Zoning UD Conceptual plan chgPlm'~ng Services Depar?ment
City Hall
50 West 13ffi Street
Dubuque, Iowa 520014864
(563) 589~-210 office
(563) 5894221 fax
(563) 69o-6678 I12D
plarmJng@cityofdubuque.or g
September 8, 2003
The Honorable Mayor and City Council Members
City of Dubuque
City Hall - 50 W. 13th Street
Dubuque IA 52001
RE: Rezoning
Applicant: University of Dubuque/Alan Burr
Location: South Campus - Student Apartments
Description:
Determination of Significant Change from Adopted Conceptual Plan
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 reviewed with the Commission that the proposed change will increase the
number of stories of the next three student apartments from three to four. The number of
dwelling units would increase from 35 to 41. The number of parking spaces will be
increased to maintain the same parking ratio as previously approved.
The Zoning Advisory Commission discussed the request, noting that public comments
during the public hearing on this request did not focus on the size of the apartment
buildings, but rather on storm water and traffic. Commissioners noted the access road
from Highway 20 was restricted to only serving the student apartments, They also noted
that the project has been constructed in compliance with the City's storm water control
policies.
Recommendation
By a vote of 5 to 0, the Zoning Advisory Commission found that the proposal is not a
significant change from the adopted conceptual plan,
No formal action of the City Council is required. This material is being provided for
information only.
Respectfully submitted,
Eugene"Bird, Jr., Chairperson
Zoning Advisory Commission
Attachments
Service People Integrity · Responsibi]ity Innovation Temmwor k
MEMORANDUM
August25,2003
TO:
FROM:
Zoning Advisory Commission
Kyle L. Kritz, Associate Planner ~' ~/'~'
SUBJECT: Determination of Significant Change for University of Dubuque Campus
Housing Project.
INTRODUCTION
The University of Dubuque amended their Institutional Distdct in October 2002 to allow
the construction of apartment-style housing for upper class students of the University of
Dubuque. The name of the project is University Park Village, and the first phase of
three buildings is neadng completion. The University of Dubuque is requesting that the
next three buildings be built to four stodes in height rather than the three stories of the
existing buildings. The construction of the additional story will allow an additional six
apartment units to be constructed, increasing the total number of units from 35 to 41.
Attached to this memo is information supplied by the University of Dubuque that
explains the changes proposed to University Park Village.
DISCUSSION
The Zoning Advisory Commission is being asked to review the requested changes, and
determine whether they are significant enough to warrant the filing of a new petition.
Section 3-5.2(D)(7)(e) of the Institutional District Regulations allows that, "after
recording of a final site development plan, changes not inconsistent with the purpose or
intent of this section may be approved by the Zoning Commission. Changes affecting
the purpose or intent of this section shall require a new petition to be filed."
Attached to this memorandum is a copy of Ordinance 84-02 that was adopted as part of
the Institutional District amendment to allow the student housing and a copy of the
minutes from the October 2002 meeting, at which the Zoning Advisory Commission
reviewed the amendment request.
In general, the comments received from the public at the October 2002 meeting focused
on the potential extension of the private roadway from U.S. Highway 20 to the north.
The Zoning Advisory Commission, as part of their approval, limited extension of the
private roadway and directed the University of Dubuque to submit the extension of the
roadway as a separate amendment to the institutional District.
Memo to the Zoning Advisory Commission
Determination of Significant Change - University of Dubuque Student Housing
Page 2
ACTION STEP
The Zoning Advisory Commission is being requested to determine whether the
proposed changes by the University of Dubuque to the student housing that is part of
the University Park Village is consistent with the purpose and intent of the University of
Dubuque institutional district.
KK/mkr
Attachments
UNIVERSITY of
DUBUQUE 2000 University Avenue'Dubuque, IA 52001-5099
August 18, 2003
Kyle Kritz
Associate Planner
piarming Services Department
City Hall
50 West 13t~ Street
Dubuque, IA 52001
Dear Mr. Kritz:
The first three buildings of the University Park Village are now completed and all apartments
have been leased for the fall semester. In order to provide more apartment style housing for ot~
upper class students the University would like to have the option to increase the number of floors
on the second three apartment buildings. The existing three buildings have three levels with two,
four-bedroom apartments per floor. The next three buildings would have fou~ levels with two,
five-bedroom apartments on each level and be equipped with elevators. The new buildings would
have an increased foot print of only 200 square feet per building and would be located in the
exact locations as show on the current intuitional district plato This would increase the number of
students living in University Park Village from a previous design total of 136 to 184 which would
include one full time Resident Hall Director.
Parldng required for this facility as determined by the zoning ordinance is 1.5 spaces per
apartment. The o 'nginal design allowed for 112 parking spaces for 35 total apartmem units or 3.2
parking spaces per unit. The new design would decrease this ratio to 112 parking spaces for 41
apartment units or 2.7 parking spaces per unit. A small bit of green space could be ut'flized for
perking that could increase parking by 30 spaces. This could increase the total parking spaces to
132 and increase the ratio back to 3.2 parking spaces per apartment.
The University feels that this is a relatively small increase in the scope of the project and falls
within the parameters of the zonin4; amendment granted to the University at the beginning of the
first phase of the project. The University would hlce to proceed with design and construction of
the second three buildings of the University Park Village as soon as financing or funding is
arranged.
School of Buslness · School of Liberal Arts · School of Professional Programs · Theological Seminary
Please let me know at your earliest oppommity if any further zoning action will need to be taker~
Attached is an artist's rendering of the completed project with the second three build'rags at four
stories. Also attached is the original site plan for your reference. If you have any questions
please feel free to contact me at any time.
Cordially,
Alan L. Burr
Vice President of Finance and Auxiliary Services
Attachments: Artist's Rendering of Proposed University Park Village
University Park Village Site plan
Minutes - zoning Advisor~jCommission
October 2, 2002
Page 4
jay Winger stated that he woUld repair thealley to'City specifica?ons beCause of damage
ca~ecl dUr!ngdemolition Of the residential structure.. H~ said he would make these
imProvements, at his expense.
Staff Member Hemenway reviewed the request, noting the allowed number of dwelling
units in an R-4 dlatrict and.the required off-street~parkingfor standard apartments 'and for
housing for-people with disabilities.
Commissioners reviewedthe elevationsof the subject property; comparing the alley level
to the Sarmundlng .property. Commissioners .were concerned that access from the
proposed parking area along the alley to the struCture Would. not meat:ADA requirements:.
CommissionemdisCUsSed parking issues: Commissi0ners feltthattheproject may betoo~
intense for the neighborhood, and:if the eight-plax were develOPed, it is PossiBle that the
units would .be rented to people other than those with.disabilities.:
Commissioners stated that ifthe units were rented.to the general publio there would not be
adequate parking for this.site. Commissioners discussed requiring that the units be rented
to only. handicapped individuals. Staff members stated that after conferring with City Legal
Staff,' they determined that this requirement may not be'legal; and maybe very diffiCUlt to
enforce, Commissioners d'=cuSSed alternatives to R-4 zoning~ includi~ng R-3 ZOning: Staff
stated that there would be IC~t area and setback issues if:zoned R-3, and that a conditional
use permit would: be: necessary.
Motion by Stiles, seconded by Smith, to apprOve the. rezoning, as submitted.. The motion
was den ed bythe folloWing vote: Aye ~Bird; Nay- Smith, Christ, Stiles and 'Roush.
~ PUBUC HEARINGIAMEND ID DISTRICT~UNIVERsITY OF:DUBUQUE: Application of..-
the: University of Dubuque to amend the ID .Institutional District to allow conStruCtion of new
student apartments 800 feat east Of DeVon Drive and north 6f U;S~ Highway 20,
Commissioner Roush absta!ned fi.om discuSSion due fo a conflict.
Tammy Wall stated that she is the Dean of:Student Life at the University of. DUbuque and
introduced Allan Burr, Project'Manager, and Marty Johnson, Architect. She discussed the ·
former commercial zoning for the property and .stated that the proper~y was rez0necl ~to
Institutional District. to enable the University of Dubuque to ·build additional housing for
. ~students. She Stated the university of Dubuque Wants: to; keep the Students on campus
and plans'to bUild a:lew~ensity, village~sty e, 34-uni[apaE,~ent comPle~ She statedthat
the. un~vers!ty woUld construCt :116 parking .spaces adjacent to the ap~nt complex--She
discussed the ~)rop°Sed pdvate ddve access', fromm, the apa,~t~ent complex to Bennett
Street. :She saidScreeningWould be provided ai0ng the drive. = '
· ~ Mike Donahue,'2230;West 3~ Street. spoke in oPPOSition to the extension of the access
road because of concerns with traffic, noise and litter.
Minutes" Zoning Advisory Commission
October 2; 2002
Page 5
Jim CdPPes, 2~80'Hale Street, said-he is against the project because of. drainage
concerns. He stated that he feels the UniverSity of Dubuque should use the eXistieg
access on the west side of the ball field. ·
Laura Lange, 2240 Pasadena,i said that housing for studentS is'needed. Shesaid many
students have to live two or three miles away from.campUs which is inconvenient.
Charlotte Meyer, 2240 Pasadena, said.the existing d0rms are full and new, more spacious,
student housing is needed.
John Rodham, 2153 Hale Street, said he is concerned with the access road and'traffic
Jerry McFadden, 86 Collins· Street, said he is COncamed with potential storm water
generated by the COmplex. Hesaid it Would exacerbate, an already bad'situation. Hesaid .
· that the pmp0sed roadway would cause additi0nal traff~: prOl~lems~ He:~id he. feels the,
existing student housing is. alreadY a problem.. He said there is in'excess of 125 additional
- cars a day on Collins Street from the student t~0uSing.
Vicky Metz, 2353 west Street, said Shehas concerns with traffic and parldng~
Alan Burr said therewould be no thick traffiq along the proposed aCCeSS mad. He said the
access road is needed for pedestrian and b~ traffic and f0t fire access. He said the
street would be narrower than Standard City streets= winding:, with :pedestrian .crossings,
curb and.gutter and storm sower. He said the Street design would 'discourage Cut-through
traffic and handle Storm water runoff. Mr. Burr discussed future development plans for the
Bennett and Grace. ~:area. He also statad~ that: the residences adjacent to the
proposed access road WOuld'be buffered by an'eXisting'Parking lot.
Marry Johnson discussed the parking area for the proposed student housing.
Staff Member Kritz stated that.this is an amendment to the Institutional District. He said
that the institutional zoning district is-applied to COlleges and hOSpitals. He ·said that the
proposed 34-unit aP~nt complex represents a significant on-campus expansion and,.
therefore, requires an amendment to the institutional district. He said that the University is.
proposing to build.34 Unita with:3,4 off~street parking sPaces per unit~ Wh!ch.exceeds the
1.5 spaces normally required for.multi,family hodsing~ He said .that emergeiicY, vehicles
that are'eastbound.on Dodge s'treet would able.~drive across the median and uti!ize ·
~ right-in/rightTou~access serving theaPartment complex. He said the pr°P0sedT00-foot
access road will not be. built to City standards. He saidlthat storm water will be required to
be detained.
· Commissioners discussed limiting the extension 0f the access road north to the last
aPartment building: Mr. Burr stated.that the:funding .is in place for the soccer field and
associated parking, c0mmissi0nem discussed theProp0sed'access road and expressed ' .
COncerns with-the extension Of the drive to Benneff Street: :
MinuteS.- Zoning Advisory Commission
OCtober 2, 2002 '
Page 6 .
Motion by Christ, seconded by Sales; to approve the request withthe condilions thai: 1) the
access mad terminate in a cul-de-sac at the northernmost apartment Until further review,
and; 2) parking for the soccer fields be COnstructed COncurrent wilfi the development. The
motion was approved by the following vote: Aye- Smith,' Christ, Stiles and Bird; 'Nay'-
'None; Abstain - 'Roush.
PUBUc HEARING',REZONINGtGRANDVIEW AVENUE UNITED ME'FHODIST.CH~CH:
ApplicatiOn of. Grandview'Avenue United .Methodist .Church to rezone property located
southwest'of John-Wesley Drive and north of Asbury Plaza Shopping Center, in
conjunction 'with annexation, from AG Agricultural to CS Commercial service&Wholesale
District.
Mac Klingler, 11696 King Arthur Court, said. he represents Grandview Avenue United
Methodist Church. He said that the church owns47 aores on two contiguous parcels. He
said. fliat they Wish to rezone an approximately 26-acre parcel behind Asbury plaza.and
adjacent to the soccer fields and-the Brimeyer farm: He said the Parcel is land-lockedby
adjacent proPerties and the church grounds. He said that the because of rapid
dev/elopment in the area a rezoning0f this property is appropriate.
~ Douglas Coates, ~13218 Derby Grange Road; stated thathe Owns property On the west side
- _.~ of the proposed.rezoning. He questioned perm~ed uses and access to the proPerty.
Staff Member .K~i!z said that Grandview'Avenue United .Methodist Church is seeking a
rezoning in COnjunction with. an annexation for this-property. He said that the. proPerty
abuts the third phase of the Asbury Plaza. PUD. 'He Said the area will develop primar~y for '
large box retail, which is not compatible with the eXisting residential zoning~ He said that
the property is not visible from the- Northwest Arterial and that access will be through
Asbury Plaza on a standard City street. He said that City water and.sewer could be
prov~ed to'the s'f~e~
Commissioner Stiles said that he feels this is an appropriate type of development for the
area. Staff Member Kritz said that there .mini,warehousing was proposed for the property
directly adjacent tothis. Commissioners discussedthe uses permitted in a CSdistrict and
felt .they are appropriate for this location.
Motion .by Stiles, seconded by Christ, to approve the rezoning as submitted. The motion
was approved by the following vote: Aye - Smi~', Christ, Stiles and Bird; Nay - None:
Abstain - Roush.
ITEMS FROM STAFF: Tom Nesler, 847 Grandview Avenue, reviewed a proposed plat
with'the Commission. He statod he wants to modifYan existing lot tayobt to allow for the
sale of a portion oftheproperty to an adjacent'property owner. He stated.that in doing so,
he will create two. lotS, one of which.will not have.frontage on 'a platted street. He stated
that access would continue .to be taken fr0m'Grandview Avenue by way of a recorded
easement. Commissionem discuSSed MrJ Nesler's proposal and steted that if the lot split