Zoning Bies & Sylvan Dr. - Miller's
Planning Services Department
City Hall
50 West 13th Street
Dubuque, Iowa 52001-4864
(563) 5894210 office
(563) 5894221 fax
(563) 690-6678 TDD
planning@cityofdubuque.org
---......
THECITYOF (.. \
--- _._--.....::.:--/---.-.....~-----.
r )L i j21-' ~C\"L' c
.. .) .Jt J L
- ~
~~~
May 8, 2006
(-,
The Honorable Mayor and City Council Members
City of Dubuque
City Hall - 50 W. 13th Street
DubuquelA 52001
Applicant:
Location:
Description:
Larry & Del Miller
Corner of Bies and Sylvan Drive
To rezone property from R-4 Multi-Family Residential District to OS
Office Services 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 existing development in the
area, configuration of street system around the subject parcel and the need for
rezoning.
Staff reviewed the surrounding zoning and land use, and noted that the requested
rezoning would function as a transition zone between R-4 Multi-Family and
commercial zoning to the south.
There was one public comment regarding the unsafe layout of the present street
system in the area of the proposed rezoning.
The Zoning Advisory Commission discussed the request, noting that the existing street
system is in need of upgrades. The Commission discussed that the requested
rezoning to OS Office Service District will not significantly change traffic generation,
and it will not adversely impact adjacent property.
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.
Service
People
Integrity
Responsibility
Innovation
Teamwork
Rezoning - Corner of Bies and Sylvan Drive
May 8, 2006
Page 2
Respectfully submitted,
j)AfJ ~
Jeff Stiles, Chairperson
Zoning Advisory Commission
Attachments
cc: Gus Psi hoyos, City Engineer
~~~E
~ck~
Oty 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
ORezoning
OPlanned District
OPreliminary Plat
OMlnor Rnal Plat
OText Amendment
OSimple Site Plan
o Minor Site Plan
o Major Site Plan
o Major Anal Plat
OSimple Subdivision
OAnnexation
OTemporary Use Pennit
OCertificate of Economic Non-Viability
OCertificate of Appropriateness
OOther:
Please tvoe or Drint feaiblv in ink
Property owner(s): 1 't"''''' r lJ...,L /J1, ill.," Phone: .rf9 -3 to:2.
Address: ,1/10 K ....... CT' Oty: [>.,../ '-f ,.. - State:U- Zip: S~ ~() I
Fax Number: - Mobile/Cellular Number: ...r f 9 -.1 6 0 .:J...
Applicant/Agent: L...",,.., /?7,"/I",," Phone: ,(7?f /l'-d2-
Address: .31/0 A-.c..., 0' Oty: B..v./.. State:u-'Zip: 6-:/.~~
Fax Number: ....... Mobile/Cellular Number: f, 'f - :J ~ /12
Site location/address: L tI 7 .y ~ ;:- s ~ J.~A" Ph e-'"
Existing zoning: R- if Proposed zoning: 0 S Historic District: 1~C> Landmark: f......\ /!>
Legal Description (Sidwell parcel ID# or lot number/block number/subdivision): Leo \ 4- e,~
<:"""l,ulh..J S?t.d'~ - 1().;),1i'."dO'f.60C;
Total property (lot) area (square feet or acres): / '1 Pt/OJ' f Jf.
Descripe proposal and reason necessary (attadl a letter of explanation, if needed):
~Ul,.,..... -fo /')..s. +..... (..c..._.......I1 CJ"1""pfLe.- LJ,.~
.
CERllACAll0N: 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 attad1ed.
Property Owner(s):
Applicant! Agent:
,d~. //7 "-'1.<<_
X7-d..6 /
Date: j"- j"- t:)6
Date: 7-'- y- I!I ~
FOR OFFICE USE ONLY - APPUCATION SUBMITTAL CHECKUST
Fee:~' - Received by:~ Date: ~ Docket:
DSite/sketdl plan D Conceptual Development Plan Dphoto DPlat
DImprovement plans DDesign review project description DAoor plan DOther:
!:il 1 E -0
C 13 Q)
ClI c c
> .... "i:: C
'+- ......
>. >.,!!! N
~ Cf) 1:: 0 Q)
a. -0 Q) .... 0::
.... a. ClI 0
Q) c Q)
f ca ClI c :0:; 'i:: .0
.... C ......
:!: ~ 11I a. Q) 11I C ~
Q) Q) -0 0 ......
Q) ii5 c '00 ClI ClI
~ 11I Q) -0
0 '+- C Q) Q) .... c
C N 0:: 0 <( ::J
.- ~ ~
c: .... '2: c
~ Q) ,=:- -0 !Xl
.- c c Q) Q)
(,) .... .... l- E Cf) 11I Cl
ClI C ClI C C
.- ....J () LJ.. Q) a.
> c 0 c c
.;....; c...!.. lE .... c
c c ;~ 0- N
ClI C a.::J 0
<]z ,2 :0:; Q) 'i::~ Cf) ~~;~
iil-.r n 'n;
ClI ...........
a. > 0 ...........
0 ............
............
a. 'i:: Q) I ............ L.~"J
c ............
<( 0 00:: c ...........
....J ...........
...... ........... ,......,~.<.............."
,.
a:
l ~
~ i
~ 3 1
~ "
'~t
~rt .. -. " ^'. ...... ......'....,;;,:;;.-'. ...,--~t.,..-~'"'"'~".::"~:,~+'F.t
,"'-"-1f"=' . ..... 'I
'~I I
L I I//c"-=
.~",. .'c.. ....c.""'''''.''''''~'''''''--:~~:='''';?~"., 3
. t"
.
;'.
,....,"......- ,..... .".,.....-.......:.....:'.:...
I
..
.~
1
.~
Ii
Jl
R
'J
ii
..
':,1
()
0..
;t~;m,:,'..-'::l,
;~ ....
I ' ;
'~~"".;.:~~ ~".,.
'"
()
REZONING STAFF REPORT
Zoning Agenda: May 3, 2006
Property Address: Lot 4 of Sylvan Place
Property Owner: Larry and Del Miller
Applicant: Larry Miller
Proposed Land Use: General Office
Proposed Zoning: OS
Existing Land Use: Vacant
Existing Zoning: R-4
Adjacent Land Use: North - Residential
East - ResidentialNacant
South - Vacant/Commercial
West - Vacant
Adjacent Zoning: North - R-4
East - R-1/C-3
South - C-3
West - R-4
Former Zoning: 1934 - County AG;
1975 - R-2
1985 - R-4
Total Area: Approx. 19,000 sq. ft.
Property History: The property was under County agricultural production until its
annexation to the City. The property has been vacant since.
Physical Characteristics: The property is an odd-shaped parcel with three frontages,
two frontages along Sylvan Drive and one frontage along Bies Drive. There is
approximately 10 feet of grade change on the lot from its low point on the southeast
corner at the intersection of Sylvan and Bies Drive to its high point along the northem
property boundary line.
Concurrence with Comprehensive Plan: The future Land Use Map indicates this
area as multi-family residential development. Goal 2.3 of the Land Use Element states,
"To provide opportunities for neighborhood commercial centers, to assure compatibility
with residential property." Goal 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.
Traffic Patterns/Counts: The IDOT has not conducted traffic counts along Sylvan,
Bies or Century Drives. Under R-4 standards, the property could be developed as
a nine-unit apartment building. ITE trip generation figures indicates 55 vehicle trips
per day for a nine-unit apartment building. If developed as an office with 5,000
Rezoning Staff Report - Lot 4 of Sylvan Place
Page 2
square feet of available floor area, ITE trip rates vary between 62 vehicle trips per
day and 90 vehicle trips per day. This would add very little additional traffic to
Sylvan and Bies Drives relative to the traffic currently on these streets.
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 bordered on two sides by multi-family
residential development and on two sides by general commercial development.
There is a small portion of the property directly across from R-1 Single-family
Residential on Bies Drive. Conversion of this property from R-4 to OS may serve
as a transition between single and multi-family residential development and C-3
General Commercial, which often tends to be relatively intense commercial
development. Because the property will be developed for general office space, in
general, it should not generate a lot of noise or activity in the evening or on
weekends. There should be no more impact than if fully developed for multi-family
residential purposes.
CIP Investments: None proposed.
Staff Analysis: The applicant is proposing to rezone an approximately 19,000 square
foot lot from R-4 Multi-/Family residential to OS Office Service District. The property
has three frontages - two along Sylvan Drive and one along Bies Drive, and is adjacent
primarily to multi-family and commercially-zoned properties. The properties to the west,
south and east are currently vacant; however, the property is directly across the 50-foot
wide Bies Drive right-of-way from an R-1 Single-Family Residentially zoned lot.
Approximately 40 feet of the 90 foot frontage on the R-1 lot is across from the proposed
rezoning. This property is positioned at an existing intersection with three frontages. If
developed as an Office Service District, it may serve as a buffer and a transition
between adjacent residential properties and the more intense C-3 commercially-zoned
property to the south and east.
Staff recommends that the Board of Adjustment review the criteria established in
Section 6-1.1 regarding zoning reclassification.
Prepared by: ~.pJVl~tJ\N ~ Reviewed:
Date: ~Z(, -0(",
Prepared by: Laura Carstens. City Planner Address: City Hall. 50 W. 13th St Telephone: 589-4210
Return to: Jeanne Schneider. City Cierk Address: City Hall- 50 W. 13'" St Telephone: 589-4121
ORDINANCE NO. ~ -06
AN ORDINANCE AMENDING APPENDIX A (THE ZONING ORDINANCE) OF THE
CITY OF DUBUQUE CODE OF ORDINANCES BY RECLASSIFYING HEREINAFTER
DESCRIBED PROPERTY LOCATED AT THE INTERSECTION OF SYLVAN AND
BIES DRIVES FROM R-4 MULTI-FAMILY 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 R-4 Multi-Family Residential Zoning District to OS Office Service District;
to wit:
Lot 4 of Sylvan 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.
Passed, approved and adopted this 15th day of May, 2006 .
Attest:
fAiUtA Jt1 1t~{~~67 W
Karen M. Chesterman, Deputy City Clerk
..
1Jl
1Jl
~
>-
E-<
<z
~~
00
.....u
~~
O~
~o
E-<~
<~
E-<~
1Jl~
z
o
-
E-<
..0::
U
-
.....l
~
~
p.,
...
o
z
o
-
E-<
..0::
U
-
...
-
~
r..l
U
o "
~ -- 4-0 0
,......; ~ 0 ~
~~f~~ ~
.9 bl)rn ~
-4-< >
13 O"d;> .
._ I-< I:: aJ 0
~ (l) ro t:: 0
::i 0... aJ ""0 r-<')
E ro ::i '8 ,.....;
" ~ 0' en ""
" > ~ " .:'l
o ....J:J._
U~~"d"
""OCljClaJe?
~ ,,4-0,.q ro
> "0 O.:'l..c:
~"";3 ;>-.- u
'"0 1-<........ ~ v
o " " ~..c:
o ~ ::i -........
~..c:Oen..c:
I-< o...U ~.~
t8eoJ(l)~
eo ;::::s u ;>
~ (l) 0"'._ I-<
OJ03..5o~
Uf-<~""d
b1l~ e"2 ;a
.S ~ 0 is -D
::;:J 0 >--.s 0
o:l [).--:::: 1d 0
"..c: U ,,"'.
H"~]-:S\O
aJ .n ........ ........ ;>-.
t:: ::i t:: ro ro
'N p...- -:s ~
........ ~1S ;>-. ..
g o...c: ~ ~
(j '.g .~ 1:: ~
I H:O ~ ""0
~ 8,.::1 >-.bIJ
.... p,~ "
aJ 0 c: (l)'-
::r:: (.) 0 .... :;:
ro .- v 0
..c::s&j...c:::::
&jo"3Cd'~
~ - 8 ~ (l)
.......;aT.i..8.s
d
c
oj.
:;:
o
-
oJ
:;:
o
-
)
>;
-
"
~
o
U
"
N
00
....'"
c8
"d
"
"
.5
./
4-<
" 0
.... >,
c8 "
,,"0
t~
~ en
~:s
"
;:l
0""
~
.g
o
....
c8
"d
"
"
5
; ~g~B ~~~ ~~~~'.~~~1~~~E~S5~'c1i~,:~ oiis~ .~~~-!' i1ii~~~:i
2~C. ~.~':; E 0 i'l.~o 9 8.,::;~ h~ ~_mll ~ ~~.9 0 il. h.!!f~ .2'1! 5 8 ~ 1ii1i'll...
>.alCU-a.."c::J_ l!~iil Gl u.o I'c /I) aJi c: C s.!!ecc
nu~ ~~~_h~Ii~;;~Hldl~'nil~~ ~1i !hiJ ~g:O~~lO:::E~~
!i~",8~.1ii~~~'g~~.s1ii.~ ~h'6.IJH~15m'" ~~~g..2!ES~~~~h"".9~C:;
"!.!~ .'i1iigN_j~ Ho ~ ~~iS~d'~i~l1 ~.!~ ~ ild .~.ii ii ~"En!.~d':J~~S 2~
l!;I::F;;= "'"e"' - .N~,g1;; 8 m ~._ m.. ",-12' Iii ~.lJc:; m..... .s ~ 12 > .. ~ cE"'lll limo
Ul::..... Gl(.) c-jfi .;;,wCI:IOCclil 1iI c5:i5o.!::!_.c:l.!>o _ U "'"'J lO
50~~~J~~~I~~€~J~o~~~~~ii~~~fB1i<ii;~i~i~i~€llj~ ~
"'"'~
"'~O
>-~lO
",:1; _
:0--
'" ~ .
","m
, ~w
~E~
en, .
lU:z n,
~ c u~
n .
~a;;E
-" E
>- E 0
"'EC)
< 0 ~
:ou:O
'-~' .
.'A:"
, 1~J~~~
~,,~ .
""
00
00
Wv-'
~
Eo-;
<z
~::J
00
...-IU
~~
O::J
~o
Eo-;::J
<~
Eo-;::J
oo~
z
o
....
Eo-<
<:
u
....
....l
>0
;:,
~
'"
o
z
o
....
Eo-<
<:
u
....
'"
....
~
I"l
U
u....... 4-< 5
<=: '" 0 '-<
~ '-< 0)
en" ~ E 0...
~ cu Cd Cd
.Q bI)........ 0-
~ 4--< ifl r.n
1d 0'"0 :s ('j
.~ ~ ~ ~ d
8 ;g ;::3 Cd {/}
,,- 0"' en en
:::; if:J::i .,....
o ~ ."" .S 0)
U 1J ;:l"O ~
"0 '" 0 0) '"
~ ,,4-<.,...t::::...c::
Cd '"0 O.;!l U
:s........... ......... Q.)
"0 r:l q..s;..c:
o Q.) .... ...... +-'
g:r: 5 ;;;-5
;;;>...c:: U ro._
'-< g. ~ ~ ..c:
t8 ~ Q.) C) ~
OJ) ;:::l u ;...
~ ().) cr....... 0
a>v:::io~
-Eo-<.g<=:"O
~ 0) 0 ~ g
~ oS 4--< ...c:: I,Q"
.- 4-< 0 U 0
::;:3 0 >-..;g 0
co t).~ &j N
ro...c::UC)N
..;.~] o:S N
11) :0 ........ ....... >-.
;::l !::: ro ro
<=: 0.'- -:S ""
'N '"0 ~
+-' d (J,) >.....
([) O..c:1 ~ ~
0._ {/) t ........
01d;":::'ll)ro
I H...n u '"d
~ 5.;::3 >>b1)
- .... 0.."" <=:
OJ 0 c C) .,....
:r: () 0 '-< ~
........... ~ 0
'" 1d ......... .......
oS :s....... .,,'0
cd 0 ;::3 Cd ~
~ -- e :s 0..>
c: ._ o...c::
_ ro () _.......
~
"'~
~
o
~
ci
~
..s
'-<
..s
"0
<=:
oj
.S
()
::0
;:l
0-
>..
'-<
'"
-
o
/.
~~~~~o~e~~~oz..Q~:ii1;~~~ ~-~----ifl":' :!f~~l~8. .~~~~ fi~~. ! ~ ~~
i=:IlW~w 3~"'8i ~"'()().. !.!!. "'.'" ii=o:E~ g>.9 .~.Q . ::; 0 ._.~ E
~g:~~~~~~~i!l;e~~~~~:ol~i ~&i~j U~S ~~~.~ i~ 1 t~fH ~~
~~~~~~ofdmwl&I~e~2~ffio:a~;e~ ~ 3.!'ll ~i~S!U cti~.ci8 is tG.~ 0 ,!O o~-g ~ g.
~~~lf~,=~a:i~~~i~i~~~=~~~o.ii j ~$tJ~t~.5 ~~ll.~ol:~~ ~8~i~ ~o
!!i50~310w Gill( o;!:oll!;:;;;JI,,]'- ",~:g"~f",":liI"'.9'I-' 'Ii,;"" "~~0$~ t: 0"":8 1;,'" .;1 g:
~~ zwO ~o ~0~~WOC~o EOu~ ~-~5~..~~~cco~'~~ ~~~~~-~ ~
~o~~2lE8~.~~fiI~~i~~z.~8~ <c~~~lcJ~.~1 ~ f.BCJ)~l~~ i~ :i~~Q.~~~ ~
.J
>..
-
<=:
;:l
o
U
g.~\
;:l~
.g
00
'-<N
..s
"0
g
5
.~
.g
0-
>..
'-<
"
o
z
'"
oi
S"-'
Q) 0
'-< >..
..s '"
~
l~
en
."" en
;:l .-
ifJ.:EJ
a:~'"
w"'O
,."'0
w :t"'.
:0;--
a:.~o:i
W~W
f- E ~
UJ J .
IlJ Z 2
~ cui
o .
. - E
)(:E
>-Eo
a: EU
<o~
:o;u::O
"~"""'"
. "
""i . ()
", .
""ot'
n
I
~I~
~;
,
~'i'\i
'="1
..-=-:
~L_
@5
"-
l
I
J
.
1
~
"
I-
Z
~
~.
,.::
u.J""
::Jrt
c,,;w
~""
10",
:::lILl
00
l..L..>
0""
~~
Gc.;I
2.:
;2:-
Z
:s
Q..
-..::,
~~
v
-""
~~
..:,)
~
~
---'
'\j:-
II -",,,,,
-V'\~
,----==---""""'~
1_"" '-
"'-
, -'" <r(\(\
L-::-,-,,- ~"'-
_.._~-
""
9
u
(:)
'..fJ
<:.:.
(D
r;,.
~
1).,..J,L S-/--
..iJ
.";;)
'.f>0l.
..,0
..3~
<:-
i.n
:----
--
O'lJ
fcP'lt ' ' ~
()<J
~,
~.)
':;'
"
o (::."
\f"
r
~
~
,:.:>
""
,~
~
~
Gi.
P
~
~
-"
. p'
~
r?
I
"-
l
I
J
1
~
"
~=~I}
:: ~:::
C-
o-
=
~I
,"",r
~l
I
nnB'
~ L_
(=< ~
.
....::';
....
z:
!:!
~
'de-:
-~'
:=In::
C..,W
=>""
~~
00
Ll...>
0'"
i=~
G~
2~
z
5
"-
...;:,
~::.>
v
;~,
\~
-'t
So
--'
',J;:-
I
,-"'''''
-"'~
,~,:,",,,,.s
!-"''''
! -\r\ 'r(~
~_~"'"-v-
~
'~
a.c
(:)
1).,v,L S-/-
..iJ
..~
,./)01...
~o
."
..':lC',;..
<:-
(n
i.------
,'J"
I~,,'t ' ' J
(}<J
",.r>
~
(:Q
~,
-{ ..)
'"
01
01-
\!',
I
c~
.~
:.;,
C!.
,~
..,:,
-,
"i.
P
~
~
s-
,..
~