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Zoning Gronen prop. Elm, 20th,Planr6~g Services Departraent City Hall 50 West 13th Street Dubuque, Iowa 5200148~4 (563) 5894210 office (563) 5894221 fax (563) 690-6678 TDD plarming@cityof dubuque,or g April 8, 2002 The Honorable Mayor and City Council Members City of Dubuque City Hall - 50 W. 13th Street Dubuque IA 52001 RE: Rezoning Applicant: Location: Description: © Gronen Properties, LLC 2027 and 2035 Elm Street; 349 and 369 E. 20th Street; and 2006, 2010, 2024, 2032, 2035, 2042 and 2046 Washington Street To rezone property from R-2A Alternate Two-Family Residential District to C-2 Neighborhood Shopping Center 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, John Gronen, spoke in favor of the request, indicating that he has acquired the individual parcels over an eight-year period. He stated that he has always been up front with the residents of the neighborhood that he intended to redevelop the property for commercial uses. Mr. Gronen indicated that any commercial development would comply with any City standards for storm water, parking spaces and screening. The Chairperson entered letters and petitions in support of the project, and letters from two adjacent property owners into the record. Staff reviewed the surrounding zoning and land use, and then reviewed options for providing screening and access to the site. There were several public comments expressing concem for the impact a commercial project will have on surrounding properties. Concerns were expressed about increased traffic and loss of homes. Concerns also were expressed that homes would be demolished for storm water management. Several neighboring residents spoke in support for the proposed rezoning, indicating it would be a positive investment in the neighborhood and provide needed retail business space on the north end. Supporters cited job creation, property values and property upkeep. Service People Integrity Responsibility hmovalion Teamwork The Honorable Mayor and City Council Members Gronen Properties, L.L.C. April 8, 2O02 Page 2 The Zoning Advisory Commission discussed the request, noting that the developer has tried to be up front with his intentions for the subject property. Commissioners also noted that a commercial project in this location is an expansion of an existing commercial distdct and will benefit surrounding neighborhoods. Commissioners discussed screening, mixed use residential/commercial, storm water detention, street improvements and parking with the applicant. Recommendation By a vote of 6 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 [] Vadance [] Conditional Use Permit [] Appeal [] Special Exception [] Limited Setback Waiver PLANNING APPLICATION FORM ~/~/~ Rezoning Planned District [] Preliminary Plat [] Minor Final Plat [] Text Amendment [] Simple Site Plan [] Minor Site Plan [] Major Site Plan [] Major Final Plat [] Simple Subdivision City of Dubu¢ Planning Services Departm, Dubuque IA 52001-4~ Phone: 319-589-4; Fax: 319-589-41 [] Annexation [] Temporary Use Permit [] Certificate of Al~ropdate~nes~ [] Certificate of Economic Hardsliip [] Other. PLEASE TYPE OR PRINT LEGIBLY IN INK PropertyOwner(s): ~-~'-'/~<-~)~y-~ pjT..~j~..~_ j ~... ~, ~ . Address: ~ ~ /~ Ci~: ~[J~ State: FaxNumber: ~5 ~J~ Mobil~CellularNumbe~ ~ Applicant/Agent: Address: City: State: Fax Numben Mobile/Cellular Number: Site ocation/addrees: Existing zoning: ~-~-~ Proposed zoning: d4 Historic district: Legal description (Sidwell Parcel ID number or lot number/block number/subdivision): Phone: Zip: Landmark: Total property (lot) area (square feet or acres): ~ &~..~f...- Number of lots: _ // Descdbe proposal and reason necessary (attach a letter of explanation, if needed): -PD ~J/~iTZ2 , CERTIFICATION: I/we, the undersigned, do hereby certify that: becomes public record; 2. Fees are not refundable and payment does not guarantee approval; and 3p:o per tyA;;~: ,ri~ u ~Stl;n~d gre&m~attached- Applicant/Agent: - ~ 0 The information submitted herein is true and correct to the best of my/our knowledge and upon submittal D a t e: ~"'./~ .~-/~ ~;Tk Date: mt ~4 10 ¢9 iE Z- FO. OFF,CE US p?y,?J A.,O. C.EC.',S. Fee:~. ~::~:> Received by: ,~"/,,~ J,~ ,~,.'~"--~ Date: ~//_~/c Z... Docket: ~ Property ownership list [] Site/sketch ;la~'n' '~'~oor plan [] Plat [] Conceptual development plan [] Improvement plans [] Design review project description [] Photo [] Other: / 84/93/2002 18:~6 31aS8358i5 6RONEN PROPERTIES PAGE Gronen Properties, L.L.C. P.O. Box 1862 Dubuque, IA 52004-1862 Ph; 563.557.7010 April 3, 2002 Zoning Advimn~ty Commission City of Dubuque RE: ll parcels E 20m, Washington and Elm Sts. We are, respectfally, requesting a zoning change from R-2A Alternate Two Family Residential tn C-2 Neighborhood Shopping Center District. This is a plan that we have been working on over the last eight years. Our goal was to pu~e an area 200fl by 250fL (approx. 1 acre). We canvassed the area and explained to all property owners of our intent and asked if they were interested in selling. We have signed a purchase agreement on the last piece of property needed for the development making a total of 11 pieces to re-zone. Our original intent was to build a structure 60ft. deep by 200ft. wide to fill the need for Mditional retail in that area. We have had serious inquiries from service m4ented businesses such as grocery, hardware, drogstores and restaurants. In the last year, we have been working with City of Dubuque Housing Services to explore residential uni~ on the second floor. It is our goal to create a quality, needed development to serve this area After speaking with mmay comvnereial and residential tenants over the years, they have urged us to carry through with this project. Although the area is well populated, there is not a great de~l of opportunity to create this type of development. This would provide space for needed retail service oriented businesses in a convenient location to north side residents. After being able to make contact with approximately 85% of the property owners most affected by this change, a good portion seemed to support the plan. Thank you for your time and consideration. Sincerely, ]otm N. Gronen Enclosure: Letter to property owners w/in 200 ff radius List of support signatur~ Lfftter to Dolores Schiltz in response to March 26, 2002 correspondence ~Proposed Area to be Rezoned Applicant: Gronen Properties LLC Location: 2027 & 2035 Elm Street; 349 & 369 E. 20th Street; and 2006, 2010, 2024, 2032, 2036, 2042 and 2046 Washington Street Proposed Area to be Rezoned Description: To rezone property from R-2A Alternate Two-Family Residential District to C-2 General Commercial District REZONING ,STAFF REPORT Zoning Agenda: April 3, 2002 Property Address: Property Owner: Applicant: Northeast comer of Washington Street and 20th Street Gronen Properties, EEC. John Gronen Proposed Land Use: Commercial Proposed Zoning: C-2 Existing Land Use: Residential Existing Zoning: R-2A Adjacent Land Use: North - Residential East - Commercial South - Commercial West- Residential Adjacent Zoning: North - R-2A East - C-2 South - C-2 West -R-2A Former Zoning: 1934 - Business A/Business B; 1975 - R-4; 1985 - R-2A Total Area: 1 acre Property History: The subject property has been used for residential purposes for many years, dating back to the early 1900s. Physical Characteristics: The subject property is comprised of 11 parcels, that together total approximately one acre in size. The parcels are bounded on the east by Elm Street, to the south by 20th Street, and the the West by Washington Street. The property is relatively flat. Concurrence with Comprehensive Plan: The 1995 Comprehensive Plan did not designate a use for this area. Impact of Request on: Utilities: Existing utilities are adequate to serve the site. Traffic Patterns/Counts: Washington Street and Elm Street are classified as local streets. 20th Street is classified as a minor arterial and carries approximately 7,000 vehicle trips per day. Public Services: Existing public services are adequate to serve the site. 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. REZONING STAFF REPORT Page 2 Adjacent Properties: Staff does anticipate that the development of the parcel will increase traffic to some degree. However, the area is already a commercial node that generates a significant number of vehicle trips already. Development of this parcel will also require that adequate storm water detention is provided on-site. CIP Investments: None proposed. Staff Analysis: The proposed rezoning by Gronen Properties, L.L.C. is to rezone approximately one acre of land comprised of 11 parcels from R-2A Alternate Two- Family Residential to C-2 Neighborhood Shopping Center District. The rezoning request represents an expansion of the existing C-2 Distdct that currently exists at what is commonly referred to as Five Points. Several of the businesses currently located in the area include Pizza Hut, Eagle Food Store, and Mercy Family Pharmacy. The attached location map shows that the proposed rezoning is comprised of 11 parcels of land with frontage on 20t~ Street, Elm Street and Washington Street. The total property is a,PthProximately one acre in size. Two parcels at the northwest corner of Elm Street and 20 Street are currently zoned C-2 Neighborhood Shopping Center District and are owned by the applicant. The proposed rezoning would allow for the development of a multi-tenant commercial building that, depending on the mix of tenants, would provide space for new retail service-oriented businesses in a convenient location to north side residents. Planning staff have often been contacted by commercial developers from outside the community looking for space on the north end to develop commercial, retail businesses. Based on the population of the north end, commercial developers have indicated that the area is underserved in terms of commercial development. The proposed commercial development would represent a significant investment in this area of the community. The parcel is bounded on three sides by existing city streets. The north side of the property is adjacent to residential property. The C-2 District will require screening along the north property line. The proposed rezoning, if approved, would result in the demolition of affordable residential dwelling units. The applicant has worked with the City's Housing Department, and is looking at providing upper floor residential dwelling units as part of the new development. The C-2 Neighborhood Shopping Center District does allow for residential units above the first floor. Staff recommends the Zoning Advisory Commission review Section 6-1.1 of the Zoning Ordinance that establishes criteda for reviewing rezoning requests. Preparer: Laura Carstens, Planninq Services Manager Address: 50 W. 13th Street Telephone: .589-4210 ORDINANCE NO. 29-02 AN ORDINANCE AMENDING APPENDIX A (THE ZONING ORDINANCE) OF THE CITY OF DUBUQUE CODE OF ORDINANCES BY RECLASSIFYING HEREINAFTER DESCRIBED PROPERTY LOCATED AT THE NORTHEAST CORNER OF WASHINGTON STREET AND 20TM STREET FROM R-2A ALTERNATE TWO-FAMILY RESIDENTIAL DISTRICT TO C-2 NEIGHBORHOOD SHOPPING CENTER 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 as shown in Exhibit A, and to the centerline of the adjoining public right-of-way, all in the City of Dubuque, Iowa from R-2A Alternate Two-Family Residential District to C-2 Neighborhood Shopping Center District; and 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 Attest: 15 th day of April ,2002. Jeanne F. Schneider, City Clerk Terrance M. Duggan, Mayor ~Proposed Area to be Rezoned Applicant: Gronen Properties LLC Location: 2027 & 2035 Elm Street; 349 & 369 E. 20th Street; and 2006, 2010, 2024, 2032, 2036, 2042 and 2046 Washington Street Proposed Area to be Rezoned Description: To rezone property from R-2A Alternate Two-Family Residential District to C-2 Neigh- borhood Shopping Center District. AP~;03-20~2 WED OE:O3 AM ~ESPAORA~? R~SOORCSS Do~BOrrasbY I~: 563 242-3804 ~x: ~63 242-3407 April ~, 2OO2 March 31, 2002 To Whom It May Concern: We have spoken to John Gronen concerning his zoning change request for the properties he currently owns in the 20th, Washington and Ell Street area. After speaking with John and reviewing his plans for development, we, as property owners support the proposal to change the zoning from R-2A Alternate Two Family Residential to C-2 Neighborhood Shopping Center District. Property Owned Recommended Action FROM :AUTO S~UTIONS OF GAL~'~q FAX NO. :815tttdd~ P1 Shopping Center Zoning Advisory Commission, Planning Services Dept., City Hall, 50 W. 13th Street, Dubuque, IA 52001 Gentlemen: RE: March 26, 2002 Gronen Request for Rezoning from R-2A to C-2 C[T ? OF DUBU<)U 2 2002 I live and own the property at 2055 Elm Street. My Southerly boundary adjoins the Gronen property at 2035 Elm Street, 369 and 349 East 20th Street, and my Westerly boundary adjoins the Gronen property at 2042 and 2046 Washington Street. In a letter from Mr. Gronen, he states he wanted the property rezoned so he could erect a commercial building for commercial space on the first level and residential units on the second level. In a recent visit with him, he indicated his plans were not final. The drawing he showed me indicated the building would be from Elm Street to Washington Street along the Northerl boundary of his property. He is not certain whether he will hay the residential units and is not certain whether there will be one or five or more commercial units in the building. His plans will not be final until he obtains an anchor tenant. The building would face 20th Street and there would be 57 parking spaces in front of the building. He also owns the building at 20th and Elm Streets and plans on renovating it. That building has commercial on the first floor and residential units on the second floor. The drawing indicated an entrance/exit d~iveway on Elm Street and one on Washington Street. Elm Street and Washington Street are narrow streets with parking on one side only. There is no parking on either side of 20th Street. I am concerned about the traffic and parking problem in the area. Would 57 parking spaces be enough for the customers and employees of the commercial units and the reside of the residential units? A few years ago, he had a commercial tenant in the building at 20th and Elm Streets. From 7:30 A.M. until mid- afternoon, the employees parked on Elm Street and on numerous occasions partially or completely blocked my driveway so I was unable to use it. I had to take a cab or have some relative or friend give me a ride and if I came home before the mid~aftc I had to park a couple blocks away and then get my car when my driveway was cleared. My neighbors and I complained to the police on numerous occasions and the police are aware of that problem. Also, when there is a heavy rain, the yards fill witt rainwater which soaks into the ground. If the building is bui] as in his drawing, will the water from the building and hard surfaced drive area then pool in my yard? I am very concerned ab out this. The City is now grappling with the Bee Branch sewer drainage in the area. The Bee Branch sewer comes down Elm Street and turns East under the filling station on Rhomber and Elm Street. I respectfully request this Commission to table the rezoning request until he has final plans and the Bee Branch sewer problems are addressed. Dolores M.~ Schil~ ¸ts t l 04/05/2g~2 17:54 3!g58358!5 GRgNEN PROPERTIES PAGE 02 Gronen Properties, L.L.C. P,O, Box 1 $62 Dub#~ LA 52004-1862 April 3, 2002 Mrs. Dolores Schiltz 2055 Elm St. Dubuque IA 52001 Dear Mrs. Schiltz, Per our discussion and in response to your correspondence to the Zoning Advisory Co, m~ission dated March 26, 2002, I would like to follow up on the concerns you mentioned. · Rain Water (}nee we have a building/site plan, we will hire an engineer to meet the storm water run-off requirements. I will be happy to include you in that process if you wish. We will see to it that this does not create a problem for your yard. ' · Passing Through Your Yard We will design end build a fence system at our cost to prevent this From happerting~ Again, I will include you in that process to make sure it meets your needs, · Parking We a~e willing to work with you and the City of Dubuque concerning ~s issue. Cez~ain requirements will have to be met ~nd I will include you, in that process. In the event that I would sell the whole property, I am willing to make these issues a legal agreement and this letter will serve as my intent to do so. Thank you for bringiag your concerns to my attention. I hope that this helps to address those concerns end gives you the confidence that evev~hing possible will be done to protect your interest. Please don't hesitate to contact me with any questions. Thank you. John N./Gron~m C.-rone~/Propfr~des / Mr. Donald Wolter 2058 Elm St. Dubuque IA 52001 Dear Mr. Wolter, Gronen Properties, L. L. C. currently owns 12 pieces of property in the block bordering c; a~,d E.[rn Streets. Our goal is to develop this block by erecting a g hOUSing commercial space on the first level and residential units on the second level. To accomplish this, it is our desire to re-zone the parcels fi-om residential to commercial. Our intention is to save and restore the brick building on the comer of 20th and Elm We're not sure at this point exactly what type of business or businesses will occupy the new development, but we want this to be a good investment as well as something that's good for the neighborhood. It is believed that a development of this type would help to revitalize the entire area. Should you have any questions or concerns, please don't hesitate to let me know. I'd'be happy to visit with you if you wish. I may be reached at my bus/ness telephone number. 557-7010 or my cellular phone, 590-9290. Thank you for your time. ' Sincerely, John N. Gronen Gronen Properties, L. L. C.