Garfield & Stafford Zoni WingerPlanning Semzices Department
City Hall
50 West I3th Street
Dubuque, Iowa 52001-4864
(563) 589-4210 office
(563) 5892.221 fax
(563) 690~6678 TDD
plarming@cityofdubuque.org
December 9, 2002
The Honorable Mayor and City Council Members
City of Dubuque
City Hall - 50 W. 13th Street
Dubuque IA 52001
RE: Rezoning
Applicant: Jay Winger/Winger Construction
Location: Comer of Garfield Avenue and Stafford Street
Description: To rezone property from R-2A Alternate Two-Family Residential District to R-3
Moderate Density Multi-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 proposed design of the three-piex he
proposed to construct on each of the two (2) lots included in the rezoning request.
Staff reviewed surrounding zoning and land use. Staff then reviewed that the applicant's
previous zoning request for this property to R-4 Multi-Family Residential was withdrawn due to
opposition eadier this year.
There were several public comments in opposition to the request with concerns regarding
increased density, increased traffic and that R-3 zoning would not be compatible with the
surrounding land use. The Commission received and filed letters and petitions in opposition to
the rezoning.
The Zoning Advisory Commission discussed the request, noting that a variance in lot area
would be necessary for each three-plex, even if the rezoning to R-3 is approved. The
Commission felt this indicated the proposed rezoning was too intense for the subject property.
Recommendation
By a vote of 6 to 0, the Zoning Advisory Commission recommends that the City Council deny
the request.
A simple majoritY vote is needed for the City Council to deny the request. A super majority vote
is needed for the City Council to approve the request.
Respectfully submitted
Eugene Bird, Jr., Chairperson
Zoning Advisory Commission
Service People LnteglSty Responsibility Irmova~ion Teamwork
City of Dubuque
Planning Services Department
Dubuque, L4 52001-4864
Phone: 563-589-4210
Fax: 563-589-q.221
PLANNING APPLICATION FORM
[] Vadance
[] Conditional Use Permit
[] Appeal
[] Spedal Exception
[] Umited Setback Waiver
[] Rezoning
[] Planned Disbic~
[] Preliminary Plat
[] Minor Final Plat
[] Text Amendment
[] Simple Site Plan
[] Minor Site Plan
[] Hajor ShOe Plan
[] Hajor Final Plat
[] Simple Subdivision
[] Annexation
[] Temporary Use Permit
[] Certificate of Economic Non-Viability
[] Certificate of Appropriateness
Please tvDe or orint leqibly in ink
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Address: aty: State: _Zip:]
Fax Number: Mobile/Cellular Number:
Exi~ng zoning: (~ ~/Z?Propceed zoning: .~. _~ Histodc District: Landmark:
Legal Descfip~on (Sidwell parcel ID~ or lot number/block number/subdivision):
Total ~rty (lot) a~a (~m or acres):/~/
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ApPlicant/Agent: ,/?~_/~,~,~
FOR OFF~CE USE ONLY. APPLICATION SUBHITrAL CHECKLZST
[] Site~/sketdl plan [] Conceptual Development Plan []Photo [] Plat
D Improvement plans D Design review project descdpUon [3 Floor plan [] Other:
LI
Proposed Area to be Rezoned
Applicant: Jay Winger/Winger
Construction
Location: Corner of Garfield Avenue
and Stafford Street
Description: To rezone property from
R-2A Alternate Two-Family Residential
District to R-3 Moderate Density
Multi-Family Residential District.
REZONING STAFF REPORT Zoning Agenda: December 4, 2002
Property Address:719 Garfield Avenue
Property Owner:Jay Winger/Winger Construction
Applicant:Jay Winger
Proposed Land Use: Residential
Proposed Zoning: R-3
Existing Land Use: Vacant/Residential
Existing Zoning: R-2A
Adjacent Land Use:
NoAh- Processing/Commercial
East- Industrial
South - Residential
West - Residential
Adjacent Zoning: North - C-1
East - LI
South - R-2A
West- R-2A
Former Zoning:
1934 -Two-Family;
1975 - R-4
1985 - R-2A
Total Area: 15,000 square feet
Property History: The original residence was built cima 1870 and the property has
served as a residential lot since that time. A demolition permit for the residence was
issued on December 11, 2001 and the property has been vacant to the present.
Physical Characteristics: The property is an approximately 15,000 square foot pamel
consisting of two level lots. The property is slightly elevated above Garfield by a stone
retaining wall. The property is surrounded by the Stafford Street and Garfield Avenue
rights-of-way, an alley to the rear and a residential lot to the south.
Concurrence with Comprehensive Plan: The Comprehensive Plan makes no
recommendation for this area.
Impact of Request on:
Utilities: Existing utilities are adequate to serve this site.
Traffic Patterns/Counts: There are no available traffic counts for this area.
Development of six or less units would add very little traffic to adjacent streets.
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.
REZONING STAFF REPORT
Page 2
Adjacent Properties: Development of this site is bound by existing setback, height,
lot coverage and parking requirements. Development of this site for up to six units
should have very limited impact on the adjacent properties.
CIP Investments: None proposed.
Staff Analysis: The applicant is proposing to rezone two lots, which total
approximately 15,000 square feet, from R-2A Alternate Two-Family residential zoning
District to R-3 Moderate Density Multi-Family Residential zoning district. It is the
applicant's intention to develop two, three-unit residences at this location. Current R-2A
requirements allow a duplex on each lot for a total of four units.
The property is located across the street from the Hoffman Industrial Center, which is a
processing facility for handicapped adults, and Hess Brick's storage yard. Across the
alley and to the south are single and multi-family residences. Several of these
residences front along Rhomberg Avenue with their back yards adjoining the alley.
Construction of a residence on the south lot would place the building approximately 10
feet at its closest point to the adjacent residence to the south.
R-3 districts bulk standards require 3,200 square feet of area for each unit. Because
each lot is approximately 7,500 square feet in area, if rezoned, each lot would be
limited to two units. The Zoning Board of Adjustment would have to approve a variance
in lot area from the required 9,600 to the available area of 7,500 square feet for each
three-unit structure. Nine off-street parking spaces would be required for the
residences. This parking requirement could be satisfied with a shared lot. There
appears to be adequate area to provide parking from an existing alley on the west side
of the property.
Staff recommends the Commission review Section 6-6.1 of the Zoning Ordinance that
establishes criteria for reviewing rezoning requests.
Prepared by: Laura Carstens, City Planner Address: 50 W. 13th St., City Hall Telephone: 589-4210
ORDINANCE NO. -02
AN ORDINANCE AMENDING APPENDIX A (THE ZONING ORDINANCE) OF
THE CITY OF DUBUQUE CODE OF ORDINANCES BY RECLASSIFYING
HEREINAFTER DESCRIBED PROPERTY LOCATED AT 719 GARFIELD
AVENUE FROM R-2A ALTERNATE TWO-FAMILY DISTRICT TO R-3
MODERATE DENSITY MULTI-FAMLY 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-2A Alternate Two-Family Residential District to R-3 Moderate Density
Multi-Family Residential, to wit:
Lots 13 and 14, Cook's Addition, 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
2002.
Attest:
Terrance M. Duggan, Mayor
Jeanne F. Schneider, City Clerk
C!TY OF DUBUQUE
North End Neighborhood Association
2636 Queen Street
Dubuque, Iowa 52001
November 25, 2002
NOV 27 2002
Zoning Commission
City Hall
50 West 13th Street
Dubuque, Iowa 52001
Re: Stanford & Garfield Rezoning request
The Board of Directors, of the Association, feels that rezoning this property from 112 to
113 is not in the best interest of the surrounding neighbors, This block of Garfield and
Romberg Ave. are owner occupied duplex housing.
It is our understanding 1t3 zoning is a transition zoning from a commercial to residential
districts. That transition area is the 500 block of Romberg Ave. and does not extend to the
700 block, even though commercial zoning is across the street, Hess Brick, and the
Romberg Ave Auto on the comer of Stafford and Rhomberg Ave. The rezoning to R3
zoning changes the neighborhood form a" family" neighborhood to that of a inter-eity
neighborhood.
In closing, we respectfully request that the rezoning of the above property be denied.
Submitted,
Wayne Klostermann
President.
Name Address Phone # ( optional )
CITY OF DUBUQUE
Zoning Commission
Re: Garfield & Stafford Street Zoning
The current zoning of this property is R2, This designation is consistent with the rest of
the neighborhood. The request to rezone to 113 is unacceptable in our opinion for the
following reasons.
I.) This would intensifie the currem zoning. R3 is two blocks to the South
in the transition area from commercial to residential.
2.) The change to R3 would allow up to a 6 plex per lot. When in reality a 3 plex is
to intensive for the area.
3.) The alley is already in need of repair and the increase traffic would further
case deterioration to the alley.
4.) Parking would be a problem.
5.) Construction of a 3 -6 plex would cause property values to fall for the
remainder of the neighborhood, the end result would be a inter city situation.
6.) The additional tenants, at a nonowner occupied residence, can cause addition
noise problems.
7.) This would constitute spot zoning in this residential area
As a result we the undersigned request denial of this change in zoning.
Name Address