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Historic Millwork District Master Plan_Cunningham Report
Historic Millwork District Master Plan Qubuque, Iowa Adopted by Dubuque City Council on DRAFT 01 /28/08 Prepared for: The City of Dubuque ; ~ * * *`., Prepared by: ;~~, ~,~ Cuningham Group Architecture, P.A. * '•r * ; Economics Research Associates Jeffrey Morton Architecture pra~ecc~os-s~-oases Acknowledgements Steering Committee 11••Zike $louin Jay Sorrell Paul Sutler Laura Carstens Jill Connors $rian Dalziel Aaron DeJong Rick Dickinson Teti Goodmann John Gronen Dave Heiar Sob Johnson Dan Lo$ianco Tim NlcNamari Tony Pfohl Joel Schmidt Nlichelle Schnier Jerry Schroeder Cindy Steinhauser Nancy Van Nlilligen City Staff Liaisons David Heiar, Economic Development Director, City of Dubuque Aaron DeJong, Asst Economic Development Director, City of Dubuque Cindy Steinhauser, Assistant City Manager, City of Dubuque Laura Carstens, Planning Services lblanager City of Dubuque Consultants Cuningham Group Architecture, P.A. Economic Research Associates Jeffrey 1~•Iorton Architecture DRAFT 01/28/08 © CUNINGHAM G 0. O U P Table of Contents 1. Executive Summary 2. District Identity 3. Project Goals 4. Sustainable Systems 5. Development Summary 6. Phase I: Central 7. Phase 2: South 8. Phase 3: North DRAFT 01/28/08 © CUNINGHAM G 0. O U P Dubuque Historic Millwork District Master Plan Dubuque's Historic Milhvork District is a keystone to the region's aggressive ecanon-uc development strategy. With one million square feet of historic warehouse space ideal for urban mired-use development, the District is perfectly suited to attract entrepreneurs, desi~ lers, residents, institutions, and businesses prepared to fuel Dubuque's globally competitive and sustainable economy. this Plan is a vision and a roadmap that positions the District for sib iificant growth by building on and reinforcing its strengths: size, unique building stock, proximity to the Mississippi lhiver and Do«••ntown, and healthy and aggressive public.-private partnerships con-unitted to making the District a model sustainable community. Ne«•• residents and technologies ~n••ill inhabit old spaces, the arts ~n••ill flourish, and green technologies twill be showcased. The embodied energy of historic buildings will fuel Dubuque's 21st-Century economy and will be the foundation for the vibrant nested-use neighborhood that offers convenient access to urban amenities and outdoor recreation opportunities. The execution of this Plan ~n••ill enable the District to become the creative, innovative, and sustainable place that propels Dubuque ahead of its regional competitors, thereby assuring its health and vitality for generations to come. CUNINGHAM G q O U P Executive Summary -1 Identity: Past & Future 'Ihe Historic Millwork District is saturated with history. It imbues the area with authenticity and character while offering valuable lessons about the importance of sustainable urban design strategies. At the turn of the century, the District was the innovative and entrepreneurial center of the region and was the backbone of the regional economy. Dozens of companies, 2,500 employees, a district heating system, and intimate connections to Downtown and the Washington Neighborhood characterized the District. 'This Plan resurrects the forgotten strategy that connects people, planet, and profit in a mixed-use neighborhood. It offers a vision for a community reconnected with surrounding neighborhoods, reenergized with housing, retail, offices, galleries, entertainment, and employment, and re-imagined as a laboratory for sustainable practices and technologies. Urban Ecosystems: Infi.~.,.,. _ !.... ~:~ For a Model Sustainable uistrlct Systems Goals Improve zzra.ter quality, reduce reliance on water supply and wasteurater -~ system, manage stormwater locally. Minimize carbon footprint, create T~ and use locally available resources. Use embodied energy of historic warehouse buildings, preserve ----~ historical significance. Provide habitat, create pervious ~ surfaces, define places for recreation. Celebrate a.nd encourage expression of ~ historical and cultural identity. High Economic Value -Low Environmental lir~pact the past Ithefuture econon'~ is productrt~ity .:~>; ,, '~~ ,= ' :,: ~, enuironn'~ental ~ '~, in,p%,ct ::••••• 1850 1900 1950 200 increa~d econon'iic productivity. decreased ernriron mental i~~pact 2050 k~paY Integrated Strategies & Placemaking Design Guidelines Economic Analysis Green Streets Stormwater Parks Greywater Treatment Rainwater Harvesting District Energy Renewable Energy Adaptive Reuse Historic Preservation Community Gardens Native Plantings Water Features Central Gathering Space Human-scaled Spaces Arts Venues Artisti c Streetsca pes Educational Kiosks Over time, the District will reestablish itself as a regional engine of growth, with a greater aurareness of its environmental impact than was the case 100 years ago. Individual properties and the public realm will function as an urban ecosystem, and the District will be a unit with high economic value and low environmental impact. Specifically, the District will strive to stay within its rainfall budget, approach carbon balance, create sustainable jobs and housing, and reinforce the importance of connectivity within the city. Executnre Sunintary-2 Strengths • Existing buildings: the greenest buildings are those already built; the District has over one million square feet of available space. • Access to Downtown and the Port of Dubuque: the District is well-located between the area's two most vibrant places. • Active arts community: Dubuque's strong creative class is poised to transform the District into the City's "third space": a place for gathering, interconnectivity, and inspiration. Plan Features • Sense of place: the embodied energy of older buildings offers residents and businesses an authentic environment unique in the region. • Untapped Downtown residential market: Downtown's employment base and amenities create a strong rnarket for Downtoum area housing. • Healthy public-private partnerships: much of the District is oumed by four developers willing to work with the City to create a consensus vision for the area. Phase 1 • 200 residential units • 50,000 sf retail (200 jobs) Fhase 2 • 400 residential units • 300,000 sf office 1200 jobs) • ,,,,,,~~~u~il(2SOjobs) Phase 3 • R00 residential units • 400,000 sf office i1600jobs) • 100,000 sf retail (400jobs) A) Green streets: Rebuild District streets with high-quality street_:~.>.t,~~; .~.~dern utilities, on-street parking, artlstic elements, a.tiCl storrn:~=a.ter rna.nagerneiit features. B) New development blocks: Realign Elm and Pine Streets to create three nezz= blocks for development, open space, and stormu=a.ter rna.riagerneiit. C) Improved connections between the t7istrict, the Port, and Downtown: Create pedestrjan-friendly conditions along 10th a.tiCl 7th Streets, the streets connecting Downtown, the District, a.tid the riverfront. D) R~r.:y.~.-._ to t._.. .,~.} ~.....,...~ ...-~e ..~.y .._._~ts:Work ~1z=i th I D OT to era.rnj ne how Cen tr.~l.. ~~,'~~~Thj te, 9th, and 11th Streets ca.n becorne calmer urba.ti street:.:. E) A signature public open space: P~uild a multi-use, flexible plaza and parkin the heart of the District to use for performances, concerts, markets, and to showcase sustainable practices, technologies, and artistic elements. F) A coordinated parking y..w..~:y~: Maximize on-street parking and build tz,1=o rnedjurn-scaled garages when required. G) A mix of ~..,:,,.1s,...., nmodate rental and ownership housing, sa-nall grid large businesses, and arts and entertainment venues in tl;e over one million square feet already available in the District. Throughout: Showcase the visual and performing arts, jfnplement sustainable technologies and management solutions. Executive Sum niary -3 10th Street 10th Street: Renovated warehouse buildings will animate and define a key pedestrian connection to Downtown. Tenth Street will be a unique urban space, 4Vltli re~.ised bricks, portals to courtyards, and adapted loading docks. Jackson Street: Partial reconstruction will include upgrades to utilities and coiiditioris but ztrill enable Jackson Street to retain its inherent character. Existing rail tracks, brick rte.,...:., u.,d other unique features will remain in place where appropriate. Green Streets: New and reconstructed streets will irrigate landscape by collecting storrn~,~=a.ter. On-street convenience parking, well-marked crosswalks, and ample space for amenities such as public art, seating, and lighting will contribute to the pedestrian and environmentally friendly streetscape. Foundry Square: The Alamo Building and new plaza is a li~.,,-y, y..U..,,u.1d focal point a.iid;Ja.therizi~J space in the heart of the District. Landform Park: Stormwater management, recreation, artistic features, and geotherrnal opportunities are some of the features Landform Park rt~ill offer. Kirby/Parley Plaza: The plaza pair will define a key address for new commercial and office tenants a.nd will be a significant public space along the 7th Street connection between Downtown, the District, and the Port. Dubrxlue Waref~xise District Project vroup :.:E ~..~ ...c::~~r,.~.~e Mike Blouin David Heiar Jay Borrell Bob Johnson Paul Butler Dan LoBianco Laura Carstens TimMcIVamara Jill Connors Tony Pfohl Brian Dalziel Joel Schmidt Aaron DeJong Michelle Schnier Rick Dickinson Jerry Schroeder Teri Goodmann Cindy Steinhauser John Gronen Nanry Van Milligen David Heiar, Economic Development Director Aaron DeJong, Asst Economic Development Director Cindy Steinhauser, Assistant City Manager Laura Carstens, Planning Services Manager Consultants Cuningham Group Architecture, P.A. Economic Research Associates Jeffrey Morton Architecture Work with property owners to assemble a Phase One Historic Tax Credit Application for approximately 200 rental units and 100,000 square feet of non- commercial space. Develop a detailed streetscape plan and plaza design. Pursue full funding for public infrastructure. Work with regional a.nd national partners to develop a comprehensive District Energy Plan. Build a small parking deck adjacent to the Alamo Building. Work with IDOT to begin the process of rerouting Elm Street. Exe. i..i . ........... ~ -4 Next Steps ~. District Identity DRAFT 01 /28/09 Physical Environment Regional Scale Dubuque is located on the Iowa side of the Mississippi River, across from the Illinois and Wisconsin border and almost halfway between Cedar Rapids, Iowa, and Madison, Wisconsin. 'The Great River Road Scenic Byway links Dubuque urith other river towns and tourist destinations to the north and south. Since the closest Interstates pass through Cedar Rapids (75 miles from Dubuque) and Madison (90 miles from Dubuque), the U.S. Highway system is the primary transportation link between Dubuque and other destinations. Consequently, Dubuque's downtown accommodates four U. S. highways, including three that pass through and adjacent to the District study area. Local Scale Highways and Arterials ~~ltho~.i~h the high=,trays bring rna.ny travelers to and through D ubuque instead of around it, several highway- related conditions create barriers within and adjacent to the District site: Bast, heavy traffic. Large amount of truck traffic. Wide streets. One-way streets. Elevated highway bridge. 'The highways are an important connection between Dubuque and the larger region, but their local impacts are severe. 'The District is unfriendly to pedestrians, connections between the District, Downtown, the Port of Dubuque, and the Washington Neighborhood are challenging and few, and the District functions not as a destination but as somewhere to pass through en route to other places. 'These conditions were acceptable when the District's primary function was industrial. Nov; however, the area is in transition and must accommodate a. rnix of uses, people, and modes of transportation. Regional Setting: Dubuque is located approximately halfwa Hightway~ Arterials: Wide, one-way streets between Madison, Wisconsin, and Cedar Rapids, Iowa (top encourage fast truck traffic (top}, The elevated Four major U.S. Highway routes pass through Dubuque (bottom}, highway structure creates a barrier (bottom}, DRAFT 01 /28/09 ~ Gu N rN~GF1AN1 Physical Environment (continued) Local Scale (continued} Local Streets The dow=nto•nm street pattern is a connected grid in most places. Interruptions occur with the presence of natural features, such as bluffs and wnater, and physical elements, such as large buildings and liigh•n~ay structures. Only four of eight east-west streets pass through the District uninterrupted, and just one-9th Street-extends from the water over the bluffs. Not one of the five north- south streets passes completely through the District. The District's local street pattern, types, characteristics, and conditions are byproducts of the highway system and the area's history as an industrial hub. The street pattern to the north and east of the District is a relatively complete grid that once provided numerous connections with surrounding neighborhoods and Dow~ritown. Over time, accommodations For increased truck traffic, highway structures, and highway routes resulted in an eroded gridsystem--physically and programmatically--in the District. Frivate streets, dead-end streets, one-way streets, and the elevated highway structure contribute to the loss of connecti=rity and introduce challenges to transit, wralking and wrayfindingin the District. Narrow; buckling sidew=alks also challenge pedestrians in the area.. Despite these challenges, much of the District's valued character comes through in its streets. Unused railroad tracks and brick pavement are features unique to the District that help define it as a meaningful place w=ith a strong historical component. Sweet Patterns: Most of the streets north and west of the District are part of a connected grid system (left). "Ihe grid has eroded within the District (rightl, leaving behind a system of one-way streets (shown in heavy black), private streets (shown in blacl't dots), and dead- end streets. Street Characteristics: Unused railroad tracks and brick pavement define the District's character (top). Some sidewalks aye difficult to access; some are nearly 18 inches higher than the streets (bottom). DRAFT 01 /28/09 ~ CUNIN6NAM s ~ a u r 2. District Identity Physical Environment (continued) Local Scale (continued) Buildings and Uses Within the District, buildings occupy whole or half blocks. 'They are tightly arranged, with only small amounts of space for a few parking lots, streets, alleys, courtyards, and passages. A few buildings are small and some are new, but the main building types are large, historical warehouse structures. 'Though some buildngs are vacant, especially on upper floors, many are occupied by office, commercial, or industrial uses. Most have not been renovated. Buildings: Most buildings are large, historical warehouse structures (left), with the exception of a few newer (right) or smaller structures sprinkled throughout. Some are is use while others are vacant. DRAFT 01 /28/09 'The Wilmac Building offers the only improved spaces in the District. It has been a place of office employment for many years and continues being renovated for additional tenants, including an art studio space. JELD-WEN is a fully operational industrial company that has been part of the District for many years, and is situated on three blocks in the south area of the District. Spahn and Rose is another large industrial company operating in the District. Like JELD-WEN, it is a long term tenant Spahn and Rose is located in the District's north area. CUHIHGHAM G R O V P Land Use: ~Ihe District is comprised primarily of industrial and office uses. JELD-WEN (left) occupies nearly three blocks, and some smaller commercial businesses (right) occupy part of a single building. Physical Environment %~ ~' ~,. ~;.._~ L ~~ ~~ ~?~ ~~ --I ~, :i ', ~ - - DRAFT O1 /28/09 ~ CUMING HAM G R 0 V P Natural Environment Regional Scale The I!•lississippi River anti the blufflands are Dubuque's most prominent nattual features. Each reinforces the sense of place that distingtushes Dubuque and each has contributed to the area's visual, recreational, commercial, and community appeal throughout the years. The R•lississippi River is valued not only for its scenic beauty; richness of habitat, and recreational opportwuties, but also for its role in the region's commercial anti industrial success. 'Ilse riverfront is home to both cLiltural and industrial activity; and serves as part of a major migratory flyway. Dubuque's bhzfFs give added topooTaphical definition and identity to the city: They rise 300 feet in less than a mile,lvith some reaching 900 feet above sea level. These bluffs, along u=ith deep valleys, characterize the Drifdess Red on, an area untouched by glaciers in the last glacial period that encompasses over 16,000 square miles in Iotiva,Illinois,~'isconsin,andNlinnesota. The scenic region is cuuque in Iowa, and attracts tourists interested in hiking, biking, fishing, and other recreational acticiUes. _ ` Q ,; 5. `~;i The NVississii:~pi Riber: The D~.ibuque riverfront is active and di~.;erse;yaith a collection of ctdtural, ecological, industrial, and recreation?1 funcri ons. complement these natural featcues and shoctld promote responsible stewardship of each. A balance beriveen industry, c>rban living, biological resources, anti public land in the District can contribute to making a healthy ecosystem that promotes the longe~nty and sustainability of valuable natural anti criltural features. CUNINGHAM DRAFT 01/28/09 ~ 4 A o ~ . The Driftless Area:Over 15,000 square milts in Iowa, Illinois, Wisconsin, and Minnesota comprise the Driftiess Area, a region characterized by steep bluffs and deep valleys. The District is situated between and near the river and the bhiffs; therefore, ti~=hat happens in the District should Natural Environment (continued} Local Scale Parks and Open Space Nla.n;~ kinds of open spaces, such as blufl3ands, parks, streetscapes, and prornenades, exist around the District. Despite the proximity of these spaces to the District, none are connected to it and only a few small spaces exist within it. Currentl;; short passages, small courtyards, and undefined fields of grass or parking comprise the District's open space system. As the focus of the District changes from primarily industrial to a balance between industrial, office, commerical, and residential, priority should be placed on creating ne~nr green spaces, improving existing spaces, and making connections between existing spaces within and outside the District. Streetsca pes Streets a.re the rnost continuous network of public spaces in the city. Main a.nd Iou=a Streets are t~nlo local examples of different streetscape treatments. Main Street is designed urith wide sidewalks, street trees, outdoor seating, and a comprehensive signage treatment that make the outdoors comfortable. Iowa Street is a tree-lined boulevard. 'Ihe District is the right place for a street aesthetic and experience all its own, but its streetscape should be conceived of in a manner as deliberate as that of Main and Iola Streets. DRAFT 01 /28/09 ® CUNIN6HA~1 c R o u r Parks& ~ open Space: Many large parks and open spaces exist around the District, but none exist within it. open Spa~_e: This passage and small courtyard can inform the development of a complete and connected open space system. Streetcapes: Wide sidewalks, street trees, and outdoor seating conn•ibute to the Main Sheet experience and aesthetic. Cultural Environment History Cultural Heritage 'Ilse District is a. living legacy of intangible attributes worthy of preservation for future generations. Visual narratives of people, activities, and important processes are very much alive in the area and are inherent in its uniqueness of character and historical value. Natural Heritage 'The natural environment, including the Mississippi River and blufflands, also contributes important natural and cultural value from the past and to the future. 'The river's role in commerce, settlement, and development history, as well as the beauty and biodiversity inherent in the blufflands, river environment, and other natural places, are strong and guiding forces in the District. Physical Heritage 'I7~e District's: ph=.sical artifacts, or buildings, rnonurnents, and industrial equipment, also are assets to preserve. 'These tangible layers of history, including today's, are part of the continued evolution the District will continue to experience in the future. Most of the District is a National Register Historic District. 'This designation helps honor the District's past while welcoming its future as part of a dynamic and evolving city. As an Historic District, buildings are eligible for state and federal historic tax credits. Physical Heritage: Historically significantbuildings like those of the Farley &Loetscher companies (above}, comprise the Federal Historic District (right}, Contributing structures are shown in yellow. DRAFT 01/28/09 ~ CUNINGNAM G R O U ~ Natural Heritage: The Mississippi River (above} is one of several naturally and culturally significant environmental features in Dubuque. It was and continues to be a strong guiding force for the District. 2. District Identity Cultural Environment (continued) Character The Arts Dubuque is home to a growing arts scene, and the District is host to many arts events as well as creative companies, entrepreneurs, artists, and a new arts studio space. 1ltere is evidence throughout the District of the innovative spirit espoused by the arts. 11tis is instrumental in reinforcing the District's character and should be encouraged to flourish. Industry 11te District's roots are in industry. Long before JELD- WEN and Spahn and Rose, the millwork tradition was strong. Companies like Caradco and Farley and Loetscher defined the character and impression of the place with their large buildings, overhead skywalks, and employees that walked to and from home in the nearby Washington Neighborhood. A tfi7 ,; .~ ;;' ~~,~I The Arts: Evidence of the creative community appears throughout the District. People Planning Process Many committed people were involved in the District planning process. 11te 22-member project steering committee, along with city council members, city staff, neighborhood representatives, artists, and the general public provided information, shared ideas, and gave feedback throughout the process. In all, the consultant team met with about 120 people over a 9-month period. Partnerships Strong partnerships between the public and private sectors are the cornerstone of the District project. Each group needs the other in order to plan for and implement the most comprehensive and appropriate plan, and the sterling partnerships already in place are essential to continue to build and reinforce as the District's plan comes to life. DRAFT 01/28/09 ~ CU NING NAM G R O U P Planning Process: Use of visuals with multiple focus groups and public input meetings characterized the inclusive planning process. ~~ -ti ~ 1 `J r~ c ..~~ 3. Projert~oals DRAFT 01 /28/09 Connections 'Ihe District's central location between two premier Dubuque destinations, Downtown and the Port, is ideal. However, despite its proximity, the District is not well connected to these destination areas. Busy roads, the elevated highway structure, and railroad tracks create significant barriers between the District and its surroundings. CUNINGNAM DRAFT 01 /28/09 ~ R a Making Conlwctions: The District is strategicall located between Downtown Dubuque and the Port of Dubuque left}, It is important to prioritize connections between the District and Downtown, the Port, and the Washington Neighborhood. As the District develops, better connections with Downtown, the Port, and the Washington Neighborhood should be priorities. 'Ihe District will then be an entertainment destination in itself, and will also be a convenient place to live and work. Project Goals & objectives Create aDistrict-wide approach to clean energy management, water management, and use. Adopt green building standards. Operate as an innovative laboratory for sustainable urban environments. Preserve historical buildings. Provide artist housing, studios, and gallery space. Include not-for-profit efforts in the District. Return 9th and 11th Streets into two-way streets. Reconnect the street and sidewalk network where feasible. Minimize impacts of truck traffic not destined for the District. Enhance existing sidewalks Establish street parking guidelines. Create several small parking areas instead of a single large parking area. Widen and activate sidewalks. Prioritize the 10th Street pedestrian environment. Create a central gathering space. Create a system of connected courtyards and passages. Support a range of job types. Create rental and for-sale housing opportunities. Encourage new development when and inhere appropriate. DRAFT 01/28/09 ~ cuNi NGHAM Showcase the area as a model of sustainability. Balance the circulation system. Create a connected public realm. Reinforce historical and cultural identity. Establish a coordinated parking strategy. Create a range of employment and housing opportunities. 4. Sustainable Systems DRAFT 01/28/09 Overview this Plan recommends matimizing community, environmental, and econon-uc benefits through cooperation between the public and private sectors. Five infrastructure systems, or layers, provide a frame`n~•ork for understanding and implementing a healthy and sustainable plan that meets this criteria. BIUe InfraStrUCtUre addresses water use and treatment approaches that contribute to better water quality grange InfraStrUCtUre includes efficient electrical, heating, and cooling systems that nunirnize the District's carbon footprint. Gray InfraStrUCtUre includes buildings, parking, streets, and other redevelopment that is essential to establishing a viable mi<ted-use neighborhood. Green InfraStrUCtUre includes vegetation, parks, and open space that contribute to a healthy ecosystem, better air and }voter quality; and improved public life. Red I nfraStrUCtUre includes arts and cultural spaces, amenities, and et~pressions that reinforce the identify of an area. the following section int!•aduces each infrastructure system in detail, and makes recommendations for implementation at both the District scale and building scale. DRAFT 01 /28/09 CUNINGHAM G R O U P Blue Infrastructure: Water Introduction Blue Infrastructure consist of rain and stormwater, wastewater and domestic water.'17~is section focuses on the District's relationship to water: the use, treatment and management of this limited and valuable resource. Water is a valuable resource for all communities, but is of special importance to Dubuque because of its proximity to the river and its impact on downstream communities. Runoff and groundwater enter the river immediately, thereby impacting downstream communities, habitat, and vegetation. Instead of assuming water consumption and runoff inevitably increase as the District redevelops and repopulates, the Plan establishes aggressive strategies to capture, clean and conserve water. 'Ihe overall goals of the Blue System are: Reduce reliance on City's domestic water supply. Improve the water quality of infiltration and recharge. Reduce reliance on City's stormwater system. Upon build-out, the District will have significantly reduced its reliance on the City's distribution and waste water system by using potable water primarily for potable purposes and by treating some waste on site. Other non-potable water needs will come primarily from the District-wide gray water system and direct rainfall. In addition, upon build-out, the District will no longer shed its untreated rainfall and stormwater off-site to the river. Rather, stormwater will be managed and treated on-site prior to either entering the City's water system or recharging the groundwater. Community Benefits • Increased awareness and stewardship of water resources. • Celebration of heritage as a river community Cleaner groundwater. • Cleaner river water. • Less reliance of off site stormwater facilities. • Less reliance on domestic water supply. • Cleaner ground water. DRAFT 01 /28/09 ® CU N INGHAM c R o u r Blue Infrastructure (continued) Existing Conditions Generally, the land slopes from west to east tourard the Mississippi River. StormvPater in the District is managed by underground pipes that serve much of Dorvntown.'Ihree trunklines, beneath 11th, 8th, and 5th Streets, collect stormvrater water from Do=,vntown and send it directly to the Ice Harbor, Dove Harbor, and the 16th, Street Detention Basin.'Ihe majority of the rainfall in the District (and Downtown) enters one of these three trunk lines and enters the river untreated. Not all streets are correctly graded; together with direct flow from rooftops rainfalls often produce localized flooding and ponding. Recommendations In order to reduce reliance on the City's systems and to not allow water to leave the site in =horse condition than when it falls on the site, Plan recommends a street system designed to capture, use, and treat rainfall a.nd stormwater runoff; a wasteu~a.ter system that uses bioremediation to con=rert (some) black crater to gray =,vater, rain=,vater capture and harvesting elements that supply a gray water circulation system for all ne=m and existing buildings. At the block and building scale the Plan recommends additional rainwater harvesting (cisterns) for irrigation, retrofitting buildings for gray water, and additional landscaping (green roofs, bioswales, parks, etc.). 29 incheslyear= 3o million gallons District Stom~UVatec Two trunk lines (9th and Sth Sts) convey stormwater from / Downtown and the Dismict to the river. l// Most water is unheated as it enters the river, CtipCl!'P R~91) G'S P i infrk~nte and recharge i c -° o'i~ecrirrigatian m s Rainfall: Over time, the District will use on-site rainfall mote aggresively and t«fay efficiently 205E time rainfall, :. y w .'r v y ' -+.... ran roof rainfall blackNiater ,~y, ,r ~ treatment ' -t - ~ - green ~ \`yl -. ,~.,((~~-~ (~ ~ sheetflow -i '~YI1' v .~ infihrati an g un~iw~te~rech rge wetla teatur i and treatment f chain ,`J.IJ i gain vvatei storage Proposed Blue Infrastnxture: The plan proposes a gray white black rovater system that reduces the amount of imported potable water. In addition, the Plan proposes a system that treats all rainfall on site, assuring that water that Exits the site is clean. DRAFT 01 /28/09 ~ CUNIN 6HAM G F O U ~ 4. Sustainable Systems Blue Infrastructure (continued) Recommendations: District Scale Create a system of streets that eliminate the need for underground stormwater conveyance. • Rebuild 9th and 11th Streets with linear stormwater biofiltration planters along one side of the street. • Rebuild 5th 6th, 7th, 8th, 12th Streets, and parts of Washington and Elm Streets, with curb extensions to capture stormwater. • Rebuild 10th Street with permeable pavers and inverted curbs to sheet flow rainfall to the stormwater feature on the east edge of the District. • Establish a common palette of salt tolerant and native plants for use in the stormwater planters and curb extensions. Create a large stormwater collection area that improves the quality of infiltration within the District and manages large storm events. • Work with IDOT to reclaim property on the east edge of the District. Design this land as a stormwater collection area that also functions as a landform and art park feature. • Consider using stormwater collection area for overflow from the 8th or 11th street trunk lines. • Promote stewardship and environmental responsibility by encouraging educational programs and signs or kiosks related to stormwater management and treatment. Develop a rainwater harvesting and gray water system. • Design the District's infrastructure in support of a separated white gray/ black water system. • Retrofit all buildings with triple piping for potable water, waste water and gray water. • Use space beneath Foundry Square for larger cisterns and rainwater collection chambers. Develop a gray water treatment facility (expandable to blackwater) to convert waste water to usable gray water. • Evaluate costs and seek partners to develop a Living Machine or other black water treatment facility on site within the District. • Promote education and natural resource awareness by encouraging educational programs related to the Living Machine • Use space within Foundry Square or the stormwater collection area on the east edge of the District for the Living Machine. DRAFT 01/28/09 ® CUNINGXAM c n o u v Green streets: linearplamers Permeable pavers Gray and blackwater treatment: Living Machine Plaza Street with permeable pavers Blue Infrastructure (continued} Recommendations: Building Scale Encourage green roofs as a means of capturing and using a portion of a site's rainfall without having to convey it to a centralized location. Develop green roofs on the largest and most structurally stable warehouse buildings. Green roofs can be occupied as social spaces such as gardens, terraces and greenhouses, or they can serve ecological functions only as places for vegetation and habitat. Integrate green roofs with the overall District-wide blue infrastructure system. Encourage building owners and operators to invest in products, systems, and programs that help the users of the buildings conserve water, raise awareness and implement the goals of this Plan. Work with public utilities to install "smart meters"for in all units and buildings. Rehab buildings with appropriate white/gray/blackwater plumbing lines and fixtures. Invest in low flow and water efficient fixtures and appliances such as EnergyStar. Install cisterns and rain barrels for local irrigation and r~~atering. Celebrate water and the community's connection to the river in public spaces. Create recreational connections to the river Enhance public spaces with interactive fountains fainuvater harvesting Interactive fou mains Green root Dunking fountain DRAFT 01 /28/09 ~ CU N INGHAM c R o u r 4. Sustainable Systems Orange Infrastructure: Energy Introduction ir,..-- ..i - _.._. Orange Infrastructure includes the electrical, heating, and cooling infrastructure for the District -the primary carbon emitters. JELD-WEN offers an example of an innovative energy system, as the company is a practicing model of a bio-mass heating and cooling system. 'This Plan establishes an aggressive vision of an economically vibrant District with a low carbon footprint. Although redevelopment will bring an increase in residents, employees, and therefore more energy use, it does not require a corresponding increase in carbon emissions. Utilizing the embodied energy of the buildings and the District itself, together with aseries of on-site and off-site energy efficiency strategies the carbon output can be minimized (and perhaps neutralized).'Ihe Plan establishes two main energy goals: • Reduce per capita energy consumption among residents and employees within the District. • Reduce reliance on non-renewable sources of power, and emphasize reliance on clean and renewable sources of power. • Be a model for smart energy and promotion of new technologies. DRAFT 01 /28/09 unity Benefits Increased awareness and stewardship of Reduced energy costs. Reduced energy needs. Reduced reliance on fossil Stable energy sources an prices. Cleaner air from reduced carbon emissions. CGNINGNIIM o x o u v orange Infrastructure (continued) Existing Conditions P~eca.use rna.ny buildings in the District are vacant, carbon emissions are low. 'Ihe District is responsible for carbon outputs from two major activities: Consumption of electricity that is produced by burning fossil fuels off site. 'Ihe burning of natural gas within the District for heating and cooling, etc. When the District was operating at its peak, heating was provided via a series of tunnels and an on-site district heating plant. '17iis systern provided efficient (br.ir. not clean) heating to the district. Recommendations As the District redevelops and becomes occupied by nez~v residents a.nd new employees, demands for electricity and heating and cooling r~~ill increase. ioo~o ~e~~< 'Ihe challenge is not to curtail development to minimize energy use but zooiot~. to leverage the growth and developrent to create an efficient and clean o residents system that enables residents and employees to lower their per capita ca.rbozi outputs.'Ihe Plan focuses on two main strategies: solar ~ a wind r Designing efficient buildings and systems that reduire less load. ~ Using reneurable and clean energy to satisfy as many of the energy needs as possible. t«Iay time non reneuw~ble 'Ihe District's proximity to the river and adjacency to a local utility plant Energy u~: Over time, the District offers an opportunity to create aloes-carbon district-wide heating and ' will increase its need and use for energy. However over time the District will Ihe embodied ever of existin buildin s can levera ed b coolin stem. g sY gY g g g Y transition to clearner and more renewable be improving their energy performance urith efficient materials and systems. sources. .rt -~ .~i -r~" r _ ~ District chiller lAra> -ic Ner. x d co-generation Ioo; j with Alliant ~w~}n-V~1' ~~/J potential ggeothermal loop and fiekl Orange Infrastructure: Currently, individual buildings have individual boilers, each burning natural gas to heat and circulate water through buildings. A District energy solution using either geothermal or co-generated heat from the nearby utility plant can be more efficient and cleaner. DRAFT 01 /28/09 ~ GU N IN6HAM c R o u r orange Infrastructure (continued) Recommendations: District Scale Create an efficientand clean District-wide heating and cooling system. Work with local and regional utilities to explore the possibility of capturing and distributing heat generated at the power plant and converted to either natural gas or biomass on the river. Work with local and regional utilities to evaluate the possibilities of geothermal on a District-wide or building by building basis. Consider expansion of the system to adjacent areas such as the Washington Neighborhood. supplement the District-wide system with clean on-site power generation. Install photovoltaics on rooftops, parking garages and plazas. Capture bio-gas (via anaerobic digestion) from possible on site Living Machine for electricity production and/or building heating needs. Consider installation of fuel cells, micro turbines, and other possible small scale means of capturing and conveying clean and renewable energy. Highlight, promote, and make visible the production and conveyance of energy in the District. Consider designing an above ground utility system that reflects the industrial past and creative future of the District. Promote education and awareness by encouraging educational programs related to the production and distribution of energy, power, heat and electricity. Pursue partnerships to assistin the capital costsand implementation of energy programs. Solarcanopv Artistic energy-efficient lights Consider long term energy service contracts with utility companies. PFiotovo~taic Consider performance partnerships whereby the cost of energy eflicienc;~ improvements are financed by a third party and repaid from the energy savings generated. Develop a system that measures and monitors energy use and greenhouse gas emissions for the entire District. Work with local, regional and national partners to establish measurements and targets for per capita carbon emissions. Monitor, evaluate, and adjust energy use and greenhouse gas emissions as the District is built out. DRAFT 01 /28/09 ® CU N INGHAM c R o u r orange Infrastructure (Continued) Recommendations: Building Scale Retrofit buildings with energy efficiency improvements. Perform pre-construction audits on all buildings prior to redevelopment; follow up with periodic review audits. Provide incentives to developers to develop buildings that create light and balanced heating/cooling loads; and efficient a.nd dependable heating) cooling systems. Establish educational and training procedures for building operators and tenants in order to maximize the value of energy efficiency investments. Work with public utilities to install "smart meters"in all units and buildings. Invest energy efficient fixtures and appliances. supplement the District-wide system with clean on-site power. Install photovoltaics on rooftops, parking garages and plazas. Capture bio-gas (via anaerobic digestion) from wastewater treatment for supplemental electricity production and/or building heating needs. Consider installation of fuel cells, micro turbines, and other possible small scale means of capturing and conveying clean and renewable energy. Highlight, promote and make visible the production and distribution of energy in the District. Consider designing an above ground utility system that reflects the industrial past and creative future of the District. Promote education and awareness by encouraging educational programs related to the production and distribution of energy, power, heat and electricity. Exposed irrtrastnxture DRAFT 01 /28/09 ~ CU N INGHAM c R o u r 4. Sustainable Systems Gray Infrastructure: Development Introduction Gray Infrastructure consists of buildings, parking streets and other redevelopment efforts.'Ihe design, location, and balance of these elements is critical to the success of the District; it will be the mix of uses and spaces in the District that will attract people and investment, therefore making it a creative environment unique in the region. Redevelopment of over one million square feet of buildings will have regional and national implications. Reusing buildings and reinvesting in existing streets is an efficient use of existing resources as it leverages the embodied (and cultural) energy of the District. Redevelopment of the District represents the reuse of a historic quarter of Downtown. 'Ihe goals, therefore, of Gray Infrastructure are to: • Bring economic vitality to the region at minimal environmental cost. • Establish a unique District that enhances Dubuque's regional competitiveness. • Connect the District to Downtown, the Port, and the region. Reinvest in Downtown Dubuque. Utilize the City's Downtown Design Guidelines. Community Benefits • Economic vitality and increased tax revenues. • New housing choices. • Options to live within walking distance of Downtown. • Restored historic buildings. CU NINGHAM DRAFT 01 /28/09 G A o ~ . • Reinvestment in community's history Gray Infrastructure System (continued) Existing Conditions In 2008, the District was na.rned a National Historic District, making qualified projects eligible for federal a.nd state historic tax credits. The District consists of approximately 28 buildings, totaling approximately one million square feet. 11~ost buildings aze vacant; however, JELD-WEN (not in the Historic District) and a few other companies are fully operational. The warehouse buildings have large open Aoor plates and generous floor-to- ceiling dimensions, making them adaptable to many uses. The large Aoor plates cover much of the District. While their large size is an asset, it also presents a challenge in that little space remains for parking. Full build-out of the District requires nearly 1000 parking spaces. A second challenge involves organizing land uses so that early phase projects a.re clustered to create a significant impact. A third challenge is to connect the District to surrounding assets such as Doumtovrn, the Port and the Washington Neighborhood. The District will succeed only if it functions as apart of the greater whole. Recommendations The Plan recommends a land use, redevelopment, and phasing strategy For both redevelopment and infrastructure. The strategies connect the District with its surroundings, break down the implementation into realistic phases; coordinate development r~~ith infrastructure, and set up the District For a nevv generation of sustainable buildings. The Plan also recommends utilizing the Downtorovn Design Guidelines to stimulate the restoration and rehabilitation of structures and all other elements contributing to the chazacter and fabric of the District. 'These guidelines seek to manage change so that the traditional character of the area is respected while accommodating compatible improvements. They reflect the Citys goals to prornote econonuc development, enhance the image of the area; a.nd reuse historic resources. In addition, the guidelines draw upon urban design principles of context-related and pedestrian- oriented designs that address how streets are crafted as active, pedestrian- friendly places that unify and establish a sense of continuity among properties. < ° A ,~ ~ ~ ~ „~ , ~ ~,~ 1 ~ Exiting Gray InfratrrKture:Histonc warehouse buildings are adapptable because of their large open floor plates and generous floor-to-ceiling dimensions. DRAFT 01/28/09 ~ GUI ~aXAM Gray Infrastructure (continued) Recommendations: City Scale Extend connections from the District to Main Street, the Port, and to the Washington Neighborhood. • Improve the pedestrian experience and the streetscape along 10th Street from the District to Main Street. • Improve the pedestrian experience and the streetscape along 5th Street from the District to Main Street. • Improve the pedestrian experience and the streetscape along 7th Street from the District to the Port. Improve regional access to the District, the Port, and Downtown. • Vi~ork v*ith IDOfi to improve regional access to the L)istrict b~~ cha.nging 9th and 11th to two way streets. • Work with IDOT to improve pedestrian connections between the District and Downtown by either changing Central and White to two way or otherwise calming the streets. • Work with IDOT and Alliant to develop a road connection between 9th and 7th Streets. • Reduce the impact of through truck traffic in Downtown by either calming streets or creating more direct routes for trucks to reach destinations. Encourage transit-oriented development and design. pecle~trian-friendly streetscape A9ulti-modal streetscape DRAFT 01 /28/09 ® CUNIN6HA~1 c R o u r Streetaclcltionsand irciprouerrients Gray Infrastructure (continued) Recommendations: District Scale Organize land uses inresponse toJELD-WEN and to the land use patterns surrounding the District. Foots residential uses on the north side of the District, between 9th Street and 12th Street. Take advantage of the visibility and access to the Kirby and Farley and Loetscher buildings by positioning them For economic development job creation. '~lithin the Farley and Loetscher and Kirby buildings, locate residential uses on the sides of the buildings least irnpa.cted by noise and actiti~ties at JELD-WEN. Cluster retail uses around each other and adjacent to public spaces. Create a retail node around at the intersection of 10th and Washington. Provide additional retail, if necessary in the Kirby and Farley Loetscher buildings along 7th Street. Reserve a Highly visible commercial location on the east edge of the District along Elrn Street. Use acombination of on-street parking, parking beneath buildings and moderately sized parking structures to accommodate parking demands. Create two parking structures to support redevelopment: one adjacent to the Alamo Building and one adjacent to the Kirby Building. Pazking structures should be used for residents, employees, and longer term visitors. Create smaller, well landscaped infill parking lots adjacent to the Farley Loetscher Building and JELD-V4'EN. Utilize on-street parking For short term parking needs. Short-term on-street parking DRAFT 01 /2S/09 ~ CUNINONAM a r o u r Strategic organ cation of land uses Gray Infrastructure (continued) Recommendations: District Scale Prioritize rehabilitation of existing buildings in the District. Use historic tax credits to rehabilitate as many contributing structures as possible. Encourage creative and responsible reuse of existing buildings. Encourage use of the City's Dozrt*ntozhTn Design Guidelines. Create opportunities for new construction, the next generation of sustainable buildings. Gradually transition land uses the northern edge of the District from industrial to residential. New construction on the blocks between 12th and 11th should transition in scale from the Washington Neighborhood to the District. Develop infill buildings on White Street between 9th and 11th Streets in accordance with the Downtown Design Guidelines. Develop new commercial or mixed use buildings, in accordance with the Downtown Design Guidelines, on the new block created by realigning Elm Street. Vary the experience and function of the public realm by creating a range of street types that balance the multiple needs of the District and Downtown. Make surface and pedestrian improvements to Jackson Street, but leave the bricks and the tracks intact where appropriate. Design 10th Street at a "shared street" or a "plaza street:"a street inhere vehicles move very slowly and pedestrians and street level activity is prioritized over other uses. Design 9th and 11th Streets and bth, 7th, 8th, and 12th Streets as green streets, with linear stormwater planters or curb extensions with stormwater planters. Encourage transit-oriented developrnent and design. Re~pon~ible reu~eof buikling Scn ~e tran ~itio ri Plaza creec DRAFT 01 /28/09 ® CU N INGHAM c R o u r Green Infrastructure: Vegetation & open Space Introduction Green Infrastructure includes vegetation, parks, and open space. 'These features are essential components of a healthy cultural and ecological ecosystem, and contribute to a high quality of life for people and animals. In addition, vegetation and open spaces offset negative environmental impacts created by impervious, heat-absorbing materials like concrete and asphalt typically found in urban areas. Better air and water quality, a more hospitable environment, and improved public life are some benefits resulting from a strong urban vegetation and open space system. To accomplish this, the green system should: Create a cohesive network of trees, plants, and public spaces. Increase diversity of plant and public space types. The following section includes recommendations for District-wide approaches to realizing a comprehensive green infrastructure system. Community Benefits Improved air and water quality, and reduced urban heat island effect. Better connections and movement between places within and beyond the District. Variety of spaces to enjoy public life. More comfortable streetscape environment. Increased plant and animal diversity. Heightened environmental appreciation for the ~ District envi ronment. DRAFT 01 /28/09 ® CUNIN6HA~1 c R o u r Green Infrastructure (continued} Existing Conditions Most vegetation and green space is located near and around the District boundaries, but very little exists within them. What is there lacks the richness necessary for healthy animal habitat, the cohesiveness ideal for movement between spaces, and the quantities necessary for improved air and water quality. Furthermore, existing green spaces are inaccessible and inhospitable to people. Recommendations 'These conditions are typical of industrial areas. However, as the District transitions from a place dominated by industry to a place that accommodates a mix of uses, attention to a more livable and sustainable green infrastructure should be a priority. Street reconstruction and building renovation efforts offer ideal opportunities to introduce a healthy environment for plants, animals, and people. 'This Plan recommends a network of interconnected parks, trees, green roofs, and other green areas that together make one complete system. Such a network diversifies habitat options, enables better movement between and within valued places, improves air and water quality, and reaches beyond the District to the larger environment. .., ®~ a . :, ~~ ~ \\~ ... \~ ~ ,., e ~v~o o~ ,, (:' ~~ i ~~ Exi~tinq vreen Intr 3structure: Very little vegetation and green space exists in the District, and what is there is lacks diversity necessary for rich habitat and is inaccessible and inhospitable to people. ~~ . ~ c •`~ `- ,' ~' ~ Prc~lx~ecl Ditrict open Spay e: A. P laza B. Park C.Internal Coy-u•r..,ard - D. Passage E. Externv 1 ~~ourtyard F. Streetscape DRAFT 01 /28/09 ® CUNIN6HA~1 c R o u r Green Infrastructure (continued} Recommendations: District Scale Create parks, plazas, and courtyards to improve public life, to offer "breathing"space within the compressed urban environment, to diversify habitat options, and to provide some local food sources. Build a large, central public gathering place around the Alamo Building. Create a stormwater collection area that also functions as an art and landform park on the east side of the District. Build small plazas on 5th Street at the Kirby and Barley and Loetscher building entrances. Open internal courtyards to people visiting and living in the District. Encourage community gardening. Plant a variety of trees within parks and plazas to provide a hospitable environment for people and to offer habitat, shelter, and food for desirable urban wildlife. Plant a bosque of trees in the central gathering space. Plant both deciduous and coniferous varieties of trees ~nrhere appropriate. Establish green corridors for wildlife and people to enable more comfortable movement between and within valued parks, plazas,and buildings. Install a continuous green streetscape of street trees, planted stormwater collection zones, rain gardens, and potted plants. Connect 7th, 10th, and Washington streetscapes with the riverfront and the Port, Downtown, and the Washington Neighborhood. Create a system of semi-public internal building passages for access between sidewalks and internal courtyards. 'f, ' ~,,. i T,, `r , ~~,,~~ ,' Gathering place Con~ntunitygarden planted Morniuvater ~treetxape potted pltints DRAFT 01 /28/09 ® CUNIN6HA~1 c R o u r Green Infrastructure (continued} Recommendation5:Bullding Scale Establish rooftop and courtyard spaceto improve building climate control, create avian and insect habitat, and add outdoor gathering space. • Builcl green roofs and roof gardens on existing buildings protincled they are set back from primary and secondary- facades. • Adcl plants and water features to internal courtyards. Create additional private outdoor space for build ing occu pants to container garden and enjoy the outdoors. • Consider adding balconies on secondary building facades and in courtyards. • Consider building inset "outdoor rooms" on primary facades that carefi~lly' respect the historic integl-ity of the building. Encourage building occupants to create gardensthat provide additional vegetation, visual interest, and food sources. • Promote the use of container gardening on balconies. • Promote the use ofwindow boxes on secondary facades. Complement public and private areas with active semi-public spaces • Use loading docks as patios for outdoor dining. • Open passages to make connections between sidewalks and internal courtvarcls. A "~ Green roof DRAFT 01/28/09 ~ CUNINGHAM G p O U P Courtyard water feature Window box Loading dock seating Red Infrastructure: Arts & Culture e m s a: ;g• f ~i-z.--- -._ _.....: ,~ ' 'v'; j _~_ . ~_ _.c ~J 1 Introduction Red Ilifrastnrctureincludes arts and cultural spaces, amenities, and expressions that reinforce the identity of the District. Enriching stories, imaginative ~~isuals, and an overall sense of place contribute to tivhat makes a place meaningful, lvhich in hrrn makes it memorable, special, and desirable for residents and ~nsitors. To accomplish this, the red system shoilld. Accommodate and encourage creative participation by the azts comnnuuty: Establish appropriate mechanisms to strengthen the rich tapestry of historical buildings, streets, spaces, and compelling narratives of past and present communities of people. Increase the presence, tirzsibility, andti7tality of arts and culhire in the District. 'llie follow7ng section includes recommendations for aDistrict-wide red infrastnrcture system that highlights the cultural significance of the District. Increased opportunity for PxnrPSSinn and intPrartinn_ DRAFT01/28/09 `~ ZUNI a6HAK Community Benefits • Heightened sense of identity and sense of place. • Greater awareness of history, community, and cultural heritage. • More invitingstreetscape environment. Red Infrastructure (continued) Existing Conditions Many artists and creative businesses have studios and offices within the District, but their presence, for the most part, is hidden behind small signs, a few sculptures, and facades of historical warehouse buildings. 'Ihe buildings themselves espouse historical significance, but many need repairs to become-or remain-suitable for the existing and next generation of occupants. Recommendations Since most of the District is a National Register Historic District, changes to buildings must comply with regulations if a developer or property owner is using federal or state historic tax credits. Renovations are planned and underway, but additional renovations that reinforce the historical significance and continued evolution of the District are necessary for its longevity. When appropriate, building and streetscape renovations should include opportunities for creative expression that promotes the arts community. 'Ihe Plan recommends that the work, energy, and activities of the arts community, along with the historical assets inherent in the buildings and streets, should be more visible and palpable throughout the District. ,• i ~ ~• , ,~ ~•'/ t ~ • ~ r .' i ~,~ 4~ ~+ ~ i I •y,~~ , i i~~ 1~ e t ~ M • ~, s`~ ~e ~.. ~ ~~~ ~ • .~~ ... a ~ •,~ ...~ t ~~~ ~ r,~ ~Ai ~ i * ~ r ~ i r r ., ~1 ; ~. ~ t ,, .r- • 4 N~tion~l Historic District `lellow buildings signify contributing structures within the National Register Historic District. Existing Red Infrastructure: The arts communing and historical significance of the L)i,tri-t is neither as celebrated nor as visibly >,: it :1-iould be. DRAFT 01 /28/09 ® CU N INGHAM c R o u r Red Infrastructure (continued} Recommendations: District Scale Use street rights-of-way as places to make functional items spirited and artistic. • Attach sculptural artistic elements to light posts. • Use bright paint or mosaic materials on benches at bus stops and along sidewalks. • Paint highway columns lvith patterns or bright colors. • Use sculptural elements as bike racks. • Use sidewalks as canvasses for artistic expression. • Highlight historical Jackson Street by maintaining its "as-is"condition where appropriate. Expand park and plaza space by temporarily closing streets for events. • Promote performing arts and parades in streets. • Support markets and festivals in and along streets. • Use streets for overflow seating during outdoor movies, concerts, and theater performances. Design plaza and park space to support the arts. Create places for performances and concerts. Incorporate sculpture, landform, and creative pavii~ patterns. Promote the District as a place to produce and experience the arts. • Organize District-wide events to increase visibilit}' and patronage. • I~'ecruit artists and patrons to visit, lilre, and work in the area by developing artist housing, studios, and gallery space. • Develop partnerships with art and music departments at local schools and unilrersities. CUNINGHAM DRAFT 01 /28/09 G R G U F Light post sculpture Ar ti stir bi ke rack Sidewalk canvas Red Infrastructure (continued) Recommendations: Building Scale Make functional elements on buildings artistic • Install bright, interesting, and creative signs. • Use lights to enliven storefronts, courtyards, and outdoor eating areas • Use ~rtrindo~,t~s a.s temporary arts exhibits. Combine the arts and history where appropriate. • Identify historical elements with creative lighting displa;~s. • Actively display historical architecture of District buildings. Install and promote the arts in interior courtyards, passages, rooftops, and on secondary building facades. • l~llow sculptural elements in roof gardens. • Paint murals on courtyard and passage walls. • Create space for small outdoor concerts and perforrna.nces. Geatrtre signs Encourage artisticexpressionatavarietyofscalesandlocations. w~ndowartexh~ibit • Install small sct>_lptures meant for small children and a. slow pace. • Promote artistic expression in hidden and atypical places. Encourage artists and arts organizations to occupy District buildings. • Organize building-zt*ide shoz~vs and events. • Offer appropriately scaled and priced artist housing. `~ • Develop studio and gallery space in buildings. 1 Sa~lpturaldrainpipe Artfor keen observers DRAFT 01 /28/09 ® CUNIN6HA~1 c R o u r S. Development Summary DRAFT 01/28/09 Context Plan: ~ffSite Impro~eir~ents ~~, ~e• Central an traffic cal n uway conVe opening tl Arterial. ' ,. 1 ~ f' ~~~ :~ e ,, ~ ~ ~~„ :, ..ti .• F~` ~,~~ ~ 1 st~ ~! . ~r ~~ t CUNINGHISM DRAFT 01 /28/09 ~ R a Illu~~~u~~v~ Master Plan /°~ ~; ~C y ~~ 0 ~- ;, ,~gcbSc ~ ~ A~ ~~ ~ `~ , _/ ; ~\~ ~ ~ ', ~ ~,1\~ ~ ~ '. ~ ._ Landforrr~ Fark f'1 Gam. 'wi Foundry Square ~ i ~ 1 f `~ ~. ' ~ ~ ~~ ~-~~ ,~ ~ ~- Kirby Farley Fttiza 1 / J i j ,` / ~' I DRAFT 01 /28/09 ® CUNIN6HAi41 c R o u r Streets Places Jackwn Street 10th Street DRAFT 01 /28/09 ~ CUNIN6HA~1 c R o u r Places (continued) Spaces LancHorni Fark Foundry Square CUNINGNAM DRAFT 01 /28/09 ~ R a Development Program '°~j 1 ~. ~ 1 i ~ ~ ~ ~ 1 ~',' ~ 1 1 1 i a/ ~_ ®~ r v~ r /, Block Name Units new) Non Ressf Parking A Sfa:,hn and Rose 2s 0 29 B Spahn and Rosy ss 0 64 C Spahr and Rose 55 0 64 D Geisler 47 0 ib E Spahr and Rose 72 s,000 72 F Garadco S4 10,000 45 G Garadco 22 34,000 43 H new 64 30,000 150 I carious 70 10,000 50 J Caracico 54 3s,000 0 K FoundrySquare 0 6,000 200 l lAlilrnac« 20 69,000 2S ft9 JELD-INEN 0 0 0 N Kirby" so 70,000 344 O Farley Loetscher" 64 59,000 235 TOTAL 634 359,000 1465"% «assumes 1/2residentiaJ, 1/2 non residential, see page7l «« does notinclude on street parking) CUNINGHISM DRAFT 01 /28/09 ~ R a Land Use / Development Patterns Rehabilitation and New Construction r ~i Ground Floor Uses D~~ ~. DRAFT 01 /28/09 ~ Gu N IN~GX~ANI Existing Buildings: Rehabilitation NeuuConstruction ^ Retail 0 approxirciately&7,000 sf retail/ restaurant Resklentyl Parking (~ approximately 10,000 sf retaiU restaurant Flexible open Space •sA ~ e ~r `~ ^ Sidewalk Fl-nzasand Flaza Streets Courtyard:/ Fa~tiges Storrrwvater FeyturelSculpture Fark CUNINGHISM DRAFT 01 /28/09 ~ R a Parking ®,~~, ~ .,,~-.•- r ~. yr r ~- ~;~ ~\ `` ~ • ~. ~ ~ ~~ ~ ~ ~ `~ i, I ~' ~ ,• ~ ~, ,.- ~, 1 ~ ~~ /` ~~iY"Q t~~ ~ / ~ ~~ a=a / r- y '- =',. to '~ / . f ~_~, ~ ~ . ~~, ~ ~~ ~ ~ / ~~ .` ' ,<< ~ :, o® ~. ®_ . ~ ~~ On street ^ Structure Surface Lot ~~~ In Building CUNINGNAM DRAFT 01 /28/09 ~ R a Type North Central South TOTAL on street 111 193 79 383 structure 0 200 344 544 surface lot 48 26 263 337 in building 165 421 0 586 324 840 686 7850 Streets Type of Investment ®~~~ ~~5 - i ~ ~~ sy r ~~,,. ~:. -'~ ~ ~ -'r r ~ r r I -e, r Type of Street ~~~~ ~ . ~~ ~. ~~ ~ s ~~:~ .~ ,. r 9~~ I ~~~ _?~~ z ~,~, ~~ r ~ ~.~ ~. Green Streetwith Linear Stormwater Pkmters Green Streets with Stormwater Planters in Girb Extensions ^ Plaza Street Jackson Street CUNINGHAiM DRAFT 01/28/09 c R o u ~ Existing Streets:FullReconstruction Plew Streetsand Plew RigFit-of-Way Streetscape Improvements only ^ Jackson Street: Partial Reconstruction Streets with Linear Streets with Stormwater Planters in Stormwater Planters Curb Extensions at the End of the Block ~'~ ~ ~ ~ `~ e ~. ~: ~ V•i I I . P y. T P _I ti I S i rz ~ rZ ro ~ 7„ 5 ro I (u ~. A '. ro I ro i. /8 I 9 1.9 L 3Y vr< ~ Linear planter DRAFT 01 /28/09 CUNINGNAM G R O U ~ v a 0 v .~ /: e ~ '~ ~~ I /~ s; r~__ _ __ a a~~ `~~ ~~ ~ z1 Aye ~S< ~ •• Len<[ n9` ` "~' ~yzS~ • • \i-. - s T r 1~ ~ v ~, ~ v t'~ ~ c _, ~ -~~~ a II ,r y, ~` - _ _ _ ~ '-___ ~ _ ~ _ ~ - ~ Q s i:\~ ~' ~ ~ `• '~4 ~ ~ ~",` e 1 A.+ • ~tT ion S~ ~ • ~ den _ya5~P9 ~ ~ T -~ ~` ~ ~ ~ ~ ~ V ~ 1 she ~6 ~c _. ~ I ~ O ~~ ~ [~ ~-- ', _ "' ,• ir' ~__ _ ~, •` ` `` d ~. `,, ~~ ~~~ ~~ e_'~---___ ~. I~ it 11 ~, ~~t t 3 ~~ - ~' t ` cn . N s ~ ~' ~, _ ~ = O i s 7 u~ Gl a N a Q D `- ,~ -- ____ .'~ - ~~- i ~,.~- _ - =~. _ .:v.i t 6. Phase I: central Area 'Ihe Cauadco Complex, the Alamo Building, and 10th Street will become the mixed-use center of the District. A nely plaza auound the Alamo Buildingwill become the District's year round gathering place and a showcase of sustainable techniques and tedlnologies. Creative designs for the preservation of buildings will both honor their past and prepare them for the. firti~re. DRAFT 01/28/09 Existing Conditions and Primary Challenges The central area is located between 9th and 11th Streets. It is the first phase of redevelopment and the mixed-use center of the District. This area contains several large warehouse buildings (the former Caradco Company complex) as well as newer industrial and distribution buildings (owned by and operated by Spahn and Rose). Tenth Street bisects the area, offering the opportunity to connect the District and the recent redevelopment on the 1000 t,l~-~~-k ~-fllZain Street. ~_ ~ _~. r ~~ ~~ ' r 1~,, ~~ ; 1 Caradco Buildings ~~ .~(• r ~ <i r~ - - Uean and Rouse Foundry (A lanto Building) 1, °'~~ `~ w ' ~~ ~r-~ ..r. ~ I~ ~ .- t~~ n~.. ~ 'f ~ _ Existing Conditions Primary Challenges • Provide enough parking to support redevelopment but not too much that the district is overwhelmed with motorized vehicles. • Balance historically appropriate rehabilitation with creative expression. • Build attractive local streets with modern new infrastructure. • Reprogram and calm streets to improve access to the District, and connectivity between the District, Downtown and Port. • Convert private streets to public streets. DRAFT 01 /28/09 ® CU N INGHAM c R o u r Betty Euikling The Plan Redevelopment Development of the central area occurs in two phases. 'Ihe first phase includes three of the Caradco buildings and the Betty Building, as well as several new streets, a small parking structure, and a plaza.'Ihe second phase includes the realignment of Elm Street, redevelopment of the remainder of existing buildings, as well as new construction on White and Elm Streets. Build-out of Phase One-the three Caradco buildings and the Betty Building-yields approximately 200 residential units and 100,000 square feet ofnon-residential ground floor space. Non-residential commercial and retail space should be located along 10th and Washington Streets between 10th and 9th Streets. Ground floor uses on other streets should be residential. Extending housing throughout the District will give life to the area on weekends and evenings; a strong office component will enhance the demand for housing and will enliven the area during weekdays. Primary Recommendations (A) Reprogram or calm surrounding streets. (B) Reconnect street grid with new streets and improve existing streets with new utilities and streetscaping. (C) Create a District center that models and showcases sustainable technologies and techniques and that expressive of the creative na ture withi n the District. (D) Relocate or purchase businesses not conducive to mixed-use pedestrian- oriented urban redevelopment. (E) Aggressively pursue tax credits and other sources to support redevelopment of the Caradco Buildings. DRAFT 01 /28/09 ® CUNIN6HA~1 c R o u r Illustrative Master Plan The Plan (continued) Redevelopment (continued) The Plan envisions eventual redevelopment of the remainder of the Central Area, including the Jackson Street block between 9th and 10th Streets, the remainder of the Caradco blocks, and eventually the Spahn and Rose properties (in both the North and Central Areas). Early action items should include discussions with Spahn and Rose regarding their long term plans and possible relocation to a more accessible location and discussion with property owners on Euildinq Prograrn Building Units Non-Residential Parking CaradcoA 84 35,000 s# 0 Caradco B 84 10,000 sf 45 CaradcoC 22 34,300sf ,}~} Betty Building 12 35,000 sf 0 Alarno 0 6,000 sf 0 TOTAL 202 85,300 sf b~ note: non-residential space can be used for housing if market demands dictate it. If on ground floor, space should be designed to be flexible and postentially converted to non-reidential in the future. Jackson Street in order to create additional small scale redevelopment opportunities. The Plan also envisions the creation of new development blocks on the west end of the District. By negotiating with IDOT to realign Elm Street between 9th and 11th Streets, approximately 3 acres can be reclaimed and put to use. The Plan recommends approximately two-thirds for use as a stormwater feature and landform park, and one-third as a commercial or mixed-use development. Parking Program Location Supply In buikiings S9 On street SO irnpr ovedstreets only In structure 200 In lot 77 TOTAL 446 Use Assumption Derciand 202 Resden tial units 1.0 spaces/ unit 202 spaces 85,300 Non- resdential units 3.0 spaces11000 sf 255 spaces TOTAL 457 DRAFT 01/28/09 ~ CUNINGNAM G R O U ~ Phase lA: The initial phase of the project should focus on redeveloping the Caradco Buildings around a new plaza, Foundry Square. 6. Phase I: Central Area The Plan (continued) Redevelopment (continued) Historic Preservation and Creative Expression As a National Register Historic District, qualified projects are eligible for federal and state historic tax credits. In order to receive the credits, designs for rehabilitation of buildings must adhere to the Secretary of the Interior's Standards. Generally, this consists of preserving the distinctive qualities of buildings and spaces. It is preferable that required replacements or additions be located on secondary facades or be designed to reflect their own time and contemporary styles. 11iey should not attempt to mimic historical styles. 11iis Plan proposes an approach that balances the Secretary of the Interior's preservation guidelines and the community's desire to create unique environment conducive to and expressive of creative and artistic endeavors of all types. 11ie approach seeks not to freeze DRAFT 01 /28/09 passes and skywalks the District in time but rather to honor the past while welcoming the future. Central to the approach is the embrace of an industrial aesthetic consisting of: • Large volumes and repeated patterns. • Exposed mechanical systems. • Heavy strong materials. • Distinctive elements such as loading docks, large awnings, and overhead elements connecting buildings. 11ie Plan proposes to preserve primary facades. Original window and door openings, cornices, and other significant features should be preserved and repaired. Significant additions, such as roof gardens, greenhouses, and exterior balconies, should occur on secondary facades, in courtyards, and on rooftops. Elements that made the District unique (loading docks, large awnings, second story passes or skyways, passages, and courtyards) should be celebrated and creatively reinterpreted. CUNINGNAM G A 0 U loading docks Highlighting Distinctive Elements overhead utilities industrial structures oversized doors and windows The Plan (continued) Parking To support redevelopment of warehouse space, considerable parking space must be created. The Plan recommends a supply of on-street parking, surface lots, a small structure, and parking in and beneath buildings where possible. Two of the three buildings can convert basement space (and portions of first floor space) to parking; however, this will not be adequate to support full redevelopment of the three Caradco buildings. Additional parking is required. The Plan recommends approximately 200 spaces in a new two level parking structure on the Alamo Building block. The structure accommodates weather protected resident parking on the first floor and guestlcustomer/ visitor parking on the upper floor, with visibility and access to Foundry Square. The structure should be designed to be expanded, in the future, if needed, to 4 or b floors. An additional 193 spaces are provided on new and improved streets. lb5 spaces are created beneath two existing buildings. On Street ^ Structure Surface Lot In Building TOTAL Streets New streets are essential to redevelopment in the District. Most streets and utilities are over 100 years old and need complete reconstruction. In addition, new streets in parts of the District must be acquired and created, and others must be improved with traffic calming measures or reprogramming from one- to two- way. Reconnecting the street grid is also important. The Plan recommends extension of: Washington Street from 11th Street to 9th Street. 10th Street from Jackson Street to Elm Street. The Plan also recommends complete reconstruction (new utilities and streetscaping) of: 10th Street from Washington Street to White Street. 9th Street from Elm Street to White Street. 11th Street from Elm Street to White Street. In addition, the Plan recommends reprogramming 9th and 11th Streets to two-way in order to improve access to the District and wayfinding throughout Downtown. All new streets listed above should be built according to the green street standards previously described. 1g3 ~ Existing Streets: Full Reconstruction 200 ~ New StreetsandNevvRight-of-Way 26 ^ ^ StreetsYape In~proven~entsOnly 421 . Jackson Street: FartNl Reconstruction R40 DRAFT 01/28/09 ~ CUNINGNAM G R O U ~ Parking: Central At~a Streets: Central Area The Plan (continued) Streets (continued) Jackson Street In order to rnaintain the historic aesthetic and warehouse environment, the Plan recommends partial reconstruction and improvements to Jackson Street. Currently, Jackson Street has original bricks and rail tracks on the driving surface. 'Ihe road is in poor condition, with no drainage and, in places, l8-inch curb heights. 'Ihe Plan recommends removing a narrow six-foot section along the length of Jackson Street to install utilities. 'Ihe six-foot section should be located in the center of the street in order to provide the oppportunity to improve the portion of the street in the worst condition. After utilities installation, the tracks should be set back in place, and the bricks should either be replaced or used elsewhere in the District For accents, edges, or banding in the streetscapes. ;€= 1. ~. ~;~~ T ~ ..; '1',"j tea! J~Q. . o ~ - Y+~ . A _ ` . . , i. CUNINGHISM DRAFT 01 /28/09 ~ R a J~_kson Street: The driving surface will be improved, but the brick surface will remain. The Plan {continued) Streets (continued) 1 Qth Street Tenth Street is a critical connection to Dovntown and a uiuque street within the District. With the historic Caradco builchn~;s defining its edges, 10th Street will be the. most identifiable place. in the District. Between Jackson and Elm Streets, 10th Street should be designed as a "Plaza Street" or a "Shared Street" Unlike other District streets that vtrill have substantial landscaping and generous curb extentions or linear planters that manage stormvtrater, 10th Street will be built with permeable pavers. Instead of capturing stormti~rater runoff in planters, the street will shed water to the Elm Street stormwater feature in Landorm Park. Tenth Street will be further distinguished by having on11= a subtle. distinction between the sidewalk and the driving stuface.'Ihe driiring surface is textured and as narrow as possible w=ith carefull}' marked parking areas. '17ie sideK=alks are as wide as possible, and are textured and e~~livened with storefronts, restaurants, and large arched portals to interior court}'ards. People, activit}; the Caradco builchngs, and reused loading docks will _r__..__.._.,.-_ __ t _._ya___._ ~n~r_ r~..__,. CUNINGHAM DRAFT 01/28/09 G R O U P 15' . 6.5 . 2 2' • 6.5 . 1 5' ' ss' , 1 Qth Street: 10th Street swill become a narrow plaza street. Cars rosnll be permitted, but the space should be dominated by pedestrians. The Plan (continued) The Alamo Building, Foundry Square & Landform Park 'Ihe Plan recommends creating a significant public open space in the middle of the District. 'Ihe space has two separate but related parts: 1) a plaza (Foundry Square) and a 2) stormwater feature (Landform Park). 'These will be built in two phases. Foundry Square is ayear-round gathering space defined by the historic Caradco buildings on two edges, the restored Alamo Building in the middle, and by the plaza design throughout. 'Ihe plaza sets the District standard and tone by highlighting and showcasing the arts and sustainable technologies and techniques. Active edges animate the plaza and occupy both the ground floor and upper levels of surrounding structures. 'Ihe Alamo Building is a landmark building in the plaza. It should be renovated as a flexible space for lease to retailers, restaurateurs, or as a gallery space, with open circulation similar to a market structure. 'Ihe south edge of the Foundry Square is defined by a two-level parking structure. 'Ihe parking structure has a well designed north edge, such as an art wall, for better integration with the plaza. 'The bosque of trees on the east edge of Foundry Square provides shade, defines the plaza, and offers a variety of spatial experiences. 'Ihe bosque can improve infiltration and increase permeability. In addition, maintaining portions of existing buildings on site creates a structured corner to the bosque and plaza. Over time, the District's central open space can be expanded to include a green space on the east edge of the District. By realigning Elm Street, land can be reclaimed and used for redevelopment and public amenity. As the topographic low point in the District, this area is ideal for a stormwater feature/landform park (using the excavated fill from the parking structure). Like the plaza, Landform Park showcases both the arts and sustainable techniques and technologies, possibly serving as a sculpture park, geothermal field, a structured wetland, or space for a blackwater or graywater treatment plant knor~m as a living machine. Y ~~ ~' 1 CUNINGNAM DRAFT 01 /28/09 ~ R a Phan 1A: Foundry Square Phase 1 B: Landtorrn Park The Alanx~ Building: The former Dean and Rouse Foundry. 200 car parking TheAl-nnto Building structure Section through Foundry Square L~x~kinq West: Foundry Square will be a flexible space to be used for a variety of public activities. The Plaza will showcase and highlight sustainable technologies and practices. i' I s t_ r CUNINGNAM DRAFT 01 /28/09 ~ R a ~iy'' _~ ~~ .~ ~• -.~ DRAFT 01 /28/09 ® CUNIN6HAM G R O U ~ Landform Park: The images above show Borne of the artistic, sustainable, and spatial possibilities for Landform Park. ~~~ , . ~- _ , a,`, !® ;_ ~, 7. Phase II: South Area Redevelopment of the The Kirby Building, Farley Loetscher Building and Wilmac Building into officeslresidential will infuse the District with a lively daytime population. 7th Streetwill be a critical pedestrian connection between the District, Downtown, and the Port. DRAFT 01%1H/09 Existing Conditions and Primary Challenges 'Ihe South Area is located between bth and 9th Streets. 'Ihe area is dominated by three larger warehouse buildings, each over 100,000 square feet (Wilmac Building, Farley and Loetcher Building, Kirby Building) and JELD-WEN, a manufacturer of doors. Stakeholders view JELD-WEN'S presence as an asset to the District and a link to the District's histor;~. JELD-WEN does not generate significant truck traffic; however, JELD- WEN's operations will have an impact on land use and development. Fifth Street extends through this portion of the District, offering opportunities to use this street as a full connection to Downtown and the Port. Existing Conditions DRAFT 01 /28/09 m Primary Challenges • Organizing redevelopment around the operations of JELD-WEN. • Creating conditions that heIpJELD-WEN continue to operate during redevelopment and into the future. • Creating connections to Downtown and the Port. • Supporting the larger warehouse buildings with sufficient parking and access. • Creating adequate connections between the central and south area. CUNINGHAM c R o u r The Plan Redevelopment Most redevelopment opportunities in the south area are in rehabilitation and redevelopment of three large warehouse buildings: the Wilmac Building, the Farley Loetscher Building, and the Kirby Building, which together total approximately 400,000 square feet. 'Ihe Wilmac Building is partially occupied; however, the Kirby and Farley Loetscher buildings are mostly vacant. 'Ihe Plan recommends redeveloping these three buildings with a mix of uses. Each building could be redeveloped with both housing and commercial uses. Market conditions should dictate the eventual split bet~,veen residential and non-residential uses. ~ ~ ~® ~~ ark leyand toetsche; , 8uildin; i ~- ~~ ` /\ 1 Illustrative Master Plan DRAFT 01 /28/09 • r . ~ . ~ i i~ i i .~',~` Primary Recommendations (A} Redevelop each of the three large warehouse buildings with a mix of uses including offices, residential and retail. (B) Developa single multi- story parking structure adjacent to the Kirby Building. ~~} Redesign 7th Street asan address to the Kirby Building and Farley Loetscher Building as well as a connection between Downtown and the Port. CUNINGHAM c R o u r The Plan {continued} Redevelopment Both the Kirby and the Farley LoetscherBuildings can be positioned to land large tenants looking for large flootplates and up to 180,000 square feet of office space. Both of these buildings are visible and accessible from the highway and from Downtown. They have large windows and open floorplates. The Greater Dubuque Development Corporation, the City of Dubuque, Dubuque Main Street, and Dubuque Chamber of Commerce should actively market these two buildings fora large office tenant. The buildings can also house medium and small tenants. The floorplates are flexible and can be divided to accommodate different size tenants and users. Ultimately, the market should determine the split between residential and non-residential uses. The Plan recommends portions of the buildings with housing be located on the sides ofbuildings facing away from JELD WEN. Retail uses should not be prioritized in the south area. However, if demand exists, the Plan recommends locating retail on 7th Street in the base of the Kirby and the Farley LoetscherBuildings. DRAFT 01/28/09 ~ furRi nex~M P~hulti-UseE'.uildincu:Buildin ssurroundingJELD-W EN containingresidentialunits(yellow)canbe located on the side of the building away from JELD WEN. Uses that aze impacted less bythe activity at JELD-WEN, such as offices and studio spxe (purple),canbe located on the side of the budding facing JELD VJEN. The Plan (continued) Parking Providing enough parking is perhaps the largest challenge to redevelop the approximately 410,000 sf of space in the south area. 'Ihe Plan recommends a single parking structure (+/- 325 spaces) adjacent to the Kirby Building (possibly with ground floor retail) and awell-designed and landscaped surface parking lot (+/- 235 spaces) around the Farley Loetscher Building. Given the parking demands of office and retail relative to housing, the planned 5b0 spaces will comfortably support a redevelopment program that is approximately ~'Cli1,~;~~~'?0 sf of housing (+I-) 215 units a.nd 100,000 sf of ~_~Yh~._~ ~_~r retail. If the market drives a redevelopment program that requires more than the planned 5b0 spaces, off site solutions such as Downtown ramps, the publicly owned ramp at the Port and/or a transit circulator should be explored. Building Supply (i1) Wilmac 90,000 sf i6) Kirby 140,000 sf iC) Farley &Loetscher 150,000 sf 410,000 sf ~ ~ ® ~ `,~ 560 Paces ~\ Soutki Area of Qistrict I ' Sn~ir~utewalk 6321 spaces' `~~` in lovw.= Street 1130 spaces rantp£ ~ ~ in Diamnd b / ` snip ~ ~ ~~ \ / ~ ` _ "'~. _~ Off site parking: Depending on the build out of the south area, off site parking maybe needed. Sidewalk improvements vaill be necesarry to fully utilize parking in the Port Building Parking Parking Surplus Program Dernarxl Supply (Deficit) non-residential 0 570 cars 560 spaces 10 cars residential residentir;i N 0 a 7L~ cars 560 spaces (220 spaces) non-residenti,:;! residents! m 0 990 cars 560 spaces (430 spaces) V non-residentraf All parking deficitsto beaccon~n~oclatecl with off site parking isee iniageattop of page). DRAFT 01/28/09 ~ CUNINGNAM G R O U ~ 6. Phase II: South Area The Plan (continued) Streets 7th Street Seventh Street is an important connection between the Port, the District, and Downtown. West of the District, 7th Street offers a direct connection to Town Clock Plaza on Main Street with the reconfiguration or redevelopment of the Iowa Street ramps. To the east, 7th Street could connect to the historic Shot Tower, Star Brewery, and the Port. Street improvements in both directions are critical to realize the full potential of this connection. Within the District, 7th Street should become the primary address for both the Farley Loetscher and the Kirby buildings. Seventh Street could be designed as a plaza street, similar to the proposal for 10th Street. Main entrances and entry plazas should flank 7th Street, DRAFT 01 /28/09 helping to make a gateway between the Downtown, the District and the Port. As in the central area, designs for warehouse buildings should balance preservation with creativity. Building additions or alterations should emphasize the building entry, its relationship to 7th Street, and the flanking plazas. CUNINGNAM G A O U (A) Kirby/Parley Square on 7th Street 7th Street Connection (B) Iowa Street Ramps: Ifredeveloped or reconfigured, 7th Street could connect to Town Clock Plaza via a public stairway. 8. Phase III: North Area 'Ihe area between 11th and 12th St will become the neighborhood edge to the District. Over time, industrial uses will make way for new residential and mixed-use developments. 11th Street will be re-purposed as significant gateway to downtown and a pedestrian friendly street lined with both new and renovated buildings. DRAFT 01 /28/09 Existing Conditions and Primary Challenges 'Ihe North Area is located between 11th and 12th Street, Highway bl- 151 and White Street. 'Ihe area is the south edge of the Washington Neighborhood and the north edge of the Historic Millwork District. Most of these three blocks are occupied by Spahn and Rose and other industriall distribution uses. 'Ihe east edge of the area is used to transition the ramps to surface streets by merging two one way streets into Elm Street. Existinci Conditions Primary Challenges • improve the connections between the Washington Neighborhood and the District. • Improve the redevelopment potential along 11th Street, a primary feeder to the highway and portions of the Port. DRAFT 01 /28/09 ~ CUNIN6HA~1 c R o u r The Plan Redevelopment Primary Recommendations Redevelopment of the north area. will likely be the final phase of (A) Redevelop the redevelopment. Currently, most of the property between 11th and 12th Washington Neighborhood Streets is owned by Spahn and Rose. As a lumber yard and distribution :it edge to create a positive the truck traffic and acti~rity is not conducive to surrounding urban use:=:. transition to the District. If the Cit and S ahn and Rose ree to a relocation lan the ro ert~~ Y P ~ P ~ P P ~ (B) Redesign 11th Street as a green street, with can be redeveloped with uses complimentary to the District and to the two way traffic and ample Washington Neighborhood. 'Ihe Plan recommends redeveloping with landscaping. primarily residential uses and street improvements designed to reconnect the (C) Realign Elm and Washington Neighborhood to the District. Pine Street to create a developable block on the 'Ihe Plan recommends connecting the District and the VVashingtoti east edge of the District. Neighborhood by extending the scale of buildings and development frori, Develop this block with each area onto the blocks between 11th and 12th Streets. Generally, the a multi-story gateway building. Washington Neighborhood consists of smaller scaled housing oriented to the north-south streets. '17~is pattern can be extended across 12th Street. CUNINGHISM DRAFT 01 /28/09 ~ R a Illustrative Phn: New development on the northern most blocks of the District will help reconnect the District to the Washington Neighborhood. The Plan (continued) Redevelopment (continued} 'The District consists of larger warehouse buildings. 'Therefore, the Plan recommends extending this pattern across 11th Street, and then transition to meet the neighborhood scale buildings at mid-block. Buildings on 11th Street should front on both 11th Street and the side streets in order to fully implement the transition. I4loderate setbacks or courtyards on 11th Street will create a stronger landscaped appearance to the street, enhancing its unique role as an important entry to Downtown, the Washington Neighborhood, and the District. 17-,e easternmost block in the north area is under utilized; it is occupied with roads that transition the neighborhood streets to the southbound on-ramp to Highway b1-151. 'The Plan recommends realigning both Elm and Pine streets to enable the redevelopment of the property as a multi-story mixed-use building. 'The buildings a.nd sites should be designed as a gateway to Downtown and the District. f ~p DRAFT 01/28/09 ~ CUNINfiHANI c F o u r P~ecc~niwrting the District and the Washington Neighborhood: The blocksbetween 11th and 12th Streets can become the seam and transition between the District and the Washington Neighborhood. Gateway Site,: Enhances to Downtown and the Dishict should be highlighted with significant and iconic buildings. The Plan (continued) 5t reets Eleventh Street will remain an important a.nd relatively well-traveled feeder to the highx~ay. The Plan recommends converting it to rvo-way, maintaining its capacity but calming the traffic so that it becornes a more desirable address for urban redevelopment. The street can be enhancedwith storrnwater planters on both sides and on-street parking on one side. These improvements will help buffer new development from traffic and will provide valuable on street parking for the District. The Plan also recommends realigning Elm and Pine Streets to be simple extensions of their alignment in the Washington Neighborhood. They will extend straight into the District as two-way streets, offering a clear, easily understood connection between the District and the neighborhood. They will remain important feeders to Highurvay 51-151. DRAFT 01 /28/09 ~ CUNIN6MAM s ~ a u r P~ealii7nment of Elm and Pine Street: New alignments for Elm and Pine Streets, and converting 9th and 11th Streets to two-way will increase access to the District and Downtown, and will create neu• blocks that can be developed with new construction as well as a vretland feature and landform park (see section-).