Request to Rezone_2995 Asbury Road, BasslerPlanning Services Department
City Hall
50 West 13th Street
Dubuque, IA 52001 -4864
(563) 589 -4210 phone
(563) 589 -4221 fax
(563) 690 -6678 TDD
planning@cityofdubuque.org
The Honorable Mayor and City Council Members
City of Dubuque
City Hall — 50 W. 13th Street
Dubuque IA 52001
Dubuque
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2012
THE CITY OF
Dust
Masterpiece on the Mississippi
November 9, 2012
Applicant: Louis and Irene Bassler
Location: 2995 Asbury Road
Description: To rezone property from R -1 Single- Family Residential to OR Office
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 requested rezoning, proposed
use of the property, off - street parking lot, surrounding commercial uses in the
neighborhood, and proposed turnaround access to Asbury Road.
Staff reviewed the staff report, noting surrounding zoning and land use, allowed uses in the
OR Office Residential District, traffic counts, parking requirements and layout, and existing
access to the property.
There was one verbal and two written public comments in support of the rezoning.
The Zoning Advisory Commission discussed the request, noting the location of nearby
commercial business. Commissioners reviewed proposed parking and access to the
property, expansion of commercial uses in a residential area, and the lack of neighborhood
objections.
Recommendation
By a vote of 5 to 1, 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,
Charles Miller, Chairperson
Zoning Advisory Commission
Service
People Integrity Responsibility Innovation Teamwork
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1-, It is the property owner's respansibility tr.) locate gircpei1yires and to revim the abstract For easements and restrictive
covenants.
2. The iinfeernation submitted herein is tare and conect he best of mylour knagmledEe, and upon submittal becomes public
record;
3. Feps are not mfundafge and payment does nut guarantee approval; and
4. All additinnal required volittvid and graphic rnaterials are anaciteel.
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FOR OFFICE OUSE — APPLICATION SUBMITAL allECRLIST
Feefi3%.° ° Received 'by: ( - Datet 1 -ze— IE17;b
DATE: September 29, 2012
RE: Rezoning Application
Applicant: Louis and Irene Bassler
Property: 2995 Asbury Road
Dubuque, IA 52002
Describe proposal and reason necessary:
We propose the rezoning of this property in order to operate a natural health and acupuncture
(medical) clinic. A clinic of this nature requires a small office space that is handicap accessible
that also meets our needs regarding the ability to control environmental factors such as air
quality, exposure to chemicals, and separation from adjacent properties. We believe this
zoning is appropriate for the property as it can serve as a transition from residential zones to
the south and east and the commercial zones to the west and north.
// 7• /0 ZAG Me
TO: Dubuque Planning Committee
DATE: November 7, 2012
RE: Consideration of rezoning 2995 Asbury Road property
FILED BY: Louis and Irene Sassier and Bryan and Katie Blair
PARKING: see attached
• A driveway from Avalon St. into the parking area with 3 -4 spaces, one being handicap accessible.
® A turn around space next to the driveway would allow the two spaces on Asbury the ability to drive
onto Asbury without backing out onto Asbury. We believe this will provide a much safer situation
than is currently available.
® We plan to place some type of Rain Garden or Bio Swale next to the parking area to provide for
storm water control from the parking area.
® In keeping with the neighborhood "feel" we will plant tall grasses and flowers or shrubs along the
parking area.
HANDICAP ACCESSIBILITY:
• We will place a handicap ramp from the current front door to the parking area. This has been
preliminarily assessed as adequate space for a ramp.
SIGNAGE:
® There will be a small business sign smaller than the 16 square foot wall mount or 40 square foot free
standing sign that the city now allows. Our preliminary thought is a small wall mounted sign next to
the front door.
LIGHTING:
® We do not propose large parking area lights that will stay lit during the evening /night hours. Our
intention is to use lighting mounted on the side of the home for safety walking from the parking
area to the front door, This would be similar to any lighting that is used around any home to
provide safety during the evening/ night hours.
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Note: Photographic site image taken from GoogleMaps, dimensions approximate and shown for
schematic planning purposes only. All dimensions shall be field verified prior to construction.
Plan Keynotes:
1. 8' Wide Van Accessible Parking Space
2. Accessible route (less than 2% slope), concrete path
3. Accessible entry with lever -type door handles
4. Rain garden/ Bioswale for stormwater runoff management
5. Additional parking /turn- around for safe traffic entry on Asbury
Site Plan
1" = 20' -0"
11 /6/2012 10:36:42 PM
Proposed Re- Zoning of 2995 Asbury Rd.
To Office Residential
Louis Bassler
Site and Exterior Accessibility Plan
Project number 000001
Sheet 1
Date 11/07/12
Drawn by BJB
Checked by LEB
Scale 1" = 20' -0"
11 /6/2012 10:36:42 PM
Base Data Provided by Dubuque county coin
THE CITY OF 1 J biatig
DUB E
Dubuque
Masterpiece on the Mississippi 2012
Vicinity Map
Applicant: Louis and Irene Bassler
Location: 2995 Asbury Road
Description: To rezone property from R -1
Single- Family to OR Office Residential
Legend
2995 Asbury Road - Subject Property
Zoning District Boundary
Path: H:1PIanning ServicesWicinity Maps1ZAC Vicinity Maps\projects \Vicinity Map 10 -15 -2012 2995 Asbury Road.mxd
REZONING STAFF REPORT Zoning Agenda: November 7, 2012
Property Address: 2995 Asbury Road
Property Owner: Louis and Irene Bassler
Applicant: Same
Proposed Land Use: Office Proposed Zoning: OR
Existing Land Use: Residential Existing Zoning: R -1
Adjacent Land Use: North — Institutional Adjacent Zoning: North — R -1
East — Residential East — R -1
South — Residential South — R -1
West — Commercial West — C -2
Former Zoning:
1934 — Two - Family
1975 — R -2
1985 — R -1
Total Area: 7,700 sq. ft.
Property History: The property was originally subdivided as part of the Siegert Avalon
Place Subdivision and a single - family ranch home was built at this location in 1951.
Physical Characteristics: The subject property is a relatively level 7,700 square foot
corner lot located at the intersection of Asbury and Avalon Roads with approximately
186 feet of street frontage. The property currently accommodates an approximately
2,000 square foot ranch -style home with single driveway access from Asbury Road.
Concurrence with Comprehensive Plan: The Comprehensive Plan calls for this area
to remain single - family residential.
Impact of Request on:
Utilities: Existing utilities are adequate to serve the site.
Traffic Patterns /Counts: 2009 IDOT Annual Average Daily Traffic Counts indicate
12,800 vehicle trips per day along Asbury Road directly west of the subject
property. The conversion of a single - family home to a small medical office at this
location should have very limited impact on the overall traffic patterns or counts at
along Asbury Road or Avalon Road.
Public Services: Existing public services are adequate to serve the property.
Rezoning Staff Report — 2995 Asbury Road
Page 2
Environment: Staff does not anticipate any adverse impact to the environment as
most of the renovation of this structure will be internal and a small parking lot
addition should have limited impact.
Adjacent Properties: Conversion of the subject single - family home to an office use,
because of the limited lot size and parking requirements, should generate little
traffic, demand on parking, noise and activity. Therefore, the proposed use should
have limited impact on the adjacent residential properties.
Parking: Any additional parking added would be accessed from Avalon Street
approximately 60 feet from the intersection with Asbury Road and directly across
from a commercial building at 3003 Asbury Road. Therefore, the proposed office
should have limited impact on adjacent properties.
CIP Investments: None proposed.
Staff Analysis: The applicant has purchased a single - family ranch -style home at 2995
Asbury Road that is currently zoned R -1 and is asking to rezone to OR Office
Residential to enable him to create a small medical office at this location. The property
is bordered by two single - family residences to the east and south, and located across
Asbury Road from the Sisters of the Presentation campus. The property is located
across Avalon Road from a commercial building at 3003 Asbury Road.
The applicant's intention is to convert the existing approximately 2,000 square foot
single - family ranch -style home into a small medical office with one medical practitioner
and one support staff. The applicant wants to add three off - street parking spaces which
will include one van accessible space and two standard parking spaces. There are also
two additional off - street parking spaces — one in the existing driveway off Asbury Road
and one in the single -car attached garage.
Conversion of this residence to an office use, because of site constraints and the
limitation posed by off - street parking requirements, should have limited impact on the
adjacent properties. Medical clinics or small office uses should generate very little
additional traffic relative to the traffic that currently flows along Avalon and Asbury
Roads. Office hours are generally limited to morning and afternoon weekdays. There
should be very few vehicles entering and exiting the proposed parking lot. A parking lot
at this location will also have to be set back from the adjacent property and adequately
screened as per City of Dubuque Unified Development Code Standards.
Staff recommends that the Commission review the criteria established in Article 9 -5 of
the Unified Development Code regarding reclassification of property.
Prepared by: .l\ /A_.-i Reviewed:
xi/
-- Date: // • /. /
Planning Services Department Dubuque
City Hall kraal
50 West 13th Street AB-Am erica etty
Dubuque, IA 52001 -4864 I I I l
(563) 589 -4210 phone I I
(563) 589-4221 fax 2012
(563) 690 -6678 TDD
planninga,citvofdubuque.orq
THE CITY OF
DUB
Masterpiece on the Mississippi
NOTICE OF PUBLIC HEARING
The Zoning Advisory Commission will hold a public hearing on proposed zoning
changes and /or development plans in your neighborhood. The public hearing will be
held:
DATE: November 7, 2012
TIME: 6:00 p.m.
PLACE: City Council Chamber, Historic Federal Building,
350 W. 6th Street, Dubuque, Iowa
At the public hearing, all interested parties may present oral and written comments for
or against the following proposal:
APPLICANT: Louis and Irene Bassler
LOCATION: 2995 Asbury Road
PROPOSAL: To rezone property from R -1 Single - Family Residential to
OR Office Residential.
Additional information is available during regular business hours at: Planning Services,
City Hall, Second Floor, 50 W. 13th Street, Dubuque, IA 52001, telephone (563) 589 -
4210. Written comments may be sent to the Zoning Advisory Commission at this same
address. Please note: Zoning Advisory Commission meetings are televised on
City Cable TV Channel 8.
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Service
People
Integrity Responsibility Innovation Teamwork
2728 Asbury Road Dubuque, Iowa 52001
October 20, 2012
Dear Zoning Advisory Commission,
Hello, I am writing you with an opinion regarding The Louis and Irene Bassler
zoning request to rezone their property located at 2995 Asbury Rd. I do not know
the Bassler's and have never discussed their rezoning request.
I feel that their request is very appropriate with regard to the trend of the
neighborhood, particularly bordering current C -2 zoning and OR zoning.
I thank you for your volunteer commitment serving on the Zoning Advisory
Commission.
Tom Kane
Owner Fountain Park
Prepared by: Laura Carstens, City Planner Address: City Hall, 50 W. 13th St Telephone: 589 -4210
Return to: Kevin Firnstahl, City Clerk Address: City Hall, 50 W. 13'h St Telephone: 589 -4121
ORDINANCE NO. 57 -12
AN ORDINANCE AMENDING TITLE 16 OF THE CITY OF DUBUQUE CODE OF
ORDINANCES, UNIFIED DEVELOPMENT CODE, BY RECLASSIFYING HEREINAFTER
DESCRIBED PROPERTY LOCATED AT 2995 ASBURY FROM R -1 SINGLE 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 Title 16 of the City of Dubuque Code of Ordinances, Unified
Development Code, is hereby amended by reclassifying the hereinafter described property
from R -1 Single Family Residential District, to OR Office Residential District, to wit:
Lot 1 Siegert Avalon Place, 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.
law.
Section 3. The foregoing amendment shall take affect upon publications, as provided by
Passed, approved and adopted this 19th day of November
Attest:
Kevin . Firnstahl, Ci y (MIFF-
Roy D. B
D. 4,/
Mayor
2012.
OFFICIAL
PUBLICATION
ORDINANCE NO. 57 -12
AN ORDINANCE
AMENDING TITLE 16
OF THE CITY OF
DUBUQUE CODE OF
ORDINANCES, UNI-
FIED DEVELOPMENT
CODE, BY RECLASS-
IFYING HEREINAFTER
DESCRIBED PROPER-
TY LOCATED AT 2995 .i.
ASBURY FROM R -1
SINGLE FAMILY
RESIDENTIAL DIS-
TRICT TO OR OFFICE
RESIDENTIAL DIS-
TRICT.
NOW, THEREFORE, BE
IT ORDAINED BY THE
CITY COUNCIL OF THE
CITY OF DUBUQUE,
IOWA:
Section 1. That Title
16 of the City of
Dubuque Code of
Ordinances, Unified
Development Code, is
hereby amended by
reclassifying the here-
•nafter described pro-
; perty from R -1 Single
Family Residential Dis-
trict, to OR Office
Residential District, to
wit
Lot 1 Siegert Avalon
Place, and to the
centerline of the
adjoining public right -
of -way, all in the City
of Dubuque, Iowa.
Section 2. The fore-
going. amendment has
heretofore been review-
ed by the Zoning
Advisory Commission
of the City of Dubuque,
Iowa
Section 3. The fore-
going amendment shall
take affect upon
publications, as pro-
vided by law.
• Passed, approved and
adopted this 19th day
of November, 2012.
Roy D. Buol, Mayor
Attest: Kevin S.
Firnstahl, City Clerk
Published officially in
the _ Telegraph Herald
newspaper on the 23rd
day of November, 2012.
/s /Kevin S. Firnstahl,
City Clerk
It 11/23
STATE OF IOWA {SS:
DUBUQUE COUNTY
CERTIFICATION OF PUBLICATION
I, Suzanne Pike, a Billing Clerk for Woodward Communications, Inc., an Iowa
corporation, publisher of the Telegraph Herald,a newspaper of general circulation
published in the City of Dubuque, County of Dubuque and State of Iowa; hereby
certify that the attached notice was published in said newspaper on the following
dates: November 23, 2012, and for which the charge is $14.42.
Subscribed to before me Notary Public in and for Dubuque County, Iowa,
this 1"7j» day of � , 20 /,
Notary Public in and for Dubuque County, Iowa.
MARY K. WES"i ERMi YER
Ci Comml :;slo in r 15;;.38-.
2QZ.
Planning Services Department
City Hall
50 West 13th Street
Dubuque, IA 52001 -4864
(563) 589 -4210 phone
(563) 589 -4221 fax
(563) 690 -6678 TDD
planning@cityofdubuque.org
Louis and Irene Bassler
13774 Surrey Ln
Dubuque IA 52002
Dubuque
bard
*America City
11lir
2012
RE: City Council Public Hearing — Rezoning Request
Dear Applicant:
Masterpiece on the Mississippi
November 8, 2012
The City Council will consider your request to rezone property located at 2995 Asbury
Road at a public hearing on Monday, November 19, 2012. Please attend this meeting,
or send a representative to the meeting in your place to present your request and
answer questions. City Council meetings begin at 6:30 p.m. in the City Council
Chamber, 2nd Floor, Historic Federal Building (Post Office), 350 W. 6th Street, Dubuque,
Iowa.
Please contact the Planning Services Department at (563) 589 -4210 if you need more
information or have any questions.
Kyle L. Kritz
Associate Planner
Enclosures
cc: Kevin Firnstahl, City Clerk
Service
People Integrity
Responsibility
Innovation
Teamwork
CITY OF DUBUQUE,
IOWA
OFFICIAL NOTICE
NOTICE is hereby
given that the Dubuque
City Council will
conduct public
hearings at a meeting
to commence at 6:30
p.m. on Monday,
November 19, 2012, in
the Historic Federal
Building, 350 West 6th
Street, on the
following:
Rezoning
Request from Louise
and Irene Bassler to
rezone property
located at 2995 Asbury -
Road from R -1 Single-
Family Residential to
OR Office Residential.
Amended Institu-
tional District
Request from the
University of Dubuque,
2000 University Ave -
nue, . to amend the
Institutional District
Campus Plan to change
an outdoor practice
field into an indoor
practice facility.
Copies of supporting
documents for the
public hearings are on I
file in the City Clerk's
Office and may be
viewed during normal
working hours. _
Written comments
regarding the above
public hearings may be
submitted to the City
Clerk's Office on or
before said time of
public. hearing. At said
time and place of
public hearings all
interested citizens and
parties will be given an
opportunity to • be
heard for or against
•said rezoning.
Any visual or hearing
impaired persons need-
ing special assistance
or persons with special
accessibility needs
should contact the City
Clerk's Office at (563)
589 -4120 or TTY (563)
690 -6678 at least 48
hours prior to the
meeting.
Kevin S. Firnstahl
City Clerk
It 11/10
STATE OF IOWA {SS:
DUBUQUE COUNTY
CERTIFICATION OF PUBLICATION
I, Suzanne Pike, a Billing Clerk for Woodward Communications, Inc., an Iowa
corporation, publisher of the Telegraph Herald,a newspaper of general circulation
published in the City of Dubuque, County of Dubuque and State of Iowa; hereby
certify that the attached notice was published in said newspaper on the following
dates: November 10, 2012, and for which the charge is $19.53.
Subscribed to before me Notary Public in and for Dubuque County, Iowa,
this lam day of , 20 /Gt. .
Notary Public in and for Dubuque County, Iowa.
A
x
MARY K. WESTERMEYER
Commission Number 154885