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Minutes_Zoning Advisory Commission 07.01.26Copyrighted September 8, 2026 City of Dubuque CONSENT ITEMS # 1. City Council ITEM TITLE: Minutes and Reports Submitted SUMMARY: City Council Proceedings of August 17, 18, 24, 25, and 27, 2026; Airport Commission of February 23, March 24, April 28 and May 26, 2026; Arts and Cultural Affairs Advisory Commission of March 24, April 28, May 26 and June 23, 2026; Arts and Cultural Affairs Advisory Commission Art on the River Committee of March 12 and May 21, 2026; Board of Library Trustees of March 26, April 16 and May 28, 2026; Board of Library Trustees Updates of May 28 and June 25, 2026; Five Flags Civic Center Advisory Commission of December 1, 2025 and April 2, 2026; Civil Service Commission of March 11, April 14, and May 13, 2026; Historic Preservation Commission of July 16, 2026; Human Rights Commission of May 11, 2026; Long Range Planning Advisory Commission of May 20, 2026; Park and Recreation Advisory Commission of March 10, April 8, May 12, and June 9, 2026; Zoning Advisory Commision of July 1, 2026; Zoning Board of Adjustment of July 23, 2026; Proof of Publication for City Council Proceedings of August 3, 17, and 18, 2026 and related Expenditure Reports. SUGGUESTED Receive and File DISPOSITION: ATTACHMENTS: 1. 8 17 26 City Council Minutes 2. 8 18 26 City Council Minutes 3. Proof of Publication for City Council Proceedings of 8 3 26 and related expenditure report 4. Airport Commission Minutes of February 23 2026 5. Airport Commission Minutes of March 24 2026 6. Airport Commission Minutes of April 28 2026 7. Airport Commission Minutes of May 26 2026 8. Arts Commission Minutes 5.26.26 9. Arts Commission Minutes 4.28.26 10. Arts Commission Minutes 3.24.26 11. Arts Commission Minutes 6.23.26 12. Five Flags Civic Center Advisory Commission Minutes of February 2026 13. Civil Service Minutes April 14. Civil Service Minutes March 15. Civil Service Minutes May 16. Historic Preservation Commission Minutes 17. Human Rights Commission Minutes 18. Library Board of Trustees Council_Update_05_28 19. Library Board of Trustees Council_Update_06_25 20. Library Board of Trustees April 16 2026 Minutes 21. Library Board of Trustees Minutes 3-10-26 22. Library Board of Trustees May 2026 Signed Minutes 23. Long Range Planning Advisory Commission Minutes 24. Parks and Recreating Advisory Commission Minutes - May 25. Parks and Recreating Advisory Commission Minutes - April 26. Parks and Recreating Advisory Commission Minutes - March 27. Parks and Recreating Advisory Commission Minutes - June 28. Five Flags Civic Center Advisory Commission Minutes of December 2025 29. 8 25 26 City Council Minutes 30. 8 27 26 City Council Minutes 31. 8 24 26 City Council Minutes 32. 8 17 26 Proceedings Proof 33. 8 18 26 Proceedings Proof 34. 8 17 26 Expenditure Report Proof 35. Zoning Advisory Commission Minutes 36. Zoning Board of Adjustment Minutes 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, July 1, 2026 City Council Chambers, Historic Federal Building Commissioners Present: Chairperson Matt Mulligan; Commission Members Troy Froistad, Carrie Lohrmann, Rich Russel, and Jake Koch Commissioners Excused: Pat Norton, Teri Zuccaro Commissioners Unexcused: None. Staff Members Present: Shena Moon, Travis Schrobilgen, and Jason Duba CALL TO ORDER: The meeting was called to order by Chairperson Mulligan at 6:00 p.m. New Commissioner Jake Koch read his oath of office into the record. MINUTES: Motion by Lohrmann, seconded by Russell, to approve the minutes of the June 3, 2026 meeting. Motion carried by the following vote: Aye — Froistad, Koch, Lohrmann, Russell, and Mulligan; Nay — none. ACTION ITEM/FINAL PLAT: Application of Laura Jelinske to approve the Final Plat of Voncarlowitz Place No. 2 (11838 Lorelie Lane, Dubuque County). Laura and Jim Jelinske, 11823 Lorelie Lane, spoke on behalf of their application. They explained that they are seeking to split seven acres of their forty -acre property to sell to a portion to the adjacent neighbor. Staff Member Moon detailed the staff report, noting the submitted Final Plat of Voncarlowitz Place No. 2 is a simple subdivision splitting one lot into two. She noted the property is located outside the city limits but within the two-mile extraterritorial jurisdiction. She stated that Lot 1 will be transferred to the adjacent neighbor to the west. She explained that neither lot will have frontage on a public or private street and so both lots require a waiver of that requirement. She noted that both lots are accessible by an existing driveway which is located in an existing access easement. Chairperson Mulligan asked about the neighboring parcel's access. Staff Member Moon explained that the neighboring property to the west is accessed via the same driveway as the subject property and an access easement over the subject property. Minutes — Zoning Advisory Commission Minutes July 1, 2026 Page 2 Motion by Russell, seconded by Mulligan, to approve the Final Plat of Voncarlowitz Place No. 2 as submitted, subject to waiving the street frontage requirement for Lot 1 and Lot 2. Motion carried by the following vote: Aye — Froistad, Koch, Lohrmann, Russell, and Mulligan; Nay — none. PUBLIC HEARING/REZONING: Application of Eric McFadden to rezone property located on Valeria Street (PINs 1024126007, 1024126008, and 1024126009). 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 the lot containing the 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 to four duplexes on the property. Commissioner Lohrmann 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. 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 Member Schrobilgen detailed the staff report. He noted 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. He 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. He 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 district. Staff described Minutes — Zoning Advisory Commission Minutes July 1, 2026 Page 3 setback requirements as they relate to garages fronting a street and noted the requirements to develop a residence including two off-street parking spaces. He 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 Member Schrobilgen noted the Comprehensive Plan promotes infill development as well as promoting a variety of types of housing. He noted that a conceptual development plan was reviewed by city staff and the plan included four two -unit townhomes for a total of eight units. He 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. Chairperson Mulligan 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 Member Moon 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. She said single-family development would continue to be allowed in the R-2A zoning district. She said the commission's role is not to review a conceptual plan but to consider whether they think this proposed R-2A zoning is appropriate for the subject property. Commissioner Lohrmann 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 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. Commissioner Koch asked if the easement ran along the base of the bluff, and Staff Member Schrobilgen replied yes, it appears to be a few feet away to allow for falling rocks. Chairperson Mulligan estimated what could be built on these properties and noted that the applicant might need a Special Exception approval. He said the site plan would help Minutes — Zoning Advisory Commission Minutes July 1, 2026 Page 4 determine this. Staff Member Schrobilgen 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 Member Moon noted that building permits would be required. Commissioner Lohrmann said that in order to build eight units the lot lines would need to be changed. Staff confirmed this and noted that they would need to meet all bulk regulations including lot area, lot coverage, lot frontage and the off-street parking requirement. Commissioner Lohrmann asked if single-family homes could be built close together under current R-1 zoning. 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. Chairperson Mulligan said that conceptual plans can be confusing. He said that it's not likely that eight units can fit on this land and that the lot line with the neighbor needs to be clarified. He said the rezoning might make the difference between two units and four units and that the setbacks are an important factor, as is the required off-street parking. He stated that infill development is desirable in the community. Commissioner Lohrmann 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. Commissioner Froistad asked about how to address the speeding complaints and staff stated that those complaints would be sent to the Police Department. Commissioner Lohrmann wondered if Engineering should be informed of that the speeding as well and staff stated that a separate complaint has been sent to the Engineering Department so they can review if any traffic calming solutions could be considered. The Commission discussed the request finding it appropriate. Motion by Froistad, seconded by Mulligan, to recommend approval of the rezoning as submitted. Motion carried by the following vote: Aye — Froistad, Koch, Lohrmann, Russell, and Mulligan; Nay — none. Chairperson Mulligan stated that the request would be heard by the City Council on July 20, 2026. ITEMS FROM PUBLIC: None. ITEMS FROM COMMISSION: Commissioner Lohrmann asked if meeting minutes go to Council and staff replied yes, and noted that the Commission meetings are also recorded. Minutes — Zoning Advisory Commission Minutes July 1, 2026 Page 5 Chairperson Mulligan welcomed new Commissioner Jake Koch. ITEMS FROM STAFF: Staff Member Moon said the election of officers would be held in September. She provided an updated of the ongoing Unified Development Code update and stated that staff anticipates bringing information to the Commission later this fall. Staff Member Moon welcomed Commission Jake Koch and thanked Commissioners Lohrmann and Zuccaro for serving on an as -needed basis until their seats are filled. She encouraged Commissioners to spread the word that there are vacancies on the Commission. ADJOURNMENT: Motion by Russell, seconded by Mulligan to adjourn the July 1, 2026 Commission meeting. Motion carried by the following vote: Aye — Froistad, Koch, Lohrmann, Russell, and Mulligan; Nay — none. The meeting adjourned at 7:02 p.m. Respectfully submitted, Sea Moon, Associate Planner August 5, 2026 Adopted