Loading...
The URL can be used to link to this page
Your browser does not support the video tag.
Adoption of South Port of Dubuque Brownfield Area Wide Use Plan
Copyrighted October 2, 2017 City of Dubuque Consent Items # 5. ITEM TITLE: Adoption of South Port of Dubuque Brownfield Area Wide Use Plan SUMMARY: City Manager recommending adoption of the South Port Area Wide Use Plan that is funded by an EPA Brownfields Planning Grant. RESOLUTION Adopting the South Port of Dubuque Brownfield Area Wide Use Plan SUGGESTED DISPOSITION: Suggested Disposition: Receive and File; Adopt Resolution(s) ATTACHMENTS: Description Type South Port Area Wide Use Plan -MVM Memo City Manager Memo Staff Memo Staff Memo South Port Area Wide Plan Chapter 1 Staff Memo South Port Area Wide Plan Chapter 2 Staff Memo South Port Area Wide Plan Chapter 3 Staff Memo South Port Area Wide Plan Chapter 4 Staff Memo South Port Area Wide Plan Chapter 5 Staff Memo South Port Area Wide Plan Chapter 6 Staff Memo South Port Area Wide Plan Chapter 7 Staff Memo Resolution of Adoption Resolutions THE CITY OF Dui Masterpiece on the Mississippi Dubuque bell All -America City '1Il1' 2007 • 2012 • 2013 • 2017 TO: The Honorable Mayor and City Council Members FROM: Michael C. Van Milligen, City Manager SUBJECT: Adoption of South Port Area Wide Use Plan — Funded by EPA Brownfields Planning Grant DATE: September 28, 2017 Economic Development Director Maurice Jones recommends City Council adoption of the South Port Area Wide Use Plan that was funded by an EPA Brownfields Planning Grant. I concur with the recommendation and respectfully request Mayor and City Council approval. [7M/ha krtn, Michael C. Van Milligen MCVM:jh Attachment cc: Crenna Brumwell, City Attorney Teri Goodmann, Assistant City Manager Cori Burbach, Assistant City Manager Maurice Jones, Economic Development Director THE CITY OF ' Dubuque E i I -America City DUB 1Q Masterpiece on the Mississippi 2007 • 2012 • 2013 • 2017 Economic Development Department 50 West 13th Street Dubuque, Iowa 52001-4864 Office (563) 589-4393 TTY (563) 690-6678 http://www.cityofdubuque.org TO: Michael Van Milligen, City Manager FROM: Maurice Jones, Economic Development Director SUBJECT: Adoption of South Port Area Wide Use Plan — funded by EPA Brownfields Planning Grant DATE: September 26, 2017 INTRODUCTION The purpose of this memorandum is to present the final Area Wide Use Plan for the South Port Area of Dubuque as developed through an EPA Brownfields Planning Grant and request its adoption by City Council. BACKGROUND In 2015 the City of Dubuque was awarded an EPA Brownfields Area Wide Planning Grant to focus on the South Port area. An RFP was released and several qualified consulting teams submitted proposals. The team chosen to administer the grant includes staff from Shive Hattery, Terracon, and Conlon Construction, as well as several South Port property owners. DISCUSSION The consulting team, property owners, and City staff have met regularly over the past two years to discuss possible redevelopment options for properties in the South Port. The grant provided the parties a valuable opportunity to gather for these discussions on a regular basis. The conversations centered around the private sector development that might be feasible and desirable in that area of town, as well as the public infrastructure improvements that would be necessary to support that development As the South Port is located in an area also governed by the Port of Dubuque Master Plan, Port of Dubuque Planned Unit Development (PUD) Ordinance, and the Greater Downtown Urban Renewal Area, Engineering and Planning staff were included in several of the stakeholder meetings in order to ensure consistency among the requirements and recommendations of each document. Staff are continuing to meet internally to discuss how the plans will be integrated so as to avoid any inconsistencies moving forward. In addition to the Area Wide Planning Grant, the City concurrently has been administering an EPA Brownfields Assessment Grant the past several years. The Assessment grant assisted our planning efforts in the South Port. For instance, by making available some soil and groundwater testing results on several properties in the South Port area, it provided some key information needed in order to make sound decisions for redevelopment. The EPA has indicated they are pleased with Dubuque's approach of leveraging each of the two grants to enhance the work of the other and see this as a best practice. The results of the two years of meetings are reflected in the attached Area Wide Use Plan for the South Port. This Plan is not a definitive set of "must do" redevelopment activities, but rather a set of options that make sense financially, environmentally, and socially at the time the plan was developed with the expectation that development in the South Port will adapt to changing circumstances in the coming years. RECOMMENDATION/ ACTION STEP I recommend adoption of the South Port Area Wide Use Plan. Prepared by: Jill Connors, Economic Development, 50 W. 13th Street, Dubuque IA 52001, 563 589-4393 Return to: Jill Connors, Economic Development, 50 W. 13th Street, Dubuque IA 52001, 563 589-4393 RESOLUTION NO. 326-17 ADOPTING THE SOUTH PORT OF DUBUQUE BROWNFIELD AREA WIDE USE PLAN Whereas, the City of Dubuque recognizes that the remediation and redevelopment of brownfields is an important part of protecting Iowa's resources and improving the local economy; and Whereas, the Brownfield Area Wide Use Plan for the South Port of Dubuque was funded by a grant from the U.S. EPA's Brownfields Area -Wide Planning Program; and Whereas, the plan summarizes previous planning efforts and sets the stage for moving the City forward in redeveloping this key area of the city; and Whereas, adoption of the plan will allow the City to fulfill the EPA's grant requirements. NOW, THEREFORE, BE IT RESOLVED BY THE CITY COUNCIL OF THE CITY OF DUBUQUE, IOWA: Section 1. That the South Port of Dubuque Brownfield Area Wide Use Plan, is hereby adopted. l Passed, approved and adopted this 2nd day of O ober, 2017. Attest: K4viS. Firnstal1l, pity Clerk ) /0 Roy D.1uol, Mayor South Port of Dubuque Brownfield Area Wide Use Plan THE CITY OF DUB Masterpiece on the Mississippi SHIVMI-IATTERY ARCHITECTURE+FNGINEERING Final Plan September 13, 2017 ACKNOWLEDGMENTS Project Team City of Dubuque Shive-Hattery Conlon Construction Terracon East Central Intergovernmental Association Greater Dubuque Development Corp. Stakeholders and Officials Project Team State of Iowa Department of Transportation United States Coast Guard US Army Corps of Engineers Molo Oil Company Newt Marine Gary Newt Newt Marine Service, Gary Newt, Karen Newt Sunflower Enterprises Dubuque Terminals, Inc. DRBE Properties LLC. Businesses, Educational Institutions, and Non -profits Ruhl and Ruhl Realtors HR Green 2 SOUTH PORT OF DUBUQUE AREA WIDE USE PLAN Figure 1: Image of South Port, Ice Harbor THE CITY 0 SHIVEI-IATTERY DUB AR CHI TE C rURE+ E NG 1NEER I NG Masterpiece an the Mississippi E THE CITY UUBU�UE Masterpiece on the Mississippi SHIVEHAT ERY ARCHIIECrURE+ENGINEERING TABLE OF CONTENTS Chapter 1: Project Overview/Introduction 5 Study Area Grant Background Chapter 2: Summary of Project Case Studies, City Plans, Programs and,Ordinances 13 Relevant Project Case Studies of Similar Projects Relevant City Plan, Ordinances, and Documents Inspirations from Neighboring Downtown Areas Guiding Principles, Programs, and Initiatives Chapter 3: Project Site Analysis 31 Site Parcels and Property Owners Catalyst Sites of South Port Existing Site Conditions Environmental Conditions Existing and Proposed Infrastructure Chapter 4: Market Analysis and Overview 63 Market Study Chapter 5: Community Outreach and Input 67 Landowner Feedback Public Input Chapter 6: Redevelopment Plan 73 Redevelopment Strategy Illustrative Concepts Preferred Concept Site Plan Green Infrastructure and Sustainable Design Chapter 7: Implementation Plan 85 Key action Plans Redevelopment Framework Plan Redevelopment Plan Timeline Addressing Environmental Contamination Design and Development Guidelines Appendix: 92 Glossary of Terms: 93 Sources: 93 SOUTH PORT OF DUBUQUE AREA WIDE USE PLAN 3 4 SOUTH PORT OF DUBUQUE AREA WIDE USE PLAN SHIVEI-IATTERY AR CHI TE C t U R E T E NG 1 N E E RING THE CITY OF DUB E Masterpiece on the ississippi THE CITY UUBE Masterpiece on the Mississippi SHIVEHAT ERY ARCHIIECrURE+ENGINEERING CHAPTER 1: INTRODUCTION AND PROJECT OVERVIEW Study Area Grant Background SOUTH PORT OF DUBUQUE AREA WIDE USE PLAN 5 Study Area The City of Dubuque is located in the north east corner of the Midwestern state of Iowa, along the Mississippi River. The City is adjacent to Illinois and Wisconsin, a region locally known as the tri-state area. In 2016, the population of Dubuque was estimated at approximately 58,531, projecting it to be the tenth largest city in Iowa. The Port of Dubuque (also known as Ice Harbor, 4th Street Peninsula, or the Riverfront) is an area downtown Dubuque that borders the Mississippi River. As one of the first areas settled in the city and the state, this area has historically been the center of heavy industry, but has recently seen extensive reinvest- ment and new construction. Through this transformation, it has become a main tourist destination in Dubuque. The Port includes all of the area that lies north of the CCPR rail yards, south of East 9th Street and Dove Harbor, east of the CCPR/ICER railroad tracks, and west of the Mississippi River. It is divided into two main sections: the North Port and the South Port, which are separated by Ice Harbor. Downtown Dubuque's central business district is separated from the Port area by a double set of railroad tracks and an expressway carrying US Highways 151 and 61. North Port can be reached byway of East 5th Street and the East 3rd Street overpass. South Port is accessible from Jones Street and Ice Harbor Drive, which connect North Port and South Port. 6 SOUTH PORT OF DUBUQUE AREA WIDE USE PLAN Figure 2: Aerial Image of Dubuque SHIVEI-IATTERY ARCHITECtURE+ENG'NEERING THE CRY DuusE Masterpiece on the Mississippi The History of the Port of Dubuque The Port of Dubuque was one of the first areas settled in what is now known as Downtown Dubuque. Its proximity to the river created a convenient location for a variety of industrial uses, including boat building, lumber transportation and storage, and ice harvesting. The 1868, the opening of their first railroad bridge to Illinois further strengthened the Port's role as a center for heavy industry. In addition, the Port was a major landing site for many steamboats traveling on the river. However, for most of its history, the low-lying Port area was unprotected against frequent spring flooding of the Mississippi River. This is one reason why many commercial and retail businesses were built further inland, centered on West 9th and Main Streets. In the 19th and early 20th centuries, the Port of Dubuque was a major boat building center on the Mississippi River. The Port also featured lumber yards, the Dubuque Star Brewery, and a Civil War -era shot tower. With a historic need for access, this area features the convergance of US Highways 20, 151, 61, and 52, and Iowa Highway 3. Railroads were also routed to the Port, with the Chicago Central & Pacific Railroad, and the IC&E Railroad running through the area. Figure 3: Aerial Image of the Port of Dubuque THE MT OF UU1 Masteryiece on the E SHIVEHAT ERY ssijryi ARCHIrECrURE+ENGINEERING The current Dubuque Railroad Bridge, built in the 1890s, connected the city with population centers to the east. Ice Harbor and the Mississippi shoreline accom- modated steamboat arrivals and departures and three of the city's four train stations were located in or near the area. In 1943, the Julien Dubuque Bridge was completed south of the Ice Harbor, thereby moving vehicular traffic over the Port instead of through it, across the old Dubuque "High Bridge". Following a record-breaking flood in 1965, the City began construction on a 30 -foot -high (9.1 m) flood protection wall to protect the city's riverfront. This was completed in 1973. Boat building ended in the area in the early 1970s, and brewing came to a halt shortly after. Today, the Port of Dubuque is a rapidly growing area. In recent years, there has been a great deal of new construction, and much of the remaining vacant land has already been earmarked for more development. Although the district has a strong emphasis on tourist attractions, there are retail, office, and residential projects included in proposed improvements. With the presence of various attractions, the Port has become a gathering place. Annual summer events include America's River Festival and the Taste of Dubuque, among others. The revitalization of the Port of Dubuque also led to a "ripple effect" of new development in the downtown area. Historic Old Main District now features buildings and storefronts that have been renovated into restaurants, stores, and nightspots. The Cable Car Square Historic District has also grown into an active shopping and entertainment district. Tourists are enjoying cultural attractions in Downtown Dubuque, including the Grand Opera House, the Five Flags Center, Fourth Street Elevator, and the Dubuque Museum of Art. SOUTH PORT OF DUBUQUE AREA WIDE USE PLAN 7 Study Area: The South Port of Dubuque The South Port of Dubuque is a 33 acre plot of land located in the heart of downtown, owned by several private property owners and businesses, as well as several government entities, including the US Coast Guard, Iowa DOT and City of Dubuque. This area is bordered by Ice Harbor and North Port to the north, the Mississippi River to the east, the Mississippi River and railroads to the south, and railroads and US 151/61 to the west. The Julien Dubuque Bridge intersects across the center of South Port, leading to Illinois. Comprised of mostly industrial waterfront properties, many of which are vacant, the South Port was adopted into the Dubuque Main Street District in 2015. Expanding the riverwalk, reviving buildings, and increasing access to the Port are intentions of the prospective plan. 8 SOUTH PORT OF DUBUQUE AREA WIDE USE PLAN Figure 4: Aerial Image of South Port , existing conditions SHIVEI-IATTERY ARCHITECtURE+ENG'NEERING THE CM' OF DUB E Masterpiece on the Mississippi The History of South Port Throughout the early 1870s, Carr, Austin & Company mills served the nearby lumberyard directly to the north of the Illinois Central Railroad roundhouse. The South Port of Dubuque consisted of a series of roadways and railroad right-of-ways. These avenues were raised above many surrounding sloughs, including the inlet harbor coming up from the southern end of South Port. South of the steamboat levee along the river was the location of a grain elevator that was adjacent to the railroad. Starting in the 1870s, the Ryan Packing Company was situated along Jones Street, located between Water Street and Levee Street. During the 1880s, a coal yard existed in the southern most portion of South Port with coal presumably used for the nearby roundhouse. Diamond Jo steamboats moored at the levee. A public levee and wharf were located on the river's edge running parallel to Levee Street (also known as Levee Front in the 1890s). The land was extended farther out into the river by fill several years later. Around 1892, the city granted the Diamond Jo Line the right to occupy and use a certain part of the public levee, with boats along Jones Street. This consisted of a warehouse and offices maintained by the Diamond Jo Line until 1911. The Ernsdorff Buggy Company's factory was also located in South Port near the levee. Commissioners of public docks were appointed by the mayor of Dubuque in 1926. In 1927, the Federal Barge Line began service between St. Louis, Missouri and Minneapolis, Minnesota.Shortlyafterthis, Dubuque's barge terminal opened at the foot of Jones Street. In 1938, the Public Dock Board and the Works Progress Administration constructed a stone wall to support pilings behind a trestle to prevent ice jams. Dirt dredged from the municipal harbor, later known as Ice Harbor, was used for the fill. The trestle was used for freight cars leading out to the floating docks of the barge terminal. That same year, a park was planned near the river. However, the War Department's plan for a storehouse and docking facilities took precedence. THE CITY 0 DUB J6'LJE Masterpiece on the Mississippi SHIVEHAT ERY ARCHIIECrURE+ENGINEERING Figure 5: Historic Image of South Port Figure 6: Historic Image of South Port Figure 7: Historic Image of Existing Building SOUTH PORT OF DUBUQUE AREA WIDE USE PLAN 9 Grant Background Role of the U.S. EPA Brownfields Area -Wide Planning Program The U.S. EPAs Brownfields Area -Wide Planning (AWP) program is designed to help communities confront local environmental and public health challenges related to brownfields, and benefit under -served or economically disadvantaged communities. The place -based planning strategy is inclusive of surrounding conditions, the com- munity, and assets and barriers to brownfield redevelopment. Community-based involvement is encouraged in site assessment, cleanup, and reuse planning, as well as overall neighborhood revitalization. WHAT IS A BROWNFIELD? The Environmental Protection Agency defines a brown field as "real property, the expansion, redevelopment or reuse of which may be complicated by the presence or potential presence of a hazardous substance, pollutant, or contaminant" (EPA, 2012). Many communities, such as those within this AWP project area, face the presence of multiple brownfields in their own backyard. Brownfield Inventory of the Planning Grant Area The South Port of Dubuque is located in a fully -developed area of the City that has been used for a wide range of industrial, commercial, and residential purposes since the 1800s. In this type of area, where buildings or land uses are no longer surpporting current market demands, vacant and under-utilized properties in need of redevelopment are quite common. There are several sites that meet the definition of a brownfield, creating one of the key challenges associated with revitalization of the South Port area. Brownfield sites vary significantly in size and characteristics: Some are large former industrial properties (such as the catalyst sites described in Chapter 3) with functionally obsolete buildings that are not well-suited for the needs of modern industrial users. Others may include former commercial gas stations, dry cleaners, etc. located on parcels that are too small for many alternative commercial uses. 10 SOUTH PORT OF DUBUQUE AREA WIDE USE PLAN The environmental liabilities associated with brownfields and their impacts on redevelopment or reuse prospects also vary significantly. At some sites, the costs for environmental cleanup may substantially exceed the current land value, while these costs at other sites may only equate to a small percentage of overall redevelopment costs. At some sites, the costs associated with cleanup may be less of a concern than the potential for future litigation, the possibility of delays in the construction schedule, or restrictions that may exist on use of certain portions of the property. As such, the cost for environmental cleanup may preclude certain uses or require significant financial planning to fund cleanup costs. Therefore, having a good understanding of environmental liabilities and their potential impact is an essential step in the redevelopment planning process. SHIVEI-IATTERY ARCHITECtURE+ENG'NEERING THE CM' OF DUB JE Masterpiece on the Mississippi The Framework The framework diagram illustrates the core concepts of the Brownfields AWP program and outlines the essential planning process. The initial steps require an evaluation of area conditions, market potential, and the state of existing infrastructure; engaging local citizens, stakeholders, and organizations; and prioritizing brownfield sites within the project area for future investment. Initial findings inform strategies for the project area that will guide future implementation. As plans are implemented by communities and brownfield properties within the planning areas are cleaned up and reused, the EPA expects positive environmental outcomes related to public health, air, and water quality, such as reduced exposure to contaminants; reduced greenhouse gas emissions and other air pollutants; reduced storm water runoff; and substantial reductions in pollutant loadings in local waterways. DUB JE Masterpiece on the Mississippi SHIVEHAT ERY ARCHIrECrURE+ENGINEERING Scope The geographic extent and range of factors taken into account in the area -wide planning process. Community Conditions Social, economic, physical and environmental conditions within In the project area. Community Engagement Partnerships For the South Port of Dubuque, it is anticipated that the development of this plan will encourage existing property owners to assess and remedy their properties (with other funding assistance provided as applicable) to allow for their subsequent redevelopment for new and/or updated industrial, commercial, or residential uses. The reuse of the area will foster development that might have otherwise occurred on nearby greenfields. It will also encourage sustainable development practices incorporating multi -modal transportation options, on-site stormwater treatment, green building techniques, and site -sensitive landscaping. Barriers to Redevelopment Obstacles to the redevelopment process for land acquisition, reuse, plan adoption and implementation. Brownfield Site Prioritization Potential Resources & Strategies Review of planning efforts and relevant case studies to understand potential resources and strategies that have been used for area revitalization. Existing Conditions Infrastructure Analysis Market Study BROWNFIELDS AREA -WIDE PLAN WITH IMPLEMENTATION STRATEGIES IMPLEMENTATION Figure 8: Brownfield Diagram SOUTH PORT OF DUBUQUE AREA WIDE USE PLAN 11 Figure 9: Current Image of South Port Figure 10: Current Image of South Port A comprehensive inventory of known or potential brownfield sites in the South Port of Dubuque was created. Evaluations of known or suspected environmental liabilities associated with the four identified catalyst sites were conducted to inform future site use options, redevelopment logistics, and financial planning. The work included review of available historical environmental and land use information as well as a windshield and walking survey of each parcel. This inventory accomplished the following: • Evaluate the priority, assessment, cleanup, and subsequent reuse of selected properties in the South Port of Dubuque project site • Identify environmental assessments already completed • Identify brownfield properties where no assessments or cleanups have taken place • Identify environmental data gaps • Suggest cleanup strategies • Determine viable reuses for the brownfield sites • Determine master plan for area Figure 11: Former Image of the Port of Dubuque 12 SOUTH PORT OF DUBUQUE AREA WIDE USE PLAN SHIVEI-IATTERY ARCHITECtURE+ENG'NEERING THE CM' OF DUB JE Masterpiece on the Mississippi THE CITY UUBU�UE Masterpiece on the Mississippi SHIVEHAT ERY ARCHIIECrURE+ENGINEERING CHAPTER 2: SUMMARY OF CASE STUDIES, CITY PLANS, PROGRAMS, AND ORDINANCES Relevant Project Case Studies of Similar Projects: Relevant City Plans, Ordinances, and Documents Inspirations from the Neighboring Downtown Areas Guiding Principles, Programs, and Initiatives SOUTH PORT OF DUBUQUE AREA WIDE USE PLAN 13 Relevant Project Case Studies of Similar Projects: Several planning and design studies provide context and relevant background regarding redevelopment planning effort for the South Port of Dubuque. The intent of this Brownfield AWP is to weave together the pertinent aspects of the past with current plans and relevant ordinances to maintain continuity and bring forth goals and objectives that are reflective of the community. The following plans and existing documents were taken into consideration for the AWP: • Project Case Studies • Comprehensive Plan • Land Use Code • Zoning Code • Downtown Master Plan • Port of Dubuque Master Plan • Port of Dubuque PUD Ordinance • Imagine Dubuque • Sustainable Dubuque 14 SOUTH PORT OF DUBUQUE AREA WIDE USE PLAN SHIVEI-IATTERY ARCHITECtURE+ENG'NEERING THE CITY OF DUB E Masterpiece on the ississippi Project Case Studies Several case studies that comply with similar size ratios, site conditions, and challenges were identified and explored as planning efforts were developed. These case studies identified and explored creative multi -use functions of the site, while addressing brownfield cleanup efforts of their former industrial grounds, factories, railways, and boat manufacturing facility uses, and returned the land to usable space in the city. Riverfront Wilmington, Delaware Redevelopment Characteristics: • Approximately 75 acre Riverfront Site • Amenities: • Retail • 14 Restaurants/Coffee Shops • 3 Large Condo Developments; 500 Units • Corporate Centers • Hotels • Ice Rink, Mini -Golf, Trampoline Park • Movie Theater, Children's Museum, Fitness Center • Event Spaces, Outdoor Events, Scenic Riverwalk • Wildlife Refuge Restoration Riverfront Park Denver, Colorado Redevelopment Characteristics: • Approximately 100 acre Riverfront Site (25 acre Greenspace, 75 acre Redevelopment Mixed -Use) • Amenities: • 1,859 Residential Units (ranging from affordable housing to high-end single family townhomes) • 20 Retail/Service Shops • 17 Restaurants/Coffee Shops • Dog Park • Great Lawn • Series of 3 Pedestrian Bridges; connect pedestrians to the spine of downtown Denver over railroad tracks, the river, and the highway THE CRT OF DUB _ E Mastetpiece an the ississippi SHIVEHAT ERY ARCHIIECrURE+ENGINEERING Figure 12: Riverfront, Wilmington, DE a.st Figure 13: Riverfront Park, Denver, CO Figure 14: Riverfront Park, Denver, CO SOUTH PORT OF DUBUQUE AREA WIDE USE PLAN 15 South Side Works, Pittsburgh, Pennsylvania Redevelopment Characteristics • Approximately 50 acre Riverfront Site (12 acre Greenspace, 38 acre Redevelopment Mixed -Use) • Amenities: • 550 Residential Apartment Units • 10 Restaurants • 18 Retail Shops/Services • 4 Parking Garages • 6 Office Space Buildings • Movie Theater • Riverfront Pavilion & Park Iowa River Landing, Coralville, Iowa Redevelopment Characteristics • Approximately 160 acre Riverfront Site (7 acre Wetland/Open Space, 153 acre Redevelopment Mixed -Use) • Amenities: • University Health Clinics, Medical Offices • Hotel • Residential Apartments and Townhomes • Museum, Antique Cars, Entertainment Venues • Parking Structure • Restaurants and Microbrewery • Retail • Wetland Park Downtown Revitalization, Moline, Illinois Redevelopment Characteristics • Approximately 265 acre City Block Riverfont Site • Amenities: • Residential Units, Apartments, Townhomes • Retail Shops and Offices • Restaurants • Hotel • Plazas and Entertainment Venues • Riverfront Walk, Parks, and Boat Slips • Streetscapes 16 SOUTH PORT OF DUBUQUE AREA WIDE USE PLAN i Figure 15: South Side Works, Pittsburgh, PA Figure 16: Iowa River Landing Coralville, IA Figure 17: Downtown Revitalization, Moline, IL SHIVEI-IATT ERY ARCHITECtURE+ENG'NEERING THE CM' OF DUB JE Masterpiece on the Mississippi Relevant City Plans, Ordinances, and Documents The City of Dubuque has many plans, documents, ordinances, and initiatives that provide instruction and guidance for the development of this city. Many of these documents reinforce and guide developments of the community for appropriate and sustainable growth in the future. City of Dubuque 2031 Vision Statement: "Dubuque 2031 is a sustainable and resilient city and an inclusive and equitable community. Dubuque 2031 has preserved our Masterpiece on the Mississippi and has a strong, diverse economy and expanding connectivity. Our residents experience healthy living and active lifestyles; have choices of quality, livable neighborhoods; have an abundance of fun things to do; and are engaged in the community." City of Dubuque Goals and Priorities 2016 City of Dubuque Mission Statement: "Dubuque citygovernment is a progressive and financially sound city government with residents receiving value for their tax dollars and achieving goals through partnerships. Dubuque city government's mission is to deliver excellent municipal services that support urban living; contribute to an equitable, sustainable city; plan for the community's future; and facilitate access to critical human services." Each year, the Dubuque City Council evaluates and completes a goal setting session for the city, reaffirming the city's 15 year vision statement, mission statement, and goals. These goals help prioritize the needs and desires for an improved city to better serve community members and visitors alike. The goals and priorities are organized into several categories such as Economic Prosperity; Environmental and Ecological Integrity; Social and Cultural Vibrancy; Planned and Managed Growth; Partnering for a Better Dubuque; Improved Connectivity; Transportation and Telecommunications; Financially Responsible City Government; and High Performance Organization. FIVE-YEAR COMMUNITY GOALS FOR A SUSTAINABLE DUBUQUE • Economic Prosperity • Environmental/Ecological Integrity • Social/Cultural Vibrancy Figure 18: Dubuque's Five -Year City Goals THE MT OF DUB TE SHIVEHATTERY Masterpieceonthe Mississippi ARCHIrECrURE+ENGINEERING FIVE-YEAR CITY GOALS • Planned and Managed Growth • Partnering for a Better Dubuque • Improved Connectivity— Transportation and Telecommunications FIVE-YEAR ORGANIZATIONAL GOAL • Financially Responsible City Government and High Performance Organization SOUTH PORT OF DUBUQUE AREA WIDE USE PLAN 17 Dubuque's Main Street District Dubuque Main Street is a not-for-profit 501 (c) 3 organization dedicated to the development and ongoing support of downtown as a place to live, work, and play. Dubuque Main Street's Four -Point Approach to downtown revitalization was developed by the National Trust for Historic Preservation's National Center with the goal of economic development within the context of historic preservation. 1 2 DESIGN We value the importance of creating and maintaining attractive building and store fronts, streets, signs, green space and well preserved architecture. DUBUQUE MAIN STREET DUBUQUE MAIN STREET PROMOTION We bring people downtown to live, work, and play. 3 ORGANIZATION We build partnerships by collaborating between many organizations, across the public and private spectrum. 4 ECONOMIC DEVELOPMENT Business growth and job creation are made possible with financial assistance and incentives. This leads to a strong commercial community. Following the National Main Street Four -Point Approach, Dubuque Main Street has provided structure and unity to a downtown composed of many separate parts. After 30 years of success, Dubuque's Main Street has become the longest standing urban program nationwide. The program has become a model urban Main Street program that is often referenced for preservation, innovative commercial projects, and integrating the arts in development projects. The organization serves eight downtown districts, including the following: • Cable Car Square • Historic Old Main • Port of Dubuque • Town Clock District • Jackson Park • Couler Valley (Central Corridor &Washington Neighborhood) • Historic Millwork • Upper Main/Farmers' Market The city looks forward to the revitalization of the South Port District with funding assistance from the Brownfield AWP Grant, and the residents look forward to a new downtown neighborhood. Figure 19: Dubuque Main Street Logo 18 SOUTH PORT OF DUBUQUE AREA WIDE USE PLAN SHIVE-I-IATTERY ARCHITECtURE+ENG'NEERING THE CM' OF DUB E Masterpiece on the Mississippi Dubuque Comprehensive Plan 2012 The Dubuque Comprehensive Plan was developed to set and determine land planning goals and processes for transportation, green spaces, utilities, land use, recreation, and housing. Comprehensive planning reflects a consensus of community values in a series of goals, which set the direction for the future of the city and for improving the quality of life in Dubuque. This Comprehensive Plan is the community's guide to future development, public policies, and decision-making. It examines the past and present conditions of the community to determine the direction for future growth and development. Planning Dubuque's future will help make sure the roads, sewers, and other public services are more efficient, ensuring public money is better spent. The policy statements, goals, and objectives of the elements explain the direction, ideals, and desires which the Comprehensive Plan is intended to satisfy. They also serve as the justification for many of the planning and budget decisions, as well as ordinances and regulations adopted by the City Council. The Dubuque Comprehensive Plan looks at the city, as well as the surrounding region, as a whole with goals and objectives established for physical, economic, and social elements of the community. As a result, the plan has reflected the three principles of sustainability: environmental, economic, and social equity needs. The Comprehensive Plan consists of 14 Goals and Objectives in three categories: Economic Prosperity, Environmental and Ecological Integrity, and Social and Cultural Vibrancy. These principles guide government, business, non-profit, and individual actions in Dubuque. Community planning documents including the Comprehensive Plan, Long Range Transportation Plan, Comprehensive Economic Development Strategy, and many others are guided by this sustainability framework. Economic Prosperity City Fiscal Economic Development. THE CRT OF DUB E Masterpiece on the Mississippi ENVIRONMENTAL/ ECOLOGICAL INTEGRITY Vabe Lvcpble ECONOMIC Equitable SOCIAL/CULTURAL PROSPERITY VIBRANCY SHIVE-HATI"E-RY ARCHIIECrURE+ENGINEERING Environmental Ecological Integrity Land Use, Urban Design, Transportation Infrastructure Environmental Quality Social/Cultural Vibrancy Health, Housing, Human Services, Education, Cultural Arts, Recreation, Public Safety, Diversity. 4 OV Figure 20: Dubuque Comprehensive flan Goal Logos SOUTH PORT OF DUBUQUE AREA WIDE USE PLAN 19 ✓ Urban Desi ✓ Developable Land Analysis ✓ Land Use ✓ Transportation Planning ✓ Infrastructure ✓ Hazard Mitigation 1 Environment/Ecology ✓ Build on Past Work ✓ Local, Regional, National Trends ✓ Peer and Competitive Review ✓ Development/Redevelopment Analysis 1 Health ✓ Housing ✓ Historical Resources ✓ Cultural Resources ✓ Education ✓ Public Safety ✓ Parks & Recreation =figure 21: Current Land Use 2016 .�i AC: cg 00 00 00 Enhance mobility Further Sustainability Build a recreation/ health wellness center Complete streets and trails More Activities for teens + families Housing Diversity + Mixed-use Figure 22: Imagine Dubuque Program Goals Imagine Dubuque Campaign Imagine Dubuque, the new City of Dubuque Comprehensive Plan, is currently in progress and is working to create a sustainable, resilient, inclusive, and equitable legacy for generations to come. It's intended to be the voice of the community. Built around the community's economic prosperity, environmental integrity, and social and cultural vibrancy, the Imagine Dubuque serves as a guide for the community's physical, social, and economic development. It is a key tool to developing policy and community initiatives, while informing the city budget. Imagine Dubuque works to collect the ideas of the many residents and visitors into a forward moving plan. Imagine Dubuque is designed to further momentum to create a viable, livable, and equitable community through a series of goals. The intended result would create strong partnering for a better Dubuque, with managed growth and improved connectivity. Focus points include: Community Design, Smart Energy Use, Resource Management, Clean Water, Regional Economy, Native Plants and Animals, Reasonable Mobility, Green Buildings, Healthy Environment, Local Foods, General Health and Safety, and Community Knowledge. Dubuque residents, business owners, and other stakeholders are the stewards of this plan. Figure 23: Imagine Dubuque Planning Session 20 SOUTH PORT OF DUBUQUE AREA WIDE USE PLAN IMAGINE : DUBUQUE • •• Figure 24: Imagine Dubuque Logo SHIVEI-IATTERY ARCHITECtURE+ENG'NEERING DUB JE Mastetpiece an the Mississippi Downtown Dubuque Master Plan 2003 The Downtown Dubuque Master Plan 2003 is designed to grow the health and economic sustainability of the region and community and advance the vision of Downtown. Through the planning efforts, the City of Dubuque initiated a process that would ensure future initiatives within the downtown area to occur with aesthetic and functional continuity. The Downtown Dubuque Master Plan is intended to provide recommendations for investment and policy reform, which can be implemented over the near and long-term. As a strategic document, it was designed to promote investment and reinvestment into the area. It is a voice for Downtown Dubuque stakeholders and a roadmap for the future. Project Mission "Assist the client team with preparation of redevelopment strategies for Downtown which produces tangible results, and information which will lead to careful investment and a well -served market." Plan Approach "To identify real projects for implementation and formulate strategies which capitalize on opportunities and overcome barriers in an effort to ready the environment for investment." Project Goals • Grow stakeholder consensus and education • Develop strategies for new investment and reinvestment • Advance the discussion of Downtown redevelopment • Promote political support for removal of barriers and allocation of resources • Create a "place" for residents, employees, consumers, and visitors ....4:217- ter.:-.• _ — s:'Pr'i`me �. �' Tri • •, Y' p. .r ..� y .r tae wrh Ail r�if ilii a. coffor 1 .I ■ 1 1_J Figure 25: Aerial Image of Downtown Dubuque SOUTH PORT OF DUBUQUE AREA WIDE USE PLAN 21 THE CITY UU�iJ6UE Masterpiece on the Mississippi SHIVEHAT ERY ARCHIIECrURE+ENGINEERING Port of Dubuque Master Plan 2002 Figure 26: Port of Dubuque Master Plan Study Area The Port of Dubuque Master Plan was developed with a variety participation opportunities that included both land use concepts and design standards to be followed for the North Port and South Port of Dubuque. The final master plan document is based on the "Central Green" concept plan, and follows the alignment of the existing major streets and ownership patterns, incorporating Downtown Dubuque characteristics into the South Port. This proposed arrangement presents a high degree of flexibility and a wide variety of build -out options. The Port of Dubuque Master Plan 2002 meets primary redevelopment objectives: • Capitalize on previous and upcoming investments • Provide a complementary mixture of uses • Build on activity of existing and previously planned uses • Create a pedestrian- and transit -oriented environment • Use downtown as a model for street and block patterning • Develop the area as a new neighborhood of downtown • Balance creative vision and market demand The Port of Dubuque features design guidelines and standards that 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 buildings. These standards, along with the overall master plan, help guide development in a productive way to create activities and uses that residents and visitors can enjoy for many years to come. 1 -figure 27: Port of Dubuque Master Plan Concept Image 22 SOUTH PORT OF DUBUQUE AREA WIDE USE PLAN SHIVEI-IATTERY ARCHITECtURE+ENG'NEERING THE CITY OF DUB JE Masterpiece on the Mississippi City of Dubuque Zoning Code 2017 Figure 27: City of Dubuque Zoning Map 2017 THE CM OF DIA Masterpiece on the E SHIVEHATTERY s,P, ARCHIrECtURE+ENGENEERING Legend Zoning Class Agncultural Distnct Agncultural with a Rural Residential Overlay Distnct Alternate Two -Family Residential District Alternate Two -Family Residential District with conditions Central Business District Commercial Recreation Distnct Commercial Recreation Distnct with conditions Commercial Service & Wholesale Distnct Commercial Service & Wholesale Distnct with conditions Downtown Commercial District Downtown Commercial District with conditions General Commercial General Commercial with conditions Heavy Industnal District Heavy Industnal District with conditions Institutional Distnct Light Industnal District I. Light Industnal District with conditions Mixed Use Neighborhood Mixed Use Neighborhood with conditions Moderate Density Multi -Family Residential Distract nModerate Density Multi -Family Residential District with conditions Modified Heavy Industnal Distnct Modified Heavy Industnal Distnct with conditions Multi -Family Residential Distnct Multi -Family Residential Distnct with conditions Neighborhood Commercial District Neighborhood Commercial District with conditions Neighborhood Shopping Center Distnct Neighborhood Shopping Center Distnct with conditions Office Commercial Distnct Office Residential Distnct Office Service District Office Service District with conditions ® Planned Commercial Distnct Planned Industrial Distnct Planned Industrial Distnct with conditions Planned Office Distnct Planned Residential Planned Unit Development Public Open Space Distnct Single -Family Residential District Single -Family esidential District with conditions Two -Family e ential Distnct Two-Famil tial Distnct with conditions VA SOUTH PORT OF DUBUQUE AREA WIDE USE PLAN 23 Zoning 2017 The South Port of Dubuque is surrounded by several zoning districts that make up the area of downtown Dubuque. The Port area is currently zoned PC, Planned Commercial. PC- Planned Commercial Planned Commercial (PC) -Denoted in Green in figure 28, is a zoning classification code for a piece of land that is set for being commercially developed. PC classification is categorized as the activity within cities includes the buying and selling of goods and services in businesses such as retail stores and shops, banks, restaurants, shopping malls, grocery stores, convenience and gas stations, and many more that include the exchange of goods and services in the retail profession, an important sector to a community's economy. PUD- Planned Unit Development Planned Unit Developments (PUDs) are communities of homes, which can include single-family homes, condos, commercial property like retail stores, or all of these property types. PUDs are often used to cluster homes closer together than would otherwise be allowed by local zoning laws, and zoning can become much more integrated with multiple land uses and districts being placed on adjacent land parcels. Legend Zoning 2017 Zoning Class Central Business District Commercial Recreation District Commercial Service & wholesale District Downtown Commercial District Downtown Commercial District with conditions General Commercial Heavy Industrial District Light Industrial District Moderate Density Multi -Family Residential District Modified Heavy Industrial District Office Commercial District Office Residential District Office Service District Planned Commercial District Public Open Space District Single -Family Residential District Two -Family Residential District 24 SOUTH PORT OF DUBUQUE AREA WIDE USE PLAN Figure 28: Current Zoning Map of South PortArea Use 2017 THE CITY OF SHIVEHr-.i I LKY DUE A R CHI IEC tU R E+ENGINEERING Masteryiece on the Current Land Use 2017 The Current Land Use 2016 map denotes land uses as they exist today. Existing land use in the South Port area is mostly categorized as Industrial, denoted in gray as Illustrated in Figure 13 (excerpted from the Cty's Comprehensive Plan). Surrounding the study area are Commercial and Public/Quasi-Public uses. The Mississippi River is on the east edge. In the next tier of blocks, adjacent to the study area, are older single-family neighborhoods and the central business district with more Commercial and Public/Quasi-Public uses, including retail, offices, hotels, and government facilities. Light Industrial Heavy Industrail Open Space THE CITY OF VUE Masterpiece on the E SHIVEHATTERY sIPP( ARCHIIECtURE+ENGENEERING Legend Land Use Code - - Mr <Null> Agriculture Commercial Commercial Recreation Heavy Industrial Institutional Light Industrial Mixed Residential Multi -Family Office Open Space Park Single Family Single Family/Duplex Vacant T Figure 29: Current Land Use 2017 SOUTH PORT OF DUBUQUE AREA WIDE USE PLAN 25 Future Land Use Map 2030 The Future Land Use 2030 Map is the City's guide for evaluating rezoning, annexation, and subdivision requests in conjunction with related goals and objectives of Dubuque's Comprehensive Plan. This map was adopted in 2007 and shows proposed and projected development alternatives for Dubuque's planned and managed growth in areas of the city through the next 20 to 25 years. The South Port area is designated as Mixed -Use development, consisting of commercial, recreational, and residential uses, including a park and other open spaces. The land use for South Port mimics the North Port area, which can effectively support and encourage a diverse and thriving community in South Port for years to come. Future Land Use - 2030 Downtown Dubuque - • 11 - City of Dubuque Single Family or Duplex Multi -Family Mixed Residential Institutional Office Commercial Mixed Use Light Industrud Heavy Industrial Open Space Park Mississippi River & Flood Plain Roads •A•c-1•a 26 SOUTH PORT OF DUBUQUE AREA WIDE USE PLAN 1:16 CITY OF B ±l4aaterpieGe vn fhe hlisn sniplr Mopted by city Cotn0 AO z 2007 Base data gwtled by ntbUgle Canty GIS nPunnng SenkesAana UBPR030 F t Law] Use Map - neer Figure 29: Future Land Use 2030 SHIVEI-IATTERY ARCHITECtURE+ENG'NEERING THE CM' OF DUB JE Masterpiece on the Mississippi Inspiration from the Neighboring Downtown Areas The North Port of Dubuque The North Port did once resemble the South Port, with many large industrial components, including the railroad industry, boat yards, and manufacturing facilities. The Port of Dubuque remained largely inactive until 1990. At that time, Iowa legalized riverboat gambling and the "Casino Belle" opened, afloat in Ice Harbor. That boat would be replaced in the mid-1990s by the Diamond Jo Casino, named after Dubuque boat builder "Diamond" Joe Reynolds and his Diamond Jo Boat Line. In the late 1990s, the City of Dubuque saw an opportunity to expand on the existing tourism market by adding a major river -themed museum to the area. Alongside a new museum, the City proposed a new hotel and indoor water park attraction, a large convention center, riverwalk, and other amenities. This was all part of the `America's River Project,' a $188 million revitalization of the North Port. In the early 2000s, the city won a $40 million grant from the Vision Iowa Fund for the construction of the various attractions. The North Port now features the Mississippi River Trail and Walk, Mississippi River Museum, an amphitheater, convention center, views of the Mississippi River with boat slips along the harbor, and a revitalized community destination for residents and visitors. THE MT OF DUB JE Mastetpiece an the Mississippi SHIVEHAT ERY ARCHIIECrURE+ENGINEERING Figure 32: Mississippi River Museum Figure 30: Prior Conditions of North Port before redevelopment Figure 33: Mississippi River Trail =igure 31: North Port during redevelopment Figure 34: North Port and Ice Harbor SOUTH PORT OF DUBUQUE AREA WIDE USE PLAN 27 Historic Millwork District The revitalization of the Historic Millwork District will create a mixed-use com- mercial and residential area in Dubuque through the conversion of buildings into multi -use structures containing businesses, restaurants, shops, recreational facilities, and residences. The revitalization project will capitalize on the historic charm and existing building spaces in the district, retaining the unique character and maintaining a link to Dubuque's industrial millwork history. This approach will allow for retention of existing businesses, as well as the development and expansion of new businesses, in the large warehouse spaces. Additionally, the Historic Millwork District's status with the National Register will be maintained as the industrial warehouses are rehabilitated into office, commercial, and residential spaces. A sustainable model based upon the five infrastructure systems of water, energy, development, vegetation and open space, and arts and culture provides a frame- work for sustainable implementation of the District plan. A primary goal of the Millwork District Revitalization Project includes creating a unique neighborhood which offers an opportunity to "live, work, and play" all within the district. To achieve this goal, residential -oriented objectives include the development of a mixed -income neighborhood with both rental and for -sale loft units and upper condo space; establishment of an outdoor central square or plaza; and an extension of the Heritage Trail into the district. To complement the residential market, commercial objectives include the development of retail and specialty shops, restaurants, bars, and live entertainment venues. Additionally, commercial and industrial objectives include the development of artist studios; a museum affiliated with the National Mississippi River Museum and Aquarium; business space for entrepreneurs with shared administration space and support functions; office spaces including creative loft spaces; industrial and manufactur- ing spaces; boutique inns; and a community center. The Historic Millwork District offers authenticity, character, and valuable les- sons about the importance of sustainable urban design strategies. At the start of the 20th century, the district was the innovative and entrepreneurial center of the region and was the backbone of the regional economy. The revitalization of the Historic Millwork District will renew the area with a strategy that connects the people, planet, and profit in one mixed-use neighborhood. 28 SOUTH PORT OF DUBUQUE AREA WIDE USE PLAN Revitalization Goals • Preserve the millwork history of Dubuque • Create an urban, mixed-use neighborhood • Become a model for redevelopment by incorporating sustainable practices • Attract and retain a quality workforce for Dubuque's growing economy TtttlttiMt! 14 lr 1=111141444 44 (T.,�' Figure 35, 36, 37: Mill Work District SHIVEI-IATTERY ARCHITECtURE+ENG'NEERING THE CITY OF DUB E Masterpiece on the ississippi Guiding Principles, Programs, and Initiatives Sustainable Dubuque Dubuque is a viable, livable, and equitable community. It's a place where economic prosperity, environmental integrity, and social and cultural vibrancy is embraced to create a sustainable legacy for generations to come. In order to implement this vision, a task force defined 12 key principles to guide the community's path to a more sustainable future: Economic Prosperity Community Design Smart Energy Use Resource Management Regional Economy •u u o Environmental Ecological Social Cultural Vibrancy Integrity Clean Water Healthy Ar Native Plants $ Animal Reasonable Mobility 2 Community Knowledge Green Buildings Healthy Local Foods Community Health and Safety Hgure 38: Sustainable Dubuque Principles Smarter Sustainable Dubuque USUSTAINABLE DUBUQUE viable • livable • equitable Figure 38: Sustainable Dubuque Logo ENVIRONMENTAL/ECOLOGICAL INTEGRITY 01110, ECONOMIC PROSPERITY Smarter Sustainable Dubuque is the research function of the Sustainable Dubuque initiative, started in 2009. It's a unique public/private partnership between the City of Dubuque, IBM Watson Research Center's Global "Smarter Planet" Initiative, and other key partners with a common goal to make Dubuque one of the first "smarter" sustainable cities in the U.S. The development of these smarter technologies coupled with community outreach and implementation strategies create an international model of sustainability for communities with a population of 200,000 or less. The model will integrate community engagement and education, more energy-efficient ways of operating municipal services and buildings, decreased carbon emis- sions, new job creation, resource conservation, and a higher quality of life for the community. ((( do) ((( ))) ((( ))) (oc) (( Smarter Water THE CRY OF DUB I: E SHIVEHATTERY Masterpiece on the Mississippi Smarter Smarter Travel Electricity Smarter Smarter Discards Health & Wellness Figure 40: Sustainable Dubuque Principle Figure 39: Sustainable Dubuque Principles S M A R T E R SUSTAI. DUBUQUE Figure 41: Smarter Sustainable Dubuque Logo SOUTH PORT OF DUBUQUE AREA WIDE USE PLAN 29 Green Streets Initiative The Green Streets Initiative is a nation-wide organization dedicated to celebrating and promoting the use of sustainable and active transportation. The Iowa Green Streets Criteria promotes public health, energy efficiency, water conservation, smart locations, operational savings, and sustainable building practices. In addition to increasing resource efficiency and reducing environmental impacts, green building strategies can yield cost savings through long-term reduction in operating expenses. The benefits include improved energy performance and comfort, a healthier indoor environment, increased durability of building components, and simplified maintenance requirements that can lead to financial efficiencies for property managers and owners. Green building practices improve the economics of managing affordable housing, community facilities, and Main Street businesses while enhancing quality of life for residents, visitors, and employees. Guiding principles behind the Iowa Green Streets Criteria ensure that buildings must be cost effective to build, and durable and practical to maintain. In addition, the principles work together to help produce green buildings and environments that: • • • • • Provide high-quality, healthy living and working environments Offer lower utility costs Enhance connections to nature Protect the environment by conserving energy, water, materials, and other resources Advance the health of local and regional ecosystems GREEN STREETS WHAT ISA BRED MET? BREDI STREET BENEFITS Green St!e W are lards.. spaces Nat aarwdorm meet sun laces .nro tomgvsno.z�r ntaw�ment NRLeN Gee,, st eNs �ala.brorm a.e„%fSrro WAP°Rox� z INO sod Mita wrsarts. Anomie urban oualro pr lira aM walW Eility Snow ven.lar :rat:rat),a Prarpes eWeseanamwatwrm Redacw,mak simn mterboa RnpmKa water We. Figure 42: Green Streets Sidewalk Detail Figure 43: Green Streets Roadway 30 SOUTH PORT OF DUBUQUE AREA WIDE USE PLAN GREEN STREETS INITIATIVE 000 GoGreenStreets.org J Figure 44: Green Streets Initiative Logos SHIVEI-IATTERY ARCHITECtURE+ENG'NEERING THE CITY OF DUB JE Masterpiece on the Mississippi THE CITY UUBE Masterpiece on the Mississippi SHIVEHAT ERY ARCHIIECrURE+ENGINEERING CHAPTER 3: SITE ANALYSIS AND INVENTORY Site Parcels and Property Owners Catalyst Sites of South Port Existing Site Conditions Environmental Contamination SOUTH PORT OF DUBUQUE AREA WIDE USE PLAN 31 1130305013 1130306002 1130306003 i :,. CITU OF DUBUQUE DR BE PROPERTIES LLC DUBUQUE TERMINALS INC MOLO OIL COMPANY 123 SOUTHERN AVENUE NEWT MARINE NEWT, GARY W NEWT, GARY W & KAREN M NEWT MARINE SERVICE STATE OF IOWA DEPT OF TRANSPORTATION MI SUNFLOWER ENTERPRISES LLC UNITED STATES OF AMERICA Site Parcels and Property Owners The South Port of Dubuque is comprised of 17 separate site parcels under 10 separate functioning business and municipality entities. The following parcel numbers indicate the property owner, address if applicable, and if a Phase 1I was completed. Parcel # 1025291001- U.S Coast Guard, No Phase 1I completed Parcel # 1130155001 - Parcel # 1130155002 - Parcel # 1130302001 - Parcel # 1130302002 - Parcel # 1130305013 - Parcel # 1130304001 - Parcel # 1130304003 - Parcel # 1130306002 - Parcel # 1130306003 - Parcel # 1130156001 - Parcel # 1130301001 - Parcel # 1130301002 - Parcel # 1130303004 - Parcel # 1130305012 - Parcel # 1130305009 - Parcel # 1130305010 - Parcel # 1130352001- Molo Oil Company, No Phase 1I completed Dubuque Terminals, Inc., Phase II completed, included in AWP DRBE Properties, LLC., No Phase I I completed City of Dubuque, No Phase I I completed Sunflower Enterprises, LLC, Phase I I completed with PIN 1130305012, included in AWP City of Dubuque, No Phase I I completed City of Dubuque, No Phase I I completed State of Iowa DOT, No Phase I I completed City of Dubuque, No Phase I I completed City of Dubuque, No Phase I I completed Newt, Gary, Phase I I completed as 100 E. 1st Street, included inAWP Dubuque Terminals, Inc., Phase II completed as 5 Jones Street, included in AWP Newt Marine Service, Phase I I completed as 85 Terminal Street, included inAWP Dubuque Terminals, Inc., Phase II completed with PIN 113030513, included in AWP Newt Marine, No Phase I I completed Sunflower Enterprises, LLC., Phase I I completed as 115 Terminal Street, included in AWP City of Dubuque, No Phase I I completed 32 SOUTH PORT OF DUBUQUE AREA WIDE USE PLAN Figure 45: Parcel Owners and Lot Numbers SHIVEI-IATTERY ARCHITECtURE+ENG'NEERING THE CITY OF DUB Masterpiece on the Mississippi Catalyst Sites of South Port The individual parcels of the South Port site were evaluated as catalyst sites, in range of significance to the area and the most redevelopment impact. These were categorized into categories from 1, being the most utilized site and the most beneficial for redevelopment, to 4, being the least. Catalyst Site 1 Proximity to the Harbor and the River for aesthetic views and riverfront entertainment. Proximity and views to and from the neighboring North Port and Downtown. Catalyst Site 2 Allows for infi II of the remainder of the north portion of the site. Catalyst Site 3 Al lows for infi II of a portion of the site adjacent to proposed riverfront park, recreation trails, and riverfront views. Catalyst Site 4 Due to proximity to the existing and operating Coast Guard facility, minimal changes are planned for this area. With this site's proximity to both of the existing roadways (East 1st Street and Jones Street) this site proves to be the most feasible site for a secondary access roadway with a small parking space to access the planned amenities. THE CITY DUBUQUE Masterpiece on the Mississippi SHIVEHAT ERY ARCHIIECrURE+ENGINEERING 11,U3ULU. Cr." 1130306002 1130306003 113035.1 V I CIN OF DUBUQUE - D R B E PROPERTIES LLC DUBUQUE TERMINALS INC MOLO OIL COMPANY 123 SOUTHERN AVENUE NEWT MARINE NEWT, GARY W NEWT, GARY W & KAREN M NEWT MARINE SERVICE IM STATE OF IOWA DEPT OF TRANSPORTATION SUNFLOWER ENTERPRISES LLC - UNITED STATES OF AMERICA Figure 46: Catalyst Development Parcels for the South Port of Dubuque Project Site. SOUTH PORT OF DUBUQUE AREA WIDE USE PLAN 33 Existing Site Conditions- Buildings and Infrastructure The South Port of Dubuque is currently occupied by many of the existing user and uses of the site today, including the US Coast Guard facility. Many elements are still on site related to their current and prior uses, such as existing historic brick buildings, tanks, warehouse -style buildings, roadways, former railroad ties and tracks, sidewalks, and many existing utilities. There are two existing historic buildings on site that are to remain, that are com- plementary to the mixed-use land use outline, previously noted on the Land Use Maps from Chapter 2 (Figuresl3 and 14). The Diamond Jo Boat Store and Office, located at 5 Jones Street, is listed on the National Register of Historic Places (ca. 1977, registered ID #77000512). The second brick building is located at 100 E. 1st Street. The Flood Wall The flood wall at South Port was built to help control Mississippi River flooding events. It stands approximately 12 feet tall and runs the length of the site along the river (east side of the property), and across the harbor inlets with a flood gate that functions during flood threats. It's imperative that the flood wall and gate remain active. However, these protective components may be formed into an aesthetic element as redevelopment continues at South Port. Figure 47: Historic Building 1 Figure 4d: hosting Building 2 34 SOUTH PORT OF DUBUQUE AREA WIDE USE PLAN Figure 49: Existing Buildings SHIVEHATTC-RY ARCHIIECtURE+ENGENEERING THE CITY OF Du Masterpiece an the issippi Existing Infrastructure The South Port was previously developed and is served by existing public and private infrastructure, including roadways and wet / dry utilities near existing roadways and buildings. Infrastructure on the site includes water main valves, hydrants, sanitary and storm sewer mains, manholes, fiber optic cables, and structures for electrical power distribution. It is recognized by the City of Dubuque that the infrastructure facilities in the South Port need to be evaluated due to age. Replacements and extensions to new buildings will then be considered. More information about the utilities can be found in Chapter 6. THE CM' OF DIA Masterpiece on the Legend O StormManhole WaterMain o FiberStructures Main_Type • Hydrants Hydrant - o SanManholes Water • Stormlnlet Culvert E SHIVEHATTERY sIPPl ARCHIIECtURE+ENGENEERING FiberOptic SanGravity SanPressure StormGravity SOUTH PORT Figure 50: Existing Utilities OF DUBUQUE AREA WIDE USE PLAN 35 Existing Vehicular Site Circulation The South Port has several vehicular access challenges. One of the biggest challenges is related to the existing railroad that runs along the west side. It is a switchyard railroad and can limit access from Jones Street when trains stop on the tracks while switching cars. This process can last from 45 minutes to an hour. When Jones Street is blocked, visitors must use the entrance at the 3rd Street overpass from North Port and travel around Ice Harbor into South Port. Furthering site circulation challenges, Terminal Street dead ends at a small gravel parking lot near the levee and Mississippi River Trail (MRT), making it difficult to turn around. Many of the intact roads at South Port are in need of upgrades, reconstruction, and potential widening to create better traffic flow and circulation. The site access constraints are recognized by the stakeholders and landowners, and some options for solutions are shared in Chapter 6. 36 SOUTH PORT OF DUBUQUE AREA WIDE USE PLAN _@ Figure 51: Existing Site Circulation Conditions THE CITY OF SHIVEHATTERY UUP �r E ARCHIIECtURE+ENGENEERING Masterpiece on the ississippi Existing Pedestrian Site Circulation The South Port also presents some pedestrian challenges. For the most part, the South Port does not have sidewalks or other elements needed for safe and enjoyable pedestrian access There are limited connections to the downtown areas from the South Port. The Mississippi River Trail begins in North Port, where there are sidewalks and streetscape elements that carry through around Ice Harbor and ends on the southside of South Port at a gravel parking lot. These constraints are recognized by the stakeholders and landowners, and it's known that continuity is needed. Some options for this part of the redevelopment are explained in Chapter 6. THE CITY OF UUBiJ�UE Masterpiece on the Mississippi SHIVEHATTERY ARCHIIECtURE+ENG.NEERING IYIIlI.il . / / ianuma* 'i, Figure 52: Existing Site Circulation Conditions SOUTH PORT OF DUBUQUE AREA WIDE USE PLAN 37 Environmental Conditions The city is currently participating in the U.S. EPA Brownfields Assessment Grant program. The goal of this initiative is to facilitate community revitalization and promote sustainable economic conditions. This can be accomplished by address- ing contamination concerns associated with abandoned and underused proper- ties in Dubuque's targeted brownfield areas. Purpose The objective of the program is to review and ultimately eliminate concerns re- garding perceived or actual contamination on properties so that redevelopment can occur. The objective of this assessment was to evaluate any environmental impairment to the properties resulting from the Recognized Environmental Con- ditions (RECs) identified during the Phase I ESA process. The data gathered will assist the city and current land owners as they evaluate the feasibility of redevel- opment. The data allows them to compare constituent concentrations on each property to the risk-based standards outlined in Iowa Administrative Code (IAC) 567 Chapter 137: Iowa Land Recycling Program and Response Action Standards or the Tier 1 Levels in IAC Chapter 135: Technical Standards and Corrective Action Requirements for Owners and Operators of Underground Storage Tanks (USTs). 38 SOUTH PORT OF DUBUQUE AREA WIDE USE PLAN SHIVEI-IATTERY ARCHITECtURE+ENG'NEERING THE CITY OF DUB E Masterpiece on the ississippi Problem Statement The City of Dubuque is evaluating abandoned and underused properties with the intent of encouraging and enabling redevelopment. The EPA Brownfields Cooperative Agreement requires environmental data collected is of the appropriate type, quantity, and quality to support project decisions. Project data quality objectives (DQOs) were identified in the Phase II ESA Data Quality Objectives and Generic Quality Assurance Project Plan, November 2014. Project specific DQOs were identified and documented in the Phase I I Sampling Plan. Evaluation of environmental impairment is conducted using the regulatory programs outlined in IAC. Evaluation of environmental impairment not associated with USTs involves risk-based evaluation and response action through the voluntary Land Recycling Program (LRP) as set forth in IAC 567-137(457B) Chapter 137: Iowa Land Recycling Program and Statewide Response Action Standards (IAC 137). In the event that contamination is associated with USTs, IAC 137 defers to the evaluation criteria outlined in IAC 567-135(455B) Chapter 135: Technical Standards and Corrective Action Requirements for Owners and Operators of Underground Storage Tanks (IAC 135). For this project, soil and groundwater evaluations for public risk were conducted according to IAC 135 and IAC 137, depending on the source of contamination. Environmental Sampling Map The sampling map shows the the locations where environmental sampling was done. These samples help determine any contaminants present and help to determine what can be done to address any issues moving forward. These sites are addressed in detail in the following pages (40-61). THE CRT OF DUB _ E Mastetpiece an the ississippi SHIVEHATTERY ARCHIIECtURE+ENGENEERING 1 Fr.FNI1 1 "'r +4001 1130304003 1130305013 1130306002 1130305010 1130306003 ❑ SUBJECT PROPERTY • SAMPLE LOCATION • REC . HREC CITY OF DUBUQUE - D R B E PROPERTIES LLC DUBUQUE TERMINALS INC MOLO OIL COMPANY 123 SOUTHERN AVENUE MN NEWT MARINE NEWT, GARY W _ NEWT, GARY W & KAREN M NEWT MARINE SERVICE 3 STATE OF IOWA DEPT OF TRANSPORTATION SUNFLOWER ENTERPRISES LLC UNITED STATES OF AMERICA v 1V Figure 53: Site Sampling Locations Map SOUTH PORT OF DUBUQUE AREA WIDE USE PLAN 39 Parcel#1130155002 Site Characteristics The subject property owned by the Dubuque Terminals, Inc. is generally located on the northwest corner of Jones Street and Water Street in Dubuque, Dubuque County, Iowa (Figure 52). Phase I Environmental Site Assessment: HR Green completed the Phase I ESA of the subject property on June 7, 2016. The Phase I revealed the presence of nine (9) RECs and one (1) HREC in connection with the subject property. The following summarizes the RECs: On -Site RECs: 1. Available historical documents list the parcel as a bulk storage facility and depict ten (10) ASTs since the 1960s. The referenced tanks are known to have contained fertilizer, molasses, soybeans, and fish puree. A Sanborn map dated 1970 depicts a gasoline tank and fuel oil tank and ten (10) ASTs in the southeastern and northeastern corners of the parcel, respectively, all served by a railroad siding. Three (3) of the remaining ASTs contain lignin. Off -Site RECs: 1. Available historical documents list the parcel east of the property as a bulk oil facility from at least 1923-1992. Sanborn maps dated 1950 and 1970 depict an oil pump house, auto garage, filling and warehouse building that contained a gasoline room, and approximately twenty-four (24) ASTs ranging in capacity from 10,000-12,000 gallons (some labeled as fuel oil) all served bya railroad siding. Available historical documents list the parcel as a marine services company in 1977 and 1983. Further, aerial photographs depict numerous ASTs on the parcel from the 1950s-2002. The site reconnaissance identified a water separation operation that included the temporary outdoor storage of totes, tanks, and drums on an exterior dirt surface that lacked secondary containment prior to removal of product from the parcel by a third party vendor. The parcel is also listed as "Iowa Oil Company" on the IDNR Contaminated Sites database. Documented spill incidents resulted in free product in the subsurface creating hazardous conditions in the structure located on the subject property. 40 SOUTH PORT OF DUBUQUE AREA WIDE USE PLAN Legend • Sample Location SubjectProperty THE CITY OF DUB E Masterpiece on the Mississippi Figure 2 Sample Location Map PIN 1130155002 City of Dubuque Dubuque County, Iowa 0 30 60 Feet 1 inch = 60 feet I -r -a HRGreen Figure 54: Pin 1130155002 Parcel Sampling Location THE CM' OF SHIVEI-IATTERY DUB TE A R CHI IEC r u R E+E N GE N EE R I NG Masterpiece on the Mississippi 2. Available historical documents list the parcel west of the property as a bulk oil facility from at least the 1950s until the 1980s. A Sanborn map dated 1970depicts an oil warehouse, six(6) ASTs, pump house, and a paint storage structure all served by a railroad siding. 3. Available historical documents list the parcel south of the property as various industrial activities including a packing house in 1884 and 1891, agricultural implementation warehouse in 1909, and bulk storage facility in 1970. A Sanborn map dated 1970 depicts two (2) ASTs and a filling station. Aerial photographs capture the referenced ASTs in the 1960s and 1970s and a total of three (3) ASTs in the 1980s and 1994. A Phase I 4. ESA dated May 1999 noted the referenced ASTs were primarily used for the bulk storage and distribution of fertilizer solutions (urea ammonium nitrate and ammonium polyphosphate). A Phase I I ESA completed on the parcel dated May 1999 identified levels of nitrogen that exceeded I DNR SWS. This site is also associated with a fertilizer spill from an AST formerly located on the property. The southern portion of the parcel currently contains a maintenance shop. 5. The historical and current use of the adjacent parcel to the south of the subject property at 30 Jones Street. Available historical documents list as a wheel and trim facility/commercial trucking repair business since 1965. 6. The historical and current use of the adjacent parcel to the southeast of the subject property. An interview with the City of Dubuque Fire Department reported three separate spill incidents involving fuel oil, diesel, and gas vapor on the property. The parcel currently contains a maintenance shop. 7. The current and historical use of the adjacent properties to the south west/west/northwest of the subject property as railroad tracks and associated railroad activities. 8. The historical use of the parcel located approximately 250 feet east/ southeast of the subject property. Available historical aerial photographs depict the parcel as a bulk storage facility with multiple ASTs in the1950s, 1960s, 1970s, and 1980s. A large industrial facility likely associated with the operation is depicted from 1950-2013. A Phase I ESA dated October 1993 stated the parcel contained sixteen (16)ASTs ranging in capacity from 5,260-1,619,000 gallons and contained molasses (14), liquid feed mix (1), and liquid fertilizer (1). The site reconnaissance identified a former pump house, several former AST tank pads, and pipes likely associated with a filling station protruding from the ground. 9. Mulgrew Oil Co. (LUST #8LTR32) is located approximately 650 feet THE CRT OF DUB _ E Masterpiece on the ississippi SHIVEHAT ERY ARCHIIECrURE+ENGINEERING south of the subject property and has a current status of Transferred to Contaminated Sites. IDNR issued a NFA letter dated February 2, 2012 that stated contaminate concentrations remain in the subsurface above Statewide Standards but that there were no receptors of concern or risk of exposure at nearby sites that warranted ongoing monitoring and it was therefore closed; however, HR Green did not identify any required controls (i.e. AUL) associated with the facility. Off -Site HRECs: 1. The adjacent parcel to the southeast of the subject property contains the former Katuin Brothers LUST facility (#8LTI 20). The facility has an IDNR status of NAR after completing monitoring and over -excavation activities. The adjacent parcel to the south of the subject property contains the Inland Molasses LUST facility (#8LTA89). The facility has a current IDNR status of NAR after over -excavation activities resulted in contamination levels below applicable standards. Phase 11 Activities A Phase II Sampling Plan was completed to evaluate potential impact to the subject property from RECs identified in the Phase I ESA. The sampling plan included collection of soil and groundwater samples for the following analytes: TEHs, VOCs, PAHs, fertilizers, and RCRA metals. Phase II field investigation activities were conducted in accordance with the Phase II Sampling Plan (PI ISP) with the following caveats: • No fertilizer soil samples were collected as nitrate field screening did not identify any concentrations above 5 ppm as directed in the PI ISP. • No VOC or TEH soil sample was collected from SP1 -1 as observed PI D readings at this sample location were below 10 ppm as directed in the PIISP. • A duplicate sample for TEH and VOC analysis in soil was not collected as only one sample was collected for TEH and VOC analysis on this property and there was not sufficient volume to collect a duplicate at this sample location. Upon review of the analytical laboratory report, it was noted that concentrations in Range 2 soil for dibenz(a,h)anthracene at SP1 -2 and in groundwater at all sampled locations for dibenz(a,h)anthracene, 1,2 - SOUTH PORT OF DUBUQUE AREA WIDE USE PLAN 41 dibromo-3-chloropropane, 1,2-dibromoethane (EDB), 1,2,3-trichloropropane, hexachlorobutadiene, and 1,1,2,2 -tetrachloroethane were reported as non -detect values that exceeded applicable SWSs. HR Green requested trace detection results for these compounds in order to provide meaningful information for the purposes of risk calculation. Trace detections are detections in between the laboratory RL and the laboratory MDL. Trace detections are less certain than results reported to the RL, but are preferred over non -detect values at the RL which exceed SWS in this context. Review of the trace detection results for all compounds requested in soil and dibenz(a,h)anthracene, 1,1,2,2 -tetrachloroethane, and hexachlorobutadiene in groundwater indicates that these compounds are not in exceedances of SWS. The remaining three (3) groundwater compounds were reported as less than val- ues at their MDL above the applicable SWS. The trace detection results for the remaining three (3) groundwater compounds were reported as non -detect values at their MDLs. However, these values remain above the applicable SWS. These values were used as the concentration for the purpose of risk calcula- tions completed as part of this assessment. The trace detection report is generated by the lab according to the analytical method, rather than by the compound. As a result, the trace detection report includes trace concentrations for many unnecessary analytes. Trace detections were utilized only for the requested analytes to provide more meaningful information than what was initially reported by the laboratory. Soil Assessment Three (3) soil borings were advanced on the subject property using a di- rect -push Geoprobe on November 29, 2016. Soils encountered were generally sand and silt. Fill including red brick, black slag, and/or concrete were identified at all three boring locations. A petroleum odor was observed at SP1 -2 at 8 to 15 ft bgs and a faint petroleum odor was observed at SP1 -3 at 11 to 15 ft bgs. Soil sample locations are depicted on Figure 52. The soil samples were field screened for the presence of organic vapors using a PI D. The core was then logged for geologic materials. Range 1 soil samples were collected from SP1 -1 for PAH analysis and from SP1 -3 for RCRA metals analysis. The detected analytical results for Range 1 soil are summarized below. Atotal of eleven (11) PAHs and three (3) RCRA metals were detected in Range 1 42 SOUTH PORT OF DUBUQUE AREA WIDE USE PLAN soil; however concentrations of all reported RCRA metals and ten (10) PAHs were below applicable SWSs. Results from the sample collected at SP1 -1 identified benzo(a)pyrene at a concentration above the SWS. One sample was collected from Range 2 soil for VOC and TEH analysis at SP1 -2 at depth of 8 to 9 feet bgs. The observed PI D reading at this depth interval was 133 ppm. No additional VOC or TEH samples were collected from other sample loca- tions as all observed PI D readings at those locations were less than 10 ppm (0.0- 0.6 ppm). The detected analytical results for Range 2 soil are summarized below. A total of six (6) VOCs were detected in Range 2 soil and all detected concentrations are reported below applicable SWSs. Groundwater Assessment Upon the completion of soil sampling activities, groundwater samples were collected from each boring using a screen point sampler and a peristaltic pump with dedicated tubing to evaluate groundwater conditions on the subject property. Groundwater was encountered at 14, 9, and 10 feet bgs at sample locations SP1 -1, SP1 -2, and SP1 -3, respectively. Groundwater samples were collected for TEH, VOC, and fertilizer analysis from all sample locations and for PAH analysis from sample locations SP1 -1 and SP1 -3. The detected analytical results are summarized in Table 3. One (1) TEH, seven (7) PAHs, seven (7) VOCs, and two (2) fertilizer compounds were detected above laboratory reporting limits or reported at non -detect values that exceed applicable SWSs in the collected groundwater samples. All concentrations of reported PAHs and four (4) VOCs were below applicable SWSs. Diesel, ammonia, and nitrate were detected at concentrations above applicable SWSs and 1,2-dibromo-3- chloropropane, 1,2-dibromoethane, and 1,2,3- trichloropropane were reported as non- detect values above applicable SWSs. SHIVEI-IATTERY ARCHITECtURE+ENG'NEERING THE CITY OF DUB E Masterpiece on the ississippi THE CRT OF DUB _ E Masterpiece on the ississippi SHIVEHAT ERY ARCHIIECrURE+ENGINEERING Findings The findings and conclusions are summarized as follows: • Range 1 Soil: A total of eleven (11) PAHs and three (3) RCRA metals were detected in Range 1 soil; however concentrations of all reported RCRA metals and ten (10) PAHs were below applicable SWSs. Results from the sample collected at SP1 -1 identified benzo(a)pyrene at a concentration above the SWS. • Range 2 Soil: A total of six (6) VOCs were detected in Range 2 soil and all detected concentrations were reported below applicable SWSs. • Groundwater: One (1) TEH, seven (7) PAHs, seven (7) VOCs, and two (2)fertilizer compounds were detected above laboratory reporting limits or reported at non -detect values that exceed applicable SWSs. All seven (7) PAHs and four (4) VOCs were below applicable SWSs. Diesel, ammonia, and nitrate were detected at concentrations above applicable SWSs and 1,2-dibromo-3-chloropropane, 1,2- dibromoethane, and 1,2,3-trichloropropane were reported as non -detect values above applicable SWSs. • Vapor Intrusion: Eleven (11) compounds detected in groundwater are sufficiently volatile and sufficiently toxic to present a vapor intrusion risk. Nine (9) of these compounds were evaluated using the Johnson and Ettinger Vapor Intrusion Model for Forward Calculation of Indoor Air Concentration and the I DNR Cumulative Risk Calculator. One (1) compound was not available in the Johnson & Ettinger Vapor Model and one (1) compound has no applicable SWS to assess risk against. The calculated results for this media indicate that vapor intrusion alone does not pose a risk on this site. Cumulative risk is discussed below. • Cumulative Risk Evaluation: Calculated cancer and non -cancer risk for a site resident, site worker, and construction worker are acceptable for applicable exposure pathways. These risk assessment results consider redevelopment on the subject property for a slab -on -grade building. SOUTH PORT OF DUBUQUE AREA WIDE USE PLAN 43 Parcel # 1130301001 100 East 1st Street Site Characteristics The subject property is owned by Gary W. Newt and is located at 100 East 1st Street, Dubuque, Dubuque County, Iowa (Figure 53 ). Phase I Environmental Site Assessment HR Green completed the Phase I ESA of the subject property on July 1, 2016. The Phase I assessment revealed the presence of eight (8) RECs and one (1) H REC in connection with the subject property. The following summarizes the RECs: On -Site REC: 1. Available historical documents list the parcel as a bulk oil facility from at least 1923-1992. Sanborn maps dated 1950 and 1970 depict an oil pump house, auto garage, filling and warehouse building that contained a gasoline room, and approximately twenty-four (24) ASTs ranging in capacity from 10,000-12,000 gallons (some labeled as fuel oil) all served by a railroad siding. Further, aerial photographs depict numerous ASTs on the parcel from the 1950s-2002. The site reconnaissance identified a water separation operation that included the temporary outdoor storage of totes, tanks, and drums on an exterior dirt surface that lacked secondary containment prior to removal of product from the parcel by a third party vendor. Also noted was a warehouse located on the northwest corner of the subject property that included storage of transmission fluid, oil, lubricant, and engines with an associated strong odor. 2. The parcel is also listed as "Iowa Oil Company" on the I DNR Contaminated Sites database. Documented spill incidents resulted in free product in the subsurface creating hazardous conditions. A letter from IDN R, dated May 13, 2003, states that groundwater analytic results from June 2002 identify concentrations of BTEX compounds generally below the Group 1/Tier 1 action levels with the exception of benzene, requiring ongoing monitoring. IDNR issued a letter to Iowa Oil Company on December23, 2008 documenting the termination of groundwater sampling. The site is currently listed as "Closed" on the I DNR Contaminated Sites Database. However, HR Green was unable to find any associated documentation regarding the subject property in I DNR letters between May 2003 and December 2008. 2. 44 SOUTH PORT OF DUBUQUE AREA WIDE USE PLAN Legend • Sample Location Subject Property Masterpiece on the Mississippi Figure 2 Sample Location Map Phase 11 ESA 100 East 1st Street Dubuque County, Iowa 0 25 50 Feet 1 inch = 50 feet HRGreen Figure 55: 100 East 1st Street Parcel Sampling Locations SHIVEHATTERY ARCHIIECtURE+ENGENEERING THE CITY OF DUB E Masterpiece on the Mississippi Off -Site RECs: 1. The historical use of the adjacent parcel to the east/southeast of the subject property.Available historical aerial photographs depict the parcel as a bulk storage facility with multiple ASTs in the 1950s, 1960s, 1970s, and 1980s. A Phase 1 ESA, dated October 1993, stated the parcel contained sixteen (16) ASTs ranging in capacity from 5,260-1,619,000 gallons and contained molas- ses (14), liquid feed mix (1), and liquid fertilizer (1). The site reconnaissance identified a former pump house, several former AST tank pads, and pipes likely associated with a filling station protruding from the ground. 2. The current and historical use of the adjacent parcel to the southwest/west/ northwest of the subject property. Available historical documents list the parcel as a bulk storage facility and depict ten (10) ASTs since the 1960s. The referenced tanks are known to have contained fertilizer, molasses, soybeans, and fish puree. A Sanborn map dated 1970 depicts a gasoline tank and fuel oil tank and ten (10) ASTs in the southeastern and northeastern corners of the parcel, respectively, all served by a railroad siding. Three (3) of the remaining ASTs contain lignin. 3. The current and historical use of a parcel located approximately 105 feet southwest of the subject property. Available historical documents list the parcel as various industrial activities including a packing house in 1884 and 1891, agricultural implementation warehouse in 1909, and bulk storage facility in 1970. A Sanborn map dated 1970 depicts two (2) ASTs and a filling station. Aerial photographs capture the referenced ASTs in the 1960s and 1970s and a total of three (3) ASTs in the 1980s and 1994. A Phase 1 ESA dated May 1999 noted the referenced ASTs were primarily used for the bulk storage and distribution of fertilizer solutions (urea ammonium nitrate and ammonium polyphosphate). A Phase 11 ESA completed on the parcel dated May 1999 identified levels of nitrogen that exceeded 1 DNR SWS. This site is also associated with a fertilizer spill from an AST formerly located on the property. The southern portion of the parcel currently contains a maintenance shop. 4. The historical and current use of a parcel located approximately 115 feet south of the subject property. An interview with the City of Dubuque Fire De- partment reported three separate spill incidents involving fuel oil, diesel, and gas vapor (propane) on the property. The parcel currently contains a mainte- nance shop. 5. The historical and current use of a parcel located approximately 350 feet southwest of the subject property at 30 Jones Street. Available historical documents list the parcel as a wheel and trim facility/commercial trucking THE CRT OF DUB _ E Masterpiece on the ississippi SHIVEI-IAT ERY ARCHIIECrURE+ENGINEERING repair business since 1965. 6. The historical use of a parcel located approximately 400 feet northwest of the subject property. Available historical documents list the parcel as a bulk oil facility from at least the 1950s until the 1980s. A Sanborn map dated 1970 depicts an oil warehouse, six (6) ASTs, pump house, and a paint storage structure all served bya railroad siding. 7. Mulgrew Oil Co. (LUST #8LTR32) is located approximately 745 feet south/ southwest of the subject property and has a current status of Transferred to Contaminated Sites. I DNR issued a NFA letter, dated February 2, 2012, that stated contaminant concentrations remain in the subsurface above Statewide Standards, but that there were no receptors of concern or risk of exposure at nearby sites that warranted ongoing monitoring and it was therefore closed. However, HR Green did not identify any required controls (i.e. AUL) associated with the facility. Off -Site HRECs: 1. A parcel located approximately 115 feet south of the subject property contains the former Katuin Brothers LUST facility (#8LT120). The facility has an I DNR status of NAR after completing monitoring and over- excavation activities. A parcel located approximately 465 feet southwest of the subject property contains the Inland Molasses LUST facility (#8LTA89). The facility has a current I DNR status of NAR after over -excavation activities resulted in contamination levels below applicable standards. Phase 11 Activities A Phase 11 Sampling Plan was completed to evaluate potential impact to the subject property from RECs identified in the Phase 1 ESA. The sampling plan included collection of soil and groundwater samples for the following analytes: TEHs, VOCs, PAHs, fertilizers, and RCRA metals. Phase 11 field investigation activities were conducted in accordance with the Phase 11 Sampling Plan (PI ISP) with the following caveats: • No fertilizer soil samples were collected from SP2-3 as nitrate field screening did not identify any concentrations above 5 ppm, as directed in the PIISP. • No VOC or TEH soil sample was collected from SP1 -1 as observed PI D readings at this sample location were below 10 ppm as directed in the PIISP. SOUTH PORT OF DUBUQUE AREA WIDE USE PLAN 45 • One Range 2 soil sample was collected from SP2-1 at 2 to 4 feet bgs for PAH and RCRA metal analysis due to field observations indicating possible impact. • A duplicate sample for TEH and VOC analysis in soil was not collected as only one sample was collected for TEH and VOC analysis on this property and there was not sufficient volume to collect a duplicate at this sample location. Upon review of the analytical laboratory report, it was noted that concentrations in groundwater for 1,2-dibromo-3-chloropropane, 1,2-dibromoethane (EDB), 1,2,3- trichloropropane, hexachlorobutadiene, and 1,1,2,2 -tetrachloroethane were reported as non -detect values that exceeded applicable SWSs. HR Green requested trace detection results for these compounds in order to provide meaningful information for the purposes of risk calculation. Trace detections are detections in between the laboratory RL and the laboratory MDL. Trace detections are less certain than results reported to the RL, but are preferred over non -detect values at the RL which exceed SWS in this context. Review of the trace detection results for 1,1,2,2 -tetrachloroethane and hexachlorobutadiene in groundwater indicates that these compounds are not in exceedances of SWS. The trace detection results for the remaining three (3) groundwater compounds were reported as non -detect values at their MDLs, however, these values remain above the applicable SWS. These values were used as the concentration for the purpose of risk calculations completed as part of this assessment. The trace detection report is generated by the lab according to the analytical method, rather than by the compound. As a result, the trace detection report includes trace concentrations for many unnecessary analytes. Trace detections were utilized only for the requested analytes to provide more meaningful information than what was initially reported by the laboratory. Soil Assessment Three (3) soil borings were advanced on the subject property using a direct - push Geoprobe on November 29, 2016. Soils encountered were generally sand and clay. Fill including red brick, black slag, glass, wood and/or limestone were identified at all three boring locations. A petroleum odor was observed at SP2- 1 at 11 to 15 ft bgs and at SP2-2 at a depth approximately 9 to 15 ft bgs. Soil sample locations are depicted on Figure 53. 46 SOUTH PORT OF DUBUQUE AREA WIDE USE PLAN The soil samples were field screened for the presence of organic vapors using a PID. The core was then logged for geologic materials. Range 1 soil samples were collected from all locations for PAH and RCRA metal analysis. The detected analytical results for Range 1 soil are summarized below. A total of thirteen (13) PAHs and five (5) RCRA metals were detected in Range 1 soil; however concentrations of all reported RC RA metals and eight (8) PAHs were below applicable SWSs. Results from the sample collected at SP2-3, and it's duplicate, identified benzo(a)anthracene, benzo(a)pyrene, benzo(b)fluoranthene, dibenz(a,h)anthracene, and indeno(1,2,3-cd)pyrene at concentrations above the SWS. The laboratory analytical reports can be found in Appendix C. One sample was collected from Range 2 soil for PAH and RCRA metal analysis at SP2- 1 at a depth of 2 to 4 feet bgs due to field observations. No VOC or TEH soil samples were collected from this subject property as all observed PID readings were less than 10 ppm (0.0-4.7 ppm). The detected analytical results for Range 2 soil are summarized below. A total of six (6) PAHs and five (5) RCRA metals were detected in Range 2 soil and all detected concentrations are reported below applicable SWSs. Groundwater Assessment Upon the completion of soil sampling activities, groundwater samples were collected from each boring using a screen point sampler and a peristaltic pump with dedicated tubing to evaluate groundwater conditions on the subject property. Groundwater was encountered at 11, 9, and 10 feet bgs at sample locations SP2- 1, SP2-2, and SP2-3, respectively. Groundwater samples were collected for TEH, VOC, and fertilizer analysis from all sample locations. One (1) TEH, seven (7) VOCs, and two (2) fertilizer compounds were detected above laboratory reporting limits or reported at non -detect values that exceed applicable SWSs in the collected groundwater samples. Four (4) VOCs and one (1) fertilizer compound were below applicable SWSs. Diesel and ammonia were detected at concentrations above applicable SWSs and 1,2-dibromo-3- chloropropane, 1,2-dibromoethane, and 1,2,3-trichloropropane were reported as non -detect values above applicable SWSs. SHIVEI-IATTERY ARCHITECtURE+ENG'NEERING THE CITY OF DUB E Masterpiece on the ississippi Findings The findings and conclusions are summarized as follows: • Range 1 Soil: Atotal of thirteen (13) PAHs and five (5) RCRA metals were detected in Range 1 soil. However, concentrations of all reported RCRA metals and eight (8) PAHs were below applicable SWSs. Results from the sample collected at SP2-3 and its duplicate identified benzo(a)anthracene, benzo(a)pyrene, benzo(b)fluoranthene, dibenz(a,h) anthracene, and indeno(1,2,3-cd)pyrene at concentrations above the SWS. • Range 2 Soil: A total of six (6) PAHs and five (5) RCRA metals were detected in Range 2 soil and all detected concentrations are reported below applicable SWSs. • Groundwater: One (1) TEH, seven (7) VOCs, and two (2) fertilizer compounds were detected above laboratory reporting limits or reported at non -detect values that exceed applicable SWSs in the collected groundwater samples. Four (4) VOCs and one (1) fertilizer compound were below applicable SWSs. Diesel and ammonia were detected at concentrations above applicable SWSs and 1,2-dibromo-3- chloropropane, 1,2-dibromoethane, and 1,2,3-trichloropropane were reported as non -detect values above applicable SWSs. • Vapor Intrusion: Seven (7) VOCs detected in groundwater are sufficiently volatile and sufficiently toxic to present a vapor intrusion risk. Groundwater results for six (6) of these compounds were evaluated using the Johnson and Ettinger Vapor Intrusion Model for Forward Calculation of Indoor Air Concentration and the IDNR Cumulative Risk Calculator. One (1) compound The unacceptable non -cancer risk for a site resident is primarily driven by the observed benzo(a)pyrene concentrations in shallow soil on the subject property. The Phase 11 concluded/recommended the following. • The reports should be provided to the I DNR for guidance on what actions to take regarding the identified contamination. • The City of Dubuque has a groundwater ordinance (Section No. 16-11-20) that prohibits the installation of potable water wells unless public water is not available. The reports be provided to the City of Dubuque's Water Department; notifying the County Health Department of the groundwater results to prevent the installation of new wells on the site or adjacent properties and to sever the exposure pathway. THE CRT OF DUB _ E Masterpiece on the ississippi SHIVEHAT ERY ARCHIIECrURE+ENGINEERING • Any redevelopment plans that include a detention pond or wetland that could combine surface water and groundwater should be engineered to prevent exposure. • H RG indicated that the impacts to shallow soil on the site presents an unacceptable risk for the site without further action. • They recommended the remediation of shallow soil or implementation of engineering or institutional controls such as an environmental covenant or engineered clean soil barrier with geo-membrane vapor barrier. Is not available in the Johnson & Ettinger Vapor Model and as such it was not included in this calculation. The calculated results for this media indicate that vapor intrusion alone does not pose a risk on this site. Cumulative risk is discussed below. • Cumulative Risk Evaluation: Calculated non -cancer risk for a site resident, site worker, and construction worker and cancer risk for a site worker and construction worker are acceptable for applicable exposure pathways. The cancer risk for a site resident is unacceptable for applicable exposure pathways. These risk assessment results consider redevelopment on the subject property for a slab -on -grade building. SOUTH PORT OF DUBUQUE AREA WIDE USE PLAN 47 Parcel #1130301001 and Parcel #1130303004 5 Jones Street & 85 Terminal Street Site Characteristics The subject property is owned by the Dubuque Terminals, Inc. and Gary W Newt & Karen M. Newt Marine Service, and is located at 5 Jones Street and 85 Terminal Street in Dubuque, Dubuque County, Iowa (Figure 54). Phase I Environmental Site Assessment HR Green completed the Phase I ESA of the subject property on June 7, 2016. The Phase I assessment revealed the presence of eight (8) RECs and two (2) H RECs in connection with the subject property. The following sum- marizes the RECs: On -Site REC: 1. The historical use of the subject property as a packing house and the current use as an outdoor storage yard and maintenance shop. The subject property also contains a LUST and SPILL facility. Further, an interview with the City of Dubuque Fire Department identified three separate spill incidents involving fuel oil, diesel, and gas vapor on the subject property. Off -Site RECs: 1. The historical use of the adjacent parcel to the northeast/east of the subject property. Available historical aerial photographs depict the parcel as a bulk storage facility with multiple ASTs in the 1950s, 1960s, 1970s, and 1980s. A Phase I ESA dated October 1993 stated the parcel contained sixteen (16) ASTs ranging in capacity from 5,260- 1,619,000 gallons and contained molasses (14), liquid feed mix (1), and liquid fertilizer (1). The site reconnaissance identified a former pump house, several former AST tank pads, and pipes likely associated with a filling station protruding from the ground. 48 SOUTH PORT OF DUBUQUE AREA WIDE USE PLAN Legend • Sample Location SubjectProperty THE CITY OF DUB E Masterpiece on the Mississippi Figure 2 Sample Location Map 85 Terminal Street and 5 Jones Street City of Dubuque Dubuque County, Iowa 0 50 100 -I Feet 1 inch = 100 feet HRGreen Figure 56: 85 Terminal Street and 5 Jones Street Parcel Sampling Locations SHIVEHATTERY ARCHIIECtURE+ENGENEERING THE CITY OF DUB E Masterpiece on the Mississippi 2. The current and historical use of the adjacent parcel to the west of the subject property. Available historical documents list the parcel as various industrial activities including a packing house in 1884 and 1891, agricultural implemen- tation warehouse in 1909, and bulk storage facility in 1970. A Sanborn map dated 1970 depicts two (2) ASTs and a filling station. Aerial photographs cap- ture the referenced ASTs in the 1960s and 1970s and a total of three (3) ASTs in the 1980s and 1994. A Phase I ESA dated May 1999 noted the referenced ASTs were primarily used for the bulk storage and distribution of fertilizer solutions (urea ammonium nitrate and ammonium polyphosphate). A Phase II ESA completed on the parcel dated May 1999 identified levels of nitrogen that exceeded I DNR SWS. This site is also associated with a fertilizer spill from an AST formerly located on the property. The southern portion of the parcel currently contains a maintenance shop. 3. The current and historical use of the adjacent parcel to the northwest of the subject property. Available historical documents list the parcel as a bulk stor- age facility and depict ten (10) ASTs since the 1960s. The referenced tanks are known to have contained fertilizer, molasses, soybeans, and fish puree. A Sanborn map dated 1970 depicts a gasoline tank and fuel oil tank and ten (10) ASTs in the southeastern and northeastern corners of the parcel, respectively, all served by a railroad siding. Three (3) of the remaining ASTs contain lignin. 4. The current and historical use of the adjacent parcel to the north of the subject property at 100 East 1st Street. Available historical documents list the parcel as a bulk oil facility from at least 1923-1992. Sanborn maps dated 1950 and 1970 depict an oil pump house, auto garage, filling and warehouse building that contained a gasoline room, and approximately twenty-four (24) ASTs ranging in capacity from 10,000-2,000 gallons (some labeled as fuel oil) all served bya railroad siding. Available historical documents list the parcel as a marine services company in 1977 and 1983. Further, aerial photographs depict numerous ASTs on the parcel from the 1950s-2002. The site reconnaissance identified a water separation operation that included the temporary outdoor storage of totes, tanks, and drums on an exterior dirt surface that lacked secondary containment prior to removal of product from the parcel by a third party vendor. The parcel is also listed as "Iowa Oil Company" on the IDNR Contaminated Sites database. Documented spill incidents resulted in free product in the subsurface creating hazardous conditions in the structure located on the subject property. 5. Mulgrew Oil Co. (LUST #8LTR32) is located approximately 170 feet THE CRT OF DUB _ E Masterpiece on the ississippi SHIVEI-IAT ERY ARCHIIECrURE+ENGINEERING southwest of the subject property and has a current status of Transferred to Contaminated Sites. I DNR issued a NFA letter dated February 2, 2012 that stated contaminant concentrations remain in the subsurface above Statewide Standards but that there were no receptors of concern or risk of exposure at nearby sites that warranted ongoing monitoring and it was therefore closed; however, HR Green did not identify any required controls (i.e. AUL) associated with the facility. 6. The historical and current use of a parcel located approximately 300 feet west of the subject property at 30 Jones Street. Available historical documents list the parcel as a wheel and trim facility/commercial trucking repair business since 1965. 7. The historical use of a parcel located approximately 500 feet west/northwest of the subject property. Available historical documents list the parcel as a bulk oil facility from at least the 1950s until the 1980s. A Sanborn map dated 1970 depicts an oil warehouse, six (6) ASTs, pump house, and a paint storage structure all served by a railroad siding. Off -Site HRECs: 1. The adjacent parcel to the west of the subject property contains the Inland Molasses LUST facility (#8LTA89). The facility has a current IDNR status of NAR after over -excavation activities resulted in contamination levels below applicable standards. 2. The adjacent parcel to the south of the subject property contains the former Katuin Brothers LUST facility (#8LT120). The facility has an IDNR status of NAR after completing monitoring and over -excavation activities. Phase II Activities: A Phase II Sampling Plan was completed to evaluate potential impact to the subject property from RECs identified in the Phase I ESA. The sampling plan included collection of soil and groundwater samples for the following analytes: TEHs, VOCs, PAHs, fertilizers, and RCRA metals. Phase II field investigation activities were conducted in accordance with the Phase II Sampling Plan (PI ISP) with the following caveats: • No fertilizer soil samples were collected as nitrate field screening did not identify any concentrations above 5 ppm as directed in the PI ISP • No VOC or TEH soil samples were collected from SP3-2 or SP3-4 as observed PI D readings at these sample locations were below 10 ppm as SOUTH PORT OF DUBUQUE AREA WIDE USE PLAN 49 directed in the PI ISP. • The field blank for VOCs and the trip blank samples were not found by the laboratory in the project cooler. For this subject property, the VOC field blank and trip blank associated with 100 East 1st Street were used as both projects' coolers were mobilized to the field and laboratory together. • The previously identified monitoring well that was identified as sample location SP3-1 was not present on the subject property during sampling and was therefore not sampled for this assessment. Upon review of the analytical laboratory report, it was noted that concentrations in groundwater for 1,2-dibromo-3-chloropropane, 1,2-dibromoethane (EDB), 1,2,3- trichloropropane, hexachlorobutadiene, and 1,1,2,2 -tetrachloroethane were reported as non -detect values that exceeded applicable SWSs. HR Green requested trace detection results for these compounds in order to provide meaningful information for the purposes of risk calculation. Trace detections are detections in between the laboratory RL and the laboratory MDL. Trace detections are less certain than results reported to the RL, but are preferred over non -detect values at the RL which exceed SWS in this context. Review of the trace detection results for 1,1,2,2 -tetrachloroethane and hexachlorobutadiene in groundwater indicates that these compounds are not in exceedances of SWS. The trace detection results for the remaining three (3) groundwater compounds were reported as non -detect values at their MDLs, however, these values remain above the applicable SWS. These values were used as the concentration for the purpose of risk calculations completed as part of this assessment. The trace detection report is generated by the lab according to the analytical method, rather than by the compound. As a result, the trace detection report includes trace concentrations for many unnecessary analytes. Trace detections were utilized only for the requested analytes to provide more meaningful information than what was initially reported by the laboratory. Soil Assessment Three (3) soil borings were advanced on the subject property using a direct -push Geoprobe on November 29, 2016. Soils encountered were generally sand, silt, fill including black slag, red brick, and gravel and some clay at depth. Fill was identi- fied at sample locations SP3-3 and SP3-4 at depths of 1 to 9 feet bgs and 2 to 5 feet bgs, respectively. This fill material included red brick, black slag, and/or gravel. An odor was observed at SP3-4 at approximately 5 feet bgs. Soil sample locations 50 SOUTH PORT OF DUBUQUE AREA WIDE USE PLAN are depicted on Figure 54. The soil samples were field screened for the presence of organic vapors using a PID. The core was then logged for geologic materials. Range 1 soil samples were collected from SP3-2 and SP3-3 for RCRA metal analysis and from SP3-3 for PAH analysis. The detected analytical results for Range 1 soil are summarized below. A total of seventeen (17) PAHs and five (5) RCRA metals were detected in Range 1 soil. Sixteen (16) PAHs and four (4) RCRA metals were below applicable SWSs. Benzo(a)pyrene was observed at a concentration above the SWS at SP3-3 and lead was observed at a concentration above the SWS in the duplicate sample from location SP3-3. No soil samples were collected from Range 2 soil because all observed PID readings were less than 10 ppm (0.1-7.3 ppm). Groundwater Assessment Upon the completion of soil sampling activities, groundwater samples were collected from each boring using a screen point sampler and a peristaltic pump with dedicated tubing to evaluate groundwater conditions on the subject property. Groundwater was encountered at 10 feet bgs at sample locations SP3-2 and SP3-3 and at a depth of 5 feet bgs at sample location SP3-4. Groundwater samples were collected for fertilizer compound analysis at all sample locations, for TEH and VOC analysis at SP3-2 and SP3-4, and for RCRA metal analysis at SP3-2. One (1) TEH, three (3) VOCs, two (2) fertilizer compounds, and two (2) RCRA metals were detected above laboratory reporting limits or reported at non -detect values that exceed applicable SWSs in the collected groundwater sam- ples. Nitrate and barium were below applicable SWSs. Waste oil, ammonia, and arsenic were detected at concentrations above applicable SWSs and 1,2- dibromo-3-chloropropane, 1,2- dibromoethane, and 1,2,3-trichloropropane were reported as non -detect values above applicable SWSs. SHIVEI-IATTERY ARCHITECtURE+ENG'NEERING THE CITY OF DUB E Masterpiece on the ississippi Findings The findings and conclusions are summarized as follows: • Range 1 Soil: Atotal of seventeen (17) PAHs and five (5) RCRA metals were detected in Range 1 soil. Sixteen (16) PAHs and four (4) RCRA metals were below applicable SWSs. Benzo(a)pyrene was observed at a concentration above the SWS at SP3-.3 and lead was observed at a concentration above the SWS in the duplicate sample from location SP3-3. • Range 2 Soil: No soil samples were collected from Range 2 soil. • Groundwater: One (1) TEH, three (3) VOCs, two (2) fertilizer compounds, and two (2) RCRA metals were detected above laboratory reporting limits or reported at non- detect values that exceed applicable SWSs in the collect- ed groundwater samples. Nitrate and barium were below applicable SWSs. Waste oil, ammonia, and arsenic were detected at concentrations above ap- plicable SWSs and 1,2-dibromo-3- chloropropane, 1,2-dibromoethane, and 1,2,3-trichloropropane were reported as non -detect values above applicable SWSs. • Vapor Intrusion: Three (3) VOCs detected in groundwater are sufficiently volatile and sufficiently toxic to present a vapor intrusion risk. Groundwater results for two (2) of these compounds were evaluated using the John- son and Ettinger Vapor Intrusion Model for Forward Calculation of Indoor Air Concentration and the I DNR Cumulative Risk Calculator. 1,2-Dibro- mo-3-chloropropane is not available in the Johnson & Ettinger Vapor Model and as such it was not included in this calculation. The calculated results for this media indicate that vapor intrusion alone does not pose a risk on this site. Cumulative risk is discussed below. • Cumulative Risk Evaluation: Calculated cancer risk for a site resident, site worker, and construction worker and non -cancer risk for a site worker and construction worker are acceptable for applicable exposure pathways. The non -cancer risk for a site resident is unacceptable for applicable exposure pathways. These risk assessment results consider redevelopment on the subject property for a slab -on -grade building. The unacceptable non -cancer risk for a site resident is primarily driven by the observed lead concentrations in shallow soil on the subject property. THE CM OF DIA Masterpiece on the E SHIVEHAT ERY tssissippt AgCHIrECrURE+ENGINEERING The Phase 11 concluded/recommended the following. • The reports should be provided to the I DNR for guidance on what actions to take regarding the identified contamination. • The City of Dubuque has a groundwater ordinance (Section No. 16-11-20) that prohibits the installation of potable water wells unless public water is not available. • Provide reports to the city of Dubuque's water Department, notifying the county health department of the groundwater results to prevent the installation of new wells on the site or adjacent properties and to sever the exposure pathway. • Any redevelopment plans that include a detention pond or wetland that could combine surface water and ground water should be engineered to prevent exposure • H RG indicated that the impacts to shallow soil on the site presents an unacceptable risk for the site residents without further action. They rec- ommend the remediation of shallow soils or implementation of engineering or institutional controls such as an environmental covenant or engineered clean soil barrier with geo-membrane vapor barrier. Address 5 Jones Passed Inspection. Evaluated at a priority 3: evidence of con- tamination but not at a level to require additional assessment based on the soil and groundwater evidence provided in the Phase I I. SOUTH PORT OF DUBUQUE AREA WIDE USE PLAN 51 Parcel #1130305012 and Parcel #1130305013 115 Terminal Street Site Characteristics The subject property is owned by Sunflower Enterprises LLC/Dubuque Terminals, Inc. generally identified as 115 Terminal Street, Dubuque, Iowa (Figure 55 ). Phase I Environmental Site Assessment HR Green completed the Phase I ESA of the subject property on August 15, 2016. The Phase I assessment revealed the presence of fourteen (14) RECs and two (2) H RECs in connection with the subject property. The following summarizes the RECs: On -Site RECs: 1. The current and historical use of the subject property. Available historical documents identify the subject property as part of 85 Terminal Street and list it as a fuel oil company in 1967, 1972, and 1977, fuel oil company and trucking garage in 1983, fuel oil company in 1987, 1992, and 2003, and oil and gas producers in 2009. A historical Sanborn map dated 1909 listed the subject property as part of "Thomas J. Mulgrew Ice, Coal and Wood Yard" and included coal sheds and railroad tracks; the Sanborn map dated 1950 listed the subject property as "Thomas J. Mulgrew Co. Ice Plant" and included a structure served by a railroad; and a Sanborn map dated 1970 listed the subject property as "Mulgrew Oil Co. Bulk Oil Station" and "Mulgrew Oil Co. Ice Plant" and included an oil warehouse, thirteen (13) gasoline tanks, and associated pump house. The referenced Sanborn maps also depict a railroad siding transecting the subject property that serves other industrial facilities in the South Port area. Historical aerial photographs dated 1950s, 1960s, 1970s, 1980s, 1994, 2004, and 2005 depict numerous ASTs on the northern portion of the parcel identified as PIN 1130305013. The total number of ASTs is reduced between 1994 and 2002. The tanks did not appear after 2010. Anecdotal information provided by the User indicates some of the ASTs were used for petroleum storage. HR Green noted the storage of hazardous substances and petroleum products, as well (i.e. AUL) associated with the facility, as instances of staining, during the site reconnaissance. Also, the site manager indicated that fill from an unknown origin was used on the subject property. 52 SOUTH PORT OF DUBUQUE AREA WIDE USE PLAN Legend ® Sample Location Subject Property THE C1TY OF DUB W E Masterpiece on the Mississippi Figure 2 Sample Location Map PINs 1130305012 and 1130305013 City of Dubuque Dubuque County, Iowa 0 50 100 Feet 1 inch = 100 feet HRGreen Figure 57: Pin 1130305012 and 1130305013 Parcel Sampling Locations THE CITY OF SHIVEI-IATTERY DUB TE ARCHI IECtURE+E NGENEE RING Masterpiece on the Mississippi 2. Mulgrew Oil Co. (LUST #8LTR32) is located on the subject property and has a current status of Transferred to Contaminated Sites. I DNR issued a NFA letter dated February 2, 2012 that stated contaminate concentrations remain in the subsurface above Statewide Standards but that there were no receptors of concern or risk of exposure at nearby sites that warranted ongoing monitoring and it was therefore closed; however, HR Green did not identify any required controls. Off -Site RECs: 1. Nitrogen -containing fertilizer impact in the subsurface directly north of the subject property at the pump station. Groundwater sample results identified nitrate, nitrite, and ammonia concentrations in groundwater above Statewide Standards. 2. The historical and current use of an adjacent parcel to the north of the subject property. An interview with the City of Dubuque Fire Department reported three separate spill incidents involving fuel oil, diesel, and gas vapor on the property. The parcel currently contains a maintenance shop. 3. The historical use of an adjacent parcel to the northeast of the subject property at 102 Terminal Street. Available historical documents list the parcel as "Katuin Bros Trucking" in 1967, "Katuin Bros Inc" in 1972, 1977, 1983, and 1987, "Sitco Inc (Addl Sp)" in 1992, and "SITCO" in 1998. A historical Sanborn map dated 1950 depicts a truck storage and repair shop while the 1970 map depicts an auto truck storage and repair shop with two ASTs containing oil. 4. The historical use of the adjacent parcel to the east/southeast of the subject property at 200 Terminal Street. Available historical documents list the parcel as a refining company terminal in 1962, refining company in 1967, oil company in 1972, asphalt sales company in 1983 and 1987, and materials company terminal in 1992.A historical aerial photograph dated 1950s depicts six (6) ASTs while those dated 1960s, 1970s, 1980s, and 1994 depict approximately twelve to fourteen (12-14) ASTs. Historical Sanborn map dated 1950 depicts the parcel as "Hughes Oil Co" that included a 4,000,000 -gallon AST containing gasoline, two(2) 1,000,000 -gallon ASTs containing gasoline, a small gasoline tank, pump house, and office. A Sanborn map dated 1970 lists the parcel as "Sinclair Refining Co" and depicts one (1) AST of unknown contents with a capacity of 96,630 barrels (BBLs), two (2) 600,000 -gallon ASTs containing oil, two (2) 1,000,000 -gallon ASTs containing gasoline, one (1) 490,000 AST containing oil, two (2) 420,000 -gallon ASTs with unknown contents, two (2) ASTs of unknown capacity and contents, three THE CRT OF DUB _ E Masterpiece on the ississippi SHIVEHAT ERY ARCHIIECrURE+ENGINEERING (3) elevated tanks with unknown capacity and contents, small gasoline tank, pump house, truck filing station, scales, office, and warehouse. This property is also listed the Koch Asphalt Terminal LAST facility and Sinclair/Koch Terminal Federal Brownfield site. A 2004 Monitoring Report identified benzene groundwater contamination above the Statewide Standard. 5. The historical use of the adjacent parcel to the south/southeast of the subject property. Historical aerial photographs dated 1950s, 1960s, and 1970s depicts five (5) ASTs while those dated 1980s and 1994 depict two (2) ASTs. A historical Sanborn map dated 1909 depicts part of the parcel as "Iowa Oil Company" that included four (4) oil tanks. A Sanborn map dated 1950 depicts a coal shed while a 1970 Sanborn map depicts two ASTs with capacities of 80,000 barrels BBLs, and 52,000 BBLs, respectively. The parcel operated as part of the adjacent parcel to the east/southeast of the subject property at 200 Terminal Street (see REC #4). 6. The current and historical use of the adjacent parcels to the south/west/ southwest and west/northwest of the subject property. Historical San born maps and aerial imagery identify several railroad tracks directly adjacent to the subject property since at least 1950. 7. The current and historical use of an adjacent parcel to the north/northwest of the subject property. Available historical documents list the parcel as various industrial activities including a packing house in 1884 and 1891, agricultural implement warehouse in 1909, and bulk storage facility in 1970. A Sanborn map dated 1970 depicts two (2) ASTs and a filling station. Aerial photographs capture the referenced ASTs in the 1960s and 1970s and a total of three (3) ASTs in the 1980s and 1994.A Phase I ESA dated May 1999 noted the referenced ASTs were primarily used for the bulk storage and distribution of fertilizer solutions (urea ammonium nitrate and ammonium polyphosphate). A Phase I I ESA completed on the parcel dated May 1999 identified levels of nitrogen that exceeded IDN R SWS. This site is also associated with a fertilizer spill from an AST formerly located on the property. The southern portion of the parcel currently contains a maintenance shop. 8. The historical use of a parcel located approximately 565 feet northeast of the subject property. Available historical aerial photographs depict the parcel as a bulk storage facility with multiple ASTs in the 1950s, 1960s,1970s, and 1980s. A large industrial facility likely associated with the operation is depicted from 1950-2013.A Phase I ESA dated October 1993 stated the parcel contained sixteen (16) ASTs ranging in capacity from 5,260-1,619,000 SOUTH PORT OF DUBUQUE AREA WIDE USE PLAN 53 gallons and contained molasses (14), liquid feed mix (1), and liquid fertilizer (1). The site reconnaissance identified a former pump house, several former AST tank pads, and pipes likely associated with a filling station protruding from the ground. 9. The historical and current use of a parcel located approximately 615 feet northwest of the subject property at 30 Jones Street. Available historical documents list the parcel as a wheel and trim facility/commercial trucking repair business since 1965. 10. The current and historical use a parcel located approximately 780 feet north of the subject property at 100 East 1st Street. Available historical documents list the parcel as a bulk oil facility from at least 1923-1992. Sanborn maps dated 1950 and 1970 depict an oil pump house, auto garage, fi Iling and warehouse building that contained a gasoline room, and approximately twenty-four (24) ASTs ranging in capacity from 10,000-12,000 gallons (some labeled as fuel oil) all served bya railroad siding. Available historical documents list the parcel as a marine services company in 1977 and 1983. Further, aerial photographs depict numerous ASTs on the parcel from the 1950s-2002. The site reconnaissance identified a water separation operation that included the temporary outdoor storage of totes, tanks, and drums on an exterior dirt surface that lacked secondary containment prior to removal of product from the parcel by a third party vendor. The parcel is also listed as "Iowa Oil Company" on the I DNR Contaminated Sites database. Documented spill incidents resulted in free product in the subsurface creating hazardous conditions in the structure located on the subject property. 11. The current and historical use of a parcel located approximately 890 feet north of the subject property.Available historical documents list the parcel as a bulk storage facility and depict ten (10) ASTs since the 1960s. The refer- enced tanks are known to have contained fertilizer, molasses, soybeans, and fish puree. A Sanborn map dated 1970 depicts a gasoline tank and fuel oil tank and ten (10) ASTs in the southeastern and northeastern corners of the parcel, respectively, all served bya railroad siding. Three (3) of the remaining ASTs contain lignin. 12. The historical use of a parcel located approximately 1,050 feet northwest of the subject property. Available historical documents list the parcel as a bulk oil facility from at least the 1950s until the 1980s.ASanborn map dated 1970 depicts an oil warehouse, six (6) ASTs, pump house, and a paint storage structure all served bya railroad siding. 54 SOUTH PORT OF DUBUQUE AREA WIDE USE PLAN Off -Site HRECs: 1. An adjacent parcel to the north of the subject property contains the former Katuin Brothers LUST facility (#8LT120). The facility has an I DNR status of NAR after completing monitoring and over -excavation activities. 2. An adjacent parcel to the north/northwest of the subject property contains the Inland Molasses LUST facility (#8LTA89). The facility has a current IDNR status of NAR after over -excavation activities resulted in contamination levels below applicable standards. Phase 11 Activities A Phase 11 Sampling Plan was completed to evaluate potential impact to the sub- ject property from RECs identified in the Phase 1 ESA. The sampling plan includ- ed collection of soil and groundwater samples for the following analytes: TEHs, VOCs, PAHs, fertilizers, and RCRA metals. Phase 11 field investigation activities were conducted in accordance with the Phase 11 Sampling Plan (PIISP) with the following caveats: • No fertilizer soil samples were collected from SP4-1 or SP4-3 as nitrate field screening did not identify any concentrations above 5 ppm as directed in the PIISP. • No VOC or TEH soil sample was collected from SP4-2 or SP4-3 as observed PID readings at this sample location were below 10 ppm as directed in the PIISP • One Range 1 soil sample was collected from SP4-3 for PAH analysis due to field observations indicating possible impact. • RCRA Metals analysis was added to Range 1 soil due to observations indicating possible impact. • A duplicate sample for TEH and VOC analysis in soil was not collected as only one sample was collected for TEH and VOC analysis on this property and there was not sufficient volume to collect a duplicate at this sample location. • The Range 1 soil sample at location SP4-1 was collected from 0-3" due to a laboratory error. The original 0-2' sample was inadvertently misplaced. Therefore, a sample from 0-3" was obtained via hand auger for analysis. Upon review of the analytical laboratory report, it was noted that concentrations in groundwater for dibenz(a,h)anthracene,1,2-dibromo-3-chloropropane,1,2- dibromoethane(EDB),1,2,3-trichloropropane,hexachlorobutadiene,a nd1,1,2,2- tetrachloroethane were reported as non -detect values that SHIVEI-IATTERY ARCHITECtURE+ENG'NEERING THE CITY OF DUB E Masterpiece on the ississippi exceeded applicable SWSs. HR Green requested trace detection results for these compounds in order to provide meaningful information for the purposes of risk calculation. Trace detections are detections in between the laboratory RL and the laboratory MDL. Trace detections are less certain than results reported to the RL, but are preferred over non -detect values at the RL which exceed SWS in this context. Review of the trace detection results for dibenz(a,h)anthracene, 1,1,2,2 - tetrachloroethane, and hexachlorobutadiene in groundwater indicates that these compounds are not in exceedance of SWS. The trace detection results for the remaining three (3) groundwater compounds were reported as non -detect values at their MDLs, however, these values remain above the applicable SWS. These values were used as the concentration for the purpose of risk calculations completed as part of this assessment. The trace detection report is generated by the lab according to the analytical method, rather than by the compound. As a result, the trace detection report includes trace concentrations for many unnecessary analytes. Trace detections were utilized only for the requested analytes to provide more meaningful information than what was initially reported by the laboratory. Soil Assessment Three (3) soil borings were advanced on the subject property using a direct -push Geoprobe on November 30, 2016. Soils encountered were generally sand and clay. Fill including red brick, black slag, and wood were identified at all three boring locations. A sheen and a visible separation in groundwater was observed in the groundwater sample collected at location SP4-1 with a chemical odor noted at 4 feet bgs to 16 feet bgs. Soil sample locations are depicted on Figure 55. The soil samples were field screened for the presence of organic vapors using a PID. The core was then logged for geologic materials. Range 1 soil samples were collected from all locations for PAH and RCRA metal analysis. The detected analytical results for Range 1 soil are summarized below. Range 1 soil was collected for fertilizer analysis at location SP4-2 due to a field screening reading of 5 ppm. A total of seventeen (17) PAHs, five (5) RC RA metals, ammonia, and nitrate were detected in Range 1 soil. Concentrations of all RC RA metals, fertilizers and eleven (11) PAHs were below applicable SWSs. Benzo(a)pyrene and benzo(b) fluoranthene, were reported at concentrations above the SWS. Samples were THE CRT OF DUB _ E Masterpiece on the ississippi SHIVEHAT ERY ARCHIIECrURE+ENGINEERING collected for VOC and TEH analysis from Range 2 soil at location SP4-1 due to elevated PID readings (53.3-394.0) and for fertilizer compounds at location SP4-2 due to a field screening reading of 20 ppm. Diesel, thirteen (13) VOCs, ammonia, and nitrate and were detected in Range 2 soil samples. All detected concentrations were reported below applicable SWS with the exception of diesel which was reported in exceedance of the Tier 1 standard. Groundwater Assessment Groundwater samples were collected from each boring using a screen point sampler and a peristaltic pump with dedicated tubing in order to evaluate groundwater conditions on the subject property. Groundwater was encountered from 5 to 10 feet bgs and samples were collected for TEH, PAH, VOC, fertilizer, and RCRA metals analysis. A sheen and visible separation of product (apparent LNAPL and DNAPL) was observed in the groundwater sample collected at location SP4-1. Diesel, sixteen (16) PAHs, nineteen (19) VOCs, ammonia, nitrate, and three (3) RCRA metals were detected above laboratory reporting limits or were reported at non -detect values that exceed applicable SWSs in the groundwater samples. Diesel, three (3) PAHs, three (3) VOCs, nitrate, and arsenic were detected at concentrations above applicable SWSs. 1,2-dibromo-3-chloropropane, 1,2-dibromoethane, and 1,2,3- trichloropropane were reported as non -detect values above applicable SWS. SOUTH PORT OF DUBUQUE AREA WIDE USE PLAN 55 Findings The findings and conclusions are summarized as follows: • Range 1 Soil: Atotal of seventeen (17) PAHs, five (5) RC RA metals, ammonia, and nitrate were detected in Range 1 soil. Concentrations of all RCRA metals, fertilizers and eleven (11) PAHs were below applicable SWSs. Benzo(a)pyrene and benzo(b)fluoranthene, were reported at concentrations above the SWS. • Range 2 Soil: Diesel, thirteen (13) VOCs, ammonia, and nitrate and were detected in Range 2 soil samples. All detected concentrations were reported below applicable SWS with the exception of diesel which was reported in exceedance of the Tier 1 standard. • Groundwater: Diesel, sixteen (16) PAHs, nineteen (19) VOCs, ammonia, nitrate, and three (3) RCRA metals were detected above laboratory reporting limits or were reported at non -detect values that exceed applicable SWSs in the groundwater samples. Diesel, three (3) PAHs, three (3) VOCs, nitrate, and arsenic were detected at concentrations above applicable SWSs. 1,2-dibromo-3-chloropropane, 1,2- dibromoethane, and 1,2,3-trichloropropane were reported as non -detect values above applicable SWS. A sheen and visible separation of product (apparent LNAPL and DNAPL) was noted at location SP4-1. • Vapor Intrusion: Twenty (20) compounds detected in groundwater are sufficiently volatile and sufficiently toxic to present a vapor intrusion risk and are available compounds for evaluation using the Johnson and Ettinger Vapor Intrusion Model for Forward Calculation of Indoor Air Concentration and the IDNR Cumulative Risk Calculator. The calculated results for this media indicate that vapor intrusion alone does pose a risk on this site. Cumulative risk is discussed below. • Cumulative Risk Evaluation: Calculated cancer and non -cancer risk for a site resident are unacceptable. Calculated cancer and non -cancer risk for a site worker, and construction worker are acceptable for applicable exposure pathways. These risk assessment results consider redevelopment on the subject property for a slab- on -grade building. The unacceptable cancer and non -cancer risk for a site resident is primarily driven by the reported benzene, isopropyl benzene, and hexane concentrations in groundwater on the subject property, modeled to vapor intrusion risk. 56 SOUTH PORT OF DUBUQUE AREA WIDE USE PLAN The Phase 11 concluded/recommended the following: • The reports should be provided to the IDNR for guidance on what actions to take regarding the identified contamination. • The City of Dubuque has a groundwater ordinance (Section No. 16-11-20) that prohibits the installation of potable water wells unless public water is not available. • Provide reports to the City of Dubuque's Water Department; notifying the County Health Department of the groundwater results to prevent the installation of new wells on the site or adjacent properties and to sever the exposure pathway. • Any redevelopment plans that include a detention pond or wetland that could combine surface water and groundwater should be engineered to prevent exposure. • Vapor intrusion potential presents and unacceptable risk for residents without further action. HRG recommended the implementation of engineering or institutional controls such as an environmental covenant or engineered clean soil barrier with geo-membrane vapor barrier. SHIVEI-IATTERY ARCHITECtURE+ENG'NEERING THE CITY OF DUB E Masterpiece on the ississippi Parcel #1130305010 115 Terminal Street Site Characteristics The subject property is owned by Sunflower Enterprises LLC and is located at 115 Terminal Street, Dubuque, Dubuque County, Iowa (Figure 56). Phase I Environmental Site Assessment HR Green completed the Phase I ESA on an area that included the subject property on August 25, 2016. The Phase I assessment revealed the presence of fourteen (14) RECs and two (2) H RECs in connection with the subject property. The following summarizes the RECs: On -Site RECs: 1. The current and historical use of the subject property. Available historical documents identify the subject property as part of 85 Terminal Street and list it as a fuel oil company in 1967, 1972, and 1977, fuel oil company and trucking garage in 1983, fuel oil company in 1987, 1992, and 2003, and oil and gas producers in 2009. A historical Sanborn map dated 1909 listed the subject property as part of "Thomas J. Mulgrew Ice, Coal and Wood Yard" and included coal sheds and railroad tracks; the Sanborn map dated 1950 listed the subject property as"Thomas J. Mulgrew Co. Ice Plant" and included a structure served by a railroad; and a Sanborn map dated 1970 listed the subject property as "Mulgrew Oil Co. Bulk Oil Station" and "Mulgrew Oil Co. Ice Plant" and included an oil warehouse, thirteen (13) gasoline tanks, and associated pump house. The referenced Sanborn maps also depict a railroad siding transecting the subject property that serves other industrial facilities in the South Port area. Historical aerial photographs date1950s, 1960s, 1970s, 1980s, 1994, 2004, and 2005 depict numerous ASTs on the northern portion of the parcel identified as PIN 1130305013. The total number of ASTs is reduced between 1994 and 2002. The tanks did not appear after 2010. Anecdotal information provided by the User indicates some of the ASTs were used for petroleum storage. HR Green noted the storage of hazardous substances and petroleum products, as well as instance of staining, during the site reconnaissance. Also, the site manager indicated that fill from an unknown origin was used on the subject property. THE CITY OF DUB Masterpiece an the Mississippi SHIVEHATTC—RY ARCHIIECtURE+ENG.NEERING Legend ® Sample Location Subject Property THE CTTY OF DUB Masterpiece on the Mississippi Figure 2 Sample Location Map Phase II ESA 115 Terminal Street Dubuque County, Iowa 0 25 50 �, Feet 1 inch = 50 feet 1493 HRGreen Figure 58: 115 Terminal Street Parcel Sampling Locations SOUTH PORT OF DUBUQUE AREA WIDE USE PLAN 57 Off -Site RECs: 1. Mulgrew Oil Co. (LUST #8LTR32) is located on the adjacent property to the north and west of the subject property and has a current status of Transferred to Contaminated Sites. I DNR issued a NFA letter dated February 2, 2012 that stated contaminate concentrations remain in the subsurface above Statewide Standards but that there were no receptors of concern or risk of exposure at nearby sites that warranted ongoing monitoring and it was therefore closed; however, HR Green did not identify any required controls (i.e. AUL) associated with the facility. 2. Nitrogen -containing fertilizer impact in the subsurface directly north of the subject property at the pump station. Groundwater sample results identified nitrate, nitrite, and ammonia concentrations in groundwater above Statewide Standards. 3. The historical and current use of an adjacent parcel to the north of the subject property. An interview with the City of Dubuque Fire Department reported three separate spill incidents involving fuel oil, diesel, and gas vapor on the property. The parcel currently contains a maintenance shop. 4. The historical use of an adjacent parcel to the northeast of the subject property at 102 Terminal Street. Available historical documents list the parcel as "Katuin Bros Trucking" in 1967, "Katuin Bros Inc" in 1972, 1977, 1983, and 1987, "Sitco Inc (Addl Sp)" in 1992, and "SITCO" in 1998.A historical Sanborn map dated 1950 depicts a truck storage and repair shop while the 1970 map depicts an auto truck storage and repair shop with two ASTs containing oil. 5. The historical use of the adjacent parcel to the east/southeast of the subject property at 200 Terminal Street. Available historical documents list the parcel as a refining company terminal in 1962, refining company in 1967, oil company in 1972, asphalt sales company in 1983 and 1987, and materials company terminal in 1992.A historical aerial photograph dated 1950s depicts six (6) ASTs while those dated 1960s, 1970s, 1980s, and 1994 depict approximately twelve to fourteen (12-14) ASTs. Historical Sanborn map dated 1950 depicts the parcel as "Hughes Oil Co" that included a 4,000,000 -gallon AST containing gasoline, two(2) 1,000,000 -gallon ASTs containing gasoline, a small gasoline tank, pump house, and office. A Sanborn map dated 1970 lists the parcel as "Sinclair Refining Co" and depicts one (1) AST of unknown contents with a capacity of 96,630 barrels (BBLs), two (2) 600,000 -gallon ASTs containing oil, two (2) 1,000,000 -gallon ASTs containing gasoline, one (1) 490,000 AST containing oil, two (2) 420,000 -gallon ASTs with unknown contents, 58 SOUTH PORT OF DUBUQUE AREA WIDE USE PLAN two (2) ASTs of unknown capacity and contents, three (3) elevated tanks with unknown capacity and contents, small gasoline tank, pump house, truck filing station, scales, office, and warehouse. This property is also listed the Koch Asphalt Terminal LAST facility and Sinclair/Koch Terminal Federal Brownfield site. A 2004 Monitoring Report identified benzene groundwater contamination above the Statewide Standard. 6. The historical use of the adjacent parcel to the south/southeast of the subject property. Historical aerial photographs dated 1950s, 1960s, and 1970s depicts five (5) ASTs while those dated 1980s and 1994 depict two (2) ASTs. A historical Sanborn map dated 1909 depicts part of the parcel as "Iowa Oil Company" that included four (4) oil tanks.ASanborn map dated 1950 depicts a coal shed while a 1970 Sanborn map depicts two ASTs with capacities of 80,000 barrels (BBLs) and 52,000 BBLs, respectively. The parcel operated as part of the adjacent parcel to the east/southeast of the subject property at 200 Terminal Street (see REC #4). 7. The current and historical use of the adjacent parcels to the south/west/ southwest and west/northwest of the subject property. Historical Sanborn maps and aerial imagery identify several railroad tracks directly adjacent to the subject property since at least 1950. 8. The current and historical use of an adjacent parcel to the north/northwest of the subject property. Available historical documents list the parcel as various industrial activities including a packing house in 1884 and 1891, agricultural implement warehouse in 1909, and bulk storage facility in 1970. A Sanborn map dated 1970 depicts two (2) ASTs and a filling station. Aerial photographs capture the referenced ASTs in the 1960s and 1970s and a total of three (3) ASTs in the 1980s and 1994.A Phase I ESA dated May 1999 noted the referenced ASTs were primarily used for the bulk storage and distribution of fertilizer solutions (urea ammonium nitrate and ammonium polyphosphate). A Phase I I ESA completed on the parcel dated May 1999 identified levels of nitrogen that exceeded I DNR SWS. This site is also associated with a fertilizer spill from an AST formerly located on the property. The southern portion of the parcel currently contains a maintenance shop. 9. The historical use of a parcel located approximately 565 feet northeast of the subject property. Available historical aerial photographs depict the parcel as a bulk storage facility with multiple ASTs in the 1950s, 1960s, 1970s, and 1980s. A large industrial facility likely associated with the operation is depicted from 1950-2013.A Phase I ESA dated October 1993 stated the SHIVEI-IATTERY ARCHITECtURE+ENG'NEERING THE CITY OF DUB E Masterpiece on the ississippi parcel contained sixteen (16) ASTs ranging in capacity from 5,260-1,619,000 gallons and contained molasses (14), liquid feed mix (1), and liquid fertilizer (1). The site reconnaissance identified a former pump house, several former AST tank pads, and pipes likely associated with a filling station protruding from the ground. 10. The historical and current use of a parcel located approximately 615 feet northwest of the subject property at 30 Jones Street. Available historical documents list the parcel as a wheel and trim facility/commercial trucking repair business since 1965. 11. The current and historical use a parcel located approximately 780 feet north of the subject property at 100 East 1st Street. Available historical documents list the parcel as a bulk oil facility from at least 1923-1992. Sanborn maps dated 1950 and 1970 depict an oil pump house, auto garage, filling and warehouse building that contained a gasoline room, and approximately twenty-four (24) ASTs ranging in capacity from 10,000-12,000 gallons (some labeled as fuel oil) all served bya railroad siding. Available historical documents list the parcel as a marine services company in 1977 and 1983. Further, aerial photographs depict numerous ASTs on the parcel from the 1950s-2002. The site reconnaissance identified a water separation operation that included the temporary outdoor storage of totes, tanks, and drums on an exterior dirt surface that lacked secondary containment prior to removal of product from the parcel by a third party vendor. The parcel is also listed as "Iowa Oil Company" on the IDNR Contaminated Sites database. Documented spill incidents resulted in free product in the subsurface creating hazardous conditions in the structure located on the subject property. 12. The current and historical use of a parcel located approximately 890 feet north of the subject property. Available historical documents list the parcel as a bulk storage facility and depict ten (10) ASTs since the 1960s. The referenced tanks are known to have contained fertilizer, molasses, soybeans, and fish puree. A Sanborn map dated 1970 depicts a gasoline tank and fuel oil tank and ten (10) ASTs in the southeastern and northeastern corners of the parcel, respectively, all served bya railroad siding. Three (3) of the remaining ASTs contain lignin. 13. The historical use of a parcel located approximately 1,050 feet northwest of the subject property. Available historical documents list the parcel as a bulk oil facility from at least the 1950s until the 1980s. A Sanborn map dated 1970 depicts an oil warehouse, six (6) ASTs, pump house, and a paint storage structure all served by a railroad siding. THE CRT OF DUB _ E Masterpiece on the ississippi SHIVEI-IAT ERY ARCHIIECrURE+ENGINEERING Off -Site HRECs: 1. An adjacent parcel to the north of the subject property contains the former Katuin Brothers LUST facility (#8LT120). The facility has an IDN status of NAR after completing monitoring and over -excavation activities. 2. An adjacent parcel to the north/northwest of the subject property contains the Inland Molasses LUST facility (#8LTA89). The facility has a current 1DNR status of NAR after over -excavation activities resulted in contamination levels below applicable standards. Phase II Activities A Phase I I Sampling Plan was completed to evaluate potential impact to the subject property from RECs identified in the Phase I ESA. The sampling plan included collection of soil and groundwater samples for the following analytes: TEHs, VOCs, PAHs, fertilizers, and RCRA metals. Phase I I field investigation activities were conducted in accordance with the Phase I I Sampling Plan (PI ISP) with the following caveats: • No fertilizer soil samples were collected as nitrate field screening did not identify any concentrations above 5 ppm as directed in the PI ISP. • No VOC or TEH soil sample was collected from SP1 -1 as observed PI D readings at this sample location were below 10 ppm as directed in the PI ISP. • Sample locations SP5-3 was moved the north side of an access drive on the subject property due to the location of a subsurface utility in the area of the original sample location. • Range 1 soil samples were collected for RCRA metals at sample locations SP5- 1, SP5-2, and SP5-3. • A Range 1 soil sample was collected for PAH analysis at sample location SP5- 2. Upon review of the analytical laboratory report, it was noted that concentrations in groundwater for 1,2-dibromo-3-chloropropane, 1,2-dibromoethane (EDB), 1,2,3- trichloropropane, hexachlorobutadiene, and 1,1,2,2 -tetrachloroethane were reported as non -detect values that exceeded applicable SWSs. HR Green requested trace detection results for these compounds in order to provide meaningful information for the purposes of risk calculation. Trace detections are detections in between the laboratory RL and the laboratory MDL. Trace detections are less certain than results reported to the RL, but are preferred over non -detect values at the RL which exceed SWS in this context. SOUTH PORT OF DUBUQUE AREA WIDE USE PLAN 59 Review of the trace detection results for 1,1,2,2 -tetrachloroethane and hexachlorobutadiene in groundwater indicates that these compounds are not in exceedances of SWS. The trace detection results for the remaining three (3) groundwater compounds were reported as non -detect values at their MDLs, however, these values remain above the applicable SWS. The requested trace detection report includes trace concentrations for parameters in addition to the requested analytes. Trace detections were utilized only the requested parameters to provide more meaningful information than what was initially reported by the laboratory. Soil Assessment Three (3) soil borings were advanced on the subject property using a direct - push Geoprobe on November 30, 2016. Soils encountered were generally sand and clay. Fill including red brick, black slag, coal, wood, and/or concrete were identified at all three boring locations. Soil sample locations are depicted on Figure 56. The soil samples were field screened for the presence of organic vapors using a PID. The core was then logged for geologic materials. Range 1 soil samples were collected from all locations for PAH and RCRA metal analysis. A total of thirteen (13) PAHs and five (5) RCRA metals were detected in Range 1 soil Concentrations of all reported PAHs and four (4) RCRA metals were below applicable SWSs. Results from the sample collected at SP5-3 identified arsenic at a concentration above the SWS. No Range 2 soil samples were collected as all observed PID readings were less than 10 ppm (0.0-7.1 ppm). Groundwater Assessment Groundwater samples were collected from each boring using a screen point sampler and a peristaltic pump with dedicated tubing to evaluate groundwater conditions on the subject property. Groundwater was encountered at 10, 9, and 10 feet bgs at sample locations SP5-1, SP5-2, and SP5-3, respectively. Groundwater samples were collected for TEH, VOC, PAH, RCRA metals, and fertilizer analysis from all sample locations. Three (3) PAHs, three (3) VOCs, three (3) fertilizer compounds, and barium were detected above laboratory reporting limits or reported at non -detect values that exceed applicable SWS. All PAHs, barium, and nitrite were detected below applicable SWSs. Ammonia and nitrate were detected at concentrations above applicable SWSs and 1,2- dibromo-3-chloropropane, 1,2-dibromoethane, and 1,2,3-trichloropropane were 60 SOUTH PORT OF DUBUQUE AREA WIDE USE PLAN reported as non -detect values above applicable SWSs. Findings: The findings and conclusions are summarized as follows: • Range 1 Soil: Atotal of thirteen (13) PAHs and five (5) RCRA metals were detected in Range 1 soil; however concentrations of all reported PAHs and four (4) RCRA metals were below applicable SWSs. Results from the sample collected at SP5-3 identified arsenic at a concentration above the SWS. • Range 2 Soil: No samples were collected from Range 2 soil. • Groundwater: Three (3) PAHs, three (3) VOCs, three (3) fertilizer compounds, and one (1) RCRA metal (barium) were detected above laboratory reporting limits or reported at non -detect values that exceed applicable SWSs. All PAHs, the RCRA metal, and one (1) fertilizer compound were detected below applicable SWSs. Ammonia and nitrate were detected at concentrations above applicable SWSs and 1,2-dibromo-3-chloropropane, 1,2-dibromoethane, and 1,2,3-trichloropropane were reported as non - detect values above applicable SWSs. • Vapor Intrusion: Four (4) compounds detected in groundwater are sufficiently volatile and sufficiently toxic to present a vapor intrusion risk. Groundwater results for three (3) of these compounds were evaluated using the Johnson and Ettinger Vapor Intrusion Model for Forward Calculation of Indoor Air Concentration and the I DNR Cumulative Risk Calculator. One (1) compound is not available in the Johnson & Ettinger Vapor Model and as such it was not included in this calculation. The calculated results for this media indicate that vapor intrusion alone does not pose a risk on this site. Cumulative risk is discussed below. • Cumulative Risk Evaluation: Calculated cancer and non -cancer risk for a site resident, site worker, and construction worker are acceptable for applicable exposure pathways. These risk assessment results consider redevelopment on the subject property for a slab on -grade building. SHIVEI-IATTERY ARCHITECtURE+ENG'NEERING THE CITY OF DUB E Masterpiece on the ississippi The Phase 11 concluded/recommended the following: • The reports should be provided to the I DNR for guidance on what actions to take regarding the identified contamination. • The City of Dubuque has a groundwater ordinance (Section No. 16-11-20) that prohibits the installation of potable water wells unless public water is not available. • Provide reports to the City of Dubuque's Water Department; notifying the County Health Department of the groundwater results to prevent the installation of new wells on the site or adjacent properties and to sever the exposure pathway. • Any redevelopment plans that include a detention pond or wetland that could combine surface water and groundwater should be engineered to prevent exposure. THE CRT OF DUB _ E Masterpiece on the ississippi SHIVEHAT ERY ARCHIIECrURE+ENGINEERING SOUTH PORT OF DUBUQUE AREA WIDE USE PLAN 61 Environmental Conditions, Wetlands, and Floodplains Current Wetland Mapper from Fish and Wildlife Service currently does not denote mapped wetlands on the site. We recommend conducting a wetland delineation study or submit for a jurisdictional determination. 62 SOUTH PORT OF DUBUQUE AREA WIDE USE PLAN i 1 I -figure 3v: VVetlands Location Nlap THE CITY OF DUB E Masterpiece on the Mississippi SHIVE—HATTERY ARCHIIECtURE+ENGENEERING THE CITY UUBE Masterpiece on the Mississippi SHIVEHAT ERY ARCHIIECrURE+ENGINEERING CHAPTER 4: MARKET ANALYSIS AND OVERVIEW Market Study SOUTH PORT OF DUBUQUE AREA WIDE USE PLAN 63 Chapter Introduction: The chapter summarizes the market analysis of the district, which assesses the potential for residential, retail, and office sectors in this area, and estimates the potential build -out of each. This chapter also introduces community conditions that shape the potential for redevelopment in the planning area. Market Analysis The following market analysis shares redevelopment goals for the South Port District revitalization project, showing that there is a strong understanding of the market potential for different land uses in Dubuque. By providing information related to developing or redeveloping properties in the South Port, we will assist the City of Dubuque in anticipated growth, enabling them to focus on specific development opportunities. It will also be used to create strong partnerships in the ongoing revitalization process. Site Analysis The South Port District is well-positioned for redevelopment right along the Mississippi River, which introduces a significant amen- ity that will be attractive to most types of housing, office spaces, and some retailers. The primary redeveloped area is large enough to accommodate many uses that could feed from one another. The South Port is within walking distance to Downtown Dubuque and the North Port, which both feature ample shopping, dining, and entertainment spots that are attractive to most types of new development or redevelopment. South Port is centrally located with easy access from US 151/61, 20, and 52, expanding the access to the region. This feature will allow downtown residents to thrive in South Port, and they won't be forced to deal with the hassle of traffic issues. At the same time, various retailers will greatly benefit from the highly traveled roadways in the area. Socio -Economic Analysis Varieties of regional and local demographic data were analyzed to understand the residents' demand for the uses of land in the South Port District. Age groups that have the highest potential to live in multi -family housing are forecasted to be millennia Is and young professionals. Growth can be expected in the next 5-10 years. Seniors are currently not moving towards downtown due to families en- couraging them to stay in current homes longer, rather than downsizing before a need may arise to move into assisted living or nursing care. 64 SOUTH PORT OF DUBUQUE AREA WIDE USE PLAN Highlight of demographics by 3, 5, and 10 mile radius rings using the center point of Downtown Dubuque at Central Avenue and East 7th Street. Category 3 Mie: Radius S Mdr Rade. 1U Mdr Radius Popule6on 68,845 87,879 130,283 2813 Population 2018 71,078 91,288 134,659 Median Household $42,737 $45,916 $46,955 income 2013 Median Household Income 2018 Median Disposable income 2013 $51,609 $55,508 $55,711 $35,653 $37,4 .$37,933 Figure 60: Dubuque Area City Radius Limits SHIVEI-IATTERY ARCHITECtURE+ENG'NEERING DUB JE Masterpiece on the Mississippi Housing Market Rental Condominiums Condominium sales show an increase during 2015, with a total number of 10 sales documented by the Dubuque Multiple Listing Service, fora 100% increase. Dubuque currently has 18 condos active on the market (50% more than 2015), and has a strong need for more. Young professionals and baby boomers are looking for smaller, low maintenance homes under $250,000, which Dubuque has not been able to provide in the past. Older buyers find themselves choosing to move from their single-family home to senior care where they have sources they need when they are no longer able to drive or care for themselves. Young professionals tend to rent until finding their career or beginning a family. THE CRT OF DUB E Mastetpiece an the ississippi The Dubuque rental market is also lacking, with a typical renter's income between $25,000-$50,000. Renters tend to look for properties between $600-$1,000 per month. The west end of town typically demands higher rent (between $1,000- $1,500 per month) as there tends to be a bigger need for single-family rentals. According to the US Census Bureau, the 2014 estimated median gross rent in the Greater Dubuque area was $690, compared to the national average of $920. Modem loft -style apartments located in the heart of downtown Dubuque can continute to grow as one of the newest housing trends, providing an exciting work/life environment for residents. Senior Community Market The Dubuque market currently serves less than 10 retirement communities. Many are located on the west end of Dubuque ,with two on the north end. The average occupancy rate is 83%. Absorption Rates- November 151 2016 DATE RAGE ACTIVE I SOLD- Er past 12, 6, 3 rnnnths I Months of Inticolon 11/15116 9+19.16 MLS Dubuvuo Area 50.570,000 570.001-$100000 100.061.130.000 134.041-150.404 150.001.175.000 175.001-244.440 200.001-225.044 225.001-230.000 250.001-300.040 300.031-334,004 350.001. 425,000 425.091-600.000 640.001 SHIVEHAT ERY ARCHIIECrURE+ENGINEERING 455 293 15 30 39 21 19 19 13 17 23 28 23 26 10 12 1 6 1 3 112m 16m 130 1 1371 1021 66 105 142 134 140 72 66 80 SS 4$ 49 24 7 Average 114.25 81.08 5.50 6.75 11.83 11.17 11.67 6.00 5.54 6.67 7.33 4.00 4.411 2.00 0.58 1 Average 627 137.83 617 102-13 41 633 50 833 86 14.33 72 12.00 87 14.50 43 8.00 38 633 48 8.00 63 1030 30 5.00 31 3.17 20 3.33 3 0.50 0 384 287 26 21 33 38 42 2I 21 23 29 17 9 6 1 Average 128.00 9567 8.67 7.00 11.00 12.67 14.00 7. 7.110 7.67 9.67 5.67 3.00 2.00 0.33 3.96 3.44 435 3.43 130 1.88 1.63 3.17 236 2-55 3.14 7.00 5.63 13.00 17.14 3.30 2.85 3.66 3.60 2.72 1.75 1.31 2.38 2_05 2.13 2.19 5.60 4.45 7,80 2000 3.55 3.06 2.88 4.29 3.55 1.66 1.36 2.71 1.86 2.22 2.38 4.94 7.67 13.44 3000 Pending 1 F:tpirtd '% 'did rar.n eeeor 143 202 100 131 10 14 9 20 18 10 13 7 13 11 4 2 5 10 9 16 3 S 1 1 11 14 9 Oddi of Shcle 1627 54,83% 1145 33.89% 90 4536% 109 45.87% 153 56821% 113 63.72% 130 66.92% 73 65.75% 64 59.3% 83 57,83% 111 56.76% 69 43.48% 70 4429% 61 32.79% 23 13.04% Figure 61: Market StudyAbsorption Chart SOUTH PORT OF DUBUQUE AREA WIDE USE PLAN 65 Retail Market Downtown Dubuque currently contains over 90,000 square feet of retail space, most of which surrounds the Main Street area. As this area continues to grow due to more job development and residents, a need for more retail spaces will also grow, creating more of an opportunity for this to be provided in the South Port.area. Office Market The downtown is the largest and most important office district in tDubuque with well over 90 blocks of space. Much of the space in the downtown district are large financial firms., making this particular aspect of the downtown office district strong. Vacancy rates are moderate compared to other districts, and high profile buildings are mostly occupied. Riverfront sites will offer views of the river and provide high profile visibility from nearby bridges. Typically, one office worker takes up 250 square feet of space, although changes in workspace layouts and technology are requiring less space per worker. The average is dropping below 200 square feet per worker. Currently in downtown Dubuque there are around 8,000 employees which roughly would cover 1,600,000 square feet of office space. Conclusion The current market conditions to support new multifamily development in the South Port District are strong and in demand. Development in this location is desirable as it's within walking distance to downtown, where residents go to work and dine. The household growth in Dubuque is forecasted to increase, which will increase demand for all housing types. Downtown living has become more desirable in recent years as cities create more public amenities in discovering the advantages of living a pedestrian friendly environment. 66 SOUTH PORT OF DUBUQUE AREA WIDE USE PLAN r r I' !I !I 11 Figure 62: Potential Office Buildings Style .r1rinstiti Menu sus.. -�. minima acv■■■ r,7 I IRON Pr19.anii 'hill did 1141111 Figure 63: Potential Commercial Buildings Style Figure 64: Potential Mixed -Use Buildings Style SHIVEHATTERY UUB ARCHITECTURE+E N G1 N EE RING Masterpiece on the Mississippi E THE CITY UUBE Masterpiece on the Mississippi SHIVEHAT ERY ARCHIIECrURE+ENGINEERING CHAPTER 5: COMMUNITY OUTREACH AND INPUT Landowner Feedback Public Input SOUTH PORT OF DUBUQUE AREA WIDE USE PLAN 67 Chapter Introduction: This chapter focuses on the community efforts that shaped the potential for redevelopment. It also includes summaries of community input received during the planning process, which portrays aspirations for the South Port and the desired outcomes of redevelopment. Landowner Feedback: Throughout the Brownfield AWP process, the landowners and stakeholders were consistently involved, invited to progress meetings and public input sessions, and asked to voice their opinions on how the South Port redevelopment should occur. The landowners and stakeholders participated in an input session and design charrette. Their thoughts and ideas from the ini- tial concepts were developed further. Together this group came up with the third concept, which became the preferred concept for the South Port redevelopment plan. 68 SOUTH PORT OF DUBUQUE AREA WIDE USE PLAN SHIVEI-IATTERY ARCHITECtURE+ENG'NEERING THE CITY OF DUB E Masterpiece on the ississippi Public Input As demonstrated by Imagine Dubuque, the City's webpage, the project webpage, and the Port of Dubuque Master Plan, development and revitalization of the South Port area has been a priority for many years. As part of this Brownfields AWP Grant, the city sought to engage citizens and create new opportunities for input toward the future. In October 2016, the South Port design concept and site goals were presented at three public forums. Community members were asked to indicate the types of activities they would come to South Port for, and to answer a series of questions such as: Would you work here? Would you dine here? Would you live here? Potential images were shared at these public forums showcasing how the South Port site may be redeveloped and incorporated into downtown Dubuque. Comments were incorporated into two site concept plans by the consulting firm. The comments and input from those public forums were taken into consideration and utilized during further planning efforts. The next step included a design charrette with the landowners and stakeholders, where the third and preferred site concept plan was developed for the South Port of Dubuque. More details and information can be found in Chapter 6. THE CITY OF DIA Masterpiece on the E SHIVEHAT ERY ssippt ARCHIrECrURE+ENGINEERING s o u t OPEN SPACE o f d u b u q u e Would you work here? Would you attend venues here? ACTIVE RIVERFRONT Would you live here? SHIVEFIATTERY Would you dine here? ENTERTAINMENT Area Wide Plan In Progress Figure 65: Public Input Board SOUTH PORT OF DUBUQUE AREA WIDE USE PLAN 69 The City wanted to understand the community's ideas, and by hosting design charrettes and public forums many goals were identified, such as: 1. Accommodate citizens with disabilities 2. Design for health and active living 3. Reclaim the riverfront 4. Connect to and from the North Port of Dubuque, the Millwork District, and beyond the downtown area 5. Integrate redevelopment of surrounding city area 6. Promote mixed use development with a strong river relationship 7. Provide year round activities 8. Provide public transportation connection to downtown 9. Restore and enhance historic buildings on the site 10. Offer quiet and contemplative spaces 11. Enable public transportation connections to the North and South Port of Dubuque and the downtown area 12. Design connections to existing trail systems, Mississippi River Trail, Mines of Spain, parks, and outdoor recreation areas The following comments are representative of the public attitudes and comments expressed during the public forum: "Housing is Critical" Members of the public expressed a demand for housing with aesthetic views along with other uses such as retail, and office. "Mix it up" Community members expressed support for a mixed use district that could support activities and destinations for people of all ages, visitors and the locals. "I'd Like to be able to bike along the River" Expansion of the Mississippi River Trail through the South Port Site to create the link between the North Port and the South Port to allow pedestrian access across the harbor. This link would allow access from South Port to other desired areas throughout the down- town and the city. "High emphasis on open spaces, riverfront activities, and the winter season" Include the ability to provide green space, and outdoor space in a way that provides good balance to the site between building and parking to greenspace and outdoor space, that responds positively to the riverfront and create a friendly destination. "Fun Outdoor Spaces and Pavilions" Amenities such as large and small plazas and pavilions, splashparks, and outdoor seating areas are important in creating a user friendly outdoor experience for residents and visitors. "Riverfront and Harbor Front Views" The Mississippi River and Ice Harbor offer beautiful views of the surrounding area. Amenities that take advantage of these view such as rooftop dinning, outdoor seating areas and plazas along the river and the harbor allow users to experience the waterfront. 70 SOUTH PORT OF DUBUQUE AREA WIDE USE PLAN Figure 66: Farmers Market Input Session Figure 67: Farmers Market Input Session THE CM' OF SHIVEHATTERY Dus E AR CHI rE C rURE+ E NG 1NE E R I NG Masterpiece an the Mississippi Farmers Market Community Input June 24, 2017 The third and final public input session was held in Dubuque at the Downtown Farmers Market. Two boards were available for viewing, one with inspiration images and the same series of questions asked at the previous forums, and the second with the final preferred site concept plan. Guests were asked to view and indicate individual preferences by using green and pink placed appropriately on the boards. Green dots indicated that the idea was liked and well perceived. Pink dots indicated that the idea was not desired or needed. Over the course of 5 hours (7:00 a.m. - Noon), 300 stickers were used to provide feedback. THE CITY 0 DUB Masterpiece on the Mississippi SHIVEHAT ERY ARCHIIECrURE+ENGINEERING d u b u q u Would you work here? Would you attend venues here? ACTIVE RIVERFRCNT Would you live here? SHIVEI-IATTERY ould you dine here? ENTERTAINMENT What would you do here? Figure 68: Farmers Market Input Session Board Results SOUTH PORT OF DUBUQUE AREA WIDE USE PLAN 71 i `king tructure 3-4 Story • MuIti use Building 4-5 Story Retail, Office. Waterfront Condos Service/ Residential Roadway 3.4 Story Residential • Buildings with Parking on lower Level Boulevard Main Drive Noise Walls US 20 Bridge/ IDOT ROW Parking Along Boulevard Main Drive South h Port of Dubuque U.S. EPA Brownfield Area Wide Plan Round -A -Bout with Feature Element Great Lawn/ Greenspace Pavililion and Fitness Equipment/ Park Space Trail headMRT Entrance features Entry Road Signature Local Restaurant • with Outdoor Dining on Plaza oardwalk Rooftop Terrace Waterfront Hotel 120 Rooms Marina Front Retail 2-3 story Potential Boat Docks/Slips Along Boardwalk Event Plaza with Spray Pad. Existing Historic Structure to remain. Waterfront Harbor Feature • Potential Pedestrian Bridge • Across the Harbor Waterfront River Feature Potential Large Boat Docks Waterfront Plaza Round -A -Bout with Feature Element -- — Gardens Feature Large Pavilion and Playgroun ing Garage Park Pavilion VNoiv WdL �J Fitness Trail Equipment Waterfront Feature Feature Element Plaza Space THE CITY OF DUB Masterpiece on the Mississippi Figure 69: Farmers Market Input Session Board Results 72 SOUTH PORT OF DUBUQUE AREA WIDE USE PLAN Spray Ground PI SHIVEHATTERY ARCHITECTURE * E N G I N E E R I N G Some of the comments received from the Farmers Market public session included: "What a fresh redevelopment opportunity." "I love the variety of amenities offered, and the pavilions for the public. We need some of those." Many people seemed excited about the various elements the plan provided, including the riverfront dining, entertainment and plazas, the spraygrounds, and the open feeling the space has to offer. Others enjoyed the aesthetic elements that could be incorporated into the plan, such as the entrance elements, sculptures, plazas, and streetscape designs. Overall, the responses from all three public input sessions had a positive outcome with many people excited for the next steps in the redevelopment plan. SHIVEI-Lmi i ire �( ARCHITECTUREoENGINEERING THE CITY OF DUB E Masterpiece an the rssissippi THE CITY UUBE Masterpiece on the Mississippi SHIVEHAT ERY ARCHIIECrURE+ENGINEERING CHAPTER 6: REDEVELOPMENT PLAN Redevelopment Strategy Guiding Principles and Programs Illustrative Concepts Preferred Concept Site Plan Sustainable Design SOUTH PORT OF DUBUQUE AREA WIDE USE PLAN 73 Figure 70: HWY 20 Bridge at South Port Figure 71: Potential Historic Art Piece from South Port History Redevelopment Strategy The next step towards realizing the vision and goals for the redevelopment of the South Port outlined in the plan and for the stake- holders and property owners to initiate in site development plans from the site concept plan. Vision and Site Goals The goals and strategies in this plan combine findings from public input, market research, and developer feedback identified to articulate a community vision for the South Port. Vision The redevelopment of the South Port of Dubuque results in a vibrant urban mixed-use neighborhood. The district is anchored by new housing choices, retail spaces, and office uses. New uses and public amenities connect people to the Mississippi River and create a destination enjoyed by citizens of all ages. The South Port District complements and extends Dubuque's downtown, connects to the North Port and adjacent residential neighborhoods, and provides a new opportunity for residents and businesses. General Image and Character 1. South Port's historic structures are compatible with surrounding neighborhoods and will be integrated. 2. South Port's layout, site planning, and landscape design results in a strong image. 3. Pedestrian -scaled development and a mixture of land use supports walkability and integration with downtown and surrounding neighborhoods. 4. South Port has a vibrant public realm: streets, sidewalks, open spaces, and commercial venues create an inviting environment for people to interact throughout the day. 5. People come to the district to enjoy the Mississippi River; public access to the river and the river's edge supports many recreational opportunities. Figure 72: MRT at South Port 74 SOUTH PORT OF DUBUQUE AREA WIDE USE PLAN SHIVEHATTERY ARCHITECtURE+ENG'NEERING THE CITY OF DUB JE Masterpiece on the Mississippi Land Use 1. Redevelopment facilitates environmental cleanup and reuse of identified brownfields, minimizing the risk of exposure associated with these sites. 2. The site is redeveloped to contain a mixture of residential, office, and retail spaces at an appropriate urban density. Where a mixture of uses occurs on the same parcel, care is taken to ensure that site activities and building structures complement each other. a. Housing types are diverse. Private residences are integrated with the public realm. b. The scale and character of retail development complements the downtown core. Restaurants and retail take advantage of the site's frontage on the Mississippi River. Open Space and Natural Resources 1. South Port is visually and physically connected to the Mississippi River. 2. High quality public space encourages use among all age groups. 3. Landscaping supports native species and water quality. 4. South Port incorporates Stormwater Best Management Practices, resulting in a net improvement to water qualityflowing into the Mississippi River. Transportation 1. New road alignment and trails create multi -modal access into and through South Port from downtown and surrounding areas. 2. Opportunities to reduce parking needs and screen parking areas are maximized. 3. Sidewalks throughout the district facilitate circulation and create space for public life. Economic Development 1. Downtown residential and worker populations increase as a result of redevelopment. 2. Downtown tax base increases. THE CM OF DIA Masterpiece on the E SHIVEHAT ERY tssissippt AgCHIrECrURE+ENGINEERING Figure 73: Existing South Port Structures Figure 74: View Across Ice Harbor Figure 75: Ice Harbor Flood Gates SOUTH PORT OF DUBUQUE AREA WIDE USE PLAN 75 Illustrative Concepts Concept Process The concepts are intended to demonstrate how properties in the South Port of Dubuque could be redeveloped in accordance with the Plan's vision and goals. The Concept Plan was presented to the current landowners and participants; general support was expressed for the type of development mix presented in the concept. Figure 74 and Figure 75 depict more detailed illustrations and photos of potential uses of public space in the South Port. The Concept Plans depict an array of features that can support day-to-day activities. Ample public spaces that can be used for both active recreation and passive recreation along waterfront are shown. Adjoining neighborhoods could have new connections to the river, while best practices for stormwater management improve water quality. The City and current land owners are aware that actual development may vary from what has been illustrated and shared. Concept Plan 1: Features include: Mixed-use development, Marina, Riverfront, Outdoor Public Space, Nature Wetland Walk and Park, and Residential Living Units Concept Plan 2: Features include: Mixed-use development, Marina, Riverfront, Outdoor Public Space, Nature Wetland Walk and Park, and Residential Living Units 76 SOUTH PORT OF DUBUQUE AREA WIDE USE PLAN Ii -W YUli:I Figure 76: Illustrative Concept 1 Plan 0 50 100 200 Scale. Re NOTE: North is to the right. 111I�11�'IIII- IIIIi.H: Com= '"• .............. Figure 77: Illustrative Concept 2 Plan 0 50 100 200 y Scale. Re NOTE: North is to the right. SHIVEI-IATTERY ARCHITECtURE+ENGINEERING THE CITY OF DUB E Masterpiece on the ississippi Concept Plan 3: Preferred Concept from Charrette Input and Farmers' Market Input Features Include: Mixed-use development, Marina, Riverfront, Outdoor Public Space, Open Green Spaces and Park Amenities, and Residential Living Units Structure 3-4 Story Multi-usc Building4-5 Story Retail, Office, Waterfront Condos Service/ Residential Roadway 3-4 Story Residential Buildings with Parking on Lower Level Boulevard Main Drive Noise Walls US 20 Bridge/ IDOT ROW Parking Along Boulevard Main Drive Round -A -Bout with Feature Element Great Lawn/ Greenspace � l��llu� III 111111 111111111 1����i Pavililion 11�.�'�i�+��i!♦b♦' �♦♦i� and Fitness i♦i;.!od♦�:�o ;•:���i`♦♦�• Equipment/ -�♦�j�Noo`��y:�'���s������o•♦ Park Space ��iG:Ss`i��:�♦0��� � �%i 0 Trail head �'%����i+:•`w"i;���0„♦QA MRT ♦�. ;:w�`'♦Qi��ii♦♦♦� ♦ ♦ a ♦♦♦O♦♦ ♦moi♦` '�► a . ♦...:1001S.' :!i � � �oo`�' NOTE: North is to the right. 0 50 100 200 z Scale In Feet Figure 78: Concept 3 Site Plan, Preferred Site Concept Plan DUB JE Mastetpiece an the Mississippi SHIVEHATTERY ARCHIrECrURE+ENGINEERING Entrance features Entry Road Signature Local Restaur< with Outdoor Dining on oardwal k Rooftop Terrace Waterfront Hotel 120 Rooms Marina Front Retail 2-3 story Potential Boat Docks/SI Along Boardwalk Event Plaza with Spray P Existing Historic Structu remain. Waterfront Harbor Feat Round -A -Bout with Feat Element Potential Pedestrian Bri Across the Harbor Waterfront River Featur Waterfront Plaza Potential Large Boat Do Gardens Feature Large Pavilion and Playgr Burried Floodwall/MRT1 **Preferred Site Plan option SOUTH PORT OF DUBUQUE AREA WIDE USE PLAN 77 Riverfront Dining and Seating ntrance Features and Elements Modem Parking Structure Fitness Playgrounds Riverfront Pavilions and Outdoor Spaces Decorative Noise Walls ?: WiG11�1eEl �ir�i�i°.Ail�tri,Virdrig '���1 tliAIMI,1FA . A Riverfront Plazas Waterfront Feature 78 SOUTH PORT OF DUBUQUE AREA WIDE USE PLAN Plaza Sprayground Figure 79: Concept 3 Plan Site InA2L q SHIVEI-IATT ERY DUB AR CHI TE C rURE+ E NG 1NEE RI NG Masterpiece an the Mississippi ges E Proposed Vehicular Site Circulation Enhanced Site Circulations Enhanced site circulations for South Port would be a major driver for the redevelop- ment of the site. The reroute of a smaller road would help improve circulation and development for the site as a whole. Amenities such as widened roadways with side- walks and attention grabbing crosswalks; a main drive with an aesthetic boulevard; and options for turnarounds for residents to access a secondary entrance to their property are some elements that will allow for easier traffic patterns. Roundabouts To increase site circulations, a roundabout could potentially be constructed in the downtown area on Locust Street at Route 946. This could cross the railroad track into the South Port area, resembling the bridge overpass at 3rd Street in the North Port. The length of the bridge would be approximately 1580' in length, creating a significant cost. It could also require a significant portion of land to reach the heights and clear- ances needed. OPTION 3 LENGTH =1580' 111 11 1111111Y1RryMil 1111111111�Y11111'... IIY AItRI 1 -figure dU: rotential Nounaabout THE CITY OF DUBi� JO JE Masterpiece on the Mississippi SHIVEHATTERY ARCHIIECtURE+ENG.NEERING Figure 81: Proposed Vehicular Circulation SOUTH PORT OF DUBUQUE AREA WIDE USE PLAN 79 Proposed Pedestrian Site Circulation Increased pedestrian circulation can be embraced through a new South Port connection to the M RT in the Port of Dubuque and downtown Dubuque. Adding this connection, along with wider roadways, sidewalks, and plazas will increase the flow of pedestrian travel throughout South Port and across the area. Streetscape elements such as trees, colorful pavement and sidewalks, and way - finding signage will create an enhanced, user-friendly place to walk and bike throughout the South Port. The Flood Wall In the preferred concept of the South Port development, the flood wall will be modified to resemble the flood wall in the North Port area. The flood wall is proposed to be buried on the foreslope (west side) of the wall with dirt and sod. The backslope (the riverside/east side) of the flood wall would be buried with rip rap rock. By burying the flood wall, the M RT can easily continue through the South Port area. This will provide a strong and accessible flood wall and flood gate into the harbor, maintaining functionality while also providing a unified look to the Port of Dubuque. 80 SOUTH PORT OF DUBUQUE AREA WIDE USE PLAN Figure 82: Proposed Pedestrian Site Circulation SHIVEHATTC-RY ARCHIIECtURE+ENGENEERING THE CITY OF DUB E Masterpiece on the Mississippi Pedestrian Bridge There is a potential to add pedestrian access across the harbor, pending approval from the US Coast Guard, IDOT and the City of Dubuque. If feasible, the structure would need to be tall enough to allow boat access into the harbor and maintain operable functionality of the flood gates while incorporating ADA accessibility. 1 ---e T 1111111111 I1n :..,--- HAT HU true, ilium 11-' 11 111111111 11! l Figure 83: Potential Pedestrian Bridge Styles THE CRT OF DUB JE Masterpiece on the Mississippi SHIVEHAT ERY ARCHIIECrURE+ENGINEERING Figures 84: Potential Pedestrian Bridge Potential Design Styles SOUTH PORT OF DUBUQUE AREA WIDE USE PLAN 81 Proposed Open and Green Spaces Per comments from public forums, large parcels of the site along the riverfront have been designated as open and public green space. These spaces are planned to be open spaces with plaza features, pavilions, and park elements such as playgrounds, fitness playgrounds, spraygrounds, trails, and green spaces. The concept site plan provides expanded connections through the pedestrian realm with the expan- sion of the MRT, allowing a direct connection to other parks and destinations within the city, such as the Mines of Spain, Eagle Point Park, along with other parks in the area. This increases easy pedestrian traffic when vehicular traffic flows are limited, and also encourages a walkable, sustainable community. Figure 85: South Port Proposed Trails and Green Spaces 82 SOUTH PORT OF DUBUQUE AREA WIDE USE PLAN Figure 86:: Area Wide Proposed Trails and Green Spaces SHIVEHATTERY ARCHIIECtURE+ENG.NEERING THE CITY OF DUB JE Masterpiece on the Mississippi Proposed Infrastructure: Dubuque has recently reviewed the potential for several public infrastructure projects. The city recognizes that the utilities in the South Port are aging and need to be evaluated. Potential improvements to the infrastructure have been proposed as follows: Figure 87: Water Distribution Proposed Services Plan THE DUB Masterpiece on the JE SHIVEHAT ERY ssippt ARCHIrECrURE+ENGINEERING E. Figure 88: Sanitary Sewer Proposed Services Plan Figure 89: Stormwater Collection Proposed Services Plan SOUTH PORT OF DUBUQUE AREA WIDE USE PLAN 83 Green Infrastructure and Sustainable Design The Sustainable Dubuque Program is an important guide to associate with the plan for the redevelopment of South Port. Using green infrastructure through building designs and landscape, as well as through public amenities, can ensure a sustainable space that impacts the area in a positive way. Stormwater amenities and infrastructure can include elements such as: • Utilize phytoremediation to clean contaminated site soils • Manage stormwater runoff through the use of biocells, sedimentforebays, native vegetation, wetlands , and permeable pavements to capture and clean runoff • Promote biodiversity through the use of wetland restoration and connection of nature and people • Create guidelines that integrate energy conservation and reuse within the master plan site • Promote a network of pedestrian trails that provide access and opportunity to live work, and play within the project site and that connects to other trails and downtown areas. Climate Resiliency Former industrial areas along riverbanks and other water features are often home to brownfields. While some communities have limited market demand to redevelop property, revitalizing brownfields remains a priority. The revitalization process can improve local health and the quality of the environment, spur area wide investments, increase the local tax base, and provide new jobs. Revitalizing waterfront brownfield areas can also provide people with access to greenspace and recreation opportunities. These areas can play an important role in bolstering local resilience to increased flooding, storm surge, or temperatures from a changing climate. However, incorporating climate resilient features into redevelopment of these "climate vulnerable" properties can be resource -intensive and may increase the development costs. Therefore, careful consideration of long-term goals, best practices, and financing opportunities to meet both a community's revitalization plans and its resiliency requirements is necessary. 84 SOUTH PORT OF DUBUQUE AREA WIDE USE PLAN Figure 90: Sustainable Landscape Images SHIVEI-IATTERY ARCHITECtURE+ENG'NEERING THE CM' OF DUB JE Masterpiece on the Mississippi THE CITY UUBE Masterpiece on the Mississippi SHIVEHAT ERY ARCHIIECrURE+ENGINEERING Chapter 7: IMPLEMENTATION PLAN Key Action Plans Redevelopment Framework Plan Redevelopment Plan Timeline Addressing Environmental Contamination Design and Development Guidelines SOUTH PORT OF DUBUQUE AREA WIDE USE PLAN 85 Respective Roles: Stakeholders and Developers Redevelopment of the South Port has created a cooperative partnership between the stakeholders, developers, and private parties. The South Port real estate markets do not have the strength for rapid absorption and therefore, the parcels need to be developed over time. The stakeholders must take certain actions to prepare the areas for development and follow the market trends and schedule, coordinating with developers throughout. Key Actions • Complete environmental cleanup of the parcel or provide funding strategies to allow private developers to remediate contamination within a financially feasible project structure. • Design and apply the public infrastructure needed for development, while meeting the city's objectives. • Follow the plan and design guidelines assuring the developers' intentions comply with the goals and visions of the area. The Developer's Role: • Plan a project that meets the site objectives and is compatible with the larger plan and goals of the surrounding area. • Obtain tenant and user commitments. • Design the building and surrounding development parcels. • Finance their developments. • Construct and operate the development parcels Some key public actions and planning decisions have been recommended and some are already being implemented and planned by the City. 86 SOUTH PORT OF DUBUQUE AREA WIDE USE PLAN Infrastructure Amenities The Terminal Street Lift Station Existing Pressurized Pipe Modification Improvements are planned within the next five years. A new fiber optic line was recently installed across the US 20 Bridge and north of Terminal Street to allow for good data capacity for any future development at South Port. Site Preparation • Cleanup the property including cleanup of hazardous materials • Identify potential funding sources for cleanup execution Regulatory The zoning and land use for the South Port of Dubuque is currently complementary and would support the proposed redevelopment uses. The land owners and municipal entities will continue to work with the U.S. EPA and Iowa DNR to achieve suitable cleanup objectives for redevelopment. SHIVEI-IATTERY ARCHITECtURE+ENG'NEERING THE CITY OF DUB E Masterpiece on the ississippi South Port of Dubuque Redevelopment Framework Plan The Development Framework Plan shows the breakdown of the overall property in terms of developable land versus the land that is proposed to be green spaces. These figures exclude the land denoted in gray as the US Coast Guard, the City of Dubuque Flood Gate Area, and the State of Iowa Green Space. The total area of developable land is 12.3 acres. The total area of green space land is 15.9 acres. This figure helps to evaluate how the development will be planned in broad terms and shows that the development at the South Port is complementary to the North Port, with good density ratios to the rest of the community. THE CRT OF DUB JE Masterpiece on the Mississippi SHIVEHAT ERY ARCHIIECrURE+ENGINEERING 43, ue Developable +/-151,750 SF 3 48 Acres Developable */- 222,370 ASF 510 Acres i GreenSpace +/-148,600 SF 3 41 Acre state of GreenSpac Iowa +/-60,200 acre State of I Iowa GreenSpace +/- 80,600 SF 185 Acre GreenSpace +/-177,800 SF 408 Acre Figure 91: Redevelopment Framework Plan SOUTH PORT OF DUBUQUE AREA WIDE USE PLAN 87 South Port of Dubuque Redevelopment Plan Timeline • Project Start December 2015 • Met with public agencies including COE, Coast Guard & DOT • Monthly meetings with City and COG (12 meetings, first year only, then as needed) • Quarterly meetings were held with stakeholders (8 meetings) • Presentation of South Port at 2 Conferences (October 2016 Iowa APA & Sustainability Conference) • Public input at Dubuque Farmers Market June 24, 2017 • City Council Meeting July 17, 2017 • Submit Draft AWP to US EPA July 31, 2017 • US EPA to review AWP • Submitfinal AWP September 29, 2017 • AWP Grant Expiration September 30, 2017 After final acceptance of this plan by the US EPA, the City and other landowners will refine the redevelopment schedule. 88 SOUTH PORT OF DUBUQUE AREA WIDE USE PLAN SHIVEI-IATTERY ARCHITECtURE+ENG'NEERING THE CITY OF DUB E Masterpiece on the ississippi Addressing Environmental Contamination Phytoremediation is an innovative use of green plants to clean up contaminated soil and water that is contaminated by heavy metals and excess minerals from former heavy use and industrial sites. There are several types for phytoremediation types that can be used for clean up including phytovolatilization, phytostabilization, phytodegradation, and phytoextraction. THE CITY uU E SHIVEHAT1"ERY Masterpiece on the Mississippi ARCHIIECIURE+ENGINEERING PB;I© VOLATILIZATION: Some plants take up volatile con- taminants and release them into the atmosphere through transpi- ration. The contaminant is trans- formed or degraded within the plant to create a less toxic sub- stance before and then released into the air. I I I I I I1111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111 REM STABILIZATION: Some plants can sequester or immobilize contaminants by ab- sorbing them Into their roots and releasing a chemical that con- verts the contaminant to a less toxic state. This mechanism limits the migration of contaminants through water erosion, leaching, wind, and soil dispersion. CONTAMINANT ASArson m AVM DEGRADATION: Plants take up and break down contaminants through the release of enzymes and metabolic pro- cesses such as photosynthetic oxidation/reduction. In this pro- cess organic pollutants are de- graded and incorporated Into the plant or broken down in the soil. PO EXTRACTION: Plants take up contaminants - mosily metals, metaloids and radionucleids- with their roots and accumulate them in large quantities within their stems and leaves. These plants have to be harvested and disposed as spe- cial waste. IIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIII IIIIIIIIIIIIIIIIIIIIIIIIIIIII IIIIIIIIIIIIIIIIIIIII IIIIIIIIIIIIIIIII Willlul•Lr■a17.1, • •hIatloll.ld.1■7el:il� Muter Family Single Family Farming Animals.. Housing.. Houses. Gardening_ ..Growing Food _Recreation. -Park Playground 16ppm 1 BOppm •101ppm 36ppm 400ppm 30ppm 63ppm I -I g Mercury 0,81 ppm ppm 21 ppm 0.81 ppm 1ppm • 1uppm 0.18ppm 0.1 ppm 0.47ppm TYPICAL PLANTS Figure 92: Phytoremediation Types Chart Nen found in lead -acid batteries, light -emitting Chinese Brake Fern diodes, paints. dyes metals, pharmaceuhcals. Peens vetala 1. pesticides. herbicides. soaps. and semiconductors. LPC-PfTlf EXTRACTION STABILIZATION STABILIZATION MTBE =hr Dkhloro- pherlylrrl. chloroethane 100pp.n 62ppo. 0.93ppm 7.9ppm 17ppm 0.0033ppm 6.7ppm 0.8ppm It{I'yellow olly liquids or waxy solids I0!a In ash and mento mammals a1 mu. Alpine•`mss I� Peas,.Peas,.caeruwane muvrls due Nine rot fungru PflerwrpClraelB Figure 93: Phytoremediation Plant Chart SOUTH PORT OF DUBUQUE AREA WIDE USE PLAN 89 Development and Design Guidelines Design consistency visible in the North Port District and Millwork Dis- trict was based on the guidelines shared in the Port of Dubuque Master Plan. Those same design guidelines will be implemented in the South Port District. The North Port of Dubuque Design Guidelines cover most of the principles and preferences that will be used in the development of a overall cohesive Port of Dubuque District. The guidelines were developed to ensure that new and existing facilities create consistently attractive, high-quality, pedestrian -oriented urban neighborhoods for visitors, residents, and workers. These guidelines and standards will be conveyed in the development of the South Port and will include; new buildings and vessels, new overall site development, new public and private open spaces, remodels and renovations of existing structures, expansions of existing structures, and interior building remodeling. Any elements intended to be designed into the South Port area that are not included in the Port of Dubuque Master Plan will still resemble the styles designated to continue the cohesiveness of the Port of Dubuque and the downtown area. 90 SOUTH PORT OF DUBUQUE AREA WIDE USE PLAN Urban Context Building Massing Proporti Material & Color Building Signs & Awnings :1111111;81-1; Street & Sidewalk Streetscap Elements Streetscap Elements Figure 94: Design Guidelines Images SHIVEI-IATTERY ARCHITECtURE+ENG'NEERING DUB JE Masteryiece on the Mississippi Proposed Plant Palette Some plant types suggested for use in the South Port of Dubuque, which will align with those proposed in the Port of Dubuque Master Plan, include but not limited to: Trees: Autumn Blaze Maple Sentry Ginkp Tree River Birch Hackberry Red Oak Japanese Tree Lilac Columnar Hornbeam Norway Spruce Columnar White Pine Shrubs: Black Chokeberry Isanti Dogwood Meadowsweet Shamrock Inkberry Western Snowberry Spirea Variety Grasses: Fox Sedge Little Bluestem Prairie Dropseed Perennials: New England Aster Joe Pye Weed Great Blue Lobelia Bee Balm Black Eyed Susan Liriope Stella D'oro Daylily Figure 95: Plant Palette Images THE CITY OF UUBE SHIVE-I-IATI"E-RY Masteryieceonthe Mississippi ARCHIrECrURE+ENGINEERING Stella D'Oro Daylily Meadowsweet Autumn Blaze Maple Shamrock I nkberry New England Aster Prairie Dropseed Japanese Tree Lilac SOUTH PORT OF DUBUQUE AREA WIDE USE PLAN 91 Appendix Figure 1: Image of South Port, Ice Harbor Figure 2: Aerial Image of Dubuque Figure 3: Aerial Image of South Port, existing conditions Figure 4: Aerial Image of South Port, existing conditions Figure 5: Historic Image of South Port Figure 6: Historic Image of South Port Figure 7: Historic Image of Existing Building Figure 8: Brownfield Diagram Figure 9: Current Image of South Port Figure 10: Current Image of South Port Figure 11: Current Image of South Port Figure 12: Riverfront Wilmington, DE Figure 13: Riverfront Park, Denver, CO. Figure 14: Riverfront Park, Denver, CO. Figure 15: South Side Works, Pittsburgh, PA Figure 16: Iowa River Landing Coralville, IA. Figure 17: City Riverfront, Moline, IL. Figure 18:Dubuque's Five Year City Goals Figure 19: Dubuque Main Street Logo Figure 20 : Dubuque Comprehensive Plan Goal Logos Figure 21: Current Land Use 2016 Figure 22: Imagine Dubuque Program Goals Figure 23: Imagine Dubuque Planning Session Figure 24: Imagine Dubuque Logo Figure 25:Aerial Image of Downtown Dubuque Figure 26: Port of Dubuque Master Plan Study Area Figure 27: Port of Dubuque Master Plan Concept Image Figure 27: City of Dubuque Zoning Map 2016 Figure 28: Current Zoning Map of South Port Area Use 2016 Figure 29: Current Land Use 2017 Figure 30: Prior Conditions of North Port before redevelopment Figure 31: North Port and Ice Harbor Figure 32: Mississippi River Museum Figure 33: Mississippi River Trail Figure 34: North Port and Ice Harbor Figure 35, Mill Work District Figure 36: Mill Work District Figure 37: Mill Work District Figure 38: Sustainable Dubuque Principles Figure 39: Sustainable Dubuque Principles Figure 40: Sustainable Dubuque Principle Figure 41: Smarter Sustainable Dubuque Logo Figure 42: Green Streets Sidewalk Detail Figure 43: Green Streets Roadway Figure 44: Green Streets Initiative Logos Figure 45: Parcel Owners and Lot Numbers Figure 46: Catalyst Development Parcels for the South Port of Dubuque Project Site. Figure 47: Historic Building 1 Figure 48: Existing Building 2 Figure 49: Existing Buildings Figure 450: Existing Utilities Figure 51: Existing Site Circulation Conditions Figure 52: Existing Site Circulation Conditions Figure 53: Site Sampling Locations Map Figure 54: Pin 1130155002 Parcel Sampling Location Figure 55:100 East 1st Street Parcel Sampling Locations Figure 56: 85 Terminal Street and 5 Jones Street Parcel Sampling Locations Figure 57: Pin 1130305012 and 1130305013 Parcel Sampling Locations Figure 58: 115 Terminal Street Parcel Sampling Locations Figure 59: Wetlands Location Map Figure 60: Dubuque Area City Radius Limits Figure 61: Market Study Absorption Chart Figure 62: Potential Office Buildings Style Figure 63: Potential Commercial Buildings Style Figure 64: Potential Mixed -Use Buildings Style 92 SOUTH PORT OF DUBUQUE AREA WIDE USE PLAN Figure 65: Public Input Board Figure 66: Farmers Market Input Session Figure 67: Farmers Market Input Session Figure 68: Farmers Market Input Session Board Figure 69: Farmers Market Input Session Board Results Figure 70: HWY 20 Bridge at South Port Figure 71: Potential Historic Art Piece from South Port History Figure 72: M RT at South Port Figure 73: Existing South Port Structures Figure 74: View Across Ice Harbor Figure 75: Ice Harbor Flood Gates Figure 76: Illustrative Concept 1 Plan Figure 77: Illustrative Concept 2 Plan Figure 78: Concept 3 Site Plan, Preferred Site Concept Plan Figure 79: Concept 3 Plan Site Inspiration Images Figure 80: Potential Roundabout Figure 81: Proposed Vehicular Circulation Figure 82: Proposed Pedestrian Site Circulation Figure 83: Potential Pedestrian Birdge Styles Figure 84: Potential Pedestrian Bridge Potential Design Styles Figure 85: South Port Proposed Trails and Green Spaces Figure 86: Area Wide Proposed Trails and Green Spaces Figure 87: Water Distribution Proposed Services Plan Figure 88: Sanitary Sewer Proposed Services Plan Figure 89: Stormwater Collection Proposed Services Plan Figure 90: Sustainable Landscape Images Figure 91: Redevelopment Framework Plan Figure 92: Phytoremediation Types Chart Figure 93: Phytpremediation Plant Chart Figure 94: Design Guidelines Images Figure 95: Plant Palette Images SHIVEI-IATTERY ARCHITECtURE+ENG'NEERING THE CITY OF DUB E Masterpiece on the ississippi GLOSSARY OF TERMS BGS - Below Ground Surface CERCLA- Comprehensive Environmental Response, Compensation, and Liability Act Calculator - IDNR Cumulative Risk Calculator EPA - Environmental Protection Agency ESA - Environmental Site Assessment HR Green - HR Green, Inc. IAC - Iowa Administrative Code IDNR- Iowa Department of Natural Resources LCS - Laboratory Control Sample LCSD - LCS Duplicate LRP - Land Recycling Program LUST - Leaking Underground Storage Tank MDL - Method Detection Limit NFA- No Further Action PAH - Polycyclic Aromatic Hydrocarbon PID - Photoionization Detector Range 1 - 0-2' bgs - shallow soils Range 2 - >2' bgs deep soils QA/QC - Quality Assurance / Quality Control RC RA Metals - Resource Conservation and Recovery Act metals REC(s) - Recognized Environmental Condition(s) as used by ASTM Standard E 1527-13 is defined as the presence or likely presence of any hazardous substances or petroleum products in, on, or at a property: (1) due to release to the environment; (2) under conditions indicative of a release to the environment; or (3) under conditions that pose a material threat of a future release to the environment. De minimis conditions are not recognized environmental conditions. ROW - Public right-of-way RL - Reporting Limit RPD - Relative Percent Difference SWS(s) - Statewide Standard(s) SVOC - Semi -Volatile Aromatic Hydrocarbons TEH - Total Extractable Hydrocarbon UST - Underground Storage Tank VOC - Volatile Organic Compound THE CRT OF DUB JE Masterpiece on the Mississippi SHIVEHAT ERY ARCHIIECrURE+ENGINEERING SOURCES • City of Dubuque Website: www.cityofdubuque.com • http://www.sustainabledubuque.org/ • http://downtowndubuque.org/portfolio-item/south-port/ • http://www.cityofdubuque.org/2432/Imagine-Dubuque • https://www.iowaeconomicdevelopment.com/userdocs/documents/ieda/lo- wa-Green-Streets-Criteria.pdf • https://en.wikipedia.org/wiki/Port_of_Dubuque • https://en.wikipedia.org/wiki/Dubuque,_lowa • City of Dubuque Comprehensive plan 2012 Document • Port of Dubuque Master Plan Document • Plant Phytoremediation Graphic: http://urbanomnibus.net/2010/11/from- brownfields-to-greenfields-a-field-guide-to-phytoremed iation/ • Plant Phytoremediation chart, https://www.kickstarter.com/proj- ects/1205934734/field-guide-to-phytoremed iation • http://www.telegraphherald.com/news/features/article_e0ad744e-49be-5d3e- ac9d-cc532b1975d4.html, Nostalgia: South Port — Part 1, BY JEFF MEYER For the Telegraph Herald Jan 6, 2017 • Source: http://www.cityofdubuque.org/656/Facility-Upgrade • http://downtowndubuque.org/about-us/ • https://www.redfin.com/definition/PUD • https://agresearchmag.ars.usda.gov/2000/jun/soil SOUTH PORT OF DUBUQUE AREA WIDE USE PLAN 93 94 SOUTH PORT OF DUBUQUE AREA WIDE USE PLAN SHIVEI-IATTERY AR CHI TE C t U R E T E NG 1 N E E RING THE CITY OF DUB E Masterpiece on the ississippi