Request to Rezone 1985-1989 Asbury Roadr
Planning 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~cityofdubuque.org
THE CITY OF Dubuque
DUB E
Masterpiece on the Mississippi ' ~ ~ ~ ~.
2007
February 11, 2009
The Honorable Mayor and City Council Members
City of Dubuque
City Hall - 50 W. 13th Street
Dubuque IA 52001
Applicant: Straka Johnson Architects /Hillcrest Family Services
Location: 1985/1989 Asbury Road
Description: To rezone property from R-3 Moderate Density Multi-Family Residential
District to ID Institutional 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 location and size of the
proposed chapel and noting the location of the proposed and existing parking spaces.
Staff reviewed the amount of green space left after construction of the chapel, existing
and proposed off-street parking and noted that many patrons of the chapel will be
Hillcrest residents or staff and would be able to walk to the chapel.
There was one public comment regarding concern for traffic and parking along
Wilbrecht Lane.
The Zoning Advisory Commission discussed the request, and reviewed off-street
parking and maneuvering. The Commission felt that the request is appropriate.
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.
Re pectfully submitted,
~` c~~~~
~ ~~
Je Sti s Chairperson
Zoning Advisory Commission
Service People Integrity Responsibility Innovation Teamwork
T
Prepared by: Laura Carstens, City Planner Address: Citv Hall, 50 W. 13th St Telephone: 589-4210
Return to: Jeanne Schneider, City Clerk Address: City Hall- 50 W. 13~r' St Telephone: 589-4121
ORDINANCE NO. -09
AN ORDINANCE AMENDING APPENDIX A (THE ZONING ORDINANCE) OF THE
CITY OF DUBUQUE CODE OF ORDINANCES BY PROVIDING FOR THE
AMENDMENT OF ORDINANCES NO. 41-92, 55-00 AND 18-03 AND APPROVING
AMENDED CAMPUS DEVELOPMENT PLAN FOR A NEW CHAPEL FOR THE
HILLCREST FAMILY SERVICES INSTITUTIONAL 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 and Ordinances No. 41-92, 55-00 and 18-03 be amended by adopting a
revised campus development plan for the new Chapel for the Hillcrest Family Services
Institutional District for the following property, to wit:
All of Lot 2 of Lot 2 of Lot 1 of Lot 1 of Link's Subdivision, except the
southeasterly 38 feet thereof, Lot 2 of the Subdivision of Lot 1 of Lot 2 of Mineral
Lot 261; Lot 1 of the Subdivision of Lot 1 of Lot 2 of Mineral Lot 261, Mettel Link
Place; Lot 2 of Lot 2 of Lot 1 of Lot 2 of Lot 1 of Lot 1 of Link's subdivision; Lot 1
of Lot 1 of Lot 2 of Lot 1 of Lot 1 of Lot 2 of Lot 1 of Lot 1 of Link's Subdivision;
and Lot 1 of Lot 1 of Lot 1 of Lot 1 of Lot 1 of Lot 2 of Lot 1 of Lot 1 of Link's
Subdivision; Lot 1 and Lot 2 of Peterson's Subdivision; all of Lot 2 of Lot 2 of Lot
1 of Lot 1 of Link's Subdivision except for the southeasterly 38 feet thereof, Lot 4
of 1 and Lot 5 of 1 of Link's Subdivision, 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 ID Institutional district
and of the Zoning Ordinance, the above-described property is subject to the following
conditions and restrictions:
Ordinance No. -09
Hillcrest Family Services ID District
Page 2
A. Use Regulations
The following regulations shall apply to all uses made of land in the above-
described ID Institutional District:
1. Principal permitted uses shall be limited to the following:
a. Residential care facilities.
b. Classrooms.
c. Offices for administrative personnel or other institutional employees
or affiliates.
d. Place of religious exercise or assembly for the primary use and
benefit of institutional residents or affiliates.
e. Off-street parking and loading.
Recreational or athletic facilities for the primary use and benefit of
institutional residents or affiliates.
g. Existing private uses of structures situated within an ID District for
which the R-3 District standards shall apply.
2. Accessory uses shall be limited to all uses customarily incidental to the
principal permitted use in conjunction with which such accessory use is
operated or maintained, but not to include institutional use outside a
principal building.
B. Lot and Bulk Regulations
Development of land in the ID Institutional District shall be regulated as
follows:
1. That the proposed chapel shall be located in conformance with the
attached amended conceptual development plan.
2. A minimum front yard setback of 25 feet is required for all structures.
3. That all previously-approved campus development plans are hereby
amended to allow for the attached development plan.
4. All final site development plans shall be in accordance with the ID
Institutional District regulations as provided in the Zoning Ordinance of the
City of Dubuque, Iowa.
Ordinance No. -09
Hillcrest Family Services ID District
Page 3
C. Performance Standards
The development and maintenance of uses in this ID Institutional District shall
be established in conformance with the regulations of Section 3-5.2 of the ID
Institutional District.
D. Site Development Standards
The site development standards for this ID Institutional District shall be
established as follows:
1. Landscaping and screening requirements shall be established in
accordance with the requirements of Section 4-5 of the Zoning Ordinance
of the City of Dubuque, Iowa. All other site development standards of
Section 4-4 shall apply.
E. Sign Regulations
The sign regulations shall be the same as that which are allowed for ID
Districts in Section 4-3.11 of the Zoning Ordinance of the City of Dubuque,
Iowa.
F. Parkina Standards
The off-street parking requirement for the principal permitted uses for the
herein described ID Institutional District shall be regulated as follows:
1. That six (6) off-street parking spaces shall be added adjacent to the
proposed chapel.
2. Any significant expansion or reduction in the number of off-street parking
spaces must be reviewed by Planning Services staff for compliance with
the adopted Hillcrest Family Services Institutional District.
G. Transfer of Ownership
Transfer of ownership or lease of property in this ID Institutional District shall
include the transfer or lease agreement, the provision that the purchaser or
leasee acknowledges awareness of the conditionals authorizing the
establishment of this district.
H. Modifications
Any modifications of this Ordinance must be approved by the City council in
accordance with zoning reclassification proceedings of Section 6 of the
Zoning Ordinance.
Section 3. The foregoing amendment has heretofore been reviewed by the
Zoning Advisory Commission of the City of Dubuque, Iowa.
Ordinance No. -09
Hillcrest Family Services ID District
Page 4
Section 4. This Ordinance shall take effect immediately upon publication, as
provided by law.
Passed, approved and adopted this day of 2009.
Roy D. Buol, Mayor
Attest:
Jeanne F. Schneider, City Clerk
THG CTfY OF Dubuque
TT M~ City of Dubuque
V B E 1~ f I Planning Services Department
Masterpiece on the Mississippi ZI i Dubuque, IA 52001-4864
Phone:563-589-4210
Fax: 563-589-4221
PLANNING APPLICATION FORM
^Variance
^Conditional Use Permit
^Appeal
^Special Exception
^Limited Setback Waiver
®Rezoning
^Planned District
^Preliminary Plat
^Minor Fnal Plat
^Text Amendment
^Simple Site Plan
^Minor Site Plan
^Major Site Plan ^Certificate of Economic Non-viability
^Major Final Plat ^Certificate of Appropriateness
^Simple Subdivision ^ nc Designation
^Annexation Neighborhood Association
^Temporary Use Permit ^Other:
Please tvue or print legibly in ink
Property owner(s): I~I~Leutsr ~IrUL~ S~lt~S Phone: S(o3 •S83 • 73s1
Address: LaiOS /~t><3t(IM.Y fLD. City: Dutsv4~l~L state: =owA zip: SZ+s~~
Fax Number: Cellular Number:
E-mail Address:
Applicant/Agent: STRd~1eL SOI~Nion! ~tt~(/}~y"s phone; .St/~ • SSA. • $8•Tl
Address: 3S~S D19/i''~4L. >aR. city DAB. state• =d. zip• S.Yo~.3
Fax Number:.sfo3• S.S~O•o3 X01 Cellular Number: _E-mail Address: RoKSe SSAciGCI(• c,vM
Site location/address:~~$~e~ ~ l 8 q /45 ~t(~y ~ •
Existing zoning: R • Proposed zoning:
Legal Description (Sidwell parcel ID# or lot number/block number/subdivision): I ~ - ZZ - ~Z ° - D I l ~ C91Z
Total property (lot) area (square feet or acres): A~P~ItDX. ~~~ $ 9 ~ $Q FT. -rtt~
Describe proposal and reason necessary (attach a letter of explanation, if needed): '~U -~~C-~D,-~~'~ ~l (~~~
Ip
CERTIFICATION: I/we, the undersigned, do hereby certify that:
1. It is the property owners responsibility to locate property lines and to check your 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 bemmes public
record;
3. Fees are not refundable and payment does not guarantee approval; and
4. All additional requiredyvritten and graphic materials are attached.
Property Owner(s):
Applicant/Agent: _
Date: ~~3/a9
Date: ~~ ~ ~ ~ A
FOR OFFICE USE ONLY - L LIGATION SUBMITTAL CHECKLIST
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Fee: 3~ • Received by: Date: ket:
Site/sketch planu Conceptual Development Ptan uPhotD
u Improvement plans
u Design review project description u Floor plan
=p Historic District: ~..- Landmark:
u Plat
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AMEND PLANNED DISTRICT STAFF REPORT Zoning Agenda: February 4, 2009
Project Name: Amend Hillcrest Family Services PUD
Property Address: 1985/1989 Asbury Road
Property Owner: Hillcrest Family Services
Applicant: Straka Johnson Architects
Proposed Land Use: Institutional/Chapel Proposed Zoning: ID
Existing Land Use: Residential Existing Zoning: R-3
Adjacent Land Use: Residential/Commercial/Institutional
Adjacent Zoning: R-1/C-1/ID
Flood Plain: No Total Area: 7.5 acres
Water: Yes Existing Street Access: Yes
Storm Sewer: Yes Sanitary Sewer: Yes
Previous Planned District: The ID District was first established for Hillcrest Family
Services in 1983. In June, 1992, the ID District was amended to allow construction of
four additional residential cottages, a new multi-purpose facility, and improvements to
the existing grounds including landscaping, walkways and additional parking spaces.
The Hillcrest Family Services ID District was amended in May 2000 to allow for the
addition of portable classrooms on the campus. At the time the classrooms were to be
removed by June 2003. In March 2003 Hillcrest Family Services was approved for a
three-year extension until June 30, 2006 to allow the portable classrooms to remain. At
this time, the classrooms have not been removed.
Purpose: The purpose of the ID Institutional District amendment is to allow demolition
of two existing single-family homes and replace them with a 2,416 square foot chapel
with 114 seats and 6 paved off-street parking spaces. The chapel is intended to
primarily serve the Hillcrest Family Services residents and affiliates.
Property History: This property is zoned R-3 Moderate Density Multi-Family Residential
district. Two single-family homes were built here, one in 1915 and the other in 1929
and subsequently purchased by Hillcrest Family Services.
Physical Characteristics: The two subject parcels total approximately 12,000 square
feet in area with approximately 175 feet of frontage along Asbury Road and 150 feet of
frontage along Wlbrecht Lane. The property is relatively level and access to the lot will
be taken from Wilbrecht Lane approximately 183 back from its intersection with Asbury
PLANNED DISTRICT STAFF REPORT
Page 2
Road. Also, there will be a pedestrian access to the facility on the west side of the
building to a communal parking lot.
Conformance with Comprehensive Plan: The Comprehensive Plan Land Use Map
notes that this area should be mixed residential development. The Comprehensive
Plan encourages the concept of mixed use development to diverse and self-sufficient
neighborhoods and also recommends buffering incompatible uses from each other.
Staff Analysis:
Streets: The property will have access to a six-space parking lot from Wilbrecht
Lane. The access will be back 184 feet from the intersection of Wilbrecht Lane
and Asbury Road and, therefore, will provide adequate turning and stacking space
for those vehicles accessing the six-space parking lot.
Sidewalks: Public sidewalks are located along both frontages adjacent to the
subject property. Redevelopment of this property for a chapel will require that the
sidewalks meet City standards along all public right-of-way.
Parking: The applicant is proposing to pave six additional off-street parking spaces
as part of the redevelopment. Currently, zoning standards require that a 114-seat
church provide 28 additional parking spaces. It is likely that many of the
congregants will be residents of the Hillcrest Family Services facility and will walk to
the chapel to attend services.
Currently, there are approximately 102 paved off-street parking spaces on the
Hillcrest Family Services campus. Approximately 80 of these spaces are
commural spaces to be used campus wide. The remainder of the spaces are
dedicated to residential housing. There are 62 spaces that will be connected to the
proposed chapel by a 200 foot long pedestrian walkway.
Lighting: As per City requirements
Signage: Buildings within ID Districts are permitted two 100-square foot wall-
mounted signs and two 100-square foot free-standing signs per frontage.
Bulk Regulations: The proposed amendment to the ID District will be in
compliance with the established setbacks and building height provided in
Ordinance 41-92, which is attached to this staff report.
Permeable Area (%) & Location (Open Space): Approximately 70% of the
proposed expansion area will remain in green space, which is in excess of what is
required by City zoning standards.
PLANNED DISTRICT STAFF REPORT
Page 3
Landscaping/Screening: There may be small landscaping nodes required at the
driveway access. This will be determined as part of the site plan review process.
Phasing df development: None.
Impact of Request on:
Utilities: ,Existing utilities are adequate to serve the subject site.
Traffic Patterns/Counts: Hillcrest Road is rated as a collector street and carries
approximately 5,800 vehicle trips per day along the north side of the Hillcrest
Family Slervices campus. Asbury Road carries approximately 12,900 vehicle trips
per day dose to the intersection with Willbrecht Lane. There are no traffic counts
availably for Wilbrecht Lane at this location.
Staff anticipates the addition of a 114 seat chapel should not generally affect
overall traffic in this neighborhood. The chapel primarily would be used on
Sundaya and after the busiest traffic period in the evenings and many of the
congreg~nts will walk to the chapel. Also, parking for the chapel will have three
separates accesses-one along Asbury Road and two along Wilbrecht Lane, to
help funmel vehicular traffic to the street.
Public Services: Existing public services can adequately handle the proposed
chapel addition.
Environment: Does not anticipate any adverse impact to the environment from
the proposed changes to the district provided adequate erosion control and storm
water control is provided during all phases of development.
Adjacent Properties: The addition of a chapel at this location may slightly impact
overall traffic on the adjacent streets and increase demand on parking, especially
during the evenings and on Sundays. The applicant is providing six additional
parking spaces in close proximity to the chapel and will be extending a sidewalk to
62 existing spaces within 200 feet of the chapel. It is possible that some of the
more convenient parking will be located on the street along Wilbrecht Lane and
Asbury F~oad, and that some patrons of the chapel may park on the street during
church sarvices.
CIP Investments: None proposed.
Staff Analysis: The applicant is proposing to demolish two existing single-family
homes on two dots that total approximately 12,000 square feet and replace them with a
2,400 square foot, 114-seat chapel. They will also create six off-street parking spaces
directly adjacept to the chapel with driveway access from Wilbrecht Lane. Current
Zoning Ordinance requirements mandate that one parking space be provided for each
PLANNED DISTRICT STAFF REPORT Page 4
four permanent seats in the chapel. This means that the chapel will require 28 spaces.
The Hillcrest Family Services campus has approximately 102 total off-street parking
spaces, of which 80 are communal spaces. Sixty-two of the communal spaces are
connected to the chapel by a 200 foot long pedestrian pathway. Many of the
congregants attending the church services will be pedestrians that are residents of
Hillcrest Family Services residential facility.
The proposed chapel will meet all required bulk standards, including setbacks, for the
ID District. Institutional District regulations require that the proposed addition or
expansion of the ID District be designed so as to be functionally integrated with the
existing institutional facilities with due regard to maintenance and safe, efficient and
convenient vehicular and pedestrian traffic. The proposed redevelopment appears to
meet this test because Hillcrest Family Services has supplied six off-street parking
spaces directly adjacent to, and 62 in close proximity with, the chapel. Also, the chapel
is linked with the parking lots and the rest of the campus with adequate pedestrian
walkways.
Hillcrest Family Services has been following the adopted conceptual development plan
approved in 1992 and staff does not believe that the proposal is contrary to the goals of
the previous adopted conceptual plan.
Staff recommends that the Zoning Advisory Commission review Section 3-5(d)4 that
establishes conceptual development plan approval standards for ID Districts.
Prepared by: ~- Reviewed: Date: ~'~`l• q~
F:\USERS\Kmunson\WP\Boards-Commissions C\Staff Reports\ZAC Staff Reports 2009,Rezoning Hillcrest Family Services
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