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Request to Rezone Property on Valeria StreetCity of Dubuque City Council PUBLIC HEARINGS # 1. Copyrighted July 20, 2026 ITEM TITLE: Request to Rezone Property on Valeria Street SUMMARY: Proof of publication on notice of public hearing to consider City Council approve a request from Eric McFadden to rezone property on Valeria Street, PINs 1024126007, 1024126008, and 1024126009 from R-1 Single -Family Residential to R-2A Alternate Two -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 Along Valeria Street From R-1 Single -Family Residential To R-2A Alternate Two -Family Residential Zoning District SUGGUESTED Receive and File; Motion B; Motion A DISPOSITION: ATTACHMENTS: 1. ZAC Ltr to CC 2. Application 3. Zone Change Map 4. Vicinity Map 5. Notification Map 6. Street View Image 7. Staff Report 8. Ordinance 9. CC PowerPoint Presentation Page 915 of 1061 Planning Services Department Dubuque City Hall THE CF kylftyl 50 West 1311, Street Dubuque, IA 52001-4864 DUjB� AI'Amin a4 �(563) III 589-4210 phone Iif (563) 589-4221 fax 2007.2012.2013 (563) 690-6678 TDD Masterpiece on the Mississippi 2017*2019 planning@ci!yofdubuque.org July 7, 2026 The Honorable Mayor and City Council Members City of Dubuque City Hall — 50 W. 13t" Street Dubuque IA 52001 Applicant: Eric McFadden Location: Valeria Street, PINs 1024126007, 1024126008, and 1024126009 Description: To rezone property from R-1 Single -Family Residential to R-2A Alternate Two -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 Justin Lau, Buesing & Associates, 1212 Locust Street, spoke on behalf of the applicant. He said Mr. McFadden is the developer looking to rezone three parcels from R-1 to R-2A. He said the City owns one of the lots which contains an existing access easement and that Mr. McFadden is seeking to purchase that portion of land from the City. He noted there is a rock wall/bluff located along the northern side of the property and concluded that the developer is considering development of three or four duplexes on the subject property. The Commission questioned the purpose of the road/driveway located along the north side of the subject site and Mr. Lau said it's a private drive to get to the lots to the neighboring properties to the east. Ralph Kieler, 324 Valeria Street, spoke in opposition of the project and stated that he thought most neighbors don't realize what's being requested or what the rezoning means. He cited concern that an eight-plex was going to be developed on the property and that the street can't handle the traffic and parking because it's narrow. He noted the street sees a lot of cut -through traffic for people avoiding the streetlight and that they speed through the neighborhood. He expressed concern for safety and where children would play. He said after this is approved, the land could be sold, and the next owner could do an eight-plex. He noted he would be okay with a few houses or duplexes and concluded that some of the existing homes don't have off-street parking. Vicki and Jeff Doyle, 333 Valeria Street, said they live in the house directly to the east of the subject lots. They noted that the lot line goes over their existing sidewalk and deck. Service People Integrity Responsibility Innovation Teamwork Page 916 of 1061 The Honorable Mayor and City Council Members Page 2 They stated the developer is in discussions with them about addressing the encroachment. They said they don't have an issue with something being built there but the developer told them it would be two single-family homes. They expressed concern about parking, vehicle speed, and congestion. Mr. Lau stated there is no eight-plex planned. Staff detailed the staff report noting the request is to go from the R-1 zoning to R-2A, and displayed maps of the vicinity and notification area. Staff showed an image of the bluff, noting it was formerly a quarry. Staff described characteristics of the property and the surrounding neighborhood, noting that some existing development is consistent in development density and design with the proposed R-2A zoning district. Staff said reports of speeding have been passed on to the police and engineering departments. Staff then compared the R-1 and R-2A districts in terms of uses and bulk regulations confirming that only two units maximum can go on a lot in the R-2A district. Staff described setback requirements as they relate to garages fronting a street and noted the requirements to develop a residence including two off-street parking spaces. Staff said that many of the homes in the area are legally non -conforming for R-1 and are more consistent with R-2A development density. Staff shared street view images along Valeria and displayed maps to demonstrate that the development in the neighborhood. Staff noted the Comprehensive Plan promotes infill development as well as promoting a variety of types of housing. Staff stated that a conceptual development plan was reviewed by city staff and the plan included four two -unit townhomes for a total of eight units. Staff stated that it appeared to be the highest density possible for the site with the R-2A zoning. Staff stated that three people had called with inquiries about the request, two of which did not note outright opposition but did share concerns regarding parking, traffic, and speed. The third caller did express opposition and staff noted that there may have been some confusion leading the caller to think that an eight -unit apartment building would be possible. Staff reiterated that two units maximum would be permitted in the R-2A zoning district. The Commission asked about the number of units possible and ventured that with the three existing lots, it might be possible to build six units. Staff discussed the bulk regulations that would come into play that could limit the buildable area. Staff also noted that in order to accomplish the development of eight -units, additional approvals would be required from the Zoning Board of Adjustment and the Zoning Advisory Commission. Staff explained that traditional rezonings do not require concept plans, but this developer shared a concept plan showing the highest density development that would be possible for the subject property. Staff said single-family development would continue to be allowed in the R-2A zoning district. Staff said the commission's role is not to review a conceptual plan but to consider whether they believe this proposed R-2A zoning is appropriate for the subject property. The Commission asked several questions regarding the driveway and access easement along the north side of the subject site, including why it's not shown on a plan, whether Service People Integrity Responsibility Innovation Teamwork Page 917 of 1061 The Honorable Mayor and City Council Members Page 3 there is a required setback from the easement, whether it would have to be improved, and who could use it. Staff explained that the map in the staff report is not a survey so it would not show the easement. They noted that rezoning typically does not show all the details including easements but rather that easements would be documented through surveys or private agreements between property owners. They said there is no setback requirement from an easement however development would not be allowed within the easement. Staff stated that the easement may serve multiple lots including any new lots and/or development on the subject property. The Commission asked if the easement ran along the base of the bluff, and staff replied yes, it appears to be a few feet away to allow for falling rocks. The Commission discussed what could be built on the subject property and noted that the applicant might need a Special Exception approval. He said the site plan would help determine this. Staff explained that a site plan isn't required for one- and two-family development, but city staff does conceptually review potential projects of all size and scale in order to inform property owners and/or developers regarding development standards and reviews, approvals, permits, etc. that may be required. Staff noted that building permits would be required. The Commission discussed how the lot lines would need to be adjusted in order to build eight units. Staff confirmed this and that development would need to meet all bulk regulations including lot area, lot coverage, lot frontage and the off-street parking requirement. The Commission asked if single-family homes could be built close together under current R-1 zoning and staff replied that the R-1 bulk regulations require a 6' side yard setback on either side of a structure and therefore would not allow existing development in the neighborhood, including across the street. The Commission discussed how conceptual plans can be confusing, how developing eight units would be tight on the property, and how the lot line with the neighbor needs to be clarified. They discussed how the rezoning might make the difference between two units and four units but that the setbacks are an important factor, as is the required off- street parking. They stated that infill development is desirable in the community. The Commission asked if the applicant could request a variance to allow for flexibility with the layout and number of units, and whether it would go to the Zoning Advisory Commission or City Council. Staff stated that the applicant could request a Special Exception to modify bulk standards and noted that the Zoning Board of Adjustment would review and make the final decision as they are quasi-judicial. The Commission asked about how to address the speeding complaints and staff stated that those complaints would be sent to the Police Department for enforcement as well as to the Engineering Department for their consideration of potential traffic calming solutions. The Commission discussed the request finding it appropriate. Service People Integrity Responsibility Innovation Teamwork Page 918 of 1061 The Honorable Mayor and City Council Members Page 4 Recommendation By a vote of 5 to 0, the Zoning Advisory Commission recommends that the City Council approve rezoning request as submitted. A simple majority vote is needed for the City Council to approve the request. Respectfully submitted, Matthew Mulligan, Chairperson Zoning Advisory Commission Attachments cc: Eric McFadden, 14059 Old Highway Road, Dubuque, IA 52002 Service People Integrity Responsibility Innovation Teamwork Page 919 of 1061 THE CITY OF DUB E Masterpiece on the Mississippi Zoning Advisory Commission ❑ Amended PUD ❑X Rezoning/PUD/ID ❑ Text Amendment ❑ Simple Subdivision ❑ Preliminary Plat ❑ Major Final Plat ❑ Minor Final Plat ❑ Waiver from Site Design Standards A. Property Information Site Location/Address: Zoning Board of Adiustment ❑ Conditional Use Permit ❑ Special Exception ❑ Variance ❑ Appeal 365 Valeria Street Legal Description/Parcel ID#/Subdivision: 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 planning@)cityofdu buque.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 10-24-126-007, 10-24-126-008 & 10-24-126-009 Existing Zoning: R-1 Proposed Zoning: R-2A Historic District: Site Area (square feet/acres): 21,414 sqft. / 0.491 ac -andmark: ❑ Yes ❑ No B. Describe proposal and reason for application (attach a letter of explanation, if necessary): Zone change from R-1 to R-2A to match existing zoning to the east and allow more flexibility for future development of the oroperty. C. Applicant/Agent Information Name: Eric Mcfadden Address: _ State: IA 14059 Old H' h R d Phone: 435-313-2267 ig way oa City: Dubuque Zip: 52002 D. Property Owner(s) Information Name(s): Eric Mcfadden Address: _ State: IA Email: premier.design_eric@yahoo.com 14059 Old Wi h R d Phone: 435-313-2267 Ig way oa City: Dubuque Zip: 52002 Email: premier.design_eric@yahoo.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: Eric Mcfadden/City of Dubuque, Michael Van Milligen Date: 5/4/2026 Property Owner(s): Eric McfaddenDate: 5/4/2026 Fee $ Ck# ❑CC ❑Cash Received by Date Page 920 of 1061 DATE: 5/2/2026 PART OF LO' 272 SQ. FT. GRAPHIC SCALE 20 p 10 20 40 ( IN FEET ) 1 inch = 20 ft. A1711on71114 VIC THE NATURE CONSERVANCY 1024126004 PROPERTY INFO 80 PROPERTY ADDRESS = 365 VALERIA STREET DUBUQUE, IOWA 52001 PROPERTY OWNER = ERIC MCFADDEN 14059 OLD HIGHWAY ROAD DUBUQUE, IOWA 52002 (435) 313-2267 PRE MIER.DESIGN_ERIC@YAHOO.COM I � \ I / I / I / I / 1024126005 I R-1 I / \ I ' ` I / \ / I / \ I \ \ \ \ \\ \ LOT 11 `\ \ \ 1024126013 \ \ \ R-2A \ \ \ \ \ LOT 12 \ \ 1024126012 \ \ \ R-2A ` \ \ \ \ LOT 13 \ \ \ 1024126011 \ \ \ R-1 \ \ \ \ \ \ \10�Il O SITE DATA ADDRESS: 365 VALERIA STREET EXISTING ZONING: R-I PROPOSED ZONING: R-2A ALTERNATE PARCEL # 10-24-126-009 = LOT 15 PARCEL # 10-24-126-008 = LOT 16 PARCELS # 10-24-126-007 = LOT 16 "A" & 6 "A" -CITY OF DUBUQUE LOT AREAS: LOT 15 = 7,733 SQ. FT. / 0.177 ACRES LOT 16 = 9,495 SQ. FT. / 0.217 ACRES LOT 16 "A" & 6 "A" = 4,186 SQ. FT. / 0.096 ACRES -CITY OF DUBUQUE TOTAL AREA = 21,414 SQ. FT. / 0.491 ACRES 1024128029 R-2A DRAWN BY: E.A.M. CHECKED BY: M.R.F. CLIENT: ANF SCALE: 1" = 20' 06 W o OV-- U c.6 D o Z N >LO N Q 4 mQ = N U) O U o �- W Fy W W Z oo O�Q� N N =o U 1 cO N 1 O C/) J W U ry Q n Z 00 (D J O Z CDQ } W U) U� W Q Z :� w (D z zl Z W w w 06 o 0 Z w_ w_ 2i 2i U) H 00 E E W 0� c') a- a- p 0 4 t z z 00 ti ti O = N W Q r` N L� A c 00 W Q U) - - w z ti � SHEET ZC Page 921 of 1061 2501 2424 2425 QL 2403 2451 � 2418 2421 �N� 75 2445 2433 2425 90 2410 � 165 2423 9'� t 2417 �?,A'�N5 2403 180 170 m� 2390 2327 2311 442 h � 438 430 1'2'1 97 � 111 420 119 418 �♦ _ - 410 151 145 408 ��.* ♦ ♦ � 157 406 400 � � � ;♦ ♦, ♦ 165 2295 433 396 380 �q ♦ �� 333 130 425 ¢S T ,. �, ♦, Y��9�O� 2285 421 417 2� 370 ♦ 140 409 ys 360 154 148 2265 405 uJ 352 ' 2261 39387 350348340 303 275 2255 385 379 373 336 2249 369 365 2245 330 271 36 418 1 2235 324 302 261 320 259 �~ 357 353 249 k4U 355 347 272 505 410 R�yANNA�F 337331 i 183 374 325 235 191 370 �_ 321 400 366 317 205 195 390380 305 251 -1 350 356 _ 180 352 340338332330 348 328 y 190 324 360 350 1/2 REAR Cygp 316 306 2155 y 2280 pE[ cT 2153 �� 290 30 272 252 2N� 2260 2215 328 324 318 2145 2,152 2151 Dubuque THE CITY OF DT,Jil��1;t.J L �bAmerin Cily Ip��l 2007-2012.2013 Masterpiece on the Mississippi 2017*2019 Vicinity Map a� t 61 r NNSYLV AVE 61 GE ST 20 5 20 1 swgRr� � 61 52 51 Applicant: Eric McFadden Location: Valeria Street, PINs 1024126007, 1024126008,and 1024126009 Type: Rezoning Description: To rezone property from R-1 Single - Family Residential to R-2A Alternate Two -Family Residential zoning district. ■ ■ ■ Subject Property City Limits 0 75 150 300 N Feet A 1:2, 000 Page 922 of 1061 Street MWeria St Subject Property u Properties Notified 0_ r 0 200-Foot Foot Notification Boundary Feet • 0 62.5 125 250 -.00- '0 i�, 4401 J A .7 of tO AS Joz N e: Esi lb C t I u Lu iM& 7-- 90 Aft of 1061 ram,,, � ` _; �'��'r � i • - - � .r - � � r .._ s . � Y _ � .. r-� � `.;- `�,_ .yea ..!�:._.!f.� •% .y`-�. i _ .�� 4 =.- " _ _ r Vale63 Sr r r -i PJe kaufmann 4 Page 924 of 1061 REZONING STAFF REPORT Zoning Agenda: July 1, 2026 Property Address: Valeria Street, PINs 1024126007, 1024126008, and 1024126009 Property Owner: Eric McFadden; City of Dubuque Applicant: Eric McFadden Description: To rezone property from R-1 Single -Family Residential to R-2A Alternate Two -Family Residential zoning district. Proposed Land Use: Residential Proposed Zoning: R-2A Existing Land Use: Vacant property Existing Zoning: R-1 Adjacent Land Use: Adjacent Zoning: North — Vacant (Bluff) North — R-1 East — Residential East — R-1 South — Residential South — R-1 West — Residential West — R-1 Former Zoning: 1985 — R-1 Single -Family Residential 1975 — 2F Two -Family Residential 1934 — 2F Two -Family Residential Total Area: 0.49 acres 1024126007 — .096 acres 1024126008 — .215 acres 1024126009 — .179 acres Property History: The proposed rezoning involves three (3) parcels that were historically part of a quarry and includes an access easement for two residences to the east. The subject parcels have remained vacant aside from a gravel drive. The subject parcels were historically zoned as two-family with zoning changing to single-family circa 1985. The applicant is seeking to rezone the parcels in order to allow for townhome development. Physical Characteristics: Located one street north of Kaufmann Avenue and two blocks west of Central Avenue, these three flat parcels sit at the base of a former quarry. One parcel is City -owned and contains the Valeria Street curb cut for the access easement located along the northern property line which benefits the residences at 333 Valeria Street and 165 W. 23rd Street to the east. The images below identify the parcels involved in the rezoning and current ownership. Page 925 of 1061 Staff Report — Rezoning: Valeria Street Page 2 PART OF UM 1126 E� 1141' 4.484e•E i 336'2QZrE 1aAb LOT 6 T. 20.4a NH'1e7:E elm w m.K 42W LOT 16 W asa wn. \ LOT 16 4 %1111111114�rr. Properties to be rezoned (above) and current ownership (below). I 1 1 1 I 1 I 1 I: wr o toanzzmt kt 112F N118 W"T 1 1 13,41' 1 1 � - IkW4rWE - 1&46 Lar 6 A' r' Guam 2Y.4D' N67.16'26'E Winn Gi-W GOW PART OFpLOT 18 LOST IG "K LOT 16 �� tlstorr. City of Dubuque LOT 15 \ rm�a►r kt Eric McFadden t - Eric McFadden g` ` Page 926 of 1061 Staff Report — Rezoning: Valeria Street Page 3 Concurrence with Comprehensive Plan: The City's Future Land Use Plan identifies the subject lots as Single -Family Residential. The proposed project would help to meet the following recommendations of the Comprehensive Plan- - Encourage a mix of housing affordable for all segments of Dubuque's populations throughout the community, including options for those who might be saving for their first home. Impact of Request on: Utilities: Valeria Street is adequately served by both city water and sanitary sewer. Mains for water and sanitary sewer are located within the Valeria Street right-of-way. Traffic Patterns/Counts: The 2021 Iowa Department of Transportation (IDOT) traffic counts indicate an average annual daily traffic count of 390 vehicles along this section of Valeria Street which is classified as local. The proposed rezoning of these properties from R-1 to R-2A would allow for a modest increase in residential density beyond what would currently be permitted today. This increase is not anticipated to have a substantial increase in the number of vehicles trips along Valeria. Additionally, development of residential units wills require a minimum of two off-street parking spaces. Public Services: Public services are adequate to serve the property regardless of the development. Environment: The lots are currently zoned for single-family residential development; however, rezoning them to R-2A would allow for the construction of two -unit townhomes and duplexes while still preserving the option to develop single-family residences on each lot. On any lot in the city, there is a 20% permeable area requirement which is intended to provide green space and vegetation throughout the city and to help manage stormwater when a property is developed. Formal site plan review and approval is not required for one- and two-family development; however, the development would be required to comply with all local, state, and federal codes for residential development and require permitting through Inspection and Construction Services. Adjacent Properties: The subject lots are surrounded by residentially zoned properties on all sides. The property to the north includes the bluff and is vacant. The residential properties to the east are developed with single family residences and will retain access rights to the rear of their properties through the subject properties by way of an access easement. The property to the west is steeply sloped and vacant and the properties to the south are developed with a mix of one and two-family residences. Given the development pattern of the neighborhood is mixed one- and two-family residential with varying sizes of structures, setbacks, and lot sizes, the requested rezoning would be consistent with the neighborhood. Page 927 of 1061 Staff Report — Rezoning: Valeria Street Page 4 CIP Investments: None. Staff Analysis: To rezone property from R-1 Single -Family Residential to R-2A Alternate Two -Family Residential zoning district in order to allow for townhome style development. The proposed rezoning involves three (3) parcels that were historically zoned as two- family with zoning changing to single-family circa 1985. The subject parcels have remained vacant aside from a gravel drive. Located one street north of Kaufmann Avenue and two blocks west of Central Avenue, these three flat parcels sit at the base of a former quarry. One parcel is City -owned and contains the Valeria Street curb cut for an access easement located along the northern property line which benefits the residences at 333 Valeria Street and 165 W. 23rd Street to the east. The subject lots are surrounded by residentially zoned properties on all sides. The property to the north includes the bluff and is vacant. The residential properties to the east are developed with single family residences and will retain access rights to the rear of their properties through the subject properties by way of an access easement. The property to the west is steeply sloped and vacant, and the properties to the south are developed with a mix of one- and two-family residences. Given the development pattern of the neighborhood as mixed one- and two-family residential with varying sizes of structures, setbacks, lot coverage, and lot sizes, the requested rezoning would be generally consistent with the neighborhood. The City of Dubuque Comprehensive Plan encourages a mix of housing throughout the community. Valeria Street is adequately served by both city water and sanitary sewer. Mains for water and sanitary sewer are located within the Valeria Street right-of-way. Formal site plan review and approval is not required for one- and two-family developments; however, the development would be required to comply with all local, state, and federal codes for residential development and require permitting through Inspection and Construction Services. The chart below shows the permitted uses for both the R-1 and R-2A zoning districts, with the highlighted items indicating the specific uses only allowed in R-2A. The requested R-2A zoning district would allow for two-family and townhome residential development beyond the existing R-1 zoning district but would also continue to allow for single-family residential development. Principal Permitted Uses R-1 Zoning District R-2A Zoning District Single-family detached dwelling Single -fa ildetached dwelling. Cemetery, mausoleum, columbarium Cemetery, mausoleum, or columbarium. Community gardens Community gardens. Golf course Golf course. Maternity group home Maternity group home. Page 928 of 1061 Staff Report — Rezoning: Valeria Street Page 5 Parks, public or private, natural recreation area Parks, public or private, and similar natural recreation areas. Place of religious exercise or assembly Place of religious exercise or assembly. Public, private or parochial school Public, private, or parochial school approved by state of Iowa (K - 12). Railroad/public or quasi -public utility/substation Railroad or public or quasi -public utility, includin substation. Townhouse maximum 2 dwelling units). Two-family dwelling (duplex) Planning staff recommends that the Zoning Advisory Commission review the information provided and make a recommendation on the proposed rezoning to the City Council in accordance with Chapter 16-9-5 of the Unified Development Code and the criteria established for granting a zoning reclassification. Prepared by 5 Reviewed bDate: 6/26/2026 Page 929 of 1061 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. 13th St Telephone: 563-589-4121 ORDINANCE NO. 28 - 26 AN ORDINANCE AMENDING TITLE 16 OF THE CITY OF DUBUQUE CODE OF ORDINANCES, UNIFIED DEVELOPMENT CODE, BY RECLASSIFYING HEREINAFTER DESCRIBED PROPERTY LOCATED ALONG VALERIA STREET FROM R-1 SINGLE-FAMILY RESIDENTIAL TO R-2A ALTERNATE TWO-FAMILY RESIDENTIAL ZONING 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-1 Single -Family Residential to R-2A Alternate Two -Family Residential zoning district, to wit: Lot 15, Lot 16, Lot 16A, and Lot 6A in Schaffner's Subdivision and to the centerline of the adjoining public right-of-way all in the City of Dubuque, Iowa. Section 2. That the foregoing amendment has heretofore been reviewed by the Zoning Advisory Commission of the City of Dubuque, Iowa. Section 3. This Ordinance shall take effect immediately upon publication as provided by law. Passed, approved and adopted this 20th day of July, 2026. M. Cav yor Attest: Adrienne N. Breitfelder, City Clerk Valeria Street — Rezonin To rezone three parcels from R-1 Single -Family Residential to R-2A Alternate Two -Family Residential to zoning district. Presentation to City Council July 20, 2026 - s R-2 do ooerow Eli THE CRY OF DUB E Masterpiece on the Mississippi 2o17e100hIO132o39'Mt3 C-2 Vicinity Map 38 ✓ - r v _ ttt o tt • � , 157 400 . • 185 .2295 398 380 , . ,� �s 33] 42s • 'f •�� , 228 421 1 7 7 . • 40 s< zzes _ s � so �' o] 79 z7s ems! ]7] 224! •1� >BS IS 2T1 o,s �'",- t 22]s 21 3oz zet CD ]zo -4 7 ss 21B �, c ! �� ,�,✓f T S1 zTz tr. IPs t9t ,3'0 , 414, - 721 400 3��E - �• 317 ' OS 195� i 33u380305 2s1 A► ]so � 3l0] 18( 356 34 r 28 S 19C 0 ]24 j. JL 16 308 - 230 1155 r 290 27Y 252 zz �a ^MCP 1 �h _'�1ry Irr1 'o tin.'ee st 20 20 Applicant: Eric McFadden Location: Valeria Street, PINs 1024126007, 1024126008,and 1024126009 Type: Rezoning Description: To rezone property from R-1 Single - Family Residential to R-2A Alternate Two -Family Residential zoning district. Subject Property City Limits 0 75 ISO 300 N Feet 14 1.2.000 Page 932 of 1061 2451 Ar. 446442 4 C, 44 - 2 38 -161 430W, 41- 420 418 ♦410 O. 453 408 *:'+ 3 ;-7 409 41 405 450 Is' 446 430 418 1424 24 3 24 80 2 2!� % 75 2433 - r 155 2425 2410-. 2423 Le 2404 tp 2417 162 -'-:2403 90 2327%% 1-21 /A369 J A =Feet 400 0 380 1• , , - "' — / I li 0 62-5 125 250 37-' . 3 36 45 Valera sl a L , k any Pie L J eufm •{ Share � +,�yC y - r � �•� . •'�• y _ .� yam" S;L.1 -4 Google M Image capture: Aug M5 02M United States Terms Page 934 of 10 M Subject Lots • Property & Zoning History: ■ 1934 — Zoned as R-2 ■ 1975 — Zoned as R-2 ■ 1985 — Zoned as R-1 • Project Site ■ 3 Parcels total ■ Existing Easement providing access to the rear of properties at 333 Valeria and 165 W 23rd Street will remain. • Adjacent Land Use: ■ East and South: One and two-family residences ■ North and west —vacant bluff and steep slope • Traffic Patterns/Counts: ■ Valeria — Local; 390 average annual daily trips (2021) Principal Permitted Uses R-1 Zoning District R-2A Zoning District Single-family detached dwelling Single-family detached dwelling. Cemetery, mausoleum, columbarium Cemetery, mausoleum, or columbarium. Community gardens Community gardens. Golf course Golf course. Maternity group home Maternity group home. Parks, public or private, natural recreation Parks, public or private, and similar natural area recreation areas. Place of religious exercise or assembly Place of religious exercise or assembly. Public, private or parochial school Public, private, or parochial school approved by state of Iowa K - 12). Railroad/public or quasi -public Railroad or public or quasi -public utility, utility/substation including substation. Townhouse (maximum 2 dwelling units). Two-family dwelling (duplex) Development Requirements ■ 2 Off-street parking spaces per dwelling unit are required. • Sidewalk along Valeria is required. • 30' maximum height (same for R-1 and R-2A). • Maximum of two units on a lot or laterally attached townhome. • Single -Family is permitted. • Multifamily (`3 or more units' on a lot or laterally attached would not be permitted) Public Input ➢ Public input provided prior to ZAC Meeting: • Call #1— Inquiry asking for additional information. Did not commit to input. • Call #2 — Opposed; Concerns regarding density and parking — Kieler, Dorothy L & Ralph L (Owns 324 Valeria) • Call #3 — Inquiry asking for additional information. Did not commit to input. ➢ Public input at ZAC Meeting: • Ralph Kieler (324 Valeria) spoke in opposition to the request noting concerns with traffic, parking, and development density. • Vicki and Jeff Doyle (333 Valeria), spoke regarding the project noting their sidewalk and deck encroach into the subject property, and they expressed concerned with parking, vehicle speeding, and congestion. QUESTIONS? 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: 07/10/2026 and for which the charge is 32.12 Subscribed to befo e me, a Notary Public in for Dubuque County, Iowa, this loth day of July, 2026 ",.x, (Z' �alma� - Notary Publi in and for Dubuque County, Iowa. P�A� s JANET K. PAPE o� �� Commission Numbef 19 eS59 My Commission Exp' �—* 12/11/2028 lows' Ad text CITY OF DUBUQUE, IOWA OFFICIAL NOTICE PUBLIC NOTICE is hereby given that the Dubuque City Council will conduct a public hearing on the 20th day of July, 2026, at 6:30 p.m., in the Historic Federal Building, 350 W. 6th Street, 2nd floor, Dubuque, Iowa, on the following: REZONING 1. Request from Eric McFadden to rezone property located at Valeria Street, PINs 1024126007, 1024126008, and 1024126009 from R-1 Single -Family Residential to R-2A Alternate Two -Family Residential 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.con/ or by contacting the City Clerk's Office at 563-5894100, 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 Clerk's 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 It 7/10