Request to Rezone_39 Bluff Street, Gary Carner, Franklin InvestmentPlanning 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 @cityofdubuq ue.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:
THE CITY OF
Dui
Masterpiece on the Mississippi
Dubuque
E
2007
February 10, 2011
Applicant: Gary Carner, Franklin Investment LLC
Location: 39 Bluff Street
Description: To rezone property from R -3 Moderate Density Multi - Family Residential
District to OR Office Residential District.
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 he plans to convert the former
Central Alternative School into 21 apartments and that the building would retain its original
appearance. The project engineer also was present.
Staff reviewed surrounding zoning and land use, the availability of off - street parking, and
density allowed by the existing R -3 zoning.
There was one public comment requesting additional details regarding the project.
The Zoning Advisory Commission discussed the request, and felt it is appropriate.
Recommendation
By a vote of 5 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,
),1
Jeff Stiles, Chairperson
Zoning Advisory Commission
Attachments
cc: David Harris, Housing & Community Development Director
Service People Integrity Responsibility Innovation Teamwork
Masterpiece on the Mississippi
❑Variance
❑Conditional Use Permit
❑Appeal
DSpecial Exception
DLimited Setback Waiver
Dubuque
'111.'
2007
Address: (29O �r�l'Sc3vl
Applicant/Agent: arw G'. r vi.Pv
Address: LZSO Tr.
Fax Number: '(r *4'?
Site location /address: Z Li.1.Fl= "I
PLANNING APPLICATION FORM
❑Planned District
❑Preliminary Plat
DMinor Final Plat
DText Amendment
['Simple Site Plan
DMinor Site Plan
❑ Major Site Plan
❑Major Final Plat
❑ Simple Subdivision
DAnnexation
❑Temporary Use Permit
Please type or print Ieaibly in ink
Property owner's): 6 - Y2 hi( tt r ti v 1 e Phone:
City: il')tlb * ue State:
Fax Number: vtstti.'2 Cellular Number: C— tF3 " ZY
Phone:
Cellular Number: E -mail Address:
City of Dubuque
Planning Services Department
Dubuque, IA 52001 -4864
Phone: 563-589-4210
Fax: 563 - 589 -4221
❑Certificate of Economic Non - Viability
D Certificate of Appropriateness
❑ Historic Designation
DNeighborhood Association
DOther:
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Zip:
City: o tate: _t Zip: 5
Existing zoning: — , S Proposed zoning: Historic District: f p"t _ Landmark:
E -mail Address: Kcn I . ? LL.( (t+ i/t4ire_
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Legal Description (Sidwell parcel ID# or lot number /block number /subdivision):
Total property (lot) area (square feet or acres): Z.
Describe proposal and reason necessary (attach a letter of explanation, if needed):TS
r 2 1-4 - - i = b lz _ - 1 A- G- M 1- U Z 1.7 ak! t S
CERTIFICATION: I /we, the undersigned, do hereby certify that:
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 written and grap2hic materials are attached.
Property Owner(s):
Applicant/Agent: Date:
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FOR FFICE USE ONLY — APPLICATION SUBMITTAL CHECKLIST 1
Fee: 1 )- ° Received by: Date: — L 1 Docket:
›waite/sketch piano Conceptual Development Plan
Date:
❑Photo 0 Plat
❑ Improvement plans ❑ Design review project description ❑ Floor plan ❑ Other:
Franklin School Preservation Project
Matthew Lundh Architect PC
Dubuque, Iowa
AERIAL PHOTOGRAPH - SITE PLAN
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Zoning Request
January 3, 2011
(563) 690 -1487
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Franklin School Preservation Project
Matthew Lundh Architect PC
Dubuque, Iowa
O DEMOLITION - SITE PLAN
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Zoning Request
January 3, 2011
(563) 690 -1487
Franklin School Preservation Project
Matthew Lundh Architect PC
Dubuque, Iowa
21 PROPOSED UNITS
36 PARKING SPACES REQUIRED
EXISTING PARKING
PLAN
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1" = 60•_0
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Zoning Request
January 3, 2011
(563) 690-1487
Dubuque na are or
'lII DUB
2007
Masterpiece on the Mississippi
Vicinity Map
Applicant: Gary Carner, Franklin
Investment LLC
Location: 39 Bluff Street
Description: To rezone property from
R -3 Moderate Density Multi - Family
Residential District to OR Office
Residential District.
Legend
Proposed Area to be Rezoned
RaRP Data PrnvirlMrl by Dam in! IP C;nunty C?IS
REZONING STAFF REPORT Zoning Agenda: February 2, 2011
Property Address: 39 Bluff Street
Property Owner: Gary Carner, Franklin Investment LLC
Applicant: Gary Carner, Franklin Investment LLC
Proposed Land Use: Residential Proposed Zoning: OR
Existing Land Use: Vacant Existing Zoning: R -3
Adjacent Land Use: North — Residential /Office Adjacent Zoning: North — R -3 /OR
East — Residential /Office East — OR
South — Vacant /Open Space South — R -2
West — Vacant /Residential West — OR
Former Zoning: 1934 — Multi - Family Residential; 1975 — R -3; 1985 — R -3
Total Area: Approximately 2 acres
Property History: The property was subdivided as part of the original City Lots in the
late 1800s and was developed residentially. The property was purchased in 1856 by
the Dubuque Board of Education and Franklin School was built at this site in 1910. The
property has been vacant since the school district closed Central Alternative School in
2009.
Physical Characteristics: The subject property is a relatively level 2 -acre lot with
approximately 200 feet of frontage along Bluff Street. The property abuts the relatively
steep Kelly's Bluff along its western boundary. The property accommodates a three -
story building with approximately 8,000 square feet of area per floor, and associated
parking with driveway access onto Bluff Street. The subject building is set back
approximately 25 feet back from the public right -of -way at its closest point and is
approximately 70 feet away from the nearest adjacent residential structure.
Concurrence with Comprehensive Plan: The Comprehensive Land Use Plan
recommends that this area be Institutional and Mixed -Use Residential. The
Comprehensive Plan also encourages a mix of compatible residential uses and creation
of affordable housing.
Impact of Request on:
Utilities: Existing utilities are adequate to serve the site.
Rezoning Staff Report — 39 Bluff Street Page 2
Traffic Patterns /Counts: The applicant's intention is to convert the former school
building into 21 residential units that will generate approximately 135 vehicle trips
per day. Vehicles from this site will exit and enter either north or south onto Bluff
Street, then to either Dodge or Locust Streets. The Iowa Department of
Transportation 2005 Average Daily Traffic Counts indicate approximately 6,200
vehicle trips per day on Bluff Street just north of the subject property. Dodge
Street just south of the subject property has approximately 29,900 vehicle trips per
day and Locust Street has approximately 13,000 vehicle trips per day just east of
the subject property. The adjacent public streets should easily accommodate the
traffic generated from this site which should be similar to, or less than, that
generated by the former school use. Also, residential traffic should be spread out
more evenly throughout the day than the school's traffic was.
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 almost fully developed and any further reconfiguration of the parking lot,
or addition of garages, will require that storm water control is provided.
Adjacent Properties: The proposed residential use, while more densely developed
than the adjacent residential and office uses, should not generate any more noise
or activity than the former school use. However, the school's activities were
generally confined to school hours and closed evenings and on the weekends,
whereas residential activity will be spread out throughout the day and into the
evenings. The existing parking area on the subject lot is directly adjacent to
several residences with frontage along Bluff Street. Also, conversion of this historic
structure will prevent it from remaining vacant which can potentially have negative
impacts on the neighborhood.
CIP Investments: None proposed.
Staff Analysis: The applicant's request is to rezone approximately 2 acres of property
located at the south end of Bluff Street from R -3 Moderate Density Multi - Family
Residential district to OR Office Residential district. Under R -3 district regulations, if the
property were to be replatted, it would be possible to develop 4 six- plexes on this site
for a total of 24 residential units. The applicant is proposing to convert the former
Central Alternative School Building (originally Franklin School) into a residential
development with 21 units. The building is a three -story, approximately 20,000 square
foot, historic structure built in 1910 that is currently vacant. The applicant also
proposes to reconfigure the parking lot behind and ultimately provide garages in
addition to the surface parking for the residential units.
Access to this site will still taken from a 24 -foot drive aisle onto Bluff Street just south of
the subject building. This access is bordered by vacant property on the south and
Rezoning Staff Report — 39 Bluff Street Page 3
residences across Bluff Street to the east. Bluff Street, and the connecting Locust and
Dodge Streets, should easily be able to accommodate the traffic generated by this
development.
The applicant has indicated that the existing parking lot will be reconfigured and that
garages for the residential units may be added at some point in the future. Currently, a
21 unit residential development would require 32 paved off- street parking spaces. The
existing parking lot exceeds this requirement.
As with several rezoning requests in the past, this request is to reutilize a currently
vacant school building creating additional housing units in a primarily residential area.
The proposed development is denser than most of the adjacent residential uses,
however, it may not exceed the amount of noise, activity and impact on the
neighborhood than the former school use created.
Staff recommends that the Zoning Advisory Commission review the criteria established
in Article 9 -5 of the Unified Development Code regarding zoning reclassification.
Prepared by:
Reviewed: Date: / • ZC • "/
f: \users\kmunson \wp\boards- commissions\zaastaff reports\zac staff reports 2011\39 bluff street (carner) 01_25_11.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. 14 -11
AN ORDINANCE AMENDING TITLE 16 OF THE CITY OF DUBUQUE CODE OF
ORDINANCES, UNIFIED DEVELOPMENT CODE, BY RECLASSIFYING
HEREINAFTER DESCRIBED PROPERTY LOCATED AT THE 39 BLUFF STREET
FROM R -3 MODERATE DENSITY MULTI - 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 -3 Moderate Density Multi- Family Residential District to OR Office
Residential District, to wit:
Lot 1 of 2 of 1 City Lot 600, Lot 2 -2 City Lot 600, Lot 3, 4, 5 and 6 City Lot
600, City Lot 597A, City Lot 597, City Lot 596, Lot 2 of 2 City Lot 595, Lot 2
of 1 City Lot 595 and Lot 2 -1 -2 City Lot 600, 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.
Attest:
Passed, approved and adopted this 22 day of February, 2011
Roy D. Buol, Mayor
Matthew Lundh Architect PC
Dubuque, Iowa
Franklin School Preservation Project
REMOVE EXISTING
\ RAMP AND DRIVE /
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O DEMOLITION - SITE PLAN
Zoning Request
January 3, 2011
(563) 690 -1487