Request to Rezone 400 Block of Lincoln_Michelle MihalakisPlanning 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@cit~of dubuque.org
THE CITY OF Dubuque
DUB E ~'
Masterpiece on the Mississippi t) ~ I ~^~
2007
September 4, 2009
The Honorable Mayor and City Council Members
City of Dubuque
City Hall - 50 W. 13th Street
Dubuque IA 52001
Applicant: Michelle Mihalakis
Location: 400 Block of Lincoln Avenue (parcel #10-24-211-011)
Description: To rezone property from R-2A Alternate Two-Family Residential District to
OR Office 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 existing condition of the
property, proposed use and surrounding land use.
Staff reviewed the surrounding land use and zoning, access and history of the site.
There were no public comments.
The Zoning Advisory Commission discussed the request, noting that the proposed
rezoning will facilitate redevelopment of the site and will be compatible with surrounding
property.
Recommendation
By a vote of 5 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,
~~~~~~
Charles Miller, Vice Chairperson
Zoning Advisory Commission
Attachments
Service People Integrity Responsibility Innovation Teamwork
THE CITY OF
DuB E
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~ City of Dubuque
Planning Services Department
Masterpiece on the Mississippi ~
~., 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 ^Planned District ^Major Site Plan ^Certificate of Economic Non-Viability
^Preliminary Plat ^Major Final Plat ^Certificate of Appropriateness
^Minor Final Plat ^Simple Subdivision ^Historic Designation ~,u , _ _ ~v
^Text Amendment ^Annexation Neighborhood Association
^Simple Site Plan ^Temporary Use Permit Other:
Rezoning ^Minor Site Plan
Please type or orin~t/l fe/g~ i~bly in ink ~ ,~j/,' ,~ / , ,,
Property owner(s): " / ~ ~ G~~~~ ~""""`~""~' ~/~~ -.3~D q
Phone: ~ ~7 ~ °?ggD
Address: a~J~S `~/1 G~~~- ~L City: ~~~~` ~ State: SIYr Zip: ~o?D4 ~
Fax Number: Cellular Number: E-mail Address:
Applicant/Agent: ~~~ Phone:
Address: City: State: Zip:
Fax Number:
Site location/address: Cellular Number: E-mail Address:
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Existing zoning: !,'-a~ Proposed zoning: ~~_Historic District: ~~ Landmark: /~d
Legal Description (Bidwell parcel ID# or lot number/block number/subdivision): ~0 o~y o?~/ ~ ~
Total property (lot) area (square feet or acres):
Describe proposal and reason necessary (attach a letter of explanation, if needed):. /0 !"~/1,,(J)~~ YD~Zy~
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CERTIFICATION: I/we, the undersigned, do hereby certify that:
1. It is the properly owner's 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 becomes public
record;
3. Fees are not refundable and payment does not guarantee approval; and
4. Ali additional r wri phic ached.
Property Owner(s)• Date: ~~
Applicant/Agent: Date:
FOR O FICE USE ONLY - APPLI SUB A CH CKLIST y
23`OS Docket: I . ''2'~
-~. Fee: a 'Received b Date:
^ Site/sketch pian^ Conceptual evelop t ^Photo ^ Plat
^ Improvement plans ^ Design review project description ^ Fioor plan -- ^ Other: - -- ------ -~---- - - - - - - -- - ----
Dubuque
,' ~ I ~ r THE CITY OF
~' DuB ~~
Masterpiece on the Mississippi
Vicinity Map
Applicant: Michelle Mihalakis
N
Location: 400 Block of Lincoln Avenue
Description: To rezone property from
R-2A Alternate Two-Family Residential
District to OR Office Residential District.
Base Data provided by Dubuque Countv GIS
1
REZONING STAFF REPORT
Zoning Agenda: September 2, 2009
Property Address: 400 Block of Lincoln Avenue (Parcel ID# 10-24-211-011)
Property Owner:
Applicant:
Michelle Mihalakis
Same
Proposed Land Use: School
Existing Land Use: Vacant
Adjacent Land Use: North -Residential
East -Residential
South -Residential
West -Industrial/Residential
Former Zoning: 1934 -Business A/Business B
1975 - R-4
1985 - R-2A
Proposed Zoning: OR
Existing Zoning: R-2A
Adjacent Zoning: North - OR
East - R-2A
South - CS/OR
West - R-2A/H I
Total Area: Approx. 9,700 sq. ft.
Property History: The property historically served as a railroad right-of-way and was
vacated circa 1980. The property was bought by a private owner and has been vacant
since its acquisition.
Physical Characteristics: The property is level, narrow and deep, being approximately
225 feet by 42 feet. The property has frontage along Lincoln Avenue and abuts the
side and back yards of residences along Elm and Kniest Streets.
Concurrence with Comprehensive Plan: The Comprehensive Plan encourages the
concept of mixed use development to create diverse and self-sufficient neighborhoods.
It also recommends that incompatible uses be buffered and protected from each other.
The Future Land Use Map calls for this property to remain residential.
Impact of Request on:
Utilities: Existing utilities are adequate to serve the site.
Traffic Patterns/Counts: There are no traffic counts available for 21St Street/Lincoln
Avenue near the subject property. Staff anticipates, because of the size and shape
of the lot, that development will be limited at this location. Therefore, staff
anticipates that development of this vacant parcel will generate little additional
traffic.
Public Services: Existing public services are adequate to serve the site.
Rezoning Staff Report - 400 Block of Lincoln Avenue Page 2
Environment: Staff does not anticipate any adverse impact to the environment
provided adequate erosion control and storm water control are provided during all
phases of development.
Adjacent Properties: The subject parcel is positioned at the rear and side yards of
nine adjacent houses. Development of this parcel will, therefore, be visible from
the back yards of the adjacent residences.
Site .Plan Requirements: Site plan standards require that any parking lot
associated with development of this parcel must be screened from adjacent
residential properties. Also, the subject parcel has served as a long standing
enforcement problem because it is vacant and served as storage for junk and
inoperable vehicles. Redevelopment of this property, subject to site plan
requirements, should have a beneficial effect on the adjacent residential properties.
CIP Investments: None proposed.
Staff Analysis: The applicant is proposing to rezone a long narrow strip of property
that formerly served as railroad right-of-way from R-2A Alternate Two-Family
Residential district to OR Office Residential district. The property is currently vacant
and has often been used to store inoperable vehicles and junk. The property is long
and narrow, being approximately 225 feet deep and 42 feet wide with approximately 40
feet of frontage along Lincoln Avenue. The property is surrounded by the rear and side
yards of nine residences. The property also borders an equipment storage lot zoned HI
Heavy Industrial district and is located across Lincoln Avenue from an existing multi-
family single-room occupancy residence and a contractor shop and yard. The applicant
has recently rezoned the property to the north of the subject lot and is developing
another single-room occupancy residence at this location.
Redevelopment of this property for any of the permitted uses in an OR District will be
limited by the square footage and configuration of the parcel. The applicant has
expressed the intention to develop a small single-story school house with parking at this
location.
Site plan standards will require that any parking areas associated with the proposed
development be screened from adjacent residential properties. Redevelopment of this
site will also serve to remove the accumulated junk and vehicles and will improve the
unkempt nature of the property.
Staff recommends the Commission review the criteria in Section 6-1.1 regarding
reclassification of property.
Prepared by: Reviewed: ate: f~• Z6 • cx/
Prepared by: Laura Carstens, City Planner .Address: Citv Hall, 50 W. 13th St Telephone: 589-4210
Return to: Jeanne Schneider, City Clerk Address: Citv Hall- 50 W. 13~' St Telephone: 589-4121
ORDINANCE NO. 47 -09
AN ORDINANCE AMENDING APPENDIX A (THE ZONING ORDINANCE) OF THE CITY OF
DUBUQUE CODE OF ORDINANCES BY RECLASSIFYING HEREINAFTER DESCRIBED
PROPERTY LOCATED IN THE 400 BLOCK OF LINCOLN AVENUE FROM R-2A ALTERNATE
TWO-FAMILY RESIDENTIAL DISTRICT TO OR OFFICE RESIDENTIAL ZONING 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 OR Office/Residential District to wit:
All of Burton W. Boyes Place #3, 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.
law.
Section 3. This ordinance shall take effect immediately upon publication, as provided by
Passed, approved and adopted this 21St day of September, 2009.
Attest:
r/~
eanne F. Schneider, City Clerk
r
~<
o ~ ce -. Connors, Mayor Pro-Tem
F:\USERS\MELINDA\WP\COUNCIL\ORDINANCES\400 BLOCK LINCOLN AVE ORD.DOC
2105 % Kniest Street
Dubuque,lA 52001
August 19, 2009
Zoning Board of Adjustment
Planning Services, City Hall, Second Floor
50 W.13th Street,
Dubuque, IA 52001
RE: The School of Design and Innovation
Dear Sir or Madam:
This letter is to support Michelle Mihalakis in the zoning of the School of Design & Innovation.
This would be an exciting opportunity for the neighborhood creating teaming possibilities.
Building the school on the old railroad property located at 21~ & Lincoln would eliminate the
litter and debris that collects there. This property has been vacant for years. It would be an
asset to have a well maintained building such as the one Michelle is purposing on this site.
Sincerely,
Kathleen M. Davis