Locust Street Resurfacing Design ReviewPlanning Services Department
City Hall
50 West 13~ Street
Dubuque, IA 52001-4864
(563) 589-4210 phone
(563) 589-4221 fax
(563) 589-6678 TDD
plannin~Qcityofdubuque.o rg
THE CITY OF
DuB E
MQSfe1~71eCC Oft tJ~ MiSS1SSi~'II
July 21, 2008
The Honorable Mayor and City Council Members
City of Dubuque
City Hall - 50 W. 13tH Street
Dubuque, IA 52001
RE: Locust Street Resurfacing Project between Stn and 17tH Streets
Dear Mayor and City Council Members:
The City of Dubuque Historic Preservation Commission (HPC) has reviewed the above-
cited request. The staff report and related materials are attached for your review.
Discussion
The City of Dubuque is requesting to resurface Locust Street between 9t" and 17tH
Streets. Resurfacing the street will include removal of the deteriorated limestone curb
and replacement with concrete curb and gutter and installation of new accessibility and
curb ramps where needed. This project is located in the Jackson Park Historic
Preservation District, where the HPC has advisory design review for public works
projects.
Recommendation
By a vote of 6 to 1, the Historic Preservation Commission recommends City Council
approve the Locust Street Resurfacing Project Between Stn and 17t" Streets.
A simple majority vote is needed for the City Council to approve the request.
Respectfully submitted,
-~
_-
Christine Olson, Chairperson
Historic Preservation Commission
Enclosures
cc Gus Psihoyos, City Engineer
ADVISORY DESIGN REVIEW STAFF REPORT Meeting Date: July 17, 2008
Property Address: Locust Street between 9t" and 17t" Streets
Property Owner: City of Dubuque
Applicant: City of Dubuque
Project: To resurface Locust Street between 9t" and 17t" Streets.
Historic Preservation District: Jackson Park Landmark: No Funding: None
Date Built: 1874 Present Land Use: Public
Physical Characteristics: The current street is surfaced with approximately 3"-7" of
asphalt. In the 1400, 1500 and 1600 blocks of Locust Street, the existing street is brick
with a 3" asphalt overlay. The existing curb and gutter is a mix of straight limestone
curbing and concrete curb and gutter. The concrete curb and gutter is primarily in the grn
and 10t" street blocks.
Narrative Statement of Significance: The redevelopment of Jackson Park from the
town cemetery into a large public park during the 1870s spurred the spread housing into
this area. Jackson Park historic district is distinctive for the number of large, high-style
homes demonstrating a remarkable level of craftsmanship and unusual local variants on
national styles designed by local architects. From the 1860s through the 1890s
prominent citizens and wealthy industrialists either built their showcase homes
conspicuously "on the hill" overlooking the town and River below, or in the desirable
"upper teens" between 10th and 17th Streets. Public institutions serving the nouveau-
riches located in this area as well, including a considerable number of religious
institutions catering to multiple denominations. Characteristics of this area included high
density residential development centered around large, prominent homes, institutional
buildings and greenspaces; wide brick paved streets with limestone curbs and low
retaining walls; secondary structures located at the rear of the property and accessed
by alleys; elaborate iron fencing; street trees in the right of way; and park-like
landscaping on the larger lots.
Staff Analysis: The City of Dubuque is requesting to resurface Locust Street between
9rn and 17t Streets. Resurfacing the street will include the removal of all the
deteriorated limestone curb and replace it with concrete curb and gutter.
Limestone was the traditional curb material throughout the city. As with the sidewalks, it
has been City policy to remove and replace these curbs with poured concrete curbs and
gutters as they deteriorate, or when they interfere with street or utility repairs. Limestone
is recommended for use as a straight curb material in these areas due to its historic
presence, but alternate materials may be considered for ease of maintenance, reduced
cost and increased durability. The Streetscape and Landscape Guidelines state that as
a last resort, new or common materials, such as standard concrete, when it is not
economically viable to save and repair originals or to use substitute materials which
simulate the original in appearance may be acceptable. The guidelines for sidewalks,
walkways and curbs are enclosed.
Advisory Design Review/HDPIP -Locust Street resurfacing between 9th and 17th Streets
Page 2
In the enclosed letter, the applicant explains Locust Street is surfaced with
approximately 3"-7" of asphalt. In the 1400, 1500 and 1600 blocks of Locust Street, the
existing street is brick with a 3" asphalt overlay. The asphalt is badly deteriorated much
in part to the record winter of 2007/2008. The existing curb and gutter is a mix of
straight limestone curbing and concrete curb and gutter. The concrete curb and gutter is
primarily in the 9t" and 10t" street blocks.
The application also states the current limestone curbs are badly deteriorated. They are
also a safety concern for people stepping out of cars due to the uneven surface. There
are parking lanes adjacent to the curbs and the limestone curbs have been known to
cause tire damage to vehicles if people park too close. The applicant has provided the
enclosed photographs which document the curb and street conditions.
The application explains the City of Dubuque plans to remove all of the deteriorated
limestone curb and replace with concrete curb and gutter. The new concrete curb and
gutter will be standard concrete curb & gutter. To replace the old limestone curb with
new limestone is extremely cost prohibitive. The City has previously replaced limestone
curb with concrete curb and gutter. This most recently occurred in the Jackson Park
Historic District when Bluff Street was resurfaced a few years ago. Two blocks of Locust
Street currently has concrete curb and gutter on both sides of the street. The application
notes this curb replacement practice is an acceptable alternative to placing new
limestone curbing based on the Streetscape and Landscape Guidelines for the Historic
Districts of the City of Dubuque.
The existing asphalt pavement will be milled down to a depth of 4" in the blocks from 9t"
to 14t" Streets. From 14t" Street to 17t" Street, the pavement will be milled down (~3") to
the existing brick pavers in the street. The contractor will take care to not damage the
bricks during milling operations. The brick streets that intersect Locust Street (13t" &
15t") will have the asphalt pavement headers match up to the brick courses with the
least amount of disturbance to the existing brick pavers. See the attached pictures. The
brick street shown is 15t" street. You'll notice the soldier course brick that the overlay
can tie into.
All of the non-ADA compliant curb ramps will be replaced and have detectable warnin~
panels installed to meet ADA requirements. There are existing traffic signals at 9t", 10t ,
12t" and 14t" Streets. These traffic signals and associated pedestrian access ramps and
signals will be replaced in a prior project to this one.
The role of the Historic Preservation Commission in reviewing this project is to serve as
an advisory design review body to the City Council for review of public works projects
which have historic preservation implications at landmark sites. The Commission's
recommendation will go on to the City Council with the application materials for their
review and approval of the project.
Compliance with Guidelines: In 2002, the Streetscape and Landscape Guidelines
were created to help provide recommendations for public improvements on public
property.
Prepared by ~~~ ~--~ Reviewed: ~ G~;~- Date: ~ ~
THE CITY OF Dubuque
T T ~ City of Dubuque
DuB E 1 i ~ Planning Services Department
Masterpiece on the Mississippi ZI I Dubuque, IA 52001-4864
Phone: 563-589-4210
Fax: 563-589-4221
PLANNING APPLICATION FORM
^Variance
^Conditional Use Permit
^Appeal
^Special Exception
^Limited Setback Waiver
^Rezoning
^Planned District
^Preliminary Plat
^Minor Final Plat
^Text Amendment
^Simple Site Plan
^Minor Site Plan
Please type or print legibly in ink
^Major Site Plan
^Major Final Plat
^Simple Subdivision
^Annexation
^Temporary Use Permit
^Certificate of Economic Non-Viability
^Certificate of Appropriateness
®Advisory Design Review
^Historic Designation
^Neighborhood Association
^Other:
Property owner(s): City of Dubuque Phone: (563) 589-4270
Address: 50 W. 13`" Street City: Dubuque State: IA Zip: 52001
Fax Number:
Cellular Number:
Address:
Applicant/Agent: Bob Schiesl, Assistant City Engineer Phone: (563) 589-4270
Address: 50 W. 13t" Street City: Dubuque State: IA Zip: 52001
Fax Number:
Cellular Number:
it Address:
Site location/address: Locust Street between 9~" and 17t" Streets
Existing zoning: N/A Proposed zoning: N A Historic District: Jackson Park Landmark: No
Legal Description (Bidwell parcel ID# or lot number/block number/subdivision):
Total property (lot) area (square feet or acres): N[A
Describe proposal and reason necessary (attach a letter of explanation, if needed): Resurface Locust Street between 9t" and
17t" Streets
CERTIFICATION: I/we, the undersigned, do hereby certify that:
1. It is the properly owner's responsibility to locate property lines and to check your abstract for easements and restrictive
covenants.
2. The information submitted herein is true and correct to the best of my/our knowledge and upon submittal becomes public
record;
3. Fees are not refundable and payment does not guarantee approval; and
4. All additional req(u~iredpwritten and graphic materials are attached.
Property Owner(s): 1 l ~K~~ ~ ~ Date: r; ~- 3n -- O £3
Applicant/Agent:
Date:
FOR OFFICE USE ONLY -APPLICATION SUBMITTAL CHECKLIST
Fee: 0 Received by: ~ ~ Date
^ Site/sketch plan^ Conceptual Development Plan ^Photo
^ Improvement plans ^ Design review project description ^ Floor plan
o ~~ Docket:
^ Plat
^ Other:
THE CITY OF Engineering Department
DT TR ~ City Hall
50 W. 13~ Street
V LJ Dubuque, Iowa 52001
Masterpiece on the Mississippi 563.589.4270
563.589.4205 (fax)
www. cityofdubuque.org
June 30, 2008
Historic Preservation Commission
50 W. 13t" Street
City of Dubuque
Dubuque, IA 52001
Subject: Locust Street Resurfacing (9t" - 17t")
Dear Commissioners,
The City of Dubuque is currently planning to resurface Locust Street from 9t" to
17t" Streets in downtown Dubuque. The street is entirely in the Jackson Park
Historic Preservation District. The current plan is to resurface the street with 4" of
HMA pavement. The City would like to replace a majority of the existing curb.
EXISTING CONDITIONS
The current street is surfaced with approximately 3"-7" of asphalt. There is no
exposed historic brick in the project area. The asphalt is badly deteriorated and
took a beating with the record winter of 2007/2008. The existing curb and gutter
is a mix of straight limestone curbing and concrete curb and gutter. The concrete
curb and gutter is primarily in the 9t" and 10t" street blocks. In the 1400, 1500 and
1600 blocks of Locust Street, the existing street is brick with a 3" asphalt overlay.
The side streets at 13t" Street and 15t" Street are brick and are exposed. They do
not have an overlay. Most of the alleys in the area are brick. Some of the alleys
have a thin seal coat over the brick, while others are exposed.
The current limestone curbs are badly deteriorated. They are also a safety
concern for people stepping out of cars due to the uneven surface. There are
parking lanes adjacent to the curbs and the limestone curbs have been known to
cause tire damage to vehicles if people park too close. See the pictures attached
for an example.
In 1874 the street was paved with Brick. In 1931 the street was overlaid with
asphalt from 6t" street to 17t" street. The street was resurfaced again in 1980 and
1984. The City does not have records on when the limestone curbs were
installed, but it is safe to say they were placed in the late 1800's.
PROPOSED IMPROVEMENTS
The City of Dubuque plans to remove all of the deteriorated limestone curb and
replace with concrete curb and gutter. The new concrete curb and gutter will be
standard concrete curb & gutter. This replacement practice is due to cost. To
replace the old limestone curb with new limestone is extremely cost prohibitive.
The City has previously replaced limestone curb with concrete curb and gutter.
This most recently occurred in this Historic District when Bluff Street was
resurfaced a few years ago. Two blocks of Locust Street currently has concrete
curb and gutter on both sides of the street. This curb replacement practice is an
acceptable alternative to placing new limestone curbing based on the
Streetscape and Landscape Guidelines for the Historic Districts of the City of
Dubuque. A copy of the Sidewalks, Walkways and Curbs guidelines is attached
to this letter.
The existing asphalt pavement will be milled down to a depth of 4" in the blocks
from Stn to 14tH Streets. From 14tH Street to 17tH Street, the pavement will be
milled down (~3") to the existing brick pavers in the street. The contractor will
have to take care to not damage the bricks excessively during milling operations.
The brick streets that intersect Locust Street (13t" & 15tH) will have the asphalt
pavement headers match up to the brick courses with the least amount of
disturbance to the existing brick pavers. See the attached pictures. The brick
street shown is 15t" street. You'll notice the soldier course brick that the overlay
can tie into,
All of the non-ADA compliant curb ramps will be replaced and have detectable
warning panels installed to meet ADA requirements. There are existing traffic
signals at Stn, ~ Otn ~ 2tn and 14tH Streets. These traffic signals and associated
pedestrian access ramps and signals will be replaced in a prior project to this
one. The signals will have countdown timers to aid pedestrians in crossing the
street.
REQUESTED ACTION
The City of Dubuque respectively requests the Historic Preservation Commission
recommend approval for the project as proposed.
If you have any questions, please contact me at 563-589-4270.
Sincerely
~' on Dienst, P.E.
Civil Engineer
City of Dubuque
Cc: James Boyd, Iowa DOT District 6 Design Tech
Gus Psihoyos, City Engineer
Bob Schiesl, Assistant City Engineer
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STREETSCAPE AND LANDSCAPE GUIDELINES
City of Dubuque, Iowa 2002
SIDEWALKS, WALKWAYS, AND
Sidewalks throughout the Cathedral District wer
either wood plank in their earliest form, which was
later replaced with brick pavers in different
patterns, or poured concrete with a crushed
limestone aggregate. It is currently City policy to
remove and replace these materials during new
construction, either with broom finish poured
concrete or, more recently, stained concrete
pavers or stained and stamped concrete.
Preservation and replication of any of the historic
masonry materials for sidewalks would be
appropriate in the Jackson Park District and
adjacent neighborhoods, and is the recommended
treatment. Substitute materials can be considered
for issues of cost and code compliance, however.
Limestone was the traditional curb material
throughout the city. As with the sidewalks, it has
been City policy to remove and replace these
curbs with poured concrete curbs and gutters as
they deteriorate, or when they interfere with street
or utility repairs. Limestone is recommended for
use as a straight curb material in these areas due
to its historic presence, but alternate materials may
be considered for ease of maintenance, reduced
cost and increased durability.
Jackson Park
CURBS
e I RECOMMENDED
JP-9
•Identification and preservation of original historic paving and limestone curbing
materials where they survive, particularly in areas where the curbing has a
substantial visual impact on the view from the street.
•Materials for new sidewalks and crosswalks that are consistent with the historic
materials, such as brick pavers and crushed-limestone aggregate concrete.
•Replacement of deteriorated limestone curbs with new limestone.
•New sidewalks that restore the historic width of the walkways, where
contemporary usages and City codes allow.
ACCEPTABLE
•Substitute materials that simulate the original paving, such as colored concrete
pavers and stamped and/or stained concrete.'"
•Substitute materials that simulate the original limestone curbing in color,
texture, and shape, such as straight curbs of tinted concrete poured with a
textured form liner.`
•As a last resort, new or common materials, such as standard concrete, when it
is not economically viable to save and repair originals or to use substitute
materials which simulate the original in appearance.*
NOT RECOMMENDED
•Removal of historic curbs and gutters without an appropriate replacement.
•Use of pebble-surface concrete sidewalks.
•Use of asphalt for a paving material on sidewalks.
"Review with PSD and HPC