Request to Rezone 175 North Crescent Ridge_Hearing Copyrighted
May 15, 2017
City of Dubuque Public Hearings # 2.
ITEM TITLE: Request to Rezone 175 North Crescent Ridge
SUMMARY: Proof of publication on notice of public hearing to consider
approval of a request from Lisa Hammel to rezone property
at 175 N. Crescent Ridge from CS Commercial Service to
C-3 General Commercial to accommodate retail sales and
services and the Zoning Advisory Commission
recommending approval.
ORDINANCE Amending Title 16 of the City of Dubuque
Code of Ordinances, Unified Development Code, by
reclassifying hereinafter described property located at 175
North Crescent Ridge from CS Commercial Service and
Wholesale District to C-3 General Commercial District
SUGGESTED DISPOSITION: Suggested Disposition: Receive and File; Motion B; Motion
A
ATTACHMENTS:
Description Type
ZAC Letter Staff Memo
Applicant Materials Supporting Documentation
Staff Materials Supporting Documentation
Ordinance Ordinance
Proof of Publication Supporting Documentation
Suggested Motion Wording Supporting Documentation
Planning Services Department Dubuque 11
City Hall THE=OF
50 West13f Street I
tN' 7"�TT�Dubuque,IA 52001-4864 I r L U(563)589-4210 phone
(563)589-4221 fax M•mu•so Masterpiece on the Mississippi
(563)690-6678 TDD
plannin cityofdubuque.org
May 4, 2017
The Honorable Mayor and City Council Members
City of Dubuque
City Hall — 50 W. 13th Street
DubuquelA 52001
Applicant: Lisa Hammel
Location: 175 N. Crescent Ridge
Description: To rezone property from CS Commercial Service and Wholesale District to
C-3 General Commercial to accommodate a retail sales and service use.
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, Lisa Hammel, spoke in favor of the request, reviewing the location of the
property, proposed use of the property and surrounding businesses. The property
owner, George Saffran, spoke in support of the request and reviewed existing uses of
the building.
Staff reviewed the staff report, noting surrounding zoning and land use, previous use of
the site, and access. Staff reviewed the difference in allowed uses between CS and C-
3 zoning districts. Staff reviewed that anticipated traffic generation will not adversely
impact adjacent properties.
There were no public comments.
The Zoning Advisory Commission discussed the request, and found it appropriate.
Recommendation
By a vote of 6 to 0, the Zoning Advisory Commission recommends that the City Council
approve the request.
A simple majority vote is needed for the City Council to approve the request.
Respectfully submitted,
Thomas Henschel, Chairperson
Zoning Advisory Commission
Attachments
Service People Integrity Responsibility Innovation Teamwork
THE CRY OF ig
City of Dubuque
DT T� Planning Services Department
LJ Dubuque,11 52001-4805
Masterpiece on the Mississippi Phone: 563-589-4210
Fax: 563-589-4221
planning 1�cityofdubuque org
PLANNING APPLICATION FORM
❑Variance ❑Preliminary Plat ❑Simple Subdivision ❑Certificate of Appropriateness
❑Conditional Use Permit ❑Major Final Plat ❑Text Amendment ❑Advisory Design Review(Public Projects)
❑Appeal []Minor Final Plat ❑Temporary Use Permit ❑Certificate of Economic Non-Viabilitv
❑Special Exception ❑Simple Site Plan ❑Annexation ❑Historic Designation Cheese one
❑Limited Setback Waiver ❑Minor Site Plan ❑Historic Revolving Loan ❑Demolition
ERezoning/PUD/ID ❑Major Site Plan ❑Historic Housing Grant ❑Port of Dubuque Design Review
Please type or Print legibly in ink_
Property owner(s): George M. Saffran
Address: 13123 English Mill Road City:Dubuque State: IA Zip:52003
Fax#: Cell #: E-mail:
Applicant/Agent: Lisa Hammel Phone: 563-543-2442
Address: 17094 Chicory Street City:Dubuque scare: lA zip: 52001
Fax#: Cell #: E-mail:
Site location/address: 175 N. Crescent Ridge Neighborhood Association: N/A
CS C-3 N/A
Existing zoning: Proposed zoning: District: Landmark: ❑Yes ®No
Legal Description(Sidwell parcel ID#or lot number/block number/subdivision): 10.28.177.003
Total property(lot)area(square feet or acres):Approximately 100,000 sq ft
Describe proposal and reason necessary(attach a letter of explanation, if needed):
To rezone the property from CS Commercial Service to C-3 General Commercial to accomodate a retail sales&
service use.
CERTIFICATION: I/we,the undersigned, do hereby certify/acknowledge that:
1. It is the property owner's responsibility to locate property lines and to review the abstract for easements and restrictive
covenants.
2. The information submitted herein is true and correct to the best of my/our knowledge and upon submittal becomes public
record;
3. Fees are not refundable and payment does not guarantee approval; and
4. All additional required
�written
,and graphic materials are attached.
PropertyOwner(s): Date:
Xl W�V�� I✓ 3 a�-
Applicant/Agent: V 1 Date:
FOR OFFICE USE ONLY-APPLICATION SUBMITTAL CHECKLIST
Fee: $411.00 Received by: Date:41 y•/ 7 Docket:
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Applicant
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Applicant: Lisa Hammel
Location: 175 N. Crescent Ridge
. . ie;,?. Description:To rezone from CS Commercial
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Service to C-3 General Commercial to
accommodate retail sales and services.
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REZONING STAFF REPORT Zoning Agenda: May 3, 2017
Property Address: 175 North Crescent Ridge
Property Owner: George M. Saffron
Applicant: Lisa Hammel
Proposed Land Use: Retail Sales Proposed Zoning: C-3
Existing Land Use: Vacant Commercial Building Existing Zoning: CS
Adjacent Land Use: North — Pet Cemetery/Vacant Adjacent Zoning: North —CS/PR
East—Commercial Service East—CS/PC
South— Commercial Service South —CS
West—Vacant West— PR
Former Zoning: 1934— County AG Total Area: 2.3 Acres
1975—County AG
1985—CS Commercial Service
Property History: The property was historically vacant or under agricultural production until it
was subdivided and rezoned in 1986. The Dubuque County Humane Society built an animal
shelter on the subject property in 1992. The DCHS relocated in 2013 and the building has
remained vacant or underutilized until the present.
Physical Characteristics: The subject property is an approximately 2.3 acre lot with an
approximately 1acre level area that accommodates a 13,000 square foot building and 24 surface
parking spaces. The balance of the property is steeply sloped falling approximately 30 feet in
elevation to the Catfish Creek flood plain. The property has a single access from its 250 feet of
frontage along North Crescent Ridge.
Concurrence with Comprehensive Plan: The Land Use and Urban Design element of the
City's Comprehensive Plan states: "To promote a compatible mix of land uses" and to "To buffer
and protect incompatible uses from each other." The 2030 Future Land Use Plan calls for this
property to be developed for light industrial uses.
Impact of Request on:
Utilities: Existing utilities are adequate to serve the site
Traffic Patterns/Counts: North Crescent Ridge is a dead-end street terminating is a cul-de-
sac. There are only two contractor's shops and a motorcycle dealership that take access
from North Crescent Court. There are no traffic counts for North Crescent Ridge. ]DOT
2013 data indicates approximately 30,000 average daily vehicle trips along both the east
and west bound lanes of Dodge Street at the lighted intersection with North Crescent
Ridge. A retail sales business should generate slightly more traffic than businesses
permitted in a CS district; however, have negligible impact on traffic volumes at the Dodge
Street intersection.
Rezoning Staff Report - 175 North Crescent Ridge
Page 2
Public Services: Existing public services are adequate to serve the site.
Environment: Staff does not anticipate any adverse impact to the environment as the site is
almost fully developed. Any additional development will be required to provide adequate
erosion control and storm water management during all phases of construction.
Adjacent Properties: The subject property is located along a relatively quiet cul-de-sac and
is bordered by wooded hillside, floodplain and retail and commercial service businesses.
The bulk regulations and parking requirements for both the CS Commercial Service district
and the C-3 General Commercial district are similar. Redevelopment of the subject
property for any of the uses permitted in the C-3 district should have little negative impact
on the adjacent properties.
CIP Investments: None proposed.
Staff Analysis: The applicant is proposing to rezone a sloping 2.3 acre lot located on North
Crescent Ridge from CS Commercial Service and Wholesale district to C-3 General Commercial
district to permit retail sales. The subject property is located on a relatively quiet cul-de-sac and
is bordered by wooded hillside, floodplain and retail and commercial service businesses.
Approximately 1acre of the lot is level and accommodates a 13,000 square foot building and 24
surface parking spaces. The balance of the property is steeply sloped falling approximately 30
feet in elevation to the Catfish Creek flood plain. The proposed retail sales business will be
accessed from a single driveway on to North Crescent Ridge.
The amount of traffic, activity and demand on parking generated by the businesses permitted in
the C-3 district may be slightly higher than those permitted in the CS district. However, the
potential impact on the overall traffic volume at the intersection with Dodge Street should be
minimal. Any significant redevelopment of the property will require that the site be compliant with
current design standards including landscaping and storm water management.
Planning staff recommends the Commission review the criteria established in Article 9.5 of the
Unified Development Code regarding property reclassification.
Prepared by: Reviewed: J��� ��l Date: Z(o
Section 2-Land Use Regulations Article 5: Zoning Districts
i
5-13 C-3 General Commercial
The C-3 District is intended to provide locations for commercial uses which are designed
to serve the motoring public or uses requiring highway or arterial locations.
5-13.1 Principal Permitted Uses
n� The following uses are permitted in the C-3 district:
.. Eke tt Y 1. Agricultural supply sales
2. Animal hospital or clinic
3. Artist studio
Department store 4. Auditorium or assembly hall
5. Bakery(wholesale/commercial)
6. Bank,savings and loan, or credit union
7. Bar or tavern
8. Barber or beauty shop
9. Business services
10. Carwash,full service
11. Carwash, self service
12. Construction supply sales or service
13. Contractor shop or yard
14. Dental or medical lab
® 1 15. Department store(60,000 square feet maximum)
16. Farm implement sales or service
17. Furniture upholstery or repair
18. Gas station
Indoor amusement 19. General office
20. Grocery store
area
21. Hotel
22. Indoor amusement arcade
23. Indoor recreation facility
24. Indoor restaurant
25. Indoor theater
26Laundry,dry cleaner, or laundromat
RMedical office
28. Mini-warehouse
29. Mobile or manufactured home sales or service
30. Mortuary or funeral home
31. Moving or storage facility
32. Museum or library
Mini warehouse 33. Neighborhood shopping center
34. Parking structure
35. Pet daycare or grooming
36. Photographic studio
37. Place of religious exercise or assembly
38. Printing or publishing
39. Private club
40. Public or private park, golf course, or similar natural recreation area
41. Railroad or public or quasi-public utility, including substation
42. Residential use above the first floor only
43. Restaurant,drive in or carryout
44. Retail sales and service
Vehicle sales 45. School of private instruction
or rental
TXEQ OF
DUB E
Section 2—Land Use Regulations Article 5:Zoning Districts
46. Service station
47. Tattoo parlor
48. Tour home
49. Vehicle body shop
50. Vehicle sales or rental
51. Vehicle service or repair
52. Vending or game machine sales or service
53. Wholesale sales or distributor
5-13.2 Conditional Uses
The following conditional uses may be permitted in the C-3 District, subject to the provisions of Section 8-5:
1. Licensed adult day services
2. Licensed child care center
3. Outdoor recreation or outdoor amusement center
4. Passenger transfer facility
5. Wind energy conversion system
5-13.3 Accessory Uses
The following uses are permitted as accessory uses as provided in Section 3-7:
1. Any use customarily incidental and subordinate to the principal use it serves
2. Crematorium accessory to a mortuary or funeral home
3. Wind turbine(building-mounted)
5-13.4 Temporary Uses
Temporary uses shall be regulated in conformance with the provisions of Section 3-19.
5-13.5 Parking
Minimum parking requirements shall be regulated in conformance with the provisions of Article 14.
5-13.6 Signs
Signs shall be regulated in conformance with the provisions of Article 15.
THECRY OF
DUB E
Prepared by: Laura Carstens, City Planner Address: Citv Hall. 50 W. 13th St Telephone: 589-4210
Return to: Kevin Firnstahl. City Clerk Address: Citv Hall- 50 W. 13th St Telephone: 589-4121
ORDINANCE NO. 19-17
AN ORDINANCE AMENDING TITLE 16 OF THE CITY OF DUBUQUE CODE OF
ORDINANCES, UNIFIED DEVELOPMENT CODE, BY RECLASSIFYING
HEREINAFTER DESCRIBED PROPERTY LOCATED AT 175 NORTH CRESCENT
RIDGE FROM CS COMMERCIAL SERVICE AND WHOLESALE DISTRICT TO C-3
GENERAL COMMERCIAL DISTRICT
NOW, THEREFORE, BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY OF
DUBUQUE, IOWA:
Section 1. That Title 16 of the City of Dubuque Code of Ordinances, Unified
Development Code, is hereby amended by reclassifying the hereinafter—described
property from C-2 Commercial Service and Wholesale District to C-3 General
Commercial District, to wit:
Lot 1 of 3, Block 2 of Tschiggfrie Commercial Subdivision, to the centerline of the
adjoining public right-of-way, all in the City of Dubuque, Iowa.
Section 2. That 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 15th day o `, ay, 2017.
Attest:
Kevin S. Ijirnstahj, ity Clerk
Roy D. BuolMayor
STATE OF IOWA {SS:
DUBUQUE COUNTY
CERTIFICATION OF PUBLICATION
I, Suzanne Pike, a Billing Cleric for Woodward Communications, Inc., an Iowa corporation,publisher j
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: May 05, 2017, and for which the charge is $29.39.
I
i
i
II
Subscribed to before me, Notary Public in and for Dubuque County, Iowa,
this- —day of , 20_Z7 .
'i
CITY OF DUBUQUE
OFFICIAL NOTICE j
NOTICE is�hereby
given that the Dubuque3500 Dodge Street, to Notary Public in and for Dubuque County, Iowa.
City Council will con-
duct public hearingsati amend the Warren
a meeting to com- Plaza PUD to permit a
mence at 6:00 p.monsecond free- standing j
Monday, May 15,2017,. sign.
in the Historic Federal I Co eq un tyrimrom Credit Dutrac "`+r MARY K WESTERMEYER
Building Council Cham- Union,- 3465 Asbury,
bers (second floor), ' Commission Number 154885
350 West 6th Street,on Road, to amend I the I
the following: Dutrac Community I My Commission Exp.Feb.1,2020
Rezonings Credit Union PUD to I
Request from Lisa modify screening re-
Hammel to rezone pro- quirements.
perty at 175 N. copies of supporting
Crescent, Ridge from 1 1
oc
duments for the
CS Commercial Service Public hearings are on
to C-3 General Com- file in the City Clerk's
mercial to accom Office and, may be p
modate_retail ales"and viewed during normal
services. working hours.
Request from LIM Written comments
Properties, LLC to regarding the above
rezone property on'I public hearings may be
Cedar Crest Court submitted to the City-
(PIN# 1034251031) Clerk's Office,50 W.13
from CS Commercial Street„ on or before
Seryice'to C-3 General 1° said time, of public
Commercial to accom
hearing. At said time
modate a fitness and place of public
hearings all�;interested
business. -,'
Request from Dubu- 11 citizens and parties
que Racing Association will be given an
11
to rezone Chaplain opportunity to ,be;
p heard for or against`'
Schmitt Island and the
surroundingMissis- said actions.;
sippi River and P ss's- Any visual or'hearingsta '
Channel from HI Heavy impaired persons need-
industrial and CR ing special assistance
Commercial Recreation or persons with special '
to Planned Unit accessibility. needs_'
Development with a should contact the City
Planned - Commercial Clerk's Office at (563)
Designation. 589-4100 or TDD/TTY
Planned Unit (563)690-6678 at least
Development (PUD) 48hours prior to the
Amendments 1
meeting.
Kevin S.Firnstahl,CMC
Request from Chick
Fil-A / Anchor Sign, City Clerk
it 5/5
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: May 19, 2017, and for which the charge is $15.26.
Subscribed to before me, a Notary Public in and for Dubuque County, Iowa,
this day of 20
rotary Public in and for Dubuque County, Iowa,
r
ARY K WESTERMEYER
MmIsslon Number 154885
My Commission Exp. Feb.1 , 2020
OFFICIAL
PUBLICATION
ORDINANCE NO. 19-17
AN ORDINANCE
AMENDING TITLE 16
OF THE CITY OF
DUBUQUE CODE QF
ORDINANCES, UNI-
FIED DEVELOPMENT
CODE, BY RECLAS-
SIFYINGHEREINAF-
TER DESCRIBED PRO-
PERTY LOCATED AT
175 NORTH CRES-
CENT RIDGE FROM CS
COMMERCIAL, SER-
VICE AND WHOLE-
SALE DISTRICT TO
I c_ 73 GENERAL com-
MERCIAL DISTRICT
NOW, THEREFORE, BE
IT ORDAINED BY THE
CITY COUNCIL OF ,THE
CITY OF DUBUQUE,
IOWA:
Section 1. That Title
16 of the City :of
Dubuque Code of
Ordinances, Unified
Development Code, is
hereby amended by
reclassifying the here-
inafter -described pro-
perty from C-2 Com-
mercial Service and
Wholesale District to C-
3 General Comniercial
District, to wit:
Ldtl. of 3, Block 2 of
Tscriiggfrie Commer-
cial Subdivision, to the
centerline of the adjoin-
ing public right,of-way,
all in the City of
Diibuque, Iowa.
Section 2. That the
foregoing amendment
has, heretofore ,been
reviewed by the Zoning
Advisory Commission
of the City of Dubuque,
Iowa.
Section 3. This
Ordinance shall take
effeet immediately
upon publication as
Provided by law.
PasSed, approved and
adopted this 15th day
of May, 2017:
/s/Roy D. Buol, Mayor
Attest: /s/Kevin S.
Firnstabl,,City,Clerk
PubliShed.offielally in
riewSoVer‘j'elfifiZ I9-th
day Of May,' 2611: '
(S/Kevin S. Firnstahl,
City Clerk
It'5/19