Zoning 4000 Blk Peru Rd. Sullivan, Leo
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
THE CITY OF ~
DUBtJ(IUE
~~~
October 10,2005
The Honorable Mayor and City Council Members
City of Dubuque
City Hall - 50 W. 13th Street
Dubuque IA 52001
RE: Rezoning
Applicant: Leo Sullivan
Location: 4000 block of Peru Road
Description: To rezone property from R-1 Single-Family Residential District to R-2
Two-Family Residential 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, reviewing the style of duplex he wants to
construct. He noted he would consolidate the three existing lots into two lots and build
only two duplexes. The applicant stated the existing zoning would allow construction of
three single-family homes so he would only be increasing the number of units by one.
Staff reviewed the surrounding zoning and land use and noted that Peru Road is a
heavily traveled roadway, and access drives would be reviewed by City Engineering
There were no public comments.
The Zoning Advisory Commission discussed the request, noting that the topography of
the site made access difficult and that they had received three letters from adjacent
property owners in opposition. Commissioners noted up to six units could be built on
three R-2 lots. They expressed concerns regarding the amount of traffic along Peru
Road.
Written objections constitute the owners of 32.4% of the property within 200 feet of the
subject property. Objections of 20% or more require a super majority vote by the City
Council for approval of the rezoning.
Service
People
Integrity
Responsibility
Innovation
Teamwork
4000 Block of Peru Road
October 10,2005
Page 2
Recommendation
By a vote of 5 to 0, the Zoning Advisory Commission recommends that the City Council
deny the request.
A simple majority vote is needed for the City Council to concur with the recommendation
to deny the request. A super majority vote is needed for the City Council to approve the
request.
Respectfully submitted,
~~~
Jeff Stiles, Chairperson
Zoning Advisory Commission
Attachments
D~~~E
~~~
Oty of Dubuque
Planning Services Department
Dubuque, IA 52001-4864
Phone: 563-589-4210
Fax: 563-589-4221
PLANNING APPLICATION FORM
o Variance ~ZOning DSimple Site Plan DAnnexation
DConditional Use Permit DPlanned District OMinor Site Plan OTemporary Use Permit
DAppeal OPreliminary Plat 0 Major Site Plan OCertificate of Economic Non-Viability
OSpecial Exception DMinor Final Plat 0 Major Final Plat DCertificate of Appropriateness
DUmited Setback Waiver OText Amendment OSimple Subdivision DOther:
Please tvoe or print leaiblv in Ink' At:>~-e~
- S" . ,//QUOf/mer.,:liPR.://{!,,......., l./- 0
Property owner(s): i Eo ...\. vii, vaoAl/ f 71 Phone: .~ g '6- 3& {
ddress: 3t,,'fs ON t>e~o.J Rpf:J ~'6~~~: 6 vf)i42 State:I,4 Zip: .5 ~o (
, "
Fax Number: .::)<:is'':; - '13 Gz.l Mobile/Cellular Numt(er: :f 6:5 ,Sg I- 8 J (q I
8Agent: L /-:'0 "J- 5.... i I,' v <.."LuV Phone: sB "?,-l.( 3~"~
Address: Ie; % AM e (, " A D 12, >e " Oty: DJ (b vt-e Statefl Zip:.5;}O c {
. "'/" c (Nee'!;;) To K'#o -\(,I Ii HeA 1/ c,F,..1'I1 e ro /'41"e1/ FI4)C /1-1Aclz:~ OJI./.
Fax Number: -:);5.~' €-_3 G2. l- Mobile/Cellular Number:
~ite location/address: 3 L -0/5 6A/ Pe~lJ,R D By /?fJo)e,,~elf S 1-.
Existing zoning: 12 I Proposed zoning: R d.. Historic District: Landmark:
Legal Description (Sidwell parcel ID# or lot number/block number/subdivision):
1(J/~/7'Oo IOIJ.,' /0/ 17<"'0";1, ~LvTS0,^, er.!.vt'U>,
:)(/x/~l~ 50'1< /70) (5"O')(I'i(,D,. . . . " . ..... I.
Total property (lot) area (square feet or acres): VA I!. e S /IV S-, Z e LeN, rh /,(/;)(3 f/l'l'tfCl< J() /",(/J f)e
Describe proposal and reason necessary (attach a letter of explanation, if needed):
-r i-.E:. .3 '- 0 r 5o.l~..e IC/c -r ile~ Lv. DC-:: A-r- A 13 0/.'+ :)0 (f. ;:J Nb. 71..eke
. 5 . . ~ W l f'h 0 t<{,';-e (..., ' . S I IV r:,;:.". ()" 0 It€ c.. 6 -r .5 0 ,+, I<v..>"; (I::> /!e
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CERTIFICATION: l/we, the undersigned, do hereby certify that: t; /'..,)..,.. " IV 3 IF vses r;.. e-,ee J W he e
1. The information submitted herein is true and correct to the best of my/our knowledge and upon 1/ S If DR
submittal becomes public record; 0 ~ f\'l A ~ (, e ~ 'f'/~
2. Fees are not refundable and payment does not guarantee approval; and I) oj f' le)(. s s t1" U 10
3. All additional required written and graphic materials are attached. foss, 8t.} t3 e II
PrapelTi Owner(s)d ~fJ!-~ Dare: JtJ I, d.-.> '5 '-/;!;je r<
Applicant! Agent: Date: ~. po.
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J :R OFFICE USE ONLY - AP~LICAnON SUBMITTAL CHECKUsr
Fee: 30<>. Recelved by:~ Date:~ Docket:
DSite/sketch plan D Conceptual Development Plan o Photo DPlat
Dlmprovement plans DDesign review project description DFloor plan DOther:
----
SALEM ST
Sullivan Rezoning -----
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REZONING STAFF REPORT
Zoning Agenda: August 3, 2005
Property Address: 4000 Block of Peru Road
Property Owner: Leo J. Sullivan
Applicant: Same
Proposed Land Use: Residential
Proposed Zoning: R-2
Existing Land Use: Vacant
Existing Zoning: R-1
Adjacent Land Use: North - Residential Adjacent Zoning: North - R-1
East - Residential East - R-1
South - Residential South - R-1
West - Mobile home park/Commercial West - PR/C-2
Former Zoning: 1934 - County Residential
1975 - R-2 (1983)
1985 - R-1 Total Area: Approx. 25,000 sq. ft. on 3 lots
Property History: The property was annexed into the City in 1979 and has never been
developed.
Physical Characteristics: The three lots are approximately 50 feet wide each and in
excess of 150 feet deep. They are bounded on the west by the Peru Road right-of-way
and on the east by a platted but unimproved public alley. There is approximately 36
feet of grade change between the frontage along Peru Road and the rear property line
along the alley.
Concurrence with Comprehensive Plan: The Comprehensive Plan recommends that
this property be developed for single or two-family residential uses. The
Comprehensive Plan also encourages the concept of mixed-use development for
diverse and self-sufficient neighborhoods and to buffer and 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 8,300
vehicle trips per day approximately 1.5 miles south of the subject property along
Peru Road, and 3,780 vehicle trips per day along Peru Road approximately 1,700
feet north of the subject property.
Public Services: Existing public services are adequate to serve the site.
Rezoning Staff Report - 4000 Block of Peru Road
Page 2
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.
Adjacent Properties: The addition of three duplexes at this location should have
very limited impact on the adjacent residential and commercial properties.
CIP Investments: None proposed.
Staff Analysis: The applicant is proposing to rezone three lots, each approximately 50
feet wide and 150 feet deep, located along Peru Road from R-1 Single-Family
Residential to R-2 Two-Family Residential. All three prop~rties have direct access to
Peru Road along their frontage and access to an unimproved alley from the rear of the
property. The property is current vacant and bordered by single-family residences on
three sides and a mobile home park and convenience store on the fourth side.
The subject property is located in a mixed-use area, which includes a mobile home
park, convenience store, single, and multi-family residences and an auto salvage yard.
Currently, the property could be developed for three single-family homes. Therefore, if
fully developed under R-2 standards, three units could be added to the property. Three
additional units should have very limited impact on traffic and the use and enjoyment of
the adjacent residential and commercial properties.
There is a significant grade change from the front of the property to the rear. The
applicant has expressed interest in accessing the proposed duplexes from the
unimproved alley. The City Engineering Department has provided the applicant with
requirements for improving the alley.
Staff recommends the Zoning Advisory Commission review Section 6-1.1 of the Zoning
Ordinance that includes the criteria for granting a rezoning.
Prepared by: ~f:r-'lE 1'01.........<\.'"(- Reviewed: 'If 1~ate: 7- U:,-o S
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 IN THE 4000 BLOCK OF
PERU ROAD FROM R-1 SINGLE-FAMILY RESIDENTIAL DISTRICT TO R-2
TWO-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 R-1 Single-Family Residential District to R-2 Two-Family Residential
District to wit: .
Lots 8, 9, and 10 of O'Neill's North Dubuque 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 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
day of
2005.
Terrance M. Duggan, Mayor
Attest:
Jeanne F. Schneider, City Clerk
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To Whom It May Concern:
I am writing this letter because I am unable to be at the meeting on the properties in
question that are being requested to be rezoned from R-l single family to R-2 multi-
family properties. I have to be out of state at the time of this meeting. Please accept this
letter of my stance on the issue before you.
I live at 844 Salem St. directly adjoining the properties up for rezoning to the east across
the plotted alley. My stance on the re-zoning of these properties to R-2 is that all the
properties in the area east of Peru Rd. from Salem to Toledo are all to my knowledge
single family homes. I would prefer to keep with the original plans that were brought up
to the city by John Miller as to keep the properties single family and allow a zero set back
off of Peru Rd. as to what was agreed upon last year.
J~r9~
Steve Dreibelbis
My name is Brian Digmann,and I live at 820 Salem st. I am writining about the proposed
rezoning of three lots on Peru Id.Both my wife and I am opposed to the rezoning.We feel
that if the lots are zoned for multi family the buildings whould be out of character for this
neighborhood.! have talked to some of my neighbors and they think the same.! hope that
you will take into consideration this letter upon your decision.
Thank you.
Brian Digmann.