Zoning 521 Garfield Scot Potterplanning Services Department
(565) 58%4210 office
(563) 559-~2~1 fax
(563) 690-6678 7I)D
plamdng@cityofdubuque.org
The Honorable Mayorand City Council Members
City of Dubuque
City Hall- 50W. 13~ Street
Dubuque IA 52001
RE: Rezoning
Applicant: Scott Potter
Location: 521 Garfield Avenue
Description:
November 10, 2003
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 app cant spoke in favor of the request, reviewing the subject property and proposal to
construct a 12-unit SRO (single room occupancy) boarding house similar to the two 19-
unit SRO's he had built nearby on Garfield Avenue.
Staff reviewed surrounding zoning and land use and availability of parking in the
neighborhood.
There were no public comments.
The Zoning Advisory Commission discussed the request, noting that the applicant will
have to meet parking requirements or apply for a variance.
Recon~nendation
By a vote of 6 to 0, the Zoning Advisory Commission recommends that the City Council
approve the request.
A simple majodty vote is needed for the City Council to approve the request.
Respectfully submitted,
Eugene Bird, Jr., Chairperson
Zoning Advisory Commission
Attachments
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PLANNTNG APPL1;CATI'ON FORM
O~ Of Dubuque
Planning Services Department
Dubuque, ~A 52001-~86~
Phone: 563-589-¢210
Fax: 563-589-~221
[] Variance
[]O3ndiUona! Use Permit
~-Ispedal Exception
i-lUmited Set~ack Waiver
~--0ning
~Planned DistriCt
[] Preliminary Plat
[]Minor final Plat
[]Text Amendment
[]Simple 5ire Plan
[]Minor Site Plan
[] Mawr Site Plan
[] Major Fir~l Plat
[]Simple Subdivision
[-JAnnexation
[]Temporary Use Permit
[~Certificate of Economic Non-Viability
[]Certificate of Appropriateness
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CERT~RCATiON: I/we, the undersigned, do hereby certify that:
1. The information submitted herein is tzue and correct to the best of my/our knowledge and upon
submittal becomes public record;
2. Fees are not refundable and payment does not guarantee approval; and
3. All ad(~fional ~ wdtteo_ad3d_g~phic materials are attached.
Applicant/Agent: Date:
FOR OFF~CE USE ONLY - APPL~CATTON SUBMTITAL CHECKLZST
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[~]Site/sketch plan [] Conceptual Development Plan []Photo r-iPlat
[-][mprovement plans []Design review projec~ descripUon [-IFIoor plan [-JOther:
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VICINITY MAP
Applicant: Scott Potter
Location: 521 Garfield Avenue
Description: To rezone property
from R-2A AlternateTwo-Family
Residential District to OR Office
Residential
District.
Proposed Area to be ezoned
Rezoning Request
~ °°~¢z
'~-. ~ PropeCy to
be Rezoned
20
REZONING STAFF REPORT
Zoning Agenda: November 5, 2003
Property Address:
Property Owner:
Applicant:
521 Garfield Avenue
Scott Potter
Scott Potter
Proposed Land Use: Multi-Family Residential
Proposed Zoning: OR
Existing Land Use: Single-Family Residential
Existing Zoning: R-2A
Adjacent Land Use:
North - Commercial Adjacent Zoning: North - C-1
East - Industrial East - LI
South -Single & Multi-Family Residential South - OR
West - Single & Multi-Family Residential West- R-2A
Former Zoning:
1934 - B Business
1975 - R-4
1985- R-2A
Total Area: 5,000 square feet
Property History: A single-family residence was built at this location in 1890 and this
property has remained a residential use to the present.
Physical Characteristics: The property is a level 5,000 square foot lot with 50 feet of
frontage along Garfield Avenue and no alley access. The property is one lot removed
from the intersection of Garfield and Johnson Streets. On-street parking is allowed on
both sides of Garfield at this location.
Concurrence with Comprehensive Plan: The Comprehensive Plan makes no
recommendations for this area.
Impact of Request on:
Utilities: Existing utilities are adequate to serve the site.
Traffic Patterns/Counts: Garfield Avenue is designated as a residential street and
there are no current traffic counts available.
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.
Adjacent Properties: The applicant proposes to demolish an existing single-family
residence at 521 Garfield and replace it with a 12-reom boarding house for Iow to
Rezoning Staff Report - 521 Garfield Avenue Page 2
moderate income residents. Development of a 12-room boarding house may
create additional vehicle trips to and from the property and slightly increase the
demand for on-street parking. There is an existing 12-unit SRO at the northeast
corner of Johnson Street and Garfield Avenue and two 19-room SROs south of the
subject property. The addition of a 12-room SRO will concentrate 62 units of
single room occupancy style housing along 375' of Garfield Avenue frontage.
CIP Investments: None proposed.
Staff Analysis: The applicant is proposing to demolish an existing single-family
residence at 521 Garfield and replace it with a 12-room SRO. The requested rezoning
to OR Office Residential permits a rooming and boarding house at this location,
provided that adequate off-street parking is supplied (based on the Zoning Ordinance
requirement of .75 per tenant). The OR District is intended to serve as a transitional
zone between commercial, single-family and two-family residential areas through the
adaptive re-use of existing building stock, which would typically be residential in
character. The preamble of the OR District, however, states that the OR District is not
intended to have any application on land made vacant through intentional demolition.
The applicant has stated that he plans to vacate this lot by demolishing the existing
residence at 521 Garfield Avenue. This request represents an expansion of the
existing OR District.
The subject property is separated from the two 19-room boarding houses to the south
by a single-family residence at 515 Garfield Avenue. There is a single parcel zoned R-
3 west of the property. There is a single lot directly north of the subject property that is
zoned C-1 and accommodates a commercial woodworking shop. There are two single-
family homes behind the subject property between the subject property and the alley.
There are industrial uses across Garfield Avenue, including a railroad right-of-way and
brickyard. Parking is permitted on both sides of Garfield Avenue at this location.
This site is problematic because of the requirement that nine off-street parking spaces
be provided for the12~unit SRO. Access to the property is from Garfield Avenue with no
alley access. Off-street parking must be constructed to City standards and adequate
drainage and erosion control must be provided as per City Zoning and Engineering
standards.
Planning staff recommends that the Zoning Advisory Commission review Section 6-1.1
of the Zoning Ordinance that establishes the criteria for granting rezoning requests.
Prepared by: Laura Carstens, City PLanner Address: 50 W. 13th Street Telephone: 563-589-4210
ORDINANCE NO. -03
AN ORDINANCE AMENDING APPENDIX A (THE ZONING ORDINANCE) OF THE
CITY OF DUBUQUE CODE OF ORDINANCES BY RECLASSIFYING HEREINAFTER
DESCRIBED PROPERTY LOCATED AT 520 GARFIELD AVENUE FROM R-2A
ALTERNATE TWO-FAMILY RESIDENTIAL DISTRICT TO OR OFFICE 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 OR Office Residential
District, to wit:
Lot 2 Scharle Subdivision, and to the centeriine 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
2003.
Attest:
Terrance M. Duggan, Mayor
Jeanne F. Schneider, City Clerk