Zoning 1098 Jackson - Mabusth
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
www.cityofdubuque.org
THE crTYOF c-~
DUBUQUE
~Yk-~
September 8, 2006
The Honorable Mayor and City Council Members
City of Dubuque
City Hall- 50 W. 13th Street
Dubuque IA 52001
Applicant:
Location:
Description:
Mary & Stuart Mabusth
1098 Jackson Street
To rezone property from HI Heavy Industrial District to C-4 Downtown
Commercial 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 property to be rezoned and
the operation of the proposed business to be located on subject property.
Staff reviewed the history of uses of the property, surrounding zoning and land use,
availability of on-street parking and recent changes to the Zoning Ordinance to
encourage adaptive re-use of old warehouse/industrial buildings.
There were no public comments.
The Zoning Advisory Commission discussed the request, reviewing the impact of the
request on availability of on-street parking, pedestrian safety and list of allowed uses in
the C-4 District.
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.
Respectfully submitted,
J ~'./i" ~~./
.a.od/. rr,(l.-r
Jeff Sti e , Vice Chairperson
Zoning Advisory Commission
Service
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Integrity
Responsibility
Innovation
Teamwork
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Oty of Dubuque
Planning Services Department
Dubuque, ~ 52001-4864
Phone: 563-589-4210
Fax: 563-589-4221
PLANNING APPLICATION FORM
o Variance
OConditional Use Permit
OAppeal
OSpecial Exception
OUmlted Setback Waiver
'~ezoning
TIPlanned District
OPreliminary Plat
OMinor Final Plat
OText Amendment
DSimple 5ite Plan
OMinor Site Plan
o Major Site Plan
o Major Final Plat
OSimple Subdivision
OAnnexation
OTemporary Use Permit
OCertificate of Economic Non-Viability
OCertificate of Appropriateness
OOther:
Please tvoe or Drint leaiblv in Ink .
propertyowner(s): rYlo.r!j J S+Uav+ tv\.ClbUS+h prone: Sl5d- -0(04-(
Address: 113 Uncal n Oty: 1)u b{,u~Lle StateJ-~ Zip: SdOO 1-
Fax Number: Mobile/Cellular Number: h~;:;-OO9g
Fax Number: Mobile/Cellular Number:
Site locatiOn/addr~()qR ~ac.J:::7~V\
Existing ZOning:$ Proposed zoning: ~ Historic District: ~ b
Prone:
Applicant{ Agent:
Address:
Oty:
State: _ Zip:
Landmark: Jo-.I t:)
Legal Description (Sidwell parcel ID# or Ipt number/block number/subdivision):
\ 0 _ Z J,-=:1l-9-0 - D<'''\ ~ b b Z-
Total property (lot) area (square feet or acres): \ ~ I C!>-<:> S f1l r-r
Describe proposal and reason necessary (attach a letter of explanation, if needed):
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CERTIACA1l0N: I/we, the undersigned, do hereby certify that:
1. The infomnation 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 a~~,~. .
.propertyowner(s):L(l/1;;J 7YI~ .~ Date: /30/0~
Applicant{ Agent: Date:
FOR OFFICE USE ONLY - APPUCATION SUBMmAL CHECKUST
Fee:4~ ...... -Received by: ~ Date: J i:.:>! fib Docket:
OSite/sketch plan 0 Conceptual Development Plan o Photo OPlat
OImprovement plans ODesign review project description OAoor plan OOther:
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REZONING STAFF REPORT
Zoning Agenda: August 2, 2006
Property Address:
1098 Jackson Street
Property Owner:
Mary and Stuart Mabusth
Applicant:
Same
Proposed Land Use: Music Education Facility
Proposed Zoning: C-4
Existing Land Use: Vacant/Office
Existing Zoning: HI
Adjacent Land Use:
North - Lumber Yard Adjacent Zoning:
East - Vacant Industrial
South - Warehousing
West - Bar/RestaurantlWarehousing
North - HIIC-4
East - HI
South - HI
West - HIIC-4
Former Zoning:
1934 -HI; 1975 - HI; 1985 - HI
Total Area: Approx. 19,000 sq.ft.
Property History: The property was part of the original City of Dubuque franchise and was
developed for heavy industrial uses, including Caradco Window & Door Manufacturing. A
portion of the subject property accommodated the office area and shipping facility for
Caradco Manufacturing. Caradco Manufacturing closed its Dubuque operation in the
1970's. One of the subject buildings is used for warehousing and the office building is
currently vacant.
Physical Characteristics: The property consists of two level lots that total approximately
19,000 square feet in area. One lot accommodates a 10,000 square foot single-story
warehouse building and the other parcel accommodates an approximately 5,000 square foot
three-story office building. The property has frontage along both Jackson and 11th Streets
and there is no off-street parking available on this site.
Concurrence with Comprehensive Plan: The Land Use and Urban Design Element of the
Comprehensive Plan encourages the creation of opportunities for convenient and
concentrated commercial development to support both the local and regional market, and to
encourage redevelopment opportunities within the city in an effort to revitalize unused or
underused property. The Economic Development Element of the Comprehensive Plan
encourages retention and expansion of existing local businesses in an effort to strengthen
the local tax base.
Impact of Request on:
Utilities: Existing utilities are adequate to serve the site.
Traffic Patterns/Counts: lOOT Average Daily Trips indicate 2,780 vehicle trips one-way
west bound along 11 th Street along the subject property, and 6,600 vehicle trips per day
north bound along White Street one block removed from the subject property. Staff
Rezoning Staff Report - 1098 Jackson Street
Page 2
does not anticipate the rezoning of this property will significantly increase the
percentage of traffic along 11th or Jackson Streets.
Public Services: Existing public services are adequate to serve the site.
Environment: Staff does not anticipate that renovation of the two buildings on this
property will have any adverse impact on the environment.
Adjacent Properties: The proposed music education facility may compete with existing
businesses in the area for on-street parking. This site has no available off-street
parking. Also, the main entrance of the site is located across from a rail spur where
industrial activity is often heavy during the daytime.
CIP Investments: None proposed.
Staff Analysis: The applicant is proposing to rezone two parcels that total approximately
19,000 square feet from HI Heavy Industrial District to C-4 Downtown Commercial District.
The applicant intends to renovate a currently vacant office building and open a music
education and concert facility.
The property is located at the corner of 11th and Jackson Streets in an area that
accommodates existing warehouses, Spahn & Rose Lumber Company, and Kalmes Break
Time bar/restaurant. Eleventh Street along the north side of the property is one-way west
and somewhat heavily traveled. Jackson Street, in front of the subject property, is two-way
and not heavily traveled. Jackson Street, however, accommodates industrial activities,
including rail cars and forklifts throughout the daytime primarily for off-loading materials for
Spahn & Rose warehouses located both north and south of Jackson Street. On-street
parking is permitted on both sides of Jackson and 11 th Streets along the subject property.
There are currently several vacant or underutilized large multi-story warehouse/factory
buildings in the area south of the subject property. Some of these warehouses are in the
process of being converted to residential use through the conditional use process. Also,
some of the property in the immediate vicinity has been converted to retail sales. The area
appears to be in transition and it is not likely that heavy industrial users will relocate into the
multi-story warehouse-style buildings because of their inherent inefficiency.
Staff recommends the Board review the criteria established in Section 6-1.1 regarding
rezoning.
Prnp,rnd ,,60 .,.1.,_.. "'I'";'~d'#;?' .(0,.. 7""'ob
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Prepared by: Laura Carstens. Citv Planner Address: Citv Hall. 50 W. 13th 51 Telephone: 589-4210
Relurn 10: Jeanne Schneider City Clerk Address: City Hall- 50 W. 13"' 51 Telephone: 589-4121
ORDINANCE NO. 62-06
AN ORDINANCE AMENDING APPENDIX A (THE ZONING ORDINANCE) OF
THE CITY OF DUBUQUE CODE OF ORDINANCES BY RECLASSIFYING
HEREINAFTER DESCRIBED PROPERTY LOCATED AT 1098 JACKSON
STREET FROM HI HEAVY INDUSTRIAL DISTRICT TO C-4 DOWNTOWN
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 HI Heavy Industrial District to C-4 Downtown Commercial District, to wit:
City Lot 389, N.30.83' of City Lot 390, City Lot 428, City Lot 429 and the
north portion of City Lot 427, 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 this18th day of September 2006.
Roy D. Buol, Mayor
Attest:
Jeanne F. Schneider, City Clerk
/)
eanne F. Schneider, City Clerk