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Hillcrest Family Services Request to Rezone
Planning 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@cityofdubuque.org The Honorable Mayor and City Council Members City of Dubuque City Hall — 50 W. 13 Street Dubuque IA 52001 THE CITY OF Dubuque DUB E Masterpiece on the Mississippi ,111r Applicant: Hillcrest Family Services Location: 2005 Asbury Road Description: To amend the Hillcrest Family Services ID Institutional District to allow construction of a chapel and a classroom /recreational facility. Dear Mayor and City Council Members: Discussion Chairperson Stiles removed himself from the table due to a conflict of interest. There were no public comments. The Zoning Advisory Commission discussed the request, noting that the proposal is well thought out and addresses past concerns raised by Commissioners and neighbors. A simple majority vote is needed for the City Council to approve the request. / Respectfully submitted, :v J ill_ ( NrC Charlie Miller, Vice Chairperson Zoning Advisory Commission Service People Integrity Responsibility Innovation Teamwork 2007 May 5, 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. The applicant spoke in favor of the request reviewing the proposed location of new chapel, classroom and gymnasium buildings on the campus. Mr. Gansemer reviewed the rezoning history and Tong -term plans for the facility. He described recent plans involving the City and Dubuque Community School District. He reviewed that the portable classroom will be removed once the new facility is ready for occupancy. Staff reviewed the reasons for amending the ID Institutional District, availability of City water, sanitary sewer and storm sewer. Staff also noted that a 10 -space parking lot is planned that also will provide an area for busses to load and unload. Recommendation By a vote of 5 to 0, with one abstention, the Zoning Advisory Commission recommends that the City Council approve the request. 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. 32 -11 AN ORDINANCE AMENDING TITLE 16 OF THE CITY OF DUBUQUE CODE OF ORDINANCES, UNIFIED DEVELOPMENT CODE, RESCINDING ORDINANCES 41- 92, 55 -00, 18 -03 AND 08 -09, AND APPROVING AN AMENDED CAMPUS DEVELOPMENT PLAN FOR HILLCREST FAMILY SERVICES INSTITUTIONAL DISTRICT. FOR A NEW CHAPEL, GYMNASIUM AND CLASSROOM BUILDING. 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 and rescind Ordinances No. 41 -92, 55 -00, 18 -03 and 08 -09 and adopting a revised campus development plan for a new Chapel, Gymnasium„ and Classroom Buildings for the Hillcrest Family Services Institutional District for the following property, to wit: All of Lot 2 of Lot 2 of Lot 1 of Lot 1 of Link's Subdivision, except the southeasterly 38 feet thereof, Lot 2 of the Subdivision of Lot 1 of Lot 2 of Mineral Lot 261; Lot 1 of the Subdivision of Lot 1 of Lot 2 of Mineral Lot 261, Mettel Link Place; Lot 2 of Lot 2 of Lot 1 of Lot 2 of Lot 1 of Lot 1 of Link's subdivision; Lot 1 of Lot 1 of Lot 2 of Lot 1 of Lot 1 of Lot 2 of Lot 1 of Lot 1 of Link's Subdivision; and Lot 1 of Lot 1 of Lot 1 of Lot 1 of Lot 1 of Lot 2 of Lot 1 of Lot 1 of Link's Subdivision; Lot 1 and Lot 2 of Peterson's Subdivision; all of Lot 2 of Lot 2 of Lot 1 of Lot 1 of Link's Subdivision except for the southeasterly 38 feet thereof, Lot 4 of 1 and Lot 5 of 1 of Link's Subdivision, and to the centerline of the adjoining public right -of -way, all in the City of Dubuque, Iowa. Section 2. That in order to accomplish the purposes of the ID Institutional district and of the Zoning Ordinance, the above - described property is subject to the following conditions and restrictions: Ordinance No. -11 Hillcrest Family Services ID District Page 2 A. Use Regulations The following regulations shall apply to all uses made of land in the above - described ID Institutional District: 1. Principal permitted uses shall be limited to the following: a. Residential care facilities. b. Classrooms. c. Offices for administrative personnel or other institutional employees or affiliates. d. Place of religious exercise or assembly for the primary use and benefit of institutional residents or affiliates. e. Off - street parking and loading. f. Recreational or athletic facilities for the primary use and benefit of institutional residents or affiliates. g. Existing private uses of structures situated within an ID District for which the R -3 District standards shall apply. 2. Conditional use shall be regulated by Section 5 -22.2 of the Unified Development Code. 3. Accessory uses shall be regulated by Section 5 -22.3 of the Unified Development Code. B. Lot and Bulk Regulations Development of land in the ID Institutional District shall be regulated as follows: 1. That the proposed chapel, gymnasium and classroom buildings shall be located in substantial conformance with the attached amended conceptual development plan. 2. A minimum front yard setback of 25 feet is required for all structures. 3. That all previously- approved campus development plans are hereby superseded to allow for the attached development plan. C. Site Development Standards The site development standards for this ID Institutional District shall be established as follows: Ordinance No. -11 Hillcrest Family Services ID District Page 3 1. Site plans shall be submitted in compliance with Section 12 Site plans of the Unified Development Code. 2. New outdoor lighting shall comply with Section 13 -3.1 Site Lighting of the Unified Development Code. 3. That storm water from new facilities shall comply with Section 13 -3.3 Storm Water Management of the Unified Development Code. 4. Landscaping and screening requirements shall be established in accordance with the requirements of Section 13 -4.4 of the Unified Development Code. 5. Trash enclosures shall comply with Section 13 -4.9 Exterior Trash Collection Areas of the Unified Development Code. D. Sign Regulations The sign regulations shall be the same as that which are allowed for ID Districts in Section 15 -11.13 of the Unified Development Code of the City of Dubuque, Iowa. E. Parking Standards The off - street parking requirement for the principal permitted uses for the herein described ID Institutional District shall be regulated as follows: 1. That 20 off - street parking spaces shall be added adjacent to the proposed gymnasium /classroom buildings. 2. That new off - street parking spaces shall be designed and constructed in compliance with Section 13 -3.5 Parking Lot Layout of the Unified Development Code. 3. Any significant expansion or reduction in the number of off - street parking spaces must be reviewed by Planning Services staff for compliance with the adopted Hillcrest Family Services Institutional District. F. Transfer of Ownership Transfer of ownership or lease of property in this ID Institutional District shall include the transfer or lease agreement, the provision that the purchaser or leasee acknowledges awareness of the conditionals authorizing the establishment of this district. Ordinance No. -11 Hillcrest Family Services ID District Page 4 G. Modifications Any modifications of this Ordinance must be approved by the City council in accordance with zoning reclassification proceedings of Section 9 -5 of the Unified Development Code. Section 3. The foregoing amendment has heretofore been reviewed by the Zoning Advisory Commission of the City of Dubuque, Iowa. Section 4. This Ordinance shall take effect immediately upon publication, as provided by law. Attest: Passed, approved and adopted this 16th day of May 2011. ) 3: s _ Key' S. Firnsta , I; Acting City Clerk Roy D. B4fil, Mayor CITY OF DUBUQUE, IOWA OFFICIAL NOTICE NOTICE is hereby giv- en that the Dubuque City Council will con- duct a public hearing at a meeting to com- mence at 6:30 p.m. on Monday, May 16, 2011, in the Historic Federal Building, 350 West 6th Street, on the follow- ing: Rezoning Request of Hillcrest Family Service to amend the Hillcrest Family Services ID In- stitutional District for property located at 2005 Hillcrest Road to allow construction of a chapel and a classroom /recreational facility Copies of supporting documents for the pub- lic hearing are on file in the City Clerk's Office and may be viewed during normal working hours. Written comments re- garding the above rezoning may be sub- mitted to the City Clerk's Office on or be- fore said time of public hearing. At said time and place of public hearing all interested citizens and parties will be given an oppor- tunity to be heard for or against said rezoning. Any visual or hearing impaired persons needing special assis- tance or persons with special accessibility needs should contact the City Clerk's Office at (563) 589-4120 or TDD (563) 690 -6678 at least 48 hours prior to the meeting. Kevin 5. Firnstahl Acting City Clerk It 5/7 STATE OF IOWA {SS: DUBUQUE COUNTY CERTIFICATION OF PUBLICATION I, Suzanne Pike, a Billing Clerk for Woodward Communications, Inc., an Iowa corporation, publisher of the Telegraph Herald,a newspaper of general circulation published in the City of Dubuque, County of Dubuque and State of Iowa; hereby certify that the attached notice was published in said newspaper on the following dates: May 07, 2011, and for which the charge is $16.35. fcle Subscribed to before me, . , •t,ry Public in and for Dubuque County, Iowa, this day of ,� ' , 20 // otary Public in and for Dubuq e County, Iowa. MARY K. WESTE_'AME Commission Number 154 PCY OFFICIAL PUBLICATION ORDINANCE NO.32 -11 • AN ORDINANCE AMENDING TITLE 16 OF THE CITY OF DUBUQUE CODE OF ORDINANCES, UNI- FIED DEVELOPMENT CODE, RESCINDING ORDINANCES 41 -92, 5 18-03 AND 08- 09, AND APPROVING AN AMENDED CAM - PUS DEVELOPMENT PLAN FOR HILLCREST FAMILY SERVICES INSTITUTIONAL DIS- TRICT FOR A NEW CHAPEL, GYMNA- SIUM AND CLASS- ROOM BUILDING. 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 and rescind Ordinances No. 41 -92, 55 -00, 18 -03 and 08 -09 and adopting a revised campus development plan for a new Chapel, Gymna- sium„ and Classroom Buildings for. the Hillcrest Family Services Institutional District for the following property, to wit: All of Lot 2 of Lot 2 of Lot 1 of Lot 1 of Link's SubdiVision, except the southeasterly 38 feet thereof, Lot 2 of the Subdivision of Lot 1 of Lot 2 of Mihe>•al Lot 261; Lot 1 of the Subdivision of Lot 1 of Lot 2 of Mineral Lot 261, Mettel Link Place; Lot 2 of Lot 2 of Lot 1 of Lot 2 of Lot 1 of Lot 1 of Link's subdivision; Lot 1 of Lot 1 of Lot of Lot 1 of Lot 1 of Lot 2 of Lot 1 -of Lot 1 of Link's Subdivision; and Lot 1 of Lot 1 of Lot 1 of Lot 1 of Lot 1 of Lot 2 of Lot 1 of Lot 1 of Link's Subdivision; Lot 1 and Lot 2 of Peterson's Subdivision; all of Lot 2 of Lot 2 o Lot 1 of Lot 1 of Link's Subdivision except for the south- easterly 38 feet thereof, Lot 4 of 1 and Lot 5 of 1 of Link's Subdivision, and to the centerline of the adjoining public right - of -way, all in the City of Dubuque, Iowa. Section 2. That in order to accomplish the purposes of the ID . Institutional district and of the Zoning parking spaces snail ne added adjacent to the proposed gymnasium/ classroom buildings. 2. That new off - street parking spaces shall be designed and con- structed in compliance with Section 13-3.5 Parking Lot Layout of the Unified Develop- ment Code. 3. Any significant expansion or reduction in the number of off - street parking spaces must be reviewed py Planning Services staff for compliance with the adopted Hillcrest Family Services Institutional District F. Transfer of Ownership Transfer of ownership or lease of property in this ID Institutional District shall include the transfer or lease agreement, the provi- sion that the purchaser or lessee acknow- ledges awareness of the conditionals author- izing the establishment of this district. G. Modifications Any modifications of this Ordinance must be .approved by the City council in accordance with zoning reclassi- fication proceedings of Section 9 -5 of the Unified Development Code. Section 3. The foregoing amendment has heretofore been reviewed by the Zoning Advisory Commission of the City of Dubuque, Iowa. Section 4. This Ordi- nance shall take effect immediately upon publication, as provided by law. Passed, approved and adopted this 16 day of May 2011. /s/Roy D. Buol, Mayor Attest: /s /Kevin S. Fimstahl, Acting City Clerk Published officially in the Telegraph Herald Newspaper the 20th day of May ,2011 /s /Kevin S. Firnstahl, Acting City Clerk 1t 5/20 STATE OF IOWA {SS: DUBUQUE COUNTY CERTIFICATION OF PUBLICATION I, Suzanne Pike, a Billing Clerk for Woodward Communications, Inc., an Iowa corporation, publisher of the Telegraph Herald,a newspaper of general circulation published in the City of Dubuque, County of Dubuque and State of Iowa; hereby certify that the attached notice was published in said newspaper on the following dates: May 20, 2011, and for which the charge is $58.29. Subscribed to before m this . day of Notary Public in and for Dubuque County, Iowa, ,20/ otary Public in and for Dub que County, Iowa. MARY K. WESTERME) Comm uion Number 154 Cort'm THE CLTY OF DUB Masterpiece on the Mississippi ['Variance ['Conditional Use Permit ['Appeal ['Special Exception ❑Limited Setback Waiver ®Rezoning /PUD Address: Fax #: 583 -7026 Dubuque Lt Y. ' -007 PLANNING APPLICATION FORM ['Preliminary Plat ['Major Final Plat ['Minor Final Plat ['Simple Site Plan DMinor Site Plan El Major Site Plan 200V Asbury Roar! ['Simple Subdivision ['Text Amendment ['Temporary Use Permit ['Annexation ['Historic Revolving Loan ❑Historic Housing Grant Please type or print legibly in ink Property owner(s): Hi 11 crest Family Services Phone: (563) 583 -7357 City: Dubuque Cell #: E -mail: Applicant /Agent: Gary L. Gansemer Phone: (563) 583 - 7357 State: Iowa zip: 52001 Address: 2005 Asbury Road city: Dubuque Fax #: 583 - 87026 Cell #: 543 - 6374 E -mail: Site location /address: 2005 Asbury Road Existing zoning: ID Proposed zoning: ID District: Institutional Property Owner(s): Applicant /Agent(s): FOR OFFICE USE ONLY �/ l Fee q .0 U Received by: /% " 77 Planning Services Department City Hall — 50 W. 13 Street Dubuque, IA 52001 -4864 Phone: 563-589-4210 Fax: 563- 589 -4221 planninq@ cityofdubuque.orcl ['Certificate of Appropriateness DAdvisory Design Review (Public Projects) ['Certificate of Economic Non - Viability ❑ Historic Designation ['Demolition in Conservation District ['Neighborhood Assoc. NO- State: Iowa Zip: 52001 ggansemer @hillcrest- fs.org Date: i Docket: Landmark: DYes [Do Legal Description (Sidwell parcel ID# or lot number /block number /subdivision): 1022428006, 1022428005, 1022428004 Total property (lot) area (square feet or acres): 7.5 acres Describe proposal and reason necessary (attach a letter of explanation, if needed): see attached letter CERTIFICATION: I /we, the undersigned, do hereby certify /acknowledge that: 1. It is the property owner's responsibility to locate property lines and to review the 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 graphic materials are attached. Date: Date: 4/6/11 April 6, 2011 Dear Mr. Kritz: family services A ministry of the Iowa Conference of the United Methodist Church and the Synod of Lakes and Prairies, Presbyterian Church (USA) Accredited by the Joint Commission on Accreditation of Healthcare Organizations Mr. Kyle Kritz Planning Services Department City Hall 50 West 13 Street Dubuque, Iowa 52001 Hillcrest Family Services is seeking an amendment to our Institutional District to allow the construction of new facilities to dramatically improve the services offered to children and families served in Dubuque. Attached you will find our application, fee and addendums to this letter. We propose building an approximately 5,800 square foot Chapel consisting of two floors of approximately 2,400 square feet on each level. This building will be built on parcel 1022428006 of our present district. The exterior, interior and site location views are included in attachments to this letter. The upper level will be used for worship, other spiritual activities and an occasional gathering location. The lower level will be constructed to allow a fellowship and a much needed meeting space. In February 2009, Hillcrest sought and received approval to extend our Institutional District to our properties on 1985 and 1989 Asbury Road for the purpose of the construction of a one -story Chapel. This amendment was approved by the Zoning Advisory Commission on February 4, 2009, and subsequently approved by the City Council on February 16, 2009. In September 2009, Hillcrest was informed that the long - range transportation plan to improve traffic flow through the west end of Dubuque included plans to align Clarke Drive with Wilbricht Lane, which would eliminate the present corner of Wilbricht Lane and Asbury Road, thus impacting our proposed Chapel. Although we know that this transportation plan has no specific completion date set, Hillcrest decided to look at other alternatives on our campus so as to not create a problem for the City of Dubuque or Hillcrest when Asbury Road receives its much needed traffic flow improvements. We decided to reconsider parcel 1022428006, where we originally had envisioned the facility in 2005. ADMINISTRATION 2005 Asbury Road Dubuque, IA 52001 563/583 -7357 Toll Free: 877/437 -6333 Fax: 563/583 -7026 wwwhillcrest-fs.org 2 Hillcrest has engaged Straka Johnson Architects and Conlon Construction to construct this Chapel for Hillcrest. The Hillcrest Board of Trustees on March 31, 2011, authorized the start of the construction of this facility as soon as approval and final drawings are completed. Donated funds have been received and are pledged to make this facility possible in conjunction with interim financing until pledges are received. In 2009, the primary concern of neighbors was the increased parking demand it would put on the neighborhood. This facility in the new location will be immediately adjacent to our present parking area, which will be complimented by the planned expanded parking area that will be built in conjunction with our other development on parcels 1022428005 and 1022428004, which is described below. Hillcrest also seeks to construct a classroom and recreational facility on parcels 1022428005 and 1022428004. The proposed facility is pictured in attachments to this letter. The gymnasium would be approximately 5300 square feet in size and the proposed classroom, office and wellness center space would be approximately 7,700 square feet. The interior walls will be concrete block with a primarily brick exterior. The facility will be built so as to accommodate the expansion of a second classroom floor as the demand for our special education program increases. At that time, exterior stairwells and an elevator would be added to the site. A new parking lot, with drive - through for school bus drop -off and pick -ups, will have approximately 20 new stalls. Hillcrest is presently determining whether we will drill wells for geothermal heating and cooling underneath this parking area. During the construction of these facilities, it will be necessary for Hillcrest to negotiate with the City for some temporary parking spaces at Flora Park to accommodate the ongoing operations of our Residential Education programs. Hillcrest also plans to add an emergency generator to this facility to allow it to be used for emergency placement of our residents in the case of a sustained power outage or other natural disaster. It is also Hillcrest's intent to make this facility available for emergency usage if there is a natural disaster elsewhere in the community requiring access to emergency shelter. Hillcrest has been actively engaged with the Dubuque Community School District since the summer of 2008 to come up with a plan for the creation of an improved educational facility for the approximately 125 students that Hillcrest is educating under contract with the Dubuque Community School District. Due to the many demands for physical improvements with the School District and the limitation on available funds, it is abundantly clear to Hillcrest that we need to construct a facility that will enhance our twenty -three private public partnership with the Dubuque Community School District to insure that special needs students' academic, behavioral and recreational needs are located in one location. Hillcrest is tentatively scheduled to appear before the Dubuque Community School Board on April 25, 2011, to share our plan and to receive a renewed commitment to continue this special partnership. The needs of our residents for a regularly accessible recreational facility and improved training classrooms have been a vision of Hillcrest since well before I became involved in 1988. It has become clear to all that the physical and emotional struggles that our children have endured require bold action on Hillcrest's part at this time rather than continuing to wait for other community alternatives to develop. The Hillcrest Board of Trustees also approved moving ahead with this project at their March 31, 2011 meeting. Hillcrest is engaging EPIC Construction and IIW Engineers and Surveyors on this project. Planning is underway for this project, and it is planned that construction will begin this year as soon as after zoning approval and funding is secured. Hillcrest intends to seek financing for this project and at the same time seek corporate, foundation and individual gifts. Parcel 1022428015 on Hillcrest Road and parcel 1022428004 on Wilbricht Lane is the location for the double -wide trailer that Hillcrest has been using since 2000 for our special education program. The Zoning Commission and the City Council extended their permission for our utilization of this trailer in 2009 due to the high demand for our special education services and the hope that the planning process with the Dubuque Community School District would result in a new facility to accommodate the special education needs of our students. The construction of the new classroom and gymnasium will allow Hillcrest to remove the double -wide trailer from its present location on an interim basis to our parking area on parcel 1022428803, until construction is completed and students can move into the new building. Upon completion of the facility, the double - wide will be removed from its location off of Wilbricht Lane. Hillcrest also plans to remove a much outdated portable trailer on 1022428016 that has been grandfathered in for Hillcrest since prior to my arrival at Hillcrest in 1988. These proposed amendments to our institutional district are meant to expand our service capacity, effectiveness and to sustain our history of public private partnerships. I am pleased to answer any questions, and I look forward to an upcoming review by the Zoning Commission. Sincerel Gary L. Gansemer President /CEO 3 ID Ira l I 1:4111116k A61 • Base Data Provided by Dubuque County GIS 1 10 2007 THE CITY OF DUB Masterpiece on the Mississippi Vicinity Map Location: 2005 Asbury Road N Applicant: Hillcrest Family Services Description: To amend the Hillcrest Family Services ID Institional District to allow construction of a chapel and a classroom /recreational facility. Legend Hillcrest Family Services ID District Zoning Path: H: \Planning Services \Vicinity Maps\ZAC Vicinity Maps \projects \Hillcrest Family SerAmend ID 04_12_11.mxd COMPUTER IMAGE - EAST COMPUTER IMAGE - SOUTH MAIN FLOOR PLAN COMPUTER IMAGE - WEST COMPUTER IMAGE - NORTH -WEST MAIN FLOOR PLAN L"Ji melt Lo ...... 'Js'II c.,: to .�'.:... may._ Y�lY1O w.�.... >v!• " " IIW, P.C. f • © COPYRIGHT 2)11 ALL RIGHTS RESERVED THESE DOCUMENTS HAVE SEEN PREPARED SPECIFICALLY FOR THIS PROJECT ONLY, NO PART OF THIS DOCUMENT MAYBE REPRODUCED OR DISTRIBUTED IN ANY FORM WITHOUT THE PERMISSION OF INV P.C. ALL INFORMATION IN THIS DOCUMENT IS CONSIDERED PROPERTY OF 111 P.C. SITE PLAN HILLCREST CLASSROOM/GYMNASIUM Sheet Number A0.1 Project Number Issue Date 04/26/11 A, ® 1111111 11 1 1 taNI 116,_ DRl�N1 f Ay d Z BEEN RED CEO TEGRITY.EXPERPSE.SOLUTIONS • • I Iw ENGINEERS d SURVEYORS. P.C. THESE DOCLIMENTZ HAVE BEEN PREPARED SPECIVICALLY FOR 7111S PROJECT ONLY. 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No: 253x: X545 2445 ViV HILLCREST RD, m ;.2933 WILBRICHL LN 2474 1 i0. 1 1865 i1 • 1910 ,2.595 0 • . 1 2105 ji 2197 crest family services A ministry of the Iowa Conference of the United Methodist Church and the Synod of Lakes and Prairies, Presbyterian Church (USA) Accredited by the Joint Commission on Accreditation of Healthcare Organizations April 15, 2011. Dear Friend and Neighbor of Hillcrest Family Services, For many years Hillerest Family Services has been planning for the improvement of our campus to better serve the students and residents that learn and live in our beautiful neighborhood. We are present working diligently on plans to construct a chapel, a gymnasium, and a new classroom building off our Wilbricht Lane side of our campus. These facilities will help fulfill our dreams of many years. Hillcrest is hosting two nei • hborhood meetin • s at 6:00 P.M. Tuesda Aril 26 and Wednesda April 27 in our Board Room in the Barbara Butler Center (formerly the Baby Fold) at 2005 Asbury Road. I invite you to join me as I share with you the plans and answer your questions. Some of you came two years ago to learn of our plans for the chapel, but our plans changed because of long range street improvement plans along Asbury Road. I encourage you to come back again and learn of our new plans. At that time I spoke of eventually building the gym and classrooms and now I can share those specifics plans. We are also investigating the future growth of Hillerest within the neighborhood and I would like to share those thoughts with you as well. Some of you within the immediate neighborhood of 2005 Asbury Road will receive an official notification from the city soon on a zoning hearing on May 4th regarding our request to add these facilities. Some of you will not officially be notified because you are out of their required notification area. I grew up two blocks away on Bunker Hill, across the street from the tennis courts. I walked past Hillcrest many times either to get a loaf a bread for my Mom from White's Grocery; to deliver papers on Asbury, Mullen, Ogilby, and Hillcrest Road; play on the antique fire engine in Flora Park, or to go to a classmate's house on Chaney to play football in the large lot of the then Kerper property. Little did I realize then that I would be involved today in a- building effort that would so drastically improve the lives of the children served by Hillcrest Family Services. I hope that you can join me to learn of our exciting plans. If you are unable to make it and would like an individual showing of the plans please feel free to call me at 583 -7357 to set up a time. Sincerely, Gary L. Gansemer President /CEO ADMINISTRATION 2005 Asbury Road Dubuque, IA 52001 563/583-7357 Toll Free: 877/437 -6333 Fax: 563/583 -7026 www.hillcrest-fs.org PLANNED DISTRICT STAFF REPORT Zoning Agenda: May 4, 2011 Project Name: Hillcrest Family Services Property Address: 2005 Asbury Road Property Owner: Hillcrest Family Services Applicant: Gary L. Gansemer, President/CEO Proposed Land Use: Institutional Proposed Zoning: ID Existing Land Use: Institutional Existing Zoning: ID Adjacent Land Use: North — Residential Adjacent Zoning: North — R-2 West — Residential West —R-1 South — Residential/park South —R-1 East —Office/Residential East — OS/R-1 Flood Plain: No Total Area: 7.5 acres Water: Yes Existing Street Access: Yes Storm Sewer: Yes Sanitary Sewer: Yes Previous Planned District: In February 2009, the Institutional District was amended by adding properties at 1985 and 1989 Asbury Road into the Institutional District to facilitate construction of a new chapel. In April 2009, the ID was amended to extend the use of the portable classrooms for another three years until 2012. Purpose: The purpose of the Institutional District amendment is to allow the construction of a chapel in a new location than was previously approved in 2009 as well as the construction of a new classroom building, gymnasium and off-street parking. Physical Characteristics: The subject property where the new facilities are to be constructed is located on the north side of Wilbricht Lane and generally slopes to the south. The property is open space at this time except for the mobile classroom and existing walkways. Conformance with Comprehensive Plan: The Comprehensive Plan Land Use Map notes that this area should be mixed residential development. The Comprehensive Plan encourages the concept of mixed use development to facilitate diverse and self- sufficient neighborhoods and also recommends buffering incompatible uses from each other. Planned District Staff Report — Hillcrest Family Services - Page 2 Staff Analysis: Streets: The proposed development will include a new 20 -space parking lot with access to Wilbricht Lane. No other changes to public streets are proposed. Sidewalks: Public sidewalks are existing along Wilbricht Lane and any damage resulting from construction of the new facilities will require replacement and repair. Parking: The applicant is proposing to provide a new off - street parking area adjacent to Wilbricht Lane. The parking lot will have a total of 20 spaces and provide a location for buses to load and unload. Currently, there are approximately 102 paved off - street parking spaces on the Hillcrest Family Services campus. Approximately 80 of these spaces are communal spaces to be used campus -wide. The remainder of the spaces are dedicated to residential housing. There are also 30 spaces leased from the City in the parking lot on the south side of Wilbricht Lane. Lighting: As per City requirements. Signage: Buildings in the ID districts are permitted two 100 square foot wall - mounted signs and two 100 square foot freestanding signs per frontage. Bulk Regulations: The proposed new facilities will be located in substantial compliance with the attached conceptual development plan. Permeable Area ( %) & Location (Open Space): Approximately 40% of the campus remains permeable. Landscaping /Screening: None proposed at this time. Phasing of development: None. Impact of Request on: Utilities: Existing utilities have adequate capacity to serve the subject site. City water and sewer mains may need to be extended to the project site contingent on how the proposed buildings will be designed. Traffic Patterns /Counts: Hillcrest Road is rated as a collector street and carries approximately 5,400 vehicle trips per day. Asbury Road is a minor arterial and carries approximately 6,600 vehicle trips per day near the intersection with Wilbricht Lane. There are no traffic counts available for Wilbricht Lane. Staff anticipates that the addition of 114 seat chapel will not generally affect overall traffic in the neighborhood. The chapel primarily would be used on Sundays and Planned District Staff Report — Hillcrest Family Services - Page 3 after the busiest traffic period in the evenings, and many of the congregation will walk to the chapel. Public Services: Existing public services can adequately handle the proposed additions. 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 and complies with City regulations. Adjacent Properties: The addition of the chapel and the classroom and gymnasium building may slightly impact overall traffic on adjacent streets. The proposal includes an additional 20 parking spaces in the new parking lot adjacent to Wilbricht Lane that also provides a bus drop- off /pick -up location which should improve traffic flow on Wilbricht Lane. CIP Investments: None proposed. Staff Analysis: Hillcrest Family Services is proposing to amend their Institutional District to allow the construction of a new 5,800 square foot chapel on two floors, a new gymnasium of approximately 5,300 square foot and a combined classroom, office and wellness center space that would be approximately 7,700 square foot. A second floor can be added to the classroom building in the future. Included in the project would be the construction of a 20 -space parking lot parallel with Wilbricht Lane to serve the new classroom /gymnasium facility as well as a drop- off /pick -up location for buses. In addition, the existing double -wide trailer used for classrooms will be-eliminated once the project is completed. Hillcrest Family Services previously received approval for the construction of the chapel in February 2009. Hillcrest Family Services is now proposing to relocate the chapel from the corner of Wilbricht Lane and Asbury Road to an area adjacent to Wilbricht Lane across from the City's maintenance garage in Flora Park. Gary Gansemer, applicant for Hillcrest Family Services, explained that after receiving approval by City Council for the chapel, they learned that the City had a long -range transportation plan to improve traffic flow through the west end of Dubuque. Included in the plans was to re -align Clarke Drive with Wilbricht Lane, which would eliminate the present corner of Wilbricht Lane and Asbury Road, thus impacting the proposed chapel. Mr. Gansemer explained in his letter that although the transportation plan has no specific completion date, they decided to look at alternative sites so as to not create a problem for the City of Dubuque or Hillcrest Family Services when Asbury Road receives traffic flow improvements. The proposed amendment to Hillcrest Family Services does not include the rezoning of any additional property to the Institutional District classification. Amendments to an Institutional District are also required when there are major on- campus expansions. Planned District Staff Report — Hillcrest Family Services - Page 4 The proposed construction of the new classroom and gymnasium building qualifies as a significant on- campus expansion; thus, necessitating a institutional district amendment Planning staff has reviewed the proposed project with City's Water and Engineering Departments. City Engineering noted that the existing sanitary sewer is approximately 275 feet east of the classroom /gymnasium building, and because of topography, sanitary sewer flows may need to be pumped up to the City's sanitary sewer main. There is an existing storm sewer that runs through the project site and will need to be relocated around the new classroom /gymnasium building. The Water Department indicated the City water main ends approximately 135 feet east of the project site along Wilbricht Lane. The project site can be served with City water but may require extension of a private lateral larger than typically necessary to serve the proposed building. The Fire Department has reviewed the proposal and has no concern regarding accessing the project site. The Fire Marshal noted they will need to have access within 150 -200 feet of all points of the building. Hillcrest Family Services has been following their adopted conceptual development plan approved in 1992, and staff does not believe that the proposed changes are contrary to the goals of the previously adopted conceptual plan. Planning staff recommends that the Zoning Advisory Commission review Section 5- 22(D) that establishes the criteria for review of conceptual development plans for Institutional Districts. Prepared by: Reviewed: QJ7/4 Date: 0,76'd Section 2 —Land Use Regulations Article 5: Zoning Districts Multiple - family dwelling for nstitutional residents 5 -22 ID Institutional The City Council finds that several factors distinguish institutions from other land use activities. The most significant feature of institutions is their tendency to function as sub- stantially separate communities within the City. They maintain a large and definable resi- dent population within a more or less discrete geographical area. Typically, a broad range of essential living services and facilities are provided by the institutions internally for both its resident and transitory populations. A second common feature of institutions is a primary educational, medical, religious, or charitable purpose. This distinguishes them from commercial nursing homes, hotels, boarding houses, and similar uses. The ID Institutional District is intended to address the particular problems and character- istics of Dubuque's many institutional facilities. It is the intent of this Code that this dis- trict shall only be applied to facilities possessing the characteristics of an institutional use set forth in this section. It is further the intent of this Code that, because of the very substantial impact institu- tional uses may have upon the surrounding community, no expansion of an existing ID District will be permitted except in accordance with the provisions of this section, which requires a conceptual development plan to be filed and approved prior to institutional reclassification or substantial on- premises expansions. 5 - 22.1 Principal Permitted Uses The following uses are permitted in the ID District, subject to the limitations found in this Section: 1. Business and secretarial school 2. Classroom, laboratory, lecture hall, auditorium or similar place of institutional as- sembly 3. College or university 4. Existing private use or structure for which the R -3 district standards shall apply 5. Farm, garden, nursery or greenhouse i! 6. Hospital 7. Library or museum 8. Medical facility and operation for the diagnosis, care, and treatment of human health disorders, including examination or operating rooms, physical therapy or X -ray fa- cilities, psychiatric treatment, convalescent care, and similar hospital related uses. This provision shall include separate doctors' clinic, drugstore, or other medical fa- cility not owned or operated by the principal institution, but only where such facility is functionally related to the institution and is included within the original institu- tional district boundary or the approved preliminary development plan. 9. Nursing or convalescent home for institutional residents or affiliates 10. Office for administrative personnel or other institutional employees or affiliates 11. Outpatient care facility 12. Place of religious worship or exercise 13. Recreational or athletic facility for the primary use and benefit of institutional resi- dents or affiliates 14. Residential care facility 15. Seminary 16. Single -, two -, or multiple - family dwelling to house institutional residents or affiliates 17. Vocational school Vocational school THE CITY OF DUB Section 2 —Land Use Regulations Article 5: Zoning Districts 5 - 22.2 Conditional Use The following uses may be permitted in the ID Institutional District, subject to the provisions of Section 8 -5: 1. Wind energy conversion system 5 - 22.3 Accessory Uses The following uses may be permitted as accessory uses as provided in Section 3 - 7: 1. All other uses customarily incidental to the principal permitted use in conjunction with which such accessory use is operated or maintained, but not to include commercial uses outside a principal building 2. As an accessory use to a medical institution, and located entirely within a principal building, a facility for the compounding, dispensing, or sale of drugs or medicines, prosthetic devices, lotions and preparations, dental care supplies, eyewear, bandages or dressings, and similar medical or health - related supplies 3. As an accessory use to an educational institution and located entirely within a principal building, bookstore, or bar seating not more than 75 persons at one time and located not closer than 200 feet from the nearest residential or office- residential district 4. Licensed adult day services 5. Licensed child care center 6. Off - street parking and loading 7. Restaurant or cafeteria; flower shop; gift shop; and candy, cigar, or magazine stand; but only when operated and located entirely within a principal building 8. Wind turbine (building- mounted) 5 - 22.4 Procedures for District Establishment, Expansion, and Modification A. Application and Conceptual Development Plan Submission: Application for district establishment, expan- sion, or modification of new or existing structures within an established ID district shall be filed, along with the appropriate filing fee with the Planning Services Department. The application shall be accompanied by a conceptual development plan including: 1. Written Information: i. Legal description and address of property; ii. Name, address and phone number(s) of the property owner(s); iii. Proposed construction and landscaping schedule indicating the timing and sequence of each devel- opment activity; iv. Existing and proposed uses for all buildings or structures; v. Total area of property and all structures, existing and proposed; and vi. Present and proposed type and number of parking spaces on the property 2. Graphic Materials: i. Complete property dimensions; ii. The location, grade, and dimensions of all present and /or proposed streets or other paved surfaces and engineering cross sections of proposed new curbs and pavement; iii. Proposed parking and traffic circulation plan, if applicable, showing location and dimensions of parking stalls, dividers, planters or similar permanent improvements; perimeter screening treatment, including landscaping, etc.; iv. Location and dimensions of all buildings or major structures, both proposed and existing, showing exterior dimensions, number and area of floors, location, number and type of dwelling units, height of buildings, etc.; Section 2 —Land Use Regulations Article 5: Zoning Districts v. Existing and proposed contours of the property taken at regular contour intervals not to exceed five feet, or two feet if the City Planner determines that greater contour detail is necessary to satisfacto- rily make the determinations required by this Code; vi. The general nature, location, and size of all significant existing natural land features, including, but not limited to, sidewalks or paths, tree or bush masses, all individual trees over six inches in diame- ter, grassed areas, surface rock and/or soil features, and all springs, streams, or other permanent or temporary bodies of water; and vii. A location map or other drawing at appropriate scale showing the general location and relation of the property to surrounding areas, including, where relevant, the zoning and land use pattern of adjacent properties, the existing street system in the area, location of nearby public facilities, etc. B. Commission Hearing: A public hearing shall be held by the Zoning Advisory Commission on the application and conceptual development plan in the same manner and with the same public notice procedure as required for zoning classifications. C. Commission Recommendation: The Zoning Advisory Commission's recommendation shall be transmitted to the City Council with a statement of reasons in support of the recommendation. If the recommendation is one of approval, it shall contain recommended conditions or restrictions to be included in an ordinance au- thorizing the establishment or expansion of the ID District or its uses. The conditions or restrictions shall include, but not be limited to: 1. Time limitations, if any, for submission of final development plans and commencement of construction. 2. Uses permitted in this district. 3. Lot and bulk and performance standards for the development and operation of the permitted uses. 4. Requirement that any transfer of ownership or lease of property in the district include in the transfer or lease agreement a provision that the purchaser or lessee acknowledges awareness of the conditions au- thorizing the establishment of the district. D. Conceptual Development Plan Approval: The Zoning Advisory Commission shall not approve the concep- tual development plan unless and until the commission determines that such plan conforms to each of the following standards: 1. The conceptual development plan is in substantial conformance with adopted comprehensive plans to guide the future growth and development of Dubuque. 2. Expansions contemplated by the plan are justifiable and reasonable in light of the projected needs of the institution and the public welfare. 3. The proposed additions or expansions are designed so as to be functionally integrated with the existing institutional facilities, with due regard to maintenance of safe, efficient, and convenient vehicular and pedestrian traffic. 4. The proposed additions or expansions of use are permitted in the district and are of a location, size, and nature such that they are not likely to interfere with the appropriate use and enjoyment of property in abutting districts. 5. The conceptual development plan will not violate any provision or requirement of this Code. 6. Approval of the conceptual development plan shall be valid for a period of three years, provided that after the first year, if no final site development plan has been filed, the commission or council may re- quire the resubmission of a conceptual development plan in conformity with the procedures and stan- dards of this section. 7. A new or amended conceptual development plan may be filed at any time following council approval. O It CrfY OF DUB E Section 2 —Land Use Regulations Article 5: Zoning Districts E. Council action. Upon receiving the recommendation of the Commission, the City Council shall act in the manner provided by law to approve or disapprove the requested zoning reclassification of the property. The affirmative vote of at least three- fourths of all the membership of the council shall be necessary to approve the conceptual development plan when the commission has recommended disapproval thereof, or to remove any conditions, requirements, or limitations imposed by the commission in approving the conceptual devel- opment plan. F. Submission of final site development plan. After passage of the ordinance authorizing the establishment of an ID Institutional District by the City Council, the applicant shall submit final site development plans to the City Planner within the period of time, if any, specified in said ordinance. The plans shall include detailed information as required of a final site plan for adequate consideration of the plans. The City Planner will judge the final site development plan for its conformance with the approved conceptual development plan, and if found to be in conformance with said plan, the issuance of building permits shall be permitted. Fol- lowing approval of the final site development plan, no construction may take place except in substantial con- formance with such plan. If the project is phased, then each phase would be considered on its own merit and be evaluated on the specific ordinance requirements establishing the district. The plans shall satisfy the sub- division regulations and other pertinent City ordinances where applicable. G. Development according to final site development plan. 1. Site development plan review. No building permit shall be issued on any site unless a site development plan has been submitted and approved in accordance with the provisions of Article 12 and such plan conforms with the conditions of the adopted conceptual development plan. 2. Construction of improvements or posting of bond. No buildings may be erected and no uses may occupy any portion of the district until the required related off -site improvements are constructed or appropriate security as determined by the zoning commission is provided to insure construction. If the institutional district is to be developed in phases, all improvements necessary to the proper operation and functioning of each phase even though same may be located outside of the section, must be constructed and in- stalled, or appropriate security as determined by the zoning commission must be provided to insure their construction. H. Changes from plan. After recording of a fmal site development plan, changes not inconsistent with the pur- pose or intent of this section may be approved by the Zoning Advisory Commission. Changes affecting the purpose or intent of this section shall require a new petition to be filed. 5 -22.5 Prohibition on Commencement of Use by Parties Unassociated with the Principal Insti- tution A. Within an existing ID Institutional District, no principal use other than those provided for in this district may be commenced by any person(s) except: 1. The principal institution or its agent; or 2. A person under contractual or other legally binding obligation to provide services to such institution (e.g., the independent operator of a student cafeteria); or 3. The person or persons operating a doctors' clinic or other facility permitted under the principal permitted uses of this section. B. The purpose of this provision is to prohibit the commencement of principal uses unrelated to the promotion of the primary educational, charitable, religious, or medical purpose of the institution, by requiring purchas- ers of institutional land and/or buildings to seek appropriate reclassification of the property prior to com- mencement of any noninstitutional use on the premises. _�. t Midpoint Height 1 Shed Roof - f Midpoint eight 1 Gable or Hip Roof I Deckline Height 1 Mansard or Gambrel Roof r highest Level Height 4 Flat Roof Section 2 —Land Use Regulations Article 5: Zoning Districts 5 - 22.6 District Standards The specific ordinance establishing a particular institutional district, or resolutions adopted pursuant thereto, shall provide standards for the design, development, operation and maintenance of uses and structures. These standards may include, but are not limited to: A. Control of operations outside of enclosed buildings. B. Control of lighting and utilities. C. Provision of landscaping and protection of natural areas. D. Control of refuse collection areas. E. Off - street parking and loading requirements. When parking requirements are not included in the adopting ordinance establishing the specific ID District, then Article 14 shall apply. F. Control of signage. When signage requirements are not included in the adopting ordinance establishing the specific ID District, then Article 15 shall apply. 5 -22.7 Bulk Regulations ID Institutional Min Lot Area (square feet) Min Lot Frontage (feet) Max Lot Coverage (% lot area) Min Max Setbacks (feet) Max Min Rear' Heightz (feet) Front (feet) Min Side' (feet) All Uses 1 When abutting a residential or office- residential district, the setback shall be increased by an additional two feet per story above the first. 2 Height shall be measured from the lowest at-grade elevation along anywall. 20 r ° Required Rear -`' iµ1 :. ll 1 �i Ldaii ..i• 4=i 1 n a M r nr qs f — try, qs >. r`' ti: Setback I Setback Street 10 10 11 IC CITY OF J DUB 120 Planning 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@cityofdubuque.org Gary Gansemer Hillcrest Family Services 2005 Asbury Road Dubuque IA 52001 RE: City Council Public Hearing — PUD Request Dear Applicant: The City Council will consider your Amend your ID Institutional District request for Hillcrest Family Services at a public hearing on Monday, May 16, 2011. Please attend this meeting, or send a representative to the meeting in your place to present your request and answer questions. City Council meetings begin at 6:30 p.m. in the City Council Chamber, 2 Floor, Historic Federal Building (Post Office), 350 W. 6 Street, Dubuque, Iowa. The Zoning Advisory Commission recommended approval of your request . Please contact the Planning Services Department at (563) 589 -4210 if you need more information or have any questions. Kyle L. Krit Associate Planner Enclosures cc Kevin Firnstahl, Acting City Clerk Service People Integrity Responsibility Innovation Masterpiece on the Mississippi f: \users\kmunson \wp \city council\2011 \cc may 16 2011 \hillcrest family services rezoning 05_04_11 cchrg Itr.doc Dubuque ati ame icacnr '1 2007 May 5, 2011