12 03 10 Work Session - 4th St. Peninsual / Port of Dubuque Master PlanningMEMORANDUM
December 3, 2001
TO:
FROM:
SUBJECT:
The Honorable Mayor and City Council Members
Michael C. Van Milligen, City Manager
Work Session Material
Attached is additional information for the work session on Master Site Planning. This
attachment includes a copy of the URS/BRW PowerPoint and back-up information on
the economic development estimates, as researched by Leiland Consulting Group and
URS/BRW Corporation.
Michael C Van Milligen ~-
MCVM/jh
Attachment
cc: Barry Lindahl, Corporation Counsel
Cindy Steinhauser, Assistant City Manager
Draft As Of 26 November 2001; Subject To Revision
TABLE 1
CITY OF DUBUQUE
PORT OF DUBUQUE MASTER PLAN
REVISED CENTRAL GREEN CONCEPT: DEVELOPMENT PROGRAM
Land Use Land SF Land Acres Units Parking* Bldg SF
North Port Area:
Office 148,104 3.4 -- 307 176,700
Office/Showroom 322,344 7.4 - 270 70,200
Mixed-Use (Retail, Rest, Ent) 243,936 5.6 -- 568 93,500
Residential (Rental) 56,628 1.3 12 24 12,000
Residential (For-Sale) 357,192 8.2 133 192 199,500
Parks/Open Space 130,680 3.0
Right of Way/Auxiliary Parking 583,704 13.4 -- 234 --
Transit/Comfo rt Station 13,068 0.3
Subtotal 1,855,656 42.6 145 1,595 551,900
* Assumes shared parking.
Bldg/Land Ratio: 30%
South Port Area:
Office 335,412 7.7 -- 348 175,000
Office/Showroom 400,752 9.2 -- 220 95,000
E~outique Hotel 0 0.0 ....
Restaurant 0 0.0 ....
Residential (Rental) 74,052 1.7 10 * 10,000
Residential (For-Sale) 248,292 5.7 80 165 120,000
Parks/Open Space 135,036 3.1 -- -
Right of Way 217,800 5.0 -- 100
Subtotal 1,411,344 32.4 90 833 400,000
· Assumes shared parking with office.
Project Total 3,267,000 75.0
Source: URS Corporation and Leland Consulting Group.
Bldg/Land Ratio: 28%
235 2,428 951,900
Project Bldg/Land Ratio: 29%
Draft As Of 26 November 2001; Subject To Revision
TABLE 2
CITY OF DUBUQUE
PORT OF DUBUQUE MASTER PLAN
REVISED CENTRAL GREEN CONCEPT: DEVELOPMENT COST ESTIMATES
Item Total Assumption Factors/Notes
North Port Area:
Roads/Streets (Includes Curb/Gutter/Streetscape/Sewer)
Utilities (Water)
Drainage (New and Upgrade)
Environmental Remediation
Electric/Gas/Communication Utilities
Structured Parking 635 Spaces
Surface Parking 960 Spaces
Railroad Crossings
Subtotal Hard Costs
South Port Area:
$3,152,400
$213,000
$255,600
$2,130,000
$213,000
$7,620,000
$2,400,000
$300,000
$~284,ooo
$74,000 S/Acre
$5,000 S/Acre
$6,000 S/Acre
$50,000 S/Acre
$5,000 S/Acre
$12,000 S/Space
$2,500 S/Space
Roads/Streets (Includes CurblGuttedStreetscapelSewer)
Utilities (Water)
Drainage (New and Upgrade)
Environmental Remediation
Electric/Gas/Communication Utilities
Structured Parking 0 Spaces
Surface Parking 833 Spaces
Railroad Crossings
Subtotal Hard Costs
Total Development Costs
Per Acre
$1,717,200
$162,000
$194,400
$1,620,000
$162,000
$o
$2,082,500
$300,000
$~23~ ~00
$22,522,~00
$30~295
$53,000 S/Acre
$5,000 S/Acre
$6,000 S/Acre
$50,000 S/Acre
$5,000 S/Acre
$12,000 S/Space
$2,500 S/Space
Source: URS Corporation and Leland Consulting Group.
Draft As Of 26 November 2001; Subject To Revision
TABLE 3
CITY OF DUBUQUE
PORT OF DUBUQUE MASTER PLAN
REVISED CENTRAL GREEN CONCEPT: DEVELOPMENT PRO FORMA
Development Economic Analysis Assumption Factors
Development Program
Land Use Units/Spaces Sq. Ft.
Office 351,700
Office/Showroom 165,200
Commercial/Mb(ed-Use 93,500
Residential (Rental) 22 22,000 1,000 SF/Unit
Residential (For~a]e) 213 319,500 1,500 SF/Unit
Gross Floor Area 951,900
Project Land Area 3,267,000 75.0 Acres
Building/Land Ratio (FAR) 29.1%
EsEmated Project Value (Stabilized Yr) :
Total Office Rentable SF 281,360 60% Bldg. Efficiency Ratio
Rent/SF* $20.00
Total Office/Showroom Rentabre SF 140,420 85% Bldg. Efficiency Ratio
Rent/SF* $10.00
Total Commercial Rentable SF 79,475 85% Bldg. Efficiency Ratio
Rent/SF* $16.00
Total Residential Rentable SF 18,700 $5% Bldg. Efficiency Ratio
Rent/SF* $15.60 $1.30 $/SF/Month
Total Parking Spaces (Structured) 635
Annual Rent/Space $600 $50.00 S/Month
Gross income $8,975,720
Occupancy 95%
Effective Gross Income $8,526,934
Operating Costs $1,264,800 $2.00 $/SF (Wtd. Avg. All Uses)
Net Operating Income $7,262,134
Capitalization Rate 10%
Project Value - Office/Commercial $72,621,340
Total For-Sale Housing Units 213
Sales Price/Unit $225,000
Gross Revenue $47,925,000
Less Marketing Costs ($3,354,750) 7% % of Sates
Net Sale Proceeds $44,570,250
Project Value- Housing $44,570,250
Total Project Value $I ~ 7,19 f ,590
* Office and commercia[ lease rates based on triple net lease; tenant pays portion of taxes, insurance and utilities.
Oevelopment Cost Eob',~=;=.
Property Purchase $13,068,000 $4 $/SF (Wtd. Avg. Al] Uses)
Total Development Costs $22,522,100 $24 $/SF
Building Construction Costs $66,633,000 $70 $/SF (Wtd. Avg. All Uses)
Construction Contingency $8,915,510 10% % of Hard Costs
Soft Costs (% of Hard Costs) $13,373,265 15% % of Hard Costs
Developer Profit $12,451,188 10% % of Total Costs
To~alProjectCost $136,963,063 $~43.88 $/SF
Total Project Value $1~7,~9~,590
Project Margin/"Gap" ($~9,77~,473)
Cont~butions to "Gap":
CDBG Allocation (5 years) $1,000,000 $200,000 S/Year
STP Grant (Infrastructure) $4,000,000
FederaFState Grant $2,000,000
Supportable TIF (20 Years) $13,400,000
Total Contdbutions to "Gap" $20,400,000
Source: URS Corporation and Leland Consulting Group.
iiii~i!iii ii !i;~
Assumptions & Givens
Developer/Investor Litmus Test
Financial Feasibility
· Implementation Strategies
Analysis Workshop
· Participant Interpretation/Reaction
· Program Development
Conceptual Design
· Design Criteria
· Program Testing
Givens
, Conceptual Integrity
Program Ref'mement
· Financial Feasibility
Implementation Assumptions & Strategies
A Ref'mement
· Workgroup/Council Input
· Conceptual Integrity
· Program Refinement
· Financial Feasibility
· Implementation Assumptions & Strategies
Residential
Commercial
Hospitality
Entertainment
Waterfront principles
· Pedestrian- Friendly
streets and parks
· Connect to downtown
· High quality public realm
· Consistem design standards
· Shared parking
0
·
APpropriate leverage of public
Economic development tools
Preserve river views
Appropriate location for mixed-use development
Critical link to downtown revitalization
Challenges
® Access & Circulation
® Environmental unknowns
· Parking
· Existing industrial users
· Floodwall
· Railroads
· Existing leases
· Management of the development pro~ss
Community
Residential
Employers/employees
of waterfront
development
to the area
· Residential plat activity
· Growth in employment
· Growth in commercial space
· Visitors
· Demand for space
· Council goals
· Public investment
the activity generated by of
existing and pre-planned uses
Create a pedestrian and transit oriented
environment
Look to the downtown as a
model for
street and block patterning
Develop the area as a new neighborhood
of downtown Dubuque
Balance creative vision and market
demand
Evaluate alternatives
Ascertain initial economic feasibility
Quantify potential level of public support
S~
Total project value:
Total project costs:
Project margin/" gap":
$110-$120m
$130-$140m
$20m
Contributions to gap:
A CDBG, STP, TIF, State and Federal $21m
cyParking ratio
~Streamlined approvals
Financial
~CDBG
~EDA
~Brownfield
cFafade grant
Market
c~On-site public offices
cBusiness relocation assistance
~Physical
~Improved access and circulation
~Land assemblage
cParking district
achieved Over the long term
· Applies to existing and new nses
· Coordinated with urban renewal district and
zoning ordinance requirements
· Controls building and parking placement
· Guides exterior building design, size and height
· Controls design and placement of signs
· Defines design of public realm
· Defines design and landscaping of parking lots
· Controls outdoor storage
· Provides illustrated examples
~ ExistingFacilities
Amortization and Financial Incentives
Implementation
Rezoning
Urban Renewal District Expansion
Economic Analysis
Incentives for Redevelopment
MEMORANDUM
November 30 2001
TO:
FROM:
SUBJECT:
The Honorable Mayor and City Council Members
Michael C. Van Milligen. City Manager
WORK SESSION - 12/3/01 - PORT OF DUBUQUE MASTER PLAN
A work session is scheduled for Monday, December 3 regarding the Port of Dubuque
Master Plan Dinner will be at 4:30 p.m., with the work session beginning at 5:00 p.m.
Attached please find the material for this work session.
M{chael C. Van Milligen --'--".
MCVM/jh
Attachment
cc: Barry Lindahl, Corporation Counsel
Cindy Steinhauser, Assistant City Manager
William Baum. Economic Development Director
CITY OF DUBUQUE, IOWA
MEMORANDUM
November 28. 2001
TO:
Michael Van Milligen, City Manager
FROM: William Baum, Economic Development Director
SUBJECT: City Council Worksession: Port of Dubuque Master Planning
Background
In April, 2000, the City Council authorized the selection of a consulting firm to provide
planning and design services for the 4th Street Peninsula and South Ice Harbor areas.
URS/BRW and Leland Consulting Group were selected to provide overall planning and
economic analysis for a redevelopment strategy for the area. They have worked closely
with the 4th Street Peninsula Work Group to evaluate land use concepts and
development alternatives that have been tested for economic feasibility.
Work Group members include: Jim Rix, Platinum Hosp!tality, Dave Hockenberry,
Platinum Hospitality, Rick Dickinson, Greater Dubuque Development Corporation, Sue
Czeshinski, Convention and Visitors Bureau, Jerry Enzler, Dubuque County Historical
Society, Mike Van Milligen, City Manager, Cindy Steinhauser, Assistant City Manager,
Pauline Joyce, Administrative Services, Laura Carstens, Planning Services Rich
Russell, Building Services, Mike Koch, Public Works, Pam Myhre, Economic
Development and myself.
The consultants, after interviews with local stakeholders, including developers, bankers,
real estate professionals and property owners, conducted two 'Developers Workshops'
that included a team of out-of-town developers representing residential, commercial,
entertainment and mixed-use development experience The developers provided a
reality check on plans and policies being evaluated by the work group. Their market
experience has provided valuable feedback in terms of the economic feasibility of the
proposed concepts being considered.
Included with this memo are several documents referenced in this memo that have
been produced by the consultants during the study process and provide background
information and preliminary recommendations for Council consideration.
Discussion
The consultants have approached the project through an evaluation of the physical and
economic conditions present in the planning area, which includes both the 4th Street
Peninsula and the South Ice Harbor. The entire project area is being called the Port of
2
Dubuque,
Physical Planning/Redevelopment
URS/BRW prepared an initial workbook entitled 'Site Analysis' (attached) which
evaluated the existing conditions found in the area, including transportation, parking,
utilities soils, zoning and land use. A second workbook entitled 'Conceptual Design and
Preliminary Design Standards' documented the process the work group undertook to
evaluate multiple land development concepts that would redefine the street
configuration and building layout for new development in the Port of Dubuque.
Five conceptual development alternatives were prepared to explore options to meet
redevelopment objectives. Those objectives, which were determined after the first
Developers Workshop, include:
Capitalize on previous and upcoming public investment
Provide a mixture of uses
Build on the activity of existing and pre-planned uses
Create a pedestrian and transit oriented environment
Use downtown as a model of street and block patterning
Develop the area as a new neighborhood of downtown
Balance creative vision and market demand
In addition, design standards have been proposed for both new and existing
development to ensure that the Port of Dubuque area develops as an attractive high
quality, pedestrian-oriented urban neighborhood for visitors, residents and workers. The
design standards cover land use, built form - how individual buildings relate to each
other in terms of their style, height, mass, materials and architectural detailing, and the
public realm - the sidewalks and streetscape, parking lots, lighting and signage. A
"design vocabulary" has also been developed to provide a set of "good examples" for
the City and developers to reference in planning for new development. (The booklet
entitled 'Port of Dubuque Master Plan' is attached and includes the recommended
development alternative - called the Revised Central Green concept - and preliminary
design standards.)
Economic Analysis
Leland Consulting Group analyzed local market conditions and conducted extensive
interviews with key stakeholders to assess the local perspective on redevelopment
opportunities in the Port of Dubuque. BaSed on their research, a Preliminary Market
Findings booklet (attached) was prepared to document their assessment of demand for
retail, office, industrial and residential space city-wide. Reaction from the real-life
developers to the numbers presented helped focus the preliminary assessment of the ·
economic feasibility Of various redevelopment strategies.
Leland proceeded to work with URS/BRW to ascertain the preliminary economic
feasibility of the various development concepts proposed - to match the amount of
space being proposed for various types of development with a justifiable demand for
that particular land use, be it residential, commercial, office or other. They compared
development economics across the different development alternatives to evaluate the
"cost" of development. Based on this analysis, the surplus or "gap" between project
value and project cost can be estimated. This, in turn, will give the City an idea of the
public financial support required for development feasibility (i.e., filling the "gap").
After the second Developers Workshop, Leland refined their development assumptions,
completed a more detailed development pro forma for the selected development
concept plan and calculated returns to the private versus the public sector. After
understanding the barriers to redevelopment and the factors contributing to a range of
potential financial shortfalls, strategies and incentives to overcome those factors will be
presented.
Issues
The following issues have been identified during the Port of Dubuque master planning
process. They are policy issues that need City Council discussion and direction prior to
concluding the planning study.
Physical Planning/Redevelopment
New "urban neighborhood" development concept and street .qrid pattern:
The Council is asked to consider a physical design concept that will create
a new "urban neighborhood" on the 4thStreet Peninsula with a very
defined set of land uses and building characteristics regulated by a strict
set of design standards to assure quality development. The development
proposal extends redevelopment to the South Ice Harbor area in a later
phase of development, including vehicular access along the west edge of
the Ice Harbor. An additional at-grade access to 7th Street is also being
considered, principally for truck traffic serving uses on the peninsula.
Design Standards applicable to both new and existin.q development in Urban
Renewal District:
The Council is asked to support a strict set of design standards being
proposed for both built form (buildings and structures) and the public
realm (streetscape, parking lots, landscaping, signs, outdoor storage) that
would apply to both new development and existing development. These
standards would be implemented through the existing Urban Renewal
District Plan and would therefore, be applicable at this time only to the 4th
Street Peninsula area [excluding the Adams Company).
An amortization period would apply to existing development required to
meet the new standards. The draft proposal suggests a phased-in
4
implementation approach that allows property owners a variable time
period to submit plans for improvements to meet compliance, and then to
actually make the necessary modifications and improvements. The exact
amortization period for individual built form or public realm items has not
been determined but will probably be based on the cost and complexity of
the improvement. Legal staff will advise the work group to finalize an
implementation schedule.
The City may also offer financial assistance to existing uses to meet the
new design standards. The City is also looking at interim measures to
address deficient properties during the amortization period.
Compliance with the design standards will be determined by the City
Manager based on recommendations from a design review committee.
This process is consistent with other City development review activities. It
is suggested that the design review committee comprise the same
persons serving on the master planning work group.
Rezoninq of the Port of Dubuque area:
Rezoning to a special Port of Dubuque zoning district, likely patterned
after a planned unit development (PUD) district, will be proposed to unify
the 4th Street Peninsula and South Ice Harbor areas and set the stage for
the future redevelopment. Currently, a Redevelopment Overlay District is
in place on the 4th Street Peninsula, and the South Ice Harbor is zoned
Heavy Industria I. A more restrictive list of land uses would apply to the
entire Port of Dubuque zoning district. Existing industrial land uses would
become non-conforming uses but could continue operation. Certain
accessory uses, such as outdoor storage unrelated to the primary use of
the property, would not be allowed, and an amortization period would be
imposed to meet compliance.
Development standards, which regulate such things as building height and
setbacks, signage, landscaping, etc. would not be as restrictive as the
design standards proposed for the Urban Renewal District. Variances or
special exceptions to these standards would continue to be reviewed by
the Zoning Board of Adjustment.
Urban
Renewal District expansion:
Eventually, but not at this time the strategy for redevelopment would
include expansion of the existing urban renewal district to include the
South Ice Harbor area and the Adams Company property. This would
allow tax increment financing to be used to assist development, would
provide eminent domain power to acquire property for economic
development purposes and would institute the new design standards for
5
new and existing development.
Economic Analysis
Incentives for redevelopment:
There will be a "gap" in financing new development that the City will be
asked to fill by developers. The Council needs to be aware of the potential
incentives - financial or other - that will likely be necessary to spur
redevelopment in the Port of Dubuque. The City's existing and planned
investment will fill some of the identified gap, but additional assistance will
be needed throughout the redevelopment process to assure the plan's
successful implementation.
Strategy for Brewe[v stabilization and reuse:
The Dubuque Star Brewery building is a key riverfront property that has
been identified as a Phase 1 project opportunity. An initial assessment of
the building has identified considerable exterior work that must be done to
stabilize the masonry and roof. That work is proposed to be completed in
the Spring 2002 at a cost of approximately $500,000. Developers who
have toured the property suggest that the interior be gutted (additional
cost not yet estimated) and readied for development, or "mothballed", with
primary attention focused on the first floor for commercial uses.
Action Step
The City Council is asked to review the results of the Port of Dubuque master planning
process undertaken to date and give direction to the work group regarding the issues
identified above.
Attachments
cc: Jim Rix
Dave Hockenberry
Rick Dickinson
Sue Czeshinski
Jerry Enzler
Cindy Steinhauser
Pauline Joyce
Laura Carstens
Mike Koch
Rich Russell
Pam Myhre
Prepared by: Pamela Myhre
Economic Development Planner
F:\US ERS~Pm~re\WPDOCS\U R\lce Harbor~po r[ofdbq.cc.doc
/oe
Dove Harbor
N
Railroad
PUD ~undary
Zone
Zone
2 JULY2001
REDEVELOPMENT STRATEGY
4T~ STREET PENINSULA
& SOUTH ICE HARBOR
PRELIMINARY MARKET FINDINGS
The Master Piece on the Mississippi
Prepared for
CITY OF DUBUQUE, IOWA
Prepared by
LELAND CONSULTING GROUP
Real Estate Strategists
COMMUNITY PROFILE
DUBUQUE, IOWA
1 JULY 2001
PROJECT: 4TH STREET PENINSULA AND SOUTH ICE HARBOR REDEVELOPMENT STRATEGY
City of Dubuque
1990 Population: 57,546
2000 Population: 57,686
2005 Population: 58,150
2010 Population: 58,440
1990-00 Avg Annual Change: 0.02%
2000-05 Avg Annual Change: 0.1%
2005-10 Avg Annual Change: 0.1%
1990 Household: 21,437
2000 Household: 22,535
2005 Household: 23,335
2010 Household: 24,165
1990-00 Avg Annual Change: 0.5%
2000-05 Avg Annual Change: 0.7%
2005-10 Avg Annual Change: 0.7%
1990 Household Size: 2.52
2000 Household Size: 2.38
2005 Household Size: 2.32
2010 Household Size: 2,30
1990 Median HH Income: $27,162
2000 Median HH Income: $55,885*
2005 Median HH Income: $71,325
2010 Median HH Income: $91,030
1990-00 Avg Annual Change: 7.5%
2000-05 Avg Annual Change: 5.0%
2005-10 Avg Annual Change: 5.0%
Dubuque Trade Area Pop (2001):
246,290
* City estimate
Dubuque County
1990 Population: 86,403
2000 Population: 88,106
2005 Population; 89,143
2010 Population: 90,038
1990~00 Avg Annual Change: 0,2%
2000-05 Avg Annual Change: 0.2%
2005-10 Avg Annual Change: 0.2%
1990 Household: 30,799
2000 Household: 32,990
2005 Household: 34,050
2010 Household: 35,035
1990-00 Avg Annual Change: 0.7%
2000-05 Avg Annual Change: 0,6%
2005-10 Avg Annual Change: 0.6%
1990 Household Size: 2.67
2000 Household Size: 2,54
2005 Household Size: 2,49
2010 Household Size: 2,45
1990 Median HH Income: $28,437
2000 Median HH Income: $41,528
2005 Median HH Income: $49,325
2010 Median HH Income: $58,580
1990-00 Avg Annual Change: 3.9%
2000-05 Avg Annual Change: 3.5%
2005~10 Avg Annual Change: 3.5%
2000 HH Retail Exp: $23,504**
2005 HH Retail Exp: $27,248
2010 HH Retail Exp: $31,587
* For select categories featured tn
community centers.
Dubuque County Employment Growth 1990-2010
2000
AnnChg
2005 2010 2000-05 2005-10
Manufacturing 11.400 10.970 10.560 -86 -82
Non-Manufacturing 40.900 45,745 51.300 969 1,111
Mining & Construction 1,900 2.000 1.900 20 -20
TOPU 1,800 1.800 2.000 0 40
Trade 13.200 14.645 16,250 289 321
FIRE 2.000 2,300 2,660 60 72
Service 18.300 21.200 24.590 580 678
Government 3,700 3,800 3,900 20 20
Sub-Total 176,976 220,545 245,892 8,714 5,069
Self-Employed (1) 5,230 5,672 6,186 88 103
Total 57,630 62,387 68,046 97t 1,132
Household Type (County) - t990 Percentages
Total Households (2000) 32,990
One-Persom 24.4%
Female Householder 62.0%
Male Householder 38.0%
Two+ Persons: 75,6%
Family Households: 95.1%
Married-Couple Family: 84.9%
With Related Children 50,8%
No Related Children 49.2%
Other Family: 16.1%
Female Householder, No Husband: 78.0%
With Related Children 60.2%
No Related Children 39.8%
Male Householder, No Wife Present: 22.0%
With Related Children 43.8%
No Related Children 56.2%
Non-Family Households: 4.9%
Female Householder 41.6%
Male Hauseholder 58.4%
Source: U.S. Bureau of the Census, Claritas, and Leland Consulting Group.
COMMUNITY PROFILE
DUBUQUE. IOWA
1 dULY 2001
PROJECT: 4TM STREET PEN NSULAAND SOUTH ICE HARBOR REDEVELOPMENT STRATEGY
The City of Dubuque operates under the council-
manager form of government, comaln~ng [ne
effectiveness of an elected mayor and 6 council
members with a professional manager and staff,
This form of government has operated in the City of
Dubuque since 1920. The City Manager is
appointed by and reports directly to the Mayor and
City Council. The Mayor and City Council sol policy
and the City manager supervises the City's day-to-
cay operations.
Distance to Other Markets
Cedar Rapids. IA- 60 mi
Chicago, IL- 183 mi
Davenport, IA- 70 mi
Des Moines. IA- 189 mi
Milwaukee. WI - 160 mi
Minneaaolis-St. Paul MN - 260
Rochester L- 176 mi
Rockford. L- 93 mi
Colleges and Universities
Clarke College
Divine Word Seminary
Emmaus Bible
Loras College
University of Dubuque
U of Dubuque Theological Seminary
U of Wl-Platteville, Wartburg Theological Seminary
Northeast Iowa Community Cllg (Dwntwn Tech Ctr)
Southwest WI Technical College Fennimore, WI
Local Employers
John Deere Dubuaue Works (manufacturing) - 2.352*
Dubuque Communit~ School District* - 1.410
Mercy Health Ctr- St. Joseph's Units - 1.329
Medical Associates Clinic - 980
McCoy Group (truck leasing) - 900
Flexsteel Industries (upholstered furniture)* - 850
The Finley Hospital - 840
City of Dubuaue* - 705
Diamond Jo Casino- 620
Eagle Manufacturing Co. (aluminum doors) - 550
Advanced Date - Comm (call center) - 550
Barnstead-Thermolyne Corp. [lab equipment)* -432
Dubuoue County' - 415
McKesson HBOC (data processing) - 409
Climate
Ave winter tem3erature - 19.6 degrees
Ave summer temeerature - 70.0 degrees
Avg annual rainfall - 32.9 m
Ave annual snowfall - 43.0 in
Education
Type No. Teachers Enrollment Grades
Elementary 12 305 4564 K-6
Middle/Jr. H gh 3 200 1434 7-8
High School 3 215 3268 9-12
Private 11 270 3733 <-12
School District - Dubuque
Educatimq Level of Ava6able Workforce
Diploma or GED - 93%
Trade/Vocational School - 16%
Associate Degree - 9%
Bachelors Degree - 29%
Masters Degree - 10%
Doctoral Degree - 2%
Note: Taken from "Creater Dubuque Area Labor
Survey 1999.'
Tax Structure
Hotel/Motel Tax - 7.0%
Sales Tax - 6.0% (1.0% City)
Consolidated Properb~ Tax - 29.92020%
% Adjustment to Assessed Valuation
Agricultural - 96.3381%
Residential- 54.8525%
Commercial - 98.7732%
Industrial - No Adjustment
Railroads - 98.7732%
Utilities - No Adjustment
Crime Statistics (1999)
Murder - 0/0.0
Rape- 15/0.73%
Attempted Rape - 6/0,29%
Robbery- 18/0.87%
Aggravated Assault- 103/5.0%
Burglary - 349/16.9%
Theft - 1.498/72.5%
Theff-MV- 78/3.7%
Source: Iowa Deoadment of Economic Development. Dubuque City Government Page. and Leland Consulting Group.
2
DEVELOPMENT CONDITIONS
DUBUQUE, IOWA
1 JULY 2001
PROJECT: 4TM STREET PENINSULA AND SOUTH ICE HARBOR REDEVELOPMENT STRATEGY
Project Area Ownership and Leases *
(see map on following page)
City of Dubuque - 65+ ac
Chicago Central & Pacific - 11.3 ac
Dimmer, Lyle J & Paul M - 4.6 ac
Adams Company - 4.5 ac
Dubuque County Historical - 3.2 ac
Dubuque Terminals - 2.5 ac
Mississippi Valley Trucking - 1.5 ac
* Details regarding lease terms will be available during
Building Permits
Res Corn
Year Res* Vat Camm Vat
1990 129 $15.4m 30 $24.8m
1991 125 $12.0m 23 $10.2m
1992 191 $25.9m 11 $7.0m
1993 157 $16.6m 14 $7.6m
1994 128 $15.8m 18 $5.2
1995 106 $14.9m 21 $5.6
1996 75 $11,2m 19 $12.9
1997 65 $11,3m 18 $6.6m
1998 78 $20.4m 21 $7,8m
1999 64 $8.1m 27 $23.5m
* Includes multi-family and duplex units
Plat Activity
Lot/Unit Range (1990-1995): 1 to 290
Avg No. Lots Per Development (1990-1995): 99
Lot/Unit Range (1995-Current): 0.5 to 79
Avg No. Lots Per Development (1995-Current): 8.8
Annexations and Construction
City acquisition of five industrial parks - 900 ac
Dubuaue Technology Park - 1.000 ac. 16 sites
McLeod USA
Advanced Data Cam
Cartegraah - Software
Industrial Center West - 550 ac city-owned ind park
175 ac city-owned ind 3ark
Utility extensions making available 6.000 ac
2.424 acres annexed since 1995 (40 acres 1990-95)
1,9m sf cam aha ind construction in 199812001
Annual average of 300,000 sf non-res construction
National/regional retailers which emeres marKe[:
Wa]greens
Eagle Foodstore
McDonald
Taco John
Dairy Queen
Hardee's
Olive Garden (expansion)
Arby's
Target (expansion)
Wal-Mart
Lowe's Home Improvement (expansion)
Boston Market
Bruegger's Bagel
Wendy's
JifY/Lube
Applebee's
Market Economics
Downtown office lease rates - $10.00 - $15.00 psf
Suburban office lease rates - $9.00 - $12.00 psf
Industrial land lease rates - <$1.00 psf
Improved industrial land prices - $1.50 - $2.00 psf
Downtown retail lease rates - $5.00 - $9,00 psf
Transportation improvements
Highway
Northwest & Southwest Artedals (200t) - Loop
connecting US 52, US 151 US 61 and US 20 by 2006
Four-Lane Highway Connections
Hwy 61 to Daveneort- 18- (1999)
Hwy 51 to Madison - 190/94 (2004)
Hwy 20 to Ames - ~35 (2004)
Hwy 151 to Cedar Rapids - 1380 (2003)
Hwy 20 to Chicago (2004)
Air
Airport Runway Expansion - $15m since 1995
3 Airlines
Revenue Pass Enplaned (Feb 2001 ) -4,270
Nonrevenue Pass Enplaned (Feb 2001)- 95
Revenue Pass Deplaned (Feb 2001)- 3,714
Nonrevenue Pass Deplaned (Feb 2001) - 94
Downtown Improvements
Fagade Renovation - $3.1m
Building Renovation - $40m
New Construction - $31m
Real Estate Sales - $52m
Public Improvement - $9m
New Jobs - 1,075 (19%1')
Parking
5th Street Ramp - + 4 levels, 275 spaces
3rd Street Ramp (2001) -420 spaces
Expanded off-street parking
f, O00 new parking apace downtown
Source; City of Dubuque and Leland Consulting Group.
PROJECT HISTORY/PAST EFFORTS
DUBUQUE, IOWA
1 JULY 2001
PROJECT: 4TH STREET PENINSULA AND SOUTH iCE HARBOR REDEVELOPMENT STRATEGY
City of Dubuque Riverfront Plan (excerpts from
flier)
Plan adopted - March, 1994
Inuut from: general public, riverfront properZy
owners and businesses, brainstorming sessions
and aubl[c meetings
Planning Strategy
"Focused redevelopment in this single subarea
accomplishes tow objectives: locates the highest
va~ue plan elements adjacent to both the existing
public and erivate sector investment and the
employment case downtown: redevelopment of the 4'~
Street Peninsula will omy reinforce downtown's
viability; and, layers a ncn m~x of uses in a single
tscetlon to generate variety, texture and extended
activity cycle.
Recreation/Culture P/an Elements - Riverside
Park/Public Events Space, Fishing Piers.
Amphitheater. Amusement Park. Hike/Bike Paths
Picnic Spots. Vista Points. Marina and Boat Dock for
Large Vessels, River Museum River Ecology Center,
Public Art and Events Space. Transient Boat Docks
for Small vessels Observatory Towers. Public Parkir
Public Infrastructure Plan Elements-Street
~mprevemenf. s, Public Parkln~ Facilities Restroom
Facilities Riverside Promenades and Board Walks.
Handiceo Access. Hike/Bike Trail Links, Beaches.
Slgcage and Lighting, Transcortation Systems
Source: City of Dubuque and Leland Consulting Croup.
Economic Development Plan Element- Non-dyer
dependent industrial uses are candidates for a change
in use .,. development cdterla for a mixed-use zone
must permit the clustering and vertical layering for a
range of uses and an intensification of allowable
density ... uses must be selected to attract a market
beyond the visitors and tourists targeted by the
existing ice Harbor ... must target the local population
for evening or weekend special events, downtown
employment base. and new resident population.
Ice Harbor Redevelopment Study Proposed Land
Uses - November 1999
Mississippi River Discovery Center
Diamond Jo Casino Hotel
Dubuque Convention Center Hotel
Dubceue Convention Center
Amchitheater
Existing Diamond Jo Casino
owa Welcome Center
Scirlt of Dubuoue Dinner Boat
100 ac of Mixed Land Use
60 ac commercial
15 ac Industrial
15 ac general office
10 ac residential
Mississippi River Discovery Center
Mississippi River National Education and Conference
Center
Riven/calk and Amenities
Indoor Watereark
"Come Back to Your Future, Come Home to
Dubuque"
Vision of the Community
As a "hometown for our families," Dubuque is a place -
where we can raise a healthy family; where all
generations of families can tire and p~ay together; where
there are abundant job oenortunlties that support family
wages: and. where families can visit and be the guests
of our community.
Council Goats 2006- Beyond
improve Transportation Network
Strong Local Economy
A "Balanced" Community
Safe Community
RIver~ront Development
Top Quality City Sen/ices
Council Priorities - Top Priority
Affordable Housing Strategy
Highway 20
Provide incentives for attracting and expanding
businesses
Acquire land along the City's riverrront
Council Priorities - High Priority
Comprehensive Rive~ront [and uses and development
standards
Telecommunicetions Infrastructure porlcy
Town Clock Plaza: Resolution
Historic Preservation
Fourth Street Peninsula ROD Overlay District
Ice Harbor Urban Renewal District
STAKEHOLDER PERSPECTIVE
DUBUQUE. IOWA
1 JULY 2001
PROJECT: 4Tu STREET PENINSULA AND SOUTH iCE HARBOR REDEVELOPMENT STRATEGY
Stakeholder investment in the project ...
- Cit~ Council
~ Mayor
~ Property owners
~ Business operators
~ Lenders
~ Local developer eadner
Opportunities provided by project to community...
~ Communicate spirit of cooperation with private
development community
~ River biggest asset- underutilized for population
~ Commercial base, resldenttsl, entertainment,
convenience shopping, recreation - no industrial
(other available tscattsns)
~ Pull people off highway (tax revenue)
- "Dells" of the Mississippi River
~ Enhancement to quality-of-life, not critical to
economic health of region
~ Critical to futura economic health of region -
capitalizing on tourism market
~ Important to leverage public's investment in the
property to-date, and community's investment over
past several decades
~ Link to other alternative modes of transportation
~ Capture retail sales leaking from community
~ Employment-on-site and as an economic
development tool for attracting and retaining youth
Opportunities provided by project to downtown .,.
~ Crifical link to future revitalization of downtown
~ Beet opportunity to introduce a unique living
environment into community
~ Opportunity to prove-up market to local development
community (last four projects developed by outside
groups)
~ Gathering place for residents of all ages
~ Stranger link to South Ice Harbor preper[y
Why downtown/waterfront redevelopment ...
~ Preservafion of river views
- Complement projects pranned
- Family-oriented environmem, no[ too upscale
~ Appropriate location for mixed-use development
- Identifiabts amenity to "put Dubuque on the mae"
Past efforts related to property
~ First time anything of this scope been considered
~ Four other processes starting in 60s
~ Public properbJ acquisitica/candemnation
~ Long history of debate
- Early 1990s plan not based in market reality
~ Past efforts, but this is the first "real" effort
Challenges (barriers) facing redevelopment of the
property...
Market
~ Housing north of 4th Street
~ Competition with larger regiona~ markets - tourism,
housing, retail
~ Quantifying deslra to live on the River
- impacts from existing uses under incremental
development program
Physical
~ Life-safety Issues associated with rail service
~ Envirenmenta[ issues "mostly" taken care of
~ Availability of space for parking; impact on character
of surface parking tsta
~ Access and circulation
~ Heavy truck traffic with continued presence of
existing uses
- Overpass/off-ramp
- Quantifying real developable acreage given physical
constraints
- Height of flood wall and relationship of buildings to
water
- Environmental issues as yet undefined
- "River wildlife"
Regulatory
- IDOT pretty easy ~o work with railroad more
challenging
~ Restrictive regulatory environment
- Capacity/ability of City to manage master
development process
~ City's reluctance to agree to little projects, only
attracted by big projects
~ City's willingness to be "bold" given past/currant
investment in property
~ Cost and legal ramifications of existing leases
~ Signage - directing visitors to project
Financial
~ Not lenders, they are open to new investment and
creative financing
- Without public investment in infrastructure, nothing
economically feasible
- High land costs due to subsurface soil conditions
~ Identifying outside lending sources to partner with
local lenders
~ Cost and tsgal ramifications of existing leases
~ Business relocations (associated costs)
Appropriate measure of success for this effort ..
~ Developers ready to invest
~ Outside developer partnered with tsca] developer
~ Strategy for development- public sector investment;
single developer or multiply; development reality for
community; incremental development
~ Education as to economica and other barriers
~ Streamlined approval process for when development
is ready to happen
- Strong design standards
~ Identification of appropriate and relevant incentives
Source: Leland Consulting Group.
PRELIMINARY MARKET FINDINGS
DUBUQUE, IOWA
1 JULY 2001
PROJECT: 4TM STREET PENINSULAAND SOUTH ICE HARBOR REDEVELOPMENT STRATEGY
Retail Demand Summary (see supporting tables)
Dubuque MSA
HH Growth 2000-10:2.045
Retail Exp Per HH*:
2000 - $23.504
2005 - $27.248
2010- $31 587
Total Potential Retail Sales:
2000 to 2005 - $150,000,000 - $200,000,000
2005 to 2010 - $175,000.000 - $225.000.000
Sales Per SF (avg): $200
Avg Annual Retail Demand ISF):
2000 to 2005 -' 50,000 - 175 000 sf
2005 to 2010- 150,000- 175.000 sf
Office Demand Summary (see suppoding tables)
Dubuciue County
Employment Growth 2000-10:10,516
SF Per Employee; 200
Avg Annual Office Demand (SF) 2000-10:
2000 to 2005 - 75,000 - 125.000 sf
2005 to 2010 - 100,000 - 15~.000 sf
Industrial Demand Summary (see supporting tables)
Dubuque County
Employment Growth 2000-10:10.516
SF Per Employee: 350/500
Avg Annual Industrial Demand (SF) 2000-10:
2000 to 2005 - 25.000 - 75.000 sf
2005 to 2010 - 25,000 - 75,000 sf
Residential Demand St~mmary (to be discussed during the
Dubuque County
HH Growth 2000-10:2.045
% Ownership/Rental: 65%
Avg Annual Demand (owner): 125 to 175
Avg Annual Demand (renter): 50 to 100
Source: Leland Consulting Group.
GEODEMOGRAPHIC PROFILE
DUBUQUE, IOWA (MSA AND CITY)
1 JULY 2001
PROJECT: 4T~ STREET PENINSULA AND SOUTH ICE HARBOR REDEVELOPMENT STRATEGY
Coun~ Ratio City Nickname* SER Median Family Age Education Occupation Housing Median Ethnicity O-O R-O 1Y 2+Y 11+Y
% Index % HH Type Home
Income Value
10.1 531.6 13.5 Second City Elite 7 $67,800 Cpi 45+ CG Exec Single $164,000 W 85.2 14.8 12.8 40.6 46.7
1.8 t00.0 1.8 Upward Bound 13 $62,100 Faro 35-54 SC/CG Exec Single $148,200 W 71.4 28.6 26.8 53.2 20.0
2.2 81.5 0.0 God's Country 11 $65,300 Faro/Cpi 35-64 SC/CG WC Single $145,700 W 85.6 14.4 16.6 48.8 34.6
6.0 333.3 8.9 Middleburg Managers 20 $42,000 Sgl/Cpl Mixed SC/CG WC/Exec Single $104,600 W 66.1 33.9 22.6 42.2 35.2
1.4 155.6 1.9 Boomtown Singles 27 $36,600 Sgl 18-44 SC/CG WC/Exec Multi $98,500 W 30,6 69.4 41.9 41.9 16.2
8.7 580.0 11.0 Starter Families 36 $35,300 Sgl/Fam 25-34 HS/SC BC/Serv Mixed $76,800 B/N 54.8 45.2 27.5 43.1 29.4
23.3 1294.4 34.8 Sunset City Blues 39 $35,000 Sgl/Cpl 55+ HS BO/Sen/ Single $69,100 W 70.6 29.4 16.9 36.3 46.9
0.9 64.3 1.4 Towns & Gowns 31 $19,700 Sgl 18-34 ' SC/CG WC/Serv Single $85,400 A/F 20.1 79.9 51.5 35,6 13.0
0.7 38.9 0.1 Red, White & Blues 35 $39,000 Faro/Cpi Mixed HS BC Single $74,700 W 75,5; 24,5 18.0 41.3 40,7
0,0 0.0 0.0 Military Quarters 40 $32,600 Faro <35 HS/SC WC/Serv Multi $95,700 B/A 19.3 80.7 49.1 45.6 5.5
4.0 266.7 0.0 Big Sky Families 23 $51,600 Faro/Cpi 35-64 HS/SC BO/Farm Single $109,700 W 83.8 16.2 14;5 45,9 39.5
1.1 122.2 0.1 New Eco-topia 25 $39,000 Fam/Cpl 45+ Mixed WC/BC/Farm Single $99,800 W 77.5 22.5 18.1 45.6 36.4
5.8 322.2 0,0 River City, USA 34 $39,900 Fam/Cpl 45-54 HS BO/Farm Single $78,200 W 81,8 t8.2 I5.0 43.5 41.5
0.1 5.3 0,0 Shotguns &Pickups 43 $38,500 Faro/Cpi Mixed HS BO/Farm Single $67,900 W 82.6 17,4 13.8 41,3 44.9
9.2 511.1 13.8 Smalltown Downtown 49 $22,800 Sgl/Fam <45 HS/SC WC/BC/Serv Multi $64,400 B/H 34,4 65,6 36.4 40.1 23.5
2,4 200.0 3.6 Hometown Retired 52 $20,000 Sgl 65+ GS/HS BC/Serv Mixed $62,500 W 52.1 47.9 19.4 44,4 36.2
4.6 219.0 6.9 Family Scramble 59 $20,600 Sgl/Fam <35 GS/HS BC/Serv Multi $47,300 W/H/F 48.4 61.6 27.5 38,7 33.8
0.8 50.0 0.0 Golden Ponds 38 $28,300 Sgl/Cpl 65+ HS/SC WC/BC/Serv Mixed $73,800 W 64.3 35.7 22,6 42.5 34.9 ~
1,5 88.2 2.0 Rural Industria 50 $27,900 Faro <35 GS/HS BO/Sen/ Single $58,800 W/H 68.3 31.7 22.3 42.0 35.6
0.0 0.0 0.1 Mines & Mills 56 $21,300 Sgl/Cpl 65+ GS/HS BO/Sen/ Mixed $48,000 W 60.2 39.8 22.0 38.8 39.1
9.2 613.3 0.0 Agri-Buslness 45 $36,500 Faro/Cpi 45-64 HS/SC BO/Farm Single $73,300 W 77.6 22.4 13.8 39.3 46.9
2.4 109.1 0.0 Grain Belt 57 $24,400 Faro/Cpi Mixed GS/HS BO/Farm Single $46,400 W 75.0 25.0 15.1 38.2 46.7
2.2 115.8 0.0 Blue Highways 47 $28,700 Faro/Cpi <18 HS BC/Farm/Serv Single $60,400 W 77.6 22.4 17.3 42.4 ~0.3
1.5 68.2 0.0 Back Country Folks 53 $27,800 Fam/Cpl Mixed GS/HS BO/Farm Single $50,800 W 80.6 19.4 I4.6 39.3 46.0
Source: Cladtas and Leland Consulting Group.
GEODEMOGRAPHIC PROFILE- TABLE KEY
DUBUQUE. IOWA (MSA AND CITY)
1 JULY2001
PROJECT: 4TH STREET PENINSULAAND SOUTH ICE HARBOR REDEVELOPMENT STRATEGY
County % = % of County households renresented by cluster
Ratio Index = ratio of the Dercent of households for the cluster within the County
compared to the U.S. household base percent for the cluster
City % = % of City households represented by cluster
SER = socio-economic ranking (1 highest; 62 lowest)
Median HH Income = median household income for the cluster within the U.S.
Family Type =
Fam - married couples with children or single parents with children
Cai - married Couples tfew children)
Sgl - singles/unmarried couples
Age = age concentration for the cluster within the U.S.
Education =
GS - grade school
HS - high school/technical school
SC - some college
CG - college graduates
Occupation =
Exec- executive, managerial & professionals (teachers, doctor~, etc.)
WC - other white-collar (technical, sales, admin/clerical support)
BC - blue-collar (assembly, trades & repair, operators, laborers, etc.)
Serv - Service (hospitality, food prep, protective & health services, etc.)
Farm - Farming
Housing =
Single - moat{v SFDUs some townhomes or duplexes
Multi - townhome~. Iow-rise condos/apts, some SFDU
Hi-Rise - mid/hi-rise. '10+ unit. condos/apts, duplexes
Median Home Value = median home value for the cluster within the U.&
Ethnicity =
W- White
B - Black
A - Asian
H - Hispanic
F- Foreign-Bom
Note: Single letter indicates prevalence; multiple letters indicates above average
Mobility =
0-0 - owner-occupied
R-O - renIer-occupied
1Y - moved into unit in past/ear
2+Y - moved into unit 2~ 10 years ago
11 +Y - last moved 11 + years ago
Source: Clarttas and Leland Consulting Group.
GEODEMOGRAPHIC PROFILE - DEFINITIONS
DUBUQUE, IOWA (MSA AND CITY)
1 JULY 200I
PROJECT: 4TM STREET PENINSULA AND SOUTH ICE HARBOR REDEVELOPMENT STRATEGY
Second City Elite - The movers and shakers of America's smaller cities are the
prototypes for Second City Elite. Most are married without children, some have
teenagers. They hold professional and white-collar management positions. Most have
attended college or are college graduates.
Upward Bound -Upward Bound members are computer literate, earn dual incomes, anc
fly frequently. Most are married with kids, and live in new single-family homes. These
college graduates work in management or professional occupations.
God's Country - Like Country Squire, the large families of cluster 15 prefer to live away
from the city. They are well-educated professionals or white-collar managers. Dual
incomes support an active lifestyle that is centered on family and outdoor activities.
Middleburg Managers - These business executives, professionals, city officials,
bankers, and retailers are the solid citizens of America's smaller cities. Half of Middleburg
Managers are older and married with grown children. The other half is young and single
with no children. Thanks to their above-average incomes, they can pursue leisure
activities in clubs and sports.
Boomtown Singles - Young people in the fast*growing smaller cities in the South,
Midwest, and West fall into cluster 33. They are young professionals and "techiee" in
~ublic service and private industries who live in multi-unit rentals. They like music and
outdoor activities such as boating and skiing.
Starter Families - Unlike most of their contemporaries, Stealer Families opted for early
marriage and parenthood. Cluster 34 folds have large families and work in blue-collar
jobs. The solo parents in this cluster have young children. They prefer living in the
naturel beauty of the Pacific coast areas, the Rockies, and the states bordering
nodhweetern Canada.
Sunset City Blues - Cluster 35 is just as affluent as Starter Families, they are just older.
At the end of their careers in police work, fire fighting, and other blue-collar occupations,
Sunset City Blues are ready to retire. A few relocate to the mountains or to Florida, but
most stick close to home near the Great Lakes and the Mohawk Valley.
Towns & Gowns - Many college towns and university campus neighborhoods are
divided into half locals (Towns) and half students (Gowns). Cluster 36 is primarily
composed of 18-24 year-olds on limited budgets and highly-educated, but perhaps
underpaid, professionals. Both of these groups have a taste for prestige products that are
beyond their means.
Red, White & Blues - Cluster 39 is more blue-collar and industrial, and less affluent than
Middle America. They are skilled workers in mining, milling, manufacturing, and
construction jobs, Concentrated in the Great Lakes [ndustrtal area, the Appalachians, and
the Western highlands, these folks love the outdoors.
Military Quarters - Located on or near military bases, cluster 40 appears around our
principal harbors and other defense installations. Composed of military personnel living in
Source: Clarttas and Letand Consulting Group.
group quarters, the demographics of cluster 40 are atypical. Fully integrated with the
highest index for adults under 35, Military Quarters members like fast cars, action sports,
and bars.
Big Sky Families - Cluster 41 are well-skilled craftsmen, machinists, and builders who
live in scenic locales in New England, the Tidewater, the Great Lakes region, and the
Rockies. Their family-centered lifestyles focus on hobbies, hunting and boating. Most are
high school graduates or have attended some college.
New Eco-topia - Found in the rural areas of the Nor[hem Pacific, the Rockies, and
northern New England, cluster 42 is the only R1 cluster with an above-average education
level. New Eco-topia has an even mix of white- and blue-collar jobs. A high index of
personal computers reflects the high-tech industries in those pristine areas.
River City, USA - These solid, blue-collar folks in new England and the Mohawk Valley,
through the corn, grain, and dairy belts to the Pacific orchards, are raising their children in
single-family homes. Fourth of July parades and front pomhes are impodant to River
City, USA. Most cluster 43 members are high school graduates or have attended some
college.
Shotguns & Pickups - Found in the Northeast, the Southeast, the great Lakes, and the
Piedmont industrial regions of the United states, cluster 44 is the least affluent of the R1
clusters. They lead the group in blue-collar jobs. Most are married with school-age
children. They are church-goers who also enjoy hunting, bowling, sewing and attending
auto races.
Smagtown Downtown - Cluster 48 is made up of students and those looking for fresh
starts and first employment Smalltown Downtown neighborhoods are found mostly west
of the Mississippi. These young and single folks often live near city colleges and work in
Iow-level, white-collar safes and technical jobs.
Hometown Retired - At opposite ends of America and the age scale, cluster 49 is mostly
in the Appalachians and central Florida. A few pockets are found in the West. Hometown
Retired ts third in singles, second in ages 65+, and first in retirement. They take bus
tours, collect stamps, and enjoy playing cards and chess.
Family Scramble -Although cluster 50 is found in many markets, it is centered across
the Southwest and Pacific areas. It ranks third in Hispanic population and has an above-
average number of Native American members. Ranked 62"d in higher education, cluster
50 shows all the scars of poverty, but they are managing by working in transport, labor
and service.
Golden Ponds - The scenic rustic towns and villages near coastal, mountain, valley, and
lake areas coast to coast are where cluster 52 neighborhoods can be found. Golden
Ponds seniors have retired here to live in cottages among their country neighbors. They
are not as urban or as affluent as other retirees.
GEODEMOGRAPHIC PROFILE - DEFINITIONS
DUBUQUE, IOWA (MSA AND CITY)
1 JULY 2001
PROJECT: 4TM STREET PENINSULA AND SOUTH ICE HARBOR REDEVELOPMENT STRATEGIES
Rural Industrta- Low-cost non-umon ~aeor proliferates in cluster 53. the most industrial
cluster of the T3 group. Hundreds of blue-collar mill towns on America's back roads are
home to Rural Industda folks This Dredominately white cluster has an above-average
index of Hispamc ancestry.
Mines & Mills - As its name imphes, cluster 55 folks live in scenic splendor and work in
America's mines and mills across the United States. Mines & Mills neighborhoods are in
the Appalachians across the Ozarks to Arizona. and up the Missouri River to the
V~ontana coalfields. The eooulation is older, mos1 y single with few children.
Agrt-Business - Famous for very large families with lots of kids countless animals.
apple pie, and going fishing, cluster 56 is in ~ne greater Northeast from lake I~ chigan to
the Pacific. Occupations include farming, forestry, fishing, ranching, mining, and other
blue-collar employment. Most cluster members are high school graduates or have
attended some college.
Grain Belt - Feeding the U.S., and sometimes the world, cluster 57 is our breadbasket.
Centered in the Great Plains and South Central regions, life is tied to the land and ru!ed
bythe weather. Mostly self-sufficient, family-and home-centered, these families are poor
only in money.
Blue Highways - On most maps, the interstates are colored red and the eider highways
are blue. Cluster 58 follows these remote roads through our mountains and along our
coasts, deserts, and lakeshores. Blue Highways families are young with lots of,children.
They hunt and fish, attend tractor pulls, and love country music and camping.
Back Country Folks -Cluster 60 is located in the eastern Uplands along a wide path
from the Pennsylvania Poconos to the Arkansas Ozarks. These are the most blue-collar
neighborhoods in the U.S. Centered in the Bible belt, many members enjoy Christian and
country music.
Source: Claritas and Leland Consulting Group.
Table
Retail Expenditure Growth Analysis
Dubuque MSA
2000~010
Catego~;
2000 2000 2005 2005 2010 2910
Avg HH Aggregate Avg HH Aggregate Avg HH Aggrega~
Expenditure Expenditure Expenditure Expenditure Expenditure Expenditure
Food and Drink
Food at Home
Food Away from Home
Alcoholic Beverages
Miscellaneous Personal items
Smoking Products/Supplies
Personal Care Products
Household Equipment
Household Textiles
Fum6ure
Floor Coverings
Boy's Apparel
1.16
$4,375 $144,331,250 $5,072
$3,768 $124,306,320 $4,368
$606 $t9,991,940 $703
$822 $27,117,780 $953
$714 $23,554,860 $828
$508 $16,758,920 $589
$634 $20.915.660 $735
$35 $1.154.650 $41
$330 $10.886.700 $383
$577 $19,035.230 $669
$513 $16,923.870 $595
$235 $9.402.t60 $330
$1.127 $37,t79.730 $1,307
$685 $22,598,156 $794
$264 $8.709.360 $306
$21' $6,960,890 $245
1.16
$172,452,t62 $5,880 $205,987,103
$148,525,656 $5,064 $177,407,864
$23,887,088 $814 $28,532,156
$32,401,298 $1,105 $38,702,034
$28,144,193 $960 $33,6t7,095
$20,024,t60 $683 $23,918,045
$24.990.732 $852 $29.850.474
$t.379.617 $47 $1.647.897
$13.007.82C $443 $15,537,313
$22.743.977 $775 $27.160.756
$20.221.248 $089 $24.153,459
$11.234.027 $383 $13,4t8,588
$44,423.677 $1,515 $53,062,278
$27.001.08t $921 $32,251.695
$10.406.256 $355 $12.429.850
$8,317,121 $284 $9.934.454
$4,493,611 $153 $5.367.435
$16.082.396 $548 $19,209,769
$28.484.393 $1.005 $35,217.909
$775,396.660 $27.248 $926,472,142 $31,587 $1.106,633,342
Source: Clar6as. urban Land institute end Leland Consulting Group,
$34.606.510 $1.216 $41.349,t0t $1.4t0 $49.389.822
$34.210.630 $1.202 $40,876,090 $t.394 $48.824.829
$43~744.740 $t.537 $52.267.787 $1.782 $62.431.748
$982 $33.386.739 $1.138 $39.879.103
$27.942.530
$20.354.830 $715 $24.320.682 $829 $29.050.067
$45,163,310 $t.587 $53.962.745 $1.840 $64.456.307
$t7.649.050 $620 $21,088,436 $7t9 $25.189.280
SuppoSable
R~allSpace
8.500
PROJECTED DEMAND FOR OFFICE AND INDUSTRrAL SPACE
DubuqueMSA
2000-2010
8000-2005
Manufacturing -86 15,0% -13 200 -2.580
Mining & ConstrucSor 2( 15.0% 3 200 600
TCPU 0 45,0% 0 200 0
Wholesale & Retail Trade 289 35.0% 101 20D 20.230
FIRE 60 85.0% 51 200 10.200
Service 580 60.0% 348 200 69.600
Govemmenl 2( 90,0% 18 800 3,600
Self-Employed (1) 88 15.0% 13 200 2,640
Projected Annual Demand 971 521 t04,290
2005-2010
[n~lustr tel Industrial
Average Penetration Space Square Feet Total
Annual Increase Rate Employees Per Employee Demand
~lanutactuflng -82 75.0% -62 580 -34.440
~4inlng & Construction -20 45.0% -9 350 -3.150
TCPU 40 35.0% 350 4.900
Wholesale & Retail Trade 321 55.0% ~ 350 61.793
Source: Iowa Workforce Develoomenl LMI Bureau and Lelend Consulllng Group
Im
BRV~ ' ~
4th Street Peninsula & South Ice Harbor Master Plan
City of Dubuque, iowa
Site Analysis
URS Corporation
Leland Consulting
EDG, Ltd.
July 2001
TABLE Of CONTENTS
Introduction
A. Project Purpose and Goals ............. 4
B. Brief Site History ........................ 4
C. Previous Planning Efforts .............. 4
Project Area
II.
Analysis of Existing Conditions
A. Land Area ................................... 6
B. Transportation ............................. 6
C. Parking ...................................... 6
D. Utilities ..................................... 9
E. Flood Control .............................. 9
F. Soils .......................................... 9
G.. Zoning .................................... 11
H Existing Facilities to Remain ........... 11
Maps and Plans
Project Area Aerial Map ...................... 3
Property Ownership Map .................... 5
Site Analysis 1 (plan graphic) ............... 7
Site Analysis 2 (plan graphic) ............... 8
Site Analysis 3 (plan graphic) ............... 10
Site Analysis 4 (photos) ...................... 12
Site Analysis 5 (photos) ...................... 13
Site Analysis 6 (photos) ...................... 14
2
Project Area
4th Stree~ Peninsula and South ice Harbor Master Plan
I. INTRODUCTION
This report describes and analyzes fl~e existing physical conditions
pertinent to informing and influencing the preparation of a
redevelopment master plan and design standards. The report utilizes
narrative text, photographs and plan graphic illustrations.
IA. Project Purpose and Goals
The purpose of this land planning and market analysis effort is to
craft a master plan to guide the redevelopment of the 4th Street
Peninsula and the South Ice Harbor areas along the Mississippi River
in Dubuque, Iowa. Tliis area is the focus of over 15 years of City,
County Historical Society, Chamber of Commerce and State
redevelopment efforts and is the location of the ~4metica5 River
project. The $188 million dollar/tmetica's Riverproject is described in
greater detail in a separate promotional piece rifled ~lmerica's IO~er at
the Port of Dubuque. Briefly that project provides catalytic
investment and development initiatives on the 4th Street Peninsula
including:
· Tlie Mississippi River Discovery Center and Aquarium
· A 200 Room Waterfront Hotel and Indoor Water Park
· A 115,000 SF Waterfi'ont Education-Conference Center
· The Mississippi Riverwalk, Rivers Edge Plaza, Star Brewery
Amphitheater and Transient Boat Docks
The master planning of the balance of the 4th Street Peninsula
property as xvell as the adjacent South Ice Harbor is the focus of this
study. The primary goals of the master planning study are as follows:
· Craft a Vision for redevelopment that strikes a balance betxveen
design creativity and market reality
· Capitalize on the synergy between initial uses: Discovery Center,
Hotel, Water Park, Casino and Conference Center
· Develop a design framexvork that emphasizes and respects the
pedestrian
· Establish design and development standards that ensure high
quality and strong identity
· Define a clear process for project implementation
· Identify project opportunities and project developers
IB. Brief Site History
The 4th Street Peninsula and South Ice Harbor areas have a long
history as a home for manufacturing an industrial use dating back to
the 1800's. Shipbuilding, leather xvorking, brewing and shipping
became the areas' primary focus folloxving the earlier setflement
activities of trapping, fishing and shell ba~w'esting. Originally the sites
were marsh comprised of spits and humps of seasonally dry laud.
Over time the flood plain was drained and tiled to resemble the
current land area. Tbe pattern of industrial use while declining
continues to present day on portions of the 4th Street peninsula and
the entirety of the South Ice Harbor.
Flood protection was acconaplished in the early 1970's through a
series of earthen levies and concrete flood xval/s. The City began
redevelopment efforts along the on the peninsula uorth side of the
Ice Harbor in the 1980's. These efforts consisted of land acquisition,
environmental remediation, infrastructure improvements and the
development of the Portside building including the Iowa Welcome
Center, Riverfi'ont Museum, Diamond Jo Casino and associated
surface parking.
IC. Previous Planning Efforts
The project area ,,vas included in the 1993 Dubuque IO>etJhon/P/an
prepared by RTKL Associates with Arthur Andersen Real Estate
Services. The study looked at approximately 6 miles of riverfront
from Lock and Dam #11 on the north dmvn to Julien Dubuque
Drive. The 4th Street Peninsula and Ice Harbor (planning sub area
E) were identified as needing a numerous improvements in order to
support redevelopment including: nexv streets and utilities, riverfront
pedestrian amenities, public restrooms, identity signage, ornamental
lighth~g, improved pedestrian links to the downtmvn and landscape
buffers bee, veen conflicting land uses. The plan envisinned a mixed-
use, marina based redevelopment scenario for the 4th Street
Peninsula and Ice Harbor area xvith nexv multi-family residential,
small-scale commercial, light industrial and public educational and
recreational uses.
Active planning and design for a public riverxvalk xvas initiated in
1996. The tn:st phase of the project (the Rivers Edge Plaza) is
currently under construction. Referred to as the Mississippi
Riverwalk, the project consists of a fifteen-foot wide decorative
xvalkway placed atop engineered £dl along the top of the floodwall.
This public facility includes decorative pedestrian lighting, several
stairs down to the river, a riverside boat dock, shaded seating,
landscaping and an amphitheater. Part of the City's Heritage Trail,
The Mississippi Riverxvalk runs aloog the river fi'om the historic
"Council Ring" at the north eud of the peninsula to the Ice Harbor.
A parking study was prepared in 1999 for the 4tb Street Peninsula.
The study focused on comparing the needs and supply of existing
facilities for parkiog xvith the demand for additional parking
generated by proposed facilities. The study also reviewed wayfinding,
signage and circulation issues in and arouud the peninsula. Since the
time of this study additional surface parking space have been
constructed in the area previously occupied by the Harbor Place
Mall.
Tbe h'e tlarbor Aa~e,~;f and %'qffic 3'tm~ was prepared in 2000 by HDR
Engineering, Inc. This study exam/ned existing traffic comlitions,
proposed traffic impacts and conceptual alternatives for additioual
access to and from US 61. Based on the results of the capacity
analysis, approximately 2,300 additional vebicle trips will be
generated by the America's River project. The study concluded that
the additional traffic could be accommodated with minor
improvements to the existing roadway system. The study also
recommended accessibility and signage improvements for the
existing 3rd Street overpass, addirional signing/wayfinding at US 20,
Bluff Street and Locust Street and carefiil planning of new, on site
internal roadxvays.
Three new US 61 access alternatives xvere examined as part of the
traffic study. The additional access is not warranted for lack of
capacity but for the desirability and marketability that would result
from increased permeability and greater convenience. The
alternatives ranged in cost fi'om $2 to $5 million dollars.
A portion of the 4th Street Peninsula xvas the subject of conceptual
master planning effort in 2000. This effort is depicted in the/tmerica's
Riker at The Port of Dubuque brochure.
2,18
Property Owners
OWNER~NAME ~ FPi INTERNATIONAL INC
~-~ ADAMS CO ~7~l& M RAIL LINC LLC
ASPERMONT CO ~ ~NTERSTATE POWER DO
CiD CHICAGO & NORTll WESTERN TRANS (~ IOWA OIL CO
~ CHICAGO CENTRAL & PACIFIC ~'~'it KISTING, VIRGINIA V
CITY OF DUBUQUE ~ KLAUER, WM J
MORRISON BROS
~---'~ MULGREW OIL COMPANY
NEWT MARINE
NEWT, GARY W & KAREN M
PENINSULA GAMING co
~ PLASTIC CENTER INC
~ CONAGBA INC
~/D R $ E PROPERTIES L i C
~.] DUBUQUE COUNTY
DUBUQUE COUNTY HISTORICAL
~-~.~ DUBUQUE I IARDWOODS INC
~ DDBUQUE I ERMINALS INC
~,'_~,,"~ LINK DISTRIBUTING COMPANY ~7~ SCHUMACNER, JIM
LUGRAIN, LOUIS A & DESRA K ~) SINCLAIR MARKETING, INC
MAC TRAILER SALES 'NO El J SlTCO, INO
MILLER, ROBERT D & LYNN A (-~ STATE OF IOWA
MISSISSIPPI VALLEY FRUCK ~ UNITED STATES OP AMERICA
MOL° OIL CO PAN VOG ,ENTNALEB OO,
0,g75
II. ANALYSIS OF EXISTING CONDITIONS
IIA. Land Area
There are approximately 36 gross acres of re-developable land on
the 4th Street Peninsula project area inclusive of street rights of
xvay and excluding the Star Bre~very site. Nearly 90 % or 32 acres of
this property is inland and does not have direct access to the harbor
or river. Of the 36 available acres approximately 20 contiguous acres
could be assembled into a single, regularly shaped parcel. The
developable properties are under the control of eight different
owners including the City. Presently, the largest contiguous parcel
under single mvnership, 5.3 acres, is mvned by ConAgra Inc. (see
attached property ownerstfip map.) The largest landowner on the
peninsula is the City of Dubuque. The City continues to pursue
acquisition and consolidation of parcels.
There are approximately 28 gross acres of re-developable land on
the South Ice Harbor inclusive of street rights of way and exclusive
of the U~fited States Coast Guard site. The land is triangular in shape.
It is approximately 950 feet wide at the north and 250 feet wide at
the south end. Of the approximately 750 feet of fi'ontage along the
Ice Harbor 250 feet is used by the Newt Marine tugboat operation.
Seven separate oxvners control the property in this area. The City of
Dubuque owns the largest amount of land on the South Ice Harbor.
IIB. Transportation
Both sites are bound on the xvest by US 61. This is a 4 - lane divided,
lhnited access state highway. The roadway is at grade as it passes by
the South Ice Harbor. It is elevated along most of the 4th Street
Peninsula. Both sites are also bound by freight rail lines (typically 3
lh~es) located just east of US 61.
The major transportation issues for the South Ice Harbor include:
· Limited access - One at grade intersection at US 61 & Johnson
· 4-lane limited access state highway along western perimefer
· ' Active freight rail lhies along western perimeter
· No access to the 4th Street Pmfinsula
· Poorly developed internal street network
The South Ice Harbor is bisected by State Route 20, which becomes
the Julien Dubuque Bridge over the Mississippi River linking Ioxva
and Illinois. Several concrete bridge piers are located on the site and
the bridge creates txvo distinct site areas. Access to this site is limited
to one signalized 4-way intersection at Jones Street and US 61. An at-
grade ~ignalized rail crossing is also part of this access point. Rail
traffic is frequent, slow moving and trains vary hi length. Train
related delay times range from 3 to 10 minutes. Aside from the rail
noise and inconvenience, delayed emergency response is the
probably the most serious rail related issue. Modification of the rail
lines (elevating or depressing tracMvays) xvill be explored in
conference with the railroad operators as one means of hnproving
the accessibility to the site.
The existing paved, internal street network on the South Ice Harbor
consists of Jones, Water, East 1st and Terminal Streets. The street
conditions vary from paved xvith concrete curb and gutter to gravel.
With the exception of the Jones Street / US 61 intersection, the
existing street network offers little in the xvay of form or character
and will most likely need to be relocated and replaced to adequately
support redevelopment.
Major transportation issues on the 4th Street Peninsula include:
· Poorly identified directional signage to the 3rd Street Overpass
· Limited freeway access
· Confusing at grade access from the Doxvntown street netxvork
· No connection to the South Ice Harbor
· Active fi'eight rail lines along western and northern perhneters
· 4-lane limited access state highway along xvestem perimeter
The 4th Street Pe~asula is most conveniently accessible via the 3rd
Street Overpass. This elevated roadway provides 2 travel lanes with a
sidexvalk. The roadway offers panoramic views of the harbor, river
and peninsula. The design of the overpass is utilitarian in character
and aside from a row of decorative light fixtures it contributes little
to the co~mnunity in the way of aesthetics.
Of the three access alternatives described in the Ice Harbor~lccess
Traffc Stud_y by HDR Engineering, the most promising is the on that
proposes a new direct ramp access from US 61. Tkis access along
with additional variations will be further explored and discussed with
Iowa DOT in the course of this study.
The existing internal street net~vork consists primarily of concrete
streets xvith curb and gutter. The are also several stretches of historic
brick paving which are in poor condition. Bell, 6th, Adams and a
portion of 4th Street hold potential for incorporating into a variety of
redevelopment scenarios. Introducing a series of new, pedestrian
supportive streets to establish a clearly defined, walkable grid and
support a variety of interrelated uses would greatly improve the
character and accessibility of the area.
IIC. Parking
Parking for uses on both sites is accommodated in surface parking
lots. At present, on street parking is not peri,fitted. The parking lots
on the 4th Street Peninsula are paved, striped, illmrdnated and
landscaped on theh' perhneters. The parking areas on the South Ice
Harbor are less formal and vary from paved to gravel. Given the cost
(+$8,000/space) of providing deck or ramp parking, it would appear
that most facilities will continue to employ surface parking as their
mode of choice. However, hi the long mn this is not the highest and
best use of developable land. Strategies for fnnding the construction
of decked or ramped parking facilities need to be examined. In the
meantime surface parking lots will reqttire additional landscaping,
lighting and urban design amenities to soften their impact and make
them more pedestrian friendly. On-street parking should also be
permitted as a means of making the streets more accessible for users
and providing a less expensive form of additional parking.
The 4th Street Peninsula Parking 3'ruddy considered the synergy between
existhig uses as well as the different peaking characteristics of
facilities. The study also compared the City zoning requirements
against facility owner/operator needs. Based on the projected uses
(not including a water park or freestanding conference/convention
cente0 the study identified a need for approximately 2,000 spaces
versus a supply of approximately 1,261 spaces. The current
education/conference center proposal provides enclosed parkhig for
400 cars under the facility. The proposed hotel and water park will
provide surface parking for 358 cars. The new River Discovery
Center will reconfigure the existing North Central surface parking lot
to create additional spaces and improve circulation.
6
lCot¢ ntla I
Fedeetrian L'nkag¢
Riverwalk
r~ d¢ic, nt Boa's
Dock ~
Yasc~ding Stall',4
Lack of
Street Ne~
Lack of P~destrian
Bike Accsec to
Shot Tower
Buildings/Facilities
Planned
Existing to Remain
Existing to be Removed/Relocated
Public Access Public
to
Spaces
Roadway Network and Linkages
Proposed
Existing
Wayfinding
amd
Access
Site Analysis I
4th Stre~et Peninsula and South Ic~ Harbo[. Maste~ Plan
Storm Sewor Outlet
Suspeoted Subsurfaoe Contamination (Phase I)
Storm Water Retention Basin
Watermain
z/I/Il, Confirmed Subsurface Contamination
Sanitar~ Sewer
Site Analysis 2
4th St:~e.~t~ Penlnsu~a and South '-'
~e Harbe~ Master
IID. Utilities
Both sites are adequately served by City sanitary sewer, water and
storm sewer services. There is a force main sanitary lift station
located on the South Ice Harbor. The City is in the process of
relocating and upgrading utilities on the 4th Street Peninsula to
accommodate the new River Discover Center and Aquarium facility.
Both sites are also served xvith electricity, natural gas and
telecommunications. The telecommunications service is currently
being upgraded and extended on the 4th Street Peninsula to link the
new River Discover Center and Aquarium facility to the nexv
Education Conference Center.
The Phase I ESAs identify recognized enviroumental conditions
(RECs) at each property. Additional investigation (Phase II
investigation) should be performed to evaluate the significance of the
RECs prior to acquisition of the properties by the City. Results of
the Phase II investigations xvill help determine the requirement for
corrective actions that may be required prior to redevelopment of the
parcels.
The roi/owing discussion summarizes the RECs for each parcel and
provides recommendations for additional investigation activities:
Miller Loggi~ Compan~y, 380 4~/' Street
be impacted with paint clfips, and the area had a strong solveut odor.
Dumping was also noted in the area. The report states that tltis
depression and dumping is upstream (upgradient) of the parcel.
Recommendations: It is possible that ground water at the parcel is
fl'npacted by solvents based on the observations made during the
reconnaissance for the Phase I ESA. A Phase II investigation sliould
be conducted to determine xvhether or not site ground water is
hnpacted. Ground xvater monitoring data xvould be util/zed to
evaluate risk related to potential future residential development.
Sinc/airOi/, Tem;inal S/reet
liE. Flood Control
Both the South Ice Harbor and 4th Street Peninsula are protected
from seasonal river flooding by a system of concrete floodwalls and
earthen levees. These structures are under the control of the US
Army Corps of Engineers and are maintained by the City of
Dubuque. While these structures are a source of protection they are
not a source of aesthetic appeal. Most of the floodxvalls along the
4th Street peninsula will be buried in earth and stone to support the
Mississippi Rivenvalk. The walls along the South Ice Harbor could
be treated in a shnilar fashion. Design treatments to enhance the
remaining floodwalls such as painting or decorative application
treatments should be explored as part of the project urban design
standards.
IIF. Soils
Typical existing soil profdes consist of 4 to 10 feet of fill over 10 or
more feet of san over silty sand. Bedrock is typically 330 to 350 feet
below the surface. Static water level is typically 8 to I0 feet below
surface grade. Consequently soil load bea~g capacity in the project
area is poor and typically requires pilings or spread footings
(dependh~g on the building type and size.)
Current and previous industrial uses such as ship manufacturing,
bulk petroleum storage and coal storage have resulted in various
degrees of subsurface soil contamination throughout portions of the
project. Phase I environmental investigations have been conducted
on several of these properties. ~ll~ree specific Phase I studies were
evaluated as part of this analysis:
· Miller Logging Company at 380 4th Street
· ConAgra / Peavey Salt Storage site on 4th Street
· Sinclair Oil Terminal, South Ice Harbor
RECs: Over 10 barrels are located southeast of the on-site buildh~g.
The barrels are not labeled as to their contents, and appear to be very
old. Some of the drums are partially full. One drum xvas noted to
contain xvaste oil, and some of the oil had spilled onto the ground.
The exact contents of the drtuns are not known, however current use
of the property (maclfine shop) suggests that the drams possibly
contain spent solvents and cutting fluids in addition to xvaste oil.
The site is on the Iowa Department of Natural Resources (IDNR)
list of leaking underground storage tank sites, however the petroleum
release has been issued a "Certificate of No Further Action" from
the IDNR. "Passive remediation" xvas determined to be appropriate
for remediafion of remaining petroleum constituents ha soil and
ground water at the property.
Recommendations: The contents of the drams should be sampled to
determine disposal options, then the drams and their contents
should be properly disposed of. A conta~rgnated soil excavation and
management plan should be developed based on the results of the
characterization of the contents of the drums.
Because the property is currently utilized for industrial activities, the
acceptable levels of petroleum contamination in soil and ground
water are higher than if the site were redeveloped, particularly as
residential. A revised Tier 1 evaluation of the historic petroleum
release would likely be required to evaluate risk to newly created
receptors (basements and water lines) based on the proposed
redevelopment. The results of the Tier 1 evaluation would
determine the need for additional investigation or soil and/or ground
water remediation.
ConA~ra. Inc. Peave~y Salt Stor~e, 4'~' Street
RECs: A man-made depression ~vas noted ha a drainage ditch
northeast of the parcel. The spoils from the excavation appeared to
RECs: The property historically has been utilized for bulk storage of
petroleum products. Five tanks totaling approxhnately 4.8 million
gallons were operated at the property betxveen the late 1950s/early
1960s and the 1990s. A release of petroleum products to soil and
ground water has been identified. Two ground xvater monitoring
wells are present at the property, and beuzene concentrations greater
than 800 micrograms per liter. The IDNR acceptable Tier 1 level for
benzene is 5 micrograms per liter. A petroleum odor was noted in
surficial soils during the Phase I ESA site walkthrough.
Recommendations: Because the property is currently vacant, the
acceptable levels of petroleum contamination in soil and ground
xvater are higher than if the site xvere redeveloped, particularly as
residential. Recommended activities for this property include a
detailed review of the IDNR fries for the property. Results of the file
reviexv would assist in determi~fing whether additional investigation
or remediation is necessary prior to redevelopment of the property.
At a mitxhnum, a revised Tier 2 evaluation xvould likely be required to
evaluate risk based on the proposed redevelopment. The results of
the Tier 2 evaluation would determine the need for soil and/or
ground water remediation.
Io.~a Land Re~wli~ Program
If the City proposes redevelopment of the three properties, URS
recommends that the City consider enrolling in the Ioxva Land
Recycling Program (LRP) to address the contamination at the
properties. Successful completion of the program would permit the
properties to be put to better use through redevelopment and reduce
the threats (real and perceived) of the contamination.
l
Activity (~enerator~ (Existing and Planned)
Gon~g~l?eawy
~ Continued Need for I~alI
A~e~ ~nd Loading
· Rall Nolee
· Tru~k and ~ail T~
,~:roMo Ad.~acent Re a'clonehip
I rn ~o~ nt Vlewe
DUBL~ :~
Site Analysis 3
4~h $lreet Peninsula and So~th Ice Harbor Mastee Plan
lO
A general outline on participation in the LRP is presented below:
1. Determine if the properties are el/gible to be enrolled in the Iowa
Land Redevelopment Program (LRP).
2. Enroll in LRP and create parfidpation agreement with IDNR.
There is a $750 enrollment fee and the IDNR charges fees for
their smwices. The maximum IDNR cost to a participant is
$7,500 per property.
3. Develop and implement a site assessment plan; i.e. determine
what contaminants and corresponding exposure routes need to
be evaluated.
4. Create a risk evaluation and response action strategy. This
strategy is based on the results of the site assessment and the
applicable IDNR standards for contaJrdnants for the exposure
routes in question.
5. Submit response action strategy to IDNR. This may include
institutional (land use) and technological controls (remediation).
hnplement response action strategy.
Demonstrate compliance with the applicable IDNR standards.
Submit £mal report to IDNR and obtain IDNR approval.
Obtain no further action certificate for issues specifically
identified in the LRP process from IDNR.
7.
8.
9.
IIG. Zoning
Properties on the 4th Street Peninsula are controlled by several
zoning classifications; Commercial Recreational, Office Commercial,
Planned Commercial (Commercial Planned Unit Development),
Commercial, Modified Heavy Industrial and R-4 Multi-family
residential. Tbe entire project area of the peninsula is controlled the
ROD Fom~h Street Peninsula Redevelopment Over/ay District which is
divided into 4 sub-areas, Tbe primary purpose of the overlay district
is to "avoid creation of non-conformity and to avoid land use
conflicts created by mixedNuse development." The overlay requires
the application of bulk, height, setback and parking standards of
either the underlying zoning or if requestedl a different zoning
category but allows for the combining or mixing of uses either xvithin
the same structure or on the same site.
Specific development standards applicable to development projects
and properties within the master plannli~g project area xv~ll be
established as part of the overall master planning effort. These
standards will include such things as building set back, floor area
ratio, bui/cling height, building mass and scale, facade articulation,
building materials, refuse storage, parking lot design, landscaping,
lighting, sidewalks, signage, and other urban design treatments. These
standards will be incorporated into the ROD Fom'#; Sttvet Penh~s,/a
Redevdopment Overl~ Disoict.
The South Ice Harbor area is all zoned HI (Heavy Industry.) This
area should also be governed by a redevelopment overlay zoning
district similar to the 4th Street ROD in order to facilitate orderly
redevelopment and permit a mLx of new non-industrial uses.
IIH. Existing Facilities to Remain
Several facilities are expected to remain active in the project area
following redevelopment. Tliese include:
4ttJ Street Peninsula
The Adams Company - metal fabrication and fmishing
· Vamer builclhag - 2 story office / storage building
· The Diamond Jo Casino - gambling boat, port side restaurant
and lounge and surface parking lots
The Spirit of Dubuque -river tour and dinner excursion boat
The ConAgra/Peavey grain and agricultural products storage and
transfer facility and the coal fired power plant located to the north of
the rail lines will also remain. Tbese facilities are not in the project
area proper but they are adjacent to the project and xvill have some
level of yisual and audio impact.
View of Vamer o~ce building
Ice Harbor
· US Coast Guard
· Newt Marine - tug boat operator
Other industrial uses currently located in both the project areas
(lumber, concrete, petroleum storage, etc.) will need to be relocated
to other uon-project area sites as redevelopment proceeds.
View of Cbast G.ard boat
1!
Create inviting Harbor edge for
pedestrians
Strengthe'n pedestrian and vehicular
circulation routes
Re-examine punic access along harbor
side of portside building
Ensure adequate, convenient parking for
spirit of Dubuque excursion boat
- Great historic preservation and adaptive
reuse opportunity
- Brewery building is local icon and visible
from river
- IDesign standards should address historic
structures as well as new buildings
. 4th Street Peninsula East Area Key Map
- Preserve and frame existing harbor views
of bridge and boat traffic
- Ensure new facilities capitalize on river
proximity and river access
- Implement harbor phase of Riverwal~: to
enlqance access to Mississippi
- Soften floodwalls with plantings and
public art
- Create "gateway" to Dubuque at riverwalk/
floodwall entrance
- Implement floodwall - public art
beautification program
Site Analysis 4
4th Sl~reet Peninsula and South ~¢e Harbor Master Plan
12
- Minimize visibility of surface parking
- Require irtternal landscaping within
parking lot
- Screen parking lots from sldewalk and
street
- Locate parking at rear of buildings
when possible
- Provide lighting that addresses both
pedestrian, vehicular traffic, and
Improves safety and security
- Address signage In design standards
- Provide clear and uniform way-finding, building and regu atory slgnage to aid pedestrians,
bicyc ists and motor sts in recognizing and navigating routes to destinations
- 3rd street overpass provides opportunity for enhancements such as decorative railing,
wider sidewalk, and slgnage
- Enhance overall site landscape with trees and other plantings
- Existing office building provides
opportunity for redevelopment, and
renovation
- Existing industrial facility to remain
presents well maintalr~ed"clean"
appearance
- Buffer industrial uses with landscaping
- Provide incentives to allow Implementation
of project - wide design standards
-, 4th Street Peninsula West Area Key Map
Site Analysis 5
4th Street Peninsula and South ice Harbor Master
- Visual screen required between site
and existiflg railroad tracks
- Noise considerations due to proximity
of railroad tracks
-- Consider design eJe,ment such as
decorative screen w~ll with jgfanting
to previde visual amenity icientity,
and screening
- Continue to study access problems
created by railroad crossmg
-- Good views of ice Narbor and bridge
- Existing industrial uses- tank storage
cor~crete lant need to be c eared, c eaned,
and or relocated
- Newt Marine tug boat operations
contribute to harbor front character and
activity
- South ice H;arbor Area Key Map
- Vehicular and pedestrian linkage
needed between South Ice Harbor and
the 4th Street Peninsula
- Design shoutd be sensitive to River
Discovery Center uses
- Capitalize on historic preservation -
adaptive reuse opportunities
- Rehabiltate appropriate structures to be
compatible with new pro;posed uses
-Julian Dubuque Bridge divides site
Into two distinct areas
- Bridge also serves as local-regional
icon
Site Analysis 6
4th Street Peninsula and South ~ce Harbor MAster P~an
~4
The P of
Ma te ruqu
The Port of Dubuque
Master Plan
il!
Concept 1
Concept 2
Land Use Legend
Color U~e Color Use
Code Code
Existing Pre- or Planned ~ Mixed Use
?acilitle~
C_~ Site Area CDMed'Hlgh Den~lty
Residential
i Re~taurant C~Med' Den~lty
Re~identlal
C._~Or-ce UDOpenspace&R.O.W,
~ Office/Showroom ~ ~port~ Center
or ~ Light Industrial
Concept 4
Concept 3
Concept 5
Concept Diagrams
The Port of Dubuque Master Plan
0 '100 200
400
Revised Central Green Concept
November27.2001 The Port of Dubuque Master Plan
NORTH
100 200
400
NORTH
~/Irl I1~1 IlJl
Preliminary Phasing Concept
November 27, 2001 .
The Port of Dubuque Master Plan
Bell Street "Parkway"
Proposed Parking
0 10
II Ill
I Sidewalk
_l· ?'-o" ~, ~o'-o"
20 Feet
I
L~ne . Lane ~ I Lane Lap~ ~ I Office
8'-6" 12'- 0" [ 12'-0" 8'-6" 7' 0'I 8'-0"
73' ROW ~
0
I
3O
60 Feet
"'~ Parkway Section & Plan
The Port of Dubuque Master Plan
Local Street
Mixed Ui~': Walk I~ I Par~g [ : Driving
.~ ,~ ;;el:: ~l : I ] ~' Lane'
~5'-0"1 7'-0"1~ 8'-0" ~ ~2'-0"
T TT
Drivifig
12;-0"
64' ROW
0 10 20Feet
Conceptual Sections
The Port of Dubuque Master Plan
Local
0 10 20 Feet
Street with no Parking
10'-0"
12'-0"
12'-0" 7'-6" 10'-0'
50'- ROW
Conceptual Sections
The Port of Dubuque Master Plan
Port of Dubuque Master Plan
Dubuque,' Iowa
Conceptual Design and
Preliminary Design Standards
Prepared for
The City of Dubuque, Iowa
Prepared by
URS Corporation
· Leland Consult. lng Group
Environmental Design Group, Ltd.
December 2001
TABLE OF CONTENTS
DESIGN STANDARDS
Applicability
Implementation
Enforcement
!. LAND USE
Prohibited Uses
Recommended Uses
Il. BUILT FORM
Land Use
Building Context and Style
Building Setback / Build to Line
Building Height
Ground Level Expression
Roof Lines
Screening of Rooftop Equipment
Building Width
Facade Transparency
Entries
Balconies and Terraces
Building Materials
Architectural Detailing
Parking Structures
Accessory Structures/Buildings
Franchise Architecture
!!!. PUBLIC REALM
Sidewalks and Walkways
Sidewalk Landscaping
Streetscape Furnishings
Bike Parking
Sidewalk Lighting
Surface Parking
Parking Lot Landscaping
Parking Lot Lighting
Refuse
Vening Machines
Outdoor Staorage
Outdoor Audio
Fences and Screen Walls
Vending Machines
Outdoor Storage
Signs
DESIGN VOCABULARY
GLOSSARY
,0
TABLE OF CONTENTS
DESIGN STANDARDS
Applicability
Implementation
Enforcement
!. LAND USE
Prohibited Uses
Recommended Uses
I!. BUILT FORM
Land Use
Building Context and Style
Building Setback / Build to Line
Building Height
Ground Level Expression
Roof Lines
Screening of Rooftop Equipment
Building Width
Facade Transparency
Entries
Balconies and Terraces
Building Materials
Architectural Detailing
Parking Structures
Accessory Structures/Buildings
Franchise Architecture
!!!. PUBLIC REALM
Sidewalks and Walkways
Sidewalk Landscaping
Streetscape Furnishings
Bike Parking
Sidewalk Lighting
Surface Parking
Parking Lot Landscaping
Parking Lot Lighting
Refuse
Vening Machines
Outdoor Staorage
Outdoor Audio
Fences and Screen Walls
Vending Machines
Outdoor Storage
Signs
DESIGN VOCABULARY
GLOSSARY
2.
DESIGN STANDARDS
The design standards for the Port of Dubuque have been developed
to ensure that new and existing facilities work together to create an
attractive, high quality, pedestrian-oriented urban neighborhood for
visitors, residents and workers. These standards are both prescriptive
and descriptive in nature. They prescribe specific minimum
requirements for elements such as parking lot landscaping and signage
as well as describing parameters for the design of new buildings and
the remodeling of existing ones. In their final form, the standards will
be fuJJy illustrated with photographs and sketches to provide specific
examples of the desired results. A "design vocabulary" has also been
developed to provide a set of "good" examples. Many of these images
are of facilities from the Dubuque metropolitan area.
Applicability
The design standards will apply to the following:
new and existing parldng facilities
existing sites including parking, outdoor storage and perimeters
new buildings and vessds
new site development
painting of 25% or more of existing building exterior
remodeling / renovation of 25% or more of existing building or
vessel exterior (exclusive of roof repair)
· interior remodeling / ranovadon of 50% or more of existing
building floor area
· renovations of existing sites
· expansions of existing facilities, buildings or vessels
Property owners, developers and their designers are required to meet
with a representative from the City. Planning Department to discuss
the interpretation and application of these design standards to their
prospective projects prior to submitting any plans, applications or
other related documents for for City- approval. Following this meeeting,
all compliance projects, improvements, additions and or new facilities
shall be described in narrative text and illustrative engineering and
architectural drawings including the following:
· Colored Architectural Perspective Rendering
· Colored Front and Side Building Elevations (1/4" scale min.)
· Colored Illustrative Site Landscape Plan (1:30 scale min.)
· Dimensioned Site Plan (1:30 scale min.)
· Dimensioned Site Lighting Plan (1:30 scale min.) indicating
proposed illumination patterns and light levels
· DimensionedArchitectural Plans including building elevations,
cross sections, floor plans and details
· Exterior Construction Materials Sample such as brick, stone,
glazing, window and door mullions, signage materials, fencing, etc.
The following new facilities have been subject to comprehensive
design review from City staff and members of the Fourth Street
Peninsula Working Group:
The Mississippi River Discovery Center
The Hotel Water Park
The Education Conference Center
These facilities form the core of the Port of Dubuque project and
are considered as "icon projects." In many respects they have raised
the bar and set a level of design integrity and construction quality
which are the foundation of these design standards. As such, these
facilities are exempt from the Built Form section of these standards.
Implementation
Application of the design standards to new facilities located on the
4th Street Peninsula and within the Urban Renewal District shall be
effective as of (list date), the effective date of these standards.
Application of the design standards to existing facilities on the 4th
Street Peninsula and within the Urban Renewal District shall be
effective no later than 18 months from (list d~tte), the effective date
of these standards. Ownres of such properties should adhere to the
following schedule:
0-6 Months - Conduct property review meeting with City Planning
personnel
6-12 Months ~ Submit neccessary plans and information desctibting
compliance plans and improvements
12-18 Months ~ Make neccessary modifications, improvements etc.
Application of the design standards to new facilitities located on the
South Ice Harbor shall be effective as of (list date), the effective
date of these standards.
Application of the design standards to existing facilities located on
the South Ice Harbor shall coincide with the expiration date of the
subject property's underlying land lease.
I. LAND BS£
Prohibited Uses
The following uses are prohibited at the Port of Dubuque:
Processing, transfer or storage of raw materials
JAea%, manufacturing
Food processing or packaging
Truck and heavy rail transfer
Refrigerated storage
Fuel Storage or wholesale fuel shipping or dispensing
Tool and die or machining
Vehicle storage, repair or sales
Chemica! processing, storage or dispensing
Heavy assembly
Power generation
Waste transfer, regeneration or recycling
Sewage treatment
Adult businesses
Maintenance garages
Landscape construction and landscape nursery related businesses
Industrial laundry and dry cleaning plants
Cemeteries, mausoleums and crematoria
Telecommunications processing and relay centers, i.e. "tdecom
hotds"
Cellular communications towers
Golf courses and golf practice facilities
Firearms practice ranges
Single Family Detached Residential
Recommended Uses
The following is a list of uses recommended at the Port of Dubuque:
Business Offices
Medical and Professional Offices
Office / Showrooms
Retail Sales and Service
Personal Services
Book Stores
Themed Retail Sales
Gas Station with Convenience Store
Copy Center
Cleaners
Coffee Shops
Theme Restaurants
Fine Dining Restaurants
Night Clubs
Cinemas
Multi-Family Residential
Condominiums
Boutique Hotel or Bed & Breakfast
Marina
Public Park / Plazas
Public Transit / Comfort Station
Micro-Brewery
Hotel
Indoor & Outdoor Recreation
Museums
Casino Boat
il. BUILT FORM
Building Context and Style
New buildings should relate to the traditional buildings common in
the downtown. This can be achieved by maintaining skmilar setbacks,
building scale and height, cornice lines, fenestration patterns,
architectural styles and details, building materials and colors. The
prevailing building vocabularies in downtown Dubuque are traditional
"main street" style commercial structures up to four stories, five to
ten-story office buildings with ground floor commercial uses designed
in a variety of classical revival styles, mid-ilse, warehouse style
manufacturing facilities and residential row housgs up to four stoiles,
predominantly in French and ItaLian revival styles. Although new
buildings may be designed in a variety of styles, they should draw
upon the design features found in existing, exemplary downtown
structures. A sample of these features are illustrated in the Design
Vocabulary in the appendix.
Building Setback/Build-to Line
In general, new buildings should meet the defined public sidewalk
line except for small setback areas (10-15 feet in depth) to create entry
courtyards, patios, or outdoor seating, dining and gathering areas.
New residential buildings should be set back from the public sidewalk
line or right of way a minimum of 10 feet and a maximum of 20 feet
to provide semi-private transition space between the public street and
the front entry.
I I
Building Height
Building heights should vary based on their proximity to the water
front, with taller buildings located adjacent to the river and the harbor
to capitalize on views and maximize land values.
Waterfront - North Port Area
New buildings adjacent to the Ice Harbor or Mississippi River
should be a n~nimum of 3 stories (36 feet) and a max/mum of 10
stories (112 feet) in height.
Non-waterfront - North Port Area
In general, non-waterfront buildings should be a minimum of 2
stories (24 feet) up to a maximum of 10 stor/es (112 feet) in height.
New free-standing restaurants and office-showroom buildings may
be of one-story construction and should be no less than 18 feet
in height to the top of the cornice line.
Waterfront - South Port Area
New buildings adjacent to the Ice Harbor or Mississippi River
should be a minimum of 2 stories (24 feet) and a maximum of 10
stories (112 feet) in height.
Non-waterfront - South Port Area
Non-waterfront buildings may be 1 story (18 feet to the top of the
cornice 1/ne) up to a maximum of 10 stories (112 feet) in height.
18 feet
Ground Level Expression
In commercial, office and mixed use buildings, the ground floor should
be distinguished from the floors above by the use of one or more of
the following elements: horizontal banding, an intermediate cornice
line, a change in building materials, an awning or an arcade.
Roof Lines
Flat roofs are the most common and traditional roof form. New
buildings should use fiat roofs, although gable, hip or traditional
mansard roofs are permitted. Flat roofs should be covered with river
gravel ballast at least 2" in diameter.
On flat roofs, rooftop terraces, decks and gardens are encouraged, to
provide views to the river and cityscape and improve the view from
taller, adjacent structures. Arbors or other roof top structures may
be exempt from height restrictions if they meet the following conditions:
Screening of Rooftop Equipment
All rooftop equipment shall be screened from public view with materials
that are architectm'ally compatible with the primary building facades.
Screen/ng provided by the roof structure or by other architectural
elements is preferred.
Rooftop equipment may also be screened by a smaller accent roof or
enclosure. If this structure is set back from the primary facade a
distance equal its height, this structure may exceed the building height
limit.
Building Width
In general, non-residential buildings more than 30 feet ha width should
be divided into smaller increments through articulation of the facade.
This can be achieved through a variety of techulques such as the
following:
Divisions or variations ha materials (although materials should be
drawn from a common palette)
· Window bays
Separate entrances and entry treatments or porticos
· Variation in roof lines
Awnings
Variations ha brick or stone work
· Colonnade or arcade
A maximum height of 12 feet above the roof deck;
A setback from all building facades fronting a public street of at
least 10 feet or equal to the structure's height, if greater;
Enclosed structures shall cover a no more than 20 percent of the
roof area;
Arbors or other vertical "open" structures shall cover a maximum
of 80 percent of the roof area.
Facade Transparency
Where commercial or office uses are located on the ground floor, a
minimum of 25 percent of the ground level facade fronting a public
street and a minimum of 20 percent of the ground level side and rear
facades shall consist of either windows or doors to allow views into
and out of the bullding's interior.
A minimum of 15 percent of the front, side and rear facades of all
upper floors should be transparent via windows and balcony doorways.
Entries
The main entrance should always face the primary street, or street
corner with secondary entrances to the side or rear.
The main entrance of commercial, office and mixed-use facilities
should be placed at sidewalk grade.
Balconies and Terraces
Upper floor balconies and terraces are encouraged to provide
opportunities for outdoor activities, providing views and enlivening
the port area.
Balconies fronting public streets may project into the public right of
way/sidewalk zone a maximum of five feet. Balcony supports such
as columns or posts are not permitted in the public right of way.
Under no drcumstances may balconies project into the travelway.
Building Materials
Buildings should be constructed of authentic, long lasting materials
such as concrete, wood or steel and cl~d in brick, stone, stucco, and
/or architectural metal. Accent materials may include architectural
metal trim and panels, glass block, pre-cast concrete, or similar
decorative or unique materials.
EFIS or stucco should comprise no more than 15 percent of any
building exterior.
Vinyl lap siding may be used on residential building types up a maximum
of 20 % of the first story and 50 % of upper stories.
Architectural Detailing
Architectural detailing is encouraged to enliven building facades,
establish a human-scaled, pedestrian supportive environment.
Architectural design should be sensitive to the massing and proportion
of adjacent structures and reflect or compliment the detailing of
surrounding buildings, such as lintels, cornice lines, balconies and
decorative brick or stone work.
The following building materials and building systems are proNbited:
unadorned or painted concrete block
pre-fab "ultmp" concrete pannels
aluminum, or fiberglass pannel and lap siding
highly reflective or non-transparent glass
standard, 3-tab, 2701b asphalt shingles
synthetic wood siding such as "Masonite"
manufactured metal pole-barn type facilities
Parking Structures
Parking decks and ramps should be designed in compliance with these
design standards in order to appear compatible with and similar to
other nonresidential buildings:
The ground floor facade abutting any public street or sidewalk
should be designed and architecturally detailed to resemble a
commercial / office building.
· Where possible, a portion of the ground floor abutting a public
street or sidewalk should include commercial or office uses.
· The design of upper floors should ensure that sloped floors do
not dominate the appearance of the facade.
Windows or openings should be provided that echo those of
nearby buildings and the Design Vocabulary.
decks of parking structures visible from adjacent residential
should be designed with trellises or pergolas sufficient to
: least 25 percent of the visible parking area.
8.
Accessory Structures / Buildings
Use of accessory structures or acdessory buildings for new office,
commercial service and residential facilities is prohibited. These
facilities should include a sufficient amount of storage space for the
suitable storage of such things as refuse, seasonal maintenance
equipment, special event equipment, housekeeping supplies, etc.
New free standing restaurants, mixed use facilities which include
commercial food serviceor restautrantsover 1,500 gross square feet
may locate their refuse containers in an accessour structures or accessmj
buildings. The design of the accessory structure should in character
with the prindpal building and constructed of the same qualit35
permanant materials as the principal building. Where such buildings
exceed 200 square feet in area, at least 1/3 of the bulding's exterior
perimeter should be landscaped with ornamental trees and shrubs.
Use of accessory sctructures/buildings for existing facilities is
discouraged; however, where an accessory structure is necessary due
to a deficiency of adequate storage space, the building should be
constructed of the same materials and in the same architectural style
as the existing principal facility. Where such buildings exceed 200
square feet in area, at least 1/3 of the bulding's exterior perimeter
should be landscaped with ornamental trees and shrubs.
Franchise Architecture
Franchise architecture (building design that is trademarked or identified
with a particular chain or corporation and is generic in nature) is
prohibited. Franchises or national chains must follow these guidelines
and use the Design Vocabulary to create a unique building that is
supportive of the overall urban context being established at the Port
of Dubuque.
Compatabk accessory structure.
Maintenance
It is the intention of these design standards that all facil/fies, indudk
vessels, within the Port of Dubuque will exhibk an exceptional standa
of care and qualir3~ of appearance. To that end all properties (bulldin~
parking lots, landscaping etc.) should be maintained in excellent rep:
at all times including but not limited to:
· Exterior materials
· Exterior paint
· Windows and doors
· Awnings and canopies
· Roo£mg systems
· Eaves and cornices
· Chimneys
· Mechanical and electrical systems
· Exterior wallcyvays
· Surface or structured parking facilities
· Exterior lighting
· Automatic landscape irrigation systems
· Trees, shrubs, flowers, lawns and mulchmarerial
· Building and site signage
· Fences and screening or retaining walls
Fadlities should receive regular maintenance with replacement
repairs budgeted and scheduled over the life of the facility..
Building and site repairs should be made as soon as possible (wit5
1 week) after the discovery of a malfunction, failure or noticeable
deterioration.
Unhealthy or dead landscape plantings and lawn should be remo~
as soon as possible (within l week of a discovery) and replaced
suitable new plant materials at the earliest practical time based on
appropriate season.
Parkways
Public sidewalks on parkways should be a minimum of 8 feet wide,
and constructed of integrally colored concrete, scored in an alternating
band and panel arrangement and textured with both a smooth and
medium broom £mish. Joints should be troweled not saw cut.
Local Streets
Public sidewalks on local streets should be a minimum of five feet
wide and constructed of concrete a minimum of 4 inches thick over
a 4 inch deep compacted aggregate base. The surface should consist
of stiff broom finishe center field surrounded by smooth steel
trowded edge bands. Joints should be troweled not saw cut
Walkways
Walkways in parldng areas, around buildings or on private properties
should be a minimum of four feet wide and constructed of either
colored concrete or brick pavers. Bituminous wallc,vays are prohibited.
Accessibility and Curb Ramps
All sidewalks and walkways should meet the Americans with Disabilities
Act (ADA) standards for accessibility.
Where curb ramps are provided, they should direct pedestrian flow
in a continuous manner and be constructed of integrally colored
concrete, scored in a one foot square grid pattern and textured in a
stiff broom finish.
' SI 2BWAI. K
CiJRI . RAgP5
Streetscape Furnishings
Public rights of ways within the Port of Dubuque should provide
visitors (pedestrians, bicyclists and motorists) with a safe, convenient,
comfortable and attractive environment to circulate through and
inhabit. The public streetscape should serve as the outdoor room
where social discourse and exploration combine with vehicular
accessibility and mdbility. To that end, a family of attractive, du~able,
benches, litter receptacles, bike racks, directory kiosks, and light fixtures
are proposed to be located along the streets, parking areas and parks
and plazas.
Par ing Lot L&,ng
Painted Metal Bench
Wood Bench + Planter Pot
12.
Litter Recep&al
Sidewalk + Street
Lighting
Bike Parking
Bike racks for parking at least 3 bicycles should be provided within
20 feet of the main entry of commercial, mixed-use and public
buildings.
Sidewalk Lighting
Public sidewalks and private walkways should be illuminated with
pedestrian scale light fixtures (12 feet tall). Illumination should be
provided by metal halide lamps arranged to produce a fairly even
distribution of light at levels of approximately one footcandle.
Surface Parking
Off-street parking lots should be designed and constructed utilizing
civil engineering "best practices." At a minimum, surface lots should
be paved with asphaltic concrete over a compacted aggregate base
with edges and planting islands def'med by concrete curb and gutter
and parking spaces defined with painted striping. Parking on gravel,
dirt or unreinforced turf is prohibited.
Off-street parking should be located to the rear and/or side of
buildings. Front-yard parking is discouraged and may only occur along
a maximum of 20 percent of the total site frontage.
When parking or parking access must be located in the front yard a
landscaped buffer should be provided (see '~Parking Lot Landscaping;').
Parking Lot Landscaping
A landscaped buffer strip at least 7 feet wide should be provided
between ali surface parking areas and the sidewalk or street. The
buffer' strip shall consist of coniferous trees or shade trees, shrubs
and/or perennial flowers of no more than 3 feet in height, and a
decorative metal fence no more than four feet h/gh supported between
decorative masonry columns. Landscaped earth berms are not
permitted, and can not substitute for the landscape screening described
Parldng lots should be internally landscaped with salt tolerant shade
trees, shrubs, and perennial flowers.
Parking bays in excess of 11 spaces in length should be divided by
intermediate landscape islands. Landscape islands should provide a
minhnum of 144 square feet of landscape area (8 feet x 18 feet min).
A minimum of one shade tree or two ornamental trees and perennial
and/or annual flowers should be planted in each intermediate planting
island.
Double parking bays should terminate with planting areas of a
minimum of 162 square feet (9 feet x 18 feet typically) of landscape
area and should be planted with a minimum of 2 shade trees, shrubs
and/or perennial flowers.
A landscape buffer area of at least 7 feet wide should be provided
along the rear and sides of all surface parking lots. This area should
be planted with shade trees, coniferous trees, and a continuous 4 foot
tall hedge of deciduous or evergreen shrubs.
All parking lot landscaping should be mulched to a depth of four
inches with No. 1 Grade shredded bark and watered by an automatic,
underground krigation system.
il/
Parking Lot Lighting
All surface parking lots should be provided with even illumination to
a minimum of d~ree and a maximum of five footcandles.
Illumination should be accomplished with a combination of commercial
grade parking lot and pedestrian style fixtures. Pedestrian fixtures
should be used for lighting internal parking lot walkways while parking
lot fixtures should be employed to illuminate parking bays and drive
aisles.
The commercial grade parking lot fixtures should be comprised of
circular "hat-box" or "hockey puck" style luminaires in either single
or double sets, attached to 24 feet tall, tapered metal poles by horizontal
arms. Fixtures should utilize metal hal/de lamps. Light poles located
within parking bays should be mounted on decorative, integrally
colored concrete bases.
Refuse
Outdoor storage of free standing dumpsters or refuse contalnersis
prhibited.
Refuse, should be securely stored and enclosed as part of the principal
structure, and contained and disposed of in accordance with applicable
state, county and city health, safety and environmental codes.
Remote, outdoor storage of food service/restaurant kitchen refuse
is permissable. Where refuse storage is not accommodated as part
of the principal building, an accessory storage enclosure should be
used. (See Accessory Structures/Buildings)
Vending Machines
Outdoor placement of vending machines is prohibited. Vending
machines should be located indoors.
Outdoor Storage
Outdoor storage of any kind including vehicles, raw materials etc. is
prohibited. Seasonal equipment, supplies etc. should be either stored
within each facil/ty or within a permanent accessory structure. (See
Accessory Structures/Buildings)
Outdoor Audio
Music, public address announcements and other forms of outdoor
audio are discouraged. Sound should be contained within the site
boundaries.
14.
Fences and Screen Walls
Residential uses:
Fencing placed in front yard areas between the sidewalk and the
building may be up to 42" in height. The following materials are
acceptable in front yard locations:
· Painted architectural metals, including heav3~ gauge metal mesh
in a square or rectangular configuration, with a painted metal frame.
Fendng may be mounted on decorative masonry wall of brick,
stone, or architectural pre-cast concrete units. Total height of wall
and fence should not exceed 42 inches. Masonry wails should be
of durable, permanent construction. Dry-laid or stacked
construction is not acceptable.
Unacceptable materials for front yard residential include:
Wood fencing of any kind.
Chain l~nk fencing.
Fiberglass or plastic panels.
Rear or side yard areas may have privacy fencing up to six feet in
height.
Acceptable materials for rear and side yard residential are:
· Solid wood panels of exterior grade such as cedar, teak, or treated
pine. Decorative wood lattice may occupy the top portion of the
fence up to a maximum of 18 inches.
Painted wood picket fencing.
Any of the acceptable front yard fence and/or wall materials.
Unacceptable materials for rear and side yard residetial are:
· Chain link fencing.
Fiberglass or plastic panels.
Office and Commercial Uses
Decorative fencing for office and commercial uses in areas facing the
primary street, such as entry court3~ards or outdoor seating areas, may
be located between the building and the sidewalk.
Fencing in these areas should be limited to the following:
Painted architectural metals, including heaw gauge metal mesh
in a square or rectangular configuration, with a painted steel frame.
· Fencing may be mounted on decorative masonry wall of brick,
stone, or architectural pre-cast concrete units. Total height of wall
and fence must not exceed 42 inches. Masonry wails should be of
durable, permanent construction. Dry-laid or stacked construction
is not acceptable.
Unacceptable materials for front areas of office and commercial are:
· Wood fencing of any kind.
Chain link fencing.
pre-development Temporary Fencing
Existing uses that require screerimg for outdoor storage and mechanical
equipment must be a minimum of 8 feet in height, with a maximum
height of ten feet. Acceptable materials include:
Solid wood panels - painted or stained and sealed.
Unacceptable materials for temporary screening include:
Chain link fence
Fiberglass or plastic panels
See Parking Lot Landscaping for fencing in parking lot areas.
15.
Signs
Building signs should be architecturally compatible with the sts, le,
composition, materials, colors and details of the building. Signs should
be an integral parr of the building and site design.
A comprehensive sign program should be developed for buildings
which house more than one business. Signs should be compatible
with one another. No more than two types of signs should be .used
on a single building facade (i.e. wall signs, projecting signs, awrm~g
signs).
Sign Locafon: Wall signs on commercial or mixed-use stomfront-
type buildings should be placed within a "sign band" immediately
above the stomfront display windows or entr}~vay. Wall signs on other
building t3~pes should be placed where they do not obscure architectural
features.
Sign Materials: Sign materials should be consistent or compatible
with the construction materials and architectural st3de of the building
facade on which they are to be displayed. Neon signs are permissible
for display windows.
The following sign types are prohibited:
Pylon signs
Billboards
Internally illuminated awnings
Illuminated, Flashing and rotating signs
Portable illuminated signs
Search lights
Audible or musical signs
The following sign types are permissible:
· Non-illuminated awning signs
Canopy or marquee signs
Wall signs
proiecfing signs
· Window signs
Ground signs/monument signs
Maximum dimensions for proiecting signs: 9 square feet, with a
clearance of at least 8 feet from ground level, proiecting no more
than 3 feet from the side of the building.
Window signs should cover no more than 10 percent of the,~Andow
Both, internal and external illmrfinarion of signs is permissible.
Ground signs/monument signs should be limited to use by
commercial and institutional establishments such as hotels,
restaurants, gas stations, museums, etc. Sign design materials, colors
and detailing should be similar to those of the principal building.
Maximum dimensions for ground signs/monument signs: 15 square
feet of sign structure on each of 2 sides, 7.5 square feet of structure
on each of 2 sides, 6 square feet of sign message on each of 2
sides.
· Maximum dimensions for wall signs: 2 feet high, 8 square feet of
sign message per use/occupant.
· Wall signs should be comprised of no more than 3 colors. Where
multiple messages such as a series of occupant names are displayed
on a sign band that extends across the building, the text should be
one color.
APPENDIX
DUBL~qUE
Urban
Context
Building
Massing &
Proportion
Buildi
Ornam
& Deta
Vo c ab ul a r y
Design
Entries
Windows
Build
Signs
Awnin
Site Si
-~,z-I~ I
D ig '-r-,
Street &
Sidewalk
Streetscape
Elements
Streetscape
Elements
Transit
facilities
e S~gll.
Parking
Parking
Open
Open
Design
Vocabulary
Spac~
Spac
~ -$F[xSq'~,' ¥I T~
Parking
Parking
Open
Space
Open
Space