Request to Rezone - 2222 Queen Street (Sacred Heart School)_Cohen-Esrey Copyright 2014
City of Dubuque Public Hearings # 2.
ITEM TITLE: Request to Rezone -2222 Queen Street
SUMMARY: Proof of publication on notice of public hearing to consider
a request by Cohen-Esrey Affordable Partners to rezone
property located at 2222 Queen Street from R-2A Alternate
Two-Family Residential District to OR Office Residential
District and the Zoning Advisory Commission
recommending approval.
ORDINANCE Amending Title 16 of the City of Dubuque
Code of Ordinances, Unified Development Code, by
reclassifying hereinafter described property located at
2222 Queen Street from R-2A Alternate Two-Family
Residential District to OR Office Residential District
SUGGESTED DISPOSITION: Suggested Disposition: Receive and File; Motion B; Motion
A
ATTACHMENTS:
Description Type
ZAC Letter Staff Memo
Applicant Materials Supporting Documentation
Staff Materials Supporting Documentation
Ordinance Ordinance
Suggested Motion Supporting Documentation
Plaruung Services Department D�ubuq�Jue
City Hall fiii" THE CITY OF
50 West 13th Street DT7B
Dubuque,IA 52001-4864 1I f I r IIJJ
TE
(563)589-4210 phone
rox•mu•roar Mnsterprece on the Mississippi
(563)589-4221 fax
(563)690-6678 TDD
planning<�cityofdubuque.org
December 10, 2015
The Honorable Mayor and City Council Members
City of Dubuque
City Hall — 50 W. 131h Street
DubuquelA 52001
Applicant: Cohen-Esrey Affordable Partners
Location: 2222 Queen 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 plans to renovate the old Sacred
Heart school building to create 28 senior apartments. The applicant reviewed that he
had met with the North End Neighborhood and discussed how the project will be
financed.
Staff reviewed the staff report, noting that there will be 18 off-street parking spaces
available, which exceed the Unified Development Code requirements. Staff reviewed
surrounding zoning and land use, and reviewed the list of allowed uses in the OR Office
Residential district.
There was one public comment in support of the request, which noted that the proposed
senior housing is within walking distance to a drug store and supermarket, and is served
by public transportation.
The Zoning Advisory Commission discussed the request, and found that the proposal
represented an excellent re-use of an old church building.
Recommendation
By a vote of 5 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.
Service People Integrity Responsibility Innovation Teamwork
The Honorable Mayor and City Council Members
Page 2
Respectfully submitted,
Patrick Norton, Chairperson
Zoning Advisory Commission
cc: Alvin Nash, Housing and Community Development Director
Service People Integrity Responsibility Innovation Teamwork
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MR OFFICE USE ONLY—APPLICATION SUBMITTAL CHECKLIST
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Cohen-Esrey Affordable Partners, LLC
Gala K.N"51reet, WN 101
Ovarraa9 Part, RE 00202
rasa: 91a.9n."O.776o
FAS: 910.671.2701
CJHEN-ESREY
October 27, 2015
City of Dubuque
Zoning Advisory CommissiorVOty Council
50101est 131 Street
Dubuque, [A 52001
RE: Request to rezone property at 2222 Queen Street. Marquette Hall Residences
Dear Zoning Advisory Commission and City Council Members:
Over the past twenty years, Cohen-Esrey Affordable Partners has developed over 60 properties in the
Midwest totaling nearly 4000 units, many of which were historic renovations of old schools; hospitals,
hotels, and warehouses for use as senior and workforce housing. We often utilize federal and state historic
tax credits as well as state housing tau credits to assist in the financing of these projects.
We are very excited to partner with Holy Spirit Parish and the City of Dubuque to renovate the farmer
Sacred Heart School building into 28 quality and historic senior apartments,
In addition to preserving and restoring an historic gem, Marquette Hall (the original name), which was built
in 1915, we believe this project mll help revitalize the North End neighborhood as seniors move from their
single-family homes to the Marquette Hall Residences and new owners of the single-family homes
purchase and rehab those existing homes.
We are requesting, along with Holy Spirit Parish, that the Zoning Advisory Commission and the City Council
approve a rezoning of the property from R-2A to ORtOffice and Residential in order to facilitate the building
of the new senior apartments.
soon-We look forward to sharing ft plans of Marquette Hall Residences with you
Sincerely,
Brian Subeeney
Development Director
Cohen-Esrey Affordable Partners
612.817.3266
bsweeney@cohenesrey.com
buqae
THE CITYOF Du
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Masterpiece on the Mississippi 2007 )U•mis
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Vicinity Map
1� Applicants: Cohen-Esrey Affordable
Partners, LLC
Location: 2222 Queen Street
Description: To rezone property from R-2A
Alternate Two-Family Residential
° District to OR Office Residential
A� �Nas District.
0
Legend
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REZONING STAFF REPORT Zoning Agenda: December 2, 2015
Property Address: 2222 Queen Street
Property Owner: Cohen-Esrey Affordable Partners, LLC
Applicant: Same
Proposed Land Use: Residential Proposed Zoning: OR
Existing Land Use: Vacant/School Existing Zoning: R-2A
Adjacent Land Use: North — Residential/Church Adjacent Zoning: North — R-2A
East— Church East— R-2A
South — Residential/Commercial South — R-2A/C-1
West— Residential West — R-2A/PR
Former Zoning: 1934 —Two-Family Total Area: 27,460 square feet
1975 — R-2
1985 — R-2A
Property History: The subject property was part of the original Sanford's Subdivision
platted circa 1900. The four-story Sacred Heart School building was building in 1920.
The school remained active until recently and is currently vacant.
Physical Characteristics: The subject property is a relatively level 27,460 square foot
corner lot with frontage along Regent and Queen Streets. The subject property
accommodates a four-story vacant school building with approximately 14,000 square
feet of area on each floor and an 18-space surface parking lot with access from both
Queen and Regent Streets.
Concurrence with Comprehensive Plan: The Comprehensive Plan encourages
mixed use development and adaptive re-use of historic structures. The Comprehensive
Plan also cautions that incompatible uses should be buffered from each other. The
2030 Future Land Use Map calls for this area to remain institutional.
Impact of Request on:
Utilities: Existing utilities are adequate to serve the site.
Traffic Patterns/Counts: There are no IDOT average daily trip accounts in the
immediate vicinity of the subject property. Regent, Prince, and Queen Streets in
the surrounding area are local streets and have relatively low traffic volumes. The
closest more heavily traveled streets are 22"d Street and Windsor Avenue.
Rezoning Staff Report —2222 Queen Street Page 2
Windsor Avenue experiences approximately 6,000 average vehicle trips per day.
The addition of 28 units of senior housing should generate very limited traffic and
have little impact on the adjacent residential streets.
Public Services: Existing public services are adequate to serve the property.
Environment: Staff does not anticipate any adverse impact to the environment as
the redevelopment should be primarily internal to the building with some parking lot
improvements.
Adjacent Properties: The subject property is located in a mixed use area that is
characterized by single and two-family homes, an 18- unit housing complex, a
church and associated parking lot, and a small restaurant with upper story
residential. The addition of 28 senior apartments and associated parking at this
location should have very limited impact on the adjacent properties with regard to
demand on parking and traffic. Also, repurposing of a currently vacant large
institutional building should have a positive impact on the subject property and on
the neighborhood in general.
CIP Investments: None proposed.
Staff Analysis: The applicant is proposing to rezone the Marquette Building which is
the old Sacred Heart School building built in 1920 from R-2A Alternate Two-Family
Residential District to OR Office Residential District in anticipation of renovating the
building to create 28 senior apartments.
The subject property is located on a corner lot with an 18-space surface parking lot with
access to both Queen and Regent Streets. Article 14 of the Unified Development Code
requires .5 spaces for each unit of housing for the elderly. Therefore, the proposed
facility will have an excess of four paved off-street parking spaces.
Senior housing tends to generate very little traffic and what vehicle trips are generated
occur primarily during non-peak periods. Traffic from the facility will travel onto
adjacent, relatively quiet, residential streets. The impact of repurposing and renovating
large vacant institutional buildings for residential use generally has a very positive
impact on the adjacent residential neighborhoods. If these buildings are left vacant
they can have a detrimental effect, often contributing to blight within the neighborhood.
There is an existing former institutional building across the street from the subject
property that was similarly converted to an 18-unit senior housing facility in 1990.
Subsequent to the conversion, staff has received no complaints regarding traffic or
demand on parking for the facility.
Rezoning Staff Report — 2222 Queen Street Page 3
Staff recommends the Commission review Article 9-5 of the Unified Development Code
regarding reclassification of property.
Prepared by: Reviewed: ate: //' Zy'1S
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Section 2-Land Use Regulations Article 5:Zoning Districts
5-7 OR Office Residential
The OR District is intended to serve as a transition zone between commercial and single-
and two-family residential areas permitting adaptive reuse of existing building stock,
which will normally be residential in character.This OR District is not intended to have
any application in undeveloped or newly developing areas of the City or on land made
vacant through intentional demolition.Development standards remain flexible to allow
conservation and reuse of existing buildings.This district should be located in areas
abutting arterial and/or collector streets which are,because of location and trends,suit-
Townhouse able for development of low intensity office uses, and high intensity residential uses.
5-7.1 Principal Permitted Uses
The following uses are permitted in the OR District:
1. Art gallery,museum or library
2. Arlist studio
3. General office
4. Hospice
5. Housing for the elderly or persons with disabilities
6. Medical office
7. Mortuary or funeral home
General office g Multiple-family dwelling
9. Nursing or convalescent home
10. Parking structure
It. Place of religious exercise or religious assembly
12. Public,private,or parochial school approved by the State of Iowa K-12
` 13. Railroad or public or quasi-public utility,including substation
14. School of private instruction
i` 15. Single-or two-family dwelling unit within an existing structure only
16. Townhouse(two or more laterally attached units)
` 5-7.2 Conditional Uses
� .
--- The following conditional uses are permitted in the OR district,subject to the provisions
oI Section 8-5:
Group home 1. Bed and breakfast home
2. Bed and breakfast inn
3. Group home
4. Licensed adult day services
5. Licensed child care center
6. Off-premises residential garage
7. Off-street parking
8. Photographic studio
9. Private club
10. Rooming or hoarding house
11. Tour home
12. Tourist home
13. Wind energy conversion system
5-7.3 Accessory Uses
The following uses are permitted as accessory uses as provided in Section 3-7:
Y
Wind energy 1. Crematorium accessory to a mortuary or funeral hone
conversion system 2. Detached garage
3. Fence
7n"re'�m�r�af
LJUB
Section 2—Land Use Regulations Article 5:Zoning Districts
4. Garage sale;no more than three per calendar year or three consecutive days per sale
5. Home-based business
6. Noncommercial garden,greenhouse or nursery
7. Off-street parking and storage of vehicles
8. Satellite receiving dish
9. Solar collector
10. Sport,recreation,or outdoor cooking equipment
11. Storage building
12. Tennis court,swimming pool or similar permanent facility
13. Wind turbine(building-mounted)
5-7.4 Temporary Uses
Temporary uses shall be regulated in conformance with the provisions of Section 3-19.
5-7.5 Parking
Minimum parking requirements shall be regulated in conformance with the provisions of Article 14.
5-7.6 Signs
Signs shall be regulated in conformance with the provisions of Article 15.
n�scrtrw
DUB E
Section 2—Land Use Regulations Article 5: Zoning Districts
5-7.7 Bulk Regulations
e e
• MinSide MinRear
OR OfficelResidential Area Height
Permitted Uses
General office -- -- 50 20 --- 3 10 40
Hospice 5,000 50 50 20 --- 3 10 40
Housing for the elderly or
disabled 10,000 --- --- --- --- 31 10 40
'd Medical office --- --- 50 20 --- 3 10 40
Mortuary,Funeral home -- --- 50 20 -- 31 10 40
Multi-family 1,200/du 50 50 20 --- 3 10 40
Nursing orconvalescent home 10,000 100 50 20 --- 31 10 40
Place of religious exercise or
assembly,School 20,000 100 50 20 --- 3 10 752
Single-family detached dwelling 5,000 50 50 20 50 3 10 40
Townhouse 1,200/du 16/du 50 20 --- 3/0 10/0 40
Two-family dwelling 5,000 50 50 20 50 3 10 40
Al other permitted uses --- -- 50 20 -- 3 10 40
Conditional Uses
Bed and breakfast home 5,000 50 50 20 50 3 10 40
Bed and breakfast inn --- --- 50 20 50 3 10 40
Group home 5,000 50 50 --- -- 3 10 40
Licensed adult day services,
Licensed child care center 5,000 50 50 20 -- 3 10 40
Off-premise residential garage -- --- 50 20 — 3 10 15
Photographic studio — --- 50 20 -- 3 10 40
Private club --- --- 50 20 -- 3 10 40
Rooming or boarding house 5,000 50 50 20 -- 3 10 40
When abutting a residential district,a sixfoot side setback is required.
Maybe erected to a height not exceeding 75 feet,provided that such buildings shall provide at least one additional foot of
yard space on all sides for each additional foot bywhich such building exceeds the maximum height limit of the district in
which it is located.
-- - - ---- - --- n -i, Midpoint
-aa��a,,.
:F Requu•ed Rear , ,,,�F+,ii Lot Area I Height
tae _ rS�etback I aal,_
Shed Roof
cOD I _ _Midpoint
—
ulHeight
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Nil
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` P.equmed F ntI Mansard or Gambrel RooF
5eWackWtdth ( Highest Level
F-Lot Frontages Height
Street Street
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D—UffbdU
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
Brian Sweeney
Cohen -Esrey Affordable Partners
6800W. 6th St
Overland Park KS 66202
Dubuque
WNW
All-AmericaCity
11111f
2007 • 2012 • 2013
RE: City Council Public Hearing — Rezoning Request
THE CITY OF
DUB
Masterpiece on the Mississippi
December 8, 2015
Dear Applicant:
The City Council will consider your request to rezone property located at 2222 Queen
Street at a public hearing on Monday, December 21, 2015. 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, 2nd 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. Kritz
Associate Planner
Enclosures
cc: Kevin Firnstahl, City Clerk
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 Firnstahl, City Clerk Address: City Hall- 50 W. 13th St Telephone: 589-4121
ORDINANCE NO. 76-15
AN ORDINANCE AMENDING TITLE 16 OF THE CITY OF DUBUQUE CODE OF
ORDINANCES, UNIFIED DEVELOPMENT CODE, BY RECLASSIFYING
HEREINAFTER DESCRIBED PROPERTY LOCATED AT 2222 QUEEN 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 Title 16 of the City of Dubuque Code of Ordinances, Unified
Development Code, 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 31-34 Inclusive of Sanford's Subdivision, and to the centerline of the
adjoining public right-of-way, all in the City of Dubuque, Iowa.
Section 2. That 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 21st day of December, 2015.
Roy D. Buol,
Attest:
Pi/
ayor
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: December 11, 2015, and for which the charge is $21.81.
Subscribed to before me, a Notary Public in and for Dubuque County, Iowa,
this 07% day of �A ,, 20 75. .
Notary Public in and for Dubuque County, Iowa.
AllAMY v(, W STER IEyER
C4mr111,u 100 Number 154885
r°t'n FFR,, is '2. 17
G`ITY OF DUBUQUE, •
IOWA
OFFICIAL NOTICE
NOTICE IS HEREBY
GIVEN that the
Dubuque City Council
will conduct a public'
bearing at a meeting to
commence at 6:30 p.m..
;on Monday, December
21, 2015, in the Historic
Federal Building Coun;
cil Chambers (second
floor) 350 West 6th
Streeton the :fol-
lowing:
REZONINGS
Request, from JD & C,
LLC ,to amend the
Historic Millwork
District Planned Unit
i Development for pro-
perty located + at the
northwest corner of.
Elm & llth Streets to
accommodate an off-
street parking lot.
Request by Cohen-
Esrey Affordable Part-
ners to 'rezone ;pro-
perty located`: at 2222
Queen Street from R-
2A Alternate Two-
family Residential'Dis-
trict to OR Office
Residential District.
Written comments
regarding the above
public hearings may be
submitted '' -to the City
Clerk's Office, 50 W.
13th St e Dfbuque IA
52 O,�g z qr a e p �cityof
said
place ``of
ub to hearings all
interested citizens, and
part es will be given an
opportunity to be
heard for or against
said actions.
Copies of supporting
documents for the
public hearings are on
file in the City, Clerk's
Office, and may be
viewed during regular
working hours _orat
it Ddu/GubIicagenda.cit.
yam, q .org/
4ny visual or hearing
impaired persons need-
ing special assistance
or persons with special
accessibility creeds
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. Firnstahl,
CMC, City Clerk
It 12/11
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: December 25, 2015, and for which the charge is $14.84.
Subscribed to before me, a Notary Public in and for Dubuque County, Iowa,
this j4/ day o f �� .zJ , 20 /S .
Notary Public in and for Dubuque County, Iowa.
OFFICIAL
PUBLICATION
ORDINANCE NO. 76-15
AN. ORDINANCE
AMENDING TITLE 16
OF THE CITY OF
DUBUQUE- .CODE .,OF
ORDINANCES,. UNi-
'FIED DEVELOPMENT
CODE, BY RECLASS-
IFYING HEREINAFTER
DESCRIBED . PRO-
PERTY LOCATED AT
2222:''QUEEN. STREET
FROM R -2A' 'ALTER-
NATE'r TWO-FAMILY
RESIDENTIAL DIS-
'TRICT TO OR OFFICE
RESIDENTIAL' DIS-
TRICT
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
i reclassifying the here -
i inafter-described pro-
perty from R -2A
Alternate Two -Family
Residential District to
OR Office Residential
District, to wit
Lot 31-34 Inclusive of
Sanford'sSubdivision,
and to the centerline of
the adjoining public
right-of-way, all in the
City of Dubuque, Iowa.
Section 2. That the
foregoing amendment'
has heretofore been
reviewed by the Zoning
Advisory 'Commission
of the City of Dubuque,'
Iowa.
Section 3. This Ordi-
nance shall take effect;'
immediately upon pub-
lication as provided by
law.
Passed, approved and,,
adopted this 21st day'.
of December, 2015.
/s/Roy D. Buol, Mayor
Attest: /s/Kevin S.
Firnstahl, City Clerk
Published officially in
the Telegraph Herald
newspaper on the 25th
day of December, 2015.
/s/Kevin S. Firnstahl,
City Clerk
It 12/25