Request to Rezone_Corner of Bluff and Fifth StreetsPlanning Services Department
City Hall
50 West 13th Street
Dubuque, IA 52001-4864
(563) 589-4210 phone
(563) 589-4221 fax
(563) 690-6678 TDD
planningQcityof dubuque.org
~s cm of Dubuque
DUB E
Masterpiece on the Mississippi ' ~ ~ ~ ~ ~
2007
October 9, 2009
The Honorable Mayor and City Council Members
City of Dubuque
City Hall - 50 W. 13th Street
Dubuque IA 52001
Applicant: City of Dubuque
Location: Northwest Corner of Bluff and 5th Streets
Description: To rezone property from OR Office Residential District to C-4 Downtown
Commercial 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
Staff Member Carstens said that the request will facilitate development of a parking
structure at the existing 5th Street parking lot location. She said, although the OR
District allows a parking ramp as a conditional use, the C-4 zoning allows parking
structures as a permitted use. She noted C-4 also allows a greater mix of uses and
taller building height. She said some retail uses may be included in the ramp. She said
that the Historic Preservation Commission will provide an advisory design review and
the City Council ultimately will review the final design.
There were several public comments.
Dan LoBianco, Dubuque Main Street, spoke in favor of the request, and said that C-4
zoning is a more appropriate zone for this area.
Jeff Morton, 201 Bluff, representing Gronen Properties and Gronen Restoration, spoke
in favor of the request. He said that Gronen Properties manages the Roshek Building
and that there is a demonstrable need for additional employee parking. He said that
they expect between 1,300 and 1,400 employees.
Chairperson Stiles commended the parking structure design and asked staff if there has
been much response regarding the notification for the rezoning request in light of the
City's Bluffland Study.
Service People Integrity Responsibility Innovation Teamwork
Northwest Corner of Bluff and 5th Streets
The Honorable Mayor and City Council Members
Page 2
Staff Member Kritz said that he received one call from someone on Cooper Place
expressing concerns regarding the height of the structure.
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
cc: David Heiar, Economic Development Director
Service People Integrity Responsibility Innovation Teamwork
THE CTTY OF
DuB E
Masterpiece on the Mississippi
Dubuque
'~11~-
zom
PLANNING APPLICATION FORM
^Variance
^Conditional Use Permit
^Appeal
^Special Exception
^Limited Setback Waiver
®Rezoning
^Planned District
^Preliminary Plat
^Minor Final Plat
^Text Amendment
^Simple Site Plan
^Minor Site Plan
^Major Site Plan
^Major Final Plat
^Simple Subdivision
^Annexation
^Temporary Use Permit
City of Dubuque
Planning Services Department
Dubuque, IA 52001-4864
Phone:563-589-4210
Fax: 563-589-4221
^Certificate of Economic Non-Viability
^Certificate of Appropriateness
^Historic Designation
^Neighborhood Association
^Other:
Please type or urint legibly in ink
Property owner(s): City of Dubuque Phone: 563-589-4210
Address: 50 W. 13a' St. City: Dubuque State: IA Zip: 52001
Fax Number: 563-589-4221 Cellular Number:
Applicant/Agent: Same Phone:
E-mail Address:
Address: City: State: Zip:
Fax Number: Cellular Number: E-mail Address:
Site location/address: Northwest corner of Bluff and 5"' Streets.
Existing zoning: OR Proposed zoning: C-4 Historic District: Yes Landmark: N/A
Legal Description (Sidwell parcel ID# or lot number/block number/subdivision): Tax Parcel ID#10-25-207-038
Total property (lot) area (square feet or acres): 0.98 acres
Describe proposal and reason necessary (attach a letter of explanation, if needed): Proposed rezoning to C-4 is necessary to
designate property with a zoning district appropriate for redevelopment of the parcel for a parkins ramp and retail
CERTIFICATION: I/we, the undersigned, do hereby certify that:
1. It is the property owner's responsibility to locate properly 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. All additional required written and graphic materials are attached.
Property Owner(s): Date:
Applicant/Agent: Date: 7
FOR OFFICE USE ONLY -APPLICATION SUBMI CHECKLIST
Fee: y([1~ Received by: Date: ~~ ocket:
^ Site/sketch plan^ Conceptual Development Pla ^Photo ^ Plat
^ Improvement plans ^ Design review project description ^ Floor plan ^ Other:
our~ww
I Y'Iifi CHY OP.
'~ DUB E N
Masterpiece on t3,¢ Mi~sissip~a
Vicinity Map
Applicant: City of Dubuque
Location: Northwest Corner of Bluff and 5th Streets
Description: To rezone property from OR Office
Residential District to C-4 Downtown Commercial
District.
Legend
~'////~ Proposed Area to be Rezoned
Zoning
Base Data provided bu Dubuque County GIS
REZONING STAFF REPORT
Zoning Agenda: October 7, 2009
Property Address: NW corner of Bluff and 5t" Streets
Property Owner: City of Dubuque
Applicant: City of Dubuque
Proposed Land Use: Commercial/Parking structure
Existing Land Use:
Adjacent Land Use:
Parking lot
North -Residential
East -Commercial
South -Commercial
West -Residential
Former Zoning
1934 -Multi-family
1975 - OR
1985 - OR
Proposed Zoning: C-4
Existing Zoning: OR
Adjacent Zoning: North - C-4
East - C-4
South - OC
West - R-2/R-3
Total Area: 0.98 acre
Property History: The subject property was the former site for the Graystone Mansion
owned by A. J. Cooper. The home was demolished and a municipal parking lot
constructed in its place.
Physical Characteristics: The existing surface parking lot has frontage on Bluff and Stn
Streets and slopes to the southeast. The parking lot is bordered on the north by the
Mary of the Angels residential apartments; and an existing limestone retaining wall on
the west side of the parking lot.
Concurrence with Comprehensive Plan: The requested rezoning implements the
Land Use Element Goals 1.9, 2.1, 2.2, 2.4, 2.5, 2.6, 4.5, 5.3, 6.1, 6.6, 7.1, 7.2, 8.1, 9.1,
9.2, 9.4 and 9.7. The 2030 Future Land Use Map designates the site as institutional.
Impact of Request on:
Utilities: Existing utilities are adequate to serve the site for redevelopment.
Traffic Patterns/Counts: Bluff Street is designated as a principal arterial south of 6tn
Street. 2005 IDOT counts indicate 5,700 ADTs north of 5t" Street and 8,600 ADTs
south of 5t" Streets.
Public Services: Existing public services are adequate to serve the site.
Rezoning Staff Report - NW corner of Bluff and 5t" Streets Page 2
Environment: Staff does not anticipate any adverse impact to the environment
provided adequate erosion control is provided during all phases of redevelopment
of the parcel.
Adjacent Properties: Staff anticipates the two most likely impacts to adjacent
property will be an increase in vehicle trips associated with the redevelopment of
the site and a change in the visual look of the area once the site is redeveloped.
CIP Investments: The City has budgeted for the construction of a parking structure
on the subject parcel.
Staff Analysis: The City of Dubuque is requesting rezoning of the subject parcel from
OR Office Residential to C-4 Downtown Commercial District to facilitate the
redevelopment of the subject property for a parking structure. The subject property is
0.98 acre and is located at the northwest corner of Bluff and 5t" Streets. The existing
Office Residential District allows parking structures as a conditional use. The C-4
Downtown Commercial District allows parking structures as a permitted use.
The surrounding property is currently zoned for a mixture of commercial and multi-
family residential zoning. The property to the north and east is zoned C-4 Downtown
Commercial. The property immediately south of the parcel is zoned OC Office
Commercial. The property to the west is zoned a combination of R-2 Two-Family
Residential and R-3 Multi-Family Residential. The proposed rezoning to C-4 Downtown
Commercial represents an expansion of an existing C-4 Downtown Commercial District.
The City of Dubuque is proposing the rezoning to C-4 Downtown Commercial as it
allows greater flexibility in the number of uses allowed on the parcel. The City is
investigating the possible inclusion, as part of the parking structure, of storefronts along
Bluff Street as well as space for downtown bicycle commuters to store their bicycles,
including shower and changing facilities for bicyclists. The C-4 District also allows for a
greater building height when compared to the existing OR District. The C-4 District has
a 75-foot height restriction versus a 40-foot height restriction in the OR District.
The subject property and development of a parking structure is subject to advisory
design review by the Historic Preservation Commission as it is located within the
Cathedral Historic District.
Planning staff recommends that the Zoning Advisory Commission review Section 6-1.1
of the Zoning Ordinance that establishes criteria for granting rezoning requests.
,,
b !~ ~ Reviewed:.. ~ZI~~Q Date: ~`~- Il- ~
Prepared y
f:\users\mrettenb\wp\staffreports\bluff & 5th sts rezoning staff report.doc
Prepared by: Laura Carstens, City Planner Address: City Hall, 50 W. 13th St Telephone: 589-4210
Return to: Jeanne Schneider City Clerk Address: City Hall, 50 W. 13`" St Telephone: 589-4121
ORDINANCE NO. 51 -09
AN ORDINANCE AMENDING APPENDIX A (THE ZONING ORDINANCE) OF THE CITY OF
DUBUQUE CODE OF ORDINANCES BY RECLASSIFYING HEREINAFTER DESCRIBED
PROPERTY LOCATED NORTHWEST CORNER OF BLUFF AND 5TH" STREETS FROM OR
OFFICE/HIGH DENSITY MULTI-FAMILY RESIDENTIAL DISTRICT TO C-4 DOWNTOWN
COMMERCIAL 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 OR
Office/High Density Multi-Family Residential District to C-4 Downtown Commercial District to
wit:
City Lot 615, 616, 616A, S 8' of 617, S 62'6" of N 64' of City Lot 617, Lot 1 of City Lot
690, S 9/10' of N 1'6" of N 64' of City Lot 617, 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 19th day o O c t o b e r 2009.
~~~` ,~~
~~ ~ ~ ,.~~
Roy D. B.' I, Mayor
Attest:
Jeanne F. Schneider, City Clerk
f:\users\mrettenb\wp\council\ordinances\2009\bluff & 5th st rezoning 09_09 ord..doc