Zoning 2813 Jackson, River V Nursery Klostermann
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
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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: Wayne Klostermann/River Valley Nursery & Landscaping, Inc.
Location: 2813 Jackson Street
Description: To rezone property from C-1 Neighborhood Commercial District to C-2
Neighborhood Shopping Center 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 his existing business operation
and desire to rezone to C-2 to allow a landscaping contractor business.
Staff reviewed surrounding zoning and land use, complaints received from adjacent
property owners about the landscaping business, and the violation letter issued to the
applicant.
There were two public comments regarding the current operation of the site as a
flower shop, problems with trucks and equipment in the alley, and concerns with some
of the allowed uses in a C-2 District. A petition signed by surrounding property owners
in opposition was submitted.
The Zoning Advisory Commission discussed the request, noting that the subject
property formerly operated as Hopper's Greenhouse, that the property is surrounded
by residential dwellings, and that some of the allowed uses would not be compatible
with surrounding residential property.
Written objections constitute 35.5% of the property owners within 200 feet of the
subject property. Objections of 20% or more require a super majority vote of the City
Council for approval of the rezoning.
Service
People
Integrity
Responsibility
Innovation
Teamwork
2813 Jackson Street
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,
Jt{1)~/~
Jeff Stiles, Chairperson
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
DLimited Setback Waiver
[Bf{eZOning
DPlanned District
DPreliminary Plat
DMinor Final Plat
DText Amendment
DSimple Site Plan
DMinor Site Plan
o Major Site Plan
o Major Final Plat
DSimple Subdivision
DAnnexation
DT emporary Use Pennit
DCertificate of Economic Non-Viability
DCertificate of Appropriateness
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Please tyoe or orint leQiblv in Ink
Property owner( s): R, ,/ ~.--// if lie of
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Fax Number: ~92- ~y:;-/ Mobile/Cellular Number: S?'.d' -?.2fz t~~/.-e-
APplicant!Agent:L~/~7~~ ~/&7~/ ~"";H~-- Phone: ~~2.-/.2 9':::::
Address: Z6Jb' Cfi;eejV 7/ Oty: t7v~~&-t'" StateI,~ Zip: J-:c.cPC:/
Fax Number:
Mobile/Cellular Number: 5~~..#s A~' ....c.
Site location/address: Z y I~ vi H4d.>o,", 57
Existing zoning: G- I Proposed zoning: C -Z- Historic District: JJ I A- Landmark: # / A
I '
Legal Description (Sidwell parcel ID# or lot number/block number/subdivision): .,/{}-. uti. SiD. tX:f
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Total property (lot) area (square feet or acres): ,4p~"t.: I"W~.{. G ly .. '0 ('LO"e.:>
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CERTIFICATION: I/we, the undersigned, do hereby certify that:
1. The information submitted herein is true and correct to the best of my/our knowledge and upon
submittal becomes public record;
2. Fees are not refundable and payment does not guarantee approval; and
3. All additional required written and graphic materials are attached.
Property Owner(s):
Applicant! Agent: M 7t./~ /~
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Date:
Date: ,~/?9'~3-
FOR OFFICE USE ONLY - APPLI TION SUBMITTAL CHECKLIST
Fee4Joo.on Received by: 1
DSite/sketch plan 0 Conceptual Devel ment Plan
Dlmprovement plans DDesign review proj~ description
Date: B-/-o 5" Docket:
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Prepared by: Laura Carstens. City Planner Address: 50 W. 13th St.. City Hall Telephone: 589-4210
Return to: Jeanne Schneider, City Clerk, City Hall- 50 W. 13tn Street, Dubuque, IA 52001-4864 563-589-4121
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 2813 JACKSON STREET FROM C-1
NEIGHBORHOOD COMMERCIAL DISTRICT TO C-2 NEIGHBORHOOD SHOPPING
CENTER 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 to C-2 Neighborhood Shopping Center District, to wit:
Lot 2 of E 170' of Lot 353 Davis Farm Addition, W 85' of E 170' of Lots 351 and
352 Davis Farm, E 170' of Lot 354 and part of Lot 1 of E. 170' of Lot 353 Davis
Farm Addition, 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
REZONING STAFF REPORT
Zoning Agenda: October 7, 2005
Property Address: 2813 Jackson Street
Property Owner: River Valley Nursery & Landscaping, Inc.
Applicant: Wayne Klostermann
Proposed Land Use: Garden Store/Nursery/Landscaping
Proposed Zoning: C-2
Existing Land Use: Greenhouse/Flower store
Existing Zoning: C-1
Adjacent Land Use: North - Residential
East - Residential
South - Residential
West - Residential
Adjacent Zoning: North - R-2A
East - R-2A
South - R-2A
West - R-2A
Former Zoning: 1934 -Multi-Family
1975 - R-3
1985 - C-1
Total Area: Approx. 28,000 sq. ft.
Property History: A portion of the property was originally developed as the Muntz
Nursery circa 1927. The greenhouse was built in 1928. The business was developed
on residential lots with existing residences on all sides. The nursery/greenhouse was
expanded to include lots with frontage along White Street that currently serve as a
storage area. A steel storage building was built on the property in 1986. The property
served as Hopper's Greenhouse for several years, was vacated, and was recently
purchased by River Valley Nursery and Landscaping.
Physical Characteristics: The property is an approximately .6 acre L-shaped level lot
with frontage on both Jackson and White Streets. There is an existing approximately
15,000 square foot green house building built up to both frontages and the south
property line, along with a 1,000 square foot steel building and approximately 1,200
square foot two-story residence, the first floor of which has been converted to a flower
shop.
Concurrence with Comprehensive Plan: Goal 2.3 of the Land Use Element states,
"To provide opportunities for neighborhood commercial centers and to assure
compatibility with residential property." Goals 6.2 of the Land Use Element states, "To
buffer and protect incompatible uses from each other."
Impact of Request on:
Utilities: Existing utilities are adequate to serve the site.
Rezoning Staff Report - 2813 Jackson
Page 2
Traffic Patterns/Counts: lOOT 2001 average daily traffic counts indicate 4,010
vehicle trips per day on Jackson Street one block north of the subject property and
4,950 vehicle trips per day on Jackson Street two blocks south of the subject
property.
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.
Adjacent Properties: The subject property is located directly adjacent on all sides
to single-family residential development on small lots. Several of the residences
with frontage along White Street have a direct view tothe storage area at the back
of the subject property. Additional noise, activity, and the presence of stored
equipment and materials may have a detrimental impact on said properties.
CIP Investments: None proposed.
Staff Analysis: The applicant is proposing to rezone an approximately 32,000 square
foot parcel from C-1 Neighborhood Commercial zoning district to C-2 Neighborhood
Commercial Shopping Center District. The property consists of two large greenhouse
buildings, a metal storage building, and a residential structure that is currently used for
retail on the main floor and an apartment above. There is also an approximately 10,000
square foot storage lot at the back of the property with 115 feet of frontage along White
Street. The storage lot is graveled and is being used for storage of bulk commodities
such as stone and mulch and equipment for landscaping.
The property was formerly used as a greenhouse and flower shop. The applicant's
intent is to expand the business to include landscaping that will require the exterior
storage of landscaping materials and equipment necessary for the business.
If the rezoning is approved, a site plan for the exterior storage area will be required.
The site plan will include requirements for paving and screening that may help mitigate
some of the impacts on the adjacent residential properties.
Staff recommends the Commission review the criteria established in Section 6-1.1
regarding rezoning classification.
Prepared by:~I-I-E,",\ e...hJ.6-i Reviewed: ~;1',p! Date: q. 2f3~!;
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
THE CITY OF V~
DlJ.BU~UE
~~~
July 7, 2005
Wayne Klostermann
River Valley Nursery and Landscaping
2813 Jackson St.
DubuquelA 52001
SUBJECT: Code compliance for landscaping business at 2813 Jackson St.
Dear Mr. Klostermann:
The property at 2813 Jackson Street is zoned C-1 Neighborhood Commercial zoning
district (Section 3-3.1 of the City of Dubuque Zoning Ordinance). A flower/garden
store/commercial greenhouse is permitted in a C-1 District. A landscaping business,
however, is not permitted.
Recent inspections of the property at 2813 Jackson Street revealed storage of
landscaping equipment, including a one-ton dump truck, bobcat, pick-up trucks, trailers,
and bulk commodities including stone, gravel, wood products and pallets. Storage of this
equipment and material constitutes a landscaping business. Also, vehicles are being
parked on a.n unpaved surface and the parking area has not been screened from
adjacent residential properties or public right-of-way.
If you would like the landscaping business to remain at this location, you must:
1) Submit an application for, and be approved for, a rezoning to permit a landscaping
business on this property, and;
2) Submit a site plan indicating the paved parking area, driveway approach,
screening and storm water conveyance.
I have enclosed an application for rezoning and a site plan review checklist for your
information. This information must be submitted to the City of Dubuque Planning Office
by August 1, 2005. If this information is not submitted and the landscaping business
continues to operate at this location, you will be in violation of our Ordinance and subject
to civil citation and fines.
If you have any questions regarding this information, please contact me at 589-4210.
Sincerely,
21 f
Guyii:'lenwaY-,-Assistant.Elann_________
Service
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