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Minutes_Zoning Advisory Commission 02.04.26City of Dubuque City Council CONSENT ITEMS # 1. Copyrighted March 16, 2026 ITEM TITLE: Minutes and Reports Submitted SUMMARY: City Council Proceedings of March 2, 2026; Zoning Advisory Commission of February 4, 2026; Zoning Board of Adjustment of January 22, 2026; Proof of Publication for City Council Proceedings of February 2, 9, and 16, 2026; Proof of Publication for City Council Expenditure Reports presented at the February 2 and 16, 2026 City Council meetings. SUGGUESTED Receive and File DISPOSITION: ATTACHMENTS: 1. 3 2 26 City Council Minutes 2. Proof of Publication for 2.2 Proceedings 3. Proof of Publication for 2.2 Expenditures 4. Proof of Publication for 2.9 Proceedings 5. Proof of Publication for 2.16 Proceedings 6. Proof of Publication for 2.16 Expenditures 7. Zoning Board of Adjustment Minutes 8. Zoning Advisory Commission Minutes Page 48 of 811 Dubuque THE CITYOFDtUB J7H� � II Ane�ipCi i 2007-2012.2013 2017*2019 Masterpiece on the Mississippi MINUTES ZONING ADVISORY COMMISSION REGULAR SESSION 6:00 p.m. Wednesday, February 4, 2026 City Council Chambers, Historic Federal Building Commissioners Present: Vice Chairperson Rich Russell; Commission Members Martha Christ, Troy Froistad, Carrie Lohrmann, Pat Norton, and Teri Zuccaro Commissioners Excused: Chairperson Matt Mulligan Commissioners Unexcused: None Staff Members Present: Shena Moon, Travis Schrobilgen, and Jason Duba CALL TO ORDER: The meeting was called to order by Vice Chairperson Russell at 6:00 p.m. MINUTES: Motion by Zucarro, seconded by Christ, to approve the minutes of the December 3, 2025 meeting. Motion carried by the following vote: Aye — Christ, Froistad, Lohrmann, Norton, Zuccaro, and Russell; Nay — none. ACTION ITEM/FINAL PLAT: Application of Ron White to approve the Final Plat of Genesis Subdivision located at 15000 North Cascade Road (PINs 141240011 and 1507351011). Dave Schneider, Schneider Land Surveying at 906 1 st Street North in Farley, Iowa, spoke on behalf of the property owners. He stated that Ron White is planning to purchase the proposed Lot 2 of Genesis Subdivision. He noted this land is in Dubuque County within the City's two-mile extraterritorial jurisdiction (ETJ) and will go through the County review process as well. He explained this is following the Swiss Valley Road interchange and realignment of North Cascade Road. He stated the property has city water but is on a septic system. Staff Member Moon detailed the staff report, noting the submitted Final Plat of Genesis Subdivision is in the Dubuque County within the city's ETJ, and as such the city has the authority to review the subdivision. She explained that proposed plat is considered a major subdivision as the plat creates three or more lots and also includes an easement for the creation of a future street. She stated that the plat would reconfigure two existing lots into three lots, it would create an access and utility easement, and all lots would have frontage on North Cascade Road. Commissioners did not have any questions or concerns. Page 101 of 811 Minutes — Zoning Advisory Commission Minutes February 4, 2026 Page 2 Motion by Norton, seconded by Zuccaro, to approve the Final Plat of Genesis Subdivision as submitted. Motion carried by the following vote: Aye — Christ, Froistad, Lohrmann, Norton, Zuccaro, and Russell; Nay — none. Commissioner Norton recused himself for the following item. ACTION ITEM/ PLAT OF SURVEY: Application of Parker Scott to approve the Plat of Survey of Adair Place. Parker Scott, 2455 Woodlawn Street, spoke for his application. He explained that this is a simple subdivision of the lot at 1425 Adair Street for the purpose of constructing a new single-family residence on the proposed Lot 1 of Adair Place. He noted that the area of Lot 2, which contains the existing single-family residences, would be less than 5,000 square feet and would have less than 50' of street frontage. Staff Member Duba detailed the staff report, noting the submitted Plat of Survey of Adair Place creates two lots out of one. He noted that the lot with the existing house will be slightly under the code required lot area (4,424 square feet where 5,000 square feet is required) and have less than the minimum required street frontage (44.37' where 50' is required); however, the existing house will meet setback requirements. Commissioner Lohrmann asked why Lot 1 was larger than Lot 2. Mr. Scott explained that it's due both to the topography of the lot and the need to meet 20' front setbacks on both Adair Street and Loras Boulevard, as Lot 1 is a corner lot. Motion by Christ, seconded by Froistad, to approve the Plat of Survey of Adair Place subject to waiving the minimum lot size and minimum street frontage requirements for Lot 2. Motion carried by the following vote: Aye — Christ, Froistad, Lohrmann, Zuccaro, and Russell; Nay — none. Commissioner Norton returned to the meeting. ACTION ITEM/FINAL PLAT: Application of Dan Marti, Origin Design to approve the Final Plat of Hirsch Place 2nd Addition. Dan Marti, Origin Design, 137 Main Street, spoke on behalf of the property owner, Kevin Hirsch. He stated the property is located in Dubuque County and is being divided for Mr. Hirsch and his sister. Staff Member Schrobilgen detailed the staff report, noting the submitted plat subdivides one existing lot into two. He explained that the proposed Lot 1 would be a flag lot that has approximately 32.46' of street frontage where 50' is required, which requires a waiver from the Commission. He stated Lot 2 would contain existing structures and Lot 1 could be for future development. He noted the access easement over the property is already documented and recorded and that the plat contains a note addressing this. Page 102 of 811 Minutes — Zoning Advisory Commission Minutes February 4, 2026 Page 3 Commissioner Lohrmann asked if there was an issue with a home being built behind another home and using a shared driveway. Staff Member Schrobilgen replied that the city does not regulate the zoning and development standards for this lot since it is located in the county, but that any development would need to adhere county codes and requirements. He noted that if the lot were located within the City of Dubuque a new residence would require a Special Exception for a front yard setback greater than 50'. Motion by Christ, seconded by Zuccaro, to approve the Final Plat of Hirsch Place 2nd Addition subject to waiving the street frontage requirement for Lot 1. Motion carried by the following vote: Aye — Christ, Froistad, Lohrmann, Norton, Zuccaro, and Russell; Nay — none. Commissioner Norton recused himself for the following item. PUBLIC HEARING/REZONING: Application of Brian Riniker to rezone seven lots located in the Rustic Point Estates subdivision from R-1 Single -Family Residential to R-2 Two - Family Residential. Brian Riniker, 2300 Stone Brook Lane, Eldridge, Iowa spoke for his request. He said they are seeking to rezone seven lots to allow for the option to construct townhomes. He said that in this Rustic Point Estates subdivision 57 lots are zoned R-1 lots and 19 lots are zoned R-2, but there are currently no R-2 zoned lots available for sale or construction. He said the rezoning would create seven lots that could have townhomes, but they may not use all seven utilized for townhomes. He noted that infrastructure limitations and expenses may prevent townhome development, so they are trying to determine feasibility. He said the proposed townhomes would be similar in density and character to existing townhome development in the subdivision. Commissioner Lohrmann sought clarification regarding what areas of the subdivision are currently zoned R-1 and R-2, and which lots were under consideration. Mr. Riniker referenced a map of the subdivision and pointed out the existing zoning districts within the subdivision as well as the lots that are requested to be rezoned. Gary Jaeger, 3642 Wagon Wheel Lane, said that he's lived in the neighborhood for three years. He expressed concern about the rezoning because it's a change from what the property owners expected. He said he thinks that single family homes are more attractive to families, and he hopes more young families move into the neighborhood Mark Link, 3647 Wagon Wheel Lane, expressed concern about additional cars parking on the street, which he said is narrow, making it difficult to travel through, especially when it snows. Mr. Riniker thanked the neighbors for sharing their thoughts. He stated he did reach out to the property owners that he believed would be affected by the requested rezoning but did not reach out to the property owners that spoke as they are separated from the subject Page 103 of 811 Minutes — Zoning Advisory Commission Minutes February 4, 2026 Page 4 lots by other properties. He apologized for not connecting with those individuals. He acknowledged that it's more common for townhomes to be owned by older people or single parents, but that in his experience it has been older people, not families, that are seeking out townhomes. He said that the two lots that back up to Kennedy Road may be most appropriate for townhomes since the yards are not great for children. He said he respects that people have made investments in the community. He said he doesn't believe that all seven lots will be developed as townhomes. and that people's investment in their homes. Commissioner Lohrmann asked about the expense of adding additional water and sewer laterals when developing townhomes. She questioned whether they would construct the utilities when the homes are built or would they construct them for all lots at one time. Mr. Riniker said that utility laterals have already been installed for single-family development on the subject lots. He noted it would be a large expense to add additional lines for the townhomes, and that any additional laterals would all be done at one time as that would be the most cost effective approach. Staff Member Moon detailed the staff report. She displayed a zoning map of the subdivision showing the existing zoning districts and the lots proposed to be rezoned R-2. She displayed the notification map showing property owners within 200' that received public notice. She described the characteristics of the neighborhood, stating that R-2 zoning district was established in the neighborhood when it was originally annexed into the city. She explained that with this rezoning request, there would be the potential for a total of fourteen townhome units on the seven subject lots, which is seven more units than with R-1 zoning. She discussed the code changes made at the state level in 2025 which now allow for lots with a single-family residence to construct an accessory dwelling unit by -right, provided the development standards are met and the required building permits are obtained. She explained how this code change now allows for additional density in the R-1 zoning district that would have previously required a conditional use permit to construct. She noted the zoning does not regulate the type of ownership of allowed for residential units, however subdivision covenants may regulate that. She highlighted the three letters of opposition that were submitted by neighbors, and one letter of support was received from realtor Greg Adams. Commissioner Lohrmann restated that because of state law, R-1 properties are able to have two units on a lot. Staff Member Moon further clarified that while accessory dwelling units would allow for additional density in the R-1 zoning district, they are different from townhome structures in that they do not require separate utility laterals. Townhome units would each require a separate water and sewer connection. Commissioner Christ sought to clarify whether accessory dwelling units would still need to adhere to building code requirements. Staff Member Moon stated that yes, the state code established development standards for accessory dwelling units and that they must comply with building codes. Page 104 of 811 Minutes — Zoning Advisory Commission Minutes February 4, 2026 Page 5 Commissioner Lohrmann noted there are already a lot of R-2 lots located within the subdivision, and the homes in the Vintage Estates to the west are single-family residences on smaller lots, that are consistent with the R-2 density. Commissioner Christ stated that she would support the rezoning of the two lots along Wagon Wheel Lane to R-2 but felt that the five lots along Rustic Point Lane should remain R-1. She noted opposition from neighbors and saw this as a compromise. Commissioner Lohrmann said she's often swayed by public opinion but not for this specific request. She noted the other R-2 lots in the neighborhood and she said her family lived in a duplex and believes families like them. Commissioner Zuccaro and Commissioner Froistad said they also had lived in duplexes with their families, so they thought the rezoning request was reasonable due to the large lots. Motion by Froistad, seconded by Zuccaro, to recommend approval of the rezoning of property (PINs 1009331010, 1009331009, 1009331006, 1009331007, 1009331008, 1009326008, and 1009326009) from R-1 Single -Family Residential to R-2 Two -Family Residential as submitted. Motion carried by the following vote: Aye — Froistad, Lohrmann, Zuccaro, and Russell; Nay — Christ. Commissioner Norton returned to the meeting. PUBLIC HEARING/REZONING: Application of Luke Hoffman to rezone portion of property from CS Commercial Service and Wholesale to AG Agriculture zoning district. Luke Hoffman, 1070 Radford, Kellhoff Properties, spoke for his request. He stated that a large portion of the approximately 15-acre lot is located within the floodplain and/or floodway, so there is limited capacity to build on the property. He said they are planning to retain the existing buildings along the west side of the property and rezone the larger portion of the property to AG Agriculture, as they would like to have a hobby farm. There was no public input. Staff Member Duba detailed the staff report. He noted that this property is downhill from the properties to the south, and the properties to the north are in the Dubuque Industrial Center. He said that those properties are not likely to be impacted by this change in zoning as they are separated from the site by the river bottom, railroad, and the general topography of the area. He reiterated that the subject property is largely in the floodplain and floodway, and as such is difficult to or unable to be developed. He compared the uses allowed by CS zoning and AG zoning, noting that there are many fewer uses in AG. Commissioner Lohrmann asked if farming is allowed in the CS zone, and Staff Member Duba replied no, just agricultural supply sales. Page 105 of 811 Minutes — Zoning Advisory Commission Minutes February 4, 2026 Page 6 Motion by Christ, seconded by Zuccaro, to recommend approval of the rezoning from CS Commercial Service to AG Agriculture as submitted. Motion carried by the following vote: Aye — Christ, Froistad, Lohrmann, Norton, Zuccaro, and Russell; Nay — none. PUBLIC HEARING/PUD AMENDMENT: Application of Justin Somerville to amend the conceptual plan and signage regulations for the Kennedy Mall Planned Unit Development with PC -Planned Commercial designation. Andy Kepler, Leasing Director, Cafaro Company, spoke on behalf of the request. He stated three new tenants are coming to the Kennedy Mall: Fresenius Medical Care, Marshall's, and 7 Brew Coffee. Justin Somerville, Senior Civil Engineer, Cafaro Company, spoke about the proposed new access from the mall property onto Stoneman Road. He explained that this is necessary to accommodate the increased traffic that will be coming to the part of the mall due to the new tenants. He also noted that it will improve access for trucks making deliveries to Marshall's. He thought this new access may divert some traffic off Wacker Drive. He said that the updated conceptual plan is necessary for development of 7 Brew to proceed. Commissioner Lohrmann asked where 7 Brew would be located, and Mr. Somerville noted the location on the map, which is the northeast corner of the mall property. Commissioner Russell asked if the Commission was responsible for reviewing the location of the access point. Staff Member Moon replied that the Commission has prevue over the conceptual development plan for the mall property; however, any detailed plans for the access would be reviewed by the Development Review Team. Commissioner Russell asked if the new driveway needs to line up with another access across Stoneman Road. Staff Member Schrobilgen replied that it did not, and that the Engineering Department is actively reviewing the access location. There was no public input. Staff Member Schrobilgen detailed the staff report. He explained the need to amend the conceptual development plan due to the substantial change of adding a new access point on Stoneman Road. He noted the additional modifications to the conceptual plan to accommodate the 7 Brews location and the parking lot modifications for Marshall's and Fresenius Medical Care. He noted that site changes are reviewed by the Development Review Team to ensure they are compliant with all city codes. He stated the PUD amendment is also seeking to add under -canopy signage as an allowed sign type, noting the under canopy signs would be limited to 6 square feet in area and requiring 8' of clearance below the signs. He stated that no public comment had been received. Commissioner Froistad said that the signage and access make sense, and the access should line up with other driveway across Stoneman Road to try to reduce conflict points along Stoneman. Staff Member Schrobilgen said that city engineers will be reviewing that in detail. Page 106 of 811 Minutes — Zoning Advisory Commission Minutes February 4, 2026 Page 7 Motion by Lohrmann, seconded by Norton, to recommend approval of the amended conceptual plan and signage regulations for the Kennedy Mall Planned Unit Development with PC -Planned Commercial designation as submitted. Motion carried by the following vote: Aye — Christ, Froistad, Lohrmann, Norton, Zuccaro, and Russell; Nay — none. ITEMS FROM PUBLIC: None. ITEMS FROM COMMISSION: None. ITEMS FROM STAFF: Staff Member Moon said the Planning Services Department is continuing to work through the Unified Development Code update and will be bringing the update to the Commission later this spring/summer. ADJOURNMENT: Motion by Christ, seconded by Russell to adjourn the February 4, 2026 Commission meeting. Motion carried by the following vote: Aye — Christ, Froistad, Lohrmann, Norton, Zuccaro, and Russell; Nay — none. The meeting adjourned at 7:01 p.m. Respectfully submitted, �kA_ A-16-- March 4, 2026 Shena Moon, Associate Planner Adopted Page 107 of 811