2120 John F. Kennedy Road - Molo Big 10 Mart - Request to Rezone
Prepared by: Laura Carstens. City Planner Address: 50 W. 13th St.. City Hall Telephone: 589-4210
ORDINANCE NO. -00
AN ORDINANCE AMENDING APPENDIX A (THE ZONING ORDINANCE)
OF THE CITY OF DUBUQUE CODE OF ORDINANCES BY REClASSIFYING
HEREINAFTER DESCRIBED PROPERTY LOCATED AT 2120 JOHN F.
KENNEDY ROAD FROM C-2 NEIGHBORHOOD SHOPPING CENTER
DISTRICT TO C-3 GENERAL COMMERCIAL 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-2 Neighborhood Shopping Center District to C-3 General Commercial District, to
wit:
Lot 1 of Lot 2 Asbury Springs Subdivision No. 5
Section 2. The foregoing amendment has heretofore been reviewed by the
Zoning Advisory Commission of the City of Dubuque, Iowa.
Passed, approved and adopted this day of
,2000.
Terrance M. Duggan, Mayor
Attest:
Jeanne F. Schneider
City Clerk
F:\USERS\MEUNDA\WP\COUNOL\ORD\2120JFKR.ORD
'"
D~i3~E
~~~
City of Dubuque
Planning Services Department
Dubuque IA 52001-4864
Phone: 319-589-4210
Fax: 319-589-4149
PLANNING APPLICATION FORM
o Variance
o Conditional Use Permit
o Appeal
o Special Exception
o Limited Setback Waiver
~oning
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
o Annexation
o Temporary Use Permit
o Certificate of Appropriateness
o Certificate of Economic Hardship
o Other:
PLEASE TYPE OR PRINT LEGIBLY IN INK
Property Owner(s):
MOLO OIL COMPANY
Address:
P.O. Box 719
City: Dubuque
State: IA
Phone: 5SV-~540
Zip: 52004-0719
Fax Number: 557-9632 Mobile/Cellular Number:
Applicant/Agent: Mo 10 0; 1 Comp:;:my Phone:
Address:
same
City:
State:
Zip:
Fax Number:
Mobile/Cellular Number:
Site location/address:
Z,\2.o -.,)b~~. ~~J.JIJ.t::1?~ D1Z.1y~
Existing zoning: L.--Z- Proposed zoning: (___-,3 Historic district: t-...1 0
Landmark: WD
Legal description (Sidwell ParcellD number or lot number/block number/subdivision): 10.... Z2- - L"'51 -OD 7
Total property (lot) area (square feet or acres): I />cLJt.:f3:.
Number of lots:
Describe proposal and reason necessary (attach a letter of explanation, if needed):
to change existing zoning from C-2 to C-3 to allow for more f1p-x~hi]jty for thp-
property and it's use for any future exPansions on a main commercial arterial such as
John F. Kennedy Road.
CERTIFICATION: IIwe, 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;
2. Fees are not refundable and payment does not guarantee approval; and
3. All additional required written and graphic materials are attached.
Property Owner(s): ~~/ ~ Date: 10-2-2000
Applicant/Agent:
Date:
.$ FOR OFFICE USE ONL
Fee: z..;::::,o. DC> Received by:
o Property ownership list 0 Site/sketch plan loor plan
o Improvement plans 0 Design review project description
TION SUB~TAL CHECKLIST
Date: /a r?/c::>c> Docket:
.
o Plat
o Photo
o Conceptual development plan
o Other:
.""IOo:""'I~
p' A' (}. ! . 9
~.~, ::::
!i;kq.a.~ot'O
i.t1~"""'l~:t'::~il;:llY;!il,""
C-
.
-n
.
"
CD
:J
:J
CD
0.
'<
:D
0.
Os
D
DoG;]
]
~
Ke Wa
~
8.
~
Q.
Hillcrest Rd.
o
..... .........
..... ...................
........ .................. .........
.... ............ ................ ...
... ..... .................. .........
.... ............ ...................
.. .... ....................... ......
... ....... ..... ............ .... ...
.................. ........... ......
... ............ ...................
........ ...... .... ........... ......
... ............ ...................
... ... ....................... ......
... ............ ...................
........ .......... ........... ......
. ......... ..... ...................
...... ........ ............... ......
... ............ ...................
........ ...... .... ......... .........
... ......... ... ....................
........ ...... ............... ......
... ............ ....................
.................. ........... ......
............... ....................
........ ...........................
... .......... ......................
........ ................... ........
. .............. ....................
........................... ........
... ............ ....................
...... ..................... ........
... ............ ....................
.. ... ............ ........... ......
... ............ ....................
..... ........ .....................
. ............ ......................
....... ...........................
. .............. ......... ...........
..................................
... ......... ... ......... ...........
................. ..................
... ............ ....................
................. ..................
... .......... ........... ...........
.................... ...............
... ............ ......... ...........
....... ...... ...... ................
... ....... ..... .......... ...........
....... .......... ... ...............
... ............ ......... ...........
..... ......... ... ..................
... ............. ...... .............
....... .......... ..................
... ......... ... ......... ............
....... ............. ...............
. .............. ......... ............
. ...... .......... ..................
....................... ............
....... ......... ...................
.. ................... ..............
....... ............. ...............
.. ............... .... ..............
.. ..... ....... ... ..... .............
.. ............. ...... ..............
.. ..... ............. ...............
.. ............... ...... ............
..... ................. .............
... ............ ........ ............
.. ... ... ......... ..................
... .................... ............
. .... ... ......... ... ... .............
... .............. ...... ............
.. ... ... ........ .... ................
...... ................. ............
.... .... ......... ..... ..............
...... ... ........ ...... ............
.. ...... ......... ... ................
... ... .............................
. ............... ..... ..............
.. .... .................. ...........
. ............... ...... .............
... ... ... ........... .... ...... .....
. ............... ...... .............
......... ............
C-2
D
os
C-3
I~~~~~~~~~~J Proposed area to be rezoned
...................... ....
At I"eb~pr()p()tledd. ... ....
. OB.rezone ...
p____p._..._.........P.....................
'--..
Applicant: Molo Big 10 Mart
Location: 2120 John F. Kennedy
Road
Description: To rezone property
from C-2 Neighborhood Shop-
ping Center District to C-3
General Commercial District.
REZONING STAFF REPORT
Zoning Agenda: November 1, 2000
Property Address: 2120 John F. Kennedy Road
Property Owner: Molo Oil Company
Applicant: Molo Oil Company
Proposed land Use: Commercial
Proposed Zoning: C-3
Existing land Use: Commercial
Existing Zoning: C-2
Adjacent land Use: North - Office Adjacent Zoning: North - C-2
East - Multi-Family Residential/Office East - R-3/0S
South - Commercial South - C-3
West - Multi-Family/Office West - R-4/0S/0R
Former Zoning:
1934 -County; 1975 - R-5; 1985 - R-3
Total Area:
Property History:
Physical Characteristics: The subject property is located at the northeast corner of
John F. Kennedy Road and Foothill Drive. The property is relatively flat and has
access to both John F. Kennedy Road and Foothill Drive.
Concurrence with Comprehensive Plan: The subject parcel is not included as part of
the 1995 Comprehensive Plan.
Impact of Request on:
Utilities: Existing utilities are adequate to serve the site.
Traffic Patterns/Counts: John F. Kennedy Road is designated as a principal
arterial and carries approximately 18,000 vehicle trips per day.
Public Services: Existing public services are adequate to serve the site.
REZONING STAFF REPORT
Page 2
Environment: Staff does not anticipate any adverse impact to the environment
because of the proposed rezoning request.
Adjacent Properties: Staff does not anticipate any adverse impact to the adjacent
properties because of the proposed rezoning request. While the C-3 District does
allow wider ranger of uses than the C-2 District, staff does not anticipate any
significant impact to adjacent property as the existing use of the property as a
convenience store, gas station and service station is one of the more intense uses
allowed by the C-2 or C-3 District.
CIP Investments: None proposed.
8taff Analysis: The proposed rezoning by Molo Oil Company is to rezone the property
at 2120 John F. Kennedy Road from C-2 Neighborhood Shopping Center district to C-3
General Commercial District. The property is located at the northeast corner of John F.
Kennedy Road and Foothill Drive. The applicant is requesting the change to allow
more flexibility for future expansions on the property and because the C-3 General
Commercial district is appropriate along John F. Kennedy Road.
The subject parcel is surrounded by a mixture of commercial, office and multi-family
zoning. The property immediately south of this parcel is occupied by Eagle Country
Market. Property on both sides of John F. Kennedy Road is primarily zoned C-3
General Commercial south of Foothill all the way to Highway 20.
The general purpose and description of C-3 General Commercial district indicated that
it is to "provide commercial uses which are designed to serve the motoring public or
uses requiring highway or arterial location for the most beneficial operation."
REZONING STAFF REPORT
Page 3
Staff recommends that the Zoning Advisory Commission review Section 6-1.1 of the
Zoning Ordinance that establishes criteria for the review of rezoning requests.
Prepared by: -;:r ~ Reviewed: L/ /11
Date: /~~~.bo
Planning Services Department
50 West 13th Street
Dubuque, Iowa 52001-4864
Phone (319) 589-4210
Fax (319) 589-4221
5U~~E
~Yk.~
November 14, 2000
The Honorable Mayor and City Council Members
City of Dubuque
City Hall - 50 W. 13th Street
Dubuque IA 52001
RE: Rezoning
Applicant: Molo Big 10 Mart
Location: 2120 John F. Kennedy Road
Description: To rezone from C-2 Neighborhood Shopping Center District to C-3 General
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, indicating that rezoning would allow a greater
flexibility in terms of allowed land uses in the future. Staff reviewed surrounding zoning and
land use. There were no public comments.
The Zoning Advisory Commission discussed the request, noting that only the property to the
south of the subject property is correctly zoned C-3 General Commercial. They noted that there
are office uses to the north and west, and condominiums adjacent to the property on the east
side. Commissioners discussed that rezoning to the C-3 District would allow additional signage,
including billboards. The Zoning Advisory Commission did not believe that the request satisfied
the standards for granting a rezoning contained in Section 6-1.1 of the Zoning Ordinance.
Recommendation
By a vote of 6-0, the Zoning Advisory Commission recommends that the City Council deny the
request.
A super majority vote is needed for the City Council to approve the request.
Respectfully submitted
/
~.// Cj' /)' " ~p:k/. /. C t)
__ -, /! \.-{..... l.., ],~ (. .)
Eugene l3ird, Jr., Chairperson
Zoning Advisory Commission
," ,{
/, /-
\-1'1 ': .;"i~=.:"'j~.l;--:(l
€()ll"1 " , . /\11,"
.,j,.. J
171 :? 1,1-1 ((, ,';"\:1 nJ
I ..., ~;" ..... _': t :~..q 1 ~,)
Attachments
03/\j=1838
Service
People
Integrity
Responsibility
Innovation
Teamwork
), ~'",
L, \;}
C)
" .
v
MOLO
OIL
COMPANY
123 SOUTHERN AVENUE
P,O. BOX 719
DUBUQUE, IOWA 52004-0719
PHONE 319 557-7540
November 9,2000
0 0
0
;::::; -- =0
0'-<: _'I_
e)
(_n, <: ['n
r"'""';-. ,~
,,"
C 1..0
.~.... , n
CJ ~ :?
-
~ --- iTl
)> f...._...!. 0
0
CD N
co
Dear Council Members:
I am writing regarding Molo Big 10 Mart's application to rezone our Big 10 Mart at
2100 JFK Rd. from C-2 to C-3. As directed under 6-1.1 of the zoning
reclassification procedure in paragraph two, we will demonstrate that the requested
reclassification is more appropriate then the present classification. Based on the
results of the zoning advisory commission meeting of November 1, 2000, it is
obvious that we have not presented our rezoning request adequately. We are not
requesting this rezoning just for the sake of rezoning itself, there are several
compelling reasons for this property to be zoned correctly.
Presently, the Big 10 Mart is a non-conforming C-2. When our property was initially
zoned and our facility built, it was a conforming C-2, things developed and we
excepted the special use permit to operate our Quick Lube instead of asking to be
properly zoned as a C-3.
We have recently completed a major re-model of this facility which updated our
building to an attractive facility which greatly enhances the JFK corridor. It is
important to protect our asset, we have put a considerable amount of money into
making this location desirable and attractive to the community. As a non-
conforming C-2 site, if a tornado, fire or other disaster were to destroy our location,
we could not rebuild as is under the current C-2 zoning. If we wish to add a car
wash to our facility, we could not, we would need to apply for another special use
permit with no guarantees of acceptance. If we wanted to add a quick serve
restaurant to our facility (such as Burger King, McDonalds, etc.) in place of the
current Quick Lube or added as a separate entity along with the existing facility, we
would not be allowed under the present C-2 zoning.
This puts us at a considerable competitive disadvantage, particularly with the other
locations that are currently properly zoned as C-3 on JFK Rd. All of the
convenience stores currently located on JFK except ourselves are zoned C-3.
Because of this, our resale value is lower, our expansion possibilities are limited
and we have less signage flexibility under our current C-2 zoning.
We realize keeping sign integrity on JFK Rd. is an important issue, our plan is to
keep the existing free-standing sign as is. The signs that we plan to attach to the
building will be less total square footage then what is presently allowable. The only
difference being that the square footage will be divided into 3 signs instead of 1 (I
will have photos available for you to view at the November 20th meeting).
I
Our property fits the C-3 zoning criteria as noted on page 2 of the rezoning staff
report. The general purpose and description of C-3 General Commercial district
indicated that it is to "provide commercial uses, which are designed to serve the
motoring public or uses requiring highway or arterial location for the most beneficial
operation."
City zoning staff have recommended approval for our application, in addition, not a
single person attended the hearing to oppose the rezoning and finally, all of the
convenience stores on JFK Rd. are zoned C-3 with the exception of ours. With all
of these compelling reasons, we urge you to approve the rezoning of our property
from C-2 to C-3 in accordance with article 6-1.1.
Respectfully,
~~
Steve Gorius
.
1.5.5
DUBUQUE CODE
requirement. decision, or determination as
ought to be made. and to that tlnd sball ha.n all
the pew-en of the officer from whom tbe appeal
is taken. (1989 Cod.)
SECTION 6. ZONING RECLASSIFICATION
AND TEXT AMENDMENT PROCEDURE
"'1.1\ZOblbi'iUtt!1l~i8tiatlOIl. Pl'oeed'lire:
1~~1rl(,Gf!neral StCJtement Of Intent: The
Counc.il finds that the reclas$ification Qf proper-
ty is a sensitive and important legi.r;lative func.
tion wbich, in the interest of maintaining uni-
fonD 2.oninc polidp.! Bnd the integrity of the
Comprehensive Plan, should only be eu..eised
:sparingl1 and under proJM!r conditions. For this
reAson, and because the original zoning distrid
boundaries under this Ordinance are presumed
to be correct and appropriate, it shall hereafter
be the policy of tbe City Council to recl8!lsify
property only where 8 cletu' showing h8s been
made thAt the original d6$sificlltiOt\ was e.
mistake or that arcumstanees and tonditions
affectin.g the property in question have so mate-
. rially c::hanged 50 as to demand r@c18uifio::ation
,n the public interest,
The reclassification procedures ouUined here--
in should not b4! confused with. or used in plBce
of. the ordinAnce BtIlendl11ent process or th~
varlsnee process. Thus, the Council intends
that reclassification of property should not be
entertained whel"e: 1) an aUeged hardsbip pe<::u-
liar to the property is claUntld. whkh is mare
pToperly the subject of l!l variance re(tuest, ar 2}
it is lllle~d that the ordinance provisions them.
selves 8S applied to !Iimilsr prop~rtie~ 8,.e un-
reasonable. which is mot'(! p",pedy the subject
of nn Ilmendnl@nt proposal. In all cases, th..
burdeD shn\\ be upon the person(s) 5"king
reclossU\cAtion tu den\OnltratA thAt th~ H!qu~st-
eel retlRSsifu:ution is more appt'Opnete than the
prosent ctnssiflentton. in light or the chl\racter-
istics of tho prQpOrty nnd the public wnlfnr@.
FUTt.hennore, it i~ c:ont@m"lated under this
Ordh\Ol1ec t.hAt tbe Lo"g.Rang~ Planning Advi~
NUl'''' MD. -tll
Gory Commis~ioD is, in the lint instance, tbe
body responsible for the fonnulation Bnd contin-
uing review of th@ Comprehensive Plan. as
Ilxpressed hor~in, Bl1d that: UIe CommlssiOQ
sball be charged with the duty of periodically
reviewing the policies and provisions of this
Ordin8n~ in light of its purposes and cbanging
conditions, and proposing on itl: own initiative
such dilitrict rechujsifieations or ordinance
aQUlndments as may b@ deemed appropriat~ to
secure tbe public welfare.
6.1.2. Application. Requirements: Any person
may request a reclassification of property to
lUlother di~r.dct, rogardless or such pePOon'$
intel"est in the property, by submitting 3 com-
pleted zoning reclassification application to-
gether with the fee as specified in Section 7-2 or
this Ord in l\1\c;e , to the planning s8rvice~ divi-
sion. 'the Zoning Advigol"Y Commission shall
consider the request wit.h diligence. On finding
the request to be inappropriate. the Commis.
sion mny forthwith return B recommendl\tion
for denilll to the City Council. Tbe Commission
may not recommend approval of any rec1s9sifi.
cstion request which is found to be substantial
in nature, as defined in r;ubsection 6-1.3 of this
Section. without first conducting a public hear-
ing on such redassificntion. Where a reelassifi-
cation request .s not deemed substantial in
nature, the Commission shall not hold a public
hearing thereon. The Commission shall hold a
public hearing on any request when so direded
by the City Coundl.
6-1.3. S~b3tantiall Nonsubstantiat ReqllutS:
For purposes of this o rdinanee, the following
shall M considered substantial reclassification
Nlqu@r:ts:
(1) Any request which would result in the
expAnsion in ana of an Clxir;tin~ zoning
district by more tban twenty percent
(20%); or
(2) Any request which would result in thl!
crAAtion of II new district; or
(J) Any request involving the reclassification
of marl! than two (2) acreS of pt()pertj: or
3782
I
------ j
'i\i
+>
ou
C:l
+>
t:
l2
u..
....11 +
..,.1
!I~
..JJ
Wi
....1
----------1 ::>> I
I Zlm
I I ~
-----.1 11 i
-.--.. I
1 -\
I I ~ I
!el
-1-
I
,
.
,
i
I
,
I
I
l
I
I
I
1
\
I
I
1
,
I
!! --.------ ----.---.--------.l'
il
I I
I~_ _____J
i ;__.___________ I
! I C--i--- T----T---T--.l
I! w II I 1 \ ! j
,I CD II 'I l'
Ii 3 1I1I11 I
II II! I ; I I
li---~LLLu-~
11--~~-lTTT~I"oT.~~=l
" - III - I - '
Ji ... ,-' j I '
\' - 1;1' ! I' I I' !
i -' I, I I '
..... ...11' ~ U 11 \
,t!IIIIIII:II~~:,l---11r"~~"~~r~;::~~~~
><<1>!1 0 I I I I I I
-:'~111~11 i__ILJj J_1J ~
....!i I ~
__L_________________.________________________\ ~
,
I
I
I
Or
I
I I
I
~\~=
..,.., 9
. ~
~N
l- i
,,9~
.-
--
-1-------------+
,,92
-t--.------
-l--
\
~
I
I
I
! <1
\ ....
)
I N
;::
I ~
~
,-- 0
<S)
--_.------ .--
------- -- --
,,09
----1"--
-0 0
~ .....
o:l
U .-
..Q:.cg-g
01::--'0"
::E-:t::.t::'l!::
..-<::::-:~
~.. -= c:':l c:....
\:j~~~EVl
._ ~ ~ !'1) .-
O~O~~~
i~ h.J!~-!ii~
:.-LJ-o.5~.s ~~
V'l ".0 fi r-5, ~ J:I
,n~v;-!i-li~h-!i
t1o..~~9oB.1i 0
~ ~ ~~ ~ g 2 .2l'~ l!
to-:: Do t-1! ~ij..!:'!i.81. ~
..:-,,'8'-'~e'
~~ ~~~ ~ iit-~~ ~
l' 1~,:O;-a~ d 8 ~ 8
t.!-2~~"O~:!C::;l 0
[~5-E1l~1 Gg tl N
:oE~Eoo"i~gS ~
~~82~8~-;:l~~~ ~
] ~ ~.l!1~2 Ei~l ~ ~
-512J:si:~~~j 8
~~]~~O~~~~'t; @
!!.,so3'5"o -):
-a;~E6gij~12
1] -] :[1tii ~
t-~ 8....-i9tilt~
c:
.Q) f3 ~
C/)--.; <0 g
)(b,NO
N~ o~~~~
.. ''ii ~8;;;~
._ P: -. -
", -c ~ ~ ~
~w ~ ffi~:::~
rc - Q)(Q ~
1=: ! 5-;;; ~
13 i~~~