Request to Rezone 2160 Elm_Michelle MihalakisPlanning Services Department
City Hall
50 West 13~ Street
Dubuque, IA 52001-4864
(563) 589-4210 phone
(563) 589-4221 fax
(563) 690-6678 TDD
planning,@cityofdubuque.orQ
THE CITY OF
DuB E
Masterpiece on the Mississippi
November 13, 2007
The Honorable Mayor and City Council Members
City of Dubuque
City Hall - 50 W. 13th Street
Dubuque IA 52001
Applicant: Michelle Mihalakis
Location: 2160 Elm Street
Description: To rezone property from R-2A Alternate Two-Family Residential District to OR
Office 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 the property and the single
room occupancy (SRO) house planned for the site. The applicant noted she has met with
neighbors and they are supportive of her request.
Staff reviewed surrounding zoning and land use and noted location of similar housing in the
community and the lack of any reported problems associated with SROs.
There were three letters submitted in support of the project.
The Zoning Advisory Commission discussed the request, and reviewed the trail projects and
Bee Branch Sewer which are in the vicinity of the proposed rezoning.
Recommendation
By a vote of 7 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,
Eugene Bird Jr., Chairperson
Zoning Advisory Commission
cc David Harris, Housing Services Director
F:\USERS\Kmunson\WP\City Council\CC 11_19_07\Rezoning 2160 Elm St (Mihalakis) 11_19_07 CC Itr.doc
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PLANNING APPLICATION FORM
^Variance ezoning ^Simple Site Plan
^Conditional Use Permit ^Planned District ^Minor Site Plan
^Appeal ^Preliminary Plat ^Major Site Plan
^Special Exception ^Minor Final Plat ^Major Final Plat
^Limited Setback Waiver ^Text Amendment ^Simple Subdivision
Property owner(s):
Address: ~~
Fax Number:
Applicant/Agent: _
Address:
Fax Number:
ile/Cellular Number:
State: Zip:
Site location/address: Z~ b 0 F ~,. M STie.E-~ T
Existing zoning: ~~_ Proposed zoning: d~ Historic District: ~ ~ Landmark: N~
Legal Description (Bidwell parcel ID# or lot number/block number/subdivision):/+_/C~ • Z ~• Z 11- ~7 -k-
_16. L~ 2l/ 002 ~ +(~ Nnr~/~- po~~.b-. ~ /o Z`~z.Jl ol/
Total property (lot) area (square feet or acres):
Describe proposal a~,d reason necessary (attach a letter of explanation, if needed): To /Gz:a,.~
p~ °~,~ f-~o..,-~., .2-Z.4 ~.~ O ~ o Fie, /fir. ale. ~,a l
CERTIFICAI`ION: I/we, the undersigned, do hereby certify that:
i. 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 Owne Date:
Applicant/Agent: ~ Date:
,~
FOR OFFICE USE ONLY - APPLI N SUBM AL CHE KLIST p
Fee~3~~ °~ Received by: Date: ! `Z(7
7 Docket:
^ Site/sketch plan ^ Conc tual elop ent Plan ^Photo ^ Plat
le/Cellular N
City of Dubuque
Planning Services Department
Dubuque, IA 52001-4864
Phone: 563-589-4210
Fax: 563-589-4221
^Annexation
^Temporary Use Permit
^Certificate of Economic Non-Viability
^Certificate of Appropriateness
^Other:
Slp ~ ---sal-~~~
State_;.~„~ip: mod/
Phone:
City:
^ Improvement plans ^ Design review project description ^ Floor plan ^ Other:
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563-599-2980
October 4, 2007
Dear Neighbor=
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As you are aware, we finished an SRO (Single Room Occupancy) building located at 2080 Elm
Street called Manasseh House. It is a beautiful facility that is well maintained and operated. I
hope that this has eased the concerns that some of you had when I started making plans to
build it.
I am now proposing to build another SRO for low- to medium-income women in our
neighborhood. The building will again be for single adult women and will be located at 2160
Elm Street. The plan is to have 24-hour onsite staff in this one as well. We will apply for a
variances and rezoning of 2160 EIm Street and a portion of Burton Boyes' place located directly
behind it.
If you have any questions or concerns regarding the project, please don't hesitate to call me at
563-599-2980.
~~ ~~\
Disclarner: This information was compiled
using the Dubuque Area Geographic
Infortuation System (DAGIS). It is
understood that, while the City of Dubuque
and participating agencies utilized the most
current and accurate information available,
DAGIS and its suppliers do not warrant the
accuracy or currency of the information or
data contained herein.
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THE CITY OF
DuB E
Masterpiece on the Mississippi N
Vicinity Map
Applicant: Michelle Mihalakis
Location: 2160 Elm Street
Description: To rezone property from R-2A
Alternate Two-Family Residential District to
OR Office Residential District.
Legend
Proposed Area to be Rezoned
City Zoning Boundary
Base Map Provided by Dubuque County GIS
H:\Planning Services\Vicinity Maps\ZAC Vicinity Maps12160 Elm Rezoning 10_01_07
REZONING STAFF REPORT
Zoning Agenda: November 7, 2007
Property Address:
Property Owner:
Applicant:
2160 Elm Street
Michelle Mihalakis
Same
Proposed Land Use: Multi-family residential Proposed Zoning: OR
Existing Land Use: Single-Family Residential/Vacant Existing Zoning: R-2A
Adjacent Land Use:. North -Residential Adjacent Zoning: North - R-2A
East -Residential East - R-2A
South -Residential South - R-2A
West -Residential West - R-2A
Former Zoning: 1934 -Business A/Business B Total Area: Approx. 12,400 sq. ft.
1975 - R-4, 1985 - R-2A
Property History: The property was subdivided in the late 1800s as part of the original
Langworthy/Kniest Subdivision and a residence was built here in 1880. The current
residence is somewhat deteriorated. The back portion of this lot served as the railroad
right-of-way which was vacated circa 1975. The property was purchased by the Boyes
family and used for storage.
Physical Characteristics: The two existing lots and a portion of the third lot make an L-
shaped approximately 13,000 square foot level lot. The lot has frontage on both Kniest
and Elm Streets.
Concurrence with Comprehensive Plan: The Comprehensive Plan calls for this
property to remain multi-family residential. The Comprehensive Plan encourages the
concept of mixed-use developments to create diverse and self-sufficient
neighborhoods. The Comprehensive Plan also recommends buffering to protect
compatible uses from each other.
Impact of Request on:
Utilities: Existing utilities are adequate to serve the site.
Traffic Patterns/Counts: The IDOT has no traffic patterns or counts for Elm and
Kniest Streets at this location. However, the location of the 19-room SRO, or any
of the other permitted uses in the OR district, should have very little additional
impact on the overall traffic in the neighborhood.
Public Services: Existing public services are adequate to serve the site.
Rezoning Staff Report - 2160 Elm Street Page 2
Environment: Staff does not anticipate any adverse impact to the environment
provided adequate erosion control and storm water control is provided during all
phases of development.
Adjacent Properties: The addition of a 19-room SRO or any of the other permitted
uses in the OR district, will increase the residential density and generate somewhat
more noise and activity than a single family home or duplex. There have been four
additional SROs built relatively close to the subject property in this neighborhood.
To date, the other SROs have generated limited impact on the neighborhood. Staff
anticipates that this SRO will remove an existing blighted structure and improve the
property, and should have limited impact on the adjacent residential properties.
CIP Investments: None proposed.
Staff Analysis: The applicant is proposing to redevelop two existing residential lots
and a portion of a third vacant lot for a total of 13,000 square feet of area, creating a
19-room SRO for women. The applicant is proposing to rezone the properties from R-
2A to OR Office Residential. The office residential district allows a combination of low
intensity office and residential uses. The redevelopment of this property will require
removal of an existing blighted home that was built in 1880, and addition of paved off-
street parking. There is an existing residence at 2150 Elm Street and an existing
residence at 2117 Kniest Street that are built in relatively close proximity to the subject
property. There is a combination of single and two-family residences located across
Elm and Kniest Streets from the subject property.
The addition of a 19-room SRO at this location will serve to remove a blighted structure
and redevelop and improve the existing lots. However, the 19-room SRO will also be
located in one of the most densely populated residential areas in the city. The
proposed SRO has been granted a special exception for setbacks and a variance for
parking contingent upon rezoning approval.
The Zoning Advisory Commission has approved additional OR rezonings in the area,
including an OR rezoning approximately 270 feet south of the subject property, to
facilitate development of SROs in the neighborhood. After these properties were
rezoned and redeveloped for SROs, staff has received little negative feedback from the
neighbors.
Staff recommends the Zoning Advisory Commission review the criteria established in
Section 6-1.1 regarding rezoning.
Prepared by: tic Reviewed: ~ Date: /D •3 ~•O ~
Prepared by: Laura Carstens Citv Planner Address: Citv Hall. 50 W. 13th St Telephone: 589-4210
Return to: Jeanne Schneider Citv Clerk Address: City Hall- 50 W. 13 St Telephone: 589-4121
ORDINANCE NO. -07
AN ORDINANCE AMENDING APPENDIX A (THE ZONING ORDINANCE) OF THE CITY
OF DUBUQUE CODE OF ORDINANCES BY RECLASSIFYING HEREINAFTER
DESCRIBED PROPERTY LOCATED AT 2160 ELM STREET FROM R-2A ALTERNATE
TWO-FAMILY RESIDENTIAL DISTRICT TO OR OFFICE 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 OR Office Residential District to wit:
Lot 1-2-1-12, Lot 2-2-1-12, Kniest's Subdivision, Lot 1-1-N 1/3 - 99 L.H. Langworthy,
Lot 1-1 of Elm Street Subdivision, and to the north 80 feet of Burton W. Boyes Place,
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.
Attest:
Passed, approved and adopted this day of 2007.
Roy D. Buol, Mayor
Jeanne F. Schneider, City Clerk
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Kathleen M Davis
2105'/ZKniestSlh~et
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Ft~one: (5C3) 5~sa21
October 20, 2007
Planning Services Division
City Hall
50 W. 13'x' street
Dubuque, IA 52001
Dear Sir or Madam:
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This letter is to inform you that I Kathleen M. Davis of 2105'/Z Kniest Street
approve the zoning request for Michelle M. Mihalakis at 2160 Elm Street.
Michelle currently owns property already on Elm Street.
She maintains this property in excellent condition. It is always quiet and
I enjoy walking by there because the sidewalks are kept up and the
flowers and landscaping are very eye appealing.
Before Michelle purchased this property it was a vacant lot
with trash dumped there and undesirable people hanging about.
It was an eyesore for the neighborhood and myself.
If Michelle is able to get the zoning it will definitely improve the neighborhood
because of her care and concern of the property she already owns.
Sincerely,
Kathleen M. Davis
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Mental Health America
of Dubuque County
P.O. Box 283
Dubuque, Iowa 52004-0283
info(c~mhadbg.org
October 18, 2007
To whom it may concern:
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We are writing to support the proposed 18unit SRO project at 2160 Elm St, part of which, will be
intended for women with mental illness and substance abuse issues.. This is a one of a kind project
that could help meet the housing needs of some women in this segment of the population. Housing
becomes a particular problem for this group, many of whom ,are on Federal Social Security Benefits
with very limited income for housing. Dr. Juliann Davis, former clinical Director of the Hillcrest Mental
Health Center, estimated that 45% of the current clinical case load were on Title 19 insurance
benefits.
Our Envision Committee has identified three major issues confronting those with mental health and
substance abuse problems which are access to services, housing, and transportation. The proposed
project would be a big step in meeting the need for housing.
Michelle's development of the Manasseh House clearly demonstrates her capacity to create
affordable housing for homeless single women. Her neighbors have accepted the project together
with the landscaping which enhances the appearance of the neighborhood. She is also concerned to
develop neighborhood employment opportunities for these women.
It is a distinct privilege for me and members of the Envision Committee(Joan Bellmann, Rudy
Bellmann, Ann Ernst, Todd Lange, Joe Hickey, and Pat Balvanz) to recommend this Housing Project
to you for further consideration.
Sincere) ,
urtis, air of the Mental Health /Substance Abuse Envision Committee
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K'1 M ~VIS
2105'h KniestStr~eet
Dubuque, IA5~001~584
PhOrl~ (56:3) 543821
October 20, 2007
Planning Services Division
City Hall
50 W. 13'x' street
Dubuque,lA 52001
Dear Sir or Madam:
This letter is to inform you that I Kathleen M. Davis of 2105'/ Kniest Street
approve the zoning request for Michelle M. Mihalakis at 2160 Elm Street.
Michelle currently owns property already on Elm Street.
She maintains this property in excellent condition. It is always quiet and
I enjoy walking by there because the sidewalks are kept up and the
flowers and landscaping are very eye appealing.
Before Michelle purchased this property it was a vacant lot
with trash dumped there and undesirable people hanging about.
It was an eyesore for the neighborhood and myself.
If Michelle is able to get the zoning it will definitely improve the neighborhood
because of her care and concern of the property she already owns.
Sincerely,
Kathleen M. Davis
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of Dubuque County ~ ~' ~~
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P.O. Box 283
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Dubuque, Iowa 52004-0283 c;
info(c~mhadbg.orq ~ tv
October 18, 2007
To whom it may concern:
We are writing to support the proposed 18unit SRO project at 2160 Elm St, part of which, will be
intended for women with mental illness and substance abuse issues.. This is a one of a kind project
that could help meet the housing needs of some women in this segment of the population. Housing
becomes a particular problem for this group, many of whom ,are on Federal Social Security Benefits
with very limited income for housing. Dr. Juliann Davis, former clinical Director of the Hillcrest Mental
Health Center, estimated that 45% of the current clinical case load were on Title 19 insurance
benefits.
Our Envision Committee has identified three major issues confronting those with mental health and
substance abuse problems which are access to services, housing, and transportation. The proposed
project would be a big step in meeting the need for housing.
Michelle's development of the Manasseh House clearly demonstrates her capacity to create
affordable housing for homeless single women. Her neighbors have accepted the project together
with the landscaping which enhances the appearance of the neighborhood. She is also concerned to
develop neighborhood employment opportunities for these women.
It is a distinct privilege for me and members of the Envision Committee(Joan Bellmann, Rudy
Bellmann, Ann Ernst, Todd Lange, Joe Hickey, and Pat Balvanz) to recommend this Housing Project
to you for further consideration.
S' cerely, _
n urtis, hair of the Mental Health /Substance Abuse Envision Committee
~~ • ~~~ ~ ~c ~ ~~-~
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Mental Health America
of Dubuque County
P.O. Box 283
Dubuque, Iowa 52004-0283
infoC~mhadbg.org
October 18, 2007
Mayor Roy Buol and Members of the Dubuque City Council
Dubuque City Hall
50 West 13"' St.
Dubuque, IA 52001
Dear Mayor Buol and Members of the City Council,
We are writing to support the proposed 18unit SRO project at 2160 Elm St, part of which, will be
intended for women with mental illness and substance abuse issues.. This is a one of a kind project
that could help meet the housing needs of some women in this segment of the population. Housing
becomes a particular problem for this group, many of whom ,are on Federal Social Security Benefits
with very limited income for housing. Dr. Juliann Davis, former clinical Director of the Hillcrest Mental
Health Center, estimated that 45% of the can-ent clinical case load were on Title 19 insurance
benefits.
Our Envision Committee has identified three major issues confronting those with mental health and
substance abuse problems which are access to services, housing, and transportation. The proposed
project would be a big step in meeting the need for housing.
Michelle's development of the Manasseh House clearly demonstrates her capacity to create
affordable housing for homeless single women. Her neighbors have accepted the project together
with the landscaping which enhances the appearance of the neighborhood. She is also concerned to
develop neighborhood employment opportunities for these women.
It is a distinct privilege for us to recommend this project to you for further consideration.
since ly
Curtis, Chair, and Members of the Envision Committee on Mental Health and Substance Abuse,
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