Zoning 593 Hill Durrant - R. Davison
Planning Services Department
City Hall
50 West 13th Street
Dubuque, Iowa 52001-4864
(563) 5894210 of/ice
(563) 589-4221 fax
(563) 690-6678 TDD
planning@cityofdubuque.org
. --.............
THE CITY OF L ~- \
.DlTi3LJQUl~',
~~~
June 8, 2006
The Honorable Mayor and City Council Members
City of Dubuque
City Hall- 50 W. 13th Street
DubuquelA 52001
Applicant:
Location:
Description:
Durrant Group/Richard Davison
593 Hill Street
To rezone property from R-2A Alternate Two-Family Residential 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 the proposed rezoning and
surrounding land use. The applicant indicated that the zoning is necessary to allow
expansion of a neighborhood shopping center by 3,400 square feet and additional parking.
Staff reviewed surrounding zoning and land use and reviewed allowed uses in the C-2
District
There were no public comments.
The Zoning Advisory Commission discussed the request, reviewing proximity of
surrounding residential properties to the proposed rezoning, setbacks required by the
Zoning Ordinance and access points to Hill Street.
Recommendation
By a vote of 5 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
Respectf.ully submitted,
" , D\) ,
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'-~_. i.' (YI(..
Jeff Stiles, Chairperson
Zoning Advisory Commission
Attachments
Service
People
Integrity
Responsibility
Innovation
Teamwork
Prepared by: Laura Carstens. Citv Planner Address: Citv Hall. 50 W. 13th Sl Telephone: 589-4210
Return to: Jeanne Schneider. Citv Clerk Address: Citv Hall- 50 W. 13" Sl Telephone: 589-4121
ORDINANCE NO. 42-06
AN ORDINANCE AMENDING APPENDIX A (THE ZONING ORDINANCE) OF THE
CITY OF DUBUQUE CODE OF ORDINANCES BY RECLASSIFYING HEREINAFTER
DESCRIBED PROPERTY LOCATED AT 593 HILL STREET FROM R-2A ALTERNATE
lWO-FAMIL Y RESIDENTIAL 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 R-2A AltemaJe Two-Family Residential Zoning District to C-2
Neighborhood Shopping Center District; to wit:
Lot 2-1-2 of City Lot 735 and Lot 1-2-1-37 Kelly Subdivision,
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 this19th day of June
2006 .
Roy D. Buol, Mayor
Attest:
Jeanne F. Schneider, City Clerk
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PLANNING APPLICATION FORM
D Variance ~~Oning
DConditional Use Permit UPlanned District
DAppea; D Preliminary Plat
DSpedal Exception DMinor Final Plat
DUmited Setback Waiver DText Amendment
DSimpie Site Plan
DMinor Site Plan
D Major Site Plan
D Major Final Plat
DSimple Subdivision
Please tvoe or Drint~~b'.v.i~ ink
'l<S Property owner(s): ~AAO OAV 1.sDt0
t<- Address: 21hQ !+I~~tv: ~ .
Oty of Dubuque
Planning Services Department
Dubuque, IA 52001-4864
Phone: 563-589-4210
Fax: 563-589-4221
DAnnexation
DTemporary Use Penmit
DCertificate of EconomiC Non-Viability
DCertificate of Appropriateness
DOther:
Phone: r::3e1-c'1>~
State: I G- Zip: .;~ L
Fax Number: Mobile/Cellular Number:
Applicant/Agent: ~R~ Phone: ;83 -q l~ I
Address: loa ~st 'ST. Oty: ~ . State: fit-ZiP: !7Za:::> I
Fax Number: 'r::;I?1-Q01 ~ Mobile/Cellular Number:
Site location/address: 0~ 3 A I LL, ~. O~ lIT
Existing zoning: l=- - '7 A-Proposed zoning: L - Z. Historic District: \-J D Landmark: /-.l. D
Legal Description (Sidwel~parcel ID# or lot number/block number/subdivi~ion): Loi
(1-r..J 10T f ~ E. Ln-( I-? - I -""13"'7 r!? lLpU --(-c. . Sl..i\OZ;
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l.-I-Z cr
IlJ J6 I B:UJ47
Total property (lot) area (square feet or acres): ~ ~ 0 11
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Describe proposal and reason necessary (attach a letter of explanation, if needed): ---;-:0. lL"':~ ",..1 r;::
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CERTIACATION: l/we, the undersigned, do hereby certifY that:
1. The infonmation submitted herein is tnue and oonrect to the best of my/our knOW edge and upon
submittal beoomes public record;
2. Fees are not refundable and payment does not guarantee approval; and
3. All additional required written and graphic materials are at:"..ached.
.,.::; Property Owner( s):
",^pplicant/ Age
D'~ 4. '2 S . b;.
Date: . U.~
FO FFICE USE ONLY - APPUCA nON SUBMITTAL CHECKUST
Fee: f.3ao ~ Received by: ~ Date:~/J/D" Docket:
~/sketch plan D Ccnceptual Development Plan o Photo DPlat
Dlmprovement plans DDesign review project description DFioor plan DOther:
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Project 5TH STREET AND HILL STREET
Title SITE LAYOUT-OPTION 2
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Project No. 06246.00
g~~:n by: +1t..CXt> XX/XX/XXXX
REZONING STAFF REPORT
Zoning Agenda: June 7,2006
Property Address: 593 Hill Street
Property Owner: Richard Davison
Applicant: Durrant Group
Proposed Land Use: Commercial
Proposed Zoning: C-2
Existing Land Use: Residential
Existing Zoning: R-2A
Adjacent Land Use: North - Residential
East - Residential
South - Commercial
West - Commercial/City park
Adjacent Zoning: North - R-2A
East - R-2A
South - C-2
West - C-21R-2A
Former Zoning: 1934 - Business B
1975 - R-3
1985 - R-2A
Total Area: 8,800 sq. ft.
Property History: The subject property has been used as a residential property since its
development.
Physical Characteristics: The subject property is located near the intersection of Hill
Street and Caledonia Place. The property's south property line and a portion of its west
property line abuts a C-2 zoned parcel that is currently developed for a number of
commercial uses, including a convenience store/gas station.
Concurrence with Comprehensive Plan: The subject request involves the
Comprehensive Plan's Land Use Element Goals: 1.5,1.8,2.2,2.3,6.1,6.2,7.2, and
8.2.
Impact of Request on:
Utilities: Existing utilities are adequate to serve the site.
Traffic Patterns/Counts: Hill Street is classified as a minor arterial and carries
approximately 6,000 vehicle trips per day based on 2001 lOOT counts.
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.
Rezoning Staff Report - 593 Hill St.
Page 2
Adjacent Properties: Properties to the north of the subject site would be the most
likely impacted by rezoning the subject site to C-2 Neighborhood Shopping Center
zoning district. The impacts may include an increase in ambient light and noise if
the subject commercial property is expanded.
CIP Investments: None proposed.
Staff Analysis: The applicant is requesting rezoning of the property at 593 Hill Street
from R-2A Alternate Two-Family Residential District to C-2 Neighborhood Shopping
Center District. The subject property is located near the intersection of Hill Street and
Caledonia Place and is immediately adjacent to the existing C-2 District and multi-
tenant commercial building currently on the site. The applicant is requesting rezoning
of this property to facilitate the future expansion of this commercial structure.
The C-2 Neighborhood Shopping Center District is intended to provide small
commercial centers serving small clusters of neighborhoods. The general purpose and
description for the C-2 District states, "the C-2 District shall be located in neighborhoods
where parking and traffic can be adequately handled and square footage, hours of
operation and intensity uses are compatible with the neighborhood."
A copy of the C-2 Neighborhood Shopping Center District uses is included in this
packet that outlines the allowed uses for this district. The current C-2 District is located
fronting on Hill Street with access taken at two locations along Hill Street. Hill Street is
classified as a minor arterial and carries approximately 6,000 vehicle trips a day. The
mix of uses in the current commercial center does provide goods and services to the
surrounding residential areas.
If the subject property is rezoned from R-2A to C-2, the C-2 District requires that a six-
foot screen be placed along the adjacent property line with any adjacent residential
property. There is currently a six-foot stockade fence that screens the commercial
enter from 593 Hill Street, which is the property that is being requested for rezoning.
This type of screening, if placed along the north property line of 593 Hill Street, would
comply with the City Zoning Ordinance.
Planning Staff recommends the Zoning Advisory Commission review Section 6-1.1 of
the Zoning Ordinance that establishes the criteria for rezoning requests.
Prepared by:
1f' 1 ~- Reviewed: AJ,//I
Date: >?O'o6
SECTION 3. DISTRICT REGULATIONS
3-3. Commercial District.
3-3.2. C-2 Neighborhood Shopping Center District:
(A) General Purpose And Description: The C-2 District is intended to provide small commercial
centers serving small clusters of neighborhoods. The C-2 District will be carefully placed to
ensure that the size of the commercial center, the nature of uses permitted and the locational
characteristics are such that the grouping of such uses will not adversely affect surrounding
residences and do not detract from the residential purpose and character of the surrounding
neighborhoods. The C-2 District shall be located in neighborhoods where parking and traffic
can be adequately handled, and the square footage, hours of operation and intensity of uses
are compatible with the neighborhoods.
(B) Principal Permitted Uses: The following uses shall be permitted in the C-2 District:
(I) Railroads and public or quasi-public utilities including substations-[47].
(2) Residential uses above the fIrst floor only-[ 6].
(3) Schools of private instruction-[4].
(4) General offices-[14].
(5) Personal services-[14].
(6) Barberlbeauty shops-[l6].
(7) Gas station-[18].
(8) Retail saleslservice-[17].
(9) Laundry/dry cleaner-[19].
(10) Shoe repair-[18].
(II) Automated gas station-[18].
(12) Indoor restaurant-[20].
(13) Tailoring/alterations-[18].
(14) Furniture/home furnishings-[27].
(15) Appliance saleslservice-[27].
(16) Catalog center-[23].
(17) Laundromat-[22].
(18) Furniture upholstery/repair-[I8].
(19) Artist studio-[ 5].
(20) Photographic studio-[23].
(21) Neighborhood shopping center-[I7].
(22) Dental/medical lab-[8].
(23) Business services-[29]
(C) Accessory Uses: The following uses shall be permitted as accessory uses as provided in
Section 4 of this Ordinance:
(I) Any use customarily incidental and subordinate to the principal use it serves.
(0) Conditional Uses: The following conditional uses are permitted in the C-2 District, subject
to the provisions of Section 5 of this Ordinance and are the minimum requirements for
application to the Board of Adjustment for a conditional use permit:
(1) Medical offices, provided that:
(a) The parking group requirements can be met-[36].
(2) Drive-in/carry-out restaurant, provided that:
(a) Opaque screening shall be provided for adjacent residential uses as required under the
site plan review provisions of Section 4-4 of this Ordinance; and
(b) The parking group requirements can be met-[28].
(3) Drive-up automated teller, provided that:
(a) Ingress, egress and traffic flow shall be acceptable to the City site plan review team;
(b) Opaque screening shall be provided for adjacent residential uses in conformance with
the site plan review provisions of Section 4-4 of this Ordinance; and
(c) The parking group reqnirements can be met-[8].
(4) Self-service carwash, provided that:
(a) A minimum of three (3) stacking spaces per bay be provided; and
(b) Ingress, egress traffic flow shall be acceptable to the City site plan review team; and
(c) Opaque screening shall be provided for adjacent residential uses in conformance with
the site plan review provisions of Section 4-4 of this Ordinance; and
(d) The parking group requirements can be met-[8].
(5) Animal hospital/clinic, provided that:
(a) All operations and activities shall be conducted and maintained within a completely
enclosed building; and
(b) The parking group reqnirements can be met-[23].
(6) Banks, savings and loans, and credit unions, provided that:
(a) The parking group requirements can be met-[31].
(7) Group day care center provided that:
(a) Forty (40) square feet of indoor floor area (excluding halls and bathrooms) is provided
per child in areas occupied by cribs, thirty five (35) square feet of indoor area (excluding
halls and bathrooms) is provided per child in areas not occupied by cribs times the
licensed capacity; and seventy five (75) square feet of fenced outdoor recreation space is
provided per child using the space at a given time;
(b) The parking group requirements can be met [8];
(c) Such facility shall supply loading and unloading of children so as not to obstruct
public streets or create traffic or safety hazards;
(d) All licenses have been issued or have been applied for awaiting the outcome of the
Board's decision;
(e) Signage for a single-family home shall be limited to one nonilluminated, wall-
mounted sign not to exceed four (4) square feet in area; and
(f) No group day care center may be located within the same structure as any gas station,
bar/tavern, automated gas station or any facility selling, servicing, repairing or renting
vehicles.
(E) Temporary Uses: The following uses shall be permitted temporary uses in the C-2 district:
(1) Building or trailer for storage of materials and/or equipment necessary for construction
authorized by a valid building permit, provided the location of the building or trailer has been
approved by the building official.
(2) Any use listed as a permitted use within the district of a limited duration.as established in
section 2-5.3 of this ordinance and as defined in section 8 of this ordinance.
(F) Bulk Regulations:
Front yard setback: Ten feet (10') (20 feet for garages facing street).
Side yard setback: Zero feet (0')*.
Rear yard setback: Zero percent (0%) lot depth*.
Building height: Forty feet (40').
*Except where abutting a residential or office residential district, then six foot (6') side yard
and twenty percent (20%) lot depth rear yard setbacks required.
(G) Parking Requirements: See section 4-2 of this ordinance.
(H) Signs: See section 4-3 of this ordinance.