Request to Rezone 827 GarfieldPlanning Services Department
City Hall
50 West 13~ Street
Dubuque, IA 52001-4864
(563) 58911210 phone
(563) 589-4221 fax
(563) 690-6678 TDD
planning~T cityofdubuq_ue.org
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07 A~'~ 1 ' AM 7~ 4 7
City {_ .::. ' ~~ Office
D~~°~ °- e, IA
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The Honorable Mayor and City Council Members
City of Dubuque
City Hall - 50 W. 13~' Street
Dubuque IA 52001
April 9, 2007
Applicant: Alex Finch/John Finch
Location: 827 Garfield Avenue
Description: To rezone property from R-2A Two-Family Residential District to R-3 Moderate
Density Multi-Family Residential District.
Dear Mayor and City Council Members:
The City of Dubuque Zoning Advisory Commission has reviewed the above-cited request. The
application, staff report and related materials are attached for your review.
Discussion
The applicant spoke in favor of the request reviewing proposed changes to property necessary
to construct athree-plex.
Staff reviewed surrounding zoning and land use, availability of off-street parking and allowed
uses in an R-3 Moderate Density Multi-Family Residential zoning district.
There were no public comments. The Commission reviewed the enclosed letter of opposition
from a resident on Rhomberg Avenue.
The Zoning Advisory Commission discussed the request, noting that the parcel could be split in
two and two duplexes constructed and that the parcel is across Garfield Avenue from Hess
Brick and an auto repair business. They reviewed the surrounding properties and felt the
addition of one unit at this location would have little impact on parking, traffic, or overall density.
Recommendation
By a vote of 5 to 0 the Zoning Advisory Commission recommends that the City Council
approves the request.
A simple majority vote is needed for the City Council to approve the request.
Respectfully submitted,
~~~ ~. l~
Eugene Bird Jr., Chairperson
Zoning Advisory Commission
Attachments
F:\USERS\KmunsonlWP\Boards-Commissions\ZAC\City Council\CC 04_16_071827 Garfield Rezoning 04_16_07 cc.Rr.doc
THE CITY OF
DUB E
Masterpiece on the Mississippi
.., _ _ _ _ ,_ ......~._ ___~.M, e
Service People Integrity Responsibility Innovation
Prepared by: Laura Carstens. Citv Planner Address: Cit~Hall. 50 W. 13th St Telephone: 589-4210
Retum to: Jeanne Schneider, Cfir Cterk Address: City Halt- 50 W. 13 St Telephone: 589-4121
ORDINANCE NO.15-07
AN ORDINANCE AMENDING APPENDIX A (THE ZONING ORDINANCE) OF
THE CITY OF DUBUQUE CODE OF ORDINANCES BY RECLASSIFYING
HEREINAFTER DESCRIBED PROPERTY LOCATED AT 827 GARFIELD
AVENUE FROM R-2A ALTERNATE TWO-FAMILY RESIDENTIAL DISTRICT TO
R-3 MODERATE DENSITY MULTI-FAMILY RESIDENTIAL DISTRICT
NOW, THEREFORE, BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY
OF DUBUQUE, IOWA:
Section 1. That Appendix A (The Zoning Ordinance). of the City of Dubuque --
Code of Ordinances is hereby amended by reclassifying the hereinafter-described
property from R-2A Alternate Two-Family Residential District to R-3 Moderate Density.
Multi-Family Residential District, to wit:
Northeast 11.8' of Lot 7 and Lot 8 Dreibilbies Addition, and to the centerline
of the adjoining public right-of-way, all in the- City of Dubuque, Iowa.
Section 2. The foregoing amendment has heretofore been reviewed by the
Zoning Advisory Commission of the City of Dubuque, Iowa.
Section 3. This ordinance shall take effect immediately upon publication, as
provided by law.
Passed, approved and adopted this day of April 16th, 2007.
Roy D. Buol,
Attest:
Jeanne F. Schneider, City Clerk
Feb 14 D7 Q3:05p Planning Services 5t?35Fr94221 p.5
n-sE cmr of Clly' Of DUb~ue
Planning Services Department
~~$ Dubuque, IA 52ti01~864
Phone: 563-5$9210
~~,,~;~,~ S~,d.:~_ Fax: 563-5139-4221
PLAN~IIAiG AFPLICATION FOB
^ Variance ($ltemning [,jSirnpie Sifie Plan QAnnexatian
^Cor-c6ifonal Lisa Permit ^Planned Distrid QMinor S+te Plan QTem{x'xary Ilse permit
^Appeal ^Preiiminary P#at ^ Major Site Plan QCertifi[ate of c Non-ViaaE'rty
^Spec~al Exception [EMinor l=rnal Plat ^ Major Fina! Plat ^Gertficate or Appropriateness
^Limited Se#beck Waiver QText ~4mencknerrt OSimple S~sbdivision d'Qther:
Please tY~e or_print lesrt7~ly in ink
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Property avmer(s): ~ L Q- ~ ...~ ~~~ " Phone: ~ 3-- Z.sz - ~ b y ~
Address: 1r Z3 .4 c%~~~7 ~- ~,y; ~v"~-f.Z•~c/~•c~,.~, statie:-Z~ zip: S2 o S" Z
Fax Nurrrber: S~G 3 - 2S^ 2 -- 3 ~S Z Mobilejt~lular Tlumber. S ~ ~- ~ ~~ ._ Z-~-s~3
Applicant;~Agerit: J ~~•~ ~~n ~ Phone:S6s~ - ~ S Z - / ° f ~
Address: ~% Z3 ^-~-~- Gty: v /~ fate: ~ Zip:.S~ ~S is
Fax Number.~G~ _Zf"' z - 3`7SZ M~~umbe+-: 5~, .3 _ 2 s 2 _- /o ~ a
site location/address: ~ Z 7 ~~ ,2 ~~ L~
Existing ztrnfr~: -2'~ Proposed uar,irag: ~ Historic District: Landmark:
Legal [?escriptirNr (Srdwell parcel ID# or tat numt~er/blodt number/subcliviston):
Total PmI~Y Qo~t) area (square feet or acres): 2_ 'cam ~Gfi ~'~ ~~/~-t,~9'F~-
Destxibe pra I~and reason ne0essary {attaan a Letter of explanation, rt needed}:
CERTIFICATION: I/we, the undersigned, da hereby cerMy tf~at: ~GG.o-~-*-~-o i~.a "rem ' i 1-1+2t~ -P~bjC
3. The ikon submitted herein is true and oamect to tine best a€ rrry/our knowledge and upon
submittal becomes public record;
2. Fees are not refundable and payrr~ does not guarantee approval; and
3. All additronai t~uired written and graphic materials are attadied.
Property C?wner(s}: Date: L / Z /° 7
ApplicarrtJA~gent: Date: '~2 Z °~
FOR OFFICE US/E_O~tNL~Y.- APPLICATION SUBMITi'AL CHE KLIST
Fee: i'~~Received by: ~`V~" Datie: D~pdcet:
to/slc~ plan Q C~ce~at Develnprr~ent Plan DPhoko ^Piat
[]Improvement plans Design review project description IIRoor plan ^Qttrer:
February 19, 2007
Rezoning of 827 Garfield
Alex purchased this property because of the feasibility of having three apartment units.
We have visited with Gerald Stoffel and found that the living area over the unattached
garage can meet the city of Dubuque codes, but it needs to be on a separate lot.
Guy Hemenway said the lot could be split but we would need a parking variance or
provide off street parking for the duplex. The off street parking is feasible but would
destroy the nice back yard which now exists. See attached drawing #l.
By attaching the two structures with a breezeway and making it a triplex we do not have
to split the lot. We can provide the needed parking for all three units off the alley without
seeking a parking variance or destroying the back yard.
This will be a positive in aesthetics and parking conditions for Alex and his surrounding
neighbors.. It also removes the need to provide separate sewer and water and the digging
into the street to provide such services.
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Vicinity Map
Applicant: Alex Finch/John Finch
Location: 827 Garfield Avenue
Description: To rezone property from R-2A
Two-Family Residential District to R-3 Moderate
Density Multi-Family Residential District.
Proposed Area to be Rezoned
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REZONING STAFF REPORT
Zoning Agenda: April 4, 2007
Property Address:
Property Owner:
Applicant:
827 Garfield Avenue
Alex Finch
John Finch
Proposed Land Use
Existing Land Use:
Adjacent Land Use:
Former Zoning:
Multi-Family Residential
Two-Family Residential
North -Residential
East -Commercial
South -Residential
West -Residential
1934 -Two-Family
1975 - R-3
1985 - R-2A
North - R-2A
East - LI
South - R-2A
West - R-2A
Total Area: 8,000 sq. ft.
Property History: The property was subdivided as part of the original city plat and a
residence was built at this location in 1898. The property has served as a residential lot
to the present.
Physical Characteristics: The subject lot is a relatively level, approximately 8,000
square foot, corner lot located at the intersection of Garfield Avenue and Humboldt
Street. The subject property has approximately 58 feet of frontage along Garfield
Avenue and 135 feet of frontage along Humboldt Street, with alley access behind. The
subject residence is a duplex with a detached garage behind along the alley.
Concurrence with Comprehensive Plan: The Land Use Element of the
Comprehensive Plan states; 'To provide a range of housing options throughout the
community" and "To buffer and protect incompatible uses from each other."
Impact of Request on:
Utilities: Existing utilities are adequate to serve the site.
Proposed Zoning: R-3
Existing Zoning: R-2A
Adjacent Zoning
Traffic Patterns/Counts: IDOT traffic counts are not available for Garfield Avenue
at this location; however, the addition of one unit should have very limited impact
on traffic in the vicinity.
Rezoning Staff Report - 827 Garfield Avenue Page 2
Public Services: Existing public services are adequate to serve this site. The
applicant is working with the Building and Engineering Departments regarding
extension of water and sewer to the residential addition.
Environment: Staff does not anticipate any adverse impact to the environment
because the site is almost fully developed.
Adjacent Properties: The addition of a unit at this location will increase the
residential density and create a slightly higher demand on parking in the
neighborhood. The applicant has proposed to pave three additional off-street
parking spaces on the lot that will be accessed from the alley to help satisfy parking
demand.
CIP Investments: None proposed.
Staff Analysis: The applicant is proposing to rezone an approximately 8,000 square
foot lot that currently accommodates a duplex and accessory detached garage from
R-2A Alternate Two-Family Residential to R-3 Multi-Family Residential zoning district.
The applicant's intention is to convert a portion of the detached garage to another unit
and connect the buildings, creating athree-plex.
The property is bordered on three sides by single and two-family residential
development and is located across Garfield Avenue from commercial and light
industrial land use. There is on-street parking available on both sides of Garfield
Avenue and Humboldt Street at this location. The only parking for the subject property
is currently located in the ground floor portion of the detached garage and is accessed
from the alley. The applicant proposes to add three paved off-street parking spaces
directly adjacent to the detached garage to satisfy parking requirements.
The addition of a unit at this location will somewhat increase the residential density and
activity in an area that is currently densely developed.
Staff recommends the Commission review the criteria established in Section 6-1.1 of
the Zoning Ordinance regarding granting a rezoning.
Prepared by: ~ -•~/ Reviewed: ~ Date:.3'1~'
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