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Request to Rezone Property at the Northwest Corner of Key Way Drive and Keystone DriveCity of Dubuque City Council PUBLIC HEARINGS # 2. Copyrighted September 15, 2025 ITEM TITLE: Request to Rezone Property at the Northwest Corner of Key Way Drive and Keystone Drive SUMMARY: Proof of publication on notice of public hearing to consider a request from Gregory Williams to rezone property located at the northwest corner of Keystone Drive and Key Way Drive (PIN 1021408022) from R-2 Two -Family Residential to R-3 Moderate Density Multi -Family Residential zoning district, and 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 The Northwest Corner Of The Intersection Of Keystone Drive And Key Way Drive (PIN 1016227007) From R-2 Two -Family Residential District To R-3 Moderate Density Multi -Family Residential District SUGGUESTED Receive and File; Motion B; Motion A DISPOSITION: ATTACHMENTS: 1. ZAC Ltr to CC 2. Application 3. Vicinity Map 4. Notification Map 5. Public Input 6. Imagery 7. Staff Report 8. R-2 Zoning Regulations 9. R-3 Zoning Regulations 10. Ordinance Page 858 of 1171 Planning Services Department City Hall 50 West 131h Street Dubuque, IA 52001-4864 (563) 589-4210 phone (563) 589-4221 fax (563) 690-6678 TDD planning@cifyofdubuque.org THE CITY OF DUB E Masterpiece on the Mississippi Dubuque kylftyl All -twin Cly 2007-2012.2013 2017*2019 September 9, 2025 The Honorable Mayor and City Council Members City of Dubuque City Hall — 50 W. 13t" Street Dubuque IA 52001 Applicant: Gregory Williams Location: Northwest corner of Keystone Drive and Key Way Drive (PIN 1021408022) Description: To rezone property from R-2 Two -Family Residential to R-3 Moderate Density Multi -Family Residential zoning 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 Gregory Williams, 1650 Drexel Avenue, spoke on behalf of his request. He stated he is seeking to build a four -unit apartment similar to others on Key Way and intends to be one of the tenants. He described the plans, including a parking lot for tenants, a garage for himself, and slab construction for the building. He stated the apartments would provide rental income. He noted the required setbacks take up significant site area and that the property is close to utilities. He stated he may keep the trees and has spoken with his neighbor at 1899 Key Way about the project. He addressed concerns raised by Randy Williams, owner of the apartment building to the north, regarding parking arrangements and headlights, and stated he could install shrubs or a fence. He stated he hopes to install solar panels over the parking areas. He stated there are similar apartments nearby. He stated the lot has been vacant and this development could add affordable units. He acknowledged traffic during school hours and stated he may consider removing or trimming a tree to improve visibility and may remove the fence around the property. The Commission sought clarification as to why the lot has been assigned an address on the city maps. Staff clarified that the subject lot and the adjacent lot to the west previously operated at on property for Pooh's Corner Day Care. The adjacent lot has since been converted to residential units, and the subject lot has remained vacant. Staff stated that the subject lot would be assigned a new address if it is redeveloped. Raechel Cole, 1896 Key Way Drive, opposed the request stating she is concerned about the aesthetics of the neighborhood with a big four-plex. She said the apartments up the street have a history of police calls and not being maintained, and that she is concerned Service People Integrity Responsibility Innovation Teamwork Page 859 of 1171 The Honorable Mayor and City Council Members Page 2 this would be the case with the proposed four-plex. She said she was concerned about parking and traffic safety. She worried that this would diminish property values. Mark Hoppmann, 1899 Key Way Drive, acknowledged that Mr. Williams did speak with him. He opposed the request, saying the building would be an eye sore where there has been a nice open vacant lot. He expressed concern about traffic and additional curb cuts. He said he was glad that the other apartments are confined elsewhere. Mr. Williams responded by saying that he plans to live in the building, so he will have good tenants and manage it well. He responded that the parking and traffic generated by the development shouldn't be significant. He described how far the building would be from the street due to the property line and setbacks. He said he's open to a "no parking" section along the street. Staff detailed the staff report and described the property history and characteristics, and the surrounding neighborhood. Staff described traffic, utilities, and the development review process. Staff described the proposed four-plex the applicant intends to construct. Staff reviewed the permitted uses in the R-2 and R-3 zoning districts and identified the comprehensive plan goals related to this type of development. The Commission inquired about the neighboring property uses, and Staff replied there's a duplex to the west and the Dubuque Community Church to the east. The Commission asked how many stories the building would be, and Mr. Williams replied that it would be a two-story building with two units on each floor. Staff said the project has gone through a conceptual review with the Development Review Team and identified various site design requirements that need to be met including landscaping requirements and site access locations. The Commission noted that this is a three-way stop intersection, so visibility shouldn't be an issue. One Commissioner stated that it looks like it fits in, and the creek provides a buffer, but that they were on the fence about how to vote. The Commission referred to the paragraph about the comprehensive plan goals, which promote infill such as this. They said there are a lot of multi -family in the area and the site will have two accesses, no one will be backing out of the driveway onto the street. The Commission discussed how the lot could be subdivided into two lots allowing for two duplexes. Recommendation By a vote of 5 to 1, 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 Page 860 of 1171 The Honorable Mayor and City Council Members Page 3 Respectfully submitted, Matthew Mulligan, Ch ' person Zoning Advisory Commission Attachments cc: Gregory Williams, 650 Drexel Avenue, Dubuque, IA Service People Integrity Responsibility Innovation Teamwork Page 861 of 1171 TFIE CITY OF DUB E Masterpiece on the Mississippi Zoning Advisory Commission ❑ Amended PUD 0 Rezoning/PUD/ID ❑ Text Amendment ❑ Simple Subdivision ❑ Preliminary Plat ❑ Major Final Plat ❑ Minor Final Plat ❑ Waiver from Site Design Standards A. Property Information Zoning Board of Adiustment ❑ Conditional Use Permit ❑ Special Exception ❑ variance ❑ Appeal Development Services ❑ Annexation ❑ Limited Setback Waiver ❑ Site Plan Simple ❑ Site Plan Minor ❑ Site Plan Major ❑ Simple Subdivision ❑ Temporary Use Permit ❑ Port of Dubuque/ Chaplain Schmitt Island Design Review City of Dubuque Planning Services Department Dubuque, IA 52001-4845 Phone:563-589-4210 Fax: 563-589-4221 planning0cityofdubuque.org Historic Preservation Commission ❑ Demolition Review ❑ Historic Revolving Loan ❑ Certificate of Economic Non -Viability ❑ Design Review Certificate of Appropriateness ❑ Advisory Design Review (Public Projects) ❑ Historic Designation Site Location/Address: Northwest corner of Keyway and Keystone Legal Description/Parcel ID#/Subdivision: Parcel ID 1021408022 Existing Zoning: R-2 Proposed Zoning: R-3 Site Area (square feet/acres): Historic District: 10,796 SF -andmark: ❑ Yes ED No B. Describe proposal and reason for application (attach a letter of explanation, if necessary): Propose building an owner occupied, four unit, two story apartment building within the parcel. It would be similar tote apartments on Keyway between Hillcrest and Keymeer. This would add assessed value to the property that has been empty for several years. See attached concept plan. C. Applicant/Agent Information Name: Gregory Williams Address: 1650 Drexel Ave State: IA Zip:52001 D. Property Owner(s) Information Name(s): Gregory Williams Address: 1650 Drexel Ave State: IA Zip:52001 Phone: 563-543-0973 Citv: Dubuque Email: greg.williams1975@gmail.com Phone: 563-543-0973 City: Dubuque Email: greg.williams1975@gmail.com E. Certification: I/we, the undersigned, do hereby certify/acknowledge that: 1. Payment does not guarantee approval and fees are nonrefundable; 2. All additional required written and graphic materials are attached; 3. It is the property owner's responsibility to locate property lines and to review the abstract for easements and restrictive covenants; and 4. The information submitted herein is true and correct to the best of my/our knowledge and upon submittal becomes public record. Applicant/Agent: Property Owner(s): Fee $_ WX Ck# 9'?_Y Date: Date: r� Date g J /- Z�—_ Page 862 of 1171 Pooh's Corner Preferred Plan\ Updated: July 23, 2025\ Project Type: New Apartment Construction\ Location: Parcel 1021408022 - Corner of Keyway and Keystone 1. Project Overview This project proposes the construction of a four -unit apartment building at the corner of Keyway and Keystone. One unit will be owner -occupied, while the remaining three will be rental units. The property must be rezoned from Residential (R-2) to Multi -Family Residential (R-3). 2. Property Description Lot Dimensions (Parcel 1021408022): • South: 72.26 ft (Keystone) • North: 68.73 ft • East: 153.00 ft (Keyway) • West: 153.29 ft Buildable Area (after setbacks): • South: ,46.0 ft • North: 42.0 ft • East: 126.0 ft • West: 125.67 ft 3. Zoning and Utility Requirements (City of Dubuque) • Rezone property from R-2 to R-3 zoning classification • Request two driveway curb cutouts • Install one water and sewer tap with separate water meters for each unit • Prefer tap location on Keystone (requires confirmation of existing utility lines) 4. Building Layout & Units Total Proposed Building Footprint: 55 ft x 41.75 ft Unit 1 -Owner Occupied: • 964 sq ft • 2 bedrooms, 2 bathrooms • 2-car garage (42 ft x 24 ft) • Fully solar -powered Page 863 of 1171 Units 2 - 4 - Rental Units: • 964 sq ft each • 2 bedrooms, 2 bathrooms • Off-street parking provided 5. Parking & Driveway • Maximize paved parking lot north of building: 42 ft x 41 ft (blacktop) • Two-ca r driveway leading to garage: 20 ft x 20 ft (concrete) • Estimated 11 ft from property line to city street to accommodate driveway and curb cutouts • Total parking spaces will comply with R-3 requirements 6. Solar Power Plan • Solar panels will be installed on the roof of the garage • Possible installation of a solar canopy above parking lot • Goal is to offset electricity usage forthe owner unit and potentially common areas 7. Construction Notes & Design Revisions • Current building design: 55 ft x 37.75 ft • Proposed revision: Add 4 ft depth, new size: 55 ft x 41.75 ft • Purpose: Increase kitchen/living room space and reduce stair steepness • Stairway to be enclosed for safety and insulation • Explore creating hallway storage upstairs and storage under stairs 8. Floor Plan Access online Floor PlanA View Shared Floor Plan Prepared by: Greg Williams\ Project Name: Pooh's Corner Page 864 of 1171 Concept plan Parcel 14021408022 Lot 2 PDOWS Comer R-2 to A-3 Per Property Records North Side East Side 68.73 It 153.001t South Side West is -foe -Arch 72-26 ft 161.2011. 10,706-SO coacwdravving NOWISIde EaSt Side SoulthStdolost Side A10A 68.00 ft 163.004 '72.00ft 162-67ft 10,699sqft Setbacks North Side Cast Side South Side W-M Side 7.00 -it 20-.00 It 20.00 it 6.00ft Build -able area - dashed line No(th$lde East de South Side West Side Area 42.0 It 126.00 it 46,00 it V6.67 It 7,635 sq It Apartment building 55,00 feet long by 42.00 fact deep garage on South side of building 412.00 foot tong by 24.00 foot deep WovW like to WWI on top of the garage roof 031ago driveway 20.00 feet by 20,00 to ot Patkinglot 42.00 feetwIde by4l.aQ feet tong spac,esare'.18,00 teon fongby9.00 fact vAde Pefflaglot (filvew4y 74.00 feetivide by20.00 feet tong WeAvatk,s Wet We of building 4.00 Poet by33,00 feet North side of building 4.00ft*by60-00fftt East side of building 4.V0 feet by 60.00 feet BandingtolAlool, 4.00 feet by,143.00 feet covelago "10 21.69% "08 %a% 31.01% Page 865 of 1171 https://floorplancreator.net/plan/shared?id=4988409&code=m9Y7aVZXBMEeA2ft Page 866 of 1171 QW. Page 867 of 1171 3524— w 2010 Y-0.1 y 2003 #1 3395 / 3375 3510 3508 s 3500 ��• - 3398 NOR 3508 1899 1896 % d1 ' 3490 1891 L 1890 �r 188 , �11l/2 1873 1881 1885 1865 1868 1864 ., 1859 rl 850 1856 1861 _�� \ 16i" • : _. _ NW'Corner ofdKeystone a d`'KeyA_WwJ Drive, PIN 1021408022 o - 1 � 1 • 1 y � PJ�/V / � V - L L L 3 Subject Property m - Properties Notified ' f. 200-Foot Notification Boundary O Its. i) 0 50 100 -71 3388 Qm� LLLCL7LLL 1 �II AIR 41 ,r Feet �r 200 :.o i a Matt O'Brien From: Randy Williams <randy.williams1325@gmai1.com> Sent: Monday, August 25, 2025 1:15 PM To: Planning Subject: Fwd: Rezone property from R-2 to R-3 Caution! This message was sent from outside your organization. Never give your login Allow sender I Block sender information and password over email! Report I would just like to share an email I sent to Greg Williams in reference to his request and proposal to rezone his property at the NW corner of Keyway and Keystone. Affecting my property at 3500 Keymeer Drive. Thank you SAR Properties LLC Randy Williams ---------- Forwarded message --------- From: Randy Williams <randy.williams1325@gmail.com> Date: Mon, Aug 25, 2025, 1:07 PM Subject: Rezone propertyfrom R-2 to R-3 To: greg.williams1975(c-ogmaiLcom <greg.williams1975(a-)gmaiLcom> Hello Greg, Thank you for your letter explaining your intention to build a 4plex on your new property. I wish you all the best in pursuing your new venture! It is my personal belief you should be able to build a moderate density multi family 4plex in the area as there are many others in the same area. I've reviewed your proposal and only have 1 concern. Your driveway/parking reflects pulling into your parking lot from Keyway and the cars would then turn N towards the stream to park "towards" my building to the North. You are in an elevated position that would shine lights onto my property/building with the potential to cause nuisance lighting at night to my tenants. And as we all know we also can't control how long someone sits with their lights on or whether they have their brights on. Even if you lived there for a time period to help control it, the eventually is you may also move to another location. I only ask that your proposal changes the direction of parking so the car headlights face towards your building like mine, or that you install a privacy fence at the edge of your parking lot to obscure the headlights so I do not recieve complaints from my tenants. Thank you Page 870 of 1171 SAR Properties LLC Randy Williams Page 871 of 1171 Matt O'Brien From: Randy Williams <randy.williams1325@gmai1.com> Sent: Monday, August 25, 2025 3:57 PM To: Planning Subject: Re: Rezone property from R-2 to R-3 Caution! This message was sent from outside your organization. Never give your login Allow sender I Block sender information and password over email! Report On Mon, Aug 25, 2025, 1:37 PM Greg Williams <greg.williams1975@gmail.com> wrote: Thank you for your note Randy. I will definitely keep that in mind. The idea is to eventually build a solar canopy on that side of the parking lot so that the shade of the building doesn't cut into the daylight hours. But with the uncertainty of solar credits, that may not happen. The city is requiring some shrubs and trees so that might be a good place for them to go. Thank you. Greg Williams On Mon, Aug 25, 2025 at 1:07 PM Randy Williams <randy.williams1325@gmail.com> wrote: Hello Greg, Thank you for your letter explaining your intention to build a 4plex on your new property. I wish you all the best in pursuing your new venture! It is my personal belief you should be able to build a moderate density multi family 4plex in the area as there are many others in the same area. I've reviewed your proposal and only have 1 concern. Your driveway/parking reflects pulling into your parking lot from Keyway and the cars would then turn N towards the stream to park "towards" my building to the North. You are in an elevated position that would shine lights onto my property/building with the potential to cause nuisance lighting at night to my tenants. And as we all know we also can't control how long someone sits with their lights on or whether they have their brights on. Even if you lived there for a time period to help control it, the eventually is you may also move to another location. I only ask that your proposal changes the direction of parking so the car headlights face towards your building like mine, or that you install a privacy fence at the edge of your parking lot to obscure the headlights so I do not recieve complaints from my tenants. Thank you SAR Properties LLC Randy Williams Page 872 of 1171 Matt O'Brien From: Randy Williams <randy.williams1325@gmai1.com> Sent: Monday, August 25, 2025 3:58 PM To: Planning Subject: Fwd: Rezone property from R-2 to R-3 Caution! This message was sent from outside your organization. Never give your login information and password over email! ---------- Forwarded message --------- From: Randy Williams <randy.williams1325@gmail.com> Date: Mon, Aug 25, 2025, 3:54 PM Subject: Re: Rezone property from R-2 to R-3 To: Greg Williams <greg.williams1975@gmail.com> Hi Greg, I just wanted to make sure as part of your consideration. Allow sender I Block sender Report While healthy trees may offer some lighting obstruction during the summer months, that doesn't take into account the spring, fall and winter months. Or that if at some point your property gets sold and a new owner may decide to remove the trees and shrubs. It is my sincere hope that you reconsider your parking entrance/direction or even re -locate it to Keystone side of the street. I am simply trying to foresee any potential issues with my property so it does not impact it adversely. Sincerely SAR Properties LLC Randy Williams On Mon, Aug 25, 2025, 1:37 PM Greg Williams <greg.williams1975@gmail.com> wrote: Thank you for your note Randy. I will definitely keep that in mind. The idea is to eventually build a solar canopy on that side of the parking lot so that the shade of the building doesn't cut into the daylight hours. But with the uncertainty of solar credits, that may not happen. The city is requiring some shrubs and trees so that might be a good place for them to go. Thank you. Greg Williams On Mon, Aug 25, 2025 at 1:07 PM Randy Williams <randy.williams1325@gmail.com> wrote: Hello Greg, Page 873 of 1171 Thank you for your letter explaining your intention to build a 4plex on your new property. I wish you all the best in pursuing your new venture! It is my personal belief you should be able to build a moderate density multi family 4plex in the area as there are many others in the same area. I've reviewed your proposal and only have 1 concern. Your driveway/parking reflects pulling into your parking lot from Keyway and the cars would then turn N towards the stream to park "towards" my building to the North. You are in an elevated position that would shine lights onto my property/building with the potential to cause nuisance lighting at night to my tenants. And as we all know we also can't control how long someone sits with their lights on or whether they have their brights on. Even if you lived there for a time period to help control it, the eventually is you may also move to another location. I only ask that your proposal changes the direction of parking so the car headlights face towards your building like mine, or that you install a privacy fence at the edge of your parking lot to obscure the headlights so I do not recieve complaints from my tenants. Thank you SAR Properties LLC Randy Williams Page 874 of 1171 OVIT'comer of Keystone Key ITay Dr ]OHN DR W i 2013fKEY 2020 KEY � L•ARGO DR LARGODR 2013 KEY -- 2010 KEY WAY EYMEER R 3524 KEYMEER 20.03 KEY DR 3522 KEYMEER 11IIAY DR 3Si EER OR 0 oEY14EER AL 350 EER 3 . ILLCREST 3392 HI 344t HILLCREST RD 339SKENNEDY CIR I 3375 KENNEDY CIR KEY DR l_1.1 � •I 1 •� , ,MEW i � . OU rrvvmml�'ia��T<�1'T3� I LLIJJ • ' � •'f LL[Sf � 7+' Jr fl�3o 4. Oblique view from south of subject property and surrounding area, March 2024 imagery Page 875 of 1171 NW corner of K Wav Dr Zoomed -in oblique view from south of subject property and surrounding area, March 2024 imagery Page 876 of 1171 N 1 3490 / E 3394 KENNEDY� d Cl RV' y. CENNEDY aR -� C' 507 KEYSTONE DR r 13375 KYA / CIR KE r ST 34,48 HILLCREST / RD 3470 HILLCREST A RD F� 1883 KEY I 4PWAY Q � p RLAN D Y D R fit. ,•� -�+1� 0 Ott.,! "gob,-. .b .: t � !�, �� ,�. �T "W .•-+ �4 J .� y� j� n* ,. � ,�, .. a .a - o i � `f �� '%� :� � O 4 _� . �� - - �; -wro -�L� �� ' .� . �A,,. - �.. y _ _ a t ,,� __ _ -- REZONING STAFF REPORT Zoning Agenda: September 3, 2025 Property Address: Northwest corner of Keystone Drive and Key Way Drive PIN 1016227007 Property Owner: Gregory Williams Applicant: Gregory Williams Description: To rezone property from R-2 Two -Family Residential to R-3 Moderate Density Multi -Family Residential zoning district. Proposed Land Use: Multi -Family Residential Proposed Zoning: R-3 Existing Land Use: Vacant Existing Zoning: R-2 Adjacent Land Use: Adjacent Zoning: North — Multi -Family Residential North — R-3 (R-1 creek) East — Institutional (church) East — R-1 South — Single -Family Residential South — R-1 West — Two -Family Residential West — R-2 Former Zoning: Prior to 1975 — SF Single -Family Residential 1975 — R-2 Single -Family Residential 1985 — R-1 Single -Family Residential 2015 — Rezoned to R-2 Two -Family Residential Total Area: 0.25 acres / 10,796 square feet Property History: The property was originally subdivided as part of the Key Knoll Subdivision in the 1960s. The property is located in an area of the city that has historically been zoned primarily for single-family residential use with some multi -family residential. The subject property was part of the Pooh's Corner Daycare facility before it was rezoned from R-1 to R-2 in 2015, along with the adjacent parcel to the west. That parcel has a duplex on it, while the subject parcel is vacant. Physical Characteristics: The subject property is an approximately 0.25-acre (10,796 square feet) lot located at the northwest corner of the intersection of Keystone Drive and Key Way Drive. The frontage along Keystone Drive is approximately 72', and the frontage along Key Way Drive is approximately 153'. The lot slopes down approximately 8' (5%) from the front to the rear, where the north fork of Catfish Creek runs past in public right- of-way. The property is undeveloped. Property view on next page. Page 880 of 1171 Rezoning Staff Report: Northwest corner of Keystone Drive & Key Way Drive Page 2 Kt r5 row oil r Q 899 , �A E11 ' T - CS I Subject property and zoning of surrounding area. Concurrence with Comprehensive Plan: The Comprehensive Plan encourages a mix of housing options affordable for all, multi -family development near jobs, and infill in developed areas of the city. The City's Future Land Use Map identifies the subject property as Public Open Space, which was assigned automatically to many vacant parcels. Page 881 of 1171 Rezoning Staff Report: Northwest corner of Keystone Drive & Key Way Drive Page 3 Impact of Request on: Utilities: Existing utilities are adequate to serve the site. Traffic Patterns/Counts: The Iowa Department of Transportation (IDOT) categorizes Keystone Drive and Key Way Drive as Local streets. The most recent traffic count on Keystone is from 2021 and shows an average annual daily count of 540 vehicles. The most recent traffic count on Key Way is from 2017 and shows an average annual daily count of 2,070 vehicles. The site is currently undeveloped and although rezoning of the subject property may result in additional vehicle counts, due to the size of the property and the limited uses that could be accommodated at the site, the proposed rezoning is not anticipated to substantially alter traffic counts in the area. Public Services: Existing public services are adequate to serve the subject property regardless of how it may be utilized or redeveloped. Environment: The subject property consists of one lot which is currently vacant. Any development of the property would be subject to review by the city's Development Review Team (DRT) to ensure the work is compliant with city codes and to ensure any potential effects on the environment would be mitigated through appropriate site development. Therefore, the proposed rezoning is not anticipated to have an any adverse impacts on the environment. Adjacent Properties: The subject property is adjacent to residential uses to the north, west, and south. The property to the east is the Dubuque Community Church. The proposed rezoning would create a new R-3 district in the neighborhood and would change the zoning designation for the subject property only, though there are 10 multi- family properties zoned R-3 on the next two blocks to the north. The R-3 district allows for residential from single-family up to a six -unit multi -family dwelling, whereas R-2 allows up to two units. The subject property is relatively small, and some uses may be limited by lot area and parking requirements, which is 2,000 square feet per unit and 1.5 spaces per unit. The applicant is proposing to construct four apartment units. Additionally, any future redevelopment of the subject property would be subject to site plan review by the City's DRT. CIP Investments: None. Staff Analysis: The applicant proposes to rezone the subject property from R-2 Two - Family Residential to R-3 Moderate Density Multi -Family Residential zoning district. The property was originally subdivided as part of the Key Knoll Subdivision in the 1960s. The property is located in an area of the city that has historically been zoned primarily for single-family residential use with some multi -family residential. The subject property was part of the Pooh's Corner Daycare facility before it was rezoned from R-1 to R-2 in 2015, along with the adjacent parcel to the west. That parcel has a duplex on it, while the subject parcel is vacant. Page 882 of 1171 Rezoning Staff Report: Northwest corner of Keystone Drive & Key Way Drive Page 4 The subject property is an approximately 0.25-acre (10,796 square feet) lot located at the northwest corner of the intersection of Keystone Drive and Key Way Drive. The frontage along Keystone Drive is approximately 72', and the frontage along Key Way Drive is approximately 153'. The lot slopes down approximately 8' (5%) from the front to the rear, where the north fork of Catfish Creek runs past in public right-of-way. The Iowa Department of Transportation (IDOT) categorizes Keystone Drive and Key Way Drive as local streets. The most recent traffic count on Keystone shows an average of 540 vehicles per day, and Key Way shows an average of 2,070 vehicles per day. The site is currently undeveloped and although rezoning of the subject property may result in additional vehicle counts, due to the size of the property and the limited uses that could be accommodated at the site, the proposed rezoning is not anticipated to substantially alter traffic counts in the area. The subject property would be adequately served by existing utilities in the area and public services and would be, regardless of the type of development on the site. Any redevelopment of the property would be subject to review by the city's Development Review Team (DRT) to ensure the work is compliant with city codes and to ensure any potential effects on the environment would be mitigated through appropriate site development. The subject property is adjacent to residential uses to the north, west, and south. The property to the east is the Dubuque Community Church. The proposed rezoning would create a new R-3 district in the neighborhood and would change the zoning designation for the subject property only, though there are 10 multi -family properties zoned R-3 on the next two blocks to the north. The R-3 district allows for residential from single-family up to a six -unit multi -family dwelling, whereas R-2 allows up to two units. The subject property is relatively small, and some uses may be limited by lot area and parking requirements, which is 2,000 square feet per unit and 1.5 spaces per unit. The applicant is proposing to construct four apartment units. The property owner of the apartments to the north, at 3500 Keymeer Drive, has written with concern about the proposed parking layout which may cause headlights to shine on their property. A copy of the written letter is attached to this report. The existing R-2 zoning district allows for 11 Principal Permitted Uses and the proposed OR zoning district allows for 12 Principal Permitted Uses. The chart below provides a side -by -side summary of the Principal Permitted Uses in both zoning districts. The 10 uses highlighted in yellow are permitted in both zoning districts. A copy of the full summary of each zoning district is attached to this report. Chart provided on the following page. Page 883 of 1171 Rezoning Staff Report: Northwest corner of Keystone Drive & Key Way Drive Page 5 Principal Permitted Uses R-2 Zoning District R-3 Zoning District Cemetery, mausoleum, or columbarium. Cemetery, mausoleum, or columbarium. Community gardens. Community gardens. Golf course. Golf course. Maternity group home. Maternity group home. Parks, public or private, and similar natural recreation areas. Multi -family dwelling (maximum 6 dwelling units). Place of religious exercise or assembly. Parks, public or private, and similar natural recreation areas. Public, private, or parochial school, approved by the state of Iowa K - 12). Place of religious exercise or assembly. Railroad or public or quasi -public utility, including substation. Public, private, or parochial school approved by state of Iowa (K - 12). Single-family detached dwelling. Railroad or public or quasi -public utility, including substation. Townhouse maximum 2 dwelling units). Single-family detached dwelling. Two-family dwelling (duplex). Townhouse (maximum 6 dwelling units). Two-family dwelling (duplex). Approval of the proposed rezoning is not anticipated to substantially alter the fabric of the area. The subject property is fairly small in size and consequently scale of development on the subject site would be limited. The Comprehensive Plan encourages a mix of housing options affordable for all, multi- family development near jobs, and infill in developed areas of the city. The City's Future Land Use Map identifies the subject property as Public Open Space, which was assigned automatically to many vacant parcels. Planning staff recommends that the Zoning Advisory Commission review the information provided and make a recommendation to the City Council in accordance with Chapter 9 of the Unified Development Code and the criteria established for granting a zoning reclassification. IJ� Prepared by V� 1�/(/� Reviewed by 6Date: 8/28/2025 Page 884 of 1171 R-2 Two -Family Residential 16-5-3: R-2 TWO-FAMILY RESIDENTIAL: The R-2 district is intended to provide residential areas characterized by single-family and two-family dwellings. Increased densities and the introduction of two-family housing types are intended to provide greater housing options while maintaining the basic qualities of a low density residential neighborhood. The principal use of land in this district is for low density single- and two-family dwellings and related recreational, religious and educational facilities. (Ord. 52-09,10-19-2009) 16-5-3-1: PRINCIPAL PERMITTED USES: The following uses are permitted in the R-2 district: Cemetery, mausoleum, or columbarium. Community gardens. Golf course. Maternity group home. Parks, public or private, and similar natural recreation areas. Place of religious exercise or assembly. Public, private, or parochial school, approved by the state of Iowa (K - 12). Railroad or public or quasi -public utility, including substation. Single-family detached dwelling. Townhouse (maximum 2 dwelling units). Two-family dwelling (duplex). (Ord. 52-09, 10-19-2009; amd. Ord. 17-13, 3-18-2013; Ord. 19-20, 5-18-2020; Ord. 49-23, 11-20-2023) 16-5-3-2: CONDITIONAL USES: The following conditional uses may be permitted in the R-2 district, subject to the provisions of section 16-8-5 of this title: Accessory dwelling unit. Bed and breakfast home. Hospice. Licensed adult day services. Page 885 of 1171 R-2 Two -Family Residential Licensed childcare center. Mortuary, funeral home, or crematorium. Off street parking. Tour home. Tourist home. Wind energy conversion system. (Ord. 52-09, 10-19-2009; amd. Ord. 66-14, 11-17-2014; Ord. 20-22, 5-20-2022) 16-5-3-3: ACCESSORY USES: The following uses are permitted as accessory uses as provided in section 16-3-7 of this title: Detached garage. Fence. Garage sale, provided that not more than three (3) such sales shall be allowed per premises per calendar year and not more than three (3) consecutive days per sale. Home based business. Keeping of hens for egg production. Noncommercial garden, greenhouse or nursery. Off street parking and storage of vehicles. Satellite receiving dish. Solar collector (freestanding arrays are limited to not more than 100 aggregate square feet and 10 feet in height). Sport, recreation, or outdoor cooking equipment. Storage building. Tennis court, swimming pool or similar permanent facility. Wind turbine (building mounted). (Ord. 52-09, 10-19-2009; amd. Ord. 47-14, 7-21-2014; Ord. 54-15, 8-17-2015) 16-5-3-4: TEMPORARY USES: Page 886 of 1171 R-2 Two -Family Residential Temporary uses shall be regulated in conformance with the provisions of section 16-3-19 of this title. (Ord. 52-09, 10-19-2009) 16-5-3-5: PARKING: Minimum parking requirements shall be regulated in conformance with the provisions of chapter 14 of this title, except for properties located within the Jackson Park and Cathedral Historic Districts where off-street parking is not required. (Ord. 52-09, 10-19-2009; amd. Ord. 9-24, 4-15-2024) 16-5-3-6: SIGNS: Signs shall be regulated in conformance with the provisions of chapter 15 of this title. (Ord. 52-09, 10-19-2009) 16-5-3-7: BULK REGULATIONS: R-2 Residential 0� -lot (% lot Front 7 (feet) Permitted Uses area) Mr Min Max Place of religious exercise or 20,000 100 40 20 -- 20 20 75' assembly, School Single-family detached dwelling 5,000 50 40 20 50 6 20 30 Townhouse (two du max) 3,000/du 25/du 40 20 50 6/0 20/0 30 Two-family dwelling 6,000 50 40 20 50 6 20 30 Conditional Uses Bed and breakfast home 5,000 50 40 20 50 6 20 30 Hospice 5,000 50 40 20 -- 6 20 30 Licensed adult day services, Licensed child care center 5,000 50 40 20 -- 6 20 30 Mortuary, funeral home, or crematorium 20,000 100 40 20 -- 20 20 30 ' May be 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 maxim um height limit of the district in which it is located. Note: See section 16-3-17 of this title for adjustment of minimum front yard setbacks. Page 887 of 1171 R-2 Two -Family Residential ------------------------------ Property Line Lot Width ' O r u Lot Area Lot Frontage - � Street (Ord. 52-09, 10-19-2009) Page 888 of 1171 R-3 Moderate Density Multi -Family Residential 16-5-5: R-3 MODERATE DENSITY MULTI -FAMILY RESIDENTIAL: The R-3 district is intended to provide locations for a variety of dwelling types ranging from single-family to low rise multi -family dwellings. The R-3 district also serves as a transition between residential and nonresidential districts. (Ord. 52-09, 10-19-2009) 16-5-5-1: PRINCIPAL PERMITTED USES: The following uses are permitted in the R-3 district: Cemetery, mausoleum, or columbarium. Community gardens. Golf course. Maternity group home. Multi -family dwelling (maximum 6 dwelling units). Parks, public or private, and similar natural recreation areas. Place of religious exercise or assembly. Public, private, or parochial school approved by state of Iowa (K - 12). Railroad or public or quasi -public utility, including substation. Single-family detached dwelling. Townhouse (maximum 6 dwelling units). Two-family dwelling (duplex). (Ord. 52-09, 10-19-2009; amd. Ord. 17-13, 3-18-2013; Ord. 19-20, 5-18-2020; Ord. 49-23, 11-20-2023) 16-5-5-2: CONDITIONAL USES: The following conditional uses may be permitted in the R-3 district, subject to the provisions of section 16-8-5 of this title: Accessory dwelling unit. Bed and breakfast home. Group home. Hospice. Housing for the elderly or persons with disabilities. Page 889 of 1171 R-3 Moderate Density Multi -Family Residential Individual zero lot line detached dwelling. Licensed adult day services. Licensed childcare center. Mortuary, funeral home, or crematorium. Nursing or convalescent home. Off premises residential garage. Off street parking. Rooming or boarding house. Tour home. Tourist home. Wind energy conversion system. (Ord. 52-09, 10-19-2009; Ord. 20-22, 5-20-2022) 16-5-5-3: ACCESSORY USES: The following uses are permitted as accessory uses as provided in section 16-3-7 of this title: Detached garage. Fence. Garage sale, provided that not more than three (3) such sales shall be allowed per premises per calendar year and not more than three (3) consecutive days per sale. Home based business. Keeping of hens for egg production. Noncommercial garden, greenhouse or nursery. Off street parking and storage of vehicles. Satellite receiving dish. Solar collector (freestanding arrays are limited to not more than 100 aggregate square feet and 10 feet in height). Sport, recreation, or outdoor cooking equipment. Storage building. Tennis court, swimming pool or similar permanent facility. Page 890 of 1171 R-3 Moderate Density Multi -Family Residential Wind turbine (building mounted). (Ord. 52-09, 10-19-2009; amd. Ord. 47-14, 7-21-2014; Ord. 54-15, 8-17-2015) 16-5-5-4: TEMPORARY USES: Temporary uses shall be regulated in conformance with the provisions of section 16-3-19 of this title. (Ord. 52-09, 10-19-2009) 16-5-5-5: PARKING: Minimum parking requirements shall be regulated in conformance with the provisions of chapter 14 of this title, except for properties located within the Jackson Park and Cathedral Historic Districts where off-street parking is not required. (Ord. 52-09, 10-19-2009; amd. Ord. 9-24, 4-15-2024) 16-5-5-6: SIGNS: Signs shall be regulated in conformance with the provisions of chapter 15 of this title. (Ord. 52-09, 10-19-2009) 16-5-5-7: BULK REGULATIONS: Mn Lot Mn Lot Area Frontage Permitted Uses OR feet) I (feet) M Multiple -family (six du max)) 2,000/du 50 40 20 .- --- 4 20 30 Race of religious exercise or assembly, School 20,000 100 40 20 --- 20 20 75' Single-famiy detached dwelling 5,000 50 40 20 50 4 20 30 Townhouse (sic du nmx) 1,600/du 16/du 40 20 --- 4/0 20/0 30 Two-family dwelling 5,000 50 40 20 50 4 20 30 Condthonal Uses individual zero lot line dw ailing 5,000 50 40 20 50 10/0 20 30 Bed and breakfast home 5,000 50 40 20 50 4 20 30 Group home 5,000 50 40 20 --- 4 20 30 Hospice 5,000 50 40 20 --- 4 20 30 Housing for the elderly or disabled 20,000 100 40 20 20 20 30 Licensed adult day services, Licensed child care center 5,000 50 40 20 --- 4 20 40 Mortuary, funeral home or crematorium 20,000 100 40 20 --- 20 20 30 Nursing or convalescent home 20,000 100 40 20 --- 20 20 30 Off -premise residential garage --- -- --- 1 20 --- 4 6 15 Rooming or boarding house 1 5,000 50 40 1 20 1 --- 4 20 30 May be 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 by w hich such building exceeds the maximum height limit of the district in w hich it is located. Notes: See section 16-3-17 of this title for adjustment of minimum front yard setbacks. Page 891 of 1171 R-3 Moderate Density Multi -Family Residential ------------------------------ Property Line Lot Width ' O r u Lot i Area Lot Frontage � Street (Ord. 52-09, 10-19-2009) Page 892 of 1171 Prepared by: Wally Wernimont, City Planner Address: City Hall, 50 W. 13th St Telephone: 563-589-4210 Return to: Adrienne N. Breitfelder, City Clerk Address: City Hall, 50 W. 131h St Telephone: 563-589-4121 ORDINANCE NO. 36 - 25 AN ORDINANCE AMENDING TITLE 16 OF THE CITY OF DUBUQUE CODE OF ORDINANCES, UNIFIED DEVELOPMENT CODE, BY RECLASSIFYING HEREINAFTER DESCRIBED PROPERTY LOCATED AT THE NORTHWEST CORNER OF THE INTERSECTION OF KEYSTONE DRIVE AND KEY WAY DRIVE (PIN 1016227007) FROM R-2 TWO-FAMILY RESIDENTIAL DISTRICT TO R-3 MODERATE DENSITY MULTI -FAMILY 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-2 Two -Family Residential District to R-3 Moderate Density Multi -Family Residential District, to wit: LOT 2 of Pooh's Corner 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 15th day of September, 2025. 97rd—d M. Cavanag-PJ&- or Attest: Adrienne N. Breitfelder, City Clerk STATE OF IOWA SS: DUBUQUE COUNTY CERTIFICATE OF PUBLICATION I, Kathy Goetzinger, 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: 09/05/2025 and for which the charge is 44.97 Subscribed to before me, a Notary Pu61ic in and for Dubuque County, Iowa, this 5th day of September, 2025 Notary Pu, -P, Dubuque CouAt Iow a. and for D que y, �PP,AL s JANET K. PAPE o { Commission Number Expires ? — 12111/2025 Jove, Ad text : CITY OF DUBUQUE, IOWA OFFICIAL NOTICE PUBLIC NOTICE is hereby given that the Dubuque City Council will conduct public hearings on the 15th day of September, 2025, at 6:30 p.m., in the Historic Federal Building, 350 W. 6th Street, 2nd floor, Dubuque, Iowa, on the following: REZONINGS 1. Request from Sherry Ehrlich to rezone property at West 32nd Street ? PIN 1016227007 from R-1 Single -Family Residential to ORc Office Residential with conditions. 2. Request from Zoe Zeien to rezone property at 705 Caledonia Place from R-2A Alternate Two -Family Residential to R-3 Moderate Density Multi -Family Residential zoning district. 3. Request from Gregory Williams to rezone property at the Northwest Corner of Key Way and Keystone Drives (PIN 1021408022) from R-2 Two -Family Residential to R-3 Moderate Density Multi -Family Residential zoning district. 4. Request from Frank Washington to rezone property at 2306 Central Avenue from C-2 Neighborhood Shopping Center to C-1 Neighborhood Commercial Zoning district. 5. Request from City of Dubuque to rezone property at 1550 Elm Street (PIN 1024283003) and 411 East 15th Street (PIN 1024283004) from HI Heavy Industrial to C-4 Downtown Commercial zoning district. At the meeting, the City Council will receive oral and written comments from any resident or property owner of said City to the above action. The official City Council agenda will be posted the Friday before the meeting and will contain public input options. The agenda can be accessed at https://dubuqueia.portal.civicclerk.com/ or by contacting the City Clerk's Office at 563-589-4100, ctyclerk@cityofdubuque.org. Written comments on the public hearing may be submitted to the City Clerk's Office by email at ctyclerk@cityofdubuque.org or by mail to City Hall, 50 W. 13th St., Dubuque, IA 52001, before the scheduled hearing. The City Council will review all written comments at the time of the hearing. Documents related to the public hearing are on file in the City Clerk's Office and may be viewed Monday through Friday between 8:00 a.m. and 5:00 p.m. Individuals requiring special assistance should contact the City Clerks Office as soon as feasible. Deaf or hard -of -hearing individuals can use Relay Iowa by dialing 711 or (800) 735-2942. Adrienne N. Breitfelder, CMC City Clerk 1t 9/5 STATE OF IOWA SS: DUBUQUE COUNTY CERTIFICATE OF PUBLICATION I, Kathy Goetzinger, 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: 09/19/2025 and for which the charge is 23.21 Subscribed to before me, a Notary Public in and for Dubuque County, Iowa, this 19th day of September, 2025 Notary ' • is in and for Dubuque County, Iowa. JANET K. PAPE a} , Commission Number 199659 My Commission Expires 12111 /2025 Ad text : CITY OF DUBUQUE OFFICIAL PUBLICATION ORDINANCE NO. 36 - 25 AN ORDINANCE AMENDING TITLE 16 OF THE CITY OF DUBUQUE CODE OF ORDINANCES, UNIFIED DEVELOPMENT CODE, BY RECLASSIFYING HEREINAFTER DESCRIBED PROPERTY LOCATED AT THE NORTHWEST CORNER OF THE INTERSECTION OF KEYSTONE DRIVE AND KEY WAY DRIVE (PIN 1016227007) FROM R-2 TWO-FAMILY RESIDENTIAL DISTRICT TO R-3 MODERATE DENSITY MULTI -FAMILY 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 hereinafterdescribed property from R-2 Two -Family Residential District to R-3 Moderate Density Multi -Family Residential District, to wit: LOT 2 of Pooh's Corner 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 15th day of September, 2025. /s/Brad M. Cavanagh, Mayor Attest: /s/Adrienne N. Breitfelder, City Clerk Published officially in the Telegraph Herald newspaper on the 19h day of September, 2025. /s/Adrienne N. Breitfelder, City Clerk It 9/19