Request to Rezone Property East of Keymont_Charles DaoudPlanning Services Department
City Hall
50 West 13~ Street
Dubuque, IA 52001-4864
(563) 589-4210 phone
(563) 589-4221 fax
(563) 690-6678 TDD
planning@cityof dubuque.org
rttE cm of _ Dubuque
DUB E
Masterpiece on the Mississippi ' ~ ~ ~ f r
2007
July 14, 2008
The Honorable Mayor and City Council Members
City of Dubuque
City Hall - 50 W. 13th Street
Dubuque IA 52001
Applicant: Charles Daoud
Location: East of Keymont Drive
Description: To rezone property from R-1 Single-Family Residential District to R-2
Two-Family Residential District.
Dear Mayor and City Council Members:
The City of Dubuque Zoning Advisory Commission has reviewed the above-cited
request. The application, staff report and related materials are attached for your review.
Discussion
The applicant spoke in favor of the request reviewing the proposed development plan
for the property. The difference in vehicle trips between single-family and two-family
development. The applicant reviewed how the subject proposal would be compatible
with the City's goal of sustainability. The applicant indicated that green techniques will
be utilized to control runoff by encouraging infiltration through the use of permeable
paving, and dedication of park land and a walking trail.
Staff reviewed the surrounding zoning and land use, proposed request to rezone to R-2
Two-Family Residential District. Staff reviewed anticipate vehicle trips if the parcel was
developed under the existing R-1 Single-Family Residential zoning district compared to
under R-2 Two-Family Residential zoning district. Staff reviewed the subdivision
process that included review of streets, lot layout, storm water control, utilities and
green space.
There were several public comments that expressed concern regarding increased
vehicle trips, safety, storm water runoff, sanitary sewer bypasses and that the
Comprehensive Plan designated the parcel for open space.
The Zoning Advisory Commission discussed the request, noting that the proposed
rezoning to R-2 Two-Family Residential District will not increase vehicle trips compared
to existing R-1 zoning, that the City is addressing the sanitary sewer bypass issue. The
Commission noted that the project represents an infill development and that the
Service People Integrity Responsibility Innovation Teamwork
The Honorable Mayor and City Council Members
Page 2
applicants should be commended for their effort to use green techniques in their
development.
Recommendation
By a vote of 7 to 0 the Zoning Advisory Commission recommends that the City Council
approve the request.
A simple majority vote is needed for the City Council to approve the request.
Res ectfully submitted,
Jeff Stiles, Chairperson
Zoning Advisory Commission
F:\USERSUCmunson\WP\City Council\20081CC 07_21_08\Rezoning East of Kemont Drive (Daoud) cc.ltr.doc
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PLANNING APPLICATION FORM
City of Dubuque
Planning Services Department
Dubuque,iA 52001-4864
Phone: 563-589-4210
Fax: 563-589-4221
^ 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 Final Plat ^ Major Final Plat Certificate o Appropriateness
^ Limited Setback Waiver ^ Text Amendment ^ Simple Subdivision ~
Other:
Please tvce or print legibly in ink
Property owner(s): JFT LLC (Contract Holders Phone:
Address: 1250 Iowa Street. P.O.Box 300 City: Dubuaue State: IA Zip: 52004
Fax Number:
Mobile/Cellular Number:
Applicant/Agent: Charles A. Daoud Phone: (5631599-0190
Address: 396 Moore Hgts. City: Dubuaue State: IA Zip: 52003
Fax Number:
Mobile/Cellular Number: (5631599-0190
Site location/address: At the end of Kevmont Drive oing east
Existing zoning: R-1 Proposed zoning: R-2 Historic District: Landmark:
Legal Description (Bidwell parcel ID# or lot number/block number/subdivision): (10214760011
Lot 1-2-2 of Westview Shopping Center Plaza, and Lot 1 of Westview West
Total property (lot) area (square feet or acres): approx. 12 ac.
Describe proposal and reason necessary (attach a letter of explanation, if needed):
Rezone from RI to R2 to allow for Two-family residential development
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. `
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Property Owner(s) Date: ~ 6 - ~ 2, - D ~
Applicant/Agen • ~- _ Date: 9 ~A - ~"
FOR OFFICE USE NLY -APPLICATION SUBMITTAL CHECKLIST
Fee: `~~d~ Received by: ~~~~~._. Date: ~~~~ Docket: ` `T
^Site/sketch plan ^Conceptual Development Plan ^Photo ^Plat
^Improvement plans ^Design review project description ^Floor plan ^Other:
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1"0~"AL Ap~A + / - II.86 ACp~S 5-20-08
REZONING STAFF REPORT
Property Address: East of Keymont Drive
Property Owner: JFT, LLC (Contract holder)
Applicant: Charles A. Daoud
Zoning Agenda: July 2, 2008
Proposed Land Use: Residential
Existing Land Use: Vacant
Adjacent Land Use: North -Residential/Church
East -Commercial
South -Residential
West -Residential
Former Zoning: 1934 -County AG
1975 - R-4:1985 - R-1
Proposed Zoning: R-2
Existing Zoning: R-1
Adjacent Zoning: North - R-1/CS
East - C-3
South - R-4
West - R-1
Total Area: Approx. 12 acres
Property History: The property was under agricultural production until after annexation
into the city. Agricultural use was discontinued and the property has remained vacant.
Physical Characteristics: The property is approximately 12 acres in size with a single
street access stubbed to the western property line from Keymont Drive. The property
drops approximately 50 feet in elevation from its high point along the western boundary
line behind Keyway Drive to the low point along a drainage along the eastern property
line. A small portion of the property at the southeast corner is located within the 100-
yearflood plain. The property is bordered on the west by single-family homes along
Keyway Drive, on the south by multi-family residences off of Westridge and Hamblin
Courts, on the east by a City drainage and the back side of commercial properties along
Kennedy Road, and on the north by a church.
Concurrence with Comprehensive Plan: The Comprehensive Plan calls for
promotion of inclusive and economically integrated neighborhoods that allow a diverse
mix of residences and housing types and to provide a range of housing options
throughout the community. The Comprehensive Plan also recommends buffering and
protecting incompatible uses from each other. The draft Future Land Use Plan
recommends this area be maintained as open space.
Impact of Request on:
Utilities: Existing utilities are adequate to serve the site.
Rezoning Staff Report -East of Keymont Drive Page 2
Traffic Patterns/Counts: All of the traffic to this site will utilize Keymont Drive and
likely exit north or south along Keyway Drive. Those vehicles traveling south will
encounter a T intersection with Pennsylvania Avenue. IDOT 2005 average daily
traffic counts just east of this intersection indicate 13,600 vehicle trips per day
along Pennsylvania Avenue. The remainder of the traffic from the proposed
development will likely exit along Keyway Drive to the north and will travel to the
four-way stop at the intersection with Hillcrest Road. IDOT 2005 average daily
traffic counts indicate 5,300 vehicle trips per day just east of the intersection of
Keyway Drive and Hillcrest Road
Public Services: Existing public services are adequate to serve the site.
Environment: Staff does not anticipate any adverse impact to the environment
provided adequate erosion control and storm water control is provided during all
phases of development.
Adjacent Properties: If fully developed, the subject parcel will generate more noise,
activity and traffic from the currently undeveloped area. Traffic along Keyway Drive
in front of single-family residences will increase.
CIP Investments: None proposed.
Staff Analysis: The applicant is requesting to rezone an approximately 12 acre parcel
from R-1 Single-Family Residential zoning district to R-2 Two-Family Residential zoning
district. The applicant's intention is to develop the current vacant parcel for duplexes
served by an extension of Keymont Drive and a new public street. Currently, the
property drops approximately 50 feet from its high point along the western boundary
line to its low point along adrainage-way on the eastern side. Approximately 1.5 acres
of the southeast corner are in the floodplain. The rear of the property abuts the rear of
15single-family homes with frontage along Keyway Drive and four multi-family
residences off of Westridge and Hamblin Courts and one single-family residence off of
Pennsylvania Avenue. The proposed development also abuts City owned land that
accommodates a drainage way along the east side of the subject property. The
property also shares 370 feet of adjacency on its north boundary line with a church that
is accessed from Keystone Drive.
Traffic from this development will exit from Keymont Drive onto Keyway Drive and travel
north and south. Some of the traffic will travel north to the intersection with Hillcrest
Road, and other traffic will travel south to the T intersection with Pennsylvania Avenue.
A preliminary design submitted by the applicant shows construction of twenty (20) two-
family structures for a total of 40 dwelling units. The Institute of Transportation
Engineers Trip Generation Manuel indicates an average rate of 5.86 trips per unit for
townhouse/condominiums. Applying that rate to the proposed 40 dwelling units yields a
Rezoning Staff Report -East of Keymont Drive Page 3
total of 234 average daily trips. In the way of a comparison, staff has calculated the
number of vehicle trips that would be generated if the property were developed for
single-family homes which the existing R-1 zoning would allow. The parcel is 12 acres
in size, however, a portion is encumbered by floodplain and moderate to steep slopes.
If those areas are subtracted from the total acreage, approximately 8 acres are
developable. Planning staff then analyzed the abutting single-family neighborhood and
found that there is approximately four dwelling units per acre. Applying this same
density to the subject parcel yielded an estimate that 32 single-family homes could be
built on the approximately eight acres of developable land.
Based on the ITE Generation Manual a single family home generates approximately
9.55 trips per unit. Applying this rate to 32 single-family homes yields 305 average daily
trips.
City of Dubuque Engineering will review the subdivision plat to insure that utility
extension and storm water management are compliant with City standards.
Development of this property will generate additional noise, traffic and activity in an
area that is currently vacant. Traffic numbers; however, will be comparable to those
that would be generated if the property were to be developed for single-family use..
Staff recommends the Commission review the criteria established in Section 6-1.1
regarding reclassification of property.
Pre ared b ~N~1 Reviewed: `- Date: ~'~5'~~
N Y
SECTION 3. DISTRICT REGULATIONS
3.1. Residential Districts:
3-1.2. R-2 Two-Family Residential District:
(A) General Purpose And Description: The R-2 district is intended to provide residential areas
characterized by single-family and two-family dwellings. Increased densities and
introduction oftwo-family housing types are intended to provide greater housing options
while maintaining the basic qualities of a low density residential neighborhood.
(B) Principal Permitted Uses: The following uses shall be permitted in the R 2 district:
(1) Single-family detached dwellings- [11].
(2) Two-family dwelling (duplex)-[11].
(3) Townhouses (maximum 2 dwelling units)-[11].
(4) Churches, convents and monasteries-[7].
(5) Cemeteries, mausoleums, columbariums-[47].
(6) Public and private/parochial schools approved by Iowa state board of public instruction
(7) Public or private parks, golf courses, or similar natural recreation azeas- [47].
(8) Railroads and public or quasi-public utilities including substations-[47].
(9) Noncommercial nurseries and gardens-[n/a].
[ ] Pazking 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}Attached garages.
(2) Detached garages.
(3) Noncommercial greenhouses.
(4) Solar collectors.
(5) Wind generators.
(6) Satellite receiving dishes.
(7) Storage buildings.
(8) Readily movable sports, recreation, or outdoor cooking equipment.
(9) Tennis courts, swimming pools and similaz permanent facilities.
(10) Home occupations.
(11) Noncommercial gardens and nurseries.
(d) All licenses have been issued or have been applied for awaiting the outcome of the
board's decision; and
(e) Signage shall be limited to one (1) nonilluminated, wall mounted sign not to exceed
four (4) square feet in area.
(4) Off street parking of operable automobiles to serve a permitted or conditional use in an
abutting office, commercial (except C-1 district), institutional district or adjacent to churches
or schools only, provided that:
(a) No structure other than a screening or security fence or wall shall be erected on the
premises;
(b) Signage shall be limited to one freestanding sign of no more than six (6) square feet in
size per drive opening, identifying the parking use, providing directions or marking
entrances and exits thereto;
(c) A site plan shall be submitted and approved as provided in section 4 of this ordinance.
[ ]Parking group-See section 4-2 of this ordinance.
(E) Temporary Uses: The following uses shall be permitted as temporary uses in the R-2 district:
(1) Building or trailer for storage of materials and/or equipment necessary for construction
authorized by a valid building permit, provided the location of the building or trailer has been
approved by the building official.
(F) Bulk Regulations:
Front Yard Setbacks
Lot Area
In Square Lot Coverage
R-2 DISTRICT Feet Frontage As
BULK REGULATIONS x 1,000 In Feet Lot Area
Permitted Uses
Permitted Uses
Single-family residential 5 50 40
Two-family residential 6 50 40
Townhouse
(maximum 2 DU) 3/DU 25/DU 40
Church 20 100 40
(see Section 2-5.10)
Conditional Uses
Hospice 6 50 40
Nursery school/daycare 5 50 40
Rear Yard
Side Yard Setback
Min. Max. Setback % Depth
Building
Height In
Feet
20 50 6 20 30
20 50 6 20 30
20
20
20
20
50 6/0 20
20 20
6 20
6 20
(G) Parking Requirements: See section 4-2 of this ordinance.
. 30
30
30
30
(H) Signs: See section 4-3 of this ordinance.
(12) Off street parking and storage of vehicles.
(13) Fences.
(14) Garage sales or rurrimage sales provided that not. more than three (3) such sales shall be
allowed per premises per calendar year and not more than three (3) consecutive days per sale.
(D) Conditional Uses: The following conditional uses are permitted in the R-2 district, subject to
the provisions of section 5 of this ordinance and are the minimum requirements for
application to the board of adjustment for a conditional use permit:
(1) Bed and breakfast home, provided that:
(a) The structure is either regulated by the historic preservation ordinance or is listed on
the national register of historic places;
(b) The use is maintained within an owner occupied, single-family dwelling;
(c) The. structure has a minimum total floor area of four thousand five hundred (4,500)
square feet, with not more than one sleeping room for each seven hundred fifty (750)
square feet of floor area, with a maximum of five (5) sleeping rooms;
(d) Signage shall be limited to one wall mounted sign not to exceed six (6) square feet in
area, not internally illuminated, and with direct lighting only with sharp cut off
luminance;
(e) The permit shall not license the property for rental as a private club, museum, or tour
home; and
(f) Parking shall be provided at a rate of one space per guest room. The parking shall be
provided on site or on a street frontage of the property, and should not intensify parking
problems in the neighborhood.
(2) Hospice, provided that:
(a) The parking group requirements can be met-[2].
(b) Signs shall not be permitted.
(3) 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, thirty five (35) square feet of indoor area (excluding
halls and bathrooms) is provided per child in areas not occupied by cribs times the
licensed capacity; and seventy five (75) square feet of fenced outdoor recreation space is
provided per child using the space at a given time;
(b) The parking group requirements can be met-[8];
(c) Such facility shall supply loading and unloading of children so as not to obstruct
public streets or create traffic or safety hazards;
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 EAST OF KEYMONT DRIVE FROM R-1
SINGLE-FAMILY RESIDENTIAL DISTRICT TO R-2 TWO-FAMILY RESIDENTIAL
DISTRICT
NOW, THEREFORE, BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY
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 District to R-2 Two-Family Residential
District, to wit:
Lot 1 of 2 of 2 of Westview Shopping Center Plaza and Lot 1 of Westview
West, and to the centerline 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 day of 2008.
Attest:
Roy D. Buol, Mayor:
Jeanne F. Schneider, City Clerk
North Fork Trails
R-2 Buffers R-1 and Commercial
•
Designed for Low Density
44% Reduction in Trips per Day
Traffic Generated
PROPOSAL
•
40 Townhomes X 5.86 trips / day* = 234 Average Daily Trips
–
Zoned as R-1
•
44 Single Family Homes X 9.55 trips / day *= 420 Average Daily Trips
–
Reduction in Traffic R-2 vs. R-1
= 186 Trips per Day
44%
*
Note: Source for trip data (ITETGM)
Bio Swales
Rain Gardens
Pervious Pavers
Autumn Trails
Vegetative Buffers
4 Acres of Park Space
•
North Fork Trails Meets Future Land Use
Goals
•Environmental
–Encourage the creation of a sustainable environment that successfully balances urban growth and development with ecological
constraints
–Promote conservation practices that result in responsible use of non-renewable natural resources
–Protect and preserve existing water supplies and air quality and ensure that future water and air quality is safeguarded
–Assure appropriate control, collection, disposal and per capita reduction of storm water, wastewater, solid wastes, and household
hazardous wastes
–Promote the protection, preservation and enhancement of the biodiversity of the City’s bluffs, prairies, wetlands, waterways,and
all natural areas, and encourage partnerships
–Promote community clean-up and beautification efforts through public and private partnerships.
–Meet or exceed all Federal, State, and Local regulations for environmental quality
•Land Use
–Protect and enhance the viability, livability, and affordability of the City’s residential neighborhoods while integrating multi-
family development throughout the community
–Balance open space and environmental preservation with the community’s needs
–Encourage the concept of mixed use developments to create diverse and self sufficient neighborhoods
–Encourage redevelopment opportunities within the City to revitalize unused or underused property while promoting the
preservation of viable and affordable housing stock
–Promote principles of good urban design as part of all development
–Plan for the City’s future and orderly development within a regional context
•Recreation
–Provide a safe park and recreation system that continues to meet the communities need for usable and accessible park and open
space
–Improve and expand recreational opportunities for adults, the elderly, and the disabled
–Enhance the visual attractiveness of the community and the park system
North Fork Trails
•
CITY OF DUBUQUE,
IOWA .
OFFICIAL NOTICE
NOTICE is hereby given
that the Dubuque City
Council will conduct a .
public hearing at a meeting
to commence at 6:30 P.M.
on July 21, 2008, in the
Historic Federal Building,
350 West 6th Street, on
the following:
Request of Dr. William
May to rezone property lo-
cated at 989 Langworthy
Street from R-2 Two-
. Family Residential District
to OR Office Residential
District.
Request of Charles
Daoud to rezone property
located east of Keymont
Drive from R-1 Single -
Family Residential District
to R-2 Two -Family Resi-
dential District.
Request of the City of
Dubuque to amend Ap-
pendix A (the Zoning Ordi-
nance of the City of Dubu-
que Code of Ordinances)
by adopting the Bluff Over-
lay District. supporting
Copies of supp g
documents for the public
hearings are on file in the
City Clerk's Office . and
may be viewed during nor-
mal working hours.
Written comments re-
garding above reclassifi-
cations/ amendments may
be submitted to the City
Clerk's Office on or before
said time of public hearing.
At said time and place of
public hearing all interest-
ed citizens and parties will
be given an opportunity to
be heard for or against
said reclassification.
Any visual or hearing im-
paired persons needing
special assistance or per-
sons with special accessi-
bility needs should contact
the City Clerk's Office at
(563) 589-4120 or TDD
(563) 690-6678 at least 48
hours prior to the meeting.
/s/JeaneMC,City Clerk
C
it 7/11
STATE OF IOWA {SS:
DUBUQUE COUNTY
CERTIFICATION OF PUBLICATION
I, Suzanne Pike, 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: July 11, 2008, and for which the charge is $18.14.
C a
Subscribed to before Notary Public in and for Dubu ue County, Iowa,
this // day of 20 Qr .
Notary Public in and for Dubuque County, Iowa.
MARY K. WESTERMEYER
Commission Number 154885
v Comm. Exp. FEB. 1, 2011