Zoning 2080 Elm St. Mihalakis/Gronen
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MEMORANDUM
September 1, 2005
TO:
The Honorable Mayor and City Council Members
FROM:
Michael C. Van Milligen, City Manager
SUBJECT: Gronen Properties/Michele Mihalakis
Information had been requested about activity at the intersection of Elm and 21st
Streets. City Engineer Gus Psihoyos has provided information about traffic and Chief of
Police Kim Wadding has provided information about calls for Service
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Mfchael C. Van Milligen
MCVM/ksf
Attachments
cc: Barry Lindahl, Corporation Counsel
Cindy Steinhauser, Assistant City Manager
Gus Psi hoyos, City Engineer
Kim Wadding, Chief of Police
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MEMORANDUM
August 31,2005
FROM:
Michael C. Van Milligen, City Manag.e>(~
Gus Psihoyos, City Engineer _~) \.0
TO:
SUBJECT: Intersection at Elm and 21st Streets
This is in response to a City Council request for information in regard to traffic at
the intersection of Elm and 21st Streets.
Based on past traffic information and preliminary analysis by the Engineering
Department, there appears to be adequate traffic control at this intersection.
There is a stop sign on Elm Street both for north and southbound traffic. These
traffic control devices appear to function adequately; there is no data or
supporting evidence to indicate that a four-way stop or traffic signals are
warranted.
Engineering staff has installed traffic-classifier devices at this intersection. The
data was received on August 30, 2005; however, the information needs to be
downloaded to assess the findings. As soon as the traffic data and counts have
been analyzed, a report will be provided.
If you have any questions and/or comments in the interim, please contact me.
cc: Cindy Steinhauser, Assistant City Manager
Bill Schlickman, Engineering
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MEMORANDUM
Date: August 31,2005
To: Michael C. Van Milligen
City Manager
From: Kim B. Wadding
Police Chief
Re: Rezoning Request: 2080 Elm Street
Calls for Service: August 15, 2004 to August 15, 2005
400 - 500 block of Lincoln Avenue
2000 - 2200 Elm Street
INTRODUCTION:
The purpose of this memorandum is to highlight the calls for service (CFS) for the 400-500
block of Lincoln Avenue and the 2000-2200 block of Elm Street from August 15, 2004 to
August 15, 2005.
BACKGROUND:
On August 15, 2005 a rezoning request was made to the City Council regarding the
property at 2080 Elm Street. During the rezoning consideration, information regarding the
calls for service was discussed with additional information concerning those calls for
service requested.
DISCUSSION:
The calls for service were reviewed for the period of August 15, 2004 to August 15, 2005.
For the areas of the 400-500 block of Lincoln Avenue and the areas of 2000-2200 block of
Elm Street there were 77 calls for service. Of those calls, 44 reports were filed and 33 calls
were handled by the responding officer.
Animal Call
Animal Call
Animal Call
Theft
Theft
Barkin Do s
Sick Animal
Animal Welfare Check
Re ort of a Stolen Wallet
Report of Stolen Videos Games
Handled b
Cancelled
Handled b Officer
Handled b Officer
Report Filed
Parkin Complaints
Traffic
Traffic Accident
Traffic
Criminal Mischief
Criminal Mischief
Disturbance
Disturbance
Disturbance
Suspicious Vehicle
and Persons
Sus icious Event
Ambulance/Fire
Ambulance/Fire
Assault
Assault
Harassment
Harassment
Harassment
Misc. Assistance
Misc. Assistance
Misc. Assistance
Misc. Assistance
Misc. Assistance
Misc. Assistance
Misc. Assistance
RECOMMENDATION:
1
2
3
1
10 Report of Parkin Complaints
10 Investi ative Traffic Sto s
1 Traffic Accident Investi ation
4 Traffic - Motorist Assistance
2 Criminal Mischief to Motor Vehicle
1 Criminal Mischief to Residence
1 Group of kids fi htin
2 Ar ument between Peo Ie
3 Loud Music and Persons
Report of suspicious vehicles and
4 Persons
2 Unknown Problem
1 Kids Startin Fire In Street
1 Ambulance called to Residence
1 Father and Dau hter fi htin
1 Two adult males fi htin
2 In Person harassment
1 Harassment b Tele hone
1 Harassment b Internet
3 Found Pro ert
1 Cancelled b Complainant
2 911 Han U Calls
1 Mental Health Welfare Check
3 Home Welfare Checks
1 Missin Juvenile
2 Criminal Warrant Service
For Informational Purposes.
ACTION REQUESTED:
For Informational Purposes, no action require
.
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Prepared by: Laura Carstens. City Planner Address: 50 W. 13th St.. City Hall Telephone: 589-4210
ORDINANCE NO.
-05
AN ORDINANCE AMENDING APPENDIX A (THE ZONING ORDINANCE) OF
THE CITY OF DUBUQUE CODE OF ORDINANCES BY RECLASSIFYING
HEREINAFTER DESCRIBED PROPERTY LOCATED AT 2080 ELM FROM R-2A
ALTERNATE TWO-FAMILY RESIDENTIAL DISTRICT TO OR OFFICE
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 R-2A Alternate Two-Family Residential District to OR Office Residential
District to wit:
Lot 1 of 2 of 1 of 2 of 2 of 2 of 3 of 10 and part of Lot 1 of 1 of 2 of 3 of 1 0
Kniest Subdivision 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 ~ommission 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
day of
2005.
Attest:
Jeanne F. Schneider, City Clerk
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CITY OF DUBUQUE
PLANNING SERVICES DEPARTMENT
June 29, 2005
To Whom It May Concern
This Letter is to express my full support for Michelle Mihalakis as she seeks to build an SRO
for women.
Affordable housing for women and women with children is desperately needed in our
community. When Maria House opened almost 5 years ago, it provided an unmet need for
transitional housing that, until then, was not served in our community . Women can stay at
Maria House for up to two years. Oftentimes, because of the communal living arrangement at
Maria House, with shared kitchenlbath/living room, women leave before they receive their
Section 8 housing voucher. There is very little affordable housing for them to move to. In
addition, they still need supportive services.
The SRO project that Michelle Mihalakis is proposing would be the perfect solution for our
single women who are moving out of Maria House into the community or women could be
referred there, initially, when Maria House is full. SROs are much more affordable than one-
bedroom apartments, and supportive services would be offered on-site, as they are at Maria
House. These services would include budgeting, emotional support, referrals to substance
abuse treatment, mental health services, DHS, domestic violence referrals, etc. Through these
services, women will develop and skills and self-esteem necessary to become independent,
self-sufficient and financially responsible.
Maria House fully supports Michelle Mihalakis as she seeks to build an SRO for women. We
will work closely with Michelle as she gets this project off the ground. A shared philosophy
of assisting women in developing skills and self-esteem is crucial to becoming a productive
member of society.
If you have any questions or if I can be of any assistance, please do not hesitate to call me at
(563) 582-7480.
Sincerely,
~~~
Michelle Brown, LBSW
Executive Director
We, the undersigned, oppose the rezoning proposal at 2080 Elm Street for the
following reasons:
1. Increased demand for on street parking
2. Increased traffic on Elm Street and Lincoln Avenue
3. Safety at the intersection of Elm and Lincoln Ave.nue
4. Increased noise in the neighborhood
5. Increasing number of people living in a residential area
6. Lack of a neighborhood park or recreation area
7. Diminished property values
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Pl~nning Services Director
City Hall 50 West 13th
Dubuque, Iowa 52002
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This correspondence is sent in reference to the reque
CllY OF DUBUQUE
ING SERVICES DEP~.RTMENT
Michala~is/Gronen to have the property located at 2080 Elm
to Moderate Density Multi-Family or Office Residential
District! My position as the property owner of several
propertys within 100 feet of the change in question is based
on this as to my position not to allow a change in zoning!
In the past on several occasions I attempted to have my
property at 2060 Elm rezoned in order to have a storage unit
built to store show motor vehicles and was denied by the
board, I again attempted to build a smaller unit and again
denied zoning or permits! Being a city employee at tne time
I was not sure if I was being discrJminated against and
was unable to get an~ action or aggression. I do not
understand what is in it for me and my neighbors! More
people, traffic activity, par~ing loss and overal conflict
with and area tnat is strictly residential and should remain
that way! Am I to believe that that consideration to be
given permission as to zoneing change and permits yo~build
a building that has inadequate par~ing according to the code
and as~ for set back consideration that creat~ a very
hazardous traffic intercection blind spopt. Check the past
accidents that have taken place there and will only continue
to create problems! All propertys ma~ing
improvements in that area have to conform to the standards of
the Historical Preservation Dept and any new building should
conform! I feel this building if built will make my property
less valuable and less appealing by being boxed in by a
large commerical building in a residential destrict! ~fuen
Winger Construction it was with my understanding that my
property would also be included in the change! Check out the
minutes and again see my shortcommings with the commission!
Let them play with the cards they were dealt and avoid
preferencial treatment. Thanks for your interest, fairness
and protection for equal treatment! Thank you. Milt Boyes
Planning Services Department
City Hall
50 West 13th Street
Dubuque, Iowa 52001-4864
(563) 589-4210 office
(563) 589-4221 fax
(563) 690-6678 roD
planning@cityofdubuque.org
www.cityofdubuque.org
THE CI_~Y o~ L~~_
DUBLJQlJE
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August 8, 2005
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The Honorable Mayor and City Council Members
City of Dubuque
City Hall- 50 W. 13th Street
Dubuque IA 52001
RE: Rezoning
Applicant: Michelle Mihalakis/Gronen Properties LLC
Location: 2080 Elm Street
Description: To rezone property from R-2A Moderate Density Multi-Family Residential District
to OR Office Residential District.
c.
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 proposed zoning use of the site for a
women's only SRO, availability of parking and the need for the proposed housing.
Staff reviewed surrounding zoning and land use and on-street parking restrictions in the area
around the proposed rezoning.
A letter of support was submitted.
There was one speaker who provided a petition in opposition to the rezoning. Concerns cited
included lack of parking, traffic congestion, lack of green space and loss of property value. Two
letters of opposition were submitted by adjacent property owners.
The Zoning Advisory Commission discussed the request, reviewing past use of the property as
a church, availability of both on and off-street parking and surrounding land use.
Recommendation
By a vote of 7 to 0, the Zoning Advisory Commission recommends that the City Council
approved the request.
A super majority vote is needed for the City Council to approve the request, as written
objections comprised 24.75 percent of owners of property within 200 feet.
Respectfully submitted,
~ ~<l..J /if<L
Jeff Stiles, Chairperson
Zoning Advisory Commission
cc: David Harris, Housing & Community Development Director
Service
People
Integrity
Responsibility
Innovation
Teamwork
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Phone: 563-589-4210
Fax: 563-589-4221
PLANNING APPLICATION FORM
o Variance
DConditional Use Permit
DAppeal
DSpedal Exception
DUmited Setback Waiver
EJRezoning
DPlanned District
DPreliminary Plat
DMinor Rnal Plat
DText Amendment
DSimple Site Plan
DMinor Site Plan
o Major Site Plan
o Major Rnal Plat
DSimple Subdivision
DAnnexation
DTemporary Use Permit
DCertificate of Economic Non-Viability
DCertificate of Appropriateness
DOther:
Please tvoe or Drint leaiblv in ink
Property owner(s):JIvz (j,O/}e/J ~Rorie/7 frrurlif'S LLe.. Phone: 5" 3- 55 '7. 7() /0
Address: Po &x ~'~""'1-_. Oty: l)u....bL~ State~A Zip: 52- 004
Fax Number: r% 3-- ,090 - / (p 10 Mobile/Cellular Number: 5 b.3 ' 2 /3 -00 /:3
Fax Number:
Phone: {:71 '" - J -3 75.-
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Address: ~~ ~ ~ J.~!.tJ Y\.
Site location/address: ~g-~ z:./ J1A... ~-
Existing zoning: L. ZA Proposed zoning: of(. Historic District: IVp Landmark: ;110:>>
Legal Description (Sidwell parcel ID# or lot number/block number/subdivision): 16.21{. 2/lA .0 lip
2.
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Property Own
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Applicant! Agent:
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Date:
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REZONING STAFF REPORT
Zoning Agenda: August 3,2005
Property Address:
2080 Elm Street
Property Owner:
Gronen Properties, LLC
Applicant:
Michelle Mihalakis
Proposed Land Use: Multi-family Residential
Proposed Zoning: OR
Existing Land Use: Vacant
Existing Zoning: R-2A
Adjacent Land Use:
North - Residential
East - Commercial Service
South - Residential
West - Residential
Adjacent Zoning: North - R-2A
East - CSc
South -R-2A
West - R-2A
Former Zoning:
1934 -Business A; 1975 -C-2
1985 - R-2A
Total Area: 9,800 sq. ft.
Property History: The property was initially built as a church in 1902 and served as a church
or storage building until it burned down in 2001. The property has been vacant since the
fire.
Physical Characteristics: The property is a level 9,800 square foot lot with approximately 91
feet of frontage along Elm Street and 106 feet of frontage along 21 st Street. There is
currently a curb cut access on the east portion of the property from the 21 st Street frontage.
Concurrence with Comprehensive Plan: Housing Goals of the Comprehensive Plan
state, "To promote mixed income, mixed rental housing development." Land use and Urban
Design Goals state,"To encourage the concept of mixed use development to diverse and
self-sufficient neighborhoods, and to buffer ar:td protect incompatible uses from each other."
Impact of Request on:
Utilities: Existing utilities are adequate to serve the site.
Traffic Patterns/Counts: lOOT 2001 average daily traffic counts indicate 8,500 vehicle
trips per day along Elm Street one block south of the subject property at Five Points
intersection. lOOT counts, however, do not indicate how much of this traffic flows north
past the subject property. A 20-room rooming house tends to generate low traffic
volumes relative to other multi-family residential development.
Public Services: Existing public services are adequate to serve the site.
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, and that storm water conveyance from the parking area is designed as
per City standards.
Rezoning Staff Report - 2080 Elm StreetPage 2
Adjacent Properties: Currently the parcel is vacant and has been an enforcement
problem regarding weeds, trash and a deteriorated building. The addition of a new 20-
room boarding house here would increase the value of the subject property and have a
slightly positive impact on the adjacent properties. The positive effects of
redevelopment of this property may be offset; however, by the slightly additional
demand placed on parking, traffic and increased density. Building heights in an OR
district are limited to 40 feet and building heights in the adjacent residential properties
are limited to 30 feet.
CIP Investments: None proposed.
Staff Analysis: The applicant is proposing to rezone an approximately 9,800 square foot
corner lot at the intersection of 21st Street and Elm Street from R-2A Alternate Two-Family
Residential to OR Office Residential. The lot accommodated a church until 2001, when it
was destroyed by a fire. The building was subsequently removed from the lot and the lot has
been vacant since.
The applicant is proposing to create a 20-room boarding house with nine paved off-street
parking spaces. The development of a 20-room SRO at this location will represent
significant reinvestment in the subject neighborhood and serve to clean up a problematic
vacant lot. However, the addition of 20 units at this location will place additional demand on
on-street parking and increase the urban density, noise level and activity in this area.
The applicant has applied for a variance in parking with the Zoning Board of Adjustment.
Eighteen off-street parking spaces are required and the applicant will be providing nine
spaces. The applicant has also asked for a variance in setbacks that will position the
building closer to both the 21st Street and Elm Street frontages, but not compromise the
visibility triangle.
Currently, there are single and multi-family residential properties on three sides of the
subject property, and a contractor shop/yard on the fourth side. There also is a contractor
shop along Elm Street one lot removed from the subject property, and a gas
station/convenience store at the corner south of the subject property.
Staff recommends the Zoning Advisory Commission review the criteria established in
Section 6-1.1 of the Zoning Ordinance regarding granting a rezoning.
Prepared by: Cr-.I-IEt-"iEN~IReviewed: ;t Z I Date: 7-;(b 05
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We, the undersigned, oppose the rezoning proposal at 2080 Elm Street for the
following reasons: 00 ~ @ ~ n WI ~
1. Increased demand for on street parking ,I D rm
2. Increased traffic on 8m Street and Uncoln Aven~e AUG 1 5 2005 l!!J
3. Safety at the intersection of Elm and Uncoln Avenu
CIlY OF DUBUQUE
4. Increased noise in the neighborhood PLANNING SERVICES DEPARTMENT
5. Increasing number of people living in a residential area
6. Lack of a neighborhood park or recreation area
7. Diminished property values
.<
Date
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August 15,2005
Honorable Mayor and Members of the City Council
City Manager
This letter is to serve as support for Michelle Mihalakis concerning
the purchase of the empty lot at 21 st and Elm Streets.
Gronen Properties purchased this lot due to the fact that it was an
unkept site with existing foundation remains. It was our goal to
clean up the site, which we have done, and have been waiting to
find the right use for it. We believe what is proposed will serve a
need in the neighborhood as well as provide a good investment.
This area is in need of investment and well-managed, quality
affordable housing.
Michelle's track record proves that she will do a good job in
design and management. As a large property owner in the area, we
would not sell this site to her if we didn't believe it was in the best
interest of the neighborhood. We believe her project will enhance
the neighborhood and not detract from it.
Your consideration of our comments will be greatly appreciated.
Please don't hesitate to contact me with any questions or concerns.
Thank you for your time.
DO ~ox 1862 - DU~UQUt - IOWft - 52004-1862 - DHOMt 563-557-7010 - ffiX 557-690-1610
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MEMORANDUM
August 15,2005
FROM:
Jeanne Schneider, City Clerk
Laura Carstens, Planning Services Manage~
TO:
SUBJECT: Percentage of Opposition to rezoning at 2080 Elm Street
Planning Services staff has reviewed a petition and letter submitted on August 15, 2005,
by neighbors in the Elm and 21st Streets area expressing opposition to a proposed
rezoning of the property located at 2080 Elm Street.
The applicant has proposed to rezone the property from R-2A two-family residential
zoning district to OR Office Residential zoning district. The Zoning Advisory
Commission recommended approval of the rezoning request at their August 3, 2005
meeting.
The petition and letter contain 15 names of neighbors within 200 feet of the subject
property that are opposed to the rezoning. This represents 50.46% opposition to the
rezoning. Therefore, a super majority is required for City Council approval of this
rezoning.
This memo is provided for your information.
LC/mkr
Cc: Michael C. Van Milligen, City Manager
Barry Lindahl, Corporate Counsel
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A Summarization
Of the
Neighborhood Meeting
Regarding The Proposed SRO
By Michelle Mihalakis
The meeting started by thanking every one for attending, especially Sheila Wolters for
helping me set up the meeting. There were approximately ten people from the
neighborhood in attendance and about fifteen other individuals present.
The meeting started with comments by some disgruntled neighbors but as the meeting
continued and commenced the tone and emotion was much better. The original concerns
were not really discussed much at all, but new ones seemed to take their place. Issues
such as safety, crime, and the question of why it had to be in their particular
neighborhood were pursued. The question brought up more than any other again and
again was why I didn't visit with them before the council meeting by Mr. Chatfield's
sister. Many times issues that were not even connected with the project were brought up
such as Mrs Buttikofer being turned down by the city for a handicapped parking space in
front of her home. Also the maintenance of Mr. Winger's property was discussed. The
diversions were actually a positive force because it brought a commonality to the meeting
instead ofthe real issues and helped us to get to know one another better.
Joyce Connors was a tremendous help by mediating and interjecting at times. Scott Potter
from Davis Apartments gave his comments and helped answer questions as well. He also
took some rebuttal on his own project. John Kretz of Perfection Oil Co. added a soothing
touch to the meeting with his calm demeanor and concern. Michelle Brown and Sister
Carol from the Maria House spoke about the neighborhood concerns when they started
the Maria House and worked for the Kate Ridge Housing facility of Davenport, IA.
Theresa Caldwell of the Washington Neighborhood Association gave some comments
concerning her personal feelings regarding the project. The Two officers from the
Dubuque Police Department answered concerns with their expertise. Also in attendance
were David Harris, Jerilynn O'Connor, and Evelyn Jackson.
I personally felt the meeting was positive although when it started I certainly did wonder
what the outcome would actually be. But we prevailed and together I feel the meeting had
purpose and that was to alleviate some of their concerns, to answer pertinent questions,
and basically to try to win their trust. Hopefully after attending the meeting they felt that
I would make a good neighbor and manage my project well.