Loading...
Request to Rezone 2175 Holliday Drive_Green Acres Mini WarehousingPlanning Services Deparhnent 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 Dubuque EAll-America City 111111 . 2007 Masterpiece on the Mississippi December 12, 2011 Applicant: Green Acres Storage LLC Location: 2175 Holliday Drive Description: To amend the existing PC Planned Commercial District to allow mini - storage as a permitted use and increase building height to 45 feet. Dear Mayor and City Council Members: The City of Dubuque Zoning Advisory Commission has reviewed the above -cited request. The supporting documentation is attached for your review. Discussion The applicant spoke in favor of the request, reviewing his proposal to construct a four - story, climate controlled, mini - warehousing facility. He explained that the facility would be located behind the former United Rental building and that it would be partially buffered by existing topography. Staff reviewed the staff report, reviewing the surrounding zoning, land use and topography. Staff also indicated that mini - warehousing generates very little traffic or demand on parking. Public comments from one speaker, representing an adjacent business, expressed concern that the proposed use was not compatible with existing commercial uses, 24- hour access could impact security of adjacent business, that the 100,000 square foot building is out of scale with existing buildings, and that the conditions for reclassification in the Unified Development Code have not been met. The Zoning Advisory Commission discussed the request, reviewing security arrangements, use of the existing building on the site, number of employees, hours of operation, boundary of the PUD, zoning districts that allow mini - warehousing. Commissioners reviewed potential conditions. Service People Integrity Responsibility Innovation Teamwork The Honorable Mayor and City Council Members Page 2 Recommendation By a vote of 6 to 1, the Zoning Advisory Commission recommends that the City Council approve the request, but restrict mini - warehousing and the 45 -foot building height to the subject parcel, Lot 1 of Holliday 2nd Addition. A simple majority vote is needed for the City Council to approve the request. A super majority vote is needed for the City Council to amend the condition recommended by the Commission. Respectfully submitted, jue., Charles Miller, Chairperson Zoning Advisory Commission Service People Integrity Responsibility Innovation Teamwork Masterpiece on the Mississippi ❑Varlance ❑Conditional Use Permit ❑Appeal ESpecial Exception [limited Setback Waiver gRezonIng PLANNING APPLICATION FORM DPlanned District ❑Preliminary Plat ❑Minor Final Plat ' ❑Text Amendment ❑Simple Site Plan ❑Minor Site Plan ❑Major Site Plan ❑Major Final Plat ❑Simple Subdivision ❑Annexation ❑Temporary Use Permit City of Dubuque Planning Services Department Dubuque, IA 52001 -4864 Phone: 563 -589 -4210 Fax: 563-589 -4221 ❑ Certificate of Economic Non - Viability ❑ Certifcate of Appropriateness M Historic Designation 4- Neighborhood Association , i p ❑Other: n i4 t21 ^,pi_S_ OL I se r ib in ' f �L Property owner(s): T t.tte C' /3.7t114a I Phone: Address: City: State: Zip: Fax Number: Cellular Number: E-mail Address: Applicant /Agent: V'ree �c(eS S�ora e Phone: 3i% �b ������.. QV r 4 Address: 31 S sty et- Ci : C 311-S33`Sri$it Fax Number: 311-364/-a? Q'S- Cellular Number: _E -mail Address: S- f7e�7e "'ten CiCre C S+orulr,r1G Site location /address: ari s / . rr c/t y Dry U.' % 1)4151 btto � 1701,a ot S'0),DOa Existing zoning: " y Proposed zoning: 17' Historic District: No Landmark: ,LL&' Legal Description (Sidwell parcel ID# or lot number /block number /subdivision): 1 o ! Z.13 ZZ,G_ - O i g Total property (lot) area (square feet or acres): ..5 A- 1- tE -•1✓� Describe proposal and reason necessary (attach a letter of explanation, if needed):. t6 iI�IZ �►�1 I °"t t-11 — ... -rt reo (T CERTIFICATION: I /we, the undersigned, do hereby certify that: 1. It is tfie property owner's responsibility to locate property lines and to check your 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. Property Owner(s): Applicant/Agent: Date. Date: t 0/ ?( //t FOR OFFICE USE ONLY - APPLICATION SUBMITTAL CHECKLIST Fee: i Received by: ' ".j Date:! -4-'1 cket: ❑ Site /sketch plan❑ Conceptual Development Plan [Photo ❑ Plat Improvement plans a Design review project description ❑ Floor plan ❑ Other: T aged SBEE- 1'9E -6TE Xid.d 13Cd3SU1 dH WdET =8 TTOa TE 430 City of Dubuque, Thank you for considering his application. We are proposing to rezone, the property Vac .ted at 2175 Holiday Drive, Dubuque, VA 52002. We are vva.nting to build a ibumminift storage facility 'o y attaching it to the existing building. Please call with any question. Green Acres Storage L.L.C., 2 a5ed SBEE- 179E -GTE Xdd ldreldS1711 dH WdET =8 TTO2 TE 400 ri a Io0 �r 161 mommor& nom DV Base Data Provided by Dubuque County GIS Masterpiece on the Mississippi Dubuque 11 '1II!' 2007 Vicinity Map Applicant: Green Acres Storage LLC Location: 2175 Holliday Drive N A Description: To amend the existing PC Planned Commercial District to allow mini - storage as a permitted use and increase building height to 45 feet. Legend Green Acres Zoning Path: H:1Planning Services\Vicinity Maps1ZAC Vicinity Maps1projects12175 Holliday (Green Acres) 11_17_ LOT 1 REMA CONCEPT PLAN FOUR STORY STORAGE FACILITY ON LOT 1 OF HOLLIDAY 2ND ADDITION IN THE CITY OF DUBUQUE, IOWA. EL PLACE LOT I COPPER MILL SUBDIVISION ----M73755, W gar— LOT LOT 1 -2 REMAKEL PLACE CY SCALE 5 o 01 001x,» CHECKED BY: 0 LI 0 PROPOSED 4 STORY STORAGE FACILITY LOT 1 HOLLIDAY 2ND ADDIl1ON r S 89'43'33' W 59].41' 1 -2 HOLLIDAY 2ND ADDI11ON z S D.01 THE CITY OF Masterpiece on the Mississippi TO: Zoning Advisory Commission FROM: Guy Hemenway, Assistant Planner SUBJECT: 2175 Holliday Drive Planned Unit Development Amendment DATE: December 7, 2011 Dubuque AII•AmericaCity 2007 INTRODUCTION Mr. Seth Green, of Green Acres Storage, LLC has submitted an application asking to amend the Holliday Drive PUD by adding mini - warehouse to the list of permitted uses and by increasing the maximum building height permitted from 40 feet to 45 feet. BACKGROUND In April of 1999, the Zoning Advisory Commission recommended approval of a Planned Unit Development with a PC Planned Commercial designation submitted by QHQ Properties for approximately 14 acres of property located on either side of Holliday Drive south of Asbury Road. Approval was granted for 37 permitted commercial uses and the property was subject to C -3 General Commercial bulk standards. The approval was conditioned on installation of a landscape buffer along the west zoning district boundary line. The buffer has subsequently been installed and is compliant. Also, all site development within the PC required review and approval of a site plan. The list of permitted uses included a mix of retail sales and service, office and vehicle sales and service. The bulk standards defaulted to the C -3 General Commercial district standards with 0 foot side and rear yard setbacks, 20 foot front yard setbacks and 40 foot maximum building height. Off - street parking requirements were also predicated on C -3 standards. All but one of the lots in this district has been developed. DISCUSSION Mr. Green is intent on redeveloping the former United Rental site at 2175 Holliday Drive by renovating the existing commercial building and adding a new building with approximately 100,000 square feet of mini - warehouse area at the rear of the existing building. Currently, mini - warehousing is not listed as a permitted use in this district. Also, under current standards, maximum building height is limited to 40 feet. The proposed building may exceed the maximum building height by 5 feet. Kluck University Avenue PUD Amendment Page 2 Therefore, Mr. Green is asking to add mini - warehouse as a permitted use and increase the maximum building height to 45 feet. All of the other provisions within the PC Planned Commercial district will remain the same. Mini - warehouse facilities generally generate little traffic, noise or demand on parking when compared to many of the more intense commercial uses currently permitted in this district. The proposed mini - warehouse building will be bordered on three sides by existing commercial buildings, set well below the grade of the properties to the rear and side of the subject lot, and will be buffered on the back side by a 50 foot wide lot and vegetative landscape buffer. Access to the property will continue to be from two curb cuts along Holliday Drive. Therefore, staff anticipates the additional use and building height should have little added effect on the traffic flow, demand on parking and the use of the adjacent commercial properties. RECOMMENDATION Staff recommends that the Zoning Advisory Commission review the proposed changes to the Planned Unit Development and forward a recommendation to the City Council. f:\ users \kmunson \wp \boards- commissians\zac \staff reports\zac staff reports 201112763 university avenue amend pud (kluck) stf rpt 05_24_11.doc Prepared by: Laura Carstens, City Planner Address: City Hall, 50 W. 13th St Telephone: 589 -4210 Return to: Kevin S. Firnstahl, City Clerk Address: City Hall- 50 W. 13th St Telephone: 589 -4121 ORDINANCE NO. 54 -11 AN ORDINANCE AMENDING TITLE 16 OF THE CITY OF DUBUQUE CODE OF ORDINANCES, UNIFIED DEVELOPMENT CODE, BY RESCINDING ORDINANCES 15 -99 AND 03 -02, WHICH ESTABLISHED REGULATIONS FOR A PLANNED UNIT DEVELOPMENT WITH A PLANNED COMMERCIAL DESIGNATION, LOCATED AT THE SOUTHWEST CORNER OF THE NORTHWEST ARTERIAL AND ASBURY ROAD AND ADOPTING A REVISED ORDINANCE ALLOWING MINI - WAREHOUSING AS A PERMITTED USE AND AMENDING THE MAXIMUM BUILDING HEIGHT. 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 rescinding Ordinances 15 -99 and 03 -02 which established regulations for the existing Planned Unit Development and now being revised to allow mini - warehousing as a permitted use and amending the maximum building height. Lot 2 and Lot 3 of Holliday Addition and Lot 1, Lot 1 of 2, and Lot 2 of 2 Holliday 2 "d Addition, and to the centerline of the adjoining public right -of -way, all in the City of Dubuque, Iowa. A. Use Regulations The following regulations shall apply to all uses made of land in the above described PUD District: 1. Principal permitted uses of the lots designated for commercial development shall b e limited to: a. General office b. Medical office /clinic c. Dental /medical lab Mini - warehousing SW corner of NW Arterial & Asbury Road Page 2 d. Personal services e. Barber /beauty shop f. Motel g. Gas station h. Retail sales /service i. Laundry/dry cleaner j. Shoe repair k. Bakery (wholesale /commercial) I. Indoor restaurant m. Bar /tavern n. Automated gas station o. Service station p. Supermarket q. Tailoring /alterations r. Furniture /home furnishing s. Appliance sales /service t. Catalog center u. Drive -in /carry-out restaurant v. Drive -up automated bank teller w. Self- service carwash x. Neighborhood shopping center y. Business services z. Department stores aa. Banks /savings and loans, and credit unions bb. Indoor amusement center cc. Vending /game machine sales and service dd. Indoor recreation facilities ee. Mail order houses ff. Lumberyards /building materials sales gg. Printing /publishing hh. Full- service carwash ii. Auto sales /service jj. Motorcycle sales and service kk. Local shopping center 11. Mini - warehousing (Lot 1 Holliday 2nd Addition only) 2. Accessory uses shall include any use customarily incidental and subordinate to the principal use it serves. B. Lot and Bulk Regulations Development of land in the PUD District shall be regulated as follows: 1. All building structures and activities shall be located in accordance with provisions of the PUD District regulations of this ordinance. 2. All buildings and structures located on lots designated for commercial development shall meet bulk regulations set forth in the Unified Mini - warehousing SW corner of NW Arterial & Asbury Road Page 3 Development Code for the C -3 General Commercial District, Section 16 -5 -13, except that building height for Lot 1 Holliday 2 "d Addition shall be 45 feet. C. Performance Standards The development and maintenance of uses in this PUD District shall be established in conformance with Section 16 -5 -24 of the Unified Development Code and the following standards. 1. Proposed public streets in the Planned Commercial development shall be designed and built to City Engineering specifications. 2. The first public street shall be constructed concurrent with the development of Lots 1, 2 and 3. 3. Erosion control shall be provided during all phases of construction. 4. Parking requirements for allowed uses in the PUD District shall be as per the parking group for the designated use, in accordance with Section 16 -14 -6 of the Unified Development Code. 5. Sidewalks shall be provided adjoining all public streets. 6. Storm water detention facilities will be installed as per city Engineering requirements. 7. Adequate illumination shall be provided to all areas used for vehicle and pedestrian circulation. Light fixtures shall be of a cut -off design and be mounted at a 90- degree angle to a vertical light standard. 8. The conceptual plan shall serve as the preliminary plat for the PUD District. Subdivision plats and improvement plan shall be submitted in accordance with Chapter 42, Subdivision Regulations, of the City of Dubuque Code of Ordinances. 9. Final site development plans shall be submitted in accordance with Section 16 -12 of the Unified Development Code of the City of Dubuque, Iowa prior to construction of any buildings. 10. Developer shall set aside a 30 -foot east/west x 275 -foot north /south buffer easement area starting at the southwest corner of Lot 4. Landscape buffer shall consist of a five -foot high berm with evergreen trees planted 15 feet on center. Trees shall be eight feet high at time of planting. The type of evergreen trees shall be installed prior to the opening, if any, of the retail stores on Lots 2 or 3, provided all four lots are zoned commercial. Mini - warehousing SW corner of NW Arterial & Asbury Road Page 4 D. Sign Regulations Signs in the PUD District shall be regulated as follows: 1. On- premise signage shall be regulated by the C -3 General Commercial District sign regulations of Section 4 -3.11 of the Zoning Ordinance, except that each lot shall be limited to one (1) freestanding sign per business, with each sign to be a maximum of 25 feet high and 108 square feet in size. 2. Off - premise signage shall be regulated by the C -3 General Commercial District sign regulations of Section 4 -3.11 of the Zoning Ordinance. E. Transfer of Ownership Transfer of ownership or lease of property in this PUD District shall include in the transfer or lease agreement a provision that the purchaser or leasee acknowledges awareness of the conditions authorizing the establishment of the PUD district. F. Recording A copy of this ordinance shall be recorded at the expense of the property owner(s) with the Dubuque County Recorder as a permanent record of the conditions accepted as part of this reclassification approval within ten (10) days after the adoption of this ordinance. This ordinance shall be binding upon the undersigned and his /her heirs, successors and assigns. Section 2. The foregoing ordinance 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 December Attest: / Ke h S. Firnstah , City lerk 2011. Lynn Sutton, Mayor Pro -Tem CITY OF DUBUQUE, IOWA • OFFICIAL NOTICE NOTICE is hereby giv- en that the Dubuque . City Council will con- duct public hearings at a meeting to ,com- mence at 6 :30 p.m. on Monday, December 19, ' 2011, in the Historic Federal Building, 350 West 6th Street, on the • fol lowing: Rezoning - Request by Julie Hammel / Tom & Dave Kluck, to amend the Planned Residential District for property lo- cated at 2763 Universi- ty Avenue to permit a 72 foot wide common building, 60 foot maxi- mum width approved on the existing concep- tual plan. Request by Green Acres Storage LLC to amend the existing PC Planned Commercial District for property lo- cated at 2175 Holliday Drive to allow mini - storage as a permitted use and increase build- ing height to 45 feet. Copies of supporting documents for the pub- lic hearings are on file in the City Clerk's Of- fice and may be viewed during normal working hours. written comments re- garding the above pub- lic hearings may be submitted to the City Clerk's Office on or be- fore said time of public hearing. At said time and place of public hearings all interested citizens and parties will be given an qppor- 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 TTY (563) 690 -6678 at least 48 hours prior to the,meetrng. Kevin S. Firnstahl City Clerk It 12/13 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: December 13, 2011, and for which the charge is $19.87. Subscribed to before me, a Notary Public in and for Dubuque County, Iowa, this /,_16 day of ,/� , 20 // . otary Public in and for Dubu 4pT,1; ti, • e County, Iowa. OFFICIAL PUBLICATION ORDINANCE NO. 54-11 AN ORDINANCE AMENDING TITLE 16 OF THE CITY OF DUBUQUE CODE OF ORDINANCES, UNIFIED DEVELOP- MENT CODE, BY RESCINDING ORDINAN- CES 15 -99 AND 03 -02, WHICH ESTABLISHED REGULATIONS FOR A PLANNED UNIT DEVEL- OPMENT WITH A PLAN- NED COMMERCIAL DESIGNATION, LOCAT- ED AT THE SOUTH• WEST CORNER OF THE NORTHWEST ARTERIAL AND ASBURY ROAD AND ADOPTING A RE- VISED ORDINANCE AL- LOWING MINI -WARE- HOUSING AS A PER- MITTED USE AND AMENDING THE MAXI- MUM BUILDING HEIGHT. NOW, THEREFORE, BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY OF DUBUQUE, 10- WA: Section 1. That Title 16 of the City of Dubu- que Code of Ordinan- ces, Unified Develop- ment Code, is hereby amended by rescinding Ordinances 15 -99 and 03 -02 which establish- ed regulations for the existing Planned Unit Development and now being revised to allow mini - warehousing as a permitted use and amending the maxi- mum building height. Lot 2 and Lot 3 of Holliday Addition and Lot 1, Lot 1 of 2, and Lot 2 of 2 Holliday 2nd Addition, and to the centerline of the ad- joining public right -of- way, all in the City of Dubuque, Iowa. A. Use Regulations The following regula- tions shall apply to all uses made of land in the above described PUD District: 1. Principal permitted uses of the lots desig- nated for commercial development shall b e limited to: a. General office b. Medical office/ clinic c. Dental /medical lab d. Personal services e. Barber /beauty shop f.. Motel g. Gas station h. Retail sales /service i. Laundry/dry cleaner j. Shoe repair k. Bakery (wholesale/ commercial) I. Indoor restaurant m. Bar /tavern n. Automated gas sta- tion o. Service station p. Supermarket q. Tailoring/altera - tions r. Furniture /home fur- nishing s. Appliance sales/ service t. Catalog center u. Drive -in /carry-out restaurant v. Drive -up automated bank teller w. Self- service car - wash x. Neighborhood shopping center y. Business services z. Department stores aa. Banks /savings and loans, and credit unions bb. Indoor amuse- ment center cc. Vending /game machine sales and service dd. Indoor recreation facilities ee. Mail order houses ff. Lumberyards/ building materials sales gg. Printing/publish- ing hh. Full- service car - wash ii. Auto sales /service jj. Motorcycle sales and service kk. Local shopping center II. Mini - warehousing (Lot 1 Holliday 2nd Ad- dition only) 2. Accessory uses shall include any use customarily incidental and subordinate to the principal use it serves. B. Lot and Bulk Reg- ulations Development of land in the PUD District shall be regulated as fol- lows: 1. All building struc- tures and activities shall be located in ac- cordance with provi- sions of the PUD Dis- trict regulations of this ordinance. 2. All buildings and structures located on lots designated for commercial develop- ment shall meet bulk regulations set forth in the Unified Develop- ment Code for the C -3 General Commercial District, Section 16 -5- 13, except that building height for Lot 1 Holliday 2nd Addition shall be 45 feet. C. Performance Standards The development and maintenance of uses in this PUD District shall be established in con- formance with Section 16 -5 -24 of the Unified Development Code and the following stand- ards. 1. Proposed public streets in the Planned Commercial develop- ment shall be designed and built to City Engi- neering specifications. 2. The first public street shall be con- structed concurrent with the development of Lots 1,2 and 3. 3. Erosion control shall be provided dur- ing all phases of con- struction. 4. Parking require- ments for allowed uses in the PUD District shall be as per the parking group for the designat- ed use, in accordance with Section 16 -14 -6 of the Unified Develop- ment Code. 5. Sidewalks shall be provided adjoining all public streets. 6. Storm water deten- tion facilities will be in- stalled as per city Engi- neering requirements. 7. Adequate illumina- tion shall be provided to all areas used for ve- hicle and pedestrian circulation. Light fix- tures shall be of a cut- off design and be mounted at a 90- degree angle to a verti- cal light standard. 8. The conceptual plan shall serve as the preliminary plat for the PUD District. Subdivi- sion plats and improve- ment plan shall be sub- mitted in accordance with Chapter 42, Subdi- vision Regulations, of the City of Dubuque Code of Ordinances. 9. Final site develop- ment plans shall be submitted in accord- ance with Section 16- 12 of the Unified Devel- opment Code of the City of Dubuque, Iowa prior to construction of any buildings. 10. Developer shall set aside a. 30 -foot east/ west x 275 -foot north/ south buffer easement area starting at the southwest corner of Lot 4. Landscape buffer shall consist of a five - foot high berm with ev- ergreen trees planted 15 feet on center. Trees shall be eight feet high at time of planting. The type of evergreen trees shall be installed prior to the opening, if any, of the retail stores on Lots 2 or 3, provided all four lots are zoned standing sign per busi- ness, with each sign to be a maximum of 25 feet high and 108 square feet in size. 2. Off- premise sign- age shall be regulated by the C -3 General Commercial District sign regulations of Sec- tion 4 -3.11 of the Zon- ing Ordinance. E. Transfer of Own- ership Transfer of ownership or lease of property in this PUD District shall include in the transfer or lease agreement a provision that the pur- chaser or leasee ac- knowledges awareness of the conditions au- thorizing the establish- ment of the PUD dis- trict. F. Recording A copy of this ordi- nance shall be record- ed at the expense of the property owner(s) with the Dubuque County Recorder as a permanent record of the conditions accept- ed as part of this re- classification approval within ten (10) days af- ter the adoption of this ordinance. This ordi- nance shall be binding upon the undersigned and his /her heirs, suc- cessors and assigns. Section 2. The forego- ing ordinance has heretofore been re- viewed by the Zoning Advisory Commission of the City of Dubuque, Iowa. Section 3. This ordi- nance shall take effect immediately upon pub- lication, as provided by law. Passed, approved and adopted this 19th day of December, 2011. /s /Lynn Sutton,. Mayor Pro -Tem Attest: /s /Kevin S. Firnstahl, City Clerk Published officially 'in the Telegraph Herald Newspaper the 23rd day of December, 2011. /s/ Kevin Firnstahl, City Clerk commercial. D. Sign Regulations Signs in the PUD Dis- trict shall be regulated as follows: 1. On- premise signage shall be regulated by the C -3 General Com- mercial District sign regulations of Section 4 -3.11 of the Zoning Or- dinance, except that each lot shall be limit- ed to one (1) free- 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: December 23, 2011, and for which the charge is $70.38. Subscribed to before me, a Notary Public in and for Dubuque County, Iowa, this 29th day ofd , 20 // . Notary Public in and for Dubuque County, Iowa.