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Kress Industrial Request to Rezone Old Hwy RoadPlanning Services Department City Hall 50 West 13th Street Dubuque, IA 52001-4864 (563) 589-4210 phone (563) 589-4221 fax (563) 690-6678 1llU planning a citvofdubuque.or~ THE CITY OF Dubuque 51 ~~~~~ - J~ Mnsterpiece ors Hie Mississippi i i ?007 April 9, 2003 The Honorable Mayor and City Council Members City of Dubuque City Hall - 50 W. 13t" Street Dubuque IA 52001 Applicant: Toby Kress, Kress Industrial Facility (reconsideration) Location: South of ®Id Highway Road and west of railroad line Description: To rezone property from County R-1 Residential District to City AC Agricultural District and LI Light Industrial District, in conjunction with annexation. 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. ®iscussion The applicant's representative spoke in favor of the request, reviewing the area to be rezoned to Light Industrial, proposed buffer to adjacent properties, existing topography, and the need for Light Industrial property with rail access. StafF reviewed previous requests for rezoning of the subject parcel, permitted uses in the LI and Agricultural districts, available City industrial land, and site plan review procedures. There were several public comments. Speakers spoke in opposition to the request, citing concerns regarding negative impacts on access, traffiic, erosion, safety, noise, potential pollution and property values. A letter from the Dubuque County Board of Supervisors and a petition in opposition were received and filed. Two letters in support from adjacent business were received and filed. The Zoning Advisory Commission discussed the request, with some members concerned about proximity of the proposed light industrial zoning to existing residential dwellings, that the existing residential zoning is still valid, and that extensive grading of the site is necessary. Recommendation By a vote of 4 to 2 the Zoning Advisory Commission recommends that the City Council deny the request. Service People Integrity Responsibility Innovation The Honorable Mayor and City Council Members Page 2 A super majority vote is needed for the City Council to approve the request. A simple majority vote is necessary to concur with the Commission's recommendation to deny. Respe,~ct~fu~lly submitted, ~~~G c7`"" "" ~~. Eugene Pird Jr., Chairperson Zoning Advisory Commission F:\USERS\Kmunson\WF\City Council\2008\CC 04_21_081Rezoning Kress Industrial Facility CC Itr 04_21_08.doc Service People Integrity Responsibility Innovation Teamwork Prepared by: Laura Carstens. Citv Planner Address: Citv Hall. 50 W. 13th St Telephone: 589-4210 Return to: Jeanne Schneider. Citv Clerk Address: Citv Hall- 50 W. 13'" St Telephone: 589-4121 ORDINANCE NO. -08 AN ORDINANCE AMENDING APPENDIX A (THE ZONING ORDINANCE) OF THE CITY OF DUBUQUE CODE OF ORDINANCES BY RECLASSIFYING HEREINAFTER DESCRIBED PROPERTY LOCATED SOUTH OF OLD HIGHWAY ROAD FROM DUBUQUE COUNTY R-1 SINGLE-FAMILY RESIDENTIAL DISTRICT TO CITY OF DUBUQUE AG AGRICULTURAL DiSTR1CT AND LI LIGHT INDUSTRIAL DISTRICT CONCURRENT WITH ANNEXATION. Whereas, Kress Industrial Facility, property owner, has requested rezoning concurrent with annexation to the City of Dubuque in accordance with Section 2-3 of Appendix A (Zoning Ordinance) of the City of Dubuque Code of Ordinances; and Whereas, this request has been found to be consistent with the Comprehensive Plan and the Future Land Use Map of the Comprehensive Plan. f+JOW, THEREFORE, BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY OF DUBUQUE, IOWA: Section 1. That Appendix A (Zoning Ordinance) of the City of Dubuque Code of Ordinances is hereby amended by reclassifying the hereinafter described property from Dubuque County R-1 Single-Family Residential District to City of Dubuque AG Agricultural District and LI Light Industrial District, to-wit: Lot 3 Kunde Place #2, Dubuque County, Iowa, that is proposed to be annexed to 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, and at such time that the herein described property is legally-annexed into the City of Dubuque, Iowa. gassed, approved and adopted this day ofi ~DiJB . Attest: Jeanne F. Schneider, City Clerk Roy D. Buol, IVlayor F:\USERS\Kmunson\WP\Boards-Commissions\ZAC\Ordinances_Resolutions\Ordinances_ResolutionsUcress industrial facility ordinance 03 24 08.doc Gty of Dubuque n-~crcYOa Planning Services Department DUB E Dubuque, IA 52001864 Phone:563-589-4210 G~ Fax: 563-589221 ~ ~~~ PLANNING APPLICATION FORM ^ Variance Rezoning ^Simple Site Plan Annexation ^Conditional Use Permit ^Planned District ^Minor Site Plan ^Temporary Use Permit ^Appeal ^Preliminary Plat ^ Major Site Plan ^Certificate of Economic Non-Viability ^Special Exception ^Minor Fnal Plat ^ Major Final Plat ^Certificate of Appropriateness ^Limited Setback Waiver ^Text Amendment ^Simple Subdivision ^Other: Please tvoe or print legibly in ink I Property owner(s): ~, r .. t r° < ~ ~~ , ~1 ~ . ~ ~.:. ~ ~ ~-- ,~ r~ ~~ ~ ~ ~ ~ r~ Phone: ~~.~ ~ (3 1 ~ , Address: _/ ,~ ~~ ~ ~~ ~ l_ ~ ~ 1_ 1, !' Gty: '~ , !~ State: Z~I- Zip: ~,~ <~i ~ Fax Number: ~ ~' ASS ~ ~f~~~ Mobile/Cellular Number: x-;.-~ c ~; Applicant/Agent: l~,e~ ,~ ~,-~ ~-.s Phone: ,Sc ~ ~ Address: ,City: State: -~" Zip: Fax Number: Mobile/Cellular Number: -site location/address: ~) ~/ s ~ ~ 5~ .-~. ~o~ a ~ :~ ,` \\11 Existing zoning: ~ ~ ! Proposed zoning: ~~/~i Itoric District: rU~ % Landmark: v~) Legal Description (Bidwell parcel ID# or lot number/block number/subdivision): ~~ ~'i 5C: _S~..a ~ ~.~,~ '1`j ~°__ Total property (lot) area (s\quare feet or acres): ~~~ ~~ ~--, ~G~` ~ ~" Describe proposal and reason necessary (attach a letter of explanation, if needed): ~~'`~i%1 v~-C! ~' ^ ) , - t'~)1t~~Lw~.C:'~~L~~ c~,~~~ tti ~~~? ~c~~ ~~~~~., 7zv J~.~~; i~:~~- ..~L~i`1'GCL~1~'7~.~~' au7~;" I~~-1 V i~ CERTIFICATION: I/we, the undersigned, do hereby certify 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 written and graphic materials are attached. Properly Owner~~ ~~ ~y ~°~ s- -~ _--~. --- _ _ ,Date: ~' _ ~~~ _ (~ Applicant/Agent: .Date: FOR OFFICE US6 ONLY,.-14PP4~CATION SUBMITTAL CHECKLIST Fee: ~`~`~i r~`= c~ Received by: ~~~iZ+~tL~ef f c:~ ~~`~:V_~ Date: 1~` ` '~ • Docket: ^Site/sketch plan ^Conceptual Development Plan ^Photo ^Improvement plans ^Design review project description ^Floor plan ^Plat ^Other: R /~'1~ April 2, 200 To: Members of the Zoning Commission ;: ~ Re: Re-Zoning of a approximately 70 acre parcel on Old Highway Road We are asking for your approval of a zoning change from R1 to LI and Ag. In . making your decision, please consider the following points: 1. ~Iisibility is good. There is on access road into & out of this parcel of land. One access will help with the ingress & egress concerns. (Reference photo a #1) ` i 2. There is no future Residential development. Additional land will be re-zoned to Ag. ' ~. Byre-zonng to Ag, the owner has supplied the land for the buffer zone, not the neighbor. ~. By changing the elevation of the land, it will help reduce any noise. (Reference photo #2) 5. There is a demand for LI land with a rail access, there is currently none available. (Reference photo #3) 6. We have the support of all the adjoining commercial property owners, along with several of the Residential. Respectfully, Greg J. Adams /~~ Advantage Realty 4029 Pennsylvania Avenue Dubuque, Iowa 52002 Office: (563) 588-3078 Fax: (563) 588-1799 Each Office Independently Owned and Operated ~- ,.. ~~ ~~ _ _ o`er ~~s-/ ~ MI~ i rA/i N3 S~~ a+ [dh'n9k~+ R~• i~an9 Nab _ _ r ,. ~,. ~. . __ ~ _ _ _ ~__ r.., - ~ , , _ _ _ i THE CITY OF ~. ~ _ . .. . I ] _. ~,_ SUB ~ ~ ~ ~ ~ -- , _ ~ :: >~, _ d ., i, Masterpiece on the Mississippi ~~ ... - ` _ _ - _ ~. ,_:_ -- -- .. ~. _, ~ ...j ,+N ~ ~ ~ / _ LL ,, .~ . ,_, ... ~ r ~ ~' ~ ~ ~{ - m ~ ~.~ ~, .,,. 1 ~ :~ ~~II ~ S„y'.. _ ~„ N . .: - `~' .. ~ ~~ C ' _ , f ILLDAL~ ~ ,. c" Ny ~' I ~ ~Yr,; if, ~ir ~ `p. ~ ~a I _ r Y r .. -,, ,.~ ~'' M. - ', i ' ~ ~ ~,, .~rri _,~ . _ __., . `~ f / ,~; ~,. ., r'w.,. _ _ k~. _ ~., p. , ''~P ~ I, z _ .,,y ~ /~f~ ~~ a ..E '.R~~ Y ~~`tS ilk ,. , ~ i '.~ ~~ ~ r~;' .~ r, ~~," aka ff' ~"~/,.~.''~'' r w ~ ` q /' :h :.a ~ ,r „ y iY.F - -__ ~ ,. ~; X ~ q~', m ' - - ~ ;~ Legend _ .,- _ . ~ __ ,. ,. ~, ., ~~ ~- '~ - - ~ ~~ ~_ Proposed Rezoning Area '~ ^~ ~, -. t d... - I'Y ~ ~~ 4 ft ,. .x i i ,, 'd N r' R~'.~r ~~ ~; ~+a'.e:~~ C~.£ Base Map Provided by Dubuque County GIS H:\Planninq Services\Vicinity Maos~ZP,C Vicinity MBDS\Kress Industrial Facility Aerial CONCEPTUAL LAYOUT RESIDENTIAL & COMMERCIAL LOTS LOT 3 OF KUNDE PLACE N0. 2 SECTION 36, CENTER TOWNSHIP DUBUQUE COUNTY, IOWA o~ / , / "6 00' i£1110.1W PPFIPE \ ~ j [AmRNf (L5 [/Ae ~' i~ `"z~~ " ,~ ,/- u,,. ::~~ '~ a \_ ~~-_ _\ ~ ~~__ ,. as \ ~ ,~ ~~ ~1 1 d // I ~' ~ / / ~ ` ~~ LOi 3 KUNDE PLACE NO. 2 1x. ~ I ~ ~p r = PRESENT USE: CORN, BEAN & HAY FlELD `~ r LINE TABLE / i / /~ ~ LINE LENGTH ~ gEgo yNN`G 1 L1 2312.72 r ~(n1'_~ W1 L2 319.691 ` ~ • q' ` \ L3 139.75 ~ ~`e J E1 ~ 1 e~ L4 - 172.541 N4 7 ~ ~ ~ LS 206,351 1 ~ N ~ ~ im~r ap~¢ I PROP05E0 ZONING L~ 47 8 ACRES A '1 jeE1 ~~ ~'~, L7 186.391 22 7 i . G , 10RE OR LESS I ~ L8 114.2 N66'l6'25'E _ / I I L91 35.951 $ ^•pl•3 E ~ ~ cs ~c . I /- ~ PROPOSED ZONING AG 27 7 L101 225.071 S J I I/3 1E L111 217.701 0 I• ~ . ACRES A10RE OR LE55 I S E L121 559.731 ~ ~ 1~ e ~ EVERGREEN I ~ I ~ L131 282.941 JJ q L141 738.501 5~~~~1~2 ~~ - I L151 235.061 0 3'S1'E LOT 3 KUNDE PLACE N0. 2 I PARCEL NO. 0936326002 75.43 AC. FRO!A RIGHT OF WqY LINE ~ CURVE TABLE ~cA`' CURVE LENGTH RADIUS ~~ OIYNER/DEVELOPER: KRESS INDUSTRIAL FACILITY LLC CI 100.39 442.26 C2 1973.11 3207 00 ~ TOBY KRESS 12998 ENGLISH LULL ROAD , ® DUBUQUE, IOWA 52003 '"''"' ~sr ^~-~~-oe r.ao. I ?~ PHONE IJO. 213-1867 e.=r. e u "`""°` R of-aa-m r.ao. '°= K oe-:s-os r •" aa /1 ~\ I ~ IIW ENGINEERS Sc ® SURVEYORS P.C. e . .<.enu.d . . ~ __ •e e.: LOT 3 REm,.e,u.AL & C0116fERCIAL KU ~~ a , NDE PLACE NO. 2 LOTS o ~ 4 ~~ nvc anw~cu>:me w SECTION 36 -CENTER TWP. ~ - e lex~es, " ,~, .a uuusn,i DUBUQUE, CO. Ee ~ _ :_ . . ~ ope -=~~ f^R: I ~ro~o~c~ P2c_zar~A~ ;~~~~ ~J i --- a~ ~~ 4 ,I Qo 1 QO ~ .v F. ~~ .;.,, ,. ,~s -;:~ ~®U9~~ ~ ~w 500-Year Flood Boundary 100-Year Flood Boundary Zone Designations"` ~OI`I~ B r N ~ ~ ~®~~ ~ ~~ T 89 N T 88 N L a i i,'i.~. r~. ,~ ~®~~ (~ ~;~. 100-Year Flood boundary ,, BONE B ~ 500-Year Flood Boundary ) Base Flood Elevation Line 51,.;' 1 I With Elevation In Feet** 1 Base Flood Elevation in Feet (EL 987) Where Uniform Within Zone** ~ Elevation Reference Marl< RM7X Zone D Boundar ~ River Mile ©M1.5 I ~ *~'Referenced to the National Geodetic Vertical Datum of 1929 1 ~~)C~LANA~~®I~ ®~ Z®RI~ ®~SVGNA~a®fVS ZONE EXpLANAT0ON ~ A Areas of 100-year flood; base flood elevations and ~ flood hazard factors not determined. Ii I' AO Areas of 100-year shallow flooding where depths are between one (1) and three (3) feet; average depths ~~ of inundation are shown, but no flood hazard factors ~- ~ are determined. ~ j AFI Areas of 100-year shallow flooding where depths f are between one (1) and three (3) feet; base flood ~q elevations are shown, but no flood hazard factors ~ are determined. ~ A'0-A3® Areas of 100-year flood; base flood elevations and ~ d flood hazard factors determined. i /A99 Areas of 100-year flood to be protected by flood protection system under construction; base flood elevations and flood hazard factors not determined. B Areas between limits of the 100-year flood and 500- , year flood; or certain areas subject to 100-year flood- I ing with average depths less than one (1) foot or where the contributing drainage area is less than one square mile; or areas protected by levees from the base flood. ~ (Medium shading) a; Areas of minimal flooding. (No shading) ® Areas of undetermined, but possible, flood hazards. tv Areas of 100-year coastal flood with velocity (wave I action); base flood elevations and flood hazard factors not determined. ___ V9-VB® Areas of 100-year coastal flood with velocity (wave action); base flood elevations and flood hazard factors determined. /~ ~ NOTES TO USER REZONING STAFF REPORT Zoning Agenda: 12/05/07 Property Address: South of Old Highway Road and west of rail line (Lot 3 Kunde Place #2) Property Owner: Applicant: Kress Industrial Facility Toby Kress Proposed Land Use: Industrial/Agricultural Existing Land Use: Agricultural Adjacent Land Use North -Residential/Ag East -Industrial/AG South -Agricultural West -Agricultural Former Zoning Proposed Zoning: Light Industrial AG Agricultural Existing Zoning: County R-1 Adjacent Zoning: North -County R-1 East - Hlc South -County R-1 West -County R-1 1934 -County; 1975 -County; 1985 - CountyTotal Area: 75.5 acres Property History: The subject property has been used for agricultural purposes. Physical Characteristics: The subject property is farmland that is located on the south side of Old Highway Road and principally drains to the southeast. Concurrence with Comprehensive Plan: Goal 8.4 of the Economic Development Element of the 2002 Comprehensive Plan states, "Annex additional land, as necessary and as possible, to accommodate projected commercial and industrial expansion." The 2030 Future Land Use Map designates this parcel for rural density residential development. Impact of Request on: Utilities: The property can be adequately served by the City water main that exists along Old Highway Road. City sanitary sewer service is approximately one mile away and terminates on the south side of the landfill property. Traffic Patterns/Counts: The subject property is west of the intersection of Seippel Road and Old Highway Road. Based on 2005 IDOT vehicle counts, Seippel Road carries approximately 1,520 ADT (Average Daily Trips) and Old Highway Road carries approximately 1,450 ADT. Public Services: Existing public services are adequate to serve the property as it develops for industrial purposes. Rezoning Staff Report -Kress Industrial Facility Fage 2 i=nvironment: Staff does not anticipate any adverse impact to the environment provided adequate erosion control and storm water control is provided during all phases of development. Adjacent Properties: The impact to adjacent properties most likely will be through an increase in the ambient light level and noise levels depending on the nature and intensity of any future industrial uses on the subject property. CIP Investments: None proposed. Staff Analysis: The Zoning Advisory Commission initially held a public hearing on this application at the February 20, 2008 meeting. The Commission voted 3 to 1 in favor of the request; however, the Zoning Ordinance requires that rezonings be approved with 4 affirmative votes. The requested rezoning would have gone on to the City Council with a recommendation to deny. The applicant requested that the Zoning Advisory Commission reconsider their motion at the Commission's March 5, 2008 meeting. The Commission granted the request and directed that the application be put on the April 2, 2008 meeting agenda and that the surrounding properly owners be re-notified. A copy of the February 20, 2008 minutes is attached to this staff report for Commission members' information. The applicant is now requesting rezoning the approximately 75 acres of property from County R-1 Single-Family Residential to City AG Agricultural District and LI Light Industrial District concurrently with annexation to the City of Dubuque. The proposed area to be zoned LI Light Industrial District is adjacent to the existing rail line encompasses 47.8 acres of the 75.5 acres included in the request. When the Commission reviewed this rezoning request at the February 20, 2008 meeting, the applicant's request was to rezone the parcel to LI Light Industrial District (27.9 acres) and R-1 Single-Family Residential District (47.6 acres). The applicant's original request was to rezone the entire 75.5 acre parcel to LI Light Industrial District. The subject property is located on the south side of Old Highway Road and immediately west of an existing industrial -park that includes Addoco, Inc. and Dyersville Ready Mix, Inc. The property is bordered on its west by existing agricultural property and to the northwest by an existing residential subdivision in Dubuque County. There is also an existing tank farm to the northeast of the parcel. The applicant has requested light industrial zoning as the district provides a sufficient range of allowed uses to effectively market the property to area businesses. In addition, the property is adjacent to a rail line with the potential to create a rail spur to serve the subject property. A copy of the LI Light Industrial District standards is attached to this staff report. The area proposed for rezoning to City R-1Single-Family Residential District is currently zoned County R-1 and Conservancy. The City of Dubuque Zoning Ordinance does not have a Conservancy District; however, the subject area could be rezoned to POS Public Open Space. The POS District allowed uses are limited to open space and passive recreation. A copy of the POS District standards is attached to this staff report. Rezoning Staff Report -Kress Industrial Facility Page 3 The subject property is included in the 2006 Annexation Study Update and is part of Area P, which is located west of the City of Dubuque. The majority of Area P is undeveloped and used for agricultural purposes. Planning Services staff recommends that the Zoning Advisory Commission review the criteria for rezoning requests contained in Section 6-1.1 of the Zoning Ordinance. ;= Prepared by: / // ~ Reviewed: ~tl/,~ Date: .3 •~,S•~~ F:\USERS\Kmunson\WP\Boards-C~issions\ZAC\Staff Reports\ZF\C Staff Reports 2007\Kress Industrial Facility Rezoning 1_21_08.doc •rEic ceTY or• ~ D,ebuque Mnstcrpiecc n~f the Mississi~>~~i zac,7 tl(IINUTES ~ONINC A®!llSc]RV C(~IifiMISSIOi\! R~CLILAR SESSION Wednesday, February 20, 2008 6:30 p.m. City Council Chamber, Historic Federal Building 350 W. 6th Street, Dubuque, Iowa l~RESEI~tT: Chairperson Eugene Bird, Jr.; Commissioners Ron Smith, Charles Miller and Jeff Stiles; Staff Members Kyle Kritz and Wally Wernimont. ABSf~N`t': Commissioners Martha Christ, Stephen Wardle and Dicl< Schiitz. CALL T® ®RDER: The meeting was called to order at 6:30 p.m. by Chairperson Eugene Bird Jr. AFF[®AVIT OF CO[I~I~I~IAN~E: Staff presented an Affidavit of Cornplianee verifying that the meeting was being held in compliance with the Iowa Open Meetings Law. A(iIN~T~S: The minutes of the January 2, 2008, meeting were approved unanimously as submitted. ACTION ITENIIPLAT ®E SUI~11Elf: Application of City of Dubuque far approval of the Plat of Survey McFadden Farm Peace located south of Chavenelle Road and east of Dubuque Industrial Center West. Staff Member Kritz presented the staff report. He explained that this is a plat of survey that will be subdividing off a strip of land that is adjacent to an existing railroad. He indicated that the submitted plat of survey facilitates the construction of a future rail spur. The Commission discussed the request and felt it is appropriate. Motion by Smifh, seconded by Stiles, to approve the Plat of Survey McFadden Farm Place. Motion carried by the following vote: Aye -Smith, Bird, Miller and Stiles; Nay -None. PtJ~LIC WEARIf~iO1REZOIVINGIKR~SS: Application of Toby Kress, Kress Industrial Facility (tabled from January 2, 2008) to rezone property located south of Old Highway Road and west of railroad line from County R-1 Residential District to City R-1 Single-Family Residential District and LI Light Industrial District, in conjunction with annexation. Motion by Miller, seconded by Smith, to bring the agenda item back to the table. Motion carried by the following vote: Aye -Smifh, Miller, Stiles and Bird; Nay -None. Minutes -Zoning Advisory Commission 1=ebruary 20, 2008 Page 2 Greg Adams, Remax Realty, spoke representing the applicant, Toby Kress. Mr. Adams explained that this entire site is approximately 75 acres and that the request will rezone approximately 27 acres of the site. He explained that the request is to rezone the 27 acres from County R-1 Residential District to City LI Light Industrial District. The remaining portion of the land will stay as agricultural land to create a buffer from the adjacent agricul#ural and residential land. Mr. Adams distributed a handout to the Zoning Advisory Commission explaining that the handout is addressing a letter from the Dubuque County t3oard of Supervisors. He noted that there is only one access to the property off of Old Highway Road. He said that the entrance point will provide plenty of visibility to see oncoming vehicular traffic when entering onto Old Highway Road. He explained that there were two letters of support submitted in the packet from the adjacent industrial properties in favor of the rezoning. He said that the elevation of the land for the light industria[ site will change. They will cut into the hillside approximately 35 feet and create a bowl effect which will contain the light industrial. He explained that the property is currently zoned County R-1 Residential and said it is very difficult to sell land for residential development that is nex# to railroad right of way. , Beverly Metcalf,15693 McClain Lane, Peosta, spoke in opposition to the request. She said that her property borders the west side of the proposed rezoning. She voiced concerns with noise, pollution and traffic. She also expressed concern about the maintenance of an agricultural fence that borders the property. She said that some of the neighbors were not notified of the rezoning request. Staff Member Kritz explained the notification procedure for rezoning requests. Anna O'Shea, Dubuque County Zoning Administrator, 13047 City View Drive, noted that this request came before the Coun#y Board of Supervisors last year. She explained that the Board of Supervisors had concerns with industrial land located next to residential property. She said that the Board also had concerns with noise and traffic and that the Dubuque County Land Use Map shows the area as rural residential. Gary Johnson, 12089 Cottingham Road, said his property is loca#ed south of the proposed rezoning. He spoke in opposition to the request. He stated his concerns with the 200 foot notification process. William Chesterman,12085Cottingham, Peosta said his properly is located across the rai[road tracks from the proposed rezoning site. He spoke in apposition to the property being annexed and rezoned. He said he has concerns with site visibility of the driveway access on#o Old Highway 20. He said he has concerns with property values and ground water contamination. He also stated concerns with the applicant coming back at a later da#e and rezoning the remaining )and to LI Light Industrial if this application is approved. He distributed a petition with signatures in opposition to the request. Joe Vize, 12055 Cottingham Road, spoke in opposition to the request. He felt there should be no concern with building residential homes next to a railroad. He explained that the land is Minutes -Zoning Advisory Commission February 20, 2008 Page 3 surrounded by County R-1 zoning. He had concerns with runoff from the propertygaing Through a culvert underneath the railroad and onto his property. He explained that a portion of the land is in a conservancy. He said the City should Took into whe#her or not the police can adequately cover the additional land to be annexed. Ryan Burk, 708 Melinda Drive, Peosta, staled that the rezoning of this land from County R-1 Residential to City Ll Light Industrial is primarily for rail access. He said that Dubuque currently has a shortage of rail access to properties. He explained The property is bordered by industrial uses, primarily the Apex Concrete Co., Addoco Pallet Co., and the tank farm located across Old Highway Road. He explained that the rezoning is not unreasonable to rezone from County R-1 to City LI. Greg Adams said that the existing pallet company, Addoco, was built in 1991 and that the tank farm has been located at the present site since the 1950s. He explained that the rezoning will not affect the adjacent property values. He explained that there are few properties in Dubuque County that have rail access. He explained that the property will be required to be developed fo the Cify of Dubuque's standards. He said that there is a gas pipeline that transacts the property. Chairperson Bird asked how the property was to be rezoned. Mr. Adams said that the proposed rezoning is for light industrial and that the remaining land to the west will be rezoned to agricultural. Commissioner Miller asked if the access road to the propertywill cross the pipeline. Mr. Adams said thatthe access road will cross overthe pipeline. He explained that the pipeline goes diagonally across the entire property. Commissioner Miller asked if screening will be installed. Mr. Adams said that the properly borders agricultural [and and the railroad and that screening will probably not be necessary. Chairperson Bird asked that the letters from Chad C. Thayer, Apex Concrete and Steve Roddam of Addoco, lnc. be read into the record. Staff Member Kritz reviewed the staff report. He said that the applicant's request was for annexation concurrent with rezoning of the property. He said that it is the responsibility of The Zoning Advisory Commission to review rezoning. He explained that the City Council will hear the annexation and rezoning requests at a future meeting. He explained that the area that had bean requested to be yezanad to City R-1 is now being proposed by the applicant fo be rezoned to AG -Agriculture! District. Chairperson Bird asked about the existing commercial and industrial properties and the elevations in relation to the proposed site. Staff Member Kritz referred to an aerial photo that was included in the packet. He discussed the surrounding land use and fhe proximity to existing industrial land uses, railroad and adjacent farmland. He explained that City wafer service is in the process of being extended to the Alter Scrap site to the cast of the subject properly. He said thatwhoever develops the property will be required to extend the water main to the site. He said due to the sanitary sewer being a long distance away, property owners would have to work with Minutes -Zoning Advisory Commission February 20, 2008 Page ~ the City's Health and Engineering Departmen#s for installation of temporary septic systems until sanitary sewer can be provided to the sites. Commissioner Stiles discussed that the site is being developed for rail access. He said that there is adequate visibility to see on-coming traffic on Old Highway Road. He discussed that there is adequate buffer between the residential/agricul#ural Land to the west and the proposed light industrial area. Commissioner Miller agreed with Commissioner Stiles and said the City has a need far property with rail access. Commissioner Smith felt that there is a need for a greater buffer. He voiced concerns with the property being rezoned to Light Industrial and having the buffer rezoned at a later date. Commissioners discussed whether or not a buffer can be permanent. Staff Member Kritz stated that property owners in the State of Iowa have the right to apply for rezoning at any Time. Commissioner Stiles said that they need to make it clear in the minutes That the intent is to have the buffer remain. The Commission discussed the buffer land being rezoned toeither R-1, AG or Open Space. Mr. Adams said that he has discussed with his client about placing a deed restriction on the land that would be located to the west of the light industrial area to guarantee that it remain a buffer. Commissioner Stiles requested that the area located to the southwest and south be rezoned to Public Open Space. Commissioner Stiles discussed rezoning the buffer land to Public Open Space and Agricultural. Motiori by Stiles, seconded by Smith, to approve the rezoning to Ll, POS and AG. Motion denied for failure to receive 4 affirmative votes: Aye -Miller, Stiles and Bird; Nay --Smith. I~Ut~IbIC HEARtNC1RE~OlVIf;~tGINCR ®EVELOPfsRS LLC: Application of Martin McNamar/NCR Developers LLC to rezone property located along Creek Wood Drive {Lot 3 Timber-Hyrst Estates-Phase [I) from R-3 Moderate Density Multi-l=amity Residential to C-2 Neighborhood Shopping Center District. Terry Mozena, 1036 W. 3`d Street, represented the applicant, Marty McNatner/NCR Developers, LLC. He explained that the request is to rezone Lot 3 Timber-Hyrst Estates-Phase ll from R-3 to C-2. He explained that tha property will provide amenities to the expanding. residential subdivision. There were no public comments. Staff Member Kritz presented the staff report. He referred to the Plat ofTimber-Hyrst Estafes- Phase [I. He explained tha# the applicant is proposing to rezone the property to C-2 in order to provide services to the residential subdivision. He explained that typically, C-2 zoning is Minutes --Zoning Advisory Commissian February 20, 20D8 Page 5 adjacent to residential property. Ha explained the permitted uses that are allowed in a C-2 zoning district. Commissioner Miller said That having commercial business in the area would be a neighborhood amenity. Chairperson Bird said that given the size of the property, it will limit the number of uses that could actually locate on the approximately ~/ acre parcel. Mr. Mozena said that the property will be a community development gathering place fa~ the residential area. Commissioner Stites referred to a list of permitted uses. The Commission discussed that the gas station would be the only negative impact at this location. Motion by Miller, seconded by Stiles, to approve the rezoning request with the condition that automated gas station and gas station be removed from the list of permitted uses. Motion carried by the following vote: Aye -- Smith, Bird, Miller and Stiles; Nay -None. PUf3L1C HEARINGIR~Z®NING111flABRBGIEG~-N: Application of Mabreg/Karin Fgan to rezone property located at 7D1/707 Davis Street from R-1 Single-Family Residential District to R-2 Two- Family Residential District to accommodate construction of a duplex. Staf€Member Wernimont explained that the applicants were not able to attend the meeting due to weather. The Zoning Advisory Commissian decided to hear the request. There were no public comments. Staff Member Wernimont reviewed the rezoning request. He explained tha# the current property at 701 Davis Street has two mobile homes located on the site. He explained that the property is non-conforming because: 1}mobile homes are not allowed in an R-1 District; 2} two separate residential units are not permitted on one lot; 3} neither mobile home meets required setbacks; and 4) neither mobile home meets the required off-street parking space. He explained that the applicants had been before the Zoning Board of Adjustment in order to receive approval far setbacks for construction of a duplex at 701 Davis Street. He explained that the Zoning Board of Adjustment has approved the construction of a duplex. He said that the duplex would provide the required amount of off-street parking. He explained the property at 7D7 Davis Street is a duplex that is zoned R-'! Single-Family Residential District. He explained that historically the property used to be zoned R-2 until 1955 when it was rezoned to R-1. He explained that approval of the rezoning would bring the two properties into conforming status. The Zoning Advisory Commission reviewed the proposed changes to the property, removal of the mobile homes and provisions for off-street parking. Chairperson Bird discussed piacing a Minutes -Zoning Advisory Commission February 20, 2008 Page 6 condition that the mobile homes would need to be removed and to preserve as many of the trees on the site as possible. Motion by Bird, Seconded by Miiler, to approve the rezoning request with the following conditions: 1) That the mobile homes must be removed from the property; and 2) to preserve as many of the trees as possible on the site. Motion carried by the following vote: Aye --Smith, Miller, Stites and Bird; Nay- None. PUBLIC ~€EARINGIAMEN®PU®1®I~BUQUE'TECHN®LOCY PAI~k(; Application ofthe City of Dubuque to amend the Dubuque Technology Park PUD Planned Unit Development with a PI Planned Industrial Designation to revise the list of permitted uses, modify regulations for setbacks, lot coverage and loading docks, and to provide for maintenance assessments far maintaining public areas. David Heiar, Economic Development Director, explained the request to the Commission. He explained that there will be severa! changes to the Dubuque Technology Park Ordinance. He said that when the Dubuque Technology Park was developed, the City had very little land far industrial and warehousing uses. He said that the City currently has several sites available for industrial and warehousing uses. He discussed eliminating the warehouse and industrial uses from the technology park ordinance and making same other modifications. He explained that the Economic Development Department has met with all the property owners in the Dubuque Technology Park and that they are in favor of the proposed amendment to the ordinance. Commissioner Stiles asked about available land forwarehousing and industrial uses throughout the Gift'. Staff Member Heiar explained that there is available land in the Dubuque Industrial Center West and the development of the North Siegert Farm site. Brian Arnold, 10356 Lake Eleanor Road, voiced concerns with the existing storm water detention basin located in the Dubuque Technology Park property and the lack of a bike/hike trait tha# has not yet been built. Staff Member Heiar rebutted, explaining the plan does include a walking and biking pa#h that will go around the Technology Park. He said that it is part of the five-year Capita[ Improvement Plan. He explained that he is not aware of issues with the storm water detention basis. Staff Member Kritz presented the staff, report. He explained that awalking/hiking trail is part of the Dubuque Technology Park plan. He discussed the proposed changes to the Ordinance. He also explained that some industrial uses have been eliminated from the Technology Park. He said that licensed childcare centers have been added and that the PUD will be split into two zones known as Zone A and Zone B, He explained that in Zone B, retail, drycleaners, banks and automated banks located within a main building anlywould be allowed. He said stand alone restaurants would be allowed in Zone B. He explained that they have removed the requirement for lot sizes and street frontages. He explained that they have changed the maximum lot coverage from 75% to 80% and have removed the building height requirement. He explained Minutes -Zoning Advisory Commission February 20, 2008 Page 7 that some of the rear yard setbacks aiong the east side of the park have been changed from 100 feet to 25 feet. He said that performance standards and covenants have been added to the Ordinance. He explained that they have removed the exterior storage allowance for properties in the area. The Commission was in support of the proposed amendments to the PUD. Commissioner Miller indicated that the increased amenities, especially a restaurant, for the Technology Park is a great idea. Motion by Smith, seconded by Miller, to approve the rezoning as submitted, Motion carried by the following vote: Aye -Miller, Stiles, Smith and Bird; Nay -- None. I`f~MS FR®M C®MMI~~I®N: The Commission discussed that they are excited about the possibilityof creating a new neighborhood commercial district far new subdivisions similar to the McNamer request. They discussed allowed uses in a C-2 zoning district. They recommended that staff begin adding this into the Unified Development Code to encourage these neighborhood commercial areas. A©J®~1~NM~NT: The meeting adjourned at 8:30 p.m. Respectfully submitted, Kyle ~.. Kritz, Associate Planner Adopted F:IUSERSIKmunsonlWPlBoards•CommissionslZAC4MinufeslZAC Minutes 20081ZAC Min 02 06 OS.doc SP~TIOI~ 3. DIS7'laICT 1~GIJLt~~~I~:~~ 9 3-5 ~peciai Purpose Districts 3-S.I. AG Agricui`~ural I1!istrict, (A) General PuFpose And .~escr-iption: ~'he AG dist~•ict i.s intei:ded to ccnser~~e farm. land for agricultural purposes an:d to sr~i~~e as z"'holding" zone to r._re~rent the premature cleve]_opment of large land acreages and of recently anne ~Pd land for ~rvhich the most appropri«.te f:~ture use has not yet been determined. In order to promote these purposes, the regitlatio»:; .for this distric. allow a very limited range of uses so that the present development cra.aractrr of the lar,_d maybe maintained and future c,?evelopanent options preserved pending comprehensi~~e study and analysis of the area. (B) Principal Perrs~titted Tlses: The follovng uses shall be permitted in the AG district: (1) Agricultural use, including the raising of field crops and livestock, horticulture, forestry, animal husbandry, and similar farming activities. (2) Railroads and public or quasi-public utilities including substations. (:~) Noncommercial nursery. (~-) Reserved for future use. (C) Accessory Uses: The following uses shall be permitted as accessory zzses as provided in section ~ of this ordinance: (1) Sinaie-family dwelling, provided it is located on a lot often (10) «cres or mare a«d is incidental and suboriinate to an active agricultural use it servos. (2) Barbed wire fences when used for livostoclc containm~,nt. (3) Barns, shod; and similar structures. (4) Seasonal prod~zce saps ofproducts F•aised on s=1e. (D) Conditional Uses: Reserved for ~t-~<re ls~. (E) Temporary Uses: Reserved for ~tz~.re ~:~.se. (F) Bulk Regulations: Resoz aed for s~~ti~•e use. (G) Parking RequireYne~rts: ~.eseave~~: fur =="uture use. (H) Signs: Rescr~red for fufi~re use. 3-~. Indtas~riai ~is~a°i~ts: 3-4.~. L~ ~.igh~ Ia~da~st~-i~i Di~g~°i~~o (A) General Purpose And Description: The LI district is intended to provide for a variety of uses associated primarily in the conduct of light manufacturing, assembling and fabrication, warehousing, wholesaling and commercial service operations that require adequate accessibility to transportation facilities. This district is designed to accommodate the expansion of existing uses and provide for infill of vacant properties but is not generally intended to be an expandable district other than through the use of a planned unit development district as provided in section 3-5.5 of this ordinance. (B) Principal Permitted Usesl: The following uses shall be permitted in the LI .district: (1) Railroads and public or quasi-public utilities including substations-[47]. (2) General offices-[14]. (3) Medical/dental lab-[8]. (4) Personal services-[14]. (5) Off street parking lot-[n/a]. (6) Gas station-[18]. (7) Grocery store-[17]. (8) Bakery (wholesale/commercial)-[19]. (9) Indoor restaurant-[20]. (10) Drive in/carryotit restaurant-[28]. (11) Bar/tavern-[20], (12) Automated gas station-[18]. (13) Service station-[21]. (14) Drive up automated bank teller-[8]. (15) Self service c.ar wash-[8]. (16) Animal hospital/clinic-[23]. (17) Furniture upholstery repair-[18]. (18) Business services-[29]. (19) Banks, savings and loans, and credit unions-[31]. (20) Vending/game machine sales/service-[19]. (21) Indoor recreation facilities-[37], (22) Mail order houses-[23]. (23) Lumberyards/building materials sales-[19]. (24) Construction supplies, sales and service-[19]. (25) Printing and publishing-[32]. (26) Moving/storage facilities-[33]. (27) Full service car wash-[8]. (28) Auto service centers-[34]. (29) Auto sales and service-[38]. (30) Auto repair/body shop-[35]. (31) Truck sales, service and repair-[39]. (32) Farm implement sales, services and repair-[39]. (33) Auto parts/supply-[17]. (34) Mobile home sales-[40]. (35) Motorcycle sales/service-[41]. (36) Boat sales/service-[40]. (37) Recreation vehicle sales/service- [38]. (38) Vehicle rental-[47]. (39) Upholstery shop-[42]. (40) Parking structure-[n/a]. (41) Personal-[29]/business services- [14]. (42) Contractors shop/yard-[33]. (43) Wholesale sales/distributor-[29]. (44) Freight transfer facilities-[44]. (45) Fuel and ice dealers-[33]. (46) Agricultural supply sales-[19]. (47) Cold storage/locker plant-[15]. (48) Packing and processing of meat, dairy or food products, but not to include slaughterhouses or stockyards-[33]. (49) Compounding, processing, and packaging of chemical products, but not including highly flammable or explosive materials-[33]. (50) Manufacture, assembly, repair or storage of electrical and eiecironic products, components, or equipment-[33]. (51) Laboratories for research or engineering-[33]. (52) Warehousing and storage facilities-[33]. (53) Manufacture or assembly of musical instruments; toys; watches or clocks; medical, dental, optical, or similar scientific instruments; orthopedic or medical appliances; signs or billboards-[33]. (54) Manufacturing, compounding, assembly or treatment of articles or products from the following substances: clothing or textiles; rubber; precious or semiprecious stones or metals; wood; plastics; paper; leather; fiber; glass; hair; wax; sheet metal; concrete, feathers; fur; and cork, but not including the manufacture of such raw substances as a principal operation-[33]. [ ]Parking group-See section 4-2 of this Ordinance. (C) Accessory Uses: The following uses shall be permitted as accessory uses as provided in section 4 of this ordinance: (1) Any use customarily incidental and subordinate to the principal use it serves. (D) Conditional Uses: (1) Group daycare center provided that: (a) Forty (40) square feet of indoor floor area (excluding halls and bathrooms) is provided per child in areas occupied by cribs; (b) Thirty five (35) square feet of indoor floor area (excluding halls and bathrooms) is provided per child in areas not occupied by cribs times the licensed capacity; (c) Seventy five (75) square feet of fenced outdoor recreation space is provided per child using the space at a given time; (d) Such facility shall provide for the loading and unloading of children so as not to obstruct public streets or create traffic or safety hazards; (e) All licenses have been issued or have been applied for awaiting the outcome of the board's decision; (f) No group daycare center may be located within the same structure as any gas station, bar/tavern, automated gas station or any facility selling, servicing, repairing or renting vehicles; (g) The parking group requirements can be met-[8]; and (h) The conditional use applicant certifies that the premises on which the group daycare center will be located complies with, and will for so long as the group daycare center is so located, continue to comply with all local, state and federal regulations governing hazardous substances, hazardous conditions, hazardous wastes, and hazardous materials, including, but not limited to, Iowa Code chapter 455B (1991); 42 USC section 9601 of the federal comprehensive environmental response compensation, and liability act; 40 CFR section 302.4; and section 302 of the superfund amendments and reauthorization act of 1986. (i) If the applicant is subject to the requirements of section 302 of the superfund amendments and reauthorization act of 1986, the emergency management director shall certify whether or not the applicant has submitted a cun~ent inventory of extremely hazardous substances kept or stored on the premises. If any such extremely hazardous substances are kept or stored on the premises, the applicant shall also post in a conspicuous place on the premises a notice indicating a description of the extremely hazardous substances, and the physical and health hazards presented by such substances. (2) Residential use, provided that: (a) The building in which the residential use is to be located contains no existing industrial use and will be prohibited from having an industrial use as long as the residential use is active; (b) A minimum of six hundred fifty (650) square feet of area be provided for each unit; and (c) The parking group requirements can be met-[6]. (E) Te»aporary Uses: Reserved for future use. (F) Bulk Regulations: (1) Maximum building height: one hundred fifty feet (150'). (G) Parking Requirements: See section 4-2 of this ordinance. (H) Signs: See section 4-3 of this ordinance. PHONE: 563-539-4441 FAX: 563-537-3836 December 3, 2006 ~~d ~~~e ~o~~t~ C®URTH®USE - 720 CENTRAI- AVENUE DUBUQUE, I®WA 52001-7079 Dubuque City Council and Zoning Board City Hall 50 West 13"' Sheet Dubuque, IA 52001-4864 Dear Mayor and Council members and Zoning Board members; ~ l i ~ ~ tJ1 i`.a 4 ERIC MANTERNACH WAYNE DEMMER We have recently been notified of a concurrent voluntary annexation public hearing and rezoning to L1, Light Industrial for the Kress Industrial Facility. This area is approximately 75.43 acres of land, south of Old Highway Road, currently county zoned as R-1, Residential and C-1, Conservancy. Kress Industrial, LLC came before the Board of Supervisors on February 12, 2007 with an application to rezone this property from R-1, Rural Residential to R-2, Single Family Residential and M-1, Industrial to allow for residential and industrial development of the property. The zoning request was unanimously denied by the Board of Supervisors. In light of the recent effort by Kress Industrial, LLC to include the voluntary annexation and rezoning efforts, we wish to reiterate our concerns. These concerns include the location of an industrial use adjacent to existing and future residential development, the increase of industrial and residential traffic, noise pollution associated with industrial development and public safety concerns with ingress and egress of industrial truck traffic and additional residential traffic. In addition, this proposed development does not follow our Dubuque County Future Land Use Development Map which is included in our Dubuque County Comprehensive Plan. We ask that you consider our concerns during this amiexation proposal and the possible subsequent rezoning of this parcel. Sincerely, Eric Manternach, Chairperson Dubuque County Board of Supervisors cc: Anna O'Shea aq ~ _ .- - a ~'~ ~ ~ ~ ;~ 2008 February 1.2008 ADDOCO INC. 12678 Industrial Court Peosta, Iowa 52068 PHONE - 563/557-1555 FAX - 563/556-2369 CI iY G CiliL+'?Jr6S.~ PLa1P;;:"dG ScRi%I:~cS D~PA~~~~NT -- -- --- Planning Services -- City Hall Second Floor 50 W. 13t~' St. Dubuque, IA 52001 Dear Zoning Advisory Commission: My name is Steve Rodham. I am the president of Addoco Pallet co., which is located just east of the Kress property, which has a public hearing for proposed rezoning on Wed. Feb. 6, 2008. Addoco's properties are zoned H-1. With the understanding that the current Kress property is zoned County R-1, we oppose any zoning that would adjoin a City R-1 zoning up against a County H-1 zoned property. We feel if this piece of property is developed residential, the possibility of future conflict with the neighbors is greatly heightened because of the wide difference in zoning uses. Sincerely, Steve Rodham President FEB-05-2008 13 28 REMAX ADVANTAGE REALTY i 45 Jones Slreat Dubuque, I~ 52001 (56~) 5~2~120~ 563 588 1799 P.02i02 ~ _~.. -. 14~' P' f; ~ ~ ~'-tf10 ~~_ -:~ C?T~'t~~ ~~~!~jn~~ City of Dubuque Zoning COrlltnision: Apex Concrete supports the zoning change vn Kress lndustria] I,LC° property from R-1 to ~,iglit lndustui~i, 5iacerely, i' ~`~~~ . C .~~ ~ Chad C. Thier Apcx Concrete TOTAL P.02 We, the undersigned oppose the rezoning of Toby Kress's property from County R-1 Residential District to City LI Light Industrial District & City Agricultural District, in conjunction with annexation NAME ADDRESS~~~ PHONE # ~ ~Q`fi~~~1 j(/~a C~L~a~~ C~-i~~='.^' C~=czC~ ~~''~Lc~, ~~(~5 e~~j/~i. ~~v~l~ ,/ ~f~ . ~~~c(X ~~ ~~~~~c~ C ~/_,~ f P C~7 r~ /' ~'~r~~~L ~~~~j ~"`~41~~(!# ~ c~ !~ •..- ~ .:~c~ r _ , (~ ~ _ G~ i~-h (/fir ~-L(~ (~ S _ ~ ~ ~ ~ 1 .`~ ~ v ' L' LL.~ j l~l ~ N ~ i~ ;~ ~ ~ Q ~l ~\ ~~a.r~. ~ '31'`~~1i'r',:i r ~ F~ ~` i'~'~ 1~i~i ~ f',9 F'~ c ,~3 ~~..'~~. .~`~~~ '~~ 7 Cam' C~ N-~astif 2~ ti~~~-..~ ~ g ~~~~ i~~~~f ~~%Ni~u~J ~ CGS ~ ~ ~~~s- ~f,~S~ ,~ ~, ~~~ ~~- ~ I ids.-.~~y~"~ ~i/ ~,~~- f~ ~~ ~ I~~~ r.~' -~~~~ - -, o - ~~ . ~` ~ - U ~ .-_- I ~~- t- • - ~- - - I ~ ~ Z- We, the undersigned oppose the rezoning of Toby Kress's property from County R-1 Residential District to City LI Light Industrial District & City Agricultural District, in conjunction with annexation - - -~ NAME ADDRESS PHONE # ~r«-~ ~7,~~~ 1 ~~"Z~ (~~'~~lit Coo~l~~'~~ ~!~ r' ~~/2`i~ 5S'~ -7 r~l tr ~ • ~~X,°`l~.i ~/~~2.c^~iJ l ~ ~ 7~ C' ~-~lol.~~~/~~~~ lV~ 1~/, f~~~-'~ ~~`l Sy~~Q 7 ~ 9 ~~ ~~ llT ° °~~~~ ! / A~ sl ~-~: a ~,'~ ~~?u~~~ ~~'8 _~ - 7.~~ ~L~ ~ _ ~ ~~~~~ I ~~ ifs ~7 _' _` ~, ~~,~~ v ~X~ ~~,~ G ~'~ 9 , ~ I ~ qtr:) ~~ ~~; ~~ ~~ :1~~~ 5 < ~, ~~ _ ~~--~ - > > _ _ ~~ ~ . ,, ~ ~c~~_ ~.~~~% I /Z~~v G~c'.r~.~ ~ ~~ ffe i ; ~ ~.,~ ~?cis ~ -~- I ~~ ~ -- 7 i ~5°~ 7 / `~ ~~~!L~O//~/Jnn,i n ~ ~i.-~~n I )/:~~/2~7~~7-7(~-~c~~~jriP" ~~(~_~J<•~.//~f?nl~:. ! ~.a,-til~r,.~~7!-~-,/I S~'.~ ~ ~%l~-fL fJ _~f/I sf ~r / ; ¢-~ r~rus.~ /mil/_ _'~~7 // LZ/~s > JJ)'I~J1J •i - f `~'/ ~ 1JC/Jy'~l~~Tit !d ~ ,~/ S~~ ~ / ~-yy'E3~`~ vTl7!'~ 7f9d/j1L~C~~ ~fel~L~r7'~l%i~Ti./li //I/,i1~ f~i"x'/~R _L.'t' ~~tt_(i -~.~~/ I . /`LU /~LJ ~Z .~~b is//1'J ~ ~ I ~~C~~7.1 ~ ~lil_ ~.` . s ~~.1~jn ~ ~I ILt! i ` ! ~ ~ ltJ - 7 ~_ I ~ ~/~~.unC:rt' ~, ,~~L,~'- I ~~ ~~-~ GJ- ~~~~ ~~ ..-'td 'j1.~~ 1~/l. ~_;~~ I',`:) ~ L~---~.~~,~~~ We, the undersigned oppose the rezoning of Toby Kress's property from County R-1 Residential District to City LI Light Industrial District & City Agricultural District, in conjunction with annexation NAME ADDRESS PHONE # Y11 , ~, 312:; ~~~fi~rl~f..._C:.,~.~JI, S ~~ ~iv~ ~ 0 V X Qcho~~ -. 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