Zoning 1798 Washington - Gronen
THE CITY OF
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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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January 5, 2006
The Honorable Mayor and City Council Members
City of Dubuque
City Hall- 50 W. 13th Street
Dubuque IA 52001
RE: Rezoning
Applicant: John GronenlWashington Court LLLP
Location: 1798 Washington Street
Description: To rezone property from OR Office Residential District to OS Office Service
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 that the proposed community health
clinic necessitated rezoning to OS Office Service District. The applicant reviewed planned
off-street parking to serve the clinic and residences.
Staff reviewed the past zoning request of the parcel, and surrounding zoning and land use.
Staff reviewed parking requirements for clinics.
There were no public comments.
The Zoning Advisory Commission discussed the request, noting that the subject property
serves as a buffer between the commercial development on the east side of Elm Street and
the residential properties to the west of the subject property.
Recommendation
By a vote of 6 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.
R~. ectfully submitted,
~
Je Stil s, Chairperson
Zoning Advisory Commission
Attachments
Service
People
Integrity
Responsibility
Innovation
Teamwork
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Oty of Dubuque
Planning Services Department
Dubuque, LA 52001-4864
Phone: 563-589-4210
Fax: 563-589-4221
PLANNING APPLICATION FORM
o Variance
DConditional Use Permit
DAppeal
DSpecial Exception
DUmited Setback Waiver
~ezoning
DPlanned District
DPre!iminary Plat
DMinor Finai Plat
DText Amendment
DSimple Site Plan
DMinor Site Plan
o Major Site Plan
o Major Final Plat
DSimple Subdivision
DAnnexation
DTemporary Use Permit
DCertiftcate of Economic Non-Viability
DCertiftcate of Appropriateness
DOther:
Please tvoe or orint leaiblv in ink
Property owner(s): .LLils.lt~ CI~ Usw, {JJ, P phone:!i0 3- 55 7 -10 i 0
A . ~~~ . .~
Address: J 1'-// UJUSlL,:r: Oty: -1J v.l>~;...Q State: -:n~ Zip: S2-uO I
Fax Number: 5fp '3 ~ &40.- / fD 10 Mobile/Cellular Number: 5b 3 . 2/ 3 -00 / =3
Applicant/Agent: ~.J6 h V\ 6-r-o vt..e r' Phone: 5&-3.5:3'7--701 ()
Address: 11 b!c r I yVVt6 \{ -fit Cl Oty: ","tJ3rj stateL Zip: ).)-00-:;'
Fax Number:? h 3 /' G q 0.- I ~ l 0 Mobile/Cellular Number: <7 {,. 5 - ~ I 3- 00 I .?f
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Proposed zoning:
Historic District:
Landmark:
AfO
I
Site location/address:
Existing zoning: 0 r<:.
Legal Descri 'on (Sidwell parcel ID# or lot number/block number subdivision):
. 'C " it. Sf L-l i L ,1' Cl,., a . '
~;;~b~fsquare feet or acres): ~J lRO~~ULtfd
o;nn:e propos?1 and reason necessary (attacW~ett~~PI~natiOn, if needed): !t',
ilUd d~::;:/ti1~~[p~~ ,#-H;;tA :~';;j!;)g!!:~~j!~ ~~~';~.
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.
,
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Property Owner(s):
Applicant/Agent:
Date:
Date:
(1- 23-07 .
FOR OFFICE USE ONLY - APPLICATION SUBMnT AL CHECKLIST
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Fee: /0 cor,. " . Received by: 1-<.,:--.
DSite/sketch plan 0 Conceptual Development Plan
Dlmprovement pial'S DDesign review project description
Date:
.' -,-'"IC' ,-
/ :'/ ("::;Docket:
Dphoto i
DFloor plan
I DPlat
DOther:
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REZONING STAFF REPORT
Zoning Agenda: May 4, 2005
Property Address: 1798 Washington S1.
Property Owner: John Gronen/Washington Court LLP
Applicant: John Gronen
Proposed Land Use: Residential/Clinic/Office
Proposed Zoning: OS
Existing Land Use: Vacant
Existing Zoning: OR
Adjacent Land Use: North - Commercial/Residential Adjacent Zoning:North - L1/R-2A
East - Commercial/Residential East -C-2/R-2A
South - Residential South - R-2A
West - Residential West - R-2A
Former Zoning:
1934 - MF Multi-Family
1975 - OR1 Office Residential
1985 - LI
Total Area: 25,878 sq.ft.
Property History: The commercial structure on the northern portion of this property was
built in 1884 and occupied by the Dubuque Furniture and Burial Case Company. In
1909, the property was purchased by the Dubuque Casket Company, which owned the
building until 1988, when it was sold to Boyes Auto. Boyes Auto sold the property to
Washington Park LLP in 2005.
Physical Characteristics: The property is an approximately 26,000 square foot level lot
of which 18,600 square feet is occupied by a three-story brick commercial/industrial
building. Approximately 7,000 square feet of the south end of the property is a parking
area. The property is bordered by 1ih Street, 18th Street, Washington Street and an
alley. There is a 15,000 square foot lot across the alley to the east of the subject
property that will be redeveloped as parking to serve the residential/clinic uses.
Concurrence with Comprehensive Plan: Land Use and Urban Design Goals state,
"To encourage the concept of mixed use develop to diverse and self-sufficient
neighborhoods and to promote inclusive and economically integrated neighborhoods
that allow diverse mix of residence and housing types." The land use map indicates
this area as industrial/service.
Impact of Request on:
Utilities: Existing utilities are adequate to serve the site.
Rezoning Staff Report - 1798 Washington
Page 2
Traffic Patterns/Counts: lOOT 2001 average daily traffic counts indicate 8,700
vehicle trips per day along Elm Street one block removed south of the subject
property, and 8,500 vehicle trips per day on Elm Street one block removed north of
the subject property. lOOT counts also indicate 3,780 vehicle trips per day on
Jackson Street one block removed to the west of the subject property. The property
will have two paved parking areas with access to Washington and Elm Streets and
alley access to both 18th and 1 ih Street. Multiple accesses will enable traffic to
filter out from the site with limited impact on the adjacent commercial or residential
properties.
Public Services: Existing public services are adequate to serve the site.
Environment: Staff does not anticipate any adverse impact to the environment
during redevelopment of this site.
Adjacent Properties: The applicant is proposing to redevelop an existing
commercial building creating 32 residential units on the upper levels of the
structure and a medical clinic and additional office space on the ground floor. The
proposed off-street parking lots (one, 20 space lot on the subject property, one, 38
space lot across the alley from the subject property and one remote lot at the
corner of 1ih and Elm Streets) will satisfy the requirements established by the
Zoning Ordinance for the medical clinic and residential uses. The redevelopment
of this property should have a positive effect on the value of the adjacent
properties. The addition of 32 residential units and a 6,500 square foot medical
clinic with 19 employees will, however, increase residential density and slightly
increase the amount of noise, activity and traffic in the neighborhood.
CIP Investments: None proposed.
Staff Analysis: The subject property is bordered on two sides by densely developed
single and multi-family residences, a number of which are side-by-side townhouse style
structures. The property is also bordered by a used car lot (which will become a
parking area) and other mixed commercial and residential uses along Elm Street. The
subject building currently serves as a visual buffer between the residential
neighborhood that is somewhat quieter with lower traffic counts and the heavily traveled
Elm Street commercial/residential corridor.
The applicant is proposing to redevelop the former Dubuque Casket Company, which is
an 18,600 square foot building on a 25,800 square foot lot, for residential units, a 6,500
square foot medical clinic and ground floor office space. If fully developed for
residences and a medical clinic, zoning standards require 67 paved off-street parking
spaces be provided. The applicant proposes to create a contiguous lot on the south
half of the property and an adjacent lot with a total of 58 paved off-street parking
spaces. The applicant also proposed to create additional parking on a remote lot at the
corner of 1 ih and Elm Streets. This parking lot is within 300 feetof the facility.
Rezoning Staff Report -1798 Washington
Page 3
Redevelopment of this structure and creation of required off-street parking should have
a positive impact on the aesthetic and value of property in this neighborhood. The
provision of a community health clinic and associated services will be beneficial to the
local population and the community in general.
Redevelopment of this property for 32 residential units, a 6,500 square foot medical
clinic and additional office space will increase the residential density in this area and
generate more noise, activity and associated traffic.
Staff recommends that the Zoning Advisory Commission review the criteria established
for granting a rezoning.
P~pac'" by' h>.lc~",uu/&-( R.,;.~d, 711. r't., 1.<'-27-oG
Prepared by: Laura Carstens. City Planner Address: City Hall. 50 W. 13th St Telephone: 589-4210
Return to; Jeanne Schneider. Citv Clerk Address: Citv Hall- 50 W. 13m St Telephone; 589-4121
ORDINANCE NO. 4-06
AN ORDINANCE AMENDING APPENDIX A (THE ZONING ORDINANCE) OF
THE CITY OF DUBUQUE CODE OF ORDINANCES BY RECLASSIFYING
HEREINAFTER DESCRIBED PROPERTY LOCATED AT 1798 WASHINGTON
STREET FROM OR OFFICE RESIDENTIAL DISTRICT TO OS OFFICE
SERVICE 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 OR Office Residential District to OS Office Service District, to wit:
Lot 102 thru Lot 106, Inclusive, East Dubuque 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 17th day of January, 2006.
Roy D. Buol, Mayor
Attest: Jeanne F. Schneider, City Clerk
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