Street and Pickett Street parking was usually fully utilized. He stated that the parking study was based on a spot survey he had conducted over several weeks. He said that because there are several multi-family residences in the neighborhood, there is often considerable competition for on-street parking. He discussed the Byrne Oaks residential development that Loras College developed in the early 1990s along Kirkwood Street. He said that the residence hall provided 54 off-street parking spaces for 103 beds. He said that the proposed garden apartments require that 24 beds be removed as par[ of the residential demolition, with a net gain of 60 beds after the apartments are constructed. He said parking requirements vary from city to city, some from as much as one space for each two students, and one per employee, to some colleges requiring only one space for 10 students. Chairperson Bird asked that the record indicate a petition with 30 names was submitted to the Commission from neighbors in opposition to the proposed rezoning. He also asked that a letter from City of Dubuque Fire Marshall Scott Neyens and Mr. Irving C. Engler, resident, be entered into the record. Gary Schlosser, 1589 Cornell Street, said there are parking problems in the neighborhood. He said there is little available off-street parking where he lives. He said that a fire truck might have difficulty negotiating the somewhat narrow streets with parking on both sides. He stated that the increase in student population will consume on-street parking on 16th Street, Catherine Street and Cornell Street, which will add to the current parking problem. David Cox, 1401 Henion Street, said that parking in the neighborhood is a problem. He said he also is concerned that traffic safety would be further compromised by the addition of students at this location. He said that student conduct in this neighborhood has been problematic, which includes drinking and littering. He said that Loras College's response has been that this behavior occurs off-campus and is not their problem. Mike Mulgrew, 1649 Catherine Street, said that parking is a problem in the area. He stated that the student population has a general disrespect for the residents and that speeding through the neighborhood is a problem. He said that former construction for Loras's facilities resulted in damage to his property. He said he feels that a residential hall at this location would impact his property value. Minutes - Zoning Advisory Commission December 5, 2001 Page 4 Mary Ritt, 1531 Cornell Street, stated that she had concerns because of limited parking in the neighborhood. She said that the existing parking lot is not maintained; that there is much trash in the area, and that the green apartment building, which Loras College owns, is an eyesore. Vicky Klinkhammer, 1630 Cornell Street, stated that she has concerns with parking and traffic safety in the neighborhood. Joe Ploessl, 509 Loras Boulevard, said that traffic and parking are major problems in this neighborhood. He said students often park in front of his garage access on Pickett Street. He said that demolishing three old structures is contradictory to the City's efforts to rehabilitate the housing stock in this historic neighborhood. Carlene Schroeder, 1493 Cornell Street, distributed photographs to Commissioners illustrating parking and traffic problems in the neighborhood. She stated that cars were left for three or four weeks over Christmas break, which caused problems with snow removal. David Campbell, 569 W. 16th Street, said he lives across from the proposed residence hall. He said he has concerns with traffic and noise, which he said would increase with the addition of a residence hall. Matt Klinghammer, 1630 Cornell Street, said that there is an excessive litter problem in this neighborhood, which is unsightly and hazardous. Commissioner Bird asked the neighbors if they have met with representatives of the college. Several neighbors indicated that they have attended meetings with the college in an effort to resolve some of the issues under discussion. Jim Collins stated there are only two existing dormitories at this location, not three as indicated by some of the neighbors. He said that the college is proposing to add 22 parking spaces but will not be adding a net 84 more beds. He said that their most recent residential development in Byrne Oaks along Kirkwood has improved property values in the neighborhood. He said the Binz lot is indeed deteriorated, and he said that the college wants to renovate this area as part of the garden apartment development and include a landscape buffer for adjacent residential properties. He said that the college has tried throughout the years to be stringent in its regulation of student behavior whenever possible. In response to a question from Mr. Schlitz, he said that there would be a net gain of 60 beds after demolition of existing residential structures. Commissioner Bird asked the college to outline what issues they could not regulate. Mr. Collins stated that they could not regulate such things as speeding on city streets and activity at private residences in the neighborhood. Commissioner Bird asked if the college had any plans to manage parking problems. Commissioner Schlitz said that he felt that one vehicle for five or six juniors or seniors was not a realistic estimate. Mr. Collins stated that the college has made an effort to require more students to move back to the campus or to college-owned housing. Mr. Collins stated, in response to a question from Minutes - Zoning Advisory Commission December 5, 2001 Page 5 Commissioner Smith, that it would take approximately 5-7 years to remove the residential rooms from Keane Hall and replace them in other facilities. Mary Johnson, representing Loras College, said that the college is actively discouraging first year students from bringing their cars to campus. She stated that the college has examined an outright prohibition of automobiles for first year students. Commissioner Bird stated that the proposed residential development has merit and is appropriate for this area; however, he still feels that the parking issue should be resolved. He said the college should work with the neighbors to resolve the parking issues. Commissioner Schlitz said that he feels that parking is a problem in this neighborhood, and that 60 additional beds with only 22 additional parking spaces would increase the parking problem. He said that if the surrounding streets are blocked, it could pose a safety hazard for the college and neighbors. He said that he feels some student conduct around the college is reprehensible and that litter is a problem in the area. He said he felt that the college should exert more control over the student population. Commissioner Smith said that he feels parking is a problem in this neighborhood and that a fully accessible street is necessary for public safety. He said he feels that the college needed more parking spaces for the residential facility. Commissioner Hardie said that parking is an age-old problem around colleges and that there will always be parking problems along the campus periphery. He said he feels illegal parking and blocked access issues are enforcement problems for the City, not for the college. He said that the college should try to add more parking near the proposed residential hall. He said he feels that activity on adjacent city streets is not the college's responsibility. He said that irresponsible student behavior is a police and city enforcement problem. He said he favors tabling the request until such time as the college is able to develop additional parking for this location. Commissioner Stiles concurred with Commissioner Hardie, stating that parking problems associated with college expansions are perennial issues. He said that he supports the project, but that enforcement is necessary to maintain order around the campus. He said that he agrees to table the request until the college resubmits a plan that addresses the neighbors concerns. Commissioners asked Mr. Collins if he was amenable to tabling this request. He said that he is, but that the delay may not fit within the college's timeframe. Commissioner Hardie asked if a special meeting could be called on December 19th. Commissioners debated the number of parking spaces required to adequately handle spill over from the residence hall. Commissioners and staff agreed that devising a formula for parking analysis is difficult with college students, neighbors and other competing interests in this neighborhood. Staff Member Kritz mentioned that the neighbors could apply for a residential parking permit district to address some of these concerns. Commissioners debated whether the college should just provide additional spaces or should meet with neighbors and negotiate a resolution to some of the concerns outlined. The Commission discussed other options Minutes - Zoning Advisory Commission December 5, 2001 Page 6 such as stickered parking or remote parking. Chairperson Bird said he feels the college should work With the neighbors to find a solution to the parking problem. Motion by Hardie, seconded by Stiles, to table this request and schedule a special meeting for December 19, 2001 at 6:30 p.m. in the Carnegie Stout Public Library Auditorium. Motion was approved by the following vote: Aye - Schlitz, Hardie, Christ, Stiles, Smith and Bird; Abstain - Roush; Nay - None, Chairperson Bird informed the audience that they would receive notice of the upcoming special meeting. ADJOURNMENT: The meeting adjourned at 8:15 p.m. Respectfully submitted, Kyle L. Kritz, Associate Planner Adopted