Zoning 2155 Rockdale, Marshall House of Praise
Planning Services Department
City Hall
50 West 13th Street
Dubuque, Iowa 52001-4864
(563) 589-4210 office
(563) 589-4221 fax
(563) 690-6678 TDD
planning@cityofdubuque.org
www.cityofdubuque.org
T~E CITY o~_=~_
DUBUQUE
~~~
May 9, 2005
The Honorable Mayor and City Council Members
City of Dubuque
City Hall - 50 W. 13th Street
Dubuque IA 52001
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RE: Rezoning
Applicant: Triple J Land Co. & Marshallese House of Praise
Location: 2155 Rockdale Road
Description: To rezone property from C-1 Neighborhood Commercial District and OS
Office Service District to R-3 Moderate Density Multi-Family Residential
District to allow a church.
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, reviewing the proposed use of the property.
Staff reviewed the surrounding zoning and land use and noted that there is adequate
space to provide required off-street parking.
There were no public comments.
The Zoning Advisory Commission discussed the request, noting that the request is a
down zone and facilitates the redevelopment of the subject property.
Recommendation
By a vote of 6 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,
~.
J:ts':il Ch~(L
Zoning Advisory Commission
Attachments
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Oty of Dubuque
Planning Services Department
Dubuque, IA 52001-4864
Phone: 563-589-4210
Fax: 563-589-4221
PLANNING APPLICATION FORM
o Variance
DConditional Use Permit
DAppeal
DSpecial Exception
DUmited Setback Waiver
~oning
DPlanned District
DPreliminary Plat
DMinor Rnal Plat
DText Amendment
DSimple Site Plan
DMinor Site Plan
D Major Site Plan
D Major Rnal Plat
DSimple Subdivision
DAnnexation
DTemporary Use Permit
DCertificate of Economic Non-Viability
DCertificate of Appropriateness
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Existing zoning: 0 Ft=-IC E Proposed zoning: 0(-3 Historic District: Landmark:
Legal Description (Sidwell parcel ID# or lot number/block number/subdivision):
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1. The information submitted herein is true and correct to the best of my/our knowledge and upon .
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FOR OFFICE USE ONLY - APPUCATION SUBMIlTAL CHECKUST
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REZONING STAFF REPORT
Zoning Agenda: April 6, 2005
Property Address: 2155 Rockdale Road
Property Owner: Tri-J Land Company
Applicant: Marshallese House of Praise
Proposed Land Use: Church
Proposed Zoning: R-3
Existing Land Use: CommercialNacant
Existing Zoning: C-1/0S
Adjacent Land Use: North - Residential
East - Residential
South - Residential
West - Residential
Adjacent Zoning: North - R-3/R-1
East - R-1/C-3
South - OS
West - OS/R-1
Former Zoning: 1934 -County; 1975 - County; 1985 - R-3/C-1 Total Area: Approx.1/2 acre
Property History: The property was annexed to the City in 1979 and was rezoned to R-
3 Multi-Family Residential in 1981. The eastern half of the property was subsequently
rezoned to C-1 and the balance of the property was rezoned to OS Office Service in
2000. The subject lot has accommodated a legally non-conforming contractor shop
since the mid-1990s.
Physical Characteristics: The property is a relatively level approximately 1/2-acre lot
with an existing 2,200 square foot commercial building. The property has 135 feet of
frontage along Rockdale Road that has no curb or gutter at this location.
Concurrence with Comprehensive Plan: Land Use and Urban Design Goals state,
"To encourage the concept of mixed use development to diverse and self-sufficient
neighborhoods." The proposed Land Use Map recommends mixed residential
development for this property.
Impact of Request on:
Utilities: Existing utilities are adequate to serve the site.
Traffic Patterns/Counts: Iowa Department Transportation 2001 Average Daily
Traffic Counts indicate 7,600 vehicle trips per day on Rockdale Road north of the
subject property, and 5,700 vehicle trips per day on Rockdale Road south of the
subject property. Rockdale Road is 20 feet wide with no curb or gutter at this
location.
Public Services: Existing public services are adequate to serve the site.
Rezoning Staff Report - 2155 Rockdale Road
Page 2
Environment: Staff does not anticipate any adverse impact to the environment
provided adequate erosion control and storm water conveyance is provided as part
of the required paved parking.
Adjacent Properties: The existing church building is approximately 2,200 square
feet in area. There is a large (7,000 square foot) single-family residence on an
approximately one-acre lot directly south of the subject property and two single-
family homes directly north of the subject property. Because of the relatively small
size of the existing building and lot, staff does not anticipate a lot of noise, activity
and traffic will be generated by the church use. The property formerly
accommodated a contractor shop and yard with associated vehicles and storage.
The property is currently grandfathered as a contractor shop and yard, which could
potentially create more noise, traffic and activity of a commercial nature than the
proposed church.
CIP Investments: None proposed.
Staff Analysis: The applicant is proposing to convert an existing 2,200 square foot
former contractor shop into a church. The church will be located on a 25,000 square
foot lot. The property has a single access to Rockdale Road on the north side of the
church building. There is adequate space at the rear of the lot to pave the requisite
amount of parking.
The applicant is proposing to rezone the property to R-3 Multi-Family Residential district
which permits single and multi-family residential development and churches. The
property adjacent and directly north of the subject lot is zoned R-3 and R-1. This
rezoning request represents an expansion of the existing R-3 district. The property to
the south that accommodates a large single-family home is zoned OS Office Service.
Paved parking and storm water conveyance will be required as part of the site plan
process.
Staff recommends the Zoning Advisory Commission review the criteria established for
granting a rezoning.
Prepared by: @E"t-:Iel.l\LI~_ Reviewed: ~ ! I Date: ;1- 2'7 -0 ~
/
Prepared by: Laura Carstens. City Planner Address: 50 W. 13th St.. City Hall Telephone: 589-4210
ORDINANCE NO. 33-05
AN ORDINANCE AMENDING APPENDIX A (THE ZONING ORDINANCE) OF
THE CITY OF DUBUQUE CODE OF ORDINANCES BY RECLASSIFYING
HEREINAFTER DESCRIBED PROPERTY LOCATED AT 2155 ROCKDALE
ROAD FROM C-1 NEIGHBORHOOD COMMERCIAL DISTRICT AND OS
OFFICE SERVICE 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 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 and OS Office Service
District To R-3 Moderate Density Multi-Family Residential District, to wit:
Lot 1 Nick Weber Place, 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 16th day of May, 2005.
Terrance M., Duggan, Mayor
Attest:
Jeanne F. Schneider, City Clerk