Request to Rezone 2981 Central Avenue_Adam Johnson, PegasusPlanning Services Department
City Hall
50 West 13th Street
Dubuque, IA 52001 -4864
(563) 589 -4210 phone
(563) 589-4221 fax
(563) 690 -6678 TDD
planning@citvofdubuque.org
The Honorable Mayor and City Council Members
City of Dubuque
City Hall — 50 W. 13 Street
Dubuque IA 52001
Dear Mayor and City Council Members:
Jeff Stilbs, Chairperson PO-
Zoning Advisory Commission
Attachments
Masterpiece on the Mississippi
Applicant: Adam Johnson / Pegasus Properties
Location: 2981 Central Avenue
Description: To rezone property from R -1 Single - Family Residential District to OR Office
Residential District.
Dubuque
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2007
January 10, 2011
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 proposed project and available off -
street parking for the proposed 15 dwelling units and related tenant amenities.
Staff reviewed the surrounding zoning and land use, and noted provision of parking spaces,
number of dwelling units, the need to find adaptive re -use for existing vacant religious
properties, and the neighborhood benefits of reusing historically significant structures.
There was one public comment in support of the request, citing a positive impact on the
surrounding neighborhood.
The Zoning Advisory Commission discussed the request, noting that the request is appropriate
and 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 submitted,
cc: David Harris, Housing & Community Development Director
Service People Integrity Responsibility Innovation Teamwork
Masterpiece on the Mississippi
DVariance
['Conditional Use Permit
❑Appeal
['Special Exception
Limited Setback Waiver
Rezoning
Property Owner
Applicant/Agent:
Dubuque
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2007
Please type or print leciibly in ink
Fax Number: ( [
PLANNING APPLICATION FORM
❑Planned District
['Preliminary Plat
['Minor Final Plat
❑Text Amendment
❑Simple Site Plan
['Minor Site Plan
DMajor Site Plan
DMajor Final Plat
['Simple Subdivision
DAnnexation
DTemporary Use Permit
Property owner(s): r-erri,v5 r /v MC t,k.
Address: bop 5 Cit Cw l O / 0\ State: `L , Zip: i1(0
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Cellular Number: i �� y i "�� E -mail Address:
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Address: r-t 1. ) t Citl I estate: (I- ZipeP(t
Fax Number: e� iii `
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Site location /address: I S i'` i i./t of ( ?Pit ( (P PL 1 P)l'u. e.. ¶)b (�,,
Existing zoning: pa_ Landmark:
Proposed zoning: 0 K. Historic District: L `�
Legal Description (Sidwell parcel ID# or lot number /block number /su 0 lot (�t t4--- evvl4;
Total property (lot) area (square feet or acres): /g .O00 g ,4 f p c' 5',"C, 41) CL - 1 - 41r (YR4
Describe proposal and reason necessary (attach a letter of explanation, if eeded):. r'(ZOyt� f o Z, +r, OK
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CERTIFICATION: I /we, the undersigned, do hereby certify that: ct.ev )W Noe* W I 15 (/(,Iil 1±6
1. It is the property 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. All additional required writt -n and phic materials argattached.
I yes l ev, i
Date:
Date:
Phone:
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
DOther:
FOR OFFICE USE ONLY — APPLICATION SUBMITTAL CHECKLIST
Fee: Received by: Date: Docket:
❑ Site /sketch piano Conceptual Development Plan ❑Photo ❑ Plat
❑ Improvement plans ❑ Design review project description ❑ Floor plan ❑ Other:
Base Data Provided by Dubuque County GIS
Dubuque
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2007 DUB
Masterpiece on the Mississippi
Vicinity Map
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Applicant: Adam Johnson / Pegasus
Properties
Location: 2981 Central Avenue (Assisi
School)
Description: To rezone property from
R -1 Single - Family Residential District
to Office Residential District.
Legend
Proposed Area to be Rezoned
Zoning
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REZONING STAFF REPORT Zoning Agenda: January 5, 2011
Property Address: 2981 Central Avenue
Property Owner: Pegasus Properties, Mark Hope
Applicant: Same
Proposed Land Use: Residential Proposed Zoning: OR
Existing Land Use: Vacant/educational Existing Zoning: R -1
Adjacent Land Use: North — Institutional Adjacent Zoning: North — R -1
East — Residential /commercial East — C -1
South — Residential South — OR
West — Institutional /residential West — R -1
Former Zoning: 1934 —MF Residential
1975 — R -1
1985 — R -1
Property History: The property was first purchased by the Archdiocese in 1888 and the
Holy Ghost Church and school were built circa 1900. The property has served as an
elementary school to the church and has subsequently been vacated.
Physical Characteristics: The property is an approximately half -acre level lot with 157
feet of frontage along Central Avenue. Driveway access to the rear of the property is
located just south of the subject lot. The building is three stories in height with
approximately 5,000 square feet of area on each floor.
Concurrence with Comprehensive Plan: The Comprehensive Plan calls for this area
to remain residential. The Comprehensive plan also encourages mixed use
development and provision of housing.
Impact of Request on:
Total Area: 18,256 sq. ft.
Utilities: Existing utilities are adequate to serve the site.
Traffic Patterns /Counts: IDOT 2005 Annual Average Daily Traffic Counts indicate
9,600 vehicle trips per day along Central Avenue just north of the subject property.
Conversion of the old school building to 15 residential units will generate
approximately 97 vehicle trips per day. However, the traffic generated may be
similar to, or less than, that generated by the former school use. The proposed
Rezoning Staff Report — 2981 Central Avenue Page 2
access to Central Avenue will be from a 24 -foot wide private driveway just north of
the subject lot.
Public Services: Existing public services are adequate to serve the property.
Environment: Staff does not anticipate any adverse impact to the environment as
the site is fully developed and conversion of the structure should generate no
additional impacts.
Adjacent Properties: The subject property is bordered by the church campus to the
north, the former convent and proposed multi - family dwelling to the south, steep
hillside and ball fields to the west and the 64 -foot wide Central Avenue right -of -way
to the east. There are businesses and single - family homes across Central Avenue
to the east. Therefore, the proposed multi - family residence is somewhat isolated
from the adjacent single- and two- family residential use and should have very
limited impact on the other adjacent properties.
CIP Investments: None proposed.
Staff Analysis: The applicant is proposing to rezone an approximately 18,200 square
foot parcel that accommodates the former Holy Ghost School from R -1 Single- Family
Residential to OR Office Residential, to enable the structure to be converted into 15
residential units. The proposal includes 23 dedicated parking spaces on the subject lot
that will satisfy the current Unified Development Code parking requirements for multi-
family dwellings. The applicant proposes to close an existing 30 -foot wide curb cut on
the south side of the subject lot and create a new curb cut directly north of the subject
property. This will provide access across the church property to the side and rear of the
subject property.
The proposed rezoning represents an expansion of an existing OR District. The
existing OR district encompasses former Holy Ghost Convent building located to the
south of the subject lot. The applicants also propose to convert the former Holy Ghost
Convent building creating 10 residential units in addition to the 15 units proposed for
the subject property.
The proposed conversion of the subject building will generate approximately 97 vehicle
trips per day onto Central Avenue. The amount of traffic generated may be similar to,
or Tess than, the traffic generated by the former school use. Central Avenue carries
approximately 9,600 vehicle trips per day and the potential additional traffic generated
by the proposed development will have little impact on the overall traffic flow.
The property is bordered primarily by institutional and multi - family uses to the north and
south and a wooded bluff on the west side of the subject lot. There are ground floor
commercial with upper story residential structures across Central Avenue from the
Rezoning Staff Report - 2981 Central Avenue Page 3
subject property. The conversion of the property to multi - family residential use should
have very limited impact on these properties. There are a number of vacant church
properties throughout the community that include church buildings, schools and
rectories. These buildings often lie idle and tend to deteriorate and have the potential to
create blight in the neighborhood. Conversion of these old structures in an effort to
revitalize the area and save the structure should have a positive impact on the adjacent
properties in the neighborhood and the community in general.
Staff recommends the Commission review the criteria established in Article 9 -5 of the
Unified Development regarding zoning reclassification.
Prepared by: (."1- c-b-,.'`� Reviewed:
t
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. 4 -11
AN ORDINANCE AMENDING TITLE 16 OF THE CITY OF DUBUQUE CODE OF
ORDINANCES, UNIFIED DEVELOPMENT CODE, BY RECLASSIFYING
HEREINAFTER DESCRIBED PROPERTY LOCATED AT 2981 CENTRAL AVENUE
FROM R -1 SINGLE - 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 Title 16 of the City of Dubuque Code of Ordinances, Unified
Development Code, is hereby amended by reclassifying the hereinafter described
property from R -1 Single - Family Residential to OR Office Residential District, to wit:;
Lot 1 of 1 Paragon Square, 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 18th day of January 2011.
Roy D. Buol, Mayor
Attest:
Jeanne F. Schneider, City Clark