Zoning 2635 Windsor Moose Ldg
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Plarnúng Services Department
City Hall
50 West 13th Street
Dubuque, Iowa 52001-4864
(563) 589-4210 office
(563) 589-4221 fax
(563) 690-6678 TDD
P lanning@cityofdubuque.org
www.cityofdubuque.org
01: JUL ¡ 2 ~,;¡ !C: l¡
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July 8, 2004
The Honorable Mayor and City Council Members
City of Dubuque
City Hall - 50 W. 13th Street
Dubuque IA 52001
RE: Rezoning
Applicant: John Herrig/Moose Lodge #355/James Christensen
Location: 2635 Windsor Avenue
Description: To rezone property from C-1 Neighborhood Commercial District to OC
Office Commercial 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, reviewing the functions that the Moose Lodge
typically uses their Lodge for, the number of Lodge members, and the typical meeting size.
Staff reviewed surrounding zoning and land use, and reviewed how parking is calculated for
a private club. Staff noted that a maximum of 42 off-street parking spaces could be created
on the proposed parcel.
There were no public comments.
The Zoning Advisory Commission discussed the request, particularly focusing on the
provision of off-street parking and whether there would be sufficient parking if the Lodge
were to be used for wedding receptions or bingo.
Recommendation
By a vote of 4 to 3, 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,
E.:u~i!~~.
Eugene Bird, Jr., Chairperson I'/!¡L-...
Zoning Advisory Commission
Attachments
Service
People
Integrity
Respo",ibility
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PLANNING APPLICATION FORM
0 Variance fiRezoning
DConditional Use Permit DPlanned District
DAppeal DPreliminary Plat
DSpecial Exception DMinor Final Plat
DUmited Setback Waiver []Text Amendment
DSimple Site Plan
DMinor Site Plan
0 Major Site Plan
0 Major Final Plat
DSimpie Subdivision
Please tvoe or Drint leaiblv in Ink
] amu Ch!l.i6;tenMn - PUfLc.ah.al. e Co n.;(:f1.a.c,t
Property owner(s): Lo[¡l<1.f OJ1dPJI o~ MOOM Lodrr# 355
Address: 2635 (¡J;[nd6o!1. Ave.
Oty: VlLblLQlLe
Fax Number: 563-582-3334
Mobile/Cellular Number.
Applicant/Agerit: lr"m HeJ1h1g/MooAP-11("6 Main-ÐBO, IA 52001
Address: 13750 SrlJ1J1ell r anp
Oty: VTlbTlqTlP
Mobile/Cellular Number: 543- 3366
Fax Number: 587- 33'14
Site location/address: 2(,,'15 fdind¡¡r'J1 Aup
VTlbTlqTlP Iowa.
Oty of Dubuque
Planning Services Department
Dubuque, IA 52001-4864
Phone: 563-589-4210
Fax: 563-589-4221
DAnnexation
[]Temporary Use Permit
DCertificate of Economic Non-Viability
DCertificate of Appropriateness
DOther:
Phone:563-556-142 1
State:-1A-Zip: 52001
563- 543- 3366
Phone: 563-556-1421
State: .1A- Zip:52002
52001
Existing zoning: ('- 1
Proposed zoning: ~ Histoñc Distñct: - Landmark:
Legal Description (Sidwell parcel ID# or lot number/block number/subdivision): r oj" 1 & 2 ChJ1Ù:t.rn.óen.6
l1.ddi::tÁon, Ci:j"-V o~ VlIfJ/lqr¡r VtLblLOlLe Co[Lf'l.;tu. Iowa 10-13-258-006 & 10-13-258-007
TotalpropertyOot)area(squarefeetoracres): 77632 n 52 Q{'!1r
Describe proposal and reason necessary (attach a letter of explanation, if needed): £a.yr¡;[£.tj o!1.:i.en.;ta;ted
p!1.:i.va.:te lod¡¡e(d'.lIQ wi.th bOc.,Ú11, Mea.lbM and ~[L;tUfLe b:i.n.ç¡o/banQlLd Mea. ¡'O!1. ¿¡mill
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CERTIFICATION: l/we, the undersigned, do hereby certify that:
1. The information submitted herein is true and oorrect to the best of my/our knowledge and upon
submittal beoomes public record;
Fees are not refundable and payment does not guarantee approval; and
All adärt:ional required wñtten and graphic mateñals are attached.
2.
3.
Property awner(s):
Applicant! Agent:
Date: 4130/2004
Date: 4/õn,l?nn4
Fee!:~D Reœived by: It-~
OSite/sketch plan 0 Conceptual Development Plan
01mprovement plans DDesign review project description
APPUCATION SUBMnTAL CHECKUST
Date:4j3tfo1Docket:
OPhoto DPlat
OAoor plan DOther:
R.1
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Vicinity Map
Applicant: John Herrig/Moose Lodge
#355/James Christensen
Location: 2635 Windsor Avenue
Description: To rezone property
from C-1 Neighborhood Commercial
District to OC Office Commercial
District.
I::¡:~:¡!¡.:I Proposed Area to be Rezoned
0 Zoning boundary
REZONING STAFF REPORT
Zoning Agenda: July 7, 2004
Property Address:
2635 Windsor Avenue
Property Owner:
James Christensen
Applicant
John HerriglMoose Lodge #355
Proposed Land Use:
Commercial
Proposed Zoning: OC
Existing Land Use: Vacant
Existing Zoning: C-1
Adjacent Land Use:
North - Vacant/Residential Adjacent Zoning: North - C-1/R-2
East - Cemetery East - R-1
South - Single-Family Residential South - R-2
West - Single-Family Residential West - R-2
Former Zoning:
1934 - Two-Family
1975-C-1
1985 - C-1
Total Area: 22,000 sq. ft.
Property History: The property was originally developed in 1910 as a greenhouse. An
additional greenhouse and retail store was added in 1963. The property was vacated in
2002.
Physical Characteristics: The property is an approximately 22,000 square foot level lot
bounded by Windsor Avenue, Clinton Street, a public alleyway at the rear and a single-family
residence to the south. There is an existing 6,000 square foot retail building at the north end
of the property. The greenhouses have been removed from the south portion of the
property.
Concurrence with Comprehensive Plan: Goal 2.3 of the Land Use Element states, "To
provide opportunities for neighborhood commercial centers, to assure compatibility with
residential, property." Goal 6.2 of the land Use Element states, 'To buffer and protect
incompatible uses from each other." The Proposed Land Use Map recommends commercial
development for this property.
Impact of Request on:
Utilities: Existing utilities are adequate to serve the site.
Traffic Patterns/Counts: The IDOT 2001 annual average daily traffic counts indicate
7,080 vehicle trips along Windsor Avenue approximately five blocks south of the subject
property and 4,150 vehicle trips along Windsor Avenue directly north of the subject
property.
Public Services: Existing public services are adequate to serve the site.
Rezoning Staff Report - 2635 Windsor Avenue
Page 2
Environment: Staff does not anticipate any adverse impact to the environment provided
adequate erosion control and storm water control is provided during development of a
paved parking area. Construction of a parking lot at this location will require that storm
water conveyance measures be reviewed and approved by the City of Dubuque
Engineering Department.
Adjacent Properties: The subject property is bounded on three sides by single-family
residential development. The addition of a 6,000 square foot private club and
associated parking may generate noise, lights, activity and vehicular traffic that may
have a negative impact on the adjacent single-family homes. Private clubs are a
conditional use in an OC district. The Zoning Board of Adjustment must review and
approve the private club, and notification of all properties within 200 feet of the subject
lot is required. The Board may place conditions on the private club to help mitigate
potential impacts.
CIP Investments: None proposed.
Staff Analysis: The applicant is proposing to purchase the former Christensen's
Greenhouse property and develop a private club. The property is currently zoned C-1
Neighborhood Commercial district and the applicant is requesting to rezone to OC
Office/Commercial district. Private clubs are a conditional use in an OC district.
The property is an approximately 22,000 square foot level lot that has an existing 6,000
square foot single-story commercial building on the north portion. The greenhouses have
been removed from the southern portion of the property and it is currently vacant. There are
additional vacant greenhouse buildings across the alley to the west of the subject property
and on one lot directly across Clinton Street north of the subject property. Linwood
Cemetery is across Windsor Avenue from the subject property. A portion of three sides of
the subject lot is bordered by single-family residential development.
The uses permitted in an OC district generally are low intensity commercial and office uses
similar to those permitted in a C-1 district. The applicant is proposing to develop a private
club, which will have a bar and such activities as bingo and wedding receptions. The
applicant stated the club may be open to the public. These activities may generate noise,
traffic, lights and activity, sometimes late into the evening. The Zoning Board of Adjustment
will review the applicant's request for a conditional use permit and may impose conditions to
help reduce these potential impacts.
Staff recommends that the Board review Section 6-1.1 establishing the criteria for granting a
rezoning.
Prepared by: ~H:E"""EI-1 \V~ Reviewed:
¡f I ~ Date:
6-2Q-oL(
Prepared by: Laura Carstens City Planner Address: 50 W. 13th Street Telephone: 563-589-4210
ORDINANCE NO. 49-04
49
-04
AN ORDINANCE AMENDING APPENDIX A (THE ZONING ORDINANCE) OF THE
CITY OF DUBUQUE CODE OF ORDINANCES BY RECLASSIFYING HEREINAFTER
DESCRIBED PROPERTY LOCATED AT 2635 WINDSOR AVENUE FROM C-1
NEIGHBORHOOD COMMERCIAL DISTRICT TO OC OFFICE COMMERICAL
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 OC Office Commercial District,
to wit:
Lot 1 and Lot 2 Christensens Addition, 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 19th day of
July
2004.
Terrance M. Duggan, Mayor
Attest:
Jeanne F. Schneider, City Clerk
c-c' d~ '
Attn: Dubuque City Council
Re: Rezoning of property at 2635 Windsor
This note is in protest of the rezoning of property at 2635 Windsor uom a C-l
Neighborhood Commercial District to an DC Office Commercial District for the use of
the Moose Lodge. .
r have resided on Hennepin St just adjacent to this property off of Windsor for the past 19
years. r cannot imagine more traffic flow and congestion of parking in this area. We
currently have a barllounge dining establishment in this area (Michael's Bar X) within
feet of the proposed property. r uequently have problems finding a parking spot now to
be able to go to my home. r don't wish to walk for blocks to be able to carry my
groceries into my home.
As per the statement made by Commissioner Martha Christ in the Telegraph Herald on
Thursday July 8 the building's new neighbor, a cemetery, won't be adversely affected by
an increase in traffic. The cemetery is not the only neighbor in this area. What about
when we have the Memorial Day Function at Linwood Cemetary which produces much
traffic congestion and events at the 2 other business establishments where could we
possibly go with all the cars? Residential homeowners without off street parking should
be considered in this decision as well.
Hopefully the city council will consider this in their decision of this rezoning issue.
r thank you for your time and consideration to this matter.
~~Æd
Cheryl Schick