Airport Terminal Land Acquistion 1 22 08Preparer. James A. O'Brien Address: Suite 330. Harbor View Place. 300 Main Street. Dubuque. IA
52001 Telephone: (5631583-8550
RESOLUTION N0. 32 -08
RESOLUTION MAKING THE FINAL SELECTION OF A SITE FOR THE DUBUQUE
REGIONAL AIRPORT TERMINAL RELOCATION PROJECT AND AUTHORIZING
THE ACQUISITION OR CONDEMNATION, IF NECESSARY, OF PROPERTY FOR
THE DUBUQUE REGIONAL AIRPORT TERMINAL RELOCATION PROJECT.
Whereas, pursuant to Iowa Code § 66.2A, written notice of a public hearing has
been given to each owner of record of agricultural land that may be subject to
condemnation for the public improvement known as the Dubuque Regional Airport
Terminal Relocation Project; and
Whereas, the City Council has conducted a public hearing on the site location for
the Dubuque Regional Airport Terminal Relocation Project and on whether to acquire or
condemn, if necessary, the property necessary for the Dubuque Regional Airport
Terminal Relocation Project;
NOW, THEREFORE, BE IT RESOLVED BY THE CITY COUNCIL OF THE CITY
OF DUBUQUE, IOWA:
Section 1. The following described property is determined to be the site location
for the public improvement known as the Dubuque Regional Airport Terminal Relocation
Project:
Lot 2 of Lot 3 of the W'/ of the NW %. of Section 36, Township 88 North,
Range 2 East of the 5"' P.M., Dubuque County, Iowa, according to the
United States Government Survey and the recorded plats thereof, subject
to easements of record;
Lot 1 of Lot 1 of Lot 5, and Lot A of Lot 2, both of the Subdivision of the W
'/ of the NW '/. of Section 36, Township 88 North, Range 2 East of the 5"'
P.M., Dubuque County, Iowa, according to the United States
Government Survey and the recorded plats thereof, subject to easements
of record;
Lot 2 of Merlin Bradley, Second Addition, in Section 36, Township 88
North, Range 2 East of the 5"' P.M., in Dubuque County, Iowa, according
to the United States Government Survey and the recorded plats thereof;
The North '/, of the N '/~ of the SW 1 /4; Lot 1 of Lot 1 of the W '/z Of the
NW'/. and Lot 2 of Merlin Bradley Addition, all in Section 36, Township 88
North, Range 2 East of the 5"' P.M., in Dubuque County, Iowa, according
to the United States Government Survey and the recorded plats thereof,
subject to highway, and,
Lot 2 of the SE %. of the NW %.; and the SW %. of the NW '/., except '/z
acre in the SW Corner thereof deeded to Independent School District of
Table Mound Township; Lot 2 of Lot 2 of the NW '/. of the NW '/.; Lot 3 of
Lot 1 of Lot 2 of Lot 1 of the NE '/. of the NW %.; all in Section 35,
Township 88 North, Range 2 East of the 5"' P.M., in Dubuque County,
Iowa, according to the United States Government Survey and the
recorded plats thereof, less right of way conveyed to the State of Iowa
and/or the State Highway Commission for road purposes, and that part
sold to the City of Dubuque, Iowa, for airport purposes; and together with
and subject to all rights and easements of record, from November 13,
1996, title to which rests in Ronald Bradley, Jeffrey Bradley and Brian
Bradley, each owning an undivided 1/3 interest, and doing business as
Bradley Farms,
(the Property); and
Section 2. The City Council intends to acquire or condemn, if necessary, all or a
portion of the Property or an interest in the Property for the Dubuque Regional Airport
Terminal Relocation Project.
Passed, approved and adopted this 22nd day of January, 2008.
Ric W. Jones ,Mayor Pro-Tem
Attest:
Jeanne F. Schneider, CMC
City Clerk
F:IUSERS~tsteclde~0'BrieMResolutione~FinalSeledionSiteDubRegionalAirportProjed 011708.doe
THE CITY OE Dubuque
~LTB E ~~.;~~~
1Vlasterpieee ors the Mississippi
2007
TO: The Honorable Mayor and City Council Members
FROM: Michael C. Van Milligen, City Manager
SUBJECT: Airport Land Acquisition
DATE: January 16, 2008
The Dubuque Regional Airport Commission is recommending that the City begin
condemnation proceedings to acquire 103 acres of agricultural land adjacent to the
Dubuque Regional Airport. This property was identified in the March 2003 Terminal
Area Study, and the November 2004 adopted Airport Master Plan as the best site for
location of the new airport access road, parking lot and terminal facility. The Airport
Commission had previously approved a $600,000 and then an $809,000 offer to the
landowners. The last offer was rejected by the property owners, who countered with
$1,500,000, plus relocation and lease options.
A request was made to the Federal Aviation Administration is December 2007 to
approve the $1,500,000 and relocation costs. The FAA rejected the proposal and
recommended the City consider condemnation of the property.
I concur with the recommendation and respectfully request Mayor and City Council
approval.
/ '"
Michael C. Van Milligen
MCVM/jh
Attachment
cc: Barry Lindahl, City Attorney
Cindy Steinhauser, Assistant City Manager
Robert Grierson, Airport Manager
/~
DUBUQUE REGIONAL AIRPORT
11000 Airport Road ~ Dubuque, Iowa 52003
Tel: 563-589-4128 Fax: 563-589-4108
www.flydbq.com
Airport Commissioners ~ Steve Accinelli Doug Brotherton Charles Daoud Mike Santillo Sue Czeshinski
To: Michael C. Van Milligen, City Manager /~~~
From: Robert A. Grierson, A.A.E. Airport Manager
Date: January 14, 2008
Subject: Airport Land Acquisition
Recommendation
The Dubuque Regional Airport Commission requests that the Dubuque City Council
begin condemnation proceedings for this property.
Background
The attached Plat depicts 103 acres of agricultural land adjacent to the Dubuque
Regional Airport. This property was identified in the March 2003 Terminal Area Study,
and the November 2004 adopted Airport Master Plan as the best site for location of the
new airport access road, parking lot, and terminal facility. The Federal Aviation
Administration will be funding 95% of the land acquisition and terminal construction
project costs; therefore, we must comply with all FAA rules and policies.
The Airport Staff, in cooperation with Crawford, Murphy, and Tilly Engineering, have
secured two appraisals, had both reviewed by an approved Review Appraiser, and
formally approved by the Federal Aviation Administration. The appraised value of
$600,000 was offered to the owners and the offer was rejected in March 2007.
A counter offer of $3,000,000 was received in April 2007. Subsequent face-to-face
negotiations continued and a counter offer of $1,800,000 was received. Due to
increases in land values during the summer, Staff had the appraisals updated, FAA
approved, and made a second offer of $809,000 in November. This offer was also
rejected by the property owners who countered with $1,500,000 plus relocation and
lease options.
A request was made to the FAA in December 2007 to approve the $1,500,000 and
relocation costs. The FAA rejected the proposal and recommended the City consider
condemnation of the property.
Fiscal Impact
As a Federal Aviation Administration eligible project, 95% of all eligible costs will be paid
by a grant. The remaining 5% would be paid by our existing Passenger Facility Charge.
In FY 05/06, the airport budgeted $1,397,450 for this project.
H:\Bob's FilesWlaster Plan\Land AcquisitionUlAemo to Council Land Acquisition.doc
Summary
The Airport Commission supports the land acquisition and has approved both the
$600,000 and the $809,000 offered to the land owners. The Commission recommends
that Council authorize the beginning of the condemnation process.
Enc: Plat
CC: Airport Commission
H:\Bob's FileslMaster Plan\Land AcquisitionUNemo to Council Land Acquisition.doc
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PLAT OF SURVEY
LOT 2 OF THE SE 1 /4 OF THE NW 1 /4, THE SW 1 /4 OF THE NW
1 /4, LOT 2 OF LOT 2 OF THE NW 1 /4 OF THE NW 1 /4, AND LOT
3 OF LOT 1 OF LOT 2 OF LOT 1 OF THE NE 1 /4 OF THE NW 1 /4
SECTION 35, T88N, R2E OF THE FIFTH P.M.,
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PLAT OF SURVEY
LOT 2 OF THE SE 1 /4 OF THE NW 1 /4, THE SW 1 /4 OF THE NW
1 /4, LOT 2 OF LOT 2 OF THE NW 1 /4 OF THE NW 1 /4, AND LOT
3 OF LOT 1 OF LOT 2 OF LOT 1 OF THE NE 1/4 OF THE NW 1/4
SECTION 35, T88N, R2E OF THE FIFTH P.M.,
DUBUQUE COUNTY, IOWA
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lot 2 of the SE 1/4 of the NW 1/4; and
The SW 1/4 of the NW 1/4, except one-holf acre in the Southwest Corner thereof deeded to
Independent School District of Table Mound Township;
Lot 2 of Lot 2 of the NW 1 /4 of the NW 1 /4; and
Lot 3 of Lot 1 of Lot 2 of Lot 1 of the NE 1 /4 of the NW 1 /4;
all in Section 35, Township 88 North, Range 2 East of the 5th P.M., in Dubuque County, Iowo,
occording to the United States Government Survey and the recorded plats thereof, less right
of way conveyed to the Stote of Iowa and/or the Stote Highway Commission for road purposes,
and together with and subject to all rights and easements of record.
AREA SURVEYED
105.847 ACRES TOTAL AREA
1.406 ACRES AREA IN ROAD
104.441 ACRES NET AREA
LEGEND
SURVEYED BOUNDARY LINE ~~
FOUND SECTION CORNER ~
PLACED NAIL WITH CAP
PLACED SECTION CORNER ~
PLACED T-BAR W[TH CAP 9761 p
RECORD MEASUREMENT ( ~
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Proprietors:
Ronold Bradley, Brion Brodley, Jeffrey Brodley
® ~~
DUBUQUE REGIONAL AIRPORT
11000 Airport Road ~ Dubuque, Iowa 52003
Tel: 563-589-4128 Fax: 563-589-4108
www.flydbq.com
Airport Commissioners ~ Steve Accinelli Doug Brotherton Charles Daoud Mike Santillo Sue Czeshinski
To: Michael C. Van Milligen, City Manager
From: Robert A. Grierson, A.A.E. Airport Manager ~~~
Date: January 14, 2008
Subject: Airport Land Acquisition - StafF Analysis
Background
The reason we need a new terminal is because we have simply outgrown our existing
facility. The Dubuque Regional Airport has undertaken two studies examining the
locations for a terminal facility. Our consultants, Crawford Murphy, and Tilly, developed
the March 2003 Terminal Area Study which identified four locations. The November
2004 adopted Airport Master Plan by Coffman Associates also reviewed those
alternatives. Both studies concluded the midfield location was the best site for location
of the new airport access road, parking lot, and terminal facility.
Terminal Building: Our existing terminal building (constructed in 1948, 1969, and
consolidated in 1988), has 11,655 square feet of interior space and is less than half the
physical size recommended by the Federal Aviation Administration (FAA) for the current
number of passenger enplanements and nearly one-third of the physical size
recommended for anticipated 10-year traffic. Approximately 26,200 square feet has
been recommended to accommodate existing passenger traffic needs and
approximately 32,800 square feet is recommended to accommodate 10-year passenger
demand.
Airside (terminal doors to airfield): The existing terminal apron, at approximately
8,000 square yards, is undersized to accommodate future demand for aircraft parking.
FAA standards for the amount of apron required for the initial terminal build-out is
approximately 35,000 square yards. Up to approximately 45,000 square yards of apron
could be required by the end of the 20-year planning period (2023).
Landside (terminal doors through parking lot): The existing configuration does not
provide an adequate amount of terminal curb frontage, nor an adequate number of
automobile parking spaces. We presently have 344 spaces provided to accommodate
passenger, rental car, and employee parking. These spaces are widely distributed
throughout the terminal area, with many of the long-term and employee parking located
in a remote lot to the northwest of the University of Dubuque (UD) flight-training center.
For initial planning purposes, approximately 650 parking spaces have been
recommended to accommodate demand; while up to approximately 850 spaces have
been recommended to accommodate the anticipated 20-year demand.
H:\Bob's Files\Master Plan\Land Acquisition\Council Land Acquisition -staff study.doc
Expansion of Existing Terminal Facilities: Based upon an analysis of the
expandability of the existing terminal building and its associated airside and landside
components, it was determined that expanding the existing terminal, apron, and
landside infrastructure did not represent a reasonable solution to accommodate future
growth. Therefore, planning for the construction of a new terminal building at the
Dubuque Regional Airport was recommended.
Terminal Options
Four sites for the construction of a new passenger terminal building and related support
facilities were identified, based upon airfield configuration and development patterns,
and assessed against a broad set of evaluation considerations.
Existing Location Evaluation
Airfield: From an airfield operations perspective, the Existing Location would continue to
function much as the terminal area does today. No new taxiways appear to be required
for this alternative.
Roadway: Roadway access would continue to utilize the existing intersection with U.S.
Highway 61 and could continue to utilize a section of the existing airport entrance
roadway. The terminal loop roadway would be required to serve dual purposes as the
entrance roadway would accommodate not just terminal traffic but the general
aviation/tenant vehicular traffic that will continue to be generated from the UD, T-
hangars, Air Traffic Control Tower, and other airport tenants. This co-mingling of the
terminal and general aviation/ tenant traffic on the terminal loop roadway and along the
terminal curb front could be a source of future congestion and confusion for all airport
patrons. Approximately 4,400 linear feet of new roadway, including the entrance
roadway, terminal loop road, and terminal frontal drive, is required for this alternative.
Approximately 1,500 linear feet of the existing terminal entrance roadway will require
demolition.
Topographer Due to site topography, construction of a new terminal area in the Existing
Location would require approximately 2,400,000 cubic yards of fill.
Phasing: The phasing of construction at the Existing Location would be very complex,
disruptive to existing operations, and costly. The construction of the new terminal
building, access roadway, and vehicle parking lots would interfere with existing landside
operations. A temporary terminal facility would be necessary in the interim period
between the closure of the existing terminal and the opening of the new building.
Construction of the new terminal apron would require demolition of the existing terminal
building and Fixed Base Operator (FBO), which could adversely impact general aviation
operations during the construction of new facilities to the southeast of the existing FBO.
Security: The continued co-mingling of the passenger terminal area with other aviation
uses, such as the FBO, UD, and tenant hangars requires enhanced efforts to provide
H:\Bob's FilesUAaster Plan\Land Acquisition\Council Land Acquisition -staff study.doc
the tightened security required in the areas of the Airport utilized by the air carriers and
does not provide for any segregation of activity for a potential security threat. The
passenger terminal building would have to be constructed using blast-mitigating
materials and techniques, eliminating the potential requirement fora 300-foot security
buffer between the terminal and automobile parking.
Expansion: The expansion potential beyond the 20-year planning period for the Existing
Location is poor. The proximity to the existing wastewater treatment lagoons, combined
with the steep terrain in the area of the proposed terminal auto parking, would likely
cause expansions beyond the 20-year demand to be cost prohibitive. Apron expansion
is limited by existing tenant/airport facilities or airfield design constraints on all sides.
Environmental: No land acquisition is required for the Existing Location. No other known
environmental impacts, including floodplain or wetland encroachment, are expected.
Utilities: Bringing City of Dubuque municipal sewer and water services to the Existing
Location will require approximately 21,200 linear feet of utility installation to reach the
Airport boundary, followed by an additional approximately 2,150 linear feet inside the
Airport boundary to the terminal. It is assumed that the sewer and water main will be run
parallel to each other with a nominal separation.
Cost: A preliminary planning-level cost estimate for the Existing location, including
demolition of the existing terminal and the car wash and De-Ice/Anti-Ice building, in
addition to the relocation of the FBO complex and the electrical vault, is approximately
$29,800,000.
East Location Evaluation
Airfield: From an airfield operations perspective, the East location places the Airport's
terminal complex at the southeast corner of the Airport, adjacent to the runway 31 end.
However, runway 18/36 has recently been lengthened and upgraded to serve as the
Airport's primary runway. Relocating the terminal area to the East location would result
in moving the terminal area further from the primary runway, therefore, increasing airline
taxi distances and increasing operational costs. Approximately 13,600 square yards of
new taxiway are recommended to improve Taxiways "A" and "B" to facilitate aircraft
movements between runway 13/31 and the terminal apron.
Roadway: Entrance roadway access would continue to utilize the existing intersection
with U.S. Highway 61. As in the Existing Location, the terminal loop roadway would be
required to serve dual purposes. The entrance roadway must accommodate not just
terminal traffic but the general aviation/tenant vehicular traffic that will continue to be
generated from the FBO, UD, Airport Maintenance and Aircraft Rescue Fire Fighting
(ARFF) facility, T-hangars, Air Traffic Control Tower, and other airport tenants. This co-
mingling of the terminal and general aviation/tenant traffic on the terminal loop roadway
and along the terminal curb front could be a source of future congestion and confusion
for all airport patrons. Thus, athree-lane roadway has been planned for the northern
portions of the ring road to allow return traffic from airport tenants to by-pass the
H:\Bob's FilesUlAaster Plan\Land Acquisition\Council Land Acquisition -staff study.doc
terminal frontage. Approximately 4,700 linear feet of new roadway, including the
entrance roadway, terminal loop road, and terminal frontal drive are required for this
alternative. Approximately 2,100 linear feet of the existing terminal entrance roadway
will require demolition.
Although detailed cost estimates for the potential relocation of the U.S. Army Reserve
facility have not been completed as a part of this study, preliminary estimates indicate
that relocating Bradley Joe Charters, Jackson Concrete Pumping, the entire U.S. Army
Reserve facility, including building and equipment, utilities, automobile parking, and
associated site work and fencing, could easily range from approximately $8,000,000 to
$12,000,000. For preliminary planning purposes, a value of $10,000,000 will be factored
into the overall terminal area cost for the East Location to reflect the potential relocation
of the U.S. Army Reserve facility and other business park tenants.
Topography: Due to site topography, construction of a new terminal area in the East
Location would require approximately 1,600,000 cubic yards of cut. It is anticipated that
a large component of this excavation could include rock.
Phasing: The phasing of construction at the East location would be less disruptive than
at the Existing location. Construction of the new airport access roadway would be
required prior to construction of the terminal building and aircraft parking apron.
Security: From a security perspective, the East location provides a more favorable, but
not complete, segregation of aviation activities which promote enhanced levels of
security on the terminal ramp. As the Airport continues to grow, this level of segregation
will diminish. The passenger terminal building would be constructed using blast-
mitigating materials and techniques, eliminating the potential requirement fora 300-foot
security buffer between the terminal and automobile parking areas.
Expansion: The expansion potential beyond the 20-year planning period for the East
Site is poor. Although the apron area could be expanded laterally, the area designated
for landside development to the north and northeast is fully utilized to meet the 20-year
demand. The site encompassed by the East Location has been identified in the past as
a major development parcel for other compatible aviation uses, such as general aviation
expansion or air cargo facilities. Developing this site as the passenger terminal area
removes the Airport's flexibility to develop this site for other aviation uses.
Environmental: No land acquisition is required for the East Location. No other known
environmental impacts, including floodplain or wetland encroachment, are expected.
Utilities: Bringing City of Dubuque municipal sewer and water services to the East
Location will require approximately 22,400 linear feet of utility installation to reach the
Airport boundary, followed by an additional approximately 1,800 linear feet inside the
Airport boundary to the terminal. It is assumed that the sewer and water main will be run
parallel to each other with a nominal separation.
H:\Bob's FilesUlAaster Plan\Land Acquisition\Council Land Acquisition - staff study.doc
Cost: A preliminary planning-level cost estimate for the East location, including
construction and engineering is approximately $31,900,000.
Midfield Location Evaluation (Recommended Location)
Airfield: From an airfield operations perspective, the Midfield location places the terminal
complex in proximity to the center of the airfield. This places the terminal in an
advantageous location in close proximity to both the primary and secondary runways
and could result in decreased taxi times for the air carriers. Approximately 11,600
square yards of new taxiway is recommended to connect the terminal apron to the
approach end of Runway 31.
Roadway: Roadway access would continue to utilize the existing intersection between
U.S. Highway 61 and Merlin Lane. Approximately 6,900 linear feet of new roadway,
including the entrance roadway, the terminal loop road, and terminal frontal drive are
required for this alternative. By acquiring the adjacent farmstead and routing the access
road through the approximate center of the parcel, the amount of access roadway is
reduced when compared to the alternative of routing the terminal access road to the
west along Merlin Lane before turning north on existing Airport property to access the
Midfield terminal site. The terminal access roadway would have the ancillary benefit of
opening up the acquired parcel and adjacent airport property for other compatible
aviation-related development opportunities.
Topography: Due to site topography, construction of a new terminal area in the Midfield
Location would require approximately 1,650,000 cubic yards of fill.
Phasing: The phasing of construction at the Midfield location would be completely
independent from the existing terminal area and would have very little, if any, impact on
existing operations. The existing terminal area and associated landside infrastructure
could remain in service until the new terminal area is complete and ready for operation,
allowing fora "seamless" transition between facilities.
Security: From a security standpoint, the Midfield location is completely segregated from
the existing terminal area separated by runway 13/31. This would result in increased
levels of security being available for the air carriers and terminal area. The passenger
terminal building will be constructed using blast-mitigating materials and techniques,
eliminating the potential requirement fora 300-foot security buffer between the terminal
and automobile parking areas.
Expansion: The expansion potential beyond the 20-year planning period for the Midfield
location is very good, constrained only by the airfield design criteria described above
and private property. Further property acquisition could eliminate the second constraint.
Since the Midfield location is currently undeveloped, expansion both during and beyond
the 20-year planning period could occur without infringing upon existing development.
Environmental: Due to the potential for measurable impacts on the adjacent farm land,
such as lost floodplain storage and the potential for vehicle and aircraft noise from the
H:\Bob's FilesWlaster Plan\Land Acquisition\Council Land Acquisition -staff study.doc
terminal area, it is considered necessary to purchase the entire parcel. This parcel
consists of approximately 103 acres. It appears that a portion of the landside
development being proposed in this alternative is in or near the limits of the 100-year
floodplain for Lytle Creek. Dubuque County governs floodplain development in the
vicinity of the Airport. Further coordination with Dubuque County staff would be
necessary to determine the significance of any floodplain encroachment associated with
the Midfield location. No wetlands have been identified in the vicinity of the Midfield
location.
Utilities: Bringing City of Dubuque municipal sewer and water services to the Midfield
Location will require approximately 22,400 linear feet of utility installation to reach the
Airport boundary, followed by an additional approximately 7,100 linear feet inside the
Airport boundary to the terminal. It is assumed that the sewer and water main will be run
parallel to each other with a nominal separation. Due to the topography of the Midfield
location, the installation of a pump station on airport property will be required, in addition
to approximately 4,100 linear feet of force main.
Cost: A preliminary planning-level cost estimate for the Midfield location, including
construction and engineering, is approximately $25,000,000.
West Location Evaluation
Airfield: From an airfield operations perspective, the West location places the terminal
complex west of Runway 18/36 and adjacent to the intersection of Runways 18/36 and
13/31. Although the site is in close proximity to both the primary and crosswind runway,
it is on the opposite side of the runways from the existing parallel taxiway systems. To
enhance safety and reduce the likelihood of runway incursions, terminal development at
the West location should be accompanied by taxiways connecting the apron with the
approach ends of both Runway 13 and 36. This would require over three times as much
new taxiway as the other alternatives due to the long distance between the west site
and the Runway 36 end. Overall, approximately 45,900 square yards of new taxiways
are recommended to connect the terminal apron with the Runway 13 and 36 ends.
Roadway: Roadway access for the West location would shift from U.S. Highway 61 to
U.S. Highway 151, resulting in a fundamental change in vehicular traffic patterns to
reach the terminal when compared to the existing entrance from U.S. Highway 61.
Approximately 8,000 linear feet of new roadway, including the entrance roadway along
the existing Jecklin Lane and the terminal loop road, are required for this alternative
Topographer Due to site topography, construction of a new terminal area in the West
Location would require approximately 1,300,000 cubic yards of fill.
Phasing: The phasing of construction at the West location would be completely
independent from the existing terminal area and would have very little, if any, impact on
existing operations. The existing terminal area and associated landside infrastructure
could remain is service until the new terminal area is complete and ready for operation,
allowing fora "seamless" transition between facilities.
H:\Bob's FilesUlAaster Plan\Land Acquisition\Council Land Acquisition -staff study.doc
Security: From a security standpoint, the West location is completely segregated from
the existing terminal area, separated by runway 13/31. This would result in increased
levels of security being available for the air carriers and terminal area. The passenger
terminal building will be constructed using blast-mitigating materials and techniques,
eliminating the potential requirement fora 300-foot security buffer between the terminal
and automobile parking areas.
Expansion: The expansion potential beyond the 20-year planning period for the West
location is very good, constrained only by the airfield design criteria described above
and the Airport's property line. Further property acquisition could eliminate the second
constraint. Since the West location is also an undeveloped site, expansion both during
and beyond the 20-year period could occur without infringing upon existing
development.
Environmental: Approximately eight (8) acres of land acquisition from two (2) private
property owners is required to accommodate the automobile parking area, terminal loop
roadway, and entrance road for the West Location. Also, several existing land uses
along Jecklin Lane, including a motel, residences, and dairy farm buildings would also
be candidates for acquisition to ensure compatible land uses along the public entrance
roadway. No other known environmental impacts, including floodplain or wetland
encroachment, are expected, with the possible exception of the potential for vehicle and
aircraft noise from the terminal area.
Utilities: Bringing City of Dubuque municipal sewer and water services to the West
Location will require approximately 20,800 linear feet of utility installation on City
property prior to reaching the Airport boundary, followed by an additional approximately
7,000 linear feet inside the Airport boundary to the terminal. It is assumed that the
sewer and water main will be run parallel to each other with a nominal separation.
Cost: A preliminary planning-level cost estimate for the West location, including
construction and engineering, is approximately $27,800,000.
A summary of these points and a map is attached for your review
CC: Airport Commission
H:\Bob's FilesWlaster Plan\Land Acquisition\Council Land Acquisition -staff study.doc
Section Four - De4telopment .alternatives
Terminal:4rea Studt~
Table 4-2
Conceptual terminal Site Alternatives Evaluation Summary
Siting Criteria Existing Location East Location Midfield Location west Lacation
AtrJic~lel Airfield functions much as Terminal area is locatexi Terminal loc:~cxi in close Terminal located in close
f)nNrutivrt.c Accx~.xy rt doe., today furdur from die prrnuiry proxuttny ro Runways prox-mtty to both Rurtway~s
• No new taxi-vay Run~~y 1813ti, r ncxeasmg 18,'36 and 13.31 18.36 and 13; 31
recommended airline tau dtstanoes and • Central location on airfield. • Ternunal located on
potentially operational costs . Approximately 1 f .blll- Sl~' opposite side of runways
• Approximately 13,biit- SY of new taxiway from the existing parallel
of new taxiway recommended tavway systems
rdoomm~dcxl • Appro~umately 2,60o LFnf • Approximatel~• .ti,900 SY
lierrmeter road around of ne-v taxrway
Runway 31 end reeomrnended.
recomn>znded • Approximately 3,q{1A LF of
perimeter road around
Runway 13 and 18 ends
recommended
I.u»cC~cclr ,9c~rc~s.c Continue to utilize Continue to utilize • Use of existing intersection • Uses existing intersection
intersection wid- U.S. uuerxctian with U.S. bet~+een U.S. lfigt-wav bl bet,veen U.S. 151 and
Highway bl and the Highway bi and the ~d Merlin Lie: terminal Jecklin Lane
existing aitpon enfiancd existing airport enfiance access continues to be from s Results in a fundamental
road road U S (il change in ve~ticular fiafFic
• Co-muti;lrn~ of°ternunal • Pt7tenUal rel<xatrcm of the • .Acquisnrat of adjacent patterns
and8eneral a~~ratra-~tenant US Nasal Re_,ervr f~rhty farnr~ead and farmland • Potentially incompatible
h affic on terrrurtal loop at a ccr;t ot'a}~}>ro~umstelr~ recommmen~d Isnd uszs along eusting
roadway and along ternunal 51t~,t-Ot7.tklU fapproximstely I[-3 acres} Jeck6n Lane
curb frail • Co-ntingling of terniinsl • Approximately n.~i-i- LF of • Approximately 8,(-tx- LF of
• Approximately a.atst~ LF of and general a~istion~tensnt navy roadway required new roadway retluirr~d
new roadway raquirecl fiat'~ie on tcrn»nal loop • (Z~s up the acquired
roadway and along terminal parcel for oon~ahble
curb front derek~ment op}x~rtunwes
• Approximately ~.?[x- LE of
new roadway re -aired
.tilts' I nlx>~Ir<t(-{lt' • Recprires a~pmximately • Requires proximately • Rcscluirs~ approximately • Requires approximately
2,~t0~0,t-00 CY of till I,600,(K}l7 CY of cut i,b5p,(-0U CY of fdl i,3a0,(rOp CY of fill
• Potential of rack
Table 4-2 - coM'd
Conceptual Terminal Site Alternatives Evaluation Summary
Siting Criteria Existing Location East Location Midfield Location Nest Location
( •t)Jttit171c.71tJlT 1'{TU.+Jtt~~ • Ven• corttplex phasing, • [:.ass disrr~tivc than at • Completely independart • Completely indep~tdent
• Setiow dist~tions to existing locaaon from eacuunb termmal area from exr~utg terminal area
existing operations • C'on~ruction will interfere • No intact on existing • No impact on existing
• Ten~orary ternwtal widt trat~'ic i7ow along operations operations
necessary existing entrance road • Seamless tran~tion • Seamless transition
through the duration of the potential potwttiaQ
ro oct
.fie ctJt•itt /nJ~uc't.~ • No segregation of aviation • 14bre favorable than • Complete segregation of + Complete segregation of
activities b}• securit}• threat existing site but still not s commercial and other commercial and other
complete segregation of aviation activities aviation activities
aviation acti~~tits by • fnhanc~d l~sls of s+x~trrity • Enhancod le~~els of security
security threat for+x~mmcrcial acti~itias forcommercial adivitias
• Sr~egauon will drmrm~tr
a3 dre .~i rt r;row,
L'xprntsuNt PolCtttJ[t/ Poor c~xpasnsion potential Poor expansion potential Ver}• good indefinite Very food indefinite
past ?b-f•ear build-out past 2U-year build-out ~cpansion potential expansion poterntial
• Remmmng tenaart and + Sr},pttficant con,trautc, • Expart_srar would not • Expansron would not
airport faalities cort>-traut remaining on landside do infringe on existing infringe on existing
airside expansion potential not allow future landside development developn~tt
• U S Naval Reserve Facility expansion to dre north or • Further property scgtttisition • Further property acquisition
and existing lagoons northeast could enhance expansion could enhance expansion
constrain landcidc • limits the airport's potential to dre east and potential to the south and
expansion potential flaxibilih' to accommodate srnrdreast west
other atiiaGOn developn><srt
alcm • the exr_eGn • tlrt~rtlme
1 ~Itv1tY)ttTrie'Ittt7/ • No land acquisition • Noland auluisition • Acquisition of adjacent • Approximately $ aicres of
Intpu~•t.~
Jttc~ltJcltns
~ No known smv~rtwtn~•ntal No known emuonme~rtal If).i•acre far-mstrad and land acquisition
,
,
lurtJuc
utlutt
ui intact, in~attti farmland raoommrnded Potential acqursrtron of
y
. • No historic regr~rv incompatible land uses
eligibility deterttunstton is along lecklin Lane
available for the adjacent • Potential shielding of
farmstead Dubuque bfemorial
• Potrntial Floexiplain and Gardens Carrxtery
noiscirrrpacts • Potential noise im s
Table 4-2 - cont'd
Conceptual Terminal Site Alternatives Evaluation Summary
Siting Criteria Existing [.ovation l=ast Location 1ltidfield [.ovation V4'est [,ovation
C.'tilities /,'Municipal Requires approximately Requires approximately Requires approximatey Requires approximately
watEr and sever/ '-1,200 LF of new utility 22,~3(H) LF of new utility 22,4W LF of new utility 2Q8U0 LF of new• utility
installation on City property installation on City property installation on City propem~ installation on City property
• Requires approximately Requires approximately • Requires approximately • Requires approximately
2,1 SU LF of new utilit<~ 1,8(K) LF of new utility 7,IUU LF of new utility 7,U(N) LF of new• utility
installation on Airport installation on Airport installation on Airport installation on Airport
propem~ property property, including a pump property
station and approximately
4,1 UO LF of force main
('ast 110-i~ar initial • $29,Rtx),0(x) • $31,9U0,(NHl • $25,UU0,(xH) • $27,8Ut),(>(lU
termiiurl build-otrti
TF~IECTTY QF DUbUgU@
DUB E All-AmericaCily
Masterpiece nn the Mississippi
2007
TO: The Honorable Mayor and City Council Members
FROM: Michael C. Van Milligen, City Manager
SUBJECT: Airport Land Acquisition
DATE: December 13, 2007
Airport Manager Robert Grierson is recommending that a public hearing be set to allow
public input on the acquisition of 103 acres of agricultural land adjacent to the Dubuque
Regional Airport for a new passenger terminal facility, circulation road, and vehicle
parking lots.
I concur with the recommendation and respectfully request Mayor and City Council
approval.
V ~~
MiC~iael C. Van illigen
MCVM/jh
Attachment
cc: Barry Lindahl, City Attorney
Cindy Steinhauser, Assistant City Manager
Robert A. Grierson, Airport Manager
~~ ~ ~
/ ~
11000 Airport Road ~ Dubuque, Iowa 52003
Tel: 563-589-4128 Fax: 563-589-4108
DUBUQUE REGIONAL AIRPORT www.flyaibq.com
Airport Commissioners ~ Steve Accinelli Doug Brotherton Sue Czeshinski Charles Daoud Mike Santillo
To: Michael C. Van Milligen, City Manager
From: Robert A. Grierson, A.A.E. Airport Manager
Date: November 29, 2007
Subject: Airport Land Acquisition
Recommendation
The Dubuque Regional Airport Commission requests that the City council set a public
hearing to allow public input on the acquisition of 103 acres of agricultural I'and
adjacent to the Dubuque Regional Airport for a new passenger terminal facility,
circulation road, and vehicle parking lots.
Background
Under a recent revision of the Iowa Code provisions authorizing eminent domain
proceedings, the actual eminent domain process for agricultural property must be
preceded by a public hearing to allow public input on funding the project, the location
of the project and on acquiring the particular parcel or parcels.
This property was identified in the adopted Airport Master Plan as the best site for
location of the new airport access road, parking lot, and terminal facility. Airport Staff,
in cooperation with Crawford, Murphy, and Tilly Engineering have secured two
appraisals, had them reviewed by an approved Review Appraiser, and approved by
the Federal Aviation Administration. The appraised value of $600,000 was offered to
the owners and the offer was rejected in March, 2007.
A counter offer of $3,000,000 was received in April. Subsequent face-to-face
negotiations continued and a counter offer of $1,800,000 was received. Due to
increases in land values during the summer, Staff had the appraisals updated and
made a second offer of $809,000 in November. This offer was also rejected by the
property owners who countered with $1,500,000 plus relocation and lease options.
Attached is a resolution setting the matter for a public hearing and directing the
publication of notice of public hearing.
cc: Airport Commission
Prepared by: James A. O'Brien 300 Main Street Suite 330, Dubuque IA 52001 563 583-8550
Return to: James A. O'Brien 300 Main Street Suite 330, Dubuque IA 52001 563 583-8550
RESOLUTION NO.
SETTING A PUBLIC HEARING ON THE INTENT TO ACQUIRE OR CONDEMN
IF NECESSARY PROPERTY FOR THE DUBUQUE REGIONAL AIRPORT
TERMINAL RELOCATION PROJECT
Whereas, Iowa Code § 6B.2A requires an acquiring agency to provide
written notice of a public hearing. to each owner of record of agricultural land that
may be the subject of condemnation; and
Whereas, the City Council finds that it may be necessary to acquire or
condemn the following-described property for the Dubuque Regional Airport
Terminal Relocation Project:
Lot 2 of Lot 3 of the W '/2 of the NW '/ of Section 36, Township 88
North, Range 2 East of the 5th P.M., Dubuque County, Iowa,
according to the United States Government Survey and the
recorded plats thereof, subject to easements of record;
Lot 1 of Lot 1 of Lot 5, and Lot A of Lot 2, both of the Subdivision of
the W '/Z of the NW '/ of Section 36, Township 88 North, Range 2
East of the 5th P.M., Dubuque County, Iowa, according to the
United States Government Survey and the recorded plats thereof,
subject to easements of record;
Lot 2 of Merlin Bradley, Second Addition, in Section 36, Township
88 North, Range 2 East of the 5th P.M., in Dubuque County, Iowa,
according to the United States Government Survey and the
recorded plats thereof;
The North 3/ of the N '/2 of the SW 1 /4; Lot 1 of Lot 1 of the W '/s of
the NW '/4 and Lot 2 of Merlin Bradley Addition, all in Section 36,
Township 88 North, Range 2 East of the 5th P.M., in Dubuque
County, Iowa, according to the United States Government Survey
and the recorded plats thereof, subject to highway, and,
Lot 2 of the SE '/a of the NW ~/4, and the SW '/a of the NW '/4, except
'/2 acre in the SW Corner thereof deeded to Independent School
District of Table Mound Township; Lot 2 of Lot 2 of the NW'/4 of the
NW ~/4; Lot 3 of Lot 1 of Lot 2 of Lot 1 of the NE '/a of the NW '/a; all
in Section 35, Township 88 North, Range 2 East of the 5th P.M., in
Dubuque County, Iowa, according to the United States Government
Survey and the recorded plats thereof, less right of way conveyed
to the State of Iowa and/or the State Highway Commission for road
purposes, and that part sold to the City of Dubuque, Iowa, for
airport purposes; and together with and subject to all rights and
easements of record, from November 13, 1996, title to which rests
in Ronald Bradley, Jeffrey Bradley and Brian Bradley, each owning
an undivided 1/3 interest, and doing business as Bradley Farms,
(the Property); and
Whereas, the owners of the Property are Ronald Bradley, Jeffrey Bradley,
and Brian Bradley (Owners); and
Whereas, a public hearing should be set on the intent to acquire or
condemn, if necessary, the Property; and
Whereas, notice of the public hearing should be published and mailed as
required by law to the Owners of the Property.
NOW, THEREFORE, BE IT RESOLVED BY THE CITY COUNCIL OF
THE CITY OF DUBUQUE, IOWA, AS FOLLOWS:
The City Clerk is hereby authorized and directed to cause a notice in the form
attached hereto to be mailed to the Owners and published as prescribed by Iowa
Code § 6B.2A of a public hearing on the City's intent to acquire or condemn, if
necessary, the Property, to be held on the 21St day of January, 2008, at 6:30
o'clock p.m. at the City Council Chambers 350 W. 5th St., Dubuque, Iowa.
Passed, approved and adopted this day of , 2007.
Roy D. Buol, Mayor
Attest: Jeanne F. Schneider, City Clerk
NOTICE OF INTENT TO COMMENCE A PUBLIC IMPROVEMENT PROJECT
FOR THE DUBUQUE REGIONAL AIRPORT TERMINAL RELOCATION
PROJECT AND TO ACQUIRE AGRICULTURAL LAND FOR THE PROJECT
Owners
Location or Address of
Affected Agricultural land
TO: Mr. Ronald Bradley
Mr. Jeffrey Bradley
Mr. Brian Bradley
Legal Description:
10719 Merlin Lane
Dubuque, IA 52003
10719 Merlin Lane
Dubuque, IA 52003
10719 Merlin Lane
Dubuque, IA 52003
Lot 2 of Lot 3 of the W '/ of the NW '/ of Section 36, Township 88
North, Range 2 East of the 5t" P.M., Dubuque County, Iowa,
according to the United States Government Survey and the
recorded plats thereof, subject to easements of record;
Lot 1 of Lot 1 of Lot 5, and Lot A of Lot 2, both of the Subdivision of
the W 'h of the NW '/4 of Section 36, Township 88 North, Range 2
East of the 5t" P.M., Dubuque County, Iowa, according to the
United States Government Survey and the recorded plats thereof,
subject to easements of record;
Lot 2 of Merlin Bradley, Second Addition, in Section 36, Township
88 North, Range 2 East of the 5t" P.M., in Dubuque County, Iowa,
according to the United States Government Survey and the
recorded plats thereof;
The North 3/ of the N '/2 of the SW 1 /4; Lot 1 of Lot 1 of the W '/2 of
the NW '/ and Lot 2 of Merlin Bradley Addition, all in Section 36,
Township 88 North, Range 2 East of the 5t" P.M., in Dubuque
County, Iowa, according to the United States Government Survey
and the recorded plats thereof, subject to highway, and,
Lot 2 of the SE'/4 of the NW'/4; and the SW'/ of the NW'/, except
'/z acre in the SW Corner thereof deeded to Independent School
District of Table Mound Township; Lot 2 of Lot 2 of the NW '/4 of the
NW '/4; Lot 3 of Lot 1 of Lot 2 of Lot 1 of the N E '/a of the NW '/a; all
in Section 35, Township 88 North, Range 2 East of the 5t" P.M., in
Dubuque County, Iowa, according to the United States Government
Survey and the recorded plats thereof, less right of way conveyed
to the State of Iowa and/or the State Highway Commission for road
purposes, and that part sold to the City of Dubuque, Iowa, for
airport purposes; and together with and subject to all rights and
easements of record, from November 13, 1996, title to which rests
in Ronald Bradley, Jeffrey Bradley and Brian Bradley, each owning
an undivided 1/3 interest, and doing business as Bradley Farms.
Under the provisions of Chapter 6B of the Iowa Code, a governmental body
which proposes to acquire agricultural land under power of eminent domain for a
public improvement project is required to give notice of intent to commence the
project to all owners of such agricultural land whose properties may be acquired
in whole or in part for the project. See Iowa Code §§ 6A.21(a), 6B.2A.
1. DESCRIPTION OF THE PROJECT.
NOTICE IS HEREBY GIVEN to the above identified owners of agricultural land
that the City Council of the City of Dubuque will consider authorizing the
commencement of a project to construct a new airport terminal and related
facilities.
2. PRIVATE PROPERTY MAY BE ACQUIRED BY PURCHASE OR
CONDEMNATION.
If the above described project is approved by the City Council, the City will be
required to acquire property for the project improvements. Upon review of
Dubuque County property records, it appears that agricultural land owned by the
above identified persons may have to be acquired in whole or in part for the
project. The City will attempt to purchase the required agricultural land by good
faith negotiations, and it may condemn those properties which it is unable to
purchase. The proposed location of the above described public improvement is.
shown on a conceptual drawing of the project which is now on file in the office of
the City Clerk and available for public inspection.
3. CITY PROCESS TO DECIDE TO PROCEED WITH THE PROJECT AND
TO ACQUIRE PROPERTY; CITY COUNCIL ACTION REQUIRED TO
PROCEED WITH PROJECT; OPPORTUNITY FOR PUBLIC INPUT.
In making the decision to proceed with the above described project and to
authorize the acquisition of property and property interests, the City Council is
required to hold a public hearing, giving persons interested in the proposed
project the opportunity to present their views regarding the project, and regarding
the proposed acquisition of property for the project. The public hearing on the
project will be held during the City Council's regularly scheduled meeting on the
21St day of January, 2008 at the City Council Chambers 350 W. 5th St., Dubuque,
Iowa, commencing at 6:30 p.m. In order for the City to proceed with the above-
described project and commence the acquisition of property for the project, the
2
City Council will be required to approve the project and authorize acquisition of
private property for the project by Council resolution. The City Council is
scheduled to consider adoption of the resolution initiating the above described
project following the public hearing.
If the project is approved by the City Council, an appraiser retained by the City
will determine the compensation to be paid for property or property interests that
are needed for the project. The City will offer no less than the appraised value
and will attempt to purchase only the needed property by good faith negotiations.
If the City is unable to acquire properties needed for the project by negotiation,
the City will acquire those properties by condemnation.
4. CONTACT PERSON.
Persons desiring further information regarding the proposed public improvement
project or its impact on the properties identified above may contact by mail the
Airport Manager, 11000 Airport Road, Dubuque, Iowa 52003, or by telephone at
(563) 589-4128.
5. STATEMENT OF RIGHTS.
Just as the law grants certain entities the right to acquire private property, you as
the owner of property have certain rights. You have the right to
a. Receive just compensation for the taking of property. (Iowa Const., Article
I, Section 18)
b. An offer to purchase which may not be less than the lowest appraisal of
the fair market value of the property. (Iowa Code §§ 66.45, 6654)
c. Receive a copy of the appraisal, if an appraisal is required, upon which the
acquiring agency's determination of just compensation is based not less
than 10 days before being contacted by the acquiring agency's acquisition
agent. (Iowa Code §66.45)
d. When an appraisal is required, an opportunity to accompany at least one
appraiser of the acquiring agency who appraises your property. (Iowa
Code §66.54)
e. Participate in good- faith negotiations with the acquiring agency before the
acquiring agency begins condemnation proceedings. (Iowa Code
§66.3(1))
f. If you cannot agree on a purchase price with the acquiring agency, a
determination of just compensation by an impartial compensation
3
commission and the right to appeal its award to district court. (Iowa Code
§§ 66.4, 66.7, .and 66.18)
g. A review by the compensation commission of the necessity for the
condemnation if your property is agricultural land being condemned for
industry; (Iowa Code § 6B.4A)
h. Payment of the agreed upon purchase price, or if condemned, a deposit of
the compensation commission award before you are required to surrender
possession of the property. (Iowa Code §§ 66.25 and 66.54(11))
Reimbursement for expenses incidental to transferring title to the acquiring
agency. (Iowa Code §§ 66.33 and 66.54(10))
j. Reimbursement of certain litigation expenses: (1) if the award of the
compensation commissioners exceeds 110 percent of the acquiring
agency's final offer before condemnation; and (2) if the award on appeal in
court is more than the compensation commissioner's award. (Iowa Code
§ 68.33)
k. At least 90 days written notice to vacate occupied property. (Iowa Code
§ 66.54(4))
I. Relocation services and payments, if you are eligible to receive them, and
the right to appeal your eligibility for and amount of payments. (Iowa Code
§316.9)
The rights set out in this Statement are not claimed to be a full and complete list
or explanation of an owner's rights under the law. They are derived from Iowa
Code Chapters 6A, 6B and 316. For a more thorough presentation of an owner's
rights, you should refer directly to the Iowa Code or contact an attorney of your
choice.
This Notice is given by authority of the City Council of the City of Dubuque, Iowa.
Jeanne Schneider, City Clerk
Published in the Telegraph Herald on the
day of , 200
Mailed to all affected Property Owners on the
day of , 200
4