Zoning Txt Amd parking churchesPIanning Services Department
City Hall
50 West 13th Street
Dubuque, Iowa 52001-4864
(563) 589-4210 office
(563) 589-4221 fax
planning@cityofdubuque.org
March 11, 2002
The Honorable Mayor and City Council Members
City of Dubuque
City Hall - 50 W. 13th Street
Dubuque IA 52001
RE:
Applicant:
Description:
Text Amendment
City of Dubuque (tabled)
Amend R-1 Single-Family Residential District, R-2 Two-Family Residential
Distdct and R-2A Alternate Two-Family Residential District to allow off-street
parking lots for churches and schools as a conditional use.
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
Planning Services staff member Guy Hemenway spoke in favor of the request, indicating
that the proposed text amendment would help provide a procedure where the neighborhood
churches and schools can provide additional off-street parking for their facilities. New
parking lots would require a conditional use permit that would be reviewed by the Zoning
Board of Adjustment, and thus allow input from surrounding property owners.
The Zoning Advisory Commission discussed the request, noting that the proposal can help
provide an avenue for churches and schools to provide additional parking while still allowing
neighbors to have a voice in the process.
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.
Respectfully submitted,
Eugene Bird, Jr., Chairperson
Zoning Advisory CommissiOn
Attachments
CITY OF DUBUQUE, IOWA
MEMORANDUM
February 27, 2002
TO: Zoning Advisory Commission
FROM: Guy Hemenway, Assistant Planner
SUBJECT: Text amendment for parking lots adjacent to churches and schools
INTRODUCTION
Over the past several years Planning Services staff have been approached by
representatives of churches and schools that wish to create additional parking for their
facilities. There are many churches and schools scattered throughout the community
that have insufficient off-street parking to satisfy the ever-increasing demand generated
by parishioners, employees, parents and students. Many of these churches and
schools have parking lots, but their current number of parking spaces is inadequate to
serve their needs. Sometimes it is possible for churches and schools to provide
additional parking on their property. Often, however, churches and schools need all of
their property for landscaping, open space and recreational area.
BACKGROUND
Most churches and schools within the city are located in R-l, R-2 and R2-A, single and
two-family residential zoning districts. Churches and schools are listed as a permitted
use in all residential districts. The off-street parking and storage of vehicles is permitted
as an accessory use in an R-I, R-2 and R-2A districts; however, such parking must be
located on the same zoning lot as the principal use. Therefore, churches and schools
are not allowed to develop parking on property across a street or alley from their
respective campuses. In all residential districts, application can be made for a
conditional use permit for off-street parking to serve a permitted use in an abutting
office, commercial, institutional, or industrial district. However, because most churches
and schools are located in residential districts, and not in an abutting office, commercial
or institutional district, they do not qualify for a conditional use permit.
DISCUSSION
Churches and schools are permitted in residential districts because they are deemed
an integral part of the fabric of residential neighborhoods. Parking lots associated with
churches and schools are also deemed appropriate accessory uses because they serve
to mitigate the impact such facilities have on available on-street parking within
residential neighborhoods. Parking lots, however, if not sized and designed properly
have the potential to negatively impact residential neighborhoods.
Text Amendment for parking lots adjacent to churches and schools
February 27, 2002
Page 2
Currently, all new parking lots must pass a site plan review. Issues such as access,
lighting and screening are addressed through this interdepartmental review process.
Also, some parking lots must be reviewed by the Zoning Board of Adjustment through
the conditional use process. Such parking lots are not permitted to have any structures,
and must have screening or security fences and limited signage.
PROPOSAL
Planning staff propose to permit parking lots adjacent to churches and schools as a
conditional use in R-l, R-2 and R-2A zoning districts. Adjacency is defined as,
"property that touches or is directly across a street or alley from the subject property."
This would enable churches and schools in these districts to apply for a conditional use
permit through the Zoning Board of Adjustment to develop a parking lot on property
adjacent to their facilities or campus. A proposed parking lot would have to meet the
standards for granting a conditional use permit and pass the site plan review process.
Neighbors within 200 feet of the proposed parking lot would be notified regarding the
public hearing. This process enables the Zoning Board of Adjustment to review plans
for the parking lot to ensure that it is designed in a manner sensitive to the
neighborhood in which it is located. It is the Board's prerogative to place conditions on
the parking lot's design; including size, access, screening and lighting. The Board can
also deny the project outright when they feel it is not appropriate.
RECOMMENDATION
Planning Services staff recommend the Zoning Advisory Commission review and
approve the proposed text amendment regarding the conditional use process for
parking lots adjacent to churches and schools in R-1, R-2 and R-2A zoning districts.
GH/mkr
Prepared by: Laura Carstens. City Planner Address: 50 W. 13th St.. City Hall Telephone: 589-4210
ORDINANCE NO.19-02
AN ORDINANCE AMENDING APPENDIX A (THE ZONING ORDINANCE) OF
THE CITY OF DUBUQUE CODE OF ORDINANCES AMENDING SECTION 3-
1.1(D)(3), 3-1.2(D)(4) AND 3-1.3(D)(5) CONDITIONAL USES FOR THE R-1
SINGLE-FAMILY RESIDENTIAL DISTRICT, R-2 TWO-FAMILY RESIDENTIAL
DISTRICT AND THE R-2A ALTERNATE TWO-FAMLY RESIDENTIAL DISTRICT
TO ALLOW OFF-STREET PARKING LOTS FOR ADJACENT SCHOOLS AND
CHURCHES AS A CONDITIONAL USE.
NOW, THEREFORE, BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY
OF DUBUQUE, IOWA:
Section 1. Appendix A of the Zoning Ordinance of the City of Dubuque Code of
Ordinances is hereby amended by adding off-street parking lots for adjacent schools
and churches as a conditional use to the R-1 Single-Family Residential District, R-2
Two-Family Residential District and the R-2A Alternate Two-Family Residential District
as follows:
3-1.1(D)(3)/3-1.2(D)(4). Off-street parking of operable automobiles to serve a
permitted or conditional use in an abutting office, commercial (except C-1 District)
institutional district or adjacent to churches or schools only, provided that:
(a)
No structure other than a screening or security fence or wall shall
be erected on the premises;
(b)
Signage shall be limited to one freestanding sign of no more than
six (6) square feet in size per drive opening, identifying the parking
use, providing directions or marking entrances and exits thereto;
(c)
A site plan shall be submitted and approved as provided in Section
4 of this Ordinance.
3-1.3(D)(5). Off-street parking of operable automobiles to serve a permitted or
conditional use in an abutting office, commercial (except C-1 District), institutional,
industrial district or adjacent to churches or schools only, provided that:
(a) No structure other than a screening or security fence or wall shall
be erected on the premises;
Ordinance No. - 02
Page 2
(b)
Signage shall be limited to one freestanding sign of no more than
six (6) square feet in size per drive opening, identifying the parking
use, providing directions or marking entrances and exits thereto;
(c)
A site plan shall be submitted and approved as provided in Section
4 of this Ordinance
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 18th day of March ,2002.
Terrance M. Duggan, Mayor
Jeanne F. Schneider, City Clerk
City of Dubuque
Planning Services Department
Dubuque IA 52001-4864
Phone: 319589-4210
Fax: 319-589-4149
a Variance
[] Conditional Usa Permit
[] Appeal
[] Special Exception
r~ Limited Setback Waiver
PLANNING APPLICATION FORM
[] Rezoning
[] Planned Distdct
[] Preliminary Plat
[] Minor Final Plat
~Text Pumendment
[] Simple Site Plan
[] Minor Site Plan
[] Major Site Plan
[] Major Final Plat
[] Simple Subdivision
a Annexation
[] Temporary Usa Permit
[] Certificate of Appropriateness
[] Certificate of Economic Hardship
[] Other:
PLEASE TYPE OR PRINT LEGIBLY IN INK
Property Owner(s):
Address:
Fax Number:
Applicant/Agent: ~_t"T'.¥' 1'~l~'
Address: ~-~'Cb ~_/ i.'3.~--r~
Fax Number.
City: State: __
Mobile/Cellular Number:
City: ~_..~-a~'~:)~ State: )_/...~ Zip:
Mobile/Cellular Number:
Site location/address: d__J T~_ - 'v_J 1 ~
Existing zoning: .I,J ~ Proposed zoning: ~ Historic district:
Legal description (Sidwell Parcel ID number or lot number/block number/sUbdivision):
Phone:
Zip:.
Phone:
Landmark:
Total property (lot) area (square feet or acres): Number of lots:
Describe proposal and reason necessary (attach a letter of explanation, if needed): ."~'O
CERTIFICATION: l/we, the undersigned, do hereby certify that:
becomes public record;
2. Fees are not refundable and payment does not guarantee approval; and
3. All additional required w~tten and graphic materials are attached.
Property Owner(s):
The information submitted herein is true and correct to the best of my/our knowledge and upon submittal
Date:
Date: ///~J(~-~
FOR OFFICE US~E ONLY -' APPLICATION SUBMITTAL CHECKLIST
Fee: kJ.~-----' Received by: ~'~-Z~ Date:~ Docket:.
[] Pro~er~Y ownership list [] Site/sketch pl~an ~/Floor plan [] Plat [] Conceptual development plan
[] Improvement plans [] Design review project description ~ Photo [] Other:
March 6, 2002
Zoning Advisory Commission
City of Duhuque
50W. 13m St.
Dubuque, IA52001
Dear Zoning Advisory Commission:
I am writing on the behalf of the Bryant Parent Teachers Association (PTA) in support of the text
amendment to allow off-street parking lots for churches and schools as a conditional use in R-1
Single-Family Districts. If approved, this amendment will able the school district to apply for a
Conditional Use Permit through the Zoning Board of Adjustment for an off-premise parking lot
at the intersection of Mt. Loretta and Bryant.
For at least 15 years, matters of parking and traffic safety have been among the priority issues
of parental and staff concern at Bryant School and concern of our neighbors. The Bryant PTA,
Safety Committee has a successful track record in addressing these issues farough dialogue with
city staff, our parochial school neighbor - St. Columbkille, and neighborhood residents. A variety
of innovative solutions to parking management and traffic have been spear-headed over the
years. Some solutions have resulted in lasting improvements in the management of parking and
traffic in the neighborhood; some proposals were found untenable.
The Bryant PTA in collaboration with our Staff and Principal are seeking full implementation
and support for the development of the land at the intersection of Mt. Loretta and Bryant. We
respectfully ask for approval of the aforementioned text amenment as a prerequisite to the
subsequent site plan development Thank you for your consideration of this request.