Construction of an Off-Street Parking Lot at the Corner of 5th and Locust Street Request Copyrighted
June 1, 2026
City of Dubuque ACTION ITEMS # 2.
City Council
ITEM TITLE: Construction of an Off-Street Parking Lot at the Corner of 5th
and Locust Street Request
SUMMARY: City Manager recommending approval to allow construction
of a surFace parking lot at 500 Locust Street.
RESOLUTION Allowing for the Construction of an Off-Street
Parking Lot at the Corner of 5th and Locust Street in a C-5
Downtown Commercial District in the City of Dubuque, lowa
SUGGUESTED Receive and File; Adopt Resolution(s)
DISPOSITION:
ATTACHMENTS:
1. MVM Memo Request to Allow a Parking Lot at 500 Locust Street in the C 5
Downtown Commercial District
2. Staff Memo
3. Resolution
Page 922 of 1000
Dubuque
THE CITY OF �
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TO: The Honorable Mayor and City Council Members
FROM: Michael C. Van Milligen, City Manager
SUBJECT: Request to Allow a Parking Lot at 500 Locust Street in the C 5 Downtown
Commercial District
DATE: May 27, 2026
I respectfully recommend Mayor and City Council approval to allow construction of a
surface parking lot at 500 Locust Street.
Due to zoning regulations within the C-5 Downtown Commercial District, City Council
approval is required before a surface parking lot may be established at this location.
As part of the redevelopment of the 5th and Main building, Gronen Development is
proposing construction of an off-street parking lot at the corner of 5th and Locust Street.
The 5th and Main project includes a five-story mixed-use building with ground-floor
commercial space and a minimum of 80 upper-story housing units. Off-street parking
will be incorporated into the building; however, additional provisions are outlined in
Section 10.7 of the approved agreement.
The approved development agreement requires Gronen Development to provide 8
off-street parking spaces within 300 feet of Ecumenical Towers to replace a portion of
these removed stalls. Approval of a surFace parking lot at 500 Locust Street would
enable the Developer to satisfy this requirement.
v
Mic ael C. Van Milligen
MCVM:sv
Attachment
cc: Crenna Brumwell, City Attorney
Cori Burbach, Assistant City Manager
Wally Wernimont, Planning Services Director
Jill Connors, Economic Development Director
Ryan Knuckey, Transportation Services Director
Page 923 of 1000
Dubuque
THE CITY OF �
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TO: Michael C. Van Milligen, City Manager
FROM: Wally Wernimont, Planning Services Director U-'
DATE: May 24, 2026
RE: Request to Allow a Parking Lot at 500 Locust Street in the C-5
Downtown Commercial District
INTRODUCTION
The purpose of this memorandum is to provide information and a recommendation
regarding a request from Gronen Development, Inc. to allow the construction of a
surface parking lot at 500 Locust Street. Due to zoning regulations within the C-5
Downtown Commercial District, City Council approval is required before a surface
parking lot may be established at this location.
BACKGROUND
The property at 500 Locust Street (former Dave's Downtown Conoco) is the located
within the C-5 Downtown Commercial District. Section 16-5-15-5 of the Unified
Development Code establishes the following standards:
■ Off-street parking is not required in the C-5 district.
■ New surface off-street parking lots are prohibited unless specifically approved by
the City Council.
■ Underground or above-ground parking garages are allowed only if they are an
integral part of a new or existing building.
As part of the redevelopment of the 5th and Main building, Gronen Development is
proposing construction of an off-street parking lot at the corner of 5th and Locust Street.
The 5th and Main project includes a five-story mixed-use building with ground-floor
commercial space and a minimum of 80 upper-story housing units. Off-street parking
will be incorporated into the building; however, additional provisions are outlined in
Section 10.7 of the approved agreement:
10.7 Parking. City and Developer shall, respectively, take the following actions
regarding the development of parking associated with the Property:
(1) City shall make available for/ease to tenants of the Building up to sixty (60)
parking spaces in the 5th Street Parking Ramp (located at 501 lowa Street) or the lowa
Street Ramp at standard rates as determined by City.
Page 924 of 1000
(2) On or prior to Closing, Developer shall locate and provide eight (8)
additional parking spots not currently owned by City to be used to provide parking to
residents of Ecumenical Towers and located within 300 feet of Ecumenical Towers (250
W 6th Street). The location and terms of the additional parking spaces shall be
acceptable to both City and Developer in their respective sole discretion.
If this contingency is not satisfied at or prior to Closing then either party can declare this
agreement to be terminated and neither party shall have any further rights or obligations
hereunder.
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DISCUSSION
Redevelopment of the 5th and Main Street parking lot removed approximately 80
off-street parking spaces that previously served multiple downtown users, including
residents of Ecumenical Towers. The approved development agreement requires
Gronen Development to provide 8 off-street parking spaces within 300 feet of
Ecumenical Towers to replace a portion of these removed stalls. Approval of a surface
parking lot at 500 Locust Street would enable the Developer to satisfy this requirement.
Although the C-5 district does not require off-street parking, practical parking needs
remain for the 5th and Main project, its tenants, and nearby residential properties. The
proposed parking lot represents part of the Developer's strategy to meet these
obligations. As surface lots are otherwise prohibited in the C-5 district, the project may
proceed only with City Council approval.
2
Page 925 of 1000
RECOMMENDATION
Staff recommends that the City Council consider the request and determine whether to
authorize construction of a surface parking lot at 500 Locust Street to support
redevelopment activities and fulfill the terms of the approved development agreement.
Enclosures
Cc: Jill Connors, Economic Development Director
Ryan Knuckey, Transportation Director
3
Page 926 of 1000
Prepared by: Wally Wernimont, City Planner Address: City Hall, 50 W. 13th St (563) 589-4210
Return to: Trish Gleason, Assistant City Clerk Address: City Hall, 50 West 13th St (563) 589-4121
RESOLUTION NO. 226-26
ALLOWING FOR THE CONSTRUCTION OF AN OFF-STREET PARKING LOT AT THE
CORNER OF 5TH AND LOCUST STREET IN A C-5 DOWNTOWN COMMERCIAL
DISTRICT IN THE CITY OF DUBUQUE, IOWA
Whereas, Gronen Development, Inc. has submitted a request to construct a
surface parking lot at 500 Locust Street; and
Whereas, the property is located within the C-5 Downtown Commercial District,
within which new surface off-street parking lots are prohibited unless specifically
approved by the City Council pursuant to Section 16-5-15-5 of the Unified Development
Code; and
Whereas, the proposed parking lot is intended to support redevelopment of the
5th and Main mixed-use project, which includes ground-floor commercial space and a
minimum of 80 upper-story housing units, and for which off-street parking will be
provided both within the building and through additional spaces as required by the
approved development agreement; and
Whereas, Section 10.7 of the development agreement requires the Developer to
locate and provide eight (8) additional off-street parking spaces within 300 feet of
Ecumenical Towers to replace a portion of the parking stalls removed during the
redevelopment of the 5th and Main parking lot; and
Whereas, approval of the surface parking lot at 500 Locust Street would enable
Gronen Development, Inc. to satisfy these obligations and address practical parking
needs resulting from nearby residential and commercial uses; and
Whereas, the City Council has reviewed the request and finds that allowing the
surface parking lot at this location is consistent with the objectives of the development
agreement and supports continued investment in the downtown area.
NOW THEREFORE, BE IT RESOLVED BY THE CITY COUNCIL OF THE CITY
OF DUBUQUE, IOWA:
Section 1. That the request of Gronen Development, Inc. to establish a surface
parking lot at 500 Locust Street is hereby approved pursuant to Section 16-5-15-5 of the
Unified Development Code.
Section 2. That the Mayor and City Clerk are hereby authorized and directed to
execute any documentation necessary to formalize this approval and to record such
approval in accordance with City procedures.
Passed, approved and adopted this 1st day of June 2026.
By:
Br . Cavanagh, Mayor
ATTEST:
Trish Gleason, Assistant City Clerk