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Zoning Hwy 20 Dodge CorridorPlanning Services Department 50 West 13th Street Dubuque, Iowa 52001-4864 Phone (319) 589-4210 Fax (319) 589-4221 February 13, 2001 The Honorable Mayor and City Council Members City of Dubuque City Hall - 50 W. 13th Street Dubuque JA 52001 RE: Rezoning Applicant: Location Description: City of Dubuque (tabled from the December 6, 2000 meeting) Highway 20 Corridor between Bluff Street and Cherokee Drive/Collins Street To rezone property from R-1 Single-Family Residential District, R-2 Two- Family Residential, C-1 Neighborhood Commercial, OR Office Residential, OS Office Service and C-3 General Commercial Districts to OS Office Service and POS Public Open Space Districts. 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 At the Commission's December 6, 2000 meeting, Staff Member Kritz reviewed the Highway 20 Land Use Plan, and the rezoning request to implement this plan. He noted that much of the highway corridor was proposed for rezoning to POS. He said the property to be rezoned being owned by the Iowa Department of Transportation (1DOT), Commissioners requested more information on the property at the northwest corner of Bluff Street and Highway 20. They tabled the rezoning to allow staff time to gather the information. At the Commission's February 7, 2001 meeting, Staff Member Kritz outlined the rezoning request and the history of the property within the Dodge Street Corridor. He discussed the agreement between the Iowa Department of Transportation and the City of Dubuque regarding the property at the northwest corner of Dodge Street and Bluff Street. Service People Integrity Responsibility Innovation Teamwork The Honorable Mayor and City Council Members Page 2 The Zoning Advisory Commission discussed the request, noting that traffic can be a problem at this location. The Commission discussed the proposed OS zoning for this property. Commissioner Schlitz stated that he feels the POS District should be extended to include the entire Highway 20 CorrkJor from Devon Drive east. Commissioner Hardie stated that there is plenty of POS area currently. Commissioner Stiles questioned traffic from the proposed OS property to Bluff Street and Highway 20. Commissioner Schlitz indicated he wants the City to retain POS zoning for the gateway into the City and for future highway expansion. There were no public comments. Recommendation By a vote of 4 to 3, 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 Eugene Bird, 3r., Chairperson Zoning Advisory Commission Attachments Prepared by: Lama Car~Lens. C',Lv Planner Address: .~3th St Telephone: 589-42:1.0 ORDINANCE NO. 12-01 AN ORDINANCE AMENDING APPENDIX A (THE ZONING ORDINANCE) OF THE CITY OF DUBU(~UE CODE OF ORDINANCES BY RECLASSIFYING HEREINAFTER DESCRIBED PROPERTY LOCATED ALONG HIGHWAY 20 FROM BLUFF STREET WEST TO CHEROKEE DRIVE FROM R-1 SINGLE-FAMILY RESIDENTIAL, R-2 TWO- FAMILY RESIDENTIAL, C-! NEIGHBORHOOD COMMERCIAL, OR OFFICE RESIDENTIAL, OS OFFICE SERVICE AND C-3 GENERAL COMMERCIAL DISTRICTS, TO OS OFFICE SERVICE AND POS PUBLIC OPEN SPACE DISTRICT. NOW, THEREFORE, BE 1T ORDAINED BY THE CITY COUNC[L OF THE ClTY OF DUBUQUE, IOWA: Section 1. That Appendix A (the Zoning Ordinance) of the City of Dubuque Code of Ordinances is hereby amended by reclassifying the hereinafter described property from R-1 Single-Family Residential, R-2 Two-Family Residential, C-1 Neighborhood Commercial, OR Office Residential, OS Office Service and C-3 General Commerdal Districts, to OS Office Service and POS Public Open Space Districts, as shown in Exhibit A, and to the center line of the adjoining public right-of-way, all in the City of Dubuque, Iowa. Section 2. The foregoing amendment has heretofore been reviewed by the Zoning Advisory Commission of the City of Dubuque, Iowa. Section 3. This ordinance shall take effect immediately upon publication, as provided by law. Passed, approved and adopted this 19th day of February , 2001. Terrance M. Duggan, Mayor Jeanne F. Schneider, City Clerk OFFICIAL NOTICE NOTICE Is hereby given that the Dubuque O ty Oobneil, wil[ ¢onduc~ a public hearing et a meeting to comme~ce st 6:30 p,m, onthe 9~h day of Feb; rba~ 2001, n ~he P~blic Li- bra~ Auditorium to consider/ ~endlng Appendix A (the~ Zonlng:Ord~anc~)~f t~ Ci~y~ of Dubuqu~ ~de, 0 Qrd~-~ ter described prepe~y i~ the Highway 20 Cerria0r :betWeen Drive/Collins Street from R-1 Single-Family Residential District, R-2 Two-Family Res dentla Dst ct N~i~hbbth~0d Co~erc District; OS Office So.ice DIstrt~[ and C-3 Genera~ Comme~lal DiStrict to OS Office So.ice District and POS Public Open Space Di~ricb (Copy of supp0~ing documents are on file in the C y C erk's ~e and may Writte~ comments regarding above reclassification may be submitted t0 the Ci~ office on or before said ~tlme of pub ~ hearifig, At said time and pla~ of publ c hearing all interested g yen an op~0~ni~ t0 heard for o~ against sad, Any ~isUa or~ hearing paired persons needing spe- With spe~l adoes~lbillty needs should cd,tact the Ci~ Clerk's O~ce' at 4120 of TDD 319-58g~4193 in I the Human Rights Depa~men~ at east 48 hours prior t0 th~ i m~etlng; /s/Jeanne F, Schneider City Clerk STATE OF IOWA DUBUQUE COUNTY { SS: CERTIFICATION OF PUBLICATION I,, TAMMY M. FELOMANPt 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 , 20 (fi , and for which the charge is $ Subscribe~l to before me, a Notary Public in and for Dubuque County, Iowa, this /~ day of'~_~,~_~_ ~' ~r/- 20~9/ · Notary Pul~/iu'and f~r D;I;uque County~owa $iF~f~ING HERE~ day Of Attest: /s/Jeanne F. schneider, STATE OF IOWA DUBUQUE COUNTY { SS: CERTIFICATION OF PUBLICATION I, TAMMY M, FELDMANN a Billing Clerk for Woodwm Communications, Inc., an Iowa corporation, publisher of the Telegraph Herald newspaper of general circulation published in the City of Dubuque, County Dubuque and State of Iowa; hereby certify that the attached notice was publishei in said newspaper on the follovang' dates ~/prtd~rc/ ~.9~ , 20 O/ , and for which the charge is/$ /~'7g Subscribed to before me~ a Notary Public in and for Dubuque County, Iowa, day of~ 20~/ · Notary Pu~rc in an~Jr D~bt~q~'Co~ty~ Iov MY COMMISSION EXPIRES City of Dubuque Planning Services Department Dubuque IA 52001-4864 Phone: 319-589-4210 Fax:. 319-589-4221 ~3 Variance r~ Conditional Use Permit [] Appeal [3 Special Exception [~ Limited Setback Waiver PLANNING APPLICATION FORM a Re~oning [] Planned District [] Preliminary Plat [3 Minor Final Plat [] Text Amendment [] Simple Site Plan [] Minor Site Plan [] Major Site Plan [] Major Final Plat [] Simple Subdivision [] Annexation [] Temporary Use Permit [] Certificate of Appropriateness [] Certificate of Economic Hardship [] Other: PLEASE TYPE OR PRINT LEGIBLy IN INK Property Owner(s): Iowa Department of Transportation, et al Phone: Address: City:. State: Zip: Fax Number: Mobile/Cellular Number: Applicant/Agent: CitvofDubuoue Phone: (319)589-4221 Address: 50 W. 13th St. : City:. Dubuque State: IA Zip: 52001 Fax Number:. (319)589-4221 Mobile/Cellular Number: Si~ location/address: U.S, Hi~hwav 20/Dodqe Street Corridor Exis~g zoning: See map Proposed zoning: See map Historic district: N/A Landmark: Legal description (Sidwell Parcel ID number or lot number/block number/subdivision): See Exh~it N/A Total prepedy (lot) area (square feet or acres): N/A Number of lots: Describe proposal and reason necessary (attach a letter of explanation, if needed): Imolement U.S. Hiqhway 20 Land Use Plan from Bluff Street to Cherokee Drive/Coitins Street as edgpted on November 2, 1998. CERTIFICATION: I/we, the undersigned, do hereby cen~ 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 appro~ral; and 3. All additional required written andgrephic materials are attached. Property Owner(s): ~ I i~ ~l~] Date: FOR O~F;C-E USE O .NJ.Y~AP_P. ILIJCATION SUBMI! ~AL CHECKMST ' by: -' ~ "',~'~, ~ Date:~ Docket:. Fee: Received ~ Property ownership list ~ Site/sketch plan c~loor plan [] Plat ~ C'--'~nceptual development plan ~ Improvement plans r~ Design review project description [] Photo r~ Other: 0 REZONING STAFF REPORT Property Address: Property Owner: Applicant: Zoning Agenda: December 6, 2000 U.S. Highway 20 Iowa Department of Transportation City of Dubuque Proposed Land Use: Open Space/Office Proposed Zoning: POS/OS Existing Land Use: Vacant / U.S. Highway 20 Existing Zoning: R-1/R-2/C-1/OPJ OS/C-3 Adjacent Land Use: North - Residential/Commercial East - Commercial South - Residential/Commercial West - Commercial Adjacent Zoning: North - R-l/ OPJC-3/ID East - C-3 South -R-1/R-2/R-3 West- C-3 Property History: The corridor has been used for a variety of uses over the years, including residential, commercial and office. With the reconstruction of U.S. Highway 20 from Bluff Street to Devon Drive, many of the commemial and residential uses that were close to the highway have been removed. Physical Characteristics: The corridor starts at the intersection of U.S. Highway 20 and Bluff Street and heads west to a point near the intersection of Cherokee Drive and U.S. Highway 20. Concurrence with Comprehensive Plan: The 1995 Comprehensive Plan did not include this area as it was already developed. However, in November, 1998, the City Council approved the U.S. Highway 20 Land Use Plan that was developed by the Long Range Planning Advisory Commission with input from the public and the Iowa Department of Transportation. The requested rezoning is in compliance with that U.S. Highway 20 Land Use Plan. Impact of Request on: Utilities: Existing utilities are adequate to serve the site. Traffic Patterns/Counts: U.S. Highway 20 is designated as a principal arterial and carries over 27,000 vehicle trips per day. Public Services: Existing public services are adequate to serve the area. Environment: Staff does not anticipate any adverse impact to the environment. REZONING STAFF REPORT Page 2 Adjacent Properties: The request the rezoning is to reflect the current and potential develop along this corridor, and staff does not anticipate that it will adversely impact adjacent properties. CIP Investments: None proposed. Statf Analysis: The City of Dubuque is requesting rezoning of U.S. Highway 20 corddor from Bluff Street westward to the intersection of Cherokee Drive. The majority of the area is being requested for rezoning to public open space with a small portion along the north side of U.S, Highway 20 west of Bluff Street to be rezoned to Office Service District. The property included in this rezoning is all owned by the Iowa Department of Transportation. The property was acquired as part of the reconstruction of U.S. Highway 20. The only portion anticipated to be sold back to private individuals is the property located west of Bluff Street that is proposed for rezoning to OS Office Service. Attached to this staff report is information sent to the City Council regarding the U.S. Highway 20 Land Use Plan. The plan was developed by the Long Range Planning Advisory Commission and included a public hearing and input from the Iowa Department of Transportation. The U.S. Highway 20 Land Use Plan was approved November 2, 1998. The proposed rezoning is in compliance with the adopted U.S. Highway 20 Land Use Plan. Staff recommends that ihe Zoning Advisory Commission review the attached information and make a recommendation to the City Council. Prepared by: ~~j Reviewed: ,~.~./.~_ Date:~ CITY OF DUBUQUE, IOWA MEMORANDUM 3anuary 30, 2001 TO: FlU)H: SUB3ECT: Zoning Advisory Commission Kyle L. Kill:z, Assodate Planner ~./. ,~'. Dodge Street Corridor Rezoning Request INTRODUCTION The Zoning Advisory Commission initially reviewed this,rezoning request by the City of Dubuque at the December 6, 2000 meeting. The commission tabled this item to allow staff to research the proposed rezoning of the property west of Bluff Street on the north side of U.S. Highway 20 to OS ~ Service District. Specif~.ally, the Commission felt that the POS Public Open Space would be more appropriate in this area. Attach to this memorandum is a memorandum to the Long Range Plan Advisory Commission from Laura Carstens Planning Service Manager dated September 11, 1998. That memo outlines the discussion the City of Dubuque has had with the 1DOT concerning in part the area proposed for rezoning OS Office Service. The memo indicates that the City and the State cooperated in the cost of acquiring and deadng the property at the northwest comer of Dodge Street and Bluff Street. A part of this agreement is that when the property is sold, either all or in part, that the net proceeds will be shared with the City on a 50% bases. The IDOT position is that the subject property, except for the additional acceleration lane from Bluff Street, is virtually the same in terms of developable area as existed prior to the demolition of Hardee's and the Dodge House Motel. The Long Range Plan Advisory Commission initially had proposed rezoning to a Public Open Space designation for the subject parcel. However, after discussing the issue with 1DOT representatives and reviewing the information regarding the acquisition of the subject properties the Long Range Plan Advisory Commission believed that the OS ~ Service District was the appropriate zoning classif~,.ation for this properly. .lanuary 30, 200! Page 2 RECOMMENDATION Staff recommend that the Zoning Advisory Commission review the attached informat'~n induding the letter dated September 11, 1998 that outlines the reasons behind the proposed rezoning of the parcel at the northwest corner of Bluff Street and Dodge Street to OS Office Sewice District. KLK/mkr Attachments CITY OF DUBUQUE, IOWA IqEIqORANDUlq September 11, 1998 TO: FROM: SUBJECT: Long Range Planning Advisory Commission Laura Carstens,'Planning Services Manager~ Reconsideration of Highway 20 Land Use Plan INTRODUCTION The purpose of this memo is to provide the Commission with input I have received from staff of the lowa Department of Transportation (IDOT) regarding the Highway 20 land use plan. Additional information will be provided by IDOT staff at the September 16 meeting. BACKGROUND At the July 29 meeting, the Commission recommended most of IDOT's properties within the Highway 20 study corridor be used as open space and rezoned to POS Public Open Space. The Commission's recommendations are shown on the attached maps. In response to publid input received at the July 29 public hearing, the Commission recommended that a! triangular parcel south of Highway 20 along St. Joseph Drive be added to the study ama with land use and zoning to be based on whether the lot was buildable or not; The lot is included in the Highway 20 landscape plan. Planning Services staff have determined that the parcel is buildable, so the recommended land u!se and zoning is R-1 Single-Family Residential. A map of this~ parcel is attached. At the August 19 meeting, I asked the Commission to reconsider the Highway 20 land use plan due to input received from the City's legal staff. The portion of the study corridor in question is the recently-cleared land at the northwest corner of Dodge Street and Bluff Street. This site is zoned C-3 General Commercial, and may have significant value. If rezoned to POS, there would no longer be any Reconsideration of Highway 20 Land Use Plan Page 2 economically viable use for this site. Such an action would be tantamount to a taking of the property without just compensation. If the City had to buy this site, it would be at considerable expense, and would delay or cancel other City projects. At the August 19 meeting, the Commission voted to reconsider the Highway 20 land use plan. The Commission tabled the plan to the September 16 meeting, to receive input from IDOT. The Commission asked to review with IDOT staff the purchase price and resale value set by the IDOT for the property at the northwest corner of Dodge Street and Bluff Street. The Commission asked to discuss what IDOT's position would be if the property was rezoned to POS. The Commission also asked to discuss what IDOT's position would be if just the portion that abuts Highway 20 (not Bluff Street) was rezoned to POS, since this property is a significant gateway to the community. DISCUSSION On September 10, I met with Doug Bates and Sue Albright from the IDOT's Office of Right-of-Way to discuss the Commission's questions and the Highway 20 land use plan. Mr. Bates said the IDOT is still in district court regarding the purchase price for the property at the northwest corner of Dodge Street and Bluff Street. Consequently, he did not have a purchase cost or resale value for the site at this time. Mr. Bates reviewed with me the attached minutes from the October 3, 1996 meeting of the Dubuque Metropolitan Area Transportation Study (DMATS) Policy Committee, and the resultant agreement between the City and IDOT (excerpts attached). The DMATS Policy Committee agreed to reserve 81.75 million for use as the City's contribution to the cost of acquiring and clearing the properties at the northwest corner of Dodge Street and Bluff Street. The City's share of the cost is on a 50/50 basis up to 81.75 million, for the estimated 83.5 million total cost. If the IDOT sells all or part of the properties, the n~t proceeds will be shared with the City on a 50% basis. Mr. Bates and Ms. Albright also reviewed Section 306.23 Notice-preference of sale, of the Iowa Code (attached). They explained that IDOT cannot sell the properties to the City for a park or any other use up front. The IDOT must follow the Section 306.23 process. IDOT first must offer the original property owner the opportunity to buy the land back. The value is based on a survey and an appraisal of the property. If the former owner declines, then IDOT can offer the property to the City for a public use stated in writing. If the City is not interested, then IDOT Reconsideration of Highway 20 Land Use Plan Page 3 can sell the land through public bidding. I reviewed with IDOT staff the Commission's reasons for recommending POS zoning and open space land use for the northwest corner of Dodge Street and Bluff Street. Mr. Bates indicated that the buildable area will be virtually the same as before the buildings were removed, because the IDOT is not using any additional land for highway right-of-way except for the acceleration lane. He felt that the site may be of value because it has highway frontage. He used as an example the site of the Casey's General Store headquarters in Ankeny off Highway 30. This site is half a mile from the highway.access, but has a high market value due to its exposure to high traffic volumes on Highway 30. He felt that there may be businesses interested in the visibility of the site in Dubuque, who do not need direct highway access. In addition to the Bluff Street site, Mr. Bates and Ms. Albright discussed a parcel at the northwest corner of Lombard Street and Highway 20 near the Fremont Bridge. This lot will have access to Lombard Street and is a buildable lot. This lot is included in the Highway 20 landscape plan. RECOMMENDATION The IDOT staff supported the Commission's recommended land uses and rezonings for the Highway 20 corridor, with the exception of their properties at the northwest corner of Dodge Street and Bluff Street and the northwest corner of Lombard Street and Highway 20. The IDOT staff asked that the Commission re-examine their open space and POS recommendations for these two buildable sites. They asked the Commission to consider using the same parameters for these two sites as they did for other buildable sites in the study corridor. I recommend that the Commission discuss if other land uses and zoning designations for these properties are more appropriate than POS and public open space, based on input from the City's legal staff and IDOT staff. The site on Lombard Street is zoned R'-I Single-Family Residential; this zoning - seems appropriate at this location. The site at Dodge and Bluff Streets is zoned C-3 General Commercial District. With the reduced access to this gateway site, and its proximity to residential and office zones, C-3 zoning is not likely to be feasible for most C-3 uses at this location. One possible zoning district that may be appropriate for this site is the OS Office Service District. The OS Disl~ict is intended for developable or redevelopable sites like this one. The OS zone allows a variety of office and health-care related uses. Its minimal setbacks would allow for more flexible development on the site. The regulations for the C-3 and OS Districts are attached for your consideration. Reconsideration of Highway 20 Land Use Plan Page 4 ACTION STEP The requested action step is for the Commission to consider the input from the City's Legal staff and IDOT staff regarding the Highway 20 land use plan, and then to recommend land uses and zoning designations to the City Council for the study corridor. Attachments LC/dd HIGHWAY 20 LAND USE PLAN "' ' ' 'se-and-Rezo~ning-G ~ LaflU U uide for Public and Private Property along the Highway 20 Corridor Dodge Street from Bluff Street to Cherokee Drive/Collins Street City of Dubuque, Iowa The preparation of this Plan was authorized by the City Council, and has been carried out through the direction and efforts of the Long Range Planning Advisory Commission from May through September, 1998. HIGHWAY 20 LAND USE PLAN Table of Contents Introduction Existin Conditions Findinq~ Future Land Use Conclusion Maps Highway 20/Dodge Street Corridor Existing Land Use Existing Zoning Future Land Use Proposed Zoning Page 3 Page 4 Page 3 Page 4 Page 5 Page 6 Page 7 Page 7 Highway 20 Land Use Plan Page 3 INTRODUCTION In May, 1998, the City Council directed the Long Range Planning Advisory Commission to conduct a land use planning process for the Highway 20 corridor (Dodge Street) between Bluff Street and Cherokee Drive/Collins Street. The study corridor shown on the attached map encompasses the highway right-of-way owned by the Iowa Department of Transportation (IDOT), as well as remnant parcels owned by the IDOT and private parties. Attachments include additional information and larger-scale maps regarding the existing zoning and land uses as well as the recommended land uses and rezonings for the Highway 20 study. BACKGROUND Highway 20 is a major interstate arterial and the section through Dubuque -- Dodge Street -- is the major east-west route from the Mississippi River to the top of the bluffs past Grandview Avenue. Highway 20 is used for trips between the Mississippi River crossings, the central business district, and the industrial-railroad area along the river to major residential and commercial areas west of the bluffs. There are few east-west routes that cross the bluffs, so Dodge Street is one of the more important and heavily traveled routes in Dubuque. With construction of the Dodge Street improvements, many homes and businesses were removed. Land use within the corridor has changed. Zoning district boundaries, however, follow the old rights-of-way and development patterns. Remnant parcels remain as a result Of the roadway improvements. A land use plan for the Highway 20 corridor would address Comprehensive Plan goals related to enhancement of community gateways, development of aesthetically appealing highways, and protection of scenic areas and bluffs. Similar to the planning done for Freeway 61/151, a land use planning process for the Highway 20 corridor can be used as a basis to recommend possible rezonings to districts that are more compatible with the current roadway configuration. The City Council also has approved a landscape plan for Highway 20 to improve the appearance of the corridor. A bike/hike path along Dodge Street (Highway 20) from Locust Street to Devon Drive is shown on the Comprehensive Plan systems map. The Highway 20 landscape plan could accommodate the widening of the existing four-foot sidewalk to create a ten-foot bike/hike trail. EXISTING CONDITIONS The Highway 20 (DOdge Street) study corridor is lined with tree-covered bluffs. Limited commercial development remains after the construction of the highway improvements. Surrounding land uses include residential neighborhoods, open space (wooded bluffs, golf courses), institutional facilities (hospitals, schools, YMCA/YWCA, church), and commercial uses (motel, offices). Highway 20 Land Use Plan Page 4 Current zoning in the Highway 20 study corridor includes R-1 Single-Family Residential, R-2 Two-Family Residential, OR Office Residential, OS Office/Service, C-1 Neighborhood Commercial, C-3 General Commercial and ID Institutional. Adjacent zoning in the environs of the study corridor consists of R-1 Single-Family Residential, R-2 Two-Family Residential, R-3 Moderate Density Multi-Family Residential, PR Planned Residential, OR Office Residential, C-3 General Commercial, PC Planned Commercial, tD Institutional and POS Public Open Space. Property owners in the study corridor and the current zoning of their properties are as follows: ' - Iowa Department of Transportation City of Dubuque YMCA/YWCA Mercy Health Center Charlene Burns, 48-Bums R-l, R-2, OR, OS, C-1, C-3 R-2 OR ID R-2 FINDINGS The Highway 20 Land Use Plan considers the physical constraints and opportunities, development history, property ownership, current land use and current zoning in the Highway 20 studylcorridor. The Plan also considers input from the general public and the IDOT, and capital improvement plans of the City of Dubuque. An analysis of the Highway 20 study corridor suggests the following general findings: Highway 20study corridor. Unless identified otherwise, the Highway 20 study corridor should remain as open space, and should be zoned accordingly. · Sma//remnant parcels along Highway 20. If the lot is buildable and accessible to a public street other than Highway 20, then the parcel should be used for development and zoned appropriately. If the lot is not buildable or accessible, then the parcel should be used for public open space, zoned accordingly and included in the Highway 20 landscape plan. Area north of YM/YW Drive. Although this area has a potential for Iow density residential, multi-family residential or neighborhood commercial land use due to access to local streets and visibility from Highway 20, this area generally should be used for Iow density residential development due to the proximity of the established One- and two-family residential neighborhood to the north. " Vacant commercial s,'te at the northwest corner of Bluff Street and Highway 20. The site, comprised of multiple parcels, is a significant gateway to the community. The City, IDOT and the Dubuque Metropolitan Area Transportation Study (DMATS} Policy Committee partnered in the acquisition and clearance of this site, where a motel, restaurants, gas station and other businesses once Highway 20 Land Use Plan Page 5 operated. These uses were removed along with their access to Highway 20. Redevelopment of this large site is limited by the area's proximity to Central Alternative High School, possible environmental problems, right-in/right-out only access limited to Bluff Street, lengthening of the acceleration lane, and narrow lots given the btuff and a possible aocesslfrontage road. Although zoned for commercial development, this area is not likely to be feasible for most highway- oriented commercial uses. The site may be valuable to uses that desire a high exposure to traffic for visibility, but do not need direct access. If redevelopment potential is ~severely limited, the site may be most appropriate as a park. Disposal of remnant parcels by IDOT. The IDOT no longer can sell remnant parcels to the City for a park, a parking lot or any other use. The IDOT first must offer the original property owner the opportunity to buy the land back. If the former owner declines, then the IDOT can offer the property to the City for a public use stated in writing. If the City is not interested, then the IDOT can sell the ~and through public bidding. FUTURE LAND USE Based on an analysis of existing cor~ditions, redevelopment potential, Comprehensive Plan goals, and input received, the recommended future land use for the Highway 20 study corridor is as follows: Highway 20 study corridor. Unless identified otherwise, the Highway 20 study corridor should remain as open space. Sma//remnant parcels along Highway 20. The triangular remnant parcel south of Highway 20 on St. Joseph Drive and the triangular remnant parcel north of Highway 20 on Lombard Street now included in the Highway 20 landscape plan should be used for single-family residential development because they both are buildable lots. Area north of YM/YWDrive. The remnant parcels on the north side of YM/YW Drive generally should be Iow density residential development. Vacant commercial site at the northwest corner of Bluff Street and Highway 20. The vacant commercial area at the northwest corner of Highway 20 and Bluff_ Street should be redeveloped with offices or as a park. The remnant parcels at this site are zoned for commercial development. With reduced access to this gateway site, and its proximity to residential and office zones, most commercial uses are not likely to be feasible at this location. Two future land use alternatives are proposed for this site: Highway 20 Land Use Plan Page 6 Office -T e Uses. The site may be desirable to office-type uses that want traffic visibility, but do not need direct access. ~ If redevelopment potential is severely limited, the site may be most appropriate as a park. PROPOSED ZONING Based on the recommended future land use, the ~ for the Highway 20 study corridor' is as follows: Highway 20 study corridor. Unless identified otherwise, the Highway 20 study corridor should be rezoned to POS Public Open Space~ The intent and purpose of the POS district is to provide open space for passive recreation, to protect and conserve natural, historic or cultural resources, to provide habitat for wildlife, to prevent development in environmentally sensitive locations (such as bluffs), to serve as a buffer between differing land uses or to provide natural beauty in an urban environment. Where appropriate, the POS zoning should extend beyond the boundary of the Highway 20 study corridor to avoid spot zones. Small remnant parcels along Highway 20. The triangular remnant parcel south of Highway ~0 on St. Joseph Drive and the triangular remnant parcel north of Highway 20 on Lombard Street should remain zoned R-1 Single-Family Residential. ,4rea north of YM/YW Drive. The remnant parcels north of YM/YW Drive between Hill Street and Booth Street should be rezoned as an extension of the R-2 Two-Family Residential and R-1 Single-Family Residential zones to the north, with the exception of the area presently zoned OR Office Residential on the northeast corner of Booth Street and YM/YW Drive. Presently, the remnant parcels north of YM/YYV Drive are zoned C-1 Neighborhood Commercial, OR Office Residential and C-3 General Commercial. Both the C-1 and OR zones are designed for built environments, and do not function well for redevelopment of vacant lots. C~3 is not appropriate on a local street adjacent to an established residential area. Vacant commercial site at the northwest comer of Bluff Street and Highway 2~.- The remnant parcels at the northwest corner of Bluff Street and Highway 20 are zoned C~3 General Commemial. With limitations on access and redevelopment potential, and proximity to residential and office zones, C-3 zoning is not likely to be feasible for most C-3 uses at this location. The site may be valuable to office-type uses that desire a high exposure to traffic for visibility, but do not need direct access. If redevelopment potential is severely limited, the site may Highway 20 Land Use Plan Page 7 be most appropriate as a park. Two rezoning alternatives are proposed for this site, based on the two recommended land uses: OS Office/Service District. The OS District is intended to encourage and permit professional office uses on a redevelopment site which warrants reinvestment, renewal and reuse due to an area's changing character, use or distressed condition. This zone may be used as a transition between commercial areas along major streets, or between commercial uses and residential areas abutting arterial or collector streets, which are suitable for office development due to location and trends. The OS District is intended for developable or redevelopable sites like this one. The OS zone allows a variety of office and health-related uses. Its setbacks would allow for more flexible development on the site. POS Public Open Space District. The POS Public Open Space District is intended to provide open space for passive recreation, !to protect and conserve natural, historic or cultural resources, to provide habitat for wildlife, to prevent development in environmentally sensitive locations (such as bluffs), to serve as a buffer between differing land uses or to provide natural beauty in an urban environment. Parks and natural areas are permitted uses. CONCLUSION The Highway 20 L~nd Use Plan is intended to address goals in the Comprehensive Plan related to enhancement of community gateways, development of aesthetically appealing highways, and protection of scenic areas and bluffs. The land use planning process for the Highway 20 corridor has been used as a basis to propose rezonings that are more compatible with the current roadway configuration. With construction of the Dodge Street improvements, land use within the corridor has changed. Zoning district boundaries, however, follow the old rights-of-way and development patterns. The recommendations presented in the Highway 20 Land Use Plan are intended to be a land use and rez~ning guide for public and private property along the Highway 20 corridor from Bluff !Street to Cherokee Drive/Collins Street. Implementation of these recommendations would require maintaining the existing zoning on some parcels in the study corridor, and rezoning the remainder of the corridor. The recommendations ar~ intended to ensureithat future land use is compatible with surrounding residential neighborhoods, open space, institutional facilities, and commercial uses. MAPS The appended maps include the Highway 20/Dodge Street corridor, existing land use, existing zoning, future land use and proposed zoning. Ill