Request to Rezone 777 Edwards Road_EdwardsTHE CITY OF DUBUQUE
Masterpiece on the Mississippi
Dubuque
All-American City
2007
Planning Services Department
City Hall
50 West 13th Street
Dubuque, IA 52001-4864
(563) 589-4210 phone
(563) 589-4221 fax
(563) 690-6678 TDD
planning@cityof dubuque.org
January 8, 2009
The Honorable Mayor and City Council Members
City of Dubuque
City Hall - 50 W. 13th Street
Dubuque IA 52001
Applicant: Doug Edwards/Edwards Family Realty, LLC
Location: 777 Edwards Road
Description: To expand the existing Planned Unit Development District by rezoning
property from R-1 Single-Family Residential District to PI Planned
Industrial 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 changes to the PUD.
Staff reviewed the history of the Edwards Precast Planned District, noting that the
change provides area for expanding employee parking, storage and constructing a
small building.
There were no public comments.
The Zoning Advisory Commission discussed the request, and had no objections.
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.
Respectfully submitted,
Jeff Stiles, Chairperson
Zoning Advisory Commission
Service People Integrity Responsibility Innovation Teamwork
THE CITY OF DUBUQUE
Masterpiece on the Mississippi
Dubuque
All-American City
2007
Planning Services Department
Dubuque, lA 52401-4864
Phone: 563-589-4214
Fax: 563-589-4221
PLANNING APPLICATION FORM
^ Variance Rezoning
^Conditianal Use Permit ®Planned District
^Appeal ^Preliminary Plat
^Spedai Exception ^Minor Final Plat
^limited Setback Waiver ^Text Amendment
Please type or print ie4i61v in ink
^Simple Site P(an ^Annexation
^Minor Site Pfan ^Temporary Use Permit
^ Major Site Plan ^Certificate of Economic Non-Viability
^ Major Fnaf Plat ^Certifi~te at Appropriateness
^Simpie Subdivision ^Other:
Property owner(s): Edwards Fam; ly R al y, r,T, Phone: 563-556-0535
Address: 777 Edwards Road City: _Duhu ~7~P State:~_Zap: ~?nn~
Fax Number: 5 6 3 - 5 5 6 - 8 9 0 6 Mobile/Cellular Number: 5 %~ ~.~ ~ /~,7 / S ip ~ ~
Applicant/Agent: Doug Edwards Phone: 563-556-0535 ~p~'`-'j
1
Address: 777 Edwards Road Gty; Dubuque ,State: IA Z,p: 52003
Fax Number: 5 6 3- 5 5 6- 8 9 0 6 Mobile/Cellular Number:
Ste location/address: 777 Edwards Road Dubuque, IA 52003
Planned Industrial
Existing zoning: R-1 Proposed zoning: X Historic District: Landmark:
Legal Description (SdweU parcel ID# or lot number/blodk number/subdivision):
West 1 7 ' Of of ~-1 -1 -1 -1 -1 -1 Mi nara 1 T ni- r,1 n
Total property (tot) aeea (square feet or acres): 1 . 4 Acres
Describe proposal and reason necessary (attach a letter of explanation, if needed):
Tn haves t-ha al'~i 1 i tT_tfLr„p~ ~~, tPm o~rar~ strilrl-i7raG wi i-h
=permanent- St"rl7C`{"17rA _
CERTIFICATION: I/we, the undersigned, do hereby certify that:
1. The information submitted herein is true and con-ect to the best of my/our knowledge and upon
submittal bermes public record;
2. Fees are not refundable and payment does not guarantee approval; and
3. All addtional required 'tten and graphic materials are attached.
Property Owner(s): ~ Date: f~/ D
ApplicantJAgent Date:
FOR OFFICE USE ONLY - AP CATION SUBMITTAL CHECKLIST
Fee: ~~ ~ Received by: ~ Date: /!~ /8.08 Docket:
^Site/sketdi plan ^ Conceptual Dev opment Plan ^Photo ^Plat
^Improvement plans ^Design review project descript;on ^Floor plan ^Other:
THE CITY OF DUBUQUE
Masterpiece on the Mississippi
Dubuque
All-American City
2007
PLANNED DISTRICT STAFF REPORT Zoning Agenda: January 7, 2009
Project Name: Edwards Cast Stone
Property Address: 777 Edwards Road
Property Owner: Edwards Family Realty, LLC
Applicant: Doug Edwards
Proposed Land Use: Industrial
Existing Land Use: Vacant
Adjacent Land Use: Residential/Vacant
Flood Plain: No
Water: City water is available to the site
Proposed Zoning: PI
Existing Zoning: R-1
Adjacent Zoning: R-1
Total Area: 1.7 acres
Existing Street Access: The site is accessed at the southern terminus of Edwards
Road, which has a 50 foot right-of-way with a 28 foot paved surface.
Storm Sewer: There is no storm sewer available to the site; however, storm water is
routed to two existing detention basins, one on the west side of the facility and one on
the east side of the facility.
Sanitary Sewer: Sanitary sewer currently is being extended to the site from Miller Road
to the southeast.
Previous Planned District: The proposed amended district represents an expansion of
an existing 8-acre PUD that consists of approximately 30,000 square feet of buildings
outdoor storage, paved parking and vehicle use area that, in total, consume
approximately half the planned district. The facility manufactures pre-cast concrete
products.
Purpose: To expand the pre-cast concrete facility to the east, consuming approximately
1.7 acres for additional storage area, paved and striped employee parking, an
approximately 1,300 square foot accessory building and green space.
Property History: Edward Cast Stone has been located this site since February 1965.
The plant was built in the County with the anticipation that the southwest arterial would
be built in close proximity to the site. The property was annexed in 1979 and rezoned
to R-2 Two-Family Residential zoning district which made the industrial use legally non-
conforming. The property was rezoned in 1989 to PI Planned Industrial district. The PI
district was amended in 1995 to allow expansion of the existing facility. There have
been two other minor expansions of the facility subsequent to the 1995 amended
district.
PLANNED DISTRICT STAFF REPORT
Page 2
Physical Characteristics: The existing district plus the proposed expansion area total
approximately 9 acres. Five of the nine acres are paved for parking, storage, vehicle
use area, or accommodate the existing buildings. The property slopes from the north to
the south and is buffered by approximately 3 wooded acres at the southern end of the
facility along the bluff edge. The property drains both east and west to two existing
detention basins. Paved Edwards Road terminates at the facility's north boundary and
provides access from Kelly Lane to the facility.
Conformance with Comprehensive Plan: The Comprehensive Plan encourages
provision of sufficient opportunities for industrial sites within the community. Further,
the Plan recommends retention and expansion of existing industrial development
opportunities in suitable locations. The Plan also encourages reducing potential
negative impacts to residential areas which are located near industrial areas.
Staff Analysis:
Streets: The property is served by the 50 foot right-of-way and 28 foot paved
Edwards Road. The southern end of Edwards Road terminates at the facility.
Internal streets provide adequate circulation within the site.
Sidewalks: No sidewalks are planned as the proposed expansion area does not
abut any right-of-way.
Parking: The proposed expansion will create 30 additional paved off-street parking
spaces to provide parking for employees and visitors.
Lighting: Any additional facility lighting must comply with City standards.
Signage: The sign regulations shall be the same as what is allowed in the C-1
Neighborhood Shopping Center District and as established in Section 4-3.1(1) of
the Schedule of Sign Regulations of the Zoning Ordinance.
Bulk Regulations: All buildings and structures shall be constructed a minimum of
50 feet from all residential districts, a minimum of 20 feet from Edwards Road, with
a maximum building height of 35 feet and maximum lot coverage of 50%. All
vehicular use areas are to be hard surfaced.
Permeable Area, Percentage and Location (Open Space): Approximately 40% of
the site remains permeable and open space. The open space is primarily located
along the southern portion of the property at the bluff edge.
Landscaping/Screening: Landscaping and screening shall, be provided per Section
4-5.3. of the Zoning Ordinance.
'PLANNED DISTRICT STAFF REPORT
Page 3
Other: All utilities including telephone, cable and television shall be installed under
ground. A final site development plan shall be submitted in accordance with
Section 4-4 of the Zoning Ordinance prior to construction of the proposed
accessory building. No further grading, excavating, building or other land activity
can occur before final site plan is approved.
Phasing of development: None.
Impact of Request on:
Utilities: Existing utilities, including water and the proposed extension of the
sanitary sewer, are adequate to serve the site. Two existing detention areas are
adequate to manage storm water.
Traffic Patterns/Counts: The addition of approximately 1.25 acres of parking,
storage area and small accessory buildings should not significantly change the
volume of traffic or the traffic patterns.
Public Services: Public services are adequate to serve the site.
Environment: Staff does not anticipate any adverse impacts to the environment
provided adequate erosion control measures are taken during all phases of
development.
Adjacent Properties: Expansion of the facility approximately 175 feet to the east
will bring it approximately 300 feet from the nearest residential structure and will
still be well buffered by existing wooded area and detention area. Therefore, the
proposed expansion should have limited impact on the adjacent residential
property.
CIP Investments: None proposed.
Staff Analysis: The applicant is proposing to expand Edward Cast Stone's
approximately 8.2 acre facility, rezoning an additional 1.7 acres on the east side of the
facility. The expansion area on the east side of the facility will accommodate
approximately 1.4 acres of additional paved area that will be utilized for exterior storage
of concrete products approximately 30 paved parking spaces for employees and visitors
and a small 1,300 square foot accessory building. The remaining area will be green
space. Storm water from the expansion area will be directed to an existing drainage
and detention area to the east that currently serves half of the site.
The existing access from Edwards Road will not change. The expansion at this location
will not alter traffic patterns, and should not significantly increase traffic along Edwards
Road.
PLANNED DISTRICT STAFF REPORT
Page 4
The expansion area will be well buffered by existing vegetative screening and distance
from the adjacent residential properties.
Staff recommends that the Commission review the criteria established in Section 3-
5.5(F) regarding standards for approval.
Prepared by: ~I~i~a~-'~ Reviewed: Date: /~ ~
F:\USERS\Kmunson\WP\Boards-Commissions\ZA~C\Staff Reports\ZAC Staff Reports 2009\Edwards Amend PUD sff rpt
12_10_08.doc
OFFICIAL PUBLICATION
ORDINANCE NO. 4-09
AN ORDINANCE AMENDING APPENDIX A (THE ZONING ORDINANCE) OF
THE CITY OF DUBUQUE CODE OF ORDINANCES BY RECLASSIFYING
HEREINAFTER DESCRIBED PROPERTY LOCATED AT 777 EDWARDS ROAD
FROM R-1 SINGLE-FAMILY RESIDENTIAL DISTRICT TO PUD PLANNED UNIT
DEVELOPMENT DISTRICT WITH A PI PLANNED INDUSTRIAL DISTRICT
DESIGNATION AND ADOPTING A REVISED CONCEPTUAL DEVELOPMENT
PLAN FOR EDWARDS CAST STONE
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 PUD Planned Unit development
District with a PI Planned Industrial District designation and adopting a revised
conceptual development plan, a copy of which is attached to and made a part hereof,
with conditions as:
West 175 feet of Lot 2-1-1-1-1-1-1 and Mineral Lot 510, and to the
centerline of the adjoining public right-of-way, all in the City of Dubuque,
Iowa.
Section 2. That in .order to accomplish the purposes of the PI Planned Industrial
District and of the Zoning Ordinance, the above-described property is subject to the
following conditions and restrictions:
A. Use Regulations.
The following regulations shall apply to all uses made of land in the
above-described PI Planned Industrial District:
1) Principal permitted uses shall be limited to the following:
a) Manufacture, storage or processing of concrete products,
but not to include the manufacture of the raw substances
comprising said concrete as a principal use. [33]
b) 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]
c) Manufacture, assembly, repair or storage of electrical and
electronic products, components or equipment. [33]"
2) No secondary or contingency uses shall be permitted.
3) Accessory uses shall include any use customarily incidental and
subordinate to the principal use it serves.
B. Lot and Bulk Regulations.
Development of land in the PI Planned Industrial District shall be
regulated as follows:
1) All buildings and structures shall be constructed a minimum of 50
feet from all residential districts, a minimum of 20 feet from the
proposed Edwards Road, with a maximum building height of 35
feet and maximum lot coverage of 50 percent. An asphalt overlay
is required at this time.
C. Performance Standards
The development and maintenance of uses in this PI Planned Industrial
District shall be established in conformance with the following
standards of Section 3-5.5 of the PI Planned Industrial District.
1) Street lighting shall be provided per City standards. All other
lighting shall be with full cut-off design.
2) Landscaping and screening shall be provided as per Section 4-
5.3.
3) Sufficient off-street parking spaces shall be provided on the site
as determined by Section 4-2.7 of the Zoning Ordinance and
identified by the bracket enclosed number next to each principal
permitted use. All parking and vehicular use areas shall be hard-
surfaced and meet the requirements of Section 4-4 of the Zoning
Ordinance.
4) All utilities including telephone and cable television shall be
installed underground.
5) A final site development plan shall be submitted in accordance
with Section 4-4 of the Zoning Ordinance of the City of Dubuque,
Iowa prior to construction as described on the attached
conceptual development plan. No further grading, excavating or
other land disturbing activity may occur before a final site plan is
approved.
D. Sign Regulations
The sign regulations shall be the same as that which are allowed in the
C-1 Neighborhood Shopping Center District as established in Section
4-3.11 Schedule of Sign Regulations of the Zoning Ordinance of the
City of Dubuque, Iowa.
E. Additional Standards
1) All uses established after the effective date of this ordinance shall
operate in accordance with the following performance standards.
a) Vibration. No activity or operation shall at any time cause
earth vibration perceptible beyond the lot line of the lot on
which the operation is located, except that vibration caused
by blasting conducted in accordance with the requirements
of Article III, chapter 26 of the Municipal Code, may exceed
these limitations.
b) Smoke, particulate matter and gases: No activity or
operation shall be established which fails to meet the air
quality regulations of the Iowa Department of Natural
Resources.
c) Odor: No activity or operation shall cause at any time the
discharge of toxic or noxious odor beyond the lot line of the
lot on which it is located.
d) Noise: No activity or operation shall be carried on which
involves noise in excess of the noise limitations for Light
Industrial Districts set forth in Article VII, Chapter 26 of the
Municipal Code.
e) Glare: Glare, whether direct or reflected, such as from spot
lights or high temperature processes, and as differentiated
from general illumination, shall not be visible beyond the lot
line of the lot on which the use is located.
f) Wastes: All solid waste materials, debris, refuse or garbage
shall be properly contained in a closed container designed
for such purpose. No exterior incineration of trash or
garbage is permissible. All liquid wastes shall be discharged
in full compliance with appropriate City, Stand and Federal
Regulations.
Fire Hazard: No activity or operation shall be established which
fails to meet the City's Fire Code.
Outdoor Storage: All outdoor storage shall be located in the PI
District area and screened from the adjoining residential district by
an appropriate screening or fence of at least six feet in height.
F. Transfer of Ownership
Transfer of ownership or lease of property in this PI District shall
include the transfer or lease agreement a provision that the
purchaser or lessee acknowledges awareness of the conditions
authorizing the establishment of the district.
Section 3. The foregoing amendment has heretofore been reviewed by the
Zoning Advisory Commission of the City of Dubuque, Iowa.
Section 4. The foregoing amendment shall take effect upon publication, as
provided by law.
Passed, approved and adopted this 2nd day of February, 2009.
Roy D. Buol, Mayor
Attest: Jeanne F. Schneider, City Clerk