Rezoning Miller Road Terminus Henschel's Hidden AcresPlanning Services Department
City Hall
50 West 13~ Street
Dubuque, IA 52001-4864
(563) 589-4210 phone
(563) 589-4221 fax
(563) 690-6678 TDD
planningC cityofdubuque.org
THE CITY OF
DUB E
Masterpiece on the Mississippi
September 10, 2007
The Honorable Mayor and City Council Members
City of Dubuque
City Hall - 50 W. 13th Street
Dubuque IA 52001
Applicant: Thomas & Sheri Henschel
Location: West of Miller Road Terminus (Lot 2 Henschel's Hidden Acres)
Description: To rezone property from AG Agricultural District to R-1 Single-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 the location of property to be
rezoned.
Staff reviewed surrounding zoning and land use, noting availability of City water and
sanitary sewer facilities. Staff reviewed access issues, noting there was a platted
easement along Miller Road to the subject property.
There were no public comments.
The Zoning Advisory Commission discussed the request and found that it was
appropriate.
Recommendation
By a vote of 4 to 0, the Zoning Advisory Commission recommends that the City Council
approve the request.
A simple majority vote is needed for the City Council to approve the request.
Respectfully submitted,
~~u~e 1~ ~~~vuk ~ /~~
Eugene Bird Jr., Chairperson
Zoning Advisory Commission
Service People Integrity Responsibility Innovation
THE CITY OF
DuB
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PLANNING APPLICATION FORM
^ Variance ~ezoning
^Conditional Use Permit ^Planned District
^Appeal ^Preiiminary Plat
^Special Exception ^Minor Rnal Plat
^Limited Setback Waiver ^Text Amendment
Please tvae or arint le4ibly in ink
Gty of Dubuque
Planning Services Department
Dubuque, IA 52001-4864
Phone:563-589-4210
Fax: 563-589221
^Simple Site P{an ^Annexation
^Minor Site Plan ^Temporary Use Permit
^ Major Site P{an ^Certifirate of Economic Non-Viability
^ Major Fnal Plat ^Certificate of Appropriateness
^Simple Subdivision ^Other:
Property owner(s): ~ ~f ~~~A~ ~~~~~ Phone: ~3 ~•Z~'~
/Address: ~,~i~~ Gty: .(i~~~~" Stater Zp: CZar,3
749
'Fax Number: ~~ ~Sl'° Mobile/Cellular Number: S~S3- ~.~! 9~Z9
Applicant/Agerit:
Address:
Fax Number:
Site location/address:
Gty:
Phone:
State: Zip:
Mobile/Cellular Number:
F~cisting zoning: ~~~ Proposed zoning: ~- ( Historic District:: ~_ Landmark: ~_
Legal Description (Bidwell parcel ID# or lot number/block number/subdivision):
- -.
Total property (lot) area (square feet or acres):~~ ,~~~5
Describe proposal and reason necessary (attach a letter of explanation, if needed):
CERTIFICATION: I/we, the undersigned, do hereby certify that:
1. The information submitted herein is true and correct to the best of my/our knowledge and upon
submittal becomes public record;
2. Fees are not refundable and payment does not guarantee approval; and
3. All additional required written and graphic materials are attached.
Property Owners}: „~~~ Date• 7 ~O- ~
Applicant/Agent:
Date:
FOR OFFICE USE ONLY -APPLICATION SUBMITTAL CHECKLIST
Fee: ~36a 'Received by: ~ Date: '7 -~ °~ t~ocket:
Site/sketch plan ^ Conceptual Development Plan ^Photo ~lat
^Improvement plans ^Design review project description ^Floor plan ^Other:
THE CITY OF
DuB E
Masterpiece on tl~e Mississippi N
Vicinity Map
Applicant: Thomas & Sheri Henschel
Location: West of Miller Road Terminus
(Lot 2 Henschel's Hidden Acres)
Description: To rezone property from AG
Agricultural District to R-1 Single-Family
Residential District.
Legend
Henschels Hidden Acres
Base Map Provided by Dubuque County GIS
Planning Seroices~cinity Maps/ZAC Vicinity Maps/Final Plat of Henschel-McNamer Place #3 07_10_07
REZONING STAFF REPORT
Zoning Agenda: September 5, 2007
Property Address: West of Miller Road terminus (Lot 2 Henschel's Hidden Acres)
Property Owner. Thomas and Sheri Henschel
Applicant Tom Henschel
Proposed Land Use:
Residential
Proposed Zoning: R-1
Existing Land Use
AgriculturalNacant
Adjacent Land Use: North -Residential
East -Agricultural
South -Agricultural/Flood Plain
West -Agricultural
Former Zoning: 1934 -County Agricultural
1975 -City Agricultural
1985 -City Agricultural
Existing Zoning: AG
Adjacent Zoning: North - R-1
East - AG
South - AG
West - AG
Total Area:.448 acres
Property History: The property was part of the original farmstead built in 1880 and has
served as agricultural land to the present The property was subsequently annexed to the
city.
Physical Characteristics: The property is an approximately half-acre parcel located just
north of the Catfish Creek flood plain. The property 's situated at the toe of the bluff with
approximately 16 feet of elevation change from the north boundary of the property to the
south boundary of the property. The property has frontage along the platted Miller Road .
along its south boundary.
Concurrence with Comprehensive Plan: The Comprehensive Plan encourages provision
of a range of housing options throughout the community. The Comprehensive Plan also
encourages the redevelopment or adaptive reuse of vacant or underutilized sites. The
future land use map calls for this property to be residential
Impact of Request on:
Utilities: Sanitary sewer is available approximately 85 feet south of the subject property.
City water, however, is not currently available in this area andthe property owner may
have to provide a private well.
Traffic Patterns/Counts: No traffic counts are available for Miller Road which is not
heavily used.
Rezoning Staff Report -West of Miller Road terminus (Lot 2 Henschel's Hidden Acres) Page
2
Public Services: Road maintenance and trash collection are discontinued at the end of
the paved portion of Miller Road approximately 1,100 feet east of the subject lot. Under
a development agreement signed by the property owner and the City of Dubuque, it is
not necessary for the roadway to be improved to City standards from the Miller Road
terminus to the subject lot.
Environment: Development of asingle-family home on a large lot at this location should
have limited impact on the environment.
Adjacent Properties: The subject property is screened bya heavily wooded hillside and
is remote from any adjacent residential development. Therefore, rezoning the property
for single-family residential development should have little impact on the adjacent
property.
CIP Investments: None proposed.
Staff Analysis: The applicant is proposing to rezone an approximately half-acre parcel of
property located on the Henschel Farm approximately 1,100 feet west of the terminus of the
paved portion of Miller Road from AG Agricultural to R 1Single-Family Residential. The
property is part of the old Henschel Farmstead that was o-iginally developed in 1880. The
property is remote and well screened from adjacent properties.The applicant intends to build
a single-family home at this location.
City refuse pick up is available at the western terminus of the Miller Road pavement. Tte
City maintains the paved portion of the road. City water is not available but City sanitary
sewer is available.
The property is sloped with approximately 16 feet of elevation change over a distance of
approximately 115 feet. The lot, while not located along a platted City street, is adjacent to
the Miller Road easement, which is 50feet wide at this location. The property owner
currently has a development agreement with the City of Dubuque which does not require
improvement of Miller Road to City standards. Currently, the road is narrow and unpaved.
Any subsequent development of the subject property or adjacent properties would require
that Miller Road be improved to Cityor private street standards to serve the additional lots.
Staff recommends the Commission review the criteria established in Section 61.1 regarding
rezoning.
Prepared by: !~r~i~i~ Reviewed: ~ Date: £~"Zc~'~'
Prepared by: Laura Carstens. City Planner Address: City Hall. 50 W. 13th St Telephone: 589-4210
Retum to: Jeanne Schneider. Citv Clerk Address: City Hall- 50 W. 13 St Telephone: 589-4121
ORDINANCE NO. 51-07
AN ORDINANCE AMENDING APPENDIX A (THE ZONING ORDINANCE) OF THE
CITY OF DUBUQUE CODE OF ORDINANCES BY RECLASSIFYING HEREINAFTER
DESCRIBED PROPERTY LOCATED AT THE END OF MILLER ROAD FROM AG
AGRICULTURAL DISTRICT TO R-1 SINGLE-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 AG Agricultural District to R-1 Single Family Residential District, to wit:
Lot 2 Henschel's Hidden Acres, 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 17th day of September 2007.
Attest:
Roy D. Buol, Mayor
Jeanne F. Schneider, City Cierk