Request to Rezone_3400 Block of Keymont Drive_ThompsonPlanning 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. 13th Street
Dubuque IA 52001
THE CITY OF
DUB
Masterpiece on the Mississippi
Dubuque
kettri
2007
September 9, 2011
Applicant: Tom Thompson
Location: 3400 Block of Keymont Drive
Description: To rezone property from R -2 Two - Family Residential District to R -3
Moderate Density Multi - Family Residential 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
Representing the applicant, Charles Daoud spoke in favor of the request. He noted that
a change in the housing market had facilitated their need to reconfigure the sites to
allow for increased units in each building.
Tom Thompson, applicant, also spoke in favor. He noted the building configuration
would not change the overall density of the site.
Staff reviewed the request, noting that there would only be 2 additional units on the
subject property. Staff stated that there had been a loss of property from the original
concept plan due to the limitation created by an existing drainage area. Staff said that
streets, water, sewer and storm water management could accommodate the additional
two dwelling units. Staff said that no residential districts restrict rental housing.
There were no public comments; however, the Commission received and filed a letter in
opposition expressing concerns with multi - family housing and increased traffic.
The Zoning Advisory Commission discussed the request, indicating that the existing
topography and geometry of the site limits the ability to build larger structures than four -
plexes. Commissioners asked if rooming and boarding houses are allowed in R -3
districts. Staff noted that rooming and boarding houses in R -3 districts require a public
hearing as part of a conditional use permit that must be approved by the Zoning Board
Service People Integrity Responsibility Innovation Teamwork
The Honorable Mayor and City Council Members
Page 2
of Adjustment. Commissioners discussed placing conditions on the rezoning, but felt
that due to the physical limitations of the site, it was not necessary.
Recommendation
By a vote of 4 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,
Charlie Miller, Chairperson
Zoning Advisory Commission
Attachments
cc: David Harris, Housing & Community Development Director
Service People Integrity Responsibility Innovation Teamwork
Masterpiece on the Mississippi
['Variance
DConditional Use Permit
DAppeal
['Special Exception
DLimited Setback Waiver
]Rezoning /PUD
Dubuque
'rli1.►
2007
PLANNING APPLICATION FORM
❑Preliminary Plat
❑Major Final Plat
❑Minor Final Plat
❑Simple Site Plan
❑Minor Site Plan
❑Major Site Plan
❑Simple Subdivision
❑Text Amendment
['Temporary Use Permit
Annexation
['Historic Revolving Loan
[Historic Housing Grant
Planning Services Department
City Hall — 50 W. 13th Street
Dubuque, IA 52001 -4864
Phone: 563-589-4210
Fax: 563 - 589 -4221
planninc citvofdubuque.orc
❑Certificate of Appropriateness
['Advisory Design Review (Public Projects)
❑Certificate of Economic Non - Viability
DHistoric Designation
['Demolition in Conservation Di,s i 4
['Neighborhood Assoc. /V( f
Please time or print legibly in ink
Property owner(s): — A LL J LI,C Phone: 56, 3 ` e t rJ
Address: 39(.0 t"te tell 1t City:! 1,76t-9 & g State: ° Zip: `J 20=3
Fax #: 667 -0&61 Cell #: 45-C J " Ic0 E- mail: ____Cdaathe cncln • �M
Applicant/Agent: Phone:
Address: City: State: Zip:
Fax #: Cell #: E -mail:
Site location /address:
Existing zoning: R-2 Proposed zoning: 12 _ 3 District: N/A- Landmark: ['Yes giNo
Legal Description (Sidwell parcel ID# or lot number /block number /subdivision): -' 417 (30 2..
Total property (lot) area (square feet or acres):. 3 .419
Describe proposal and reason necessary (attach a letter of explanation, if needed):
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 g rantee approval; and
4. All additional required written ; • gr..hic •ater'.Is are attache
Property Owner( i / Date:
Applicant /Agent(s): Date:
FOR OFFICE USE ONLY
Fee:43 0' Q° Received by:
Date: 04/1 Docket:
Planning Application Attachment
4 -All, LLC
Economic conditions have dramatically shifted the residential market. Our research, along with
discussions with local real estate professionals, shows today's buyer continues to downsize and
demands affordability. With rising construction costs we believe multi - family dwelling units conforming
to the guidelines of R3 zoning will allow more buyers to enter into the housing market.
Base Data Provided by Dubuque County GIS
Dubuque
Cirri'
2007
Masterpiece on the Mississippi
Vicinity Map
Applicant: Tom Thompson
N
Location: 3400 Block of Keymont Drive
Description: To rezone property from
R -2 Two - Family Residential District
o R -3 moderate Density Multi - Family
Residential District.
Path: H:1Planning Services\Vicinity Maps\ZAC Vicinity Maps \projects \3400 Block of Keymont Dr 08
I
CONCEPT DRAWING
7 -19 -11
REZONING STAFF REPORT Zoning Agenda: September 6, 2011
Property Address:
Property Owner:
Applicant:
3400 block of Keymont Drive
4 -All, LLC
Charles Daoud
Proposed Land Use: Residential
Existing Land Use: Vacant
Adjacent Land Use:
Former Zoning:
North — Vacant
East — Open space
South — Residential
West — Residential
1934 — County R -1
1975 — R -4
1985 — R -1
Proposed Zoning: R -3
Existing Zoning: County R -2
Adjacent Zoning: North — R -2
East — R -2
South — R -2
West — R -1
Total Area: 3.49 acres
Property History: The property was under agricultural production until after annexation
into the City. Agricultural use was discontinued and the property remained vacant until
the development of the subdivision in the beginning of 2009.
Physical Characteristics: The subject property to be rezoned is approximately 3.5 acres
in size and is located along a future street to be named as Keymont Court. The
rezoning is to facilitate the construction of four -unit townhome units rather than two -unit
townhome buildings.
Concurrence with Comprehensive Plan: The Comprehensive Plan calls for
promotion of inclusive and economically integrated neighborhoods that allow a diverse
mix of residences and housing types and to provide a range of housing options
throughout the community. The Comprehensive Plan also recommends buffering and
protecting incompatible uses from each other. The Future Land Use Plan recommends
this area be maintained as open space.
Impact of Request on:
Utilities: Existing utilities are adequate to serve the site.
Traffic Patterns /Counts: All the traffic to the site will utilize Keymont Drive and
likely exit north or south along Keyway Drive. IDOT counts are not available for
Rezoning Staff Report — 3400 Block of Keymont Drive Page 2
Keyway or Keymont Drive. The proposed subdivision can be expected to generate
approximately 246 average daily trips when fully developed.
Public Services: Existing public services are adequate to serve the property.
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.
Adjacent Properties: When fully developed, the subject development will generate
more noise activating in traffic from currently undeveloped area. The rezoning of
the 3.5 acres for R -4 will slightly increase traffic.
CIP Investments: None proposed.
Staff Analysis: The applicant is requesting a rezoning of approximately 3.5 acres
within the existing North Fork Trails Subdivision from R -2 Two - Family Residential to R -3
Moderate Density Multi- Family Residential District. The primary difference between the
R -2 and R -3 districts is that the R -3 district allows up to six units a building while the R -2
District is limited to two units in a building.
The requested rezoning is to rezone a portion of the North Fork Trails Subdivision from
R -2 to R -3 District to allow the construction of four (4) four -unit townhomes. The
applicant has indicated that the requested rezoning is to try to address the changing
market conditions that have occurred since the platting of this subdivision.
The applicants have provided a concept drawing dated July 19, 2011 that shows the
four lots in question that would be platted to accommodate the four -unit buildings. In
addition, a small concept drawing is shown in the upper right corner that includes a front
elevation and the main and upper floor layout of the buildings.
The number of potential units in the subdivision would be increased by two dwelling
units when compared to the original layout of the subdivision. The proposed change
will have a minimal impact on vehicle trips and would result in a small increase of
approximately 12 average daily trips when compared to the original layout. Existing city
utilities and stormwater control is adequate to serve the site.
Planning staff recommends the Zoning Advisory Commission review the requested
rezoning and make a recommendation to the City Council.
Prepared by:
Reviewed: AJ /A- Date: g•2C• ((
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Prepared by: Laura Carstens, City Planner Address: City Hall, 50 W. 13th St Telephone: 589 -4210
Return to: Kevin Firnstahl, City Clerk Address: City Hall- 50 W. 13th St Telephone: 589 -4121
ORDINANCE NO. 44 -11
AN ORDINANCE AMENDING TITLE 16 OF THE CITY OF DUBUQUE CODE OF
ORDINANCES, UNIFIED DEVELOPMENT CODE, BY RECLASSIFYING HEREINAFTER
DESCRIBED PROPERTY LOCATED IN THE 3400 BLOCK OF KEYMONT DRIVE FROM
R -2 TWO- FAMILY RESIDENTIAL DISTRICT TO R -3 MODERATE DENSITY MULTI-
FAMILY 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 -2 Two - Family Residential District to R -3 Moderate Density Multi - Family Residential
District, to wit:
As shown in Exhibit A, 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 September 2011.
Attest:
Ke
S. Firn
ahl, City Cle k
V. Sutton, Mayor Pro -Tem
OFFICIAL
PUBLICATI1ON,
ORDINANCE NO.4 -11
AN ORDNANCE
AMENDING TITLE 16
OF THE CITY OF
DUBUQUE CODE OF
ORDINANCES, UNI-
FIED DEVELOPMENT
CODE, BY ^RiECLAS-
SIFTING ,HEREIN
AFTER DESCRIBED
PROPERTY' LOCATED
IM; TOE MN BLOCK
+OF ONT DRIVE
FROM R -2 'TWO -
ILY RESIDENTIAL
D'BWR. iCT • TO R -3
MODERATE DENSITY
MULTI -FAMILY RESI-
DENTIAL 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 •
Developn�ent r.Coda, is
hereby' amended
the here -
),ilafter- desOribg'd ,,ppro -
rty frorit4Rf2 T-wd-
ily •• ' 'Residential
istrict to R -3
ModerateDensity Multi -
Family Residential
District, to wit
As shown'in Exhibit A,
and to the centerline of
the adjoining public
,Ii ht-of -way, all in the -
of Dubulgge; Iowa.
.c. Section .2,. The ,
1, f4,regoing,• .amendment
has heretofore been
reviewed by the Zoning
Advisory Commission
of the City offDubuque,
la a.
I Sections To-his'
Ordinance shall' take
,effect immediately
• onl,.,.putification, as
? ovided: by taw.
'P ssed; approved and
d this 19th day
of September~ 2011.
/s/LynnV,Sutton,
Mayo? +Fro -Tem
Attest
'Kevin S'. Firnstahl,
City Clerk
, published officially in
the Telegraph - Herald
newspaper on the 23rd
day of September,
2011.
/s /Kevin S. Firnstahl,
City Clerk
It 9/23
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: September 23, 2011, and for which the charge is $15.11.
��Lti�Gt✓vi. -✓1.�
a
Subscribed to before me, a N ary Public in d for Dubuque County, Iowa,
this ei3ra,1 day of , 20 // .
Y7.2 4i/
Notary Public in and for Du:uque County, Iowa.
MARY K. WESTERMEY
Commission Number 154
My Comm,, Ex FM .2014__i
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
Tom Thompson
4 -ALL, LLC
396 Moore Heights
Dubuque IA 52003
Masterpiece on the Mississippi
RE: City Council Public Hearing — Rezoning Request
Dear Applicant:
Dubuque
Af AmalcaCAy
11 1.'
2007
September 8, 2011
The City Council will consider your request to rezone property located in the 3400 block
of Keymont Drive at a public hearing on Monday, September 19, 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, 2n Floor, Historic Federal Building (Post Office), 350 W. 6th Street,
Dubuque, Iowa.
Please contact the Planning Services Department at (563) 589 -4210 if you need more
information or have any questions.
Sincerely
K e . Kritz
Associate Planner
Enclosures
cc Kevin Firnstahl, City Clerk's Office
f: \users \kmunson \wp \city council\2011 \cc sep 19 2011 \rezoning 3400 block of keymont drive cchrg Itr 08_15_11.doc
Service
People
Integrity
Responsibility
Innovation Teamwork
CRY OF DUBUQUE,
IOWA
OFFICIAL NOTICE
NOTICE is hereby
given that the Dubuque
City Council will con-
duct public hearings at
a meeting to com-
mence at 6:30 p.m. on
Monday, September
19, 2011, in the Historic
Federal Building, 350
West 6th Street, on the
following:
Rezonings
Request from William
Peterson Architects,
3485 Windsor Avenue,
to amend the Padre Pio
Healthcare Center
Institutional District to
allow construction of a
four -story nursing
addition and a one -
story therapy center.
Request from Tom
Thompson, 3400 Block
of Keymont Drive, to
rezone property from R-
2 Two - Family Resi-
dential District to R -3
Moderate DensityMulti-
Family Residential
District
Request from the City
of Dubuque to amend
Section 6-4 Flood
Hazard Overlay District
of the . Unified
Development Code.
Copies of supporting
documents for the
public hearings are on
file in the City Clerk's
Office and may be
viewed during normal
working hours.
Written comments
regarding the above
public hearings may be
submitted to the City
Clerk's Office on or
before said time of
public'hearing. At said
time and place of
public hearings all
interested citizens and
parties will be given an
opportunity to be
heard for or against
said rezoning.
Any visUal or hearing
impaired persons need-
ing special assistance
or persons with special
accessibility needs
should 'contact the City
Clerk's Office at (563)
589 -4120 or TTY (563)
690 -6678 at least 48
hours prior to the
meeting.
Kevin 5. Firnstahl
City Clerk
It 9/10
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: September 10, 2011, and for which the charge is $15.52.
Subscribed to before me, a Notar Pub is in and for Dubuque County, Iowa,
this i (p day of
,20 k.j .
Public in and for Dubuque County, Iowa.
JANET K. PAPE
Commission Number 199659
My Comm, Exp. DEC 11, 2013