Zoning 2080 Elm Mihalakis SRO
THE CITY OF
DUB E
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MEMORANDUM
September 19, 2005
TO: The Honorable Mayor and City Council Members
FROM: Michael C. Van Milligen, City Manager
SUBJECT: Action Item #1 - 2080 Elm Street /Michelle Mihalakis Rezoning
In relation to Action Item #1, a request was made for information on calls for service at
513 Garfield Avenue (Davis Place).
The information is attached.
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Michael C. Van Milligen ,: _ r ~~ ~
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Attachment
cc: Barry Lindahl, Corporation Counsel
Cindy Steinhauser, Assistant City Manager
THE CITY OF
DuB E
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MEMORANDUM
Date: September 19, 2005
To: Michael C. Van Milligen
City Manager
From: Kim B. Wadding
Police Chief
Re: Calls for Service - 511/513 Garfield Avenue (Davis Place)
INTRODUCTION:
The purpose of this memorandum is to highlight the calls for service (CFS) for 511 and
513 Garfield Avenue (Davis Place).
BACKGROUND:
On August 15, 2005 a rezoning request was made to the City Council regarding the
property at 2080 Elm Street. The applicant is proposing the creation of a 20-room SRO
boarding house. In consideration of the request, a review of the calls for service was
completed for the immediate area of the proposed facility. Additionally, a request for the
calls for service for Davis Place, 511 & 513 Garfield Avenue, a similar type facility for
men, was requested for review.
DISCUSSION:
The calls for service for Davis Place, 511 and 513 Garfield Avenue, are from the period
of January 1, 2004 to September 19, 2005 (20 months). There were 52 calls for
service. Of the 52 calls for service, 41 were for 511 Garfield Avenue and 11 for 513
Garfield. Of those calls, seven reports were filed by police and 45 calls were handled
by the responding officer/unit(s). The call type, description and disposition are listed
below:
Call Type __ ~ .Call Description Dis sition
Theft 1 Unknown Pro ert Cancelled
Theft 1 Theft of Bic cle Offense Re ort Filed
Criminal Mischief 1 Vehicle Vandalized in Alle Handled b Officer
Assault 1 Two Sub~ects Fi htin Outside Handled b Officer
Intoxication 1 Intoxicated Tenant Mental Health Re ort
Intoxication 1 Intoxicated Tenant Re ort Filed
Traffic Sto 1 Vehicle Sto in Front of Buildin Handled b Officer
Traffic Sto 4 Vehicle Sto s Near Buildin Re orts Filed
Parkin 4 Private Lot Tickets Re orts Filed
Missin Vehicle 1 Vehicle Missin /Located Handled b Officer
Disturbance 1 Loud Kids Outside Handled b Officer
Disturbance 2 Loud Tenants Handled b Officer
Disturbance 1 Man Yellin in Alle Handled b Officer
Disturbance 1 Two Tenants Fi htin Handled b Officer
Ambulance Call 4 Breathin Problems Cleared b Fire
Ambulance Call 3 Sub'ect Fell Down Cleared b Fire
Ambulance Call 1 Sub'ect with Abdominal Pain Cleared b Fire
Ambulance Call 1 Diabetic Sub'ect Cleared b Fire
Ambulance Call 1 Sub'ect havin a Seizure Cleared b Fire
Ambulance Call 1 Sub'ect with Chest Pains Cleared b Fire
Misc. Assistance 4 Warrant Service Re ort Filed
Misc. Assistance 3 Warrant Service Handled b Officer
Misc. Assistance 4 Warrant Checks Handled b Officer
Misc. Assistance 4 Welfare Checks /Health Related Handled b Officer
Misc. Assistance 2 Sus icious Peo le Outside Handled b Officer
Misc. Assistance 1 Missin Adult Handled b Officer
Misc. Assistance 1 Welfare Check /Suicidal Sub'ect Mental Health Re ort
Misc. Assistance 1 Sus icious Vehicle Handled b Officer
TOTAL 52
RECOMMENDATION:
For Informational Purposes.
ACTION REQUESTED:
For Informational Purposes, no action required.
Page 1 of 1
Jeanne Schneider
From: Bdubuquej@aol.com
Sent: Wednesday, September 14, 2005 8:21 AM
To: jschneid@cityofdubuque.org
Subject: Boarding house vote
Mayor, Councilman, and City manager:
It is with great sadness I write this e-mail regarding Michele Mihalakis's boarding house. I am concerned about
this being passed for the following reasons:
1. How true to her word is Michele. I've talked to people who rent off her and she is very slow at doing repairs
and otten times the people who rent take care of it.
2. She helped start her coffee shOp downtown and she is no longer actively involved in it.
3. She stated it is a low crime area. I don't know who she talked to but we have the police in our
neighborhood at least 3 to 4 times a night and that is just the street I live on.
I am not saying Michele is a bad person or that her idea is a bad. Its just that I live down here and the climate of
the area has changed in the last year, I know that people are scared down in this area and they feel that this
might add a negative effect on the climate down here. I ask of this city council that usually hears the voice of
the people to please reconsider your votes. What guarantee do we have that Michele will stick with this project
and that the next person would uphold her "standards." Thank you for your time and consideration.
Sincerely,
Laurie Bartolotta
2104 Kniest
Dubuque IA
557-6273
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09/14/2005
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Prepared by: Laura Carstens. City Planner Address: 50 W. 13th St.. City Hall Telephone: 589-4210
ORDINANCE NO. 55-05
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 10
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 19th day of September 2005.
Terrance M. Duggan, Mayor
Attest:
Jeanne F. Schneider, City Clerk
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IJl) J U L 5 2005 l.!!J
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 kitchenlbathl1iving 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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CllY OF DUBUQUE
PLANNING SERVICES DEPARTMENT
P~~nning Services Director
City Hall 50 West 13th
Dubuque, Iowa 52002
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U\l JUL 2 1 2005 \ l1V
This correspondence is sent in reference to the reque
CITY OF DUBUQUE
P NING SERVICES DEPARTMENT
Michala~is/Gronen to have the property locatec 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 the time
I was not sure if I was being disc~iminated 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 that 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 y~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! When
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. Than~s for your interest, fairness
and protection for equal treatment! Than~ 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 TOD
planning@cityofdubuque.org
www.cityofdubuque.org
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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
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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 th~ 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.
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Jeff Stiles, Chairperson
Zoning Advisory Commission
cc: David Harris, Housing & Community Development Director
Service
People
Integrity
Responsibility
Innovation
Teamwork
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C;L {o.Jo4.c.: \ Av)I> ~ '~O ?~Ianning Services Department
'I ~ Dubuque, LA 52001-4864
Phone: 563-589-4210
Fax: 563-589-4221
PLANNING APPLICATION FORM
o Variance
DConditional Use Permit
DAppeal
o Special Exception
DUmited Setback Waiver
ErRezoning
DPlanned District
DPreliminary Plat
DMinor Final Plat
DText Amendment
DSimple Site Plan
o Minor Site Plan
o Major Site Plan
o Major Final Plat
DSimple Subdivision
DAnnexation
DTemporary Use Permit
DCertificate of Economic Non-Viability
DCertificate of Appropriateness
DOther:
Please tvoe or Drint leoiblv in ink
Property owner(s)>.J;/v1 (j,O/}e/) (d,Rariel7 frrrlit1S Ue.. Phone: 510 3- 557, 70/u
Address: eO (!;ox ~'&'Cc'2._. Oty: l)u-b.~ State:.LA Zip: 52-004
Fax Number: ,% 3..... h1'{) - / (0 10 Mobile/Cellular Number: 5 b 3 ~ 2/3 -0 D /3
Fax Number:
Phone: {71". -/3 75:..-
State~Zip: c~7~1
ber:Si[Fj - d4(7/7
Applicant! Agent: e-
Address: ~~ ~t?-1~f.tJf\
Site location/address: .P-08'a &/ m ~~ il-
Existing zoning: L~z.Jt Proposed zoning: of(. Historic District: ;V" Landmark: ;V~
Legal Description (Sidwell parcel ID# or lot number/block number/subdivision): /6.211.2 Un .0 lip
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Property Own
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Applicant; Agent:
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Date: 7 )~~S--
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R FFICE USE ONLY - APPLICATION SUBMITTAL CHECKUST
Fee~"300 Received by: lv\.V{/I\'~OI1 f- Date;1.'j.os Docket:
DSite/sketch plan 0 Conceptual Development Plan o Photo DPlat
Dlmprovement plans DDesign review proj~ desoiption DFloor plan o Other:
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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, liTo promote mixed i('\come, 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 aDd 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-"I6-.l~IReviewed: ,11 t I Date: 7-ZbC5
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We, the undersigned, oppose the rezoning proposal at 2080 Elm Street for the
following reasons: 00 ~ @ ~ 0 WI ~ @
1. Increased demand for on street parking ,,0 n
2. Increased traffic on 8m Street and Uncoln Aven~e AUG 1 5 2005 U
3. Safety at the intersection of Elm and Uncoln Avenu
CITY 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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12.
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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.
John Gronen
Gronen Properties, LLP
DO ~Q}. 1862 - DU~UQUf - lown - 52004-1862 - DMOnf 565-557-7010 - ffiX 557-690-1610
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MEMORANDUM
August 15, 2005
TO:
FROM:
Jeanne Schneider, City Clerk
Laura Carstens, Planning Services Manage~
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