Zoning 1870 Asbury for County Right to LifePlanning Services Department
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Dubuque, Iowa 52001~4864
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The Honorable Mayor and City Council Members
City of Dubuque
City Hall - 50 W. 13th Street
Dubuque IA 52001
November 7, 2003
RE: Rezoning
Applicant: Dubuque County Right to Life
Location: 1870 Asbury Road
Description: To rezone property from C-1 Neighborhood Commercial District to C-2
Neighborhood Shopping Center 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, indicating that the small size of the subject
property restricts the potential number of land uses that can locate on the property.
Staff reviewed surrounding zoning and land use.
There were no public comments.
The Zoning Advisory Commission discussed the request, noting that the list of allowed
uses between C-1 and C-2 are very similar and that the proposed rezoning will not
adversely impact adjacent property.
Recommendation
By a vote of 6 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 submitte~J,
Eugene ~rd, Jr., Chairperson
Zoning Advisory Commission
Attachments
Service People Integrity Respor[sibility Lin, ovation Teamwork
PLANNING APPLICATION FORM
[] V~ri~nce '/:
E]ConditYoi~at Use Permi~-~ L]planned District
[]]Appeal []Preliminary Plat
F-iSpecial Exception [-IMinor Rnal Rat
E~Limited Setback Waiver ;i~¢~,A, ~ ~ ~,~t
Please type or print leqlbly in ink
Prope owner(s):
Address:
FqSimple Site Plan
I"lMinor Site Plan
[] Major Site Plan
[] Major Final Plat
F-1Simpte Subdivision
City of Dubuque
· Planning Services Departrr~nt
Dubuque, LA 52001-4864
Phone: 563-589-4210
Fax: 563-589-4221
[]Annexation
[]Temporary U~e Permit
[]Certificate of Economic Non-Viability
[~Cer~ificate of Appropriaten~
Phone:
State: ] Zip:
Fax Number:
Applicant/A~entk
Address:
Fax Number:.
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~Site/sk~ plan ~ ~n~p~at Development Plan ~Photo ~Plat
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Dubu~que Coun. ty ~
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REZONING STAFF REPORT Zoning Agenda: November 5, 2003
Property Address:
Property Owner:
Applicant:
1870 Asbury Road
Dubuque County Right to Life
Arthur Gilloon
Proposed Land Use: Commercial
Proposed Zoning: C-2
Existing Land Use: Commercial
Existing Zoning: C-1
Adjacent Land Use:
North- Single-Family Residential Adjacent Zoning: North-R-1
East - Church Campus East -R-1
South - Single-Family ResidentialSouth -R-1
West-Office/Single-Family Residential West-OS/R-1
Former Zoning:
1934 - Single family
1975 - R-2
1985 - C-1
Total Area 5,400 sq. ft.
Property History: The property was developed as a gas station in 1959 and has
served as a number of small commercial uses to the present.
Physical Characteristics: The subject property is a level 5,400 square foot triangular
shaped lot bounded by an alley on the west side, Asbury Road on the southwest side,
St. Ambrose Street on the east side and a single-family home on the north side. There
is an existing seven-space parking lot on the property with access to both St. Ambrose
Street and Asbury Road. There is a 1,230 square foot two tenant space commercial
structure on the north half of the property.
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: IDOT 2001 Annual Average Daily Traffic Counts indicate
11,900 vehicle trips per day along Asbury Road just north of the subject property.
Public Services: Existing public services are adequate to serve the site.
Environment: Staff does not anticipate any adverse impact to the environment as
the site is currently fully developed.
Rezoning Staff Report - 1870 Asbury Road
Page 2
Adjacent Properties: Due to the limitation in the size of the subject parcel,
commercial building and paved parking area, staff does not anticipate a dramatic
change in the commercial character of this property. Although there are some
uses permitted in the C-2 district that may be more intense, most are not likely to
locate on a parcel of this size.
CIP Investments: None proposed.
StaffAnalysis: The applicant is proposing to rezone a 5,400 square foot level
triangular shaped lot with a 1,200 square foot commercial building and seven paved
parking spaces from C-1 Neighborhood Commercial to C-2 Neighborhood Commercial
Shopping Center district. The parcel is located at the corner of Asbury Road and St.
Ambrose Street at a signalized intersection. The parking lot can be accessed from
either St Ambrose Street or Asbury Road. The subject property is located in a mixed
use neighborhood that is primarily single-family residential with an adjacent church
campus and dental office.
The subject property is fully developed and does not have adequate room for future
commercial expansion. Due to the limited size of the commercial building and
associated paved parking, staff does not anticipate that the commercial activity
generated by the proposed C-2 district will be much in excess of that generated by the
existing C-1 district.
Staff recommends that the Zoning Advisory Commission review the criteria in Section
6-1.1 of the Zoning Ordinance that establishes the criteria for granting a rezoning.
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 1870 ASBURY ROAD FROM C-1
NEIGHBORHOOD COMMERCIAL DISTRICT TO C-2 NEIGHBORHOOD SHOPPING
CENTER 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 C-1 Neighborhood Commercial District to C-2 Neighborhood Shopping
Center Distdct to wit:
Lot 1 of Lot 4 of Lot 128 and Lot 2 of Lot 4 of Lot 128 Finley Addition, and
to the centedine 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