Request to Rezone Property at 2699 Rockdale Road
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Prepared by: laura Carstens. CitY Planner Address: 50 W. 13th St. City Hall Telephone: 589-4210
ORDINANCE NO. 75-00
AN ORDINANCE AMENDING APPENDIX A (THE ZONING ORDINANCE) OF
THE CITY OF DUBUQUE CODE OF ORDINANCES BY RECLASSIFYING
HEREINAFTER DESCRIBED PROPERTY LOCATED AT 2699 ROCKDALE
ROAD FROM C-1 NEIGHBORHOOD COMMERCIAL DISTRICT TO C-2
NEIGHBORHOOD SHOPPING CENTER 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 C-2 Neighborhood Shopping Center
District, to wit:
.
Lot 1 of Lot 1 of Lot 1 of Lot 1 of Lot 1 of Lot 1 of Lot 1 of Lot 1 of Annie Waller's
Subdivision No.2, and to the center line 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 2nd day of October ,2000
Attest:
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e:H:aOOe<M.x~AXMQ~R X
John Markham, Mayor Pro-Tern
. F:\USERS\MELlNDA\WP\COUNCll\ORD\2699ROCK.ORD
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City of Dubuque
Planning Services Department
Dubuque fA 52001-4864
Phone: 319-589-4210
Fax: 319-589-4149
'....'1
1..", Ty OF DUBIJQUE
JUt 1 9 2000
PLANNING APPLICATION FORM
o Variance
o Conditional Use Permit
o Appeal
o Special Exception
o Limited Setback Waiver
J( Rezoning
o Planned District
o Preliminary Plat
o Minor Final Plat
o Text Amendment
o Simple Site Plan
o Minor Site Plan
o Major Site Plan
o Major Final Plat
o Simple Subdivision
.
PLEASE TYPE OR PRINT LEGIBLY IN INK ;:i)/I3/1J.
Property Owner(s): IJ. Iv 6 El If./vE:. Sf M eN I C!.D. U!/}) ''I ~
Address: 2fo q q i! Oc..J::. /) 4/ c ,:z P. City: :tJC{ B4 ~'< ~
Fax Number: !::l Mobile/Cellular Number:
ApplicanUAgent: IJA L IJ.-t'q L, S
Address: (2~ I c.I q (! e 1>14 It C.t~SI L..14N t City: C!.! { II f
Fax Number: 5/s- ~dt../,- ell:, ~3 Mobile/Cellular Number:
Site location/address: ;'J~f1 ~c.K..'bI4/c..,e {) ,
Existing zoning: C -I Proposed zoning: C -l. Historic district:
o Annexation
o Temporary Use Permit
o Certificate of Appropriateness
o Certificate of Economic Hards'hip
o Other:
6&tMA<. S~~ne: S'IT:, .- 9 ~6 :l.
State: rKJ- Zip:
Phone: 5/ S - :22"', c./ I ~ l(
State: TA-- Zip:Sc!>~.:2.r- ~ 7 s /
~.....( r- - ;:) f/e; - S'/ II
IV 0 Landmark: /'{ Cl
Legal description (Sidwell ParcellD number or lot number/block number/subdivision):
fS-ol- 37~- OD7
Total property (lot) area (square feet or acres): Number of lots: ON E:.
Describe proposal and reason necessary (attach a letter of explanation, if needed): 70 -€GZovt F ~A/f. a-I
r~ e-~ 'If) flll~w 6A?eATU. {/f=X( Ih//ry Wi'r# ride ,8"SIA/~!.s jJl&/'~7j A-NO
1?J f3f: m()~f (!1;A'fPIJ7I /~/l- wi nJ tij)J /J(!f.ifr (!OMM~ en4 L t1S~.s
.
CERTIFICATION: J/we, the undersigned, do hereby certify that:
The information submitted herein is true and correct to the best of my/our knowledge and upon submittal
becomes public record;
2. Fees are not refundable and payment does not guarantee approval; and
3. All additional required written and graphic materials are attached.
- lJlty 11-
Property Owner( s): II ~'fl:/) IN r~ STtll b.T e... ('14 s ~'f"r 6 GNt;RA(
ApplicanUAgent: ~.. ~ I r? ~ .
1.
~n>,{'Date: 7 -/t/~dOO(J
Date: ) -/(.1---,3 OOt:)
.,4, FOR OFFICE USE ONLY - APPLICATION SUBMITTAL CHECKLIST
Fee:T ?~. Received by: ~ ~ Date:~ Docket:
o Property ownership list 0 Site/sketch plan 0 Floor plan 0 Plat 0 Conceptual development plan
o Improvement plans 0 Design review project description 0 Photo 0 Other:
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. Proposed Rezoning.
AreCi .
o Proposed area to be rezoned
Applicant: Hal Higgs/Angel
Investment Co.
Location: 2699 Rockdale Road
Description: To rezone property
from C-1 Neighborhood Com-
mercial District to C-2 Neighbor-
hood Shopping Center District.
gisproj\pl\kay\higgs2.apr
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REZONING STAFF REPORT
Zoning Agenda: September 6, 2000
. Property Address: 2699 Rockdale Road (Casey's General Store)
Property Owner:
Angel Investment Company
Applicant:
Hal Higgs
Proposed land Use: Commercial
Proposed Zoning: C-2
Existing land Use: Commercial
Existing Zoning: C-1
Adjacent land Use: North - Residential
East - commercial
South - vacant
West - Residential
Adjacent Zoning: North - R-1
East - County
South - C-2
West - PR
Former Zoning:
1934 Business A; 1975 - C-1 ;1985 -C-1 Total Area: 28,149 sq. ft.
.
Property History: The property was granted a conditional use permit in 1978 to
allow construction of the existing Casey's General Store. The property at that time was
zoned C-1 and the proposed use is a service station required a conditional use permit
from the Zoning Board of Adjustment.
Physical Characteristics: The subject property is located at the intersection of
Rockdale Road and U.S. Highway 61. The subject property is relatively flat and has
been used for a convenience store/gas station since 1978.
Concurrence with Comprehensive Plan: The 1995 Comprehensive Plan did not
designate future land use for this area.
Impact of Request on:
Utilities: Existing utilities are adequate to serve the site.
Traffic Patterns/Counts: Rockdale Road is designated as a collector street and
carries approximately 4,750 ADT. U.S. Highway 61 is a principle arterial and
carries approximately 15,100 ADT.
Public Services: Existing public services are adequate to serve the site.
.
Environment: Staff does not anticipate any adverse impact to the environment as
a result of the requested rezoning.
Adjacent Properties: Staff does not anticipate any adverse impact to adjacent
property due to the requesting zoning change.
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.
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REZONING STAFF REPORT
Page 2
CIP Investments: None proposed.
Staff Analysis: The applicant is requesting rezoning of the subject property occupied
by Casey's General Store from C-1 Neighborhood Commercial District to C-2
Neighborhood Shopping Center District. The Casey's General Store has been in this
location since 1978.
The property has been zoned C-1 Neighborhood Commercial District for many years
and the present Casey's General Store was granted a conditional use permit in
September, 1978. The applicant is requesting rezoning to C-2 Neighborhood Shopping
Center District to allow greater flexibility with the business property and to be more
compatible with adjacent commercial uses.
Planning staff does believe that the C-2 Neighborhood Shopping Center District is a
more appropriate zoning classification than the C-1 Neighborhood Commercial District.
Staff could not find any explanation for why the property was originally zoned C-1
Neighborhood Commercial District as the general purpose and description of that
district indicates that the C-1 zoning was to be applied to individual parcels for
commercial and residential uses in older buildings in the City's established
neighborhoods. Planning staff does not believe that the subject site meets that
description. The general purpose and description for the C-2 District states, liThe C-2
district is intended to provide small commercial centers serving small clusters and
neighborhoods." The subject site does provide commercial services to the adjacent
mobile home park as well as the other residences both in the City and the County for
this area of the community.
Staff recommends the Zoning Advisory Commission review Section 6-1.1 of the Zoning
Ordinance that establishes criteria for rezoning requests.
Prepared by:
Reviewed: v/A
,
Date: ~/34>;00
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Planning Services Department
50 West 13th Street
Dubuque, Iowa 52001-4864
Phone (319) 589-4210
Fax (319) 589-4221
DU'B~E
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September 11, 2000
The Honorable Mayor and City Council Members
City of Dubuque
City Hall - 50 W. 13th Street
Dubuque, IA 52001
RE: Rezoning
Applicant: Hal Higgs/Angellnvestment Co.
Location: 2699 Rockdale Road
Description: To rezone property from C-1 Neighborhood Commercial District to C-2
Neighborhood Shopping Center.
Dear Mayor and City Council Members: ,J.
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, noting that the proposed rezoning would allow greater
flexibility with the business property and would be compatible with the zoning of adjacent
commercial property. Staff reviewed surrounding zoning and land use, stating that the C-2
District is more appropriate for a convenience store than the C-1 District.
The Zoning Advisory Commission discussed the request noting that the C-1 District was meant
to apply to the older areas of town and to properties that have been used for corner grocery
stores that were surrounded by residential development. The Commission felt the C-1 District
was mistaken in this location.
Recommendation
By a vote of 7 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,
~'Pg;:~' ~ . tvi/LJ~JA,
/i1K.4'2-
Euge e Bird, Jr., Chairperson
Zoning Advisory Commission
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