Request to Rezone 1100 Carmel Drive (Rescheduled to 6 16 14)Sisters o Charity
oft L lessed Virgin Mary
May 12, 2014
Mr. Kevin Firnstahl
City of Dubuque, City Clerk
50 West 13th St.
Dubuque, IA 52001
RECEIVED
14MAY I4 PM2:40
City Clerk's Office
Dubuque, IA
Re: May 19th, 2014 Dubuque City Council Meeting
Dear Mr. Firnstahl:
The Sisters of Charity of the Blessed Virgin Mary would like to officially request
that our rezoning request for 1100 Carmel Drive be withdrawn from the
May 19th, 2014 City Council meeting. We would ask that our rezoning request
be included in the June 16th, 2014 City Council meeting.
Thank you for your assistance in this matter and I would appreciate a confirmation
that this will be considered on the June 16th City Council Meeting.
Sincerely,
Teresa Hadroj
President
Sisters of Charity of the Blessed Virgin Mary
1100 Carmel Drive
Dubuque, Iowa
52003-7991
(563) 588 2351
(563) 588 4832
THE CITY OF
DUB
Dubuque
E Illipe
Masterpiece 011 file Mississippi 200.2012.M;
['Variance
DConditional Use Permit
DAppeal
Special Exception
['Limited Setback Waiver
DRezoning/PUD/ID
PLANNING APPLICATION FORM
❑Preliminary Plat
❑Major Final Plat
DMinor Final Plat
['Simple Site Plan
Minor Site Plan
❑Major Site Plan
['Simple Subdivision
❑Text Amendment
❑Temporary Use Permit
Annexation
Historic Revolving Loan
❑Historic Housing Grant
Please type or print legibly in ink
Property owner(s): Sisters of Charity BVM, Teresa Hadro
Address: 1100 Carmel Dr. city. Dubuque
Planning Services Department
City Hall — 50 W. 13th Street
Dubuque, IA 52001-4864
Phone: 563-589-4210
Fax: 563-589-4221
planning@cityofdubuuue.orq
['Certificate of Appropriateness
['Advisory Design Review (Public Projects)
❑Certificate of Economic Non -Viability
❑Historic Designation: Choose One
['Demolition in Conservation District
['Review of Preservation Alternatives
Phone: (563) 588-2351
State: IA zip:52003
Fax #: Cell #: E-mail:
Applicant/Agent:The Lakota Group, Daniel Grove
Address: 212 W. Kinzie St., 3rd FI. City: Chicago
Fax #: (312) 467-5484 Cell #: E-mail: dgrove@thelakotagroup.com
Phone: (312) 467-5445 x 205
State: IL Zip:60654
Site location/address:11 OO Carmel Dr., Dubuque, IA Neighborhood Association N/A
Existing zoning:R-1 ElProposed zoning: N/A District: N/A
11 Landmark: ❑Yes ['No
Legal Description: Sidwell parcel ID#) or lot number/block number/subdivision:
See attached letter
Total property (lot) area (square feet or acres): 98.79 AC
Describe proposal and reason necessary (attach a letter of explanation, if needed): See attached letter
H
CERTIFICATION: I/we, the undersigned, do hereby certify/acknowledge that:
1. It is the property owner's responsibility to locate property lines and to review the abstract for easements and restrictive
covenants.
2. The information submitted herein is true and correct to the best of my/our knowledge and upon submittal becomes public
record;
3. Fees are not refundable and payment does not guarantee approval; and
4. All additional required written and graphic materials are attached.
Property Owner(s): ou'+. J//m045-19� Pr"?
141%6
Applicant/Agent(s) -.
Date: Oft/0.3 /01 o /
Date:
FOR OFFICE USE ONLY
Fee: x,000
Received by:
/,:� Date: .3N/7 Docket:
PLANNING APPLICATION FOR REZONING PUD
SISTERS OF CHARITY BVM
DUBUQUE, IOWA
SISTERS OF CHARITY BVM
1100 CARMEL DR.
DUBUQUE, IA 52003
FEBRUARY 28, 2014
Sisters of Charity of the Blessed Virgin Mary
1100 Carmel Drive
Dubuque, IA 52003-7991
February 28, 2014
City of Dubuque
Attn: Mr. Kyle Kritz
50 West 13th St.
Dubuque, IA 52001-4864
RE: Sisters of Charity of the Blessed Virgin Mary
Dear Mr. Kritz:
We are pleased to provide you with our application for a Plan District regarding the Sisters of
Charity of the Blessed Virgin Mary ("BVM") Campus located at 1100 Carmel Dr., Dubuque, IA
("Campus").
After extensive study of our changing demographics and needs, the Sisters of Charity, BVM are
requesting the City of Dubuque allow the rezoning of the Mount Carmel property from R-1 to a
Planned Unit Development. This rezoning will allow for greater flexibility in the coming years,
as decreasing membership and increasing median age create challenges for the BVM
congregation to continue in mission while caring for our members.
The congregation has been in Dubuque for more than 170 years, and on the approximately 108
acre South Grandview site for 120 years. The BVM congregation and the Mount Carmel campus
are tied to the City of Dubuque. We have taken significant time and effort to develop a
thoughtful approach to the future of this site. The entire BVM congregation has been engaged in
this planning for more than a decade. Additionally, our process has worked to incorporate input
from the City and our neighbors through meetings and open house sessions.
BVM values and mission include responsible stewardship of land and buildings, commitment to
use resources for the common good of earth and its people, and engaging in mission and care for
members. It is our true hope that this PUD protects these values and allows for a continuation of
the mission. Additionally, this PUD is intended to prepare for the time when others will steward
the resources of the site and open them up to a wider population of some form.
We look forward to presenting our PUD zoning request to the Zoning Advisory Commission. In
connection with our plan for the Campus, please note:
I. Sketch Plan Checklist:
A. Written information to be on sketch plan.
(1) Legal Description and address of Campus:
See attached Legal Description
Campus Address:
Sisters of Charity of the Blessed Virgin Mary
1100 Carmel Drive
Dubuque, Iowa 52003-7991
(2) The property owner is as follows:
Sisters of Charity of the Blessed Virgin Mary
1100 Carmel Drive
Dubuque, Iowa 52003-7991
Attn: Sister Teresa Hadro, President
Phone: (563) 588-2351
(3) The proposed construction and landscaping schedule will depend on the overall
timing of this long-term development, which may occur in phases over a number of years.
(4) The existing use of buildings and structures on the BVM Campus is primarily to
house and care for retired members. Services include independent and assisted living, skilled
care, nursing, physical therapy and an Alzheimer's/dementia unit. Proposed uses are set forth in
the PUD Standards.
B. Graphic Information to be on the Sketch Plan:
(1) The property dimensions are as shown on the attached Existing Site Conditions.
(2) The location of all present and/or proposed streets or other paved surfaces are as
shown on the attached Existing Site Conditions.
(3) The location of all current buildings or structures are as shown on the attached
Existing Site Conditions.
(4) General and proposed contours of the Campus and all significant existing natural land
features are shown on the attached Existing Site Conditions. There are no proposed changes to
the contours at this time.
II. Conceptual Development Plan Checklist:
A. Written information to be on the conceptual plan.
(I) Legal Description and address of Campus:
See attached Legal Description
Campus Address:
Sisters of Charity of the Blessed Virgin Mary
1100 Carmel Drive
Dubuque, Iowa 52003-7991
(2) The property owner is as follows:
Sisters of Charity of the Blessed Virgin Mary
1100 Carmel Drive
Dubuque, Iowa 52003-7991
Attn: Sister Teresa Hadro, President
Phone: (563) 588-2351
(3) The general location of the structures are as shown on the attached Existing Site
Conditions.
(4) The proposed development conditions for bulk, sign and parking regulation are set
forth on the PUD Standards.
B. Graphic Information to be on plan:
(1) General location and type of uses including residential, commercial, office and
industrial uses. The Campus will be divided into two Sectors with uses for each
Sector set forth on the PUD Standards.
(2) General location and type of recreational (passive and active) and open space
(useable and non -useable) areas. The PUD will require woodlands and open space as
shown on the PUD Standards (Figure 1.3: Campus Landscape and Open Space
Requirements).
(3) Location of existing infrastructure and utilities, including: streets with appropriate
grades, sidewalks; access drives; water, sanitary sewer and storm sewer drainage
systems, where appropriate. See the attached Existing Conditions.
(4) Proposed access to public right-of-way, including approximate grades, traffic
projections and general indication of traffic controls. Proposed access to the public
right of way is shown in the PUD Report.
(5) Sketches to indicate the general design of building types and the overall character of
the development. Architectural Standards are included in the PUD Report.
(6) Existing contours for the Campus taken at regular contour intervals. See the attached
Existing Site Conditions.
(7) Location of natural features, including woods, bluffs, waterway courses, floodways
and meadows. See the attached Existing Site Conditions.
(8) Conceptual landscape plan showing berms, plantings and fences. See the PUD
Report.
(9) Location map at appropriate scale showing general location and relation of the
property to surrounding area, including the zoning and land use pattern of adjacent
properties, the existing street system, and location of nearby public facilities. See
attached Site Location & Zoning Designation.
We have enclosed the following:
1. Planning Application Form with legal description;
2. Check payable to the City of Dubuque in the amount of $2,000.00;
3. Six copies of the PUD Report;
4. Six copies of the Existing Site Conditions; and
5. Six copies of the Site Location & Zoning Designation.
If you have any questions, please do not hesitate to contact me.
Sincerely,
Sisters of Charity of the Blessed Virgin Mary
Sister Teresa Hadro, BVM
President
cc: City Manager, Mike Van Milligen
Daniel Grove, Lakota Group
Attorney James E. Goodman, Jr.
Legal Description of the Mount Carmel Campus:
Lots 5, 6, and 7 in "CARMEL HEIGHTS", and, Lot 2 of Mineral Lot 1, in the City of Dubuque,
Iowa, according to the recorded Plats thereof, except for that portion lying northeasterly of the
railroad right of way
MISSISSIPPI
RIVER
LOUIS
MURPHY
PARK
S GRANDVIEW AVE
.7.12M1 A
LEGEND
Single -Family Residential (R-1)
Two -Family Residential (R-2)
Alternate Two -Family Residential (R -2A)
Mod. Density Multi -Family Residential (R-3)
1. Multi -Family Residential (R-4)
Office Service (OS)
JNeighborhood Commercial (C-1)
General Commercial (C-3)
Light Industrial (LI)
® Heavy Industrial (HI)
• Public Open Space (POS)
Agricultural (AG)
• Planned Residential (PR)
Planned Industrial (PI)
1 1 Mount Carmel Campus
JULIEN DUBZIQUE L1
DGIL
SPORTS
COMPLEX
*
'' C1ijARY
F.;•
MINES OF SPAIN STATE PARK
Sisters of Charity BVM
Mount Carmel Campus PUD Dubuque, Iowa
LAKOTA
Site Location & Zoning Designation
THE LAKOTA GROUP INC
0' 400' 800'
February 28, 2014
Sisters of Charity BVM
Mount Carmel Campus PUD Dubuque, Iowa
LEGEND
WATER LINE
EXISTING BUILDING
WATER LINE
STORM LINE
SANITARY LINE
ELECTRIC LINE
GAS LINE
GEOTHERMAL
GEOTHERMAL WELLS
0 EXISTING SPECIMEN TREES
APPROXIMATE BOUNDARY OF
EXISTING WOODLAND
t►
i[_.AK1Y1Ti\.. 0' 150' 300'
Existing Site Conditions
THE LAKOTA GROUP INC
February 28, 2014
Mount Carmel Campus PUD Standards FEBRUARY 28, 2014
SECTION 1: DEVELOPMENT STANDARDS
1.A General Description and Intent
Development Sectors
The Sisters of Charity of the Blessed Virgin Mary (BVM) Mount Carmel Campus Planned Unit Development
Plan (Campus PUD Plan or PUD) is a technical guide for the future development of the BVM Campus
located within the City of Dubuque (City). The Campus PUD Plan is organized into two sectors (Figure 1.1
PUD Sector Plan) to promote high quality, efficient, and cohesive development that is sensitive to site
context:
• Sector 1 (S 1): central and east area, includes existing buildings, and Cemetery Outlot, with the
eastern boundary being the railroad right-of-way.
• Sector 2 (S 2): west area; includes existing buildings
Development standards contained herein define permitted uses, development massing, parking standards, and
loading and service standards for the overall campus and each of the two campus sectors. Until the time
development occurs, BVM will continue operating on-site as they do today. Development of the BVM
Campus may take place over time in one or more phases, with each phase evaluated on its own merits with
respect to the standards of this PUD. It will not be a precondition to approval of any one phase that the
entire BVM Campus be master planned.
1.B Permitted Uses
Permitted, Conditional, and Accessory Uses
See Table 1: PUD Use Chart for permitted, conditional, and accessory uses allowed in each development
sector.
Prohibited Uses
Uses not allowed as a principal use on the campus include:
• Correctional institutions including but not limited to detention centers and jails
• Heavy industrial uses
• Casino or other gambling facilities
• Retail commercial uses
1.0 Development Standards
Bull< Chart
See Table 2: PUD Plan Sector Bulk Chart for minimum lot area, minimum lot width, maximum floor area
ratio, maximum building coverage, and maximum impermeable coverage requirements for each sector.
Building Height
See Table 2: PUD Plan Sector Bulk Chart for height requirements for each sector. Building height is
defined by the City of Dubuque Un fed Development Code as the vertical distance from the average ground level at
the front wall of the building to the highest point of the underside of the ceiling beams for a flat roof or to
the deck line of a mansard roof, or to the mean height level between eaves and ridge for gable, hip or gambrel
roofs.
Sisters of Charity BVM 1 1 P a g e
Mount Carmel Campus PUD Standards FEBRUARY 28, 2014
1.D Development Setbacks and Buffers
Campus Perimeter Setback Requirements
Buildings shall be set back 25 feet from the north, west and south campus perimeter. See Figure 1.2:
Campus Setback Requirements for campus perimeter setback requirements.
Internal Roadway Setback (Parkway) Requirements
Building and parking setbacks (surface lots or structures, including garages) along internal campus roads shall
be 25 feet from the edge of pavement to allow for a landscaped parkway, proper screening of facilities, and
the creation of a consistent streetscape character. Sidewalks, paths and trails are allowed within the limits of
this setback. See Figure 1.2 Campus Setback Requirements.
Bluff Setback Requirements
Building and parking shall be located no closer than 25 feet from the edge of the bluff. Bluff will be defined
here as an area with slopes of 1:3 (horizontal to vertical) or steeper with an elevation change of 20 feet or
more. Sidewalks, patios, paths and trails may be permitted within the limits of this setback. See Figure 1.2
Campus Setback Requirements.
Campus Perimeter Landscape Buffer
A 25 foot wide landscape buffer is required at the north perimeter and portions of the west perimeter. See
Figure 1.3: Campus Landscape and Open Space Requirements for limits of perimeter landscape buffer.
1.E Cemetery Outlot
See Figure 1.1: PUD Sector Plan for cemetery outlot boundaries.
1.F Infrastructure
The PUD shall incorporate certain water distribution improvements that provide redundancy and safety in
accordance with standard engineering practices. The scope of the distribution improvements is not defined
at this time and shall only be determined during the Preliminary Engineering Phase during development of
the property. In particular, when an official application to develop the property is submitted to the City, the
developer shall facilitate, at no cost to the City, a detailed engineering evaluation of the proposed
development and the impacts the development may have upon the City's water distribution system. The
engineering evaluation shall recommend necessary improvements to facilitate and accommodate redundancy
and reliability to the system for the development being proposed. As part of the engineering evaluation
process, the City shall provide all existing water distribution system data, including, but not limited to,
computer simulation files, flow test data, and copy of the most currently adopted Capital Improvements
Plan. The City shall not require improvements to the system based on preferential determination. All water
distribution improvements shall be identified within the engineering evaluation that is subject to review and
approval by City Staff.
1.G Fire Protection
Existing buildings to remain which currently have fire protection are to continue to have fire protection
regardless of the proposed use.
Any new structures over 3 stories in height shall require fire protection.
Sisters of Charity BVM 2 I P a g e
PRIMARY USES
TABLE 1.1: PUD PRINCIPAL USE CHART
P= Permitted Use C = Conditional Use
City of Dubuque Existing
Zoning District Allowed Uses
R-1 R-4 ID
Proposed Campus PUD Plan
Sector Allowed Uses
Si S2
Accessory dwelling unit
C
L
C
j
P
C
C
Bed and breakfast home
C
Bed and breakfast inn
C
P
P
C
Business and secretarial school
P
P „..
P
Cemetery, mausoleum, orcolumbarium
P
P
Classroom, laboratory, lecture hall, auditorium or
similar place of institutional assembly
I'
P
P
College or university J
P
Farm, garden, nursery or greenhouse
C
Group home
C
C
Hospice
P
P
P
Hospital
C
II
IS
P
Hotel
P
C
Housing for the elderly or persons with disabilities
P
Keeping of hens C
C
Keeping of horses or ponies C
I
C
C
C
P
C
C
Library or museum
C
C
P
Licensed adult day services
P
C
Licensed child care center
I'
C
C
Medical facility
P
Mortuary, funeral home, or crematorium
P
P
P
Multiple -family dwelling (13 or more units)
Multiple -family dwelling (three to 12 units per building)
P
P
P
P
P
Nursing or convalescent home
C
MEN
P
P
P
P
C
C
Nursing or convalescent home for institutional
employees or affiliates
Off street parking
P
General Offices
Off -premises residential garage
C
Outpatient care facility
P
P
P
Place of religious exercise or assembly
P
Public or private park, golf course, or similar natural
recreation area
P
Public, private or parochial school approved by the
State of Iowa (K-12)
P
Railroad or public or quasi -public utility, including
substation
P
P
Residential care facility
Rooming or boarding house
P
P -_.
Seminary
P
Single-, two-, or multiple -family dwelling to house
institutional residents or affiliates
P
Single-family detached dwelling
P
_.. C.
Pall,
_.o... P
Tour home _ �.....
Tourist home
Townhouse (three to 12 units laterally attached)
_ P
P
Two-family dwelling (duplex)
_ P
PVo
P
l con
Wind energy conversion system
Wind M�.
C C
C
Geothermal wells or farm
P
P
ACCESSORY USES
TABLE 1.2: PUD ACCESSORY USE CHART
P= Permitted Use C = Conditional Use
City of Dubuque Existing
Zoning District Accessory Uses
R-1 R-4 ID
Proposed Campus PUD Plan
Sector Accesso y Uses
Si S2
All other uses customarily incidental to the principal
permitted use in conjunction with which such
accessory use is operated or maintained, but not to
include commercial uses outside a principal building
P
P
P
P
P
P
As an accessory use to a medical institution, and
located entirely within a principal building, a facility for
the compounding, dispensing, or sale of drugs or
medicines, prosthetic devices, lotions and
preparations, dental care supplies, eyewear, bandages
or dressings, and similar medical or health-related
supplies
As an accessory use to an educational institution and
located entirely within a principal building,
bookstore,or bar seating not more than 75 persons at
one time and located not closer than 200 feet from the
nearest residential or office -residential district
Detached garage
P
P
P
P
P
Fence
P
P
P
P
P
Garage sale
P
P
P
Home-based business
P
P
Licensed adult day services
P
Licensed child care center
P
Noncommercial garden, greenhouse or nursery
Off street parking and storage of vehicles
P
P
p
P
Restaurant or cafeteria; tlower shop; gitt an.
candy, cigar, or magazine stand; but only when
operated and located entirely within a principal
building
P
P
P
Satellite receiving dish
-
P
Solar collector
P
P
P
P
Sport, recreation or outdoor cooking equipment
P
P
P _
Storage building
P
P
Tennis court, swimming pool or similar permanent
facility
P
P
P
P
P
Wind turbine (building -mounted)
P
P
P
P
TABLE 2: PUD PLAN SECTOR BULK CHART
City of Dubuque Existing Zoning Proposed Campus PUD Plan Sector
District Allowances Allowancesi
R-11 R-43 ID 51 S2
MINIMUM LOT AREA 5,000 SF 2,000 SF n/a 2,000 SF 5,000 SF
MINIMUM LOT WIDTH 100 FT 50 FT n/a n/a n/a
MAXIMUM FLOOR AREA RATIO n/a n/a n/a 1 0.5
MAXIMUM BUILDING COVERAGE
40 % 40 % n/a 40 % 40 %
MAXIMUM BUILDING HEIGHT
NUMBER OF STORIES n/a n/a n/a 5 STY 2.5 STY
HEIGHT 30 FT 40 FT 120 FT 70 FT 40 FT
MAXIMUM IMPERMEABLE COVERAGE'
'water can't go through
n/a n/a
n/a
45 % 45 %
MINIMUM YARDS
FRONT 20 FT 20 FT 20 FT 25 FTs 25 FTs
SIDE° 6 FT 3 Fr 10 FT 10 FT 10 FT
REAR 20 FT 20 ET 10 FT 20 FT 20 FT
OPEN SPACE REQUIREMENTS
MINIMUM DEDICATED OPEN SPACE' n/a n/a n/a 30 % 30 %
MINIMUM PERMEABLE OPEN SPACE°f n/a n/a n/a 60 % 60 %
"water con go through
SETBACK REQUIREMENTS10
INTERNAL ROADWAY SETBACKS" n/a n/a n/a 25 FT 25 FT
CAMPUS PERIMETER SETBACK
n/a n/a n/a 25 FT 25 FT
BLUFF CONSERVATION SETBACK'°
n/a n/a n/a
25 FT n/a
LANDSCAPE BUFFER REQUIREMENTS"
CAMPUS PERIMETER LANDSCAPE BUFFER n/a n/a n/a 25 FT 25 FT
'See FIGURE 1.1 Campus Sector Plan
'R-1 Zoning District: Bulk regulations for single family detached dwelling (existing zoning classification)
3R-4 Zoning District: Bulk regulations for multiple -family development
°ID Zoning District: Bulk regulations for institutional development
°Minimum building and / or garage setback from public right of way or edge of pavement
°Where no lot lines exist, 20 feet of clearance is required between buildings.
'Plus one additional foot per floor above second floor
'Includes easements, setbacks, wooded areas, and landscape buffers, excludes internal roadway setbacks and parking area
landscape
°Includes easements, setbacks, wooded areas, and landscape buffers, internal roadway setbacks, and parking area landscape,
excludes all hardscape
10See Figure 1.2: Campus Setback Requirements
"Setback calculated from edge of pavement on private drives
"Setback calculated from top bluffline contour
"See Figure 1.3: Campus Open Space and Landscape Buffer Requirements
:/:-.---:::::,__Ar
1 1II
c
41111
U
FUTURE PUBLIC RIGHT-OF-WAY
TO PROVIDE ACCESS TO CEMETERY
Campus and Sector Data Table
CEMETERY
TOTAL AREA OUTLOT
SECTOR 1 3,096,845 SF
71.09 AC
SECTOR 2 1,548,139 SF
35.54 AC
CAMPUS 4,644,984 SF
106.63 AC
SECTOR 2
1,548,139 SQUARE FEET
• •
c�
•
•
•
•
•
rrmr
C
1
zAril
3,096,845 SQUARE FEET
71.09 ACRES rr-cTh-
•
CEMETERY OUTLOT
TO BE PLATTED AS SEPARATE PARCEL
AND REMAIN R-1
341,762 SQUARE FEET
7.85 ACRES
341,762 SF
7.85 AC
N/A
N/A
341,762 SF
7.85 AC
.„. \
•
C44 40
t4:44 4: 0 ,
NN. 4* 4` 404 .• _ #40-4 0
Sisters of Charity BVM
r.‘
1/4
Il
Mount Carmel Campus PUD Dubuque, Iowa
REMAINING
2,755,083 SF
63.25 AC
1,548,139 SF
35.54 AC
4,303,222 SF
98,79 AC
LAKOTA
Figure 1.1: Campus Sector Plan
0' 150' 300'
THE LAKOTA GROUP INC
February 28, 2014
,40
CAMPUS PERIMETER SETBACK SOI1TH
Sisters of Charity BVM
Mount Carmel Campus PIT Dubuque, Iowa
Figure 1.2: Campus Setback Requirements
t1
LAKOTA 0' 150' 300'
THE LAKOTA GROUP INC
Imo
February 28, 2014
—moi/% ; ►s N \ ,--,--_-_,t\\(,\ ,,==,-----,---,-
L (t- -
Sisters of Charity BVM
Mount Carmel Campus PUD
Dubuque, Iowa
11
LAKOTA 0' 150' 300'
Figure 1.3: Campus Landscape and Open Space Requirements
THE LAKOTA GROUP INC immi
February 28, 2014
Mount Carmel Campus PUD Standards FEBRUARY 28, 2014
SECTION 2: LANDSCAPE STANDARDS
2.A General Description and Intent
The natural character of the site should be preserved and enhanced as campus land use changes. Site
landscaping will be designed in a naturalized pattern to complement the bluffs, ravines, and other natural
features of the site, work with the architectural form of buildings, provide shade, create outdoor spaces for
employees, residents and visitors, and buffer parking lots. These landscape standards build on elements of the
City of Dubuque Unified Development Code to provide landscape requirements for plant material, parkways and
site buffer and parking lot treatments that:
■ Preserve or enhance the appearance and character of the property and its surroundings.
■ Reduce noise and air pollution, light glare, soil erosion and solar heat gain.
■ Provide buffering between land uses and zoning districts of differing intensity.
■ Promote the preservation of existing significant vegetation.
■ Improve the appearance of parking areas and properties abutting public rights-of-way.
2.B Landscape Requirements
Overall Site Landscape Requirements
Minimum required site dedicated open space (landscape area); will be calculated as 30 percent of the entire
site under review. Minimum permeable open space will be calculated at 60 percent of the site dedicated open
space under review.
■ Dedicated open space calculations may include easement areas, perimeter setbacks, bluff
conservation setbacks, woodlands, and landscape buffers, but may not include internal roadway
setbacks (parkways) and parking lot landscape.
Permeable open space calculations may include easement areas, perimeter setbacks, bluff
conservation setbacks, woodlands, landscape buffers, internal roadway setbacks (parkways), and
parking lot landscape.
Minimum site landscape plant quantities shall be calculated at 1 plant unit per 2,000 square feet of site
landscape area.
• Street trees planted in the parkway or in the public right-of-way shall not be counted toward
fulfillment of the minimum site requirements for number of trees.
• Parking lot landscape requirements shall not be counted toward fulfillment of the minimum site
requirements for number of trees.
• Existing trees to be retained on site may be counted toward fulfillment of the landscaping
requirements.
Upon final installation of new trees, shrubs or other landscape material planted to meet the requirements of
this ordinance, and following acceptance by the City in accordance with the procedures set forth in the City of
Dubuque Un?ed Development Code, the owner shall either provide proof of warranty or post a Maintenance
Bond or other acceptable surety, warranting the new trees, shrubs or landscape material for a period of no
less than one (1) year. This section shall not apply to individual residential lot trees.
Plant Units
A plant unit is a measurement used to determine the quantity of plant material required for screening and
shading. One plant unit is comprised of any of the following elements:
• One canopy tree
• Two under -story or ornamental trees
■ Two evergreen trees
Sisters of Charity BVM 5 l P a g e
Mount Carmel Campus PUD Standards FEBRUARY 28, 2014
• Seven shrubs (large or small, deciduous or evergreen)
Plant unit calculations establish the total quantity of required plant material while allowing the landscape
architect flexibility in allocating and distributing plant material. Existing plant material protected during
construction may be used to satisfy the plant material requirements provided the type and size of the plant
material meets the plant material standards and the plant material is not an invasive or noxious variety.
Perimeter Buffer Landscape Requirements
Perimeter buffer landscape will help create a transition from the adjacent residential uses on the north and
west to the campus. Plant material shall consist of a variety of deciduous and evergreen trees and shrubs as
shown in Figure 2.1: Typical Perimeter Buffer Planting. A minimum total of three (3) plant units per 100
linear feet of buffer shall be installed.
• Only required access drives and sidewalks shall break through a perimeter landscape open space.
• Every perimeter buffer landscape open space shall be designed and maintained to preserve
unobstructed views of the street and sidewalk at points of access and to not interfere with or be
damaged by work within any public utility easement, unless the City shall determine that no other
location is reasonably feasible. A landscape maintenance plan for the perimeter buffer landscape will
be submitted to the City for each development zone as it is reviewed for development approval.
Parkway Landscape Requirements
A consistently planted parkway will add to the overall Campus character by providing an appealing arrival
sequence and uniform experience around, into and through the Campus. All streets shall include 2 canopy
trees per 100 feet of road frontage. These trees may be located in closer proximity to each other to create
clustering or massing of plant material instead of a consistent on -center planting approach as long as they are
located within the roadway setback, see Figure 2.2: Typical Parkway Planting.
Parking Lot Landscape Requirements
The following are standards for the design of parking lot interior and perimeter landscape areas which build
upon the standards defined in the City of Dubuque Unified Development Code. Figure 2.3: Typical Parking Lot
Planting reflects a minimum treatment for a typical parking lot.
• Parking bays in excess of 11 spaces in length shall provide landscaped islands at the ends of each
aisle. Parking bays in excess of 20 spaces in length shall be divided by intermediate landscaped
islands, and provide landscaped islands at the ends of each aisle.
• A landscaped island for a single parking bay shall be a minimum of 9 feet wide by 18 feet long and
shall contain the equivalent of two (2) plant units.
• A landscaped island for a double parking bay shall be a minimum of 9 feet wide by 36 feet long and
shall contain the equivalent of four (4) plant units.
• If the required planting ratio is not obtainable in a healthy landscape environment, then the
remaining plant material required by this calculation may be placed in dose proximity of the parking
lot. This additional area should be integrated with the parking lot perimeter landscape.
• All parking lot landscape areas shall be protected by raised curbs with a minimum height of 4 inches.
• Except for in swales, the finished grade (crown) or interior planting areas shall not be less than 3
inches above curb or pavement.
• A landscaped buffer strip shall be provided along the frontage of all surface parking areas at least 10
feet wide along the public right-of-way. The buffer strip shall be planted with a minimum of 7 plant
units per 100 linear feet of buffer. Landscaped earth berms and or decorative walls and fences are
Sisters of Charity BVM 6 l P a g e
RESIDENTIAL DISTRICT
3 PLANT UNITS MIN / 100'
25' LANDSCAPE BUFFER
Sisters of Charity BVM - Dubuque, Iowa
Mount Carmel Campus PUD
TYPICAL EVERGREEN TREE
TYPICAL CANOPY TREE
TYPICAL DECIDUOUS SHRUB
TYPICAL UNDER -STORY TREE
LAKOTA
Figure 2.1: Typical Perimeter Buffer Planting
0' 10' 20'
//OXIN B11111•101111111•1111
MIME
February 28, 2014
2 CANOPY TREES MIN / 100'
0
CAMPUS ROAD
Sisters of Charity BTM - Dubuque, Iowa
Mount Carmel Campus PUD
LAKOTA 0' 15' 30'
Figure 2.2: Typical Parkway Planting
February 28, 2014
Mount Carmel Campus PUD Standards FEBRUARY 28, 2014
permitted provided they are integrated with the landscape screening described above. The use of
biofiltration methods of landscape and drainage design is encouraged.
• A landscaped buffer strip of at least seven feet wide shall be provided along the remaining sides of all
surface parking lots. The buffer strip shall be planted with a minimum of 5 plant units per 100 linear
feet.
■ Prior to planting, all interior areas shall be excavated to a depth of 3 feet and amended with a soil
mixhue consisting of 1 part screened topsoil, 1 part existing topsoil, and 2 parts of organic compost
or an approved equivalent, with the exception of other soil mixtures as necessary to accommodate
Low Impact Development features. This requirement may be waived upon confirmation by the
County's Planning, Building and Development Director that the pre-existing soil is suitable for
planting and drainage, and that no amendments are necessary.
• All landscaped areas that are not planted in grass shall be finished with a 3 -inch layer of mulch.
Intersection Visibility
In accordance with the requirements of the City of Dubuque Street Tree and Landscaping on Public Right-of-JVay
Policy, nothing shall be erected, placed, planted, or allowed to grow in such a manner as to impede or obstruct
vision between a height of 3 to 10 feet above the road crown in areas adjacent to intersecting streets, drives or
alleys. This area is defined by:
• Trees shall be planted at least fifty (50) feet from the edge of street intersections, traffic control lights
and stop signs;
at least ten (10)feet from driveways;
■ and fifteen (15) feet for alleys
• Trees shall be planted at least two feet from the back of curb.
Plant Materials
Plant material used to satisfy the standards of this section shall comply with the following standards:
■ Unless otherwise expressly provided, all plant materials used to satisfy the requirements of this
section shall meet the following minimum size requirements:
Plant Type
Canopy tree
Under -story or ornamental tree
Evergreen tree
Deciduous shrub
Evergreen shrub
Minimum Size
2-1/2" caliper
2" caliper or 8' height
8' height
18" height (small), 30" height (large)
24" width
• Species of plant material shall require approval from the City.
• Plants installed to satisfy the requirements of this section shall meet or exceed the plant quality
standards of the most recent edition of American Standard for Nursery Stock, published by the
American Association of Nurserymen. Plants shall be capable of withstanding the extremes of
individual microclimates, nursery -grown and balled and burlapped.
■ All required landscape areas not dedicated to trees, shrubs, or preservation of existing vegetation
shall be landscaped with grass, ground cover, or other landscape treatment, not including sand, rock,
or pavement.
• For each plant type associated with the landscape requirements of this section, no single plant species
shall represent more than 40% of the total plantings.
Sisters of Charity BVM 7 'Page
Mount Carmel Campus PUD Standards FEBRUARY 28, 2014
• Plant material shall be installed so it relates to the natural environment and habitat in which it is
placed. Native vegetation shall be utilized in all instances unless site conditions or availability of
species warrant the use of cultivars or similar materials compatible with the area.
• The scale and nature of landscape material should be appropriate to the site and structures. For
example, larger scaled buildings should be complemented by larger scaled plants. Plant material
should be selected for its form, texture, color and concern for its ultimate growth.
Tree Survey and Preservation Plan
As part of any development plan submission, a tree survey shall be conducted by a certified arborist. The
survey shall delineate the limits of all vegetated woodland areas on site. All specimen trees not located in
vegetated woodland areas that measure 8" or greater at Direct Breast Height (DBH) shall be tagged, identified
and recorded. Based on this tree survey, all trees in below average or poor condition, of a noxious species, or
that measure less than 8" DBH, can be removed from the property at the discretion of the owner to assist in
providing a healthier growing environment for the existing tree stands.
The tree inventory shall rate tree condition and form as follows:
• 5 -poor condition: A rating of 5 shall be given to a tree that has significant deadwood, bad sweep or
lean, disease or damage by insect pests and larvae, lightning damage, split, or other physical damage.
• 4 -below average condition: A rating of 4 shall be given to a tree that has some deadwood, minor
sweep or lean, distorted shape, trunk or bark damage, multiple stems, or poor physical quality.
• 3 -fair condition: A rating of 3 shall be given to a tree that is average in condition, form, physical state,
appearance, and health.
• 2 -above average condition: A rating of 2 shall be given to a tree that has little or no damage, sound,
good shape and form, and is good in overall physical quality.
• 1 -excellent condition: A rating of 1 shall be given to a tree that is excellent in appearance, condition
and form, balanced branching and healthy.
The following tree species identified are considered noxious:
• Buckthorn
The following tree species identified are considered undesirable:
• Box Elder
• Siberian Elm
• White Mulberry
The preservation of existing healthy trees and natural landscape features on a site is encouraged. The number
of new plant materials may be reduced when existing trees of a desirable species in a healthy growing
condition are preserved within the area of the perimeter landscape open space. Credit for the preservation of
existing trees 8 inches in caliper (deciduous) or 8 feet in height (evergreen) shall be as follows, but in no
instance shall a developer or property owner receive greater than a maximum of 50% credit towards the
number of required trees:
Size of Preserved Tree Tree Credit
1 Canopy or Under -Story Tree, 6" to 12" caliper
1 Evergreen Tree or Multi -Stem Under -Story Tree, 6' to 12' height 3 Trees
1 Canopy or Under -Story Tree, 12" to 30" caliper
1 Evergreen Tree or Multi -Stem Under -Story Tree, more than 12' height 4 Trees
1 Canopy or Under -Story Tree, more than 30" caliper 5 Trees
Sisters of Charity BVM 8 l P a g e
Mount Carmel Campus PUD Standards
FEBRUARY 28, 2014
Vegetated Woodland Preservation
Wooded areas 2 acres in size or larger or groves of trees with 10 or more individual trees having a diameter of
at least 12 inches and a canopy cover of at least 50 percent of the area encompassed by the trees shall be
delineated on the submitted plans. Such woodlands shall be protected according to the following retention
requirements:
• Sector 1 (S 1): 20% Retention
• Sector 2 (S 2): 50% Retention
All woodland areas retained must have a buffer of 50' from the trunks of trees to be preserved, to protect the
trees. If the City determines that a required woodland area cannot be retained due to site constraints or
infrastructure requirements, replacement trees must be planted at a rate of one tree for every 200 square feet
of woodland removed from the retention area. Where that is not feasible, mitigation may take place by
planting supplemental trees at an offsite woodland approved by the City.
Exceptions
With the incorporation of Best Management Practices (BMPs), Low Impact Development practices (LIDS) or
other Sustainable Design practices into the project, the required landscaping may be reduced or arranged in a
manner that will enhance the design concept at the discretion of The City of Dubuque.
Considerations shall include the following:
• Swales or bio -filters placed in islands or at the perimeter of parking areas, designed to improve the
filtration and quality of stormwater runoff.
• Proposals to modify the type or quantity of landscape materials may be allowed in exchange for the
installation of plant species such as native trees, shrubs, grass or perennials that will enhance the
filtering capacity of the site and promote the use of diverse native species.
• Proposed swales or filters using a structural pervious surface may be used for parking or drive aisles
provided such features are designed to withstand vehicular loads.
Sisters of Charity BVM 9 I P a g e
Mount Carmel Campus PUD Standards FEBRUARY 28, 2014
SECTION 3: ARCHITECTURAL STANDARDS
All buildings shall have a balanced, integrated design theme that strives to incorporate solid architecture that
fits within a Campus -wide character.
3.A Building Scale and Massing
The size and orientation of buildings is critical to achieving a balanced overall Campus design. The following
items shall be addressed to achieve appropriate scale and massing.
• Rather than single, large building masses, buildings shall be clustered together where feasible to
promote efficient street/driveway systems, shared parking, integrated open spaces and pedestrian
linkages between buildings.
• Where feasible, buildings and main entries shall be located along the Campus Loop Road to foster a
welcoming pedestrian environment. In no instance shall a building's rear entrance or service area be
oriented towards the Loop Road or internal access drives.
• Building orientation and design elements shall encourage overall visual continuity.
• To the greatest extent possible buildings shall be oriented to take advantage of natural light view
sheds and passive solar opportunities.
3.B Architectural Styles and Building Materials & Colors
Architectural styles should be carefully balanced and coordinated with the style, materials, color and massing
of other buildings seen throughout the Campus.
• A balance of proportions and scale through vertical and horizontal rhythm and facade articulation
should be set.
• Unarticulated, flat front buildings are prohibited.
• A building's main entrance should be clearly defined within the facade.
• Building projections shall be pedestrian -scaled and proportional to the building facade.
• Structures should be consistent with residential scale and articulation, especially on street facing
elevations.
Building Materials
A range of acceptable building materials shall be considered to enhance architectural interest and Campus
character.
• All new buildings should be constructed with a blend of high quality materials such as masonry (brick
and stone) and wood. Limited amount of "glass skin" or decorative stucco may be considered if they
are considered accent materials rather than primary materials. In addition, a limited amount of
cement board siding may be used in combination with other approved materials if it is an accent
rather than primary material.
• Since all future Campus buildings will be highly visible from roads, access drives and open space,
architecture should be complete and wrap all four sides of the building. Primary building materials
used on the front or main building facade shall be continued on the side and rear facades.
• The number of materials on any exterior building face should be limited to no more than three to
avoid clutter and visual overload.
The following building materials shall not be used as exterior building materials or on any exterior walls:
• Concrete finishes or precast concrete panels (tilt wall) that are not exposed aggregate, hammered,
sandblasted or covered with a cement -based acrylic coating.
• Metal panels with a depth of less than 1 inch or a thickness less than US Standard 26 gauge.
Sisters of Charity BVM 10 1 P a g e
Mount Carmel Campus PUD Standards FEBRUARY 28, 2014
Mirrored glass with a reflectance greater than 40% shall not covet more than 40% of exterior walls.
Building Colors
The use of a limited range of neutral or natural colors is encouraged. Building colors shall be compatible with
the Campus character and subtly enhance a building's visual appeal.
• Natural colors and complementary colors shall be used for primary building facades and roof forms.
Neutral earth tones (beige to brown), shades of gray, traditional colors (brick red, dark green, navy
blue) or light, subdued hues are acceptable.
• Contrasting accent colors, which are compatible with the colors listed above, are acceptable for
secondary facades or accent colors or details.
• Primary, bright or excessively brilliant colors are prohibited unless used in very limited applications
for subtle trim accents or specifically for art/sculptural elements of a building.
• Building facade colors should be kept to two or three colors or hues of individual colors. The color
of visible roof forms should also be considered when selecting colors.
3.0 Sustainable Design Principles
Best management practices for efficient and sustainable development shall be taken into consideration. The
following design principles highlight areas to focus on for future development:
• Recycled materials.
• Local source material acquisition.
• Reduced construction waste.
• Health conscious building materials and systems.
• Energy efficient materials and systems.
• Building rehabilitation.
• Stormwater Best Management Practices.
• Vegetative swales, rain gardens and expanded wetlands
• Water recapture systems
• Ground water recharge
• Low volume irrigation systems
Sisters of Charity BVM 11 (P a g e
Mount Carmel Campus PUD Standards FEBRUARY 28, 2014
SECTION 4: SIGN STANDARDS
4.A Signage System
A coordinated Campus signage system shall be established to facilitate wayfinding to buildings and parking as
well as to create a more cohesive and distinct character for the overall site. Such a system shall include a
hierarchy of sign types strategically placed throughout the site. Sign types include:
• Campus identity: identifies the Campus to visitors at the entrance(s) to the site.
• Site identity: identifies a use / site / building, sign will be placed perpendicular to the road within the
common parkway.
• Campus directional: placed at key decision points within the Campus to guide motorists to sites and
building.
■ Site informational: address specific locational needs such as loading docks, and may be placed on
building walls or ground mounted on posts.
4.B Sign Standards
Purpose
The purpose of these sign standards is to maintain and enhance the aesthetic environment, maintain
pedestrian and traffic safety and minimize the distractions, hazards and obstructions caused by signs, and to
minimize the possible adverse effects of signs on nearby public and private property.
Guidelines
Oversized, pylon, rooftop, neon, rear -illuminated awnings, and fabric banners other than ordinary flags are
prohibited. To avoid visual clutter, redundant signage or multiple external signs shall not be used. Sign
illumination shall comply with the following requirements:
• Sign illumination may be external only.
■ Sign illumination shall be constant in intensity and color and shall not include blinking, flashing,
fluttering or other illumination conveying the sense of movement.
• Illumination of a sign within 100 feet of and visible from any property zoned Residential shall be
extinguished between the hours of 11:OOpm and 7:OOam every day.
■ Traffic signs shall comply with MUTCD regulations as outlined in the City of Dubuque Unified
Development Code.
Location and Scale
• All signs shall be located outside of required intersection visibility triangles.
• All signs shall be located outside the public right-of-way.
• Signs shall not obstruct significant architectural details or elements, including windows and
doorways.
• All ground -mounted signs shall be placed within planting areas that are coordinated in design for the
overall site.
• Wall signs attached to a building shall be erected parallel to the vertical wall surface and shall not
project more than 12 inches from the wall upon which the sign is attached. No wall sign shall project
beyond the end or top of the wall or sloping roof to which such sign is attached.
• A minimum clearance of 8 feet shall be provided between the ground and the bottom of any sign
located over a pedestrian way.
Sisters of Charity BVM 12 l P a g e
Mount Carmel Campus PUD Standards FEBRUARY 28, 2014
Text and Materials
Text on all signs shall be simple and easy to read. It is important that all message wording be selected to
maximize information being conveyed while using the most concise vocabulary. A sign with a brief, succinct
message is more user-friendly, and will have a cleaner look. All directional lettering shall be a mix of upper
and lower case lettering with the first letter of every word capitalized. Avoid spacing letters too close together
as crowding will make the sign more difficult to read.
Signs shall be constricted ofhigh-quality, durable materials. Brick and mortar or natural stone bases are to
be constructed with materials that complement the building architecture. Wood signs are discouraged.
Exceptions
Home address or family name plaques are excluded from the above requirements.
Exterior Graphics or Art
Painting of garage doors with multiple colors or designs is prohibited. All garage doors shall be one color,
with a second color allowed for accents only.
Sisters of Charity BVM 13 l P a g e
- n
CAMPUS ROAD
PARKING LOT FRONTAGE PERIMETER LANDSCAPE ZONE:
7 PLANT UNITS PER 00 LINEAR FEET
Sisters of Charity BVM - Dubuque, Iowa
Mount Carmel Campus PUD
Figure 2.3: Typical Parking Lot Planting
LAKOTA 0' 30' 60'
February 28, 2014
Mount Carmel Campus PUD Standards FEBRUARY 28, 2014
1.H Roadways
The roadways in this PUD shall conform to the City ofDubiique Unified Development Code as adopted by the
City Council as of the date of this PUD, unless otherwise specified herein. Should a change to the UDC
with respect to roadway improvements (other than as may be caused by the adoption of Iowa Statewide
Urban Design and Specifications (SUDAS)) impose a significant increase in cost, a reduction in developable
land, or other significant impact to the PUD, the owner shall have the right to conform to the requirements
of the original UDC as long as there is no material difference in safety or material deviation from standard
engineering/architectural practices.
A dedicated public right-of-way shall provide public access to the existing cemetery to allow for maintenance
and visitation.
1.1 Parking
Parking Requirements
Parking areas shall accommodate sufficient parking while minimizing impervious surfaces and the visual
impact of large lots. Parking requirements will follow city standards as outlined in the City of Dubuque Unified
Development Code (Section 14-6 Off -Street Parking Requirements), except for the following uses:
■ Senior Housing: 0.7 spaces per bed
■ Long -Tenn Cate: 1 space per 6 beds PLUS 1 space per 4 employees on the largest shift
Land -banking of required parking shall be allowed in this planned development as approved and authorized
by the City. Shared parking is encouraged between uses and activities where feasible. Shared parking areas
maximize the efficiency and utilization of available land and minimize parking area needed. Parking may be
accommodated in surface lots as well as parking structures, as determined necessary by the developer.
All surface parking lots shall be designed to:
■ Integrate and link existing parking areas with new parking areas for improved pedestrian and auto
circulation.
• Accommodate pedestrian routes through parking areas to building entrances.
• Accommodate snow removal and storage.
• Comply with City lighting standards and minimize impact on surrounding properties.
All parking structures shall be designed to:
• Comply with City requirements for vehicular and pedestrian access, ADA compatibility, safety,
lighting and ventilation.
• Clearly identify with signage all pedestrian and vehicular entrances to parking structures.
• Integrate ample floor -to -ceiling heights to maximize light and visibility, and accommodate a wide
variety of vehicle sizes.
■ Incorporate where feasible, flat floors to minimize driver confusion and maximize light, visibility and
safety.
■ Integrate into land contour and grading opportunities to minimize above grade height and mass
when appropriate.
All parking areas shall comply with the landscape standards set forth in Section 2: Landscape Standards.
Dimensional Requirements
Minimum parking stall dimensions shall be 8.5' x 18' with 24' drive aisles to accommodate two-way traffic.
Accessible parking space requirements shall adhere to standard outlined in the Ciy of Dubuque Unified
Development Code (Section 14-7 Accessible Parking Space Requirements).
Sisters of Charity BVM 3 l P a g e
Mount Carmel Campus PUD Standards FEBRUARY 28, 2014
Bicycle Parking
Bicycle parking shall be considered and placed in safe, convenient locations near building entrances.
1. J Loading and Service Areas
The visual impact of loading and service areas on a building, site or adjacent sites and uses should be
minimized. Loading and service areas are not allowed in the public right-of-way or within any setbacks.
All loading and service areas shall be designed to:
• Provide access to a street or alley in a manner that will create the least possible interference with
through traffic movements. No curb cut shall exceed 30 feet in width.
• Accommodate maneuvering space to allow vehicles to access and exit the space without having to
make backing movements on or into a public or private street.
• Provide fixed lighting that prevents direct glare of beams onto any other property or street by the use
of luminaire cutoffs. All lighting shall be reduced to security levels at all times of nonuse.
• Have masonry or other screening materials that complement materials used on campus buildings,
and that are effective in every season.
• Comply with the landscape screening requirements set forth in Section 2: Landscape Standards.
Outside storage of materials, equipment or trucks shall be kept to a minimum and located in areas that are screened
from views by a permanent, solid and year round screening element. Sharing of loading, trash and utility areas
between buildings shall be considered for ease of maintenance, to reduce land needed for such functions and to
improve the visual quality of the Campus.
Sisters of Charity BUM Wage
MONUM
THE CITY OF
DUIjJi
Masterpiece on the Mississippi
Applicants:
Location:
Description:
Base Data Provided by Dubuque County GIS Path: H:\Planning Services\EVB1ArcGISMaps\Vicinity Map_1100MtCarmel.mxd
Dubuque
brikal
1111
2007 • 2012 • 2013
Vicinity Map
Sisters of Charity BVM / Lakota Group
1100 Carmel Drive
To rezone the property from R-1,
Single Family Residential, to PUD,
Planned Unit Development.
Legend
;•��.Vi
1100 Carmel Drive
DISCLAIMER: This info motion was compiled using the
Dubuque Area Geographic Infos atlon System (DAGIS). which
Includes data created by both the City of Dubuque and
Dubuque County. It is understood that, while the City of
Dubuque and participating agencies utiized the most current
and accurate Information available. DAGIS and Its supplers do
not warrant the accuracy or currency of the information or data
contained herein. The Cly and participating agencies shall not
be held lable for any direct, indirect, incidental, consequential,
punitive, Of special deranges, whether foreseeable or
unforeseeable, arising out of the authorized or unauthorized
use of this data or the Inability to use this data or out of any
breech of warranty whatsoever.
Ak
1:10,000 NORTH
Masterpiece on the Mississippi
TO: Zoning Advisory Commission
FROM: Kyle L. Kritz, Associate Planner Z1. 7/1
Dubuque
kritri
worm co
111111
2:)?•2612•201]
April 30, 2014
SUBJECT: Sisters of Charity Blessed Virgin Mary/The Lakota Group Rezoning Request
for property at 1100 Mount Carmel Drive from R-1 Single -Family Residential
to PUD Planned Unit Development
INTRODUCTION
The requested rezoning by the Sisters of Charity Blessed Virgin Mary/The Lakota Group
was tabled by the Zoning Advisory Commission at their April 2, 2014 meeting to allow
the applicants an opportunity to review the comments from the Zoning Advisory
Commission members. The applicants have requested that the Commission remove
their request from the table and re -open the public hearing to allow them to address the
issues raised by the Commission. The surrounding property owners within 200 feet
were re -notified as the tabling motion was not to a certain date.
DISCUSSION
The applicants have submitted their proposed revisions to the proposed Planned Unit
Development for the property at 1100 Mount Carmel Drive. Attached to this
memorandum is a brief summary of the changes made to the PUD from the Sisters of
Charity and their consultant, The Lakota Group.
The proposed changes include:
➢ Call centers have been added as a prohibited use.
➢ The principal use chart has been amended in reference to institutional
residents or affiliates as this is a use only listed within an institutional district.
➢ Consolidated medical facilities and outpatient care facilities into one use.
➢ Created a new category of use for uses that would be permitted only in
existing buildings and conditional elsewhere. Five uses in Sector 1 which
were previously listed as permitted are now designated PE/C.
Memo to Zoning Advisory Commission
Page 2
➢ Seminary, medical, and outpatient care facilities and single-family/ multifamily
residential uses are now listed as conditional uses in Sector 2 based on
discussions with City staff.
➢ On the accessory use charts, the 2nd and 3`d uses that were listed were uses
accessory to medical and educational institutions and were not appropriate to
list in this type of PUD.
RECOMMENDATION
Planning staff recommends that the Zoning Advisory Commission review the proposed
changes to the requested zoning change from R-1 Single -Family Residential District to
Planned Unit Development District for property at 1100 Mount Carmel Drive, and make
a recommendation on the request to the City Council.
KLK/mkr
Attachments
Kyle,
Below is a brief summary of the changes made to the PUD for your reference.
In Section 1.B
• Added "Call Centers" as a Prohibited Use.
On the Principal Use chart:
• Eliminated two uses that referenced institutional residents or affiliates ("Nursing or convalescent
homes for institutional employees or affiliates" and "Single-, two-, or multiple -family dwelling to
house institutional residents or affiliates")
• Consolidated Medical facility and Outpatient care facility into one use, "Medical or Outpatient
care facility"
• Created a new category of use, PE/C, for uses that would be Permitted only in existing buildings
and Conditional elsewhere. Five uses in Si that were previously listed as Permitted are now
designated PE/C.
• Made Seminary, Medical and Outpatient care facility, and single and multiple -family residential
uses into C uses in 52 based on discussion with City Staff.
• Corrected the title in the left margin (formerly Primary Uses, now Principal Uses)
On the Accessory Use chart:
• Deleted the 2nd and 3rd uses listed, which were uses accessory to medical and educational
institutions.
PLANNED DISTRICT STAFF REPORT Zoning Agenda: April 2, 2014
Project Name:
Property Address:
Property Owner:
Applicant:
Mount Carmel Campus PUD
1100 Carmel Drive
Sisters of Charity Blessed Virgin Mary
Lakota Group/Daniel Grove
Proposed Land Use: Mixed use
Existing Land Use:
Adjacent Land Use:
Religious
Proposed Zoning: PUD
Existing Zoning: R-1
North — R-1 Adjacent Zoning: North —R-1
West — Residential West —R-1
South — Recreation/industrial South—R-1/PI
East — Railroad/river East —HI
Flood Plain: No
Water: Yes
Storm Sewer: Yes
Previous Planned District: None.
Total Area: 98.79 acres
Existing Street Access: Yes
Sanitary Sewer: Yes
Purpose: The purpose is to facilitate the future use and redevelopment of the subject
property.
Property History: The motherhouse was completed in 1893, and at that time, the
property was outside the city. The most recent additions to the campus included the
new residential housing units in the northwest corner of the campus in 1995, and the
construction of the assisted care living building in 1998.
Physical Characteristics: The approximate 100 -acre property is located at the end of
South Grandview Avenue and includes blufflands overlooking the Mississippi River as
well as mature woodlands to the south and west of the existing campus buildings. The
property generally drains to the south towards Catfish Creek.
Conformance with Comprehensive Plan: The 2030 Future Land Use Map
designates the property as Institutional.
Planned District Staff Report Mt. Carmel Campus PUD Page 2
Staff Analysis:
Streets: The existing property is served by South Grandview Avenue. South
Grandview Avenue terminates at the cul-de-sac. Carmel Drive then extends
approximately 500 feet and then terminates into the existing private roadway
system serving the Mount Carmel campus. South Grandview Avenue is a 40 -foot
wide street within a 50 -foot right-of-way. The applicant proposes the future
extension of Carmel Drive as a public street to provide access to the cemetery.
The existing Carmel Drive is paved 30 -feet wide with a right-of-way that varies in
width.
Sidewalks: Sidewalks exist of both sides of South Grandview Avenue from the
bridge over U.S. Highway 61/151 to the cul-de-sac. The only exception to this is a
relatively short section from the intersection of Mount Carmel Road and South
Grandview Avenue on the east side of South Grandview Avenue.
Within the property itself, there are numerous sidewalks providing access from
parking lots to buildings and between buildings and the private roadways within the
campus.
Parking: Off-street surface parking lots are provided to residents, employees and
visitors of the existing campus.
Lighting: Any new lighting installed as part of any redevelopment of the property
will be required to 72 -degree cutoff luminaires.
Signage: Existing signage is generally small, unlit and provides directions to major
buildings, and name plates. The proposed sign regulations will be generally based
on Institutional District regulations. In addition, no flashing, neon, or internally lit
signs are allowed.
Bulk Regulations: The bulk regulations are stipulated within the proposed PUD
ordinance regulations based on whether the new structure is built in Sector 1 or
Sector 2.
Permeable Area (%) & Location (Open Space): Approximately 88% of the property
is permeable with most of the open space on the south and west sides of the
property.
Landscaping/Screening: The proposed PUD regulations establish landscaping and
screening requirements for the proposed Planned Unit Development based on
whether the new development is within Sector 1 or Sector 2. In addition, there is a
perimeter buffer screening of 25 feet surrounding the north and west sides of the
campus.
Planned District Staff Report Mt. Carmel Campus PUD Page 3
Phasing of development: None proposed.
Impact of Request on:
Utilities: Existing utilities are adequate to serve the existing development and will
be evaluated on a case-by-case basis as new uses are established.
Traffic Patterns/Counts: South Grandview Avenue provides the only access to
the property. Vehicle counts taken in the summer of 2012 found 1,064 average
daily trips east of the Mount Carmel Road intersection and 1,426 average daily
trips west of the intersection.
Public Services: Existing public services are adequate to serve the site.
Environment: Planning staff does not anticipate any significant negative impacts
to the environment provided adequate erosion control is provided during all
phases of new development on the property and adequate stormwater
management practices are followed.
Adjacent Properties: Planning staff anticipate that the most likely impact to
adjacent properties could be an increase in traffic, depending on the mix of uses
allowed on the campus in the future.
Staff Analysis:
Overview
The property encompasses 98.79 acres of land and is located at the end of South
Grandview Avenue. The Sisters of Charity have owned the property at the end of South
Grandview Avenue for 120 years. The Sisters request for a rezoning to Planned Unit
Development is designed to facilitate the transition of the campus to new uses.
Attached to this staff report is the a cover letter from Sister Theresa Hadro, President of
the BVM, that outlines the Sisters' intentions and the information submitted for the
requested rezoning to Planned Unit Development.
The requested rezoning is unique in that the approximately 100 -acre parcel is already
developed for a mixture of uses that primarily serve the religious order. The requested
rezoning is designed to facilitate the transition of the campus to a mixed-use
development utilized by people and organizations not associated with the Sisters of
Charity BVM.
The property is currently served by South Grandview Avenue as its only access. South
Grandview ends at the cul-de-sac. From that point, Carmel Drive extends beyond the
Planned District Staff Report Mt. Carmel Campus PUD Page 4
cul-de-sac approximately 500 feet to serve three additional homes. Based on 2012
vehicle counts, 1,064 average daily trips were recorded east of Mount Carmel Drive and
1,426 average daily trips west of Mount Carmel Drive. The campus is tied into the
City's water system, while the water mains within the campus are privately maintained.
The City's sanitary sewer system currently serves the property.
Proposed Planned Unit Development District Standards
Section 1: The application for rezoning to PUD includes a set of proposed development
standards that will guide new developments on the campus. Section 1 establishes
standards for allowed uses, setbacks/buffers, roadways, parking, and service areas.
The campus is divided into two sectors. Each sector has a list of permitted, conditional
uses, accessory uses, and bulk standards. Sector 1 is the area that encompasses
most of the existing buildings on the campus and extends all the way to the bluff
overlooking the Mississippi River. Sector 2 is primarily the north and west sides of the
campus. The only existing buildings include the condominium -like buildings on the very
north side of the campus. The existing cemetery is shown as an out lot, and is
proposed to remain zoned R-1 Single -Family Residential District.
Included in the bulk standards is a 25 -foot wide campus perimeter setback along the
south, west and north property lines that adjoin adjacent private property. In addition
there is a 25 -foot bluff conservation setback bordering the east side of the campus.
These setbacks are illustrated on Figure 1.2 of the PUD application packet.
Each sector also has requirements for open space and woodland retention. Sector 1,
which is adjacent to the private property on the north and west sides of the campus,
has a 50% woodland retention requirement as well as 30% of the area must be
dedicated to open space. Sector 2 also has a 30% dedicated open space requirement,
but has a 20% woodland retention requirement.
The parking requirements are primarily based on the City's standards outlined in the
City of Dubuque's Unified Development Code Section 14-6, but for senior housing, a
parking requirement is established at .7 spaces per bed, and long-term care at 1 space
per 6 beds plus 1 space for 4 employees on the largest shift.
Section 2: Section 2 establishes standards for landscaping enhancements on the
campus. The perimeter buffer landscaping requirements are delineated as well as
parking lot landscaping requirements. The parking lot landscaping requirements are
similar to those employed by the City of Dubuque's Unified Development Code for new
parking lots. This section includes requirements related to plant materials and
preserving existing woodland areas of the campus.
Section 3: Section 3 of the PUD standards includes architectural standards. These
standards involve building scale massing, architectural style and building materials, and
colors that will be applied to new buildings. In general, these standards are designed to
Planned District Staff Report Mt. Carmel Campus PUD Page 5
complement and be in harmony with existing buildings on the campus and surrounding
property.
Section 4: Section 4 of the PUD standards includes sign standards. Specifically, the
proposed guidelines prevent oversized pylon, rooftop, neon, illuminated awnings, and
fabric banners other than ordinary flags. The illumination of signage shall be by
external sources only, and signs shall not be illuminated with blinking, flashing, fluttering
or other illumination conveying a sense of movement. In addition, illumination of a sign
within 100 feet of and visible from any property zoned residential shall be extinguished
between the hours of 11 p.m. and 7 a.m. every day. The number, size, and height of
signs will be regulated by the sign regulations established in the Institutional District
standards contained in the UDC.
Planning Staff Review of Proposed PUD Standards
Planning staff's review of the proposed PUD standards generated several comments
that should be addressed prior to final adoption.
• Section 1.G Fire Protection: Staff would recommend this section be eliminated.
Fire protection is regulated by the International Building Code and Fire Code, and
takes precedence over any zoning regulations.
• Section 1.H Roadways: Staff would recommend this section also be eliminated.
Staff believes new public or private roadways need to reviewed as part of a
campus development proposal in light of the Codes applicable at that time. The
dedication of a public right-of-way to provide access to the cemetery is feasible,
but, cannot be agreed to without the necessary improvement plans and platting
submitted for review and approval.
• Section 1.1 Bicycle Parking: Staff would recommend that this section reference
Section 16-13-3.5.1 of the UDC that establishes provisions for bicycle parking.
• Section 2.B Landscape Requirements: This section incudes a requirement that
the owner provide a surety, warranting the new plantings for at least a year. Staff
would recommend that this section simply reference Section 16-13-4.11 of the
UDC that establishes requirements for the maintenance of landscaping.
• Section 2.B Landscape Requirements, Plant Materials: This section requires all
plants to be "balled and burlapped." This requirement will be difficult to comply
with as a great majority of plants are now container -grown. This requirement will
significantly reduce the variety of plants available.
Rezoning Request
The requested rezoning of the Sisters of Charity of the Blessed Virgin Mary's property
from R-1 Single -Family Residential District to Planned Unit Development is unique in
the fact that the property is already developed for a range of uses. The PUD will allow
a transition of the property from a religious institution serving women religious to uses
Planned District Staff Report Mt. Carmel Campus PUD Page 6
by the general public. While the requested rezoning is for a Planned Unit Development,
in some ways the property and anticipated future development will be more like one of
the city's institutional districts. The difference is that in the City's institutional districts
they are under common ownership of one entity.
One of the issues that received a fair amount of discussion among City staff members
is the fact that there is only a single access to the property at this time — South
Grandview. City staff discussed with the representatives of the Sisters of Charity BVM
that at some point in the future, a second means of access, most likely to Julien
Dubuque Drive, will be necessary to ensure that in an emergency situation, there is a
viable second means of access.
Planning staff also recommends that the Commission consider a requirement that prior
to any substantial on -campus building expansion, that an amendment to the PUD
District be submitted to the Zoning Advisory Commission and City Council in the same
way as major on -campus projects are handled in the institutional districts. This process
allows for a specific review of the project at hand by all City departments, and allows for
public input through public hearing before the Commission and City Council.
Planning staff believes that the Sisters of Charity BVM are being proactive and are
acting as good stewards for not only their property but for the surrounding property and
the community as a whole. The Sisters of Charity BVM are making a conscious and
concerted effort to thoughtfully guide the change that will surely happen on their
property in the coming decades.
Planning staff recommends that the Zoning Advisory Commission review the
information submitted by the applicant on the requested rezoning from R-1 Single -
Family Residential District to Planned Unit Development, and review Section 5-24.5 of
the Unified Development Code that establishes plan approval standards for Planned
Unit Developments and make a recommendation to the City Council.
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Minutes — Zoning Advisory Commission
April 2, 2014
Page 2
ACTION ITEM/REZONING: Application of the Sisters of Charity, BVM/The Lakota Group
to rezone property located at 1100 Mount Carmel Drive from R-1 Single -Family Residential
to PUD Planned Unit Development.
Sister Teresa Hadro, 2827 Pinard Street, stated that she is president of the Sisters of
Charity BVM. She outlined her request for the Commission noting that, although the
Sisters have no immediate development plans, they would like to ensure that their property
is developed following the BVM's philosophy regarding land stewardship. She noted the
steady decline of the facility's resident population. She discussed the structure of the
facility, including the areas devoted to assisted living, congregational offices, out buildings,
the cemetery and the Roberta Kuhn Center. She said that the cemetery would not be
included in the PUD. She said the Sisters want to continue to be good neighbors and
stewards of the property. She introduced Dave Grove and Rebecca Hurley of the Lakota
Group.
Mr. Grove conducted a PowerPoint presentation outlining the existing campus layout,
planned uses and preservation of the natural features. He discussed the lengthy planning
process undertaken by the Sisters highlighting the measures taken to ensure the neighbors
were included. He provided a matrix comparing permitted and conditional uses in the R-1,
R-4, ID and the proposed PUD District and compared bulk standards established in each
district. He noted the extensive landscape buffers located on the north and west sides of
the property. He discussed the woodland preservation and landscape measures proposed
for the property and outlined the proposed sign regulations.
No one spoke in opposition to the request.
Staff Member Kritz discussed the PUD planning process noting that the proposed uses and
bulk standards have been well thought through. He said that this is a good attempt at
insuring adaptive re -use of this large and unique acreage. He noted that the property is
currently under common ownership similar to colleges and hospitals.
Staff Member Kritz discussed the Fire Code preemption issues, noting that staff would
prefer that Fire Code issues be handled through the International Building and Fire Codes
and not through the PUD. He noted that extension of the public streets could not be
approved without review by the Engineering Department to insure all current street
standards were met. He said that the bike parking requirements should simply reference
standards established in the Unified Development Code. He also recommended that the
landscaping requirements reference those established in the UDC. He said there was no
need to require balled and burlapped trees.
Staff Member Kritz noted that, in Institutional Districts when significant on -campus
expansions occur, the Commission has the ability to review them as an amendment to the
district. He said this may be one measure the Commission may consider requiring to
Minutes — Zoning Advisory Commission
April 2, 2014
Page 3
insure that the impact that future development has on the surrounding residential property,
and on traffic volumes and street access, is considered.
Commissioner Belmont asked about the need for fire protection language in the PUD.
Chairperson Norton asked Mr. Grove if the Sisters were amenable to adopting the staff's
recommendations for the PUD ordinance. Mr. Grove said the Sisters were amenable to all
but the condition that future development requires further Commission review.
Commissioner Hardie said that the proposed PUD represented a very well thought out
framework, but that it lacked the details necessary for the Commission to render an
informed decision. He said that, as there is no concept plan included with the PUD, details
on how infrastructure may be extended to the site are lacking. He said he would be more
comfortable if the Commission were afforded the ability to review future development. He
said that one of his primary concerns is the possible need for a secondary access to the
property. He likened the current PUD to a blank check and said he would like the
Commission to exert more control over future development of the site.
Commissioner Henschel agreed, stating that he shared Commissioner Hardie's concerns
regarding the uncertainty of how the property could be developed and the potential
impacts.
Commissioner Belmont noted that the design and landscape guidelines were very detailed.
Chairperson Norton asked if the Commission would review a plat of the property. Staff
Member Kritz said that the Commission would only review a plat if the property were to be
subdivided.
Mr. Grove said that the Sisters expressed concerns regarding their ability to insure that
future development reflected the planning framework they established. He said that they
would like to be able to exercise control over the property as it develops. He said that they
would rather restrict the number and type of uses than require that further development
require an amendment to the district.
Mr. Grove, staff and the Commission discussed traffic and access issues, including the
need for secondary access. Commissioner Hardie again expressed his concerns with the
Commission's lack of control over future development and with a PUD that lacks a master
plan.
Staff Member Kritz discussed traffic analysis along South Grandview Avenue, offering a
compromise whereby traffic generation data could be used to determine a threshold for
future review by the Commission.
Minutes — Zoning Advisory Commission
April 2, 2014
Page 4
Commissioner Belmont asked if there was a set threshold for traffic volumes on Grandview
Avenue. Staff Member Kritz said there was not.
Commissioner Christ expressed concerns with the lack of detail in the plan. She said she
felt the Commission needs the ability to review future development of the property. She
said that the plan is somewhat of a blank canvas.
The Commission took a 5 minute recess.
Sister Hadro said that the Sisters would like to retain flexibility in their development options
and she noted that they have been good stewards of the land for over 124 years. She
asked the Commission to table their request to enable them to evaluate their options.
Motion by Belmont, seconded by Hardie, to table the rezoning request. Motion carried by
the following vote: Aye — Hardie, Christ, Henschel, Norton, and Belmont; Nay — None.
PUBLIC HEARING/TEXT AMENDMENT: Application of the City of Dubuque for approval
of a text amendment to amend Section 16-11-7 of the Unified Development Code to add
Fringe Area Development Standards.
Staff Member Kritz discussed the existing policy regarding fringe area development
standards. He noted that the request is to codify the requirement that subdividers must
comply with rules for new subdivisions within two -miles of the corporate limits. Staff
member Kritz indicated that a pre -annexation agreement will be required that stipulates
when the corporate limits are adjacent to the property they will annex. As part of the
agreement the City will abate a portion of the property taxes on a sliding scale over ten
years.
He discussed state law and the right it affords municipalities to regulate fringe areas. He
discussed the rationale for the requirement, noting that cities have a vested interest in
reviewing proposed street and development patterns and in ensuring logical extension of
utilities. He said that the proposed amendment would codify what is currently a policy.
Commissioners discussed the request and felt it was appropriate.
Motion by Hardie, seconded by Christ, to approve an amendment to Section 16-11-7 of the
Unified Development Code to add Fringe Area Development Standards. Motion carried by
the following vote: Aye — Hardie, Christ, Henschel, and Belmont; Nay — Norton.
PUBLIC HEARING/TEST AMENDMENT: Application of the City of Dubuque for approval
of a text amendment to amend Section 16-11-2 of the Unified Development Code to
reference Iowa Code Section 354.9 and Two -Mile Extra Jurisdictional Subdivision Review
Authority.
Planning Services Department
City Hall
50 West 13th Street
Dubuque, 1A 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
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May 13, 2014
Applicant: Sisters of Charity BVM/The Lakota Group
Location: 1100 Carmel Drive
Description: To rezone property from R-1 Single -Family Residential to PUD Planned
Unit Development
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.
Background
On April 2, 2014, the Zoning Advisory Commission held an initial public hearing on the
requested rezoning. The applicants and their consultant made presentations. There
was no public input.
Staff reviewed the PUD planning process, code requirements, and potential future
impacts.
The Commission discussed the proposal extensively with the applicants and their
consultant. Commissioners were concerned with the lack of a conceptual plan to guide
future development, mitigate potential impacts, and address traffic and access issues.
At the applicants' request, the Commission tabled the request. The surrounding
property owners were re -notified of the second public hearing held on May 7, 2014.
Discussion
The applicant spoke in favor of the request, reviewing the proposed changes to their
submitted PUD request for the Sisters of Charity BVM property at 1100 Carmel Drive.
Their consultant reviewed the uses that, if located in an existing building, would be
permitted, but would be a conditional use if located in a new building.
There were several public comments regarding future traffic volume on South
Grandview Avenue since the future use of the property is not known at this time.
Service People Integrity Responsibility Innovation Teamwork
The Honorable Mayor and City Council Members
Page 2
Staff reviewed the staff report, noting that conditional uses are reviewed by the Zoning
Board of Adjustment and that there are other PUDs in the city that list conditional uses.
Staff reviewed vehicle trip counts taken in 2012 for South Grandview Avenue. Staff
reviewed the potential for a second access to the property that would tie into Julien
Dubuque Drive.
The Zoning Advisory Commission discussed the request, expressing concern that even
with the changes proposed by the applicant, there still is not a definitive plan for the
property, only a guideline. Commissioners reviewed the changes presented but felt that
even the re -use of existing campus buildings could create significant impacts to
surrounding property, such as the property being used for a college.
Recommendation
By a vote of 3 to 1, the Zoning Advisory Commission recommends that the City Council
deny the request.
A simple majority vote is needed for the City Council to concur with the
recommendation. A super majority vote is needed for the City Council to approve the
request.
Respectfully submitted,
-
Patrick Norton, Chairperson
Zoning Advisory Commission
Enclosures
cc: Gus Psihoyos, City Engineer
Service People Integrity Responsibility Innovation Teamwork
Prepared by: Laura Carstens, City Planner Address: City Hall, 50 W. 13th St Telephone: 589-4210
Return to: Kevin S. Firnstahl, City Clerk Address: City Hall- 50 W. 13th St Telephone: 589-4121
ORDINANCE NO. -14
AN ORDINANCE AMENDING TITLE 16 OF THE CITY OF DUBUQUE CODE OF
ORDINANCES UNIFIED DEVELOPMENT CODE BY RECLASSIFYING
HEREINAFTER DESCRIBED PROPERTY LOCATED AT THE END OF SOUTH
GRANDVIEW AVENUE FROM R-1 SINGLE-FAMILY RESIDENTIAL TO PUD
PLANNED UNIT DEVELOPMENT FOR THE MOUNT CARMEL CAMPUS.
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 PUD Planned Unit Development
District and adopting a conceptual development plan, a copy of which is on file with the
City Clerk's Office, for the Mount Carmel Campus as stated below, to wit:
Lots 5, 6, and 7 in Carmel Heights and Lot 2 of Mineral Lot 1, except for that
portion lying northeasterly of the railroad right-of-way, and to the centerline of the
adjoining public right-of-way, all in the City of Dubuque, Iowa.
Section 2. Attached hereto and made a part of this zoning reclassification
approval is the Mount Carmel Campus Planned Unit Development Standards. It is
recognized that because of the significant impact new developments or redevelopment
of existing buildings may have on surrounding property, an amendment to this PUD
shall be filed and approved prior to substantial on -premise expansions or
redevelopment.
A. Development Sectors
The Sisters of Charity of the Blessed Virgin Mary (BVM) Mount Carmel Campus
Planned Unit Development Plan (Campus PUD Plan or PUD) is a technical guide
for the future development of the BVM Campus located within the City of Dubuque
Mount Carmel Campus
Ordinance No. — 14
(City). The Campus PUD Plan is organized into two sectors (Figure 1.1 PUD
Sector Plan) to promote high quality, efficient, and cohesive development that is
sensitive to site context:
• Sector 1 (S 1): central and east area, includes existing buildings, and
Cemetery Outlot, with the eastern boundary being the railroad right-of-way.
• Sector 2 (S 2): west area; includes existing buildings
Development standards contained herein define permitted uses, development
massing, parking standards, and loading and service standards for the overall
campus and each of the two campus sectors. Until the time development occurs,
BVM will continue operating on-site as they do today. Development of the BVM
Campus may take place over time in one or more phases, with each phase
evaluated on its own merits with respect to the standards of this PUD. It will not
be a precondition to approval of any one phase that the entire BVM Campus be
master planned.
B. Permitted Uses
1. Permitted, Conditional, and Accessory Uses
See Table 1: PUD Use Chart for permitted, conditional, and accessory uses
allowed in each development sector.
2. Prohibited Uses
Uses not allowed as a principal use on the campus include:
• Correctional institutions including but not limited to detention centers and
jails
• Heavy industrial uses
• Casino or other gambling facilities
• Retail commercial uses
C. Development Standards
1. Bulk Chart
See Table 2: PUD Plan Sector Bulk Chart for minimum lot area, minimum lot
width, maximum floor area ratio, maximum building coverage, and maximum
impermeable coverage requirements for each sector.
2. Building Height
See Table 2: PUD Plan Sector Bulk Chart for height requirements for each
sector. Building height is defined by the City of Dubuque Unified
Development Code as the vertical distance from the average ground level at
2
Mount Carmel Campus
Ordinance No. — 14
the front wall of the building to the highest point of the underside of the
ceiling beams for a flat roof or to the deck line of a mansard roof, or to the
mean height level between eaves and ridge for gable, hip or gambrel roofs.
3. Development Setbacks and Buffers
i. Campus Perimeter Setback Requirements
Buildings shall be set back 25 feet from the north, west and south
campus perimeter. See Figure 1.2: Campus Setback Requirements for
campus perimeter setback requirements.
ii. Internal Roadway Setback (Parkway) Requirements
Building and parking setbacks (surface lots or structures, including
garages) along internal campus roads shall be 25 feet from the edge of
pavement to allow for a landscaped parkway, proper screening of
facilities, and the creation of a consistent streetscape character.
Sidewalks, paths and trails are allowed within the limits of this setback.
See Figure 1.2 Campus Setback Requirements.
iii. Bluff Setback Requirements
Building and parking shall be located no closer than 25 feet from the
edge of the bluff. Bluff will be defined here as an area with slopes of
1:3 (horizontal to vertical) or steeper with an elevation change of 20
feet or more. Sidewalks, patios, paths and trails may be permitted
within the limits of this setback. See Figure 1.2 Campus Setback
Requirements.
iv. Campus Perimeter Landscape Buffer
A 25 -foot wide landscape buffer is required at the north perimeter and
portions of the west perimeter. See Figure 1.3: Campus Landscape
and Open Space Requirements for limits of perimeter landscape buffer.
4. Cemetery Outlot
See Figure 1.1: PUD Sector Plan for cemetery outlot boundaries.
5. Infrastructure
The PUD shall incorporate certain water distribution improvements that
provide redundancy and safety in accordance with standard engineering
practices. The scope of the distribution improvements is not defined at this
time and shall only be determined during the Preliminary Engineering Phase
during development of the property. In particular, when an official application
to develop the property is submitted to the City, the developer shall facilitate,
at no cost to the City, a detailed engineering evaluation of the proposed
development and the impacts the development may have upon the City's
3
Mount Carmel Campus
Ordinance No. — 14
water distribution system. The engineering evaluation shall recommend
necessary improvements to facilitate and accommodate redundancy and
reliability to the system for the development being proposed. As part of the
engineering evaluation process, the City shall provide all existing water
distribution system data, including, but not limited to, computer simulation
files, flow test data, and copy of the most currently adopted Capital
Improvements Plan. The City shall not require improvements to the system
based on preferential determination. All water distribution improvements
shall be identified within the engineering evaluation that is subject to review
and approval by City Staff.
6. Roadways
The roadways in this PUD shall conform to the City of Dubuque Unified
Development Code and SUDAS as adopted by the City.
A dedicated public right-of-way shall provide public access to the existing
cemetery to allow for maintenance and visitation.
7. Parking
i. Parking Requirements
Parking areas shall accommodate sufficient parking while minimizing
impervious surfaces and the visual impact of large lots. Parking
requirements will follow city standards as outlined in the City of
Dubuque Unified Development Code (Section 14-6 Off -Street Parking
Requirements), except for the following uses:
• Senior Housing: 0.7 spaces per bed
• Long -Term Care: 1 space per 6 beds PLUS 1 space per 4
employees on the largest shift
ii. Land -banking of required parking shall be allowed in this planned
development as approved and authorized by the City. Shared parking
is encouraged between uses and activities where feasible. Shared
parking areas maximize the efficiency and utilization of available land
and minimize parking area needed. Parking may be accommodated in
surface lots as well as parking structures, as determined necessary by
the developer.
iii. All surface parking lots shall be designed to:
• Integrate and link existing parking areas with new parking areas for
improved pedestrian and auto circulation.
4
Mount Carmel Campus
Ordinance No. — 14
Accommodate pedestrian routes through parking areas to building
entrances.
Accommodate snow removal and storage.
Comply with City lighting standards and minimize impact on
surrounding properties.
iv. All parking structures shall be designed to:
Comply with City requirements for vehicular and pedestrian access,
ADA compatibility, safety, lighting and ventilation.
Clearly identify with signage all pedestrian and vehicular entrances
to parking structures.
Integrate ample floor -to -ceiling heights to maximize light and
visibility, and accommodate a wide variety of vehicle sizes.
Incorporate where feasible, flat floors to minimize driver confusion
and maximize light, visibility and safety.
Integrate into land contour and grading opportunities to minimize
above grade height and mass when appropriate.
All parking areas shall comply with the landscape standards set forth in
Section 2: Landscape Standards.
v. Dimensional Requirements
Minimum parking stall dimensions shall be 8.5' x 18' with 24' drive
aisles to accommodate two-way traffic. Accessible parking space
requirements shall adhere to standard outlined in the City of Dubuque
Unified Development Code (Section 14-7 Accessible Parking Space
Requirements).
vi. Bicycle Parking
Bicycle parking shall be considered and placed in safe, convenient
locations near building entrances and comply with Section 16-13-3.5.1
of the Unified Development Code.
8. Loading and Service Areas
The visual impact of loading and service areas on a building, site or adjacent
sites and uses should be minimized. Loading and service areas are not
allowed in the public right-of-way or within any setbacks.
i. All loading and service areas shall be designed to:
5
Mount Carmel Campus
Ordinance No. — 14
Provide access to a street or alley in a manner that will create the
least possible interference with through traffic movements. No curb
cut shall exceed 30 feet in width.
Accommodate maneuvering space to allow vehicles to access and
exit the space without having to make backing movements on or
into a public or private street.
Provide fixed lighting that prevents direct glare of beams onto any
other property or street by the use of luminaire cutoffs. All lighting
shall be reduced to security levels at all times of nonuse.
Have masonry or other screening materials that complement
materials used on campus buildings, and that are effective in every
season.
• Comply with the landscape screening requirements set forth in
Section 2: Landscape Standards.
ii. Outside storage of materials, equipment or trucks shall be kept to a
minimum and located in areas that are screened from views by a
permanent, solid and year round screening element. Sharing of
loading, trash and utility areas between buildings shall be considered
for ease of maintenance, to reduce land needed for such functions and
to improve the visual quality of the Campus.
6
Mount Carmel Campus
Ordinance No. — 14
TABLE 1.1: PUD PRINCIPAL USE CHART REVISED APRIL 22, 2014
City of Dubuque
Existing Zoning
District Allowed
Uses
P = Permitted Use C = Conditional Use
PE = Permitted only in existing building
R-1
R-4
ID
Proposed
Campus PUD
Plan Sector
Allowed Uses
Si S2
Accessory dwelling unit
C
C
C
Bed and breakfast home
C
C
P
C
Bed and breakfast inn
C
P
C
Business and secretarial school
P
PE/C
Cemetery, mausoleum, or columbarium
P
P
P
Classroom, laboratory, lecture hall, auditorium or similar place of
institutional assembly
P
PE/C
College or university
P
PE/C
Farm, garden, nursery or greenhouse
P
Group home
C
C
Hospice
C
P
P
Hospital
P
Hotel
P
Housing for the elderly or persons with disabilities
C
P
P
Keeping of hens
C
C
C
Keeping of horses or ponies
C
C
C
Library or museum
P
P
Licensed adult day services
C
C
P
C
Licensed child care center
C
C
C
C
Medical or Outpatient care facility
P
P
C
Mortuary, funeral home, or crematorium
C
C
Multiple -family dwelling (13 or more units)
C
P
C
Multiple -family dwelling (three to 12 units per building)
P
P
C
Nursing or convalescent home
C
P
C
Off street parking
C
C
P
P
Office (General)
P
P
Off -premises residential garage
C
C
Place of religious exercise or assembly
P
P
P
P
P
Public or private park, golf course, or similar natural recreation
area
P
P
P
P
Public, private or parochial school approved by the State of Iowa
(K-12)
P
P
P
P
7
Mount Carmel Campus
Ordinance No. — 14
Railroad or public or quasi -public utility, including substation
P
P
P
P
Residential care facility
P
P
Rooming or boarding house
C
Seminary
P
PE/C
C
Single-family detached dwelling
P
P
P
P
Tour home
C
C
Tourist home
C
C
Townhouse (three to 12 units laterally attached)
P
P
P
Two-family dwelling (duplex)
P
P
P
Vocational School
P
PE/C
Wind energy conversion system
C
C
C
C
C
Geothermal wells or farm
P
P
8
Mount Carmel Campus
Ordinance No. — 14
V)
W
N
ACCESSORY
TABLE 1.2: PUD ACCESSORY USE CHART REVISED APRIL 22, 2014
City of Dubuque
Existing Zoning
District Accessory
Uses
P = Permitted Use C = Conditional Use
PE = Permitted only in existing building
P
Proposed
Campus PUD
Plan Sector
Accessory Uses
Si S2
All other uses customarily incidental to the principal
permitted use in conjunction with which such accessory use is
operated or maintained, but not to include commercial uses
outside a principal building
P
P
P
Detached garage
P
P
P
Fence
P
P
P
P
Garage sale
P
P
P
P
Home-based business
P
P
P
P
Licensed adult day services
P
P
Licensed child care center
P
P
Noncommercial garden, greenhouse or nursery
P
P
P
P
Off street parking and storage of vehicles
P
P
P
P
P
Restaurant or cafeteria; flower shop; gift shop; and candy,
cigar, or magazine stand; but only when operated and
located entirely within a principal building
P
P
Satellite receiving dish
P
P
P
P
Solar collector
P
P
P
P
Sport, recreation or outdoor cooking equipment
P
P
P
P
Storage building
P
P
P
P
Tennis court, swimming pool or similar permanent facility
P
P
P
P
Wind turbine (building -mounted)
P
P
P
P
P
9
Mount Carmel Campus
Ordinance No. — 14
D. Landscape Standards
1. General Description and Intent
The natural character of the site should be preserved and enhanced as
campus land use changes. Site landscaping will be designed in a naturalized
pattern to complement the bluffs, ravines, and other natural features of the
site, work with the architectural form of buildings, provide shade, create
outdoor spaces for employees, residents and visitors, and buffer parking
lots. These landscape standards build on elements of the City of Dubuque
Unified Development Code to provide landscape requirements for plant
material, parkways and site buffer and parking lot treatments that:
• Preserve or enhance the appearance and character of the property and
its surroundings.
• Reduce noise and air pollution, light glare, soil erosion and solar heat
gain.
• Provide buffering between land uses and zoning districts of differing
intensity.
• Promote the preservation of existing significant vegetation.
• Improve the appearance of parking areas and properties abutting public
rights-of-way.
2 Landscape Requirements
i. Overall Site Landscape Requirements
Minimum required site dedicated open space (landscape area); will be
calculated as 30 percent of the entire site under review. Minimum
permeable open space will be calculated at 60 percent of the site
dedicated open space under review.
Dedicated open space calculations may include easement areas,
perimeter setbacks, bluff conservation setbacks, woodlands, and
landscape buffers, but may not include internal roadway setbacks
(parkways) and parking lot landscape.
Permeable open space calculations may include easement areas,
perimeter setbacks, bluff conservation setbacks, woodlands,
landscape buffers, internal roadway setbacks (parkways), and
parking lot landscape.
10
Mount Carmel Campus
Ordinance No. — 14
ii. Minimum site landscape plant quantities shall be calculated at 1 plant
unit per 2,000 square feet of site landscape area.
Street trees planted in the parkway or in the public right-of-way shall
not be counted toward fulfillment of the minimum site requirements
for number of trees.
Parking lot landscape requirements shall not be counted toward
fulfillment of the minimum site requirements for number of trees.
Existing trees to be retained on site may be counted toward
fulfillment of the landscaping requirements.
3. Plant Units
A plant unit is a measurement used to determine the quantity of plant
material required for screening and shading. One plant unit is comprised of
any of the following elements:
• One canopy tree
• Two under -story or ornamental trees
• Two evergreen trees
• Seven shrubs (large or small, deciduous or evergreen)
Plant unit calculations establish the total quantity of required plant material
while allowing the landscape architect flexibility in allocating and distributing
plant material. Existing plant material protected during construction may be
used to satisfy the plant material requirements provided the type and size of
the plant material meets the plant material standards and the plant material
is not an invasive or noxious variety.
4. Perimeter Buffer Landscape Requirements
Perimeter buffer landscape will help create a transition from the adjacent
residential uses on the north and west to the campus. Plant material shall
consist of a variety of deciduous and evergreen trees and shrubs as shown
in Figure 2.1: Typical Perimeter Buffer Planting. A minimum total of three (3)
plant units per 100 linear feet of buffer shall be installed.
• Only required access drives and sidewalks shall break through a
perimeter landscape open space.
• Every perimeter buffer landscape open space shall be designed and
maintained to preserve unobstructed views of the street and sidewalk
at points of access and to not interfere with or be damaged by work
within any public utility easement, unless the City shall determine that
no other location is reasonably feasible. A landscape maintenance plan
11
Mount Carmel Campus
Ordinance No. — 14
for the perimeter buffer landscape will be submitted to the City for each
development zone as it is reviewed for development approval.
5. Parkway Landscape Requirements
A consistently planted parkway will add to the overall Campus character by
providing an appealing arrival sequence and uniform experience around, into
and through the Campus. All streets shall include 2 canopy trees per 100
feet of road frontage. These trees may be located in closer proximity to each
other to create clustering or massing of plant material instead of a consistent
on -center planting approach as long as they are located within the roadway
setback, see Figure 2.2: Typical Parkway Planting.
6. Parking Lot Landscape Requirements
The following are standards for the design of parking lot interior and
perimeter landscape areas which build upon the standards defined in the
City of Dubuque Unified Development Code. Figure 2.3: Typical Parking Lot
Planting reflects a minimum treatment for a typical parking lot.
i. Parking bays in excess of 11 spaces in length shall provide landscaped
islands at the ends of each aisle. Parking bays in excess of 20 spaces
in length shall be divided by intermediate landscaped islands, and
provide landscaped islands at the ends of each aisle.
ii. A landscaped island for a single parking bay shall be a minimum of 9
feet wide by 18 feet long and shall contain the equivalent of two (2)
plant units.
iii. A landscaped island for a double parking bay shall be a minimum of 9
feet wide by 36 feet long and shall contain the equivalent of four (4)
plant units.
iv. If the required planting ratio is not obtainable in a healthy landscape
environment, then the remaining plant material required by this
calculation may be placed in close proximity of the parking lot. This
additional area should be integrated with the parking lot perimeter
landscape.
v. All parking lot landscape areas shall be protected by raised curbs with
a minimum height of 4 inches.
vi. Except for in swales, the finished grade (crown) or interior planting
areas shall not be less than 3 inches above curb or pavement.
12
Mount Carmel Campus
Ordinance No. — 14
vii. A landscaped buffer strip shall be provided along the frontage of all
surface parking areas at least 10 feet wide along the public right-of-
way. The buffer strip shall be planted with a minimum of 7 plant units
per 100 linear feet of buffer. Landscaped earth berms and or
decorative walls and fences are permitted provided they are integrated
with the landscape screening described above. The use of biofiltration
methods of landscape and drainage design is encouraged.
viii. A landscaped buffer strip of at least seven feet wide shall be provided
along the remaining sides of all surface parking lots. The buffer strip
shall be planted with a minimum of 5 plant units per 100 linear feet.
ix. Prior to planting, all interior areas shall be excavated to a depth of 3
feet and amended with a soil mixture consisting of 1 part screened
topsoil, 1 part existing topsoil, and 2 parts of organic compost or an
approved equivalent, with the exception of other soil mixtures as
necessary to accommodate Low Impact Development features. This
requirement may be waived upon confirmation by the City Planner that
the pre-existing soil is suitable for planting and drainage, and that no
amendments are necessary.
x. All landscaped areas that are not planted in grass shall be finished with
a 3 -inch layer of mulch.
7. Intersection Visibility
In accordance with the requirements of the City of Dubuque Street Tree and
Landscaping on Public Right -of -Way Policy, nothing shall be erected,
placed, planted, or allowed to grow in such a manner as to impede or
obstruct vision between a height of 3 to 10 feet above the road crown in
areas adjacent to intersecting streets, drives or alleys. This area is defined
by:
i. Trees shall be planted at least fifty (50) feet from the edge of street
intersections, traffic control lights and stop signs;
ii. at least ten (10)feet from driveways;
iii. and fifteen (15) feet for alleys
iv. Trees shall be planted at least two feet from the back of curb.
8. Plant Materials
Plant material used to satisfy the standards of this section shall comply with
the following standards:
13
Mount Carmel Campus
Ordinance No. — 14
i. Unless otherwise expressly provided, all plant materials used to satisfy
the requirements of this section shall meet the following minimum size
requirements:
Plant Type Minimum Size
Canopy tree
Under -story or ornamental tree
Evergreen tree
Deciduous shrub
Evergreen shrub
2-1/2" caliper
2" caliper or 8' height
8' height
18" height (small), 30" height (large)
24" width
ii. Species of plant material shall require approval from the City
iii. Plants installed to satisfy the requirements of this section shall meet or
exceed the plant quality standards of the most recent edition of
American Standard for Nursery Stock, published by the American
Association of Nurserymen. Plants shall be capable of withstanding the
extremes of individual microclimates.
iv. All required landscape areas not dedicated to trees, shrubs, or
preservation of existing vegetation shall be landscaped with grass,
ground cover, or other landscape treatment, not including sand, rock, or
pavement.
v. For each plant type associated with the landscape requirements of this
section, no single plant species shall represent more than 40% of the
total plantings.
vi. Plant material shall be installed so it relates to the natural environment
and habitat in which it is placed. Native vegetation shall be utilized in all
instances unless site conditions or availability of species warrant the
use of cultivars or similar materials compatible with the area.
vii. The scale and nature of landscape material should be appropriate to
the site and structures. For example, larger scaled buildings should be
complemented by larger scaled plants. Plant material should be
selected for its form, texture, color and concern for its ultimate growth.
9. Tree Survey and Preservation Plan
As part of any development plan submission, a tree survey shall be
conducted by a certified arborist. The survey shall delineate the limits of all
vegetated woodland areas on site. All specimen trees not located in
vegetated woodland areas that measure 8" or greater at Direct Breast Height
(DBH) shall be tagged, identified and recorded. Based on this tree survey,
all trees in below average or poor condition, of a noxious species, or that
14
Mount Carmel Campus
Ordinance No. — 14
measure less than 8" DBH, can be removed from the property at the
discretion of the owner to assist in providing a healthier growing environment
for the existing tree stands.
The tree inventory shall rate tree condition and form as follows:
• 5 -poor condition: A rating of 5 shall be given to a tree that has
significant deadwood, bad sweep or lean, disease or damage by insect
pests and larvae, lightning damage, split, or other physical damage.
• 4 -below average condition: A rating of 4 shall be given to a tree that
has some deadwood, minor sweep or lean, distorted shape, trunk or
bark damage, multiple stems, or poor physical quality.
• 3 -fair condition: A rating of 3 shall be given to a tree that is average in
condition, form, physical state, appearance, and health.
• 2 -above average condition: A rating of 2 shall be given to a tree that
has little or no damage, sound, good shape and form, and is good in
overall physical quality.
• 1 -excellent condition: A rating of 1 shall be given to a tree that is
excellent in appearance, condition and form, balanced branching and
healthy.
ii. The following tree species identified are considered noxious:
• Buckthorn
iii. The following tree species identified are considered undesirable:
• Box Elder
• Siberian Elm
• White Mulberry
The preservation of existing healthy trees and natural landscape features on
a site is encouraged. The number of new plant materials may be reduced
when existing trees of a desirable species in a healthy growing condition are
preserved within the area of the perimeter landscape open space. Credit for
the preservation of existing trees 8 inches in caliper (deciduous) or 8 feet in
height (evergreen) shall be as follows, but in no instance shall a developer or
property owner receive greater than a maximum of 50% credit towards the
number of required trees:
Size of Preserved Tree Tree Credit
1 Canopy or Under -Story Tree, 6" to 12" caliper 3 Trees
15
Mount Carmel Campus
Ordinance No. — 14
1 Evergreen Tree or Multi -Stem Under -Story Tree,
6' to 12' height 3 Trees
1 Canopy or Under -Story Tree, 12" to 30" caliper 1 Trees
1 Evergreen Tree or Multi -Stem Under -Story Tree,
more than 12' height 4 trees
1 Canopy or Under -Story Tree, more than 30" caliper 5 trees
10. Vegetated Woodland Preservation
Wooded areas 2 acres in size or larger or groves of trees with 10 or more
individual trees having a diameter of at least 12 inches and a canopy cover
of at least 50 percent of the area encompassed by the trees shall be
delineated on the submitted plans. Such woodlands shall be protected
according to the following retention requirements:
• Sector 1 (S 1): 20% Retention
• Sector 2 (S 2): 50% Retention
ii. All woodland areas retained must have a buffer of 50' from the trunks
of trees to be preserved, to protect the trees. If the City determines that
a required woodland area cannot be retained due to site constraints or
infrastructure requirements, replacement trees must be planted at a
rate of one tree for every 200 square feet of woodland removed from
the retention area. Where that is not feasible, mitigation may take place
by planting supplemental trees at an off-site woodland approved by the
City.
iii. Exceptions
With the incorporation of Best Management Practices (BMPs), Low
Impact Development practices (LIDS) or other Sustainable Design
practices into the project, the required landscaping may be reduced or
arranged in a manner that will enhance the design concept at the
discretion of The City of Dubuque.
Considerations shall include the following:
• Swales or bio -filters placed in islands or at the perimeter of parking
areas, designed to improve the filtration and quality of stormwater
runoff.
• Proposals to modify the type or quantity of landscape materials may
be allowed in exchange for the installation of plant species such as
16
Mount Carmel Campus
Ordinance No. — 14
native trees, shrubs, grass or perennials that will enhance the
filtering capacity of the site and promote the use of diverse native
species.
Proposed swales or filters using a structural pervious surface may
be used for parking or drive aisles provided such features are
designed to withstand vehicular loads.
E. ARCHITECTURAL STANDARDS
All buildings shall have a balanced, integrated design theme that strives to
incorporate solid architecture that fits within a Campus -wide character.
1. Building Scale and Massing
The size and orientation of buildings is critical to achieving a balanced
overall Campus design. The following items shall be addressed to achieve
appropriate scale and massing.
• Rather than single, large building masses, buildings shall be clustered
together where feasible to promote efficient street/driveway systems,
shared parking, integrated open spaces and pedestrian linkages
between buildings.
• Where feasible, buildings and main entries shall be located along the
Campus Loop Road to foster a welcoming pedestrian environment. In
no instance shall a building's rear entrance or service area be oriented
towards the Loop Road or internal access drives.
• Building orientation and design elements shall encourage overall visual
continuity.
• To the greatest extent possible buildings shall be oriented to take
advantage of natural light view sheds and passive solar opportunities.
2. Architectural Styles and Building Materials & Colors
Architectural styles should be carefully balanced and coordinated with the
style, materials, color and massing of other buildings seen throughout the
Campus.
• A balance of proportions and scale through vertical and horizontal rhythm
and facade articulation should be set.
• Unarticulated, flat front buildings are prohibited.
• A building's main entrance should be clearly defined within the facade.
17
Mount Carmel Campus
Ordinance No. — 14
• Building projections shall be pedestrian -scaled and proportional to the
building facade.
• Structures should be consistent with residential scale and articulation,
especially on street facing elevations.
3. Building Materials
A range of acceptable building materials shall be considered to enhance
architectural interest and Campus character.
All new buildings should be constructed with a blend of high quality
materials such as masonry (brick and stone) and wood. Limited amount
of "glass skin" or decorative stucco may be considered if they are
considered accent materials rather than primary materials. In addition, a
limited amount of cement board siding may be used in combination with
other approved materials if it is an accent rather than primary material.
Since all future Campus buildings will be highly visible from roads, access
drives and open space, architecture should be complete and wrap all four
sides of the building. Primary building materials used on the front or main
building facade shall be continued on the side and rear facades.
The number of materials on any exterior building face should be limited to
no more than three to avoid clutter and visual overload.
The following building materials shall not be used as exterior building materials
or on any exterior walls:
Concrete finishes or precast concrete panels (tilt wall) that are not
exposed aggregate, hammered, sandblasted or covered with a cement -
based acrylic coating.
Metal panels with a depth of less than 1 inch or a thickness less than US
Standard 26 gauge.
Mirrored glass with a reflectance greater than 40% shall not cover more than
40% of exterior walls.
4. Building Colors
The use of a limited range of neutral or natural colors is encouraged. Building
colors shall be compatible with the Campus character and subtly enhance a
building's visual appeal.
• Natural colors and complementary colors shall be used for primary building
facades and roof forms. Neutral earth tones (beige to brown), shades of
18
Mount Carmel Campus
Ordinance No. — 14
gray, traditional colors (brick red, dark green, navy blue) or light, subdued
/hues are acceptable.
Contrasting accent colors, which are compatible with the colors listed
above, are acceptable for secondary facades or accent colors or details.
Primary, bright or excessively brilliant colors are prohibited unless used in
very limited applications for subtle trim accents or specifically for
art/sculptural elements of a building.
Building facade colors should be kept to two or three colors or hues of
individual colors. The color of visible roof forms should also be considered
when selecting colors.
5. Sustainable Design Principles
Best management practices for efficient and sustainable development shall be
taken into consideration. The following design principles highlight areas to
focus on for future development:
• Recycled materials.
• Local source material acquisition.
• Reduced construction waste.
• Health conscious building materials and systems.
• Energy efficient materials and systems.
• Building rehabilitation.
• Stormwater Best Management Practices.
• Vegetative swales, rain gardens and expanded wetlands
• Water recapture systems
• Ground water recharge
• Low volume irrigation systems
F. SIGN STANDARDS
1. Signage System
A coordinated Campus signage system shall be established to facilitate
wayfinding to buildings and parking as well as to create a more cohesive and
19
Mount Carmel Campus
Ordinance No. — 14
distinct character for the overall site. Such a system shall include a hierarchy
of sign types strategically placed throughout the site. Sign types include:
• Campus identity: identifies the Campus to visitors at the entrance(s) to
the site.
• Site identity: identifies a use / site / building, sign will be placed
perpendicular to the road within the common parkway.
• Campus directional: placed at key decision points within the Campus to
guide motorists to sites and building.
• Site informational: address specific locational needs such as loading
docks, and may be placed on building walls or ground mounted on posts.
2. Sign Standards
a. Purpose
The purpose of these sign standards is to maintain and enhance the
aesthetic environment, maintain pedestrian and traffic safety and
minimize the distractions, hazards and obstructions caused by signs,
and to minimize the possible adverse effects of signs on nearby public
and private property.
b. Sign Area, Height and Number
The size, height, and number of allowed signs shall be regulated by the
Institutional Sign section of the Unified Development Code.
c. Prohibited Signs
Oversized, pylon, rooftop, neon, rear -illuminated awnings, and fabric
banners other than ordinary flags are prohibited.
d. Sign Lighting
Sign illumination shall comply with the following requirements:
• Sign illumination may be external only.
• Sign illumination shall be constant in intensity and color and shall
not include blinking, flashing, fluttering or other illumination
conveying the sense of movement.
20
Mount Carmel Campus
Ordinance No. — 14
Illumination of a sign within 100 feet of and visible from any property
zoned Residential shall be extinguished between the hours of 11:00
p.m. and 7:00 a.m. every day.
Traffic signs shall comply with MUTCD regulations as outlined in the
City of Dubuque Unified Development Code.
e. Location and Scale
All signs shall be located outside of required intersection visibility
triangles.
All signs shall be located outside the public right-of-way.
Signs shall not obstruct significant architectural details or elements,
including windows and doorways.
All ground -mounted signs shall be placed within planting areas that
are coordinated in design for the overall site.
Wall signs attached to a building shall be erected parallel to the
vertical wall surface and shall not project more than 12 inches from
the wall upon which the sign is attached. No wall sign shall project
beyond the end or top of the wall or sloping roof to which such sign
is attached.
A minimum clearance of 8 feet shall be provided between the
ground and the bottom of any sign located over a pedestrian way.
f. Text and Materials
Text on all signs shall be simple and easy to read. It is important that all
message wording be selected to maximize information being conveyed
while using the most concise vocabulary. A sign with a brief, succinct
message is more user-friendly, and will have a cleaner look. All
directional lettering shall be a mix of upper and lower case lettering with
the first letter of every word capitalized. Avoid spacing letters too close
together as crowding will make the sign more difficult to read.
Signs shall be constructed of high-quality, durable materials. Brick and
mortar or natural stone bases are to be constructed with materials that
complement the building architecture. Wood signs are discouraged.
g. Exceptions
Home address or family name plaques are excluded from the above
requirements.
21
Mount Carmel Campus
Ordinance No. — 14
h. Exterior Graphics or Art
Painting of garage doors with multiple colors or designs is prohibited.
All garage doors shall be one color, with a second color allowed for
accents only.
G. Performance Standards
The development and maintenance of uses in this PUD District shall be
established in conformance with the following standards.
1. Platting: The conceptual development plan shall serve as the preliminary
plat for this PUD District. Subdivision plats and improvement plans shall be
submitted in accordance with Article 11. Land Subdivision, of the City of
Dubuque Unified Development Code.
2. Site Plans: Final site development plans shall be submitted in accordance
with Article 12 Site Plans and Article 13 Site Design Standards prior to
construction of each building and vehicle -related feature unless otherwise
exempted by Article 12.
3. Storm Water Conveyance: The developer of each lot shall be responsible
for providing surface or subsurface conveyance(s) of storm water from the lot
to existing storm sewers or to flow line of open drainage ways outside the lot
in a means that is satisfactory to the Engineering Department of the City of
Dubuque. Other applicable regulations enforced by the City of Dubuque
relative to storm water management and drainage shall apply to properties in
the PUD District.
4. Noises: Noises generated within the PUD District shall be regulated by
Chapter 33, Article IV, Noises, of the City of Dubuque Code of Ordinances.
5. Flood Plain Regulations: The area of the PUD District that lies within the
flood plain of Catfish Creek shall be subject to the regulations of Article 6-4
of the Unified Development Code.
6. Phased construction of buildings and parking spaces: The construction of
off-street parking spaces may be phased in proportion to the percentage of
total building floor area constructed at any one time. Ground area set aside
for future parking, loading spaces or driveways or for parking provided in
excess of the minimum required number of parking spaces shall not reduce
the minimum required area for open space.
7. Other Codes and Regulations: These regulations do not relieve an owner
from other applicable City, County, State or Federal Codes, regulations, laws
22
Mount Carmel Campus
Ordinance No. — 14
and other controls relative to the planning, construction, operation and
management of property in the PUD District.
H. Transfer of Ownership
Transfer of ownership or lease of property in this PUD District shall include in the
transfer or lease agreement a provision that the purchaser or lessee
acknowledges awareness of the conditions authorizing the establishment of the
district.
I. Modifications
Any modifications of this Ordinance must be approved by the City Council in
accordance with zoning reclassification proceedings of Article 9-5 of the Unified
Development Code.
J. Recording
A copy of this ordinance shall be recorded at the expense of the property owner(s)
with the Dubuque County Recorder a permanent record of the conditions
accepted as part of this reclassification approval within thirty (30) days after the
adoption of this ordinance. This ordinance shall be binding upon the undersigned
and his/her heirs, successors and assigns.
Section 3. The foregoing amendment has heretofore been reviewed by the
Zoning Advisory Commission of the City of Dubuque, Iowa.
Section 4. This Ordinance shall take effect upon publication as provided by law.
Passed, approved and adopted this
Attest:
day of 2014.
Roy D. Buol, Mayor:
Kevin S. Firnstahl, City Clerk
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: May 09, 2014, and for which the charge is $18.59.
Subscribed to before me, Notary Public in and for Dubuque County, Iowa,
,
Notary Public in and for Dubuque County, Iowa.
art OF DUBUQUE,
IOWA
OFFICIAL IdBYICE
NOTICE IS HEREBY
GIVEN that the Dubu-
que City Council will
conduct a public hear-
ing at !a meeting to
commence at 6:30 p.m.
on May 19, 2014, in the
Historic Federal Build
ing, 350 West 6th
Street, on the follow-
ing:
IRezonitigs
Request by the Sisters
of Charity BVM / The
Lakota Group to rezone,
property at 1100 Mt.
Carmel Drive from R-1,
Single -Family Residen-
tial, to PUD, Planned
Unit Development
Request by Dr. Mary
Lynn Neumeister to
rezone the property at
3674 Crescent Ridge
from R-1, Single -Family
Residential, to C-3,
General Commercial
Zoning District
MARY WESTERMEYER
Commiasi00n Number 154885
My Comm, exp, FEB, 1, 2017
Written comments re-
garding the above pub-
lic hearings may be
submitted to the City
Clerk's Office on or be-
fore said time of public
hearing. At said time
and place of public
hearings all interested
citizens and parties
will be given an oppor-
tunity
to be heard for
or against said actions.
Copies of supporting
documents for the pub-
lic hearings are on file
in the City Clerk's Of-
fice and i may be
viewed during regular
working hours.
Any visual or hearing
impaired persons
needing special assis-
tance
or persons with
special accessibility
needs should contact
the City Clerk's Office
at (563) 589-4100 or
TTY (563)'690-6678 at
least 48 hours prior to
the meeting.
Kevin S. rirnstahl,
CMC, City Clerk
5/9
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
Sister Teresa Hadro
Sisters of Charity BVM
1100 Mt. Carmel Drive
Dubuque IA 52003
Dubuque
All•AmedeaCity
1III�.'
2012
RE: City Council Public Hearing — Rezoning Request
Masterpiece on the Mississippi
May 9, 2014
Dear Applicant:
The City Council will consider your request to rezone property located at 1100 Mt.
Carmel Drive at a public hearing on Monday, May 19, 2014. 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, 2" 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.
Sincerely,
Kyle L. Krit
Associate Planner
Enclosures
cc: Kevin Firnstahl, City Clerk
Daniel Grove, The Lakota Group
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