Zoning 4755 - 4855 Old Highway Rd. - Walbrun
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
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December 12, 2005
The Honorable Mayor and City Council Members
City of Dubuque
City Hall- 50 W. 13th Street
Dubuque IA 52001
Location:
Description:
Joseph Walbrun/Joan O'Toole/James Hauber/Madeline & Albert Kotz
(referred from City Council)
4755/4855 Old Highway Road and parcel #10-29-451-008
To rezone property from R-3 Moderate Density Multi-Family Residential
District to C-3 General Commercial District.
Applicant:
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
Joseph Walbrun, representing the applicants, spoke in favor of the request, reviewing the
different properties included in the request. The applicant noted that the subject area is in
transition, and because of having frontage on Highway 20, the properties are more
appropriately zoned commercial.
Staff reviewed the surrounding zoning and land use, and noted recent commercial
construction in the area.
The owner of adjoining property to the north spoke regarding storm water concerns.
The Zoning Advisory Commission discussed the request, noting that the subject area is in
transition and that conditions have changed to warrant a rezoning to C-3 General
Commercial.
Recommendation
By a vote of 7 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,
JJS{;{f;Ch~~
Zoning Advisory Commission
Service
People
Integrity
Responsibility
Innovation
Teamwork
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aty of Dubuque
Planning ServIces Department
Dubuque, IA 52001'""1864
Phone: 563-589-4210
Fax: 563-589-4221
PLANNING APPUCATION FORM
o Variance
OConditlonal Use Permit
OAppeaI
OSpedal Exception
OUmited Setback Waivf!r
II!!rReloning
DPlanned District
DPrellminary Plat
DMlnor Final Plat
OText Amendment
DSimple Site Plan
DMlnor Site Plan
o Major Site Plan
o Major Final Plat
OSimple Subdivision
OAnnexalion
OTemporary Use Permit
DCerlificate of Emnomic Non-VIability
OCerlilicate of Appropriateness
OOther:
Please tvDe or Drint leaibly in Ink
Property owner(s): .J 05 ~V h j W A c.i!> /l.- J nJ Phone: 56.3 - 5'i3- 3).. 7 ~
Address: Jo;J0..3 L4H:v;.....u ~ Qty: B'<!....1\14Rd State:II/. Zip: S-'-o3:l.
Fax Number: Mobile/Cellular Number: 56';' - S'l3 - :!>J-.7'{
Applicant! Agerit:
Phone:
Address:
Qty:
State: _ Zip:
Fax Number: MobIle/Cellular Number:
Sltekxation/address: l.{g> 5 S Ol<l H~'l~"""+;l {'<..J.. ( \)vb..,~vE!.. IA. SdoD~
Existing zoning: j2:. '"'"> Proposed zoning: L -5 Historic Dlstrict:.we Landmark: r>JO
Legal DescrIption (Sidwell parcel ID# or lot number/block number/subdivision): L 'D T :A 01= LoTi o~ LoT 1
o~ L rr I + V I 5 tIc) 5ec: . ; - f' 61-" Eo", 5"-J~
P.M', p... "'i..,e. c.o"VT::) :F"....t4 I c: iT.lI Cl "b"~~C. 10 - L."I- 4!$'l - 61 ~
Total property (1Qt) area (square feet or acres): / . q q 'i A-C-.
DescrIbe proposal and reason necessary (attach a letter of explanation, if needed):
CERTIFICATION: l/~ the undersigned, do hereby certify that:
1. The information submitted herein Is true and oorrect to the best of my/our knowledge and upon
submittal beoomes pubfic record;
2. Fees are not refundable and payment does not guarantee approval; and
3. All addtional required written and graphic materials are attached.
=nt!=S):~~1 <_) J
Date:
Date: '11. ~ r tfl(
FOR ome! USE ONLY - APPUCAnON SUBMITTAL CHECKLIST
Fee:~~60.~by:~ Date: S/Z.<t/CL~~:
DSite/sketd1 plan 0 Conceptual Development Plan DPhoto DPlat
DImprovement plans ODesign review projE:ct desa1plion DFIoor plan DOther:
rx;~~E
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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
DConditionaJ Use Permit
DAppeal
DSpecial Exception
DUmited Setback Waiver
[]Rezoning
o Planned District
DPreliminary Plat
DMinor Rnal Plat
DText Amendment
DSimple Site Plan
DMinor Site Plan
o Major Site Plan
o Major Rnal Plat
DSimple Subdivision
DAnne>cation
DTemporary Use Pennit
DCertiftcate of Economic Non-VIability
DCertificate of Appropriateness
DOther:
Please woe or Drint leaiblv in Ink
)C Property owner(s): Jt'A;!! {J'7Cc/<<!..- - J ttmt 5 I, J+-/4 tn::: ctZ- Prone: ~6- CI 35
1- Address: j-j 'f'7~/4~ {"-(. Oty: Dub </9 l/e. ! State~hI. Zip: ~2 00 '2--
'f. Fax Number: ~b '3.- ~j;6. 3/0 I Mobile/Cellular Number: a 3"!7k tJ-/ 27'1
ApplicantjAgerit: ~ 05 -(( (7 k J \,) II-(J],/wl() Phone: 5'(,3;>'- ') '1~ - JJ7.~
Address: iD .+ 0 ',:> L lq. \'\ t: l/' e L,) V'" Oty: ~.e ~ I\).Q. tul State: ~ Zip: ) d- o:J, J-
Fax Number: Mobile/Cellular Number: h!:.> 5''i3 :>;;)- 7 ~
Site location/address:
Existing zoning: n. - 3
OlD \-I:~ ~\IJ'" Y 12.,.,...,)
Proposed zoning: c: - 3> Historic District:
JJ / ,. Landmark: JJ J A
, .
Legal Description (Sidwell parcel ID# or lot n~r/block number/subdivision):
Ib-ZA - 1- ".-.P..
Total property (lot) area (square feet or acres): '37, q '-/ e ~q.(l-l-.
Describe proposal and reason necessary (attach a letter of explanation, if needed):
CERTIFICATION: I/we, the undersigned, do hereby certify that:
L The information submitted herein is true and oorrect to the best of my/our knowledge and upon
submittal beoonnes public reoord;
2, Fees are not refundable and payment does not guarantee approval; and
3, All additional required written and graphic materials are attached.
J Property Owner(
-1' Applicant! Agent:
h ('/tfo-te- Date: /p/:?c/C;)-
Date: F? 6 4' ~.
FOR OFFICE USE ONLY - APPUCAnON SUBMITTAL CHECKUST
Fee: 1/!l7.c>o Received by: ~ Date: 1'D{Zej0!5 Docket:
DSite/sketch plan 0 Conceptual Development Plan DPhoto DPlat
Dlmpnovement plans DDesign review projtP: description DAoor plan DOther:
D~~~E
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my of Dubuque
Planning Services Department
Dubuque, IA 52001-4864
Phone: 563-589-4210
Fax: 563-589-4221
PLANNING APPLICATION FORM
o Variance
OConditional Use Permit
OAppeal
OSpedal Exception
OUmited Setback Waiver
~zoning
OPlanned District
OPreliminary Plat
OMinor Final Plat
[]Text Amendment
OSimple Site Plan
OMinor Site Plan
o Major Site Plan
o Major Final Plat
OSimple Subdivision
OAnnexation
OT emporary Use Permit
OCertiftcate of Ealnomic Non-Viability
OCertiftcate of Appropriateness
OOther:
Please tvoe or orint leaiblv in Ink
1< Propertyowner(s): /lif16RT rifflIJG.L/p/~ /(t>TZ ptvne:~6fJ-fj'J-~/.r&> b
"f. Mdress:1F75'1 fi,o ,-M.I/wltl A!JJ Oty:~,t$~vG StateJI! Zip:~.;l. pO ~
1< Fax Number: Mobile/Cellular Number:
Applicant/Agent: j (':" 'J)h, J \~:J. \. \) 1-" ,,)
Address: {O;}O 1, L4k F lJ I 'if W D v Oty: P, eV'w1.rul
Phone:fJ63 L,-'i3 3'}' 7 Y
State: L1::::... Zip: 5-:j. 0.> 'J-
Fax Number:
Mobile/Cellular Number: (<) 6:>- TV:> 3;} I Y
'/7SS of'; ,j,'~kwr... y l?~
Proposed zoning: C. -~ Historic District:
AJ/A.
.
Landmark: N /11
Site location/address:
Existing zoning: R~3
Legal Description (Sidwell parcel ID# or lot number/block number/subdivision):
Total property (lot) area (square feet or acres): $"~. '74>(!:> 5'1' ~-I .
Describe proposal and reason necessary (attach a letter of explanation, if needed):
CERTIFICATION: I/we, the undersigned, do hereby certify that:
1. The information submitted herein is true and correct to the best of rrr(/our knowledge and upon
submittal becomes public record;
2. Fees are not refundable and payment does not guarantee approval; and
3. All additional~ined.)Vrj}ten and giJ9hic~als are attached.
%'L~~7 0 ~~2 ~
;< Property OWner(s): ~ ~.~ Date: /0'- /.?-OJ
;X Applicant! Agent: ~ l. ) Date: L I O,J]" 0 ~
FOR OFFICE USE ONLY - APPLICAnON SUBMITTAL CHECKUST
Fee:~/60.c!:>o Reoeivedby: w------ Date: ft:,/~O/t;1'5Docket:
. ,
OSite/sketch plan 0 Conceptual Development Plan OPhoto Dplat
OImprovement plans DDesign review project description OAoor plan DOther:
Prepared by: Laura Carstens Citv Planner Address: 50 W. 13th SI.. Crtv Hall Telephone: 589-4210
Return to: Jeanne Schneider. Citv Cieri< Address: Citv Hall. 50 W. 13'" Street Telephone: 589-4121
ORDINANCE NO. 68-05
AN ORDINANCE AMENDING APPENDIX A (THE ZONING ORDINANCE) OF THE
CITY OF DUBUQUE CODE OF ORDINANCES BY RECLASSIFYING HEREINAFTER
DESCRIBED PROPERTY LOCATED AT 4755 AND 4855 OLD HIGHWAY ROAD
AND PARCEL #10-29-451-008 FROM R-3 MODERATE DENSITY MUL TI-FAMIY
RESIDENTIAL DISTRICT TO C-3 GENERAL COMMERCIAL 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-3
Moderate Density Multi-Family Residential District to C-3 General Commercial District, to wit:
Lot 2 of Lot 1 ofLot 1 of Lot 1 SW Yo SE Yo and Lot 1 of 2 of 1 of 1 of 1 of 1 SW
Yo, SE Yo, and Lot 2 of 2 of 1 of 1 of 1 of 1 SW Yo SE Yo Section 29, T89N R2E,
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 19th day of December, 2005.
Terrance M. Duggan, Mayor
Attest:
Jeanne F. Schneider, City Clerk
V-. .----
Jeanne F. Schneider, City Clerk
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REZONING STAFF REPORT
Zoning Agenda: December 7, 2005
Property Address:
4755/4855 Old Highway Road (and parcel #10-29-451-008)
Property Owners:
Joseph Walbrun/Joan O'Toole/James Hauber/Madeline and Albert
Kotz
Applicants:
Same
Proposed Land Use: Commercial/Residential
Proposed Zoning: C-3
Existing Land Use: ResidentialNacant
Existing Zoning: R-3
Adjacent Land Use: North - CSNacant
East - Commercial
South - Vacant
West - Residential
Adjacent Zoning: North - CS
East - C-3
South - C-3
West - R-3
Former Zoning: 1934 - County Residential
1975 - County Residential
1985 - County Residential
Total Area: Approx. 4 acres
Property History: The property was developed as part of a residential subdivision along
former Highway 20 in the County and was annexed to the City in 2000.
Physical Characteristics: The property is comprised of three parcels that total approximately
four acres with 460 feet of frontage along Old Highway Road and 350 feet of lot depth. The
property is relatively level along the Old Highway Road frontage, but drops approximately 34
feet in elevation to the low point in the rear yards. The property drains across the adjacent
property into the Catfish Creek drainage. There is a 1,200 square foot residence on the first
parcel, a 1,100 square foot residence on the second parcel, and the third parcel is vacant.
There are numerous accessory structures on the two parcels with residences.
Concurrence with Comprehensive Plan: The Comprehensive Plan Goals state, "to
provide opportunities for neighborhood commercial centers, to assure compatibility with
residential property, and to buffer and protect incompatible uses from each other.
Impact of Request on:
Utilities: Existing utilities are adequate to serve the site. However, if the site is
redeveloped, storm water detention and improved drive access may be required.
Traffic Patterns/Counts: lOOT 2001 Average Daily Traffic counts indicate 2,610 vehicle
trips on Old Highway Road directly east of the subject property and 20,200 vehicle trips
on the east and westbound lanes of U.S. Highway 20 at the intersection with Old
Highway Road.
Rezoning Staff Report - 4755/4855 Old Highway Road
Page 2
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 property directly north of the subject lots, which lies below and
behind the subject lots, has two contractor buildings and is zoned CS Commercial
Service and Wholesale district. The property directly south of the subject lot, across
Old Highway Road, is zoned C-3 and currently vacant, and the property to the east of
the subject lots accommodates a commercial building that was recently converted from
a single-family residence into a chiropractic clinic. The property to the west of the
subject property accommodates a single-family residence. Rezoning of the subject
property may produce commercial activity directly adjacent to a residential property.
CIP Investments: None proposed.
Staff Analysis: The applicants are proposing to rezone three lots that total approximately
four acres from R-3 Multi-Family Residential zoning district to C-3 General Commercial
zoning district. The property is located along Old Highway Road and lies across from a
vacant C-3 zoned lot that has frontage on both Old Highway Road and Dodge Street. There
is a contractor shop behind and below the subject lots. There is an approximately 34-foot
change in grade from the Old Highway Road frontage to the rear of the subject lots. There is
an existing single-family residence on a large lot located west of the subject property. Two
lots that abut the subject property on the east side have recently been rezoned and the
residences on these properties were converted to a chiropractic office and a photo studio.
Although the location of C-3 Commercial activity directly adjacent to a single-family
residence may have an impact on said residence, the remnant residential neighborhood is
bordered on three sides by commercially zoned property or commercial activity, and the area
appears to be intransition.
Staff recommends the Commission review the criteria established in Section 6-1.1 regarding
zoning reclassification.
Prepared by: <ii!JIf'M'::;'I"hd4-? Reviewed: "It'1 ~te: /1. ~"'o5