Zoning 300-400 S.Locust HyVee
Planning Services Department
City Hall
50 West 13th Street
Dubuque, Iowa 52001-4864
(563) 589-4210 office
(563) 589-4221 fax
(563) 690-6678 TOD
P lanning@cityofdubuque. 0 rg
www.cityofdubuque.org
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September 8, 2004
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The Honorable Mayor and City Council Members
City of Dubuque
City Hall- 50 W. 13th Street
DubuquelA 52001
. :
RE: Rezoning
Applicant: Hy-Vee Inc.
Location: 300-400 S. Locust Street
Description: To rezone property from LI Light Industrial District to C-3 General
Commercial District.
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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 rezoning is necessary to
facilitate redevelopment of property for a new 78,000 square foot Hy-Vee Store.
Staff reviewed the history of the site and surrounding zoning. The subject property is
adjacent to a well traveled roadway (South Locust) and the site can be adequately
served with City utilities.
There were no public comments.
The Zoning Advisory Commission discussed the request, noting that the rezoning
represents an expansion of the existing C-3 District and is appropriate because of the
changing conditions in this area of the community.
Recommendation
Bya 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.
RJ, s ectf,u, lIy s,l.!bmitted,
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Jeff Stl s, Chairpersbn
Zoning Advisory Commission
Service
People
Integrity
R"poosibility
I=ovation
Teamwork
Prepared by: Laura Carstens CitY Planner Address: 50 W. 13th Street Telephone: 563-589-4210
ORDINANCE NO. 69-04
AN ORDINANCE AMENDING APPENDIX A (THE ZONING ORDINANCE) OF THE
CITY OF DUBUQUE CODE OF ORDINANCES BY RECLASSIFYING HEREINAFTER
DESCRIBED PROPERTY LOCATED AT 300 SOUTH LOCUST STREET FROM LI
LIGHT INDUSTRIAL DISTRICT TO C-3 GENERAL 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 LI Light Industrial District to C-3 General Commercial District to wit:
Part of Lot 2, Part of Lot 2-1-1, Part of Lot 2-1-1-1, Lot 1-A of Henry A.
Robinson Industrial Subdivision and Block 31 Dubuque Harbor Company's 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 20th day of septenber
2004 ,
Terrance M. Duggan, Mayor
Attest:
Jeanne F. Schneider, City Clerk
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City of Dubuque
Planning Services Department
Dubuque, IA 52001-4864
Phone: 563-589-4210
Fax: 563-589-4221
PLANNING APPLICATION FORM
D Variance
0 Conditional Use Permit
0 Appeai
OSpecial Exception
0 Limited Setback Waiver
~Oning
0 Planned District
0 Preliminary Plat
0 Minor Final Plat
0 Text Amendment
0 Simple Site Pian
0 Minor Site Plan
0 Major Site Plan
0 Major Final Plat
0 Simple Subdivision
0 Annexation
0 Temporary Use Penmit
OCertificate of Economic Non-Yiability
0 Certificate of Appropriateness
0 Other:
Please tvDe or Drint legibly in ink
Property owner(s):
Phone:
Address:
City:
State:- Zip:
Fax Number: Mobile/Cellular Number:
Applicant/Agent: -~ -VU (r1L---. Phone: 515/z..f.>7-ZJ!xX)
Address: ?<oz.-a Wt-sf-ClM1 p¡; rk.¿.,/~, City: t-,,! f}~s (}10iYU5 State: .i..!L 2ip: 5Dz.~.t:J
Fax Number: 5 S /1.- VI - 7. q ) 5' Mobile/Cellular Number:
I
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Site location/address:
So",-M
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CERTIFICATION: I/we, the undersigned, do hereby certify that:
1.
The information submitted herein is true and correct to the best of my/our knowledge and upon
submittal becomes public record;
Fees are not refundable and payment does not guarantee approvai; and
All additional required written and graphic materials are attached.
2.
3.
Property Owner(s):... Date:
Applicant/Agent: /~.. ;;;¥Z~:I'A".h.",¿,,- .5>.v."'~/~ Date: 7-~/-c,Y
,~.]¡ft, //;"~,
FOR OFFICE USE ONLY - APPLICATION SUBMITTAL CHECKLIST
Fee: JOO.CO Received by: ~ '/! ~ Date: 7-3/-o'f Docket:
0 Site/sketch plan 0 Conceptual Development Plan 0 Photo 0 Plat
0 Improvement plans 0 Design review project description 0 Floor plan 0 Other:
REZONING STAFF REPORT
Zoning Agenda: September 1, 2004
Property Address:
300 S. Locust St.
Property Owner:
M-M&M Limited Liability.
Applicant:
Hy-Vee, Inc.
Proposed Land Use: Commercial
Proposed Zoning: C-3
Existing Land Use: Vacant
Existing Zoning: LI
Adjacent Land Use:
North-Commercial
East - Office Storage
South - Industrial
West - Residential
Adjacent Zoning: North -C-3
East - LI
South - LI
West - R-1
Former Zoning:
1934 - HI; 1975 - HI; 1985 - LI
Total Area: Approx. 2 acres
Property History: The subject property has been used as an industrial site for
many years. The property was most recently used as part of a trucking firm for storage
and maintenance.
Physical Characteristics: The subject property is relatively flat and is bordered on the
west by the Highway 61/151 right-of-way. Access to the site is only from Railroad
Avenue or Harrison Street.
Concurrence with Comprehensive Plan: The proposed rezoning implements the
Comprehensive Plan's Land Use Element: Goals 2.1,2.2,7.1,7.2,7.3 and 7.4;
Economic Development Goals 8.1 and 8.3.
Impact of Request on:
Utilities: Existing utilities are adequate to serve the site.
Traffic Patterns/Counts: South Locust Street is also designated as Iowa Highway
946 and provides a connection to the Highway 61/151 Corridor. 2001 vehicle trips
indicate approximately 8,000 vehicle trips per day along South Locust Street.
Public Services: Existing public services are adequate to serve the site.
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.
REZONING STAFF REPORT - 300 South Locust St.
Page 2
Adjacent Properties: Staff does not anticipate any adverse impact to adjacent
properties as the proposed rezoning to C-3 General Commercial is less intense
than the surrounding industrial zoning.
CIP Investments: None proposed.
Staff Analysis: The applicant is requesting rezoning of a portion of the property south
of the existing Railroad Avenue from LI Light Industrial District to C-3 General
Commercial District. The request for rezoning is to facilitate the construction of a new
Hy-Vee Supermarket as well as construction of a Hy-Vee Gas Station/Convenience
Store and a new carwash near the Burger King Restaurant on Charter Street.
The property to the south of Railroad Avenue has been zoned industrial for over 50
years. However, the property immediately north of the subject rezoning has been used
for commercial activity because of the volume of traffic on South Locust is conducive to
commercial activity. The requested rezoning represents an expansion of existing C-3
General Commercial District. The rezoning to C-3 General Commercial District is
necessary as the Lllndustrial District only allows grocery stores, which are defined as
stores being under 3,500 square feet in size. The proposed Hy-Vee Supermarket will
be in excess of 70,000 square feet in size.
Staff recommends that the Zoning Advisory Commission review Section 6-1.1 of the
Zoning Ordinance that establishes criteria for rezoning requests.
Prepared by: '}t !' ~
Reviewed: ¿J jA
Date: n/13/0o/'
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Vicinity Map
Applicant: Hy-Vee rezoning
Location: 300-400 South Locust
Street
Description: To rezone property fro
LI Light Industrial District to C-3
General Commercial District.
t:YY:\ Proposed Area to be
::::::::::: Rezoned
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