Zoning commission backs rezoning on Valeria/Valyria Street after neighbors raise parking and access concerns

The Dubuque Zoning Advisory Commission on July 1 voted unanimously to recommend that the City Council rezone three parcels at or around 365 Valeria/Valyria Street from R1 (single‑family) to R2A (one‑ and two‑family) after a public hearing and extended staff briefing.

Justin Law, representing the applicant and Besian Associates, told the commission the client, Eric McFaden, seeks the rezoning to allow construction of duplexes on the three triangular parcels. Neighbors voiced concerns at the hearing about notice, traffic, on‑street parking and the potential for higher density: "That street can't handle an eightplex," said neighbor Ralph Keeler of 324 Valeria Street, adding Valeria is narrow and used as a cut‑through during peak periods. Vicky Doyle, whose property faces the lots, said an earlier conversation with the owner led her to expect two single‑family homes; she told the commission she feared additional units would worsen congestion and reduce parking availability.

Staff presentations from Assistant Planner Travis Rubbleen and planning staff clarified the distinction between a zoning change and a development plan. Travis told the commission the R1 district requires about 5,000 square feet per lot and 50 feet of frontage, while R2A halves those minimums (about 2,500 sq ft and 25 ft frontage), raises lot coverage from 40% to 50%, and permits duplexes and short townhouse configurations. He emphasized the code limits two dwelling units per lot in these districts and that a single structure of three or more units would not be permitted without other approvals.

Sheena (staff) said the oft‑cited "eight‑unit" number came from a conceptual, non‑approved development study and warned that rezoning alone does not guarantee any particular site plan. City engineering staff told the commission any sale of city‑owned parcels would be conditioned on preserving existing access easements; staff indicated the easement is recorded and will continue to benefit the properties that rely on it. Commissioners pressed staff on easement width, who benefits from the easement, whether it would have to be hard‑surfaced for additional development, and what reviews (platting, special exceptions before the zoning board of adjustment, building code reviews) would be required if the owner pursues higher density.

Commissioners concluded the lots' geometry, frontage and parking requirements make high‑density outcomes unlikely without significant lot reconfiguration and additional approvals. One commissioner summarized the practical difference: "We're talking the difference between four doors and likely two doors," noting the R2A designation permits tighter infill while still requiring two off‑street parking spaces per unit.

The motion to recommend rezoning carried unanimously; the recommendation will be forwarded to the Dubuque City Council for a public hearing and final decision on July 20. Staff advised neighbors to direct speeding complaints to non‑emergency police dispatch and said engineering and police will evaluate potential traffic‑calming measures. If the council approves the rezoning and the property owner later seeks to subdivide or depart from bulk standards, the commission or other boards (and the zoning board of adjustment for special exceptions) would review those applications.