Medical Associates_Hartig PUD Amendment Power Point
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West Campus
Medical Support
Service Building
Why We Are Here
Associates Park
• Medical Associates purchased and developed
Associates Park at its sole expense to meet its
long term growth needs "in Dubuque". In doing
so, added significant benefit and value to our
community via taxable commercial properties
and a gift of nearly 30 acres of parkland.
• Simply put, Medical Associates retained
approximately 31 acres of that Planned
Commercial Development to meet future growth
needs, and now needs to use it for that purpose.
• The green space in question is part of that
original retained Planned Commercial parcel.
What has changed since 1994?
• Our original conceptual development plan anticipated
two "mayor" additions. We accepted that from our
professional consultants in 1994.
• We have learned since 1994 that medical practices
(including ours) grow incrementally.
• We know that our 5 year need is for less than 20% of our
original projected phase 2 project, and we know that
smaller additions are very costly.
• Time is our teacher. A 1994 "concept" is just that...a
concept...subject to influences beyond our control. Our
growth is directly tied to population growth, patient
needs, and our business environment.
Our long term growth plan is still valid. The timing and
implementation plan needs adjusting.
• The site is a "campus". Like many institutional
properties, not everything is "connected and attached".
Why the big cost difference for
main facility addition?
• Higher cost/square foot for fire rated construction
• Design for vertical expansion (floor load vs. roof load)
• Cost of sprinkler system
• Cost to Destroy and relocate existing Surgery Center
parking areas and drop-off area
• Construction staging at entrance drive and business
disruption
• Custom exterior brick and stone coping (matching brick
is no longer available).
• Three times as much glass (more costly reflective glass)
as option #1.
• Demolition and reconstruction of existing exterior walls.
• Excludes future cost of exterior wall and roof demolition,
and business disruption.
Following the City's Lead
In 2007, the GDDC/City changed 4 acres of its
own Industrial Park public open space (across
the NW Arterial) to Heavy Industrial use, even
though it already had approximately 400
alternative acres available.
• In 2007, the GDDC/City promoted and pursued
efforts to change much of the public open space
along the NW arterial to Commercial Use.
It was this City action and message that
convinced us that using some of the Medical
Associates green space to meet our growth
needs was a real and viable option.
• We initiated this effort the month after the City's
decision to change public open space to Heavy
Industrial use in a development only 200' away.
Nowhere Else
There is no other development in the entire
City that requires, or has required, a green
space separation between Residential and
Commercial Property..Our Zoning Ordinance
would require a 36' building set-back (20% of
lot depth) with no screening (significantly less
than our proposed 50' screened green space).
Recent Examples:
- Sam's /Harvest View.
- Steve's Ace Hardware/Arboretum Drive.
- Industrial Park / Callahan Seippel Road residential.
- Commercial / Herrig residential development along Derby Grange Road.
Our PUD Ordinance and Change
• PUD Ordinance 3-5.5 (A)(2)
- "To encourage flexibility and design for efficiency
and cost savings for the developer and the
community."
• The proposed project is our most efficient and
most cost effective viable option to grow our
business in Dubuque - by far.
• The proposed project increases the City tax
base (a long range plan directive) and is of cost
benefit to the community.
• Denial means devaluation of property and no
benefit to either MA or City.
What We Are Asking
• The current site, including the green space,
is ALREADY zoned for PLANNED
COMMERICAL use.
• The current green space is approximately
180' deep immediately flanked by only a 20'
green space on either side.
• We are asking you to approve an
amendment to the PUD to adjust the central
180' green space to 50'.
Four Neighborhood Meetings
Their Concerns:
~/• Noise
Platinum I changed garbage pickup
Same traffic as now
Property Values
Tax information supports that proximity to commercial
property has not affected values of adjacent properties
and neighbors have enjoyed a 9-11% value increase.
Potentially negative impact to MA
Visibility
Proposed full landscape screening 13'-20' high
Additionally screens existing view of Platinum I
~/• Drainage
Repaired damaged berm on our site (caused by
illegal dumping)
Balance of issue is caused by our neighbors
Summary
• We have provided a compelling argument, Basil
supported by our business need and the zoning
ordnance.
• Significant engagement with neighbors; positive response
to neighbor concerns.
• Green Space separation between residential and
commercial is not, and has not been, required anywhere
else.
• Consistent with 2007 precedent change of green space in
the Industrial Park to meet another area business need,
even though other options were available.
• The 2007 green space change in the Industrial Park
afforded a cost effective growth solution for that business,
even though it departed from that original PUD.
• This is a Win/Win solution that
business need identified in our
preserves a significant amount
not be required today.
meets the intended
original PUD, yet
of green space that would
Why Is This The Best Solution?
• Responds positively to neighbor's concerns.
• Proposed screening maintains a pastoral atmosphere
and view for neighbors, far beyond what would have
resulted from original residential development plan.
• Maintains privacy for the neighbors.
Blocking visibility of Platinum I in addition to the
proposed building benefits the neighbors.
• Allows Medical Associates to meet current growth
needs in a practical and economical manner.
• Improves city tax base by improving property value.
• This is the most practical use for the site.