Wal-Mart ARC Design Sycamore StRESOURCES City of DI.
r',~ ~ :,-',~ ~' ~ '~ Mayor T~
c City
· ~, ~o~ '~ ~ 50 Wes~
~,~ ~,~,~:~,~ Du~ Dubuque, ,.
LAND 5flRV~ NG
(563)589-4210
Dear Mayor and City Council,
Re:
Wal-Mart Supercenter
16th Street and Hwy 61
The redevelopment of the Smithfield Foods site on 16th Street into a Wal-Mart
Supercenter represents a positive project for the City of Dubuque. The complexity of
converting the property to the intended use is high. Several ma]or obstacles are present on
the site when compared to open land typically sought for development.
Onej major item is the demolition of the existing buildings. The cost of demolition alone
s estimated to be 2.5 to 3 million dollars. The existing stock yard buildings were constructed
us ng traqsite siding which contains asbestos. If the buildings are demolished using standard
practices, air-borne asbestos becomes a serious environmental hazard. Ear y estimates for
asbestos gbatement are 1.1 to 1.3 million dollars. These two items place a heavy financial
burden oh the properly that any future investor must deal with.
Tw9 other ssues are the poor soils conditions and the need to improve the local
transportation system surrounding the property. Wal-Mart typically has to deal with poor soils.
Improverlnents to the local street systems are often made through a development
agreement with the local municipality. Both of these costs will be borne by Wal-Mart Stores
for this urban redevelopment site.
On behaJi of Wal-Mart Stores, Inc. I am asking for the support of City Council to
determir~e if there are private or government local, state or federal funds to demolish the
exst ng I~uildings and clean up the en..v, ironmental hazards found on the property. These
costs at, currently estimated at 3.6 million. Without this level of assistance, Wal-Mart has no
nterest ir~ the property. Your help is greatly appreciated.
Sincerely yours,
~'Joseph R. Altenhoff, P.E.
C:
Karyn Whorton
Jason Price
Planning Services Department
City Hall
50 West 13th Street
Dubuque, Iowa 52001-4864
(563) 5894210 office
(563) 5894221 fax
(563) 690-6678 TDD
plarming@dtyofdubuque.org
January 14,2003
The Honorable Mayor and City Council Members
City of Dubuque
City Hall - 50 W. 13th Street
Dubuque IA 52001
RE:
Applicant:
Location:
Description:
City Council Public Hearing - Rezoning
ARC Design Resources, Inc./JMC Gold Medal Meat, Inc.
16th & Sycamore Streets
To rezone property from HI Heavy Industrial Distdct to PUD Planned
Unit Development with a Planned Commercial designation to allow a
Wal-Mart Super Center.
Dear Mayor and City Council Members:
The City of Dubuque Zoning Advisory Commission has reviewed the above-cited
request. The application, staff report and related materials are attached for your review.
Discussion
The requested rezoning by Wal-Mart Stores,-Inc. was originally heard at the November
6th Commission meeting.
The applicant spoke in favor of the request, reviewing the proposed development that
will include construction of a new Wal-Mart Super Center and future development of two
approximately five acre outlots. The applicant indicated that Wal-Mart would cooperate
with the City regarding future changes to the Bee-Branch storm sewer, which runs
through the western portion of the site. The applicant also indicated that the City
Engineering Division was evaluating necessary changes to surrounding intersections to
accommodate additional traffic generated by the development.
Staff reviewed surrounding zoning and land use and a brief history of the subject site.
Staff reviewed that existing water and sewer mains are adequate to serve the proposed
development. Staff discussed general traffic conditions, and the absence of a traffic
study.
Representatives from Amoco and Wendy's spoke with concerns principally regarding
impact of traffic on their adjacent businesses, particularly stacking lengths.
The Zoning Advisory Commission discussed the request, noting that the proposal is a
significant change for the area in terms of land use. The Commission discussed the
impact of the development on the surrounding street network and adjacent proPerty.
The Honorable Mayor and City Council Members
16th & Sycamore Streets
Page 2
The Commission discussed the Bee-Branch drainage way and the likely impacts to
levels of service at surrounding City street intersections. The Commission conducted a
complete public headng and voted to table the item because Wal-Mart had not
completed the traffic study at that time.
At their December 4t~ public headng, the Commission received and filed written
correspondence from a number of parties. These included:
Correspondence from the Long Range Planning Advisory Commission;
Correspondence from the Community Development Advisory Commission;
Letters from representatives of Amoco and Wendy's asking for tabling of the
request until a traffic study has been analyzed; and
Letters of support from property owners and the North End Neighborhood
Association.
Staff informed the Commission that an analysis of WaI-Mart's traffic study was not
available because the study was not turned in to City staff until November 21st, four (4)
working days prior to the packet being mailed out to Commission members for their
December 4th meeting. There were no public comments.
The applicant requested that the Commission schedule a special meeting due to time
constraints, or to table the request. The Commission tabled the request to allow time
for City Engineering staff to analyze the traffic study.
The Commission reopened the public hearing at the January 8th meeting, but restricted
input to traffic-related issues, as this was new information submitted to the Commission
since the December 4th public hearing.
At the January 8~ meeting, staff distributed and discussed the staff report on the Wal-
Mart traffic analysis and off-site improvements that would be WaI-Mart's responsibility.
Two people spoke with concerns about traffic from a Wal-Mart Super Center.
Commissioners discussed land use changes, traffic impacts, and neighborhood
revitalization if the project were approved.
Additional information is included in this packet that was not available at the
Commission's meeting. These include:
1) An updated staff report on the Wal-Mart traffic study that includes more
information on stacking lengths at 16th Street and Kerper Boulevard.
The Honorable Mayor and City Council Members
16th & Sycamore Streets
Page 3
2)
Performance standards in the PUD Ordinance relative to the off-site
improvements that would be WaI-Mart's responsibility.
Recommendation
By a vote of 2 to 2, the Zoning Advisory Commission's motion to approve failed due to a
lack of four affirmative votes. This constitutes denial of the request.
A simple majority vote is needed for the City Council to deny the request. A super
majority vote is needed for the City Council to approve the request.
Respectfully submitted,
Eugene Bird, Jr., Chairperson
Zoning Advisory Commission
Attachments
cc: Mike Koch, Public Works Director
Prepared by: Laura Camtens, City Planner Address: City Hall, ,50 W. 13th St Telephone: 589-4210
ORDINANCE NO.
-03
AN ORDINANCE AMENDING APPENDIX A (THE ZONING ORDINANCE) OF
THE CITY OF DUBUQUE CODE OF ORDINANCES BY RECLASSIFYING
HEREINAFTER DESCRIBED PROPERTY LOCATED ALONG EAST 16TM
STREET FROM HI HEAVY INDUSTRIAL DISTRICT TO PUD PLANNED UNIT
DEVELOPMENT DISTRICT WTH A PC PLANNED COMMERCIAL
DESIGNATION AND ADOPTING A CONCEPTUAL DEVELOPMENT PLAN,
WITH CONDITIONS, FOR WAL-MART STORES, INC.
NOW, THEREFORE, BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY
OF DUBUQUE, IOWA:
Section 1. AppendixA (the Zoning Ordinance) of the City of Dubuque Code of
Ordinances is hereby amended by reclassifying the hereinafter described property from
HI Heavy Industrial District to PUD Planned Unit Development District with PC Planned
Commercial District designation, as shown in Exhibit A, and to the centerline of the
adjoining public right-of-way, all in the City of Dubuque, Iowa, and adopting a
conceptual development plan, a copy of which is attached to and made a part hereof,
with conditions, for Wal-Mart Stores, Inc.
Section 2. Pursuant to Iowa Code Section 414.5 (2001), and as an express
condition of this zoning reclassification, the undersigned property owner agrees to the
following conditions, all of which the property owner further agrees are reasonable and
imposed to satisfy the public needs that are caused directly by this zoning
reclassification:
A. Definitions.
1)
Building-related features: Building-related features are defined as
all constructed items which rise above the grade surface of the lot.
These include:
a)
b)
c)
d)
e)
f)
The primary building
All accessory or secondary buildings
All exterior storage areas
Exterior refuse collection areas.
Exterior mechanical equipment
Containerized or tank storage liquids, fuels, gases and other
materials.
Ordinance No. -03
Page 2
B)
2) Vehicle-related features: Vehicle-relate features are defined as all
areas used for the movement and parking of all vehicles within the
lot. These include:
a) Employee and visitor parking spaces
b) Driveways from the street right-of-way line to and from
parking spaces.
c) Loading spaces outside of the building.
d) Maneuvering space and driveways to and from loading
spaces.
e) Parking spaces for company-owned commercial vehicles.
f) Fire lanes.
3) Open space features: Open space features are defined as those
exterior areas and developed features of the lot. These including:
a) Landscaped space containing lawn areas and plantings.
b) Paved, hard-surfaced pedestrian areas such as walkways,
plazas, entryways and courtyards.
c) Surface storm water detention areas not otherwise used for
building-related or vehicle-related purposes.
d) Open recreation areas and recreational trail.
e) Other non-building and non-vehicular-related space.
Use Re,qulations.
The following regulations shall apply to all land uses in the above-
described PUD District:
1) Principal permitted uses shall be limited to:
a) Retail sales/services [17]
b) Supermarket [17]
c) Indoor restaurant [20]
d) Drive-in/carry-out restaurant [28]
e) Gas station [18]
f) Banks/savings and loans and credit unions [31]
[ ] Parking group - See Section 4-2 of the Zoning Ordinance.
Ordinance No. -03
Page 3
c)
D)
2)
3)
4)
Conditional uses reserved for future use.
Accessory uses shall be limited to any use customarily incidental
and subordinate to the principal use it serves.
Temporary uses shall be limited to any use listed as a permitted
use within the PUD District of a limited duration, as established in
Section 2-5.3 and as defined in Section 8 of the Zoning Ordinance.
Lot and Bulk Requlations
Development of land in the PUD District shall be regulated as follows:
1)
2)
All buildingS structures and activities shall be located in
conformance with the attached conceptual development plan and
all final site development plans shall be approved in accordance
with provisions of the PUD District regulations of this ordinance
and of Section 3-5.5 of the Zoning Ordinance.
All building-related features shall be in accordance with the
following lot and bulk regulations:
a)
b)
Maximum lot coverage shall be limited to 80%. All building
and vehicle-related features shall be considered when
calculating total land area coverage.
Maximum building height shall be 40 feet, except the
following may exceed the height limit: cooling towers,
condensers, elevator bulkheads, stacks and other
necessary mechanical equipment and their protective
housing. HVAC equipment is limited to 10 feet above 45
feet limitation 'subject to the provisions of adequate
screening.
c)
Setbacks for outlots shall be as established for the C-3
General Commercial District, set forth in Section 3-3.3 of the
Zoning Ordinance.
Parking Regulations
1)
2)
All vehicle-related features shall be surfaced with either asphalt or
concrete.
Curbing and proper surface drainage of storm water shall be
provided..
Ordinance No. -03
Page 4
3)
4)
5)
All parking and loading spaces shall be delineated on the surfacing
material by painting stripes and other permanent means.
The number, size and design of parking spaces shall be governed
by applicable provisions of City of Dubuque Code of Ordinances in
effect at the time of development of the lot.
The number, size, design and location of parking spaces
designated for persons with disabilities shall be according to the
local, state or federal requirements in effect at the time of
development of the lot.
6)
The location and number of private driveway intersections with
public streets shall be established by the City of Dubuque.
Landscapin.q Re.qulations
1)
Plant Materials: The open space area of each lot shall be planted
with permanent lawn and ground covers, such as shrubs and trees.
It is the intent of these regulations that the development of
required open spaces shall reflect a high quality of environmental
design. The following provisions shall apply to each lot:
a)
Landscape plans are required as part of submittals for site
plan review. Landscape plans are to include type, number
and size of proposed plantings. As a minimum, the
submitted landscape plan should include the following:
1)
For every one (1) acre of lot size, four (4) trees shall
be required with a minimum often (10) trees. Each
required tree shall be at least 1 1 I/2 - 2" caliper
diameter deciduous and/or 6-foot high evergreen at
planting.
2)
Parking areas located adjacent to right-of-way shall
be screened with a combination of trees, shrubs or
berms to provide a landscape screen of 50% opacity
and three (3) feet in height within three years of
planting.
2)
All exposed soil areas remaining after the construction of building
and vehicle-related features shall be planted with a permanent
ground cover to prevent erosion. Within one (1) year following
completion of construction, or by the date that a building is issued
an occupancy certificate by the Building Services Department of
Ordinance No. -03
Page 5
'F)
the City of Dubuque, whichever occurs first, required landscaping
shall be installed.
3) The owner shall replant any and all plant materials, which have
died due to any cause during the effective period of this PUD
Ordinance.
Si.qn Re.qulations.
1) The provisions of Section 4-3 (Sign Regulations) of the Zoning
Ordinance shall apply unless further regulated by this section.
2) Wall-Mounted Signs:
a) Wal-Mart Super Center:
1) Total allowed square footage: 1,000 square foot
2) Number of signs: unlimited
3) Below eave or parapet
b) Outlots:
1) Total allowed square footage: 250 square foot
2) Number of signs: unlimited
3) Below eave or parapet
3) Freestanding signs:
a) Wal-Mart Super Center:
1) Total allowed square footage: 200 square foot
2) Maximum number: 1
3) Maximum height: 30 feet
b) Outlots:
1) Total allowed square footage: 200 square foot
2) Maximum number: 1
3) Maximum height: 25 feet
4) Directional Signs:
a) Wal-Mart Super Center/Outlet:
1) Maximum size: 6 square feet
Ordinance No. -03
Page 6
G)
2)
3)
Maximum number: Unlimited
Maximum height: 10 feet
5)
Variance requests from sign requirements for size, number and
height shall be reviewed by the Zoning Board of Adjustment in
accordance with Section 5-3 of the Zoning Ordinance.
6)
Lighting: Signs may be illuminated only by means of indirect
lighting whereby all light sources and devices are shielded from
view by opaque or translucent materials, or internally illuminated
by means of a light source completely enclosed by the sign panel.
7)
Motion: No signs may include any device or means, mechanical,
electrical or natural, which shall cause motion of the sign panel or
any part thereof. No flashing lights or changing colors shall be
allowed.
Performance Standards.
The development and maintenance of uses in this PUD District shall be
established in conformance With Section 3-5.5 of the Zoning Ordinance
and the following standards:
1)
Off-Site Improvements: Wal-Mart Stores, Inc. shall be responsible
for the design, construction and costs associated With the following
off-site improvements.
a)
That all recommended traffic improvements to intersections
and streets included in the approved traffic study shall be
incorporated into project and shall be the financial
responsibility of Wal-Mart Stores, Inc. The following
improvements are included:
1)
2)
3)
4)
5)
Signal and lane improvements to 16th and Elm
Streets.
Signal installation and lane improvements to 16th and
Cedar Streets.
Reconstruction of Cedar Street between 14th and
16th Streets.
Removal of old signals at 16th and Sycamore Streets.
Signal and lane improvements to 16th Street and
Kerper Boulevard.
Ordinance No. -03
Page 7
b)
6)
Reconfiguration of 16th Street to three lanes providing
one through lane in each direction and a center turn
lane.
That future development of Outlot ~ is subject to the
following conditions:
1)
That Wal-Mart Stores, Inc. shall be prohibited from
developing outlet parcel No. 2 until such time that the
City of Dubuque has completed research and design
of future improvements to increase the capacity of the
Bee-Branch storm sewer and has acquired an
easement from Wal-Mart Stores, Inc. to
accommodate the reconstructed Bee-Branch storm
sewer. The location of the easement shall be
determined by the City. There shall be no additional
costs to the City for acquiring the easement other
than conveying to Wal-Mart Stores', Inc. the vacated
portion of Sycamore Street between 16th Street and
the north property line of the subject parcel. Wal-
Mart Stores, Inc. agrees that the value of that portion
of Sycamore Street is commensurate with the
easement to be granted to the City of Dubuque to
accommodate the Bee-Branch storm sewer project.
2)
The City intends that the subject storm sewer will be
of an open drainage way design. If Wal-Mart Stores,
Inc. objects to the open drainage way design, Wal-
Mart shall be required to provide additional space
necessary to direct storm water flow underground and
Wal-Mart Stores, Inc. will pay any additional cost
associated with directing storm water underground.
3)
Wal-Mart Stores, Inc. agrees to relocate the
proposed gas station to the east side of the project
site if this becomes necessary as part of the Bee-
Branch storm sewer expansion project.
All off-site public improvements are subject to applicable
City of Dubuque and Iowa Department of Transportation
review procedures, standards, regulations and construction
practices.
Ordinance No. -03
Page 8
3)
2) Site Lighting:
a)
Exterior illumination of site features shall be limited to the
illumination of the following:
1)
2)
Parking areas, driveways and loading facilities.
Pedestrian walkway surfaces and entrances to the
building.
3) Screened storage areas.
4) Building exterior.
b)
Location and Design:
1) All exterior lighting shall be designed, installed and
maintained so as not to cause glare or to shine into
adjacent lots and streets.
2)
All exterior lighting luminaries shall be designed and
installed to shield light from the luminaire at angles
above 72 degrees from vertical.
3)
A lighting plan shall be included as part of site plan
submittals that indicates types of lights used and
ground light pattern for lighting of building and
parking-related features.
4)
Fixtures mounted on a building shall be positioned no
higher than the roofline of the building.
5)
Wooden utility-type poles are acceptable only for
temporary use during construction.
6)
All electrical service lines to posts and fixtures shall
be underground or concealed inside the posts.
Utility Locations:
a)
Service lines: All electrical, telephone, cable and other similar
utility lines serving the building and other site features shall be
located underground.
b)
Mechanical Equipment: All electrical transformers, switching gear,
relay boxes, meters, air conditioning units, heat pumps and other
similar mechanical equipment, including roof-mounted mechanical
Ordinance No. -03
Page 9
equipment, shall be screened from view. Mechanical equipment
shall be screened in such a manner that it will appear to be an
integral part of the building's overall architectural design. Fencing
of at least 50% opacity, masonry walls or plantings may be used to
visually screen mechanical equipment.
Final site development plans shall be submitted in accordance with
Section 4-4 of the Zoning Ordinance prior to construction of each
building and vehicle-related feature unless otherwise exempted by
Section 4-4.
4) Exterior Trash Collection Areas:
a)
The storage of trash and debris shall be limited to that produced by
the principal permitted use and accessory uses of the lot.
b)
The ground area Coverage of exterior trash collection areas shall
be the area contained inside the required screening and this area
shall be considered a building-related feature for purposes of
calculating total land area coverages.
c)
d)
Exterior trash collection area shall be located in rear or side yards
only.
All exterior trash collection areas and the materials contained
therein shall be visually screened from view. The screening shall
be completely opaque fence, wall or other feature not exceeding a
height of ten feet measured from the ground level outside the line
of the screen. Screens built on sloping grades shall be stepped so
that their top line shall be horizontal. All exterior entrances to a
screened trash area shall be provided with a gate or door of similar
design to that of the screen.
If a 10-foot high screen fails to shield the exterior trash collection_
area from view from points inside or outside of the property,
evergreen plantings may be required in addition to the screening.
Evergreen plant materials shall be selected and designed so that
they will screen the area from all off-site visibility within five (5)
years.
5) Other Codes and Re,qulations:
a) Outdoor sales are regulated through the temporary use
permit process.
Ordinance No. -03
Page 10
b)
The use of semi-trailers and shipping containers for storage
is prohibited.
These regulations do not relieve the owner from other
applicable city, county, state or federal codes, regulations,
laws and other controls relative to the planning,
construction, operation and management of property within
the City of Dubuque.
H)
Transfer of Ownership
Transfer of ownership or lease of property in this PUD District shall
include in the transfer or lease agreement a provision that the purchaser
or lessee acknowledges awareness of and agrees to comply with the
conditions authorizing the establishment of the PUD District.
i)
Modifications.
Any modifications of this Ordinance must be approved by the City Council
in accordance with zoning reclassification proceedings of Section 6 of the
Zoning Ordinance.
J)
Recording.
A copy of this ordinance shall be recorded at the expense of the property
owner(s) with the Dubuque County Recorder as a permanent record of
the conditions accepted as part of this reclassification approval within ten
(10) days after the adoption of this ordinance. This ordinance shall be
binding upon the undersigned and his/her heirs, successors and assigns.
Section 3. The foregoing amendment has heretofore been reviewed by the
Zoning Commission of the City of Dubuque, Iowa.
Section 4. The foregoing amendment shall take effect upon publication, as
provided by law.
Passed, approved and adopted this __ day of
,2003.
ATTEST:
Terrance M. Duggan, Mayor
Jeanne F. Schneider, City Clerk
ACCEPTANCE OFORDINANCENO.
-03
I, Joseph R. Altenhoff, representing Wal-Mart Stores, Inc., Purchaser,
having read the terms and conditions of the foregoing Ordinance No. -03
and being familiar with the conditions thereof, hereby accept the same and agree to the
conditions required therein.
Dated this day of 2003.
By:.
Joseph R. Altenhoff
ACCEPTANCE OF ORDINANCE NO.
-O3
I, Bob Urell, representing JMC Gold Medal Meat, Inc., property owner,
having read the terms and conditions of the foregoing Ordinance No. -03
and being familiar with the conditions thereof, hereby accept the same and agree to the
conditions required therein.
Dated this day of 2003.
By:
Bob Urell
EXHIBIT A
Proposed Area to be Rezoned
Applicant: ARC Design Resources, Inc./JMC Gold Medal ,Meat, Inc.
Location: 16th & Sycamore Streets
Description: To rezone property from HI Heavy Industrial Distdct to PUD Planned Unit Developme
with a Planned Commercial designation to allow a Wal-Mart Super Center.
Qb/of Dubuque
Planning Services Depart~nent
Dubuque, ~ 52001-4864
Phone: 563-589-42:[0
Fax: 563-589-422:[
PLANNING APPLICATION FORM
E: Variance
[] Conditional Use Permit
[] Appeal
0 Special Exception
[3 Umited Setback Waive~
:~ Rezoning
~ Planned Disbict
[] Preliminary Plat
[] Minor Final Plat
[] Text Amendment
[] Simple Site Plan
O Minor Site Plan
0 Major Site Plan
[] Major Final Plat
D Simple Subdivision
13 Annexation
0 Temporary Use Permit
D Cer~ficate of Economic Non-Viability
D Certificate of Appropriateness
O Other:
Please type or print leqibly in ink
Propertyowner(s): JMC C~olrt Meda] MRna-: Tn~_: l~ob Igrell Phone:757-365-3036
Address: 21~ CTornmRr~= .q~-r~mt
Qb/:~ State~A Zip: 21430
Fax Number:
Mobile/Cellular Number:
Applicant/Agent: Art- nc~gn ~-~-~.
Joseph R. Altenhoff
Address:It45 N Alpin~ t~(~d
Phone: 81 5-484-4300
Rockford State' IL Zip: 61 I 07
Fax Number: R1 ~-4R4-dROq
Mobile/Cellular Number:
Site loca~on/address:
Existing zoning: H1 Proposed zoNng: PUD Hi~ofic Distri~: N/A ~ndma~: N/A
commercial:
Legal Des~pUon (~dw~l ~rcel ID#or lot numbedblook numbe~subdivision): ~ nffnnh~a
survey
Total properb/ (Iot) area (square feet or acres): 31.22 Ac
Describe proposal and reason necessary (attach a et~er or exp anation, if needed):/~y r~,4,~ f~-~-r,
CERTiFICATiON: T/we, the undersigned, do hereby ceddfy that:
1. The information submitted herein is true and correct to the best of my/our knowledge and upOn
submittal becomes public record;
2, Fees are not refundable and payment does not guarantee approval; and
3, All additional required written and graphic materials are attached.
Property Owner(s): /~6/7;/~zF-~77~J Z.~7~ 7~ F~-~/ Date:
Applicant/Agent~ /~ /~~//X' Date: ¢,,;~-/.~
FOR OFFICE USE ONLY - AppLICA~oN SUBMz, ~ AL cHECKLIST
Fee:~/;~'l-O° Received by: ~A~////~ Date: ~//'.T~/~F-Docket:
O Site/sketch plan Q Conceptual Devel~ent Plan nPhoto [] Plat
[] Improvement plans ~ Design reView project description [] Floor plan [] Other:
JMC Gold Label Meats, Inc.
200 Commerce Street
Smithfield, Virginia 23430
City of Dubuque
Mr. K'fie Kritz
Planning Services Department
Dubuque, IA 5201-4210
(563) 589-4210
(563) 589-4221 fax
Dear Mr. Kritz:
JMC Gold Label Meats, Inc. hereby authorizes Arc Design Resources, acting as
an agent, to pursue the rezoning of the property we own on 16t~ Avenue in Dubuque,
I0wa, from HI to PUD, Planned Commercial. JMC Gold Label Meats, Inc. will notify
you in writing if such agency is revoked.
Please copy me on all correspondence related to the rezoning.
V/~er~tr~u~. ly yours,
Michael Cole
Vice President and Secretary
~ Proposed Area to be Rezoned
Applicant: ARC Design Resources,
JMC Gold Medal Meat, Inc.
Location: 16th & Sycamore Streets
Description: To rezone pmeprty from HI
Heavy Industrial District to PUD Planned
Unit Development with a Planned Com-
mercial designation to allow a Wal-Mart
Super Center.
II
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O'""I'~i]IIIDIIII,
"'! .T'Y OF DUBUQUE
DESIGN
RESOURCES
INC.
145 North Alpine Road
Rockford, IL 61107
Phone: 81~-484-4300
Fcic 815-484-4303
Traffic Impact
Analysis
Dubuque, IA
November 2002
T~affic Impact Analysis For:
Proposed Wal-Mart Super Center
Sixteenth Street at U.S. Highway 16
· Dubuque, Iowa
Date Submitted: November 20, 2002
Prepared for:
Wal-Mart Stores, Inc.
2001 S.E. 10m Street
Bentonville, AR 72712
Prepared by:
Arc Design Resources, Inc.
Joseph R. Alfenhoff, P.E.
1145 North Alpine Road
Rockford, IL 61107
Phone: (815) 484-4300
Fax: (815) 484-4303
Traffic Impact Analysis
Table of Contents
Chapter I -- Introduction and Executive Summary
A. Purpose of Report and Study Objectives
B. Executive Summary
1. Principal Findings
2. Recommendations and Conclusions
Chapter II - Development A. On-Site Development
B. Study Area - Area of Significant Traffic Im ~act
C. Off-Site Land Use and Development
D. Site Accessibility
Chapter 111 --Traffic A. Existing Traffic
B. Future Traffic
C. Trip Generation
D. Trip Distribution
E. Trip Assignment
Chapter IV--Traffic Safety and Operational Analysis
Chapter V- Improvement Analysis
Chapter VI--Recommendations and Conclusions
Appendix A--Initial Data
Appendix B--Tra ffic
Appendix C Traffic Safety and Operational Analysis
Appendix D improvement Analysis
Appendix E--Recommendations and Conclusions
Pa.qe
3
3
3
4
6
6
6
6
8
8
8
9
9
10
13
14
t5
19
33
4O
7O
2
CHAPTER I - INTRODUCTION AND EXECUTIVE SUMMARY
Part A- Purpose of ReDort and Study Objectives
This Traffic Impact Analysis (TIA) was performed to determine the effects
of the proposed WaFMart Supercenter development in Dubuque, Iowa, on
the surrounding transportation system. All impacts of the development were
examined to assess the capacity of the infrastructure and its ability to support
the additional traffic generated by the development.
This report will analyze the effects of the development traffic,
comparing pre-development conditions with Dost-development conditions
for the PM peak hour, for the 2004, 2014, and 2024 design years. Combinec
traffic will be created using development generated tri Ds for the land uses,
distributing those trips over the proposed driveways and onto the roadway
network, and finally adding the trips to the existing off-site traffic. Future year
traffic volumes will be projected using a two percent (2%) per year growth
rate. ·
At the request of the City of Dubuque, the capacity of five intersections
outside of the immediate project area will be analyzed. These intersections
are 14th Street and Central Avenue, 14th Street and White Street, 14th Street
and Elm Street, 16th Street and Elm Street, and 16th Street and Kerper
Boulevard. Existing traffic volumes used in the report are a mixture of Iowa
Department of Transportation counts (intersections of 14th Street with Central
Avenue and with White Street}, new traffic counts (16th Street & Kerper
Boulevard}, and turning movements derived from adjacent Average Daily
Traffic (ADT) counts. Each intersection will be evaluated unaer combined
traffic in the construction year (2004) as well as in the years 2014 and 2024.
The directional trip distribution used in this report was previously submitted to
City of Dubuque staff, and their comments are reflected in the final
distribution.
Part B - Executive Summary
Principal Findings
· The proposed western site access intersection with 16th Street meets
signal warrants in 2004, and functions at Level-of-Service (LOS) C in both
2014 and 2024.
· The secondary (eastern) access point to the site is projected to be used
by much of the traffic entering the site from the east. Stop control for
· exiting traffic, and a right turn deceleration lane for westbound traffic is
proposed. This intersection will operate at LOS C in 2014 and at LOS D in
2024. The southbound (exiting) Jeft turn movement will function at LOS E
in 2024, with aJJ other movements functioning at LOS C or better.
· The intersection of 16th Street and Elm Street will require a southbound
left turn lane and a westbound right turn Jane to function at LOS C in
2014 and at LOS D in 2024. These lanes can be striped onto the existing
pavement, but wilt require removal of some existing on-street parking.'
· The intersections of 14th ,Street and White Street, and 14th Street and
Central Avenue are projected to function at LOS C under combined
traffic in 2014, and at LOS D in 2024, with no geometric modifications.
· The intersection of 14th Street and Elm Street is projected to function at
LOS D under combined traffic in both 2014 and 2024, with no geometric
modifications.
· The intersection of 16th Street and Kerper Boulevard is projected to
function af LOS D under combined traffic in 2014, and at LOS D in 2024,
with no geometric modifications. There were concerns expressed by
the business owners in the northwest quadrant of the intersection, about
queued eastbound traffic blocking traffic attempting to turn left out of
the Wendy's and the Amoco Station. In the construction year, the
average eastbound queue (during the peak hour) will increase from
120 feet to 175 feet, or an increase of approximately 2.2 car lengths.
This distance would bJock~ traffic from turning left out of the eastern
Wendy's entrance, but traffic would be able to exit from the western
Wendy's access. Construction of an eastbound reft turn lane will
reduce the stacking distance to approximately current (pre-
development) conditions. This option is costly, requiring right-of-way
acquisition, bridge widening on the west leg, and pavement widening
on the east of the intersection. Power poles located along the south
side of 16th Street would also need to be moved.
· Truck traffic to and from the Wal-Mart store will access the site from the
north, via Kerper Court. Kerper Court is within an industrial park, and the
adjacent land uses are compatible with truck traffic.
Recommendations and Conclusions
· The westerr) entrance to Wal-Mart on 16th Street should be signalized, as
signals are warranted in the construction year (2004).
4
The eastern (secondary) entrance to WaJ-Mar} on 1 6th Street should be
constructed with a westbound right turn lane to allow traffic entering
the site to do so without disrupting the traffic stream on 16th Street.
The ihtersection of 16th Street and Kerper Boulevard will function above
the required levels-of-service without modification. An eastbound left
turn lane would keep eastbound stack:ing distances at current levels,
but construction would require right-of-way acquisition, pavement
widening and utility pole reJocafion on the east leg, and bridge
widening on the west leg, due to the narrow right-of-way and adjacent
water.
Addition of a southbound left turn lane and an eastbound right turn
Jane is recommended for the intersection of 1 6th Street and Elm Street.
No improvements are recommended for the intersections of 14th Street
and Central Avenue, 1 4th Street and White Street, 14th Street, and
Street.
Kerper Court can carry truck traffic to and from the Wal-mart store.
CHAPTER II - DEVELOPMENT
Part A - On-Site Development
The development site is located on the northwest side of Dubuque,
Iowa, on the north side of 16th Street. The site is just west of the junction of U.S.
Highway 61 with Kerper Boulevard. The proposed tract is approximately 26
acres and was formerly used as a meat-packing plant. The site will be
accessed from 16th Street, via two access points. Trucks will access the site via
Kerper Boulevard, which currently terminates near the northeast corner of the
· site.
A Wal-Mart Supercenfer, complete with grocery and merchandise
sales, is planned for the property. The store will be approximately 172,000
square feet. Full build-out is expected to occur in 2004. The remainder of the
property is proposed as paved parking area and landscaped areas. Three
ouflots will also be developed on the Site, and impacts from the outlofs'
development are included in this report. Refer to Exhibit A-1 for an overview
of the development's location within the existing transportation system.
Part B - Study Area - Area of Siqnificant Traffic Impact
The area of significant impact falls,primarily on 16th Street. The
intersections of t 6th Street with Kerper Boulevard, with Elm Street, and with the
site access drives, will be directly affected by the development. The City of
Dubuque has requested that this report also address traffic impacts of the
development on the intersections of 14~h Street with EImStreet, with White
Street, and with Central Avenue. Outside of these areas, the development
traffic will be spread out so as not to impact any particular location.
Part C - Off-Site Land Use and Development
The neighboring property around the development is a mixture of
commercial, industrial, and residential uses. The area north of the site is on
industrial pork. The Mississippi River is to the east of the site, and areas to the
south and west are a mixture of commercial and residential properties.
Part D - Site Accessibility
Two access points are proposed onto 16th Street. A signalized full-
access intersection is proposec near the west end of the property, directly
across from existing Cedar Street. A secondary full-access point near the east
end of the properly is also proposed. The signalized access is approximately
8,50 feet east of Elm StreeT, and the seconaary access is approximately 1400
feet west of the Kerper Boulevard.
A third access to the site is proposed off of Kerper Court, near the
northeast corner of the site. This access would be used for truck deliveries, as
the industrial land use along Kerper Court is cam oatibJe with truck traffic.
Internal circulation within the site will be ~rovided through collector
aisles along the perimeter of the parking area, which will allow traffic ~o flow
to either of the site access points.
7
CHAPTER III - TRAFFIC
Pad A - Existinq Traffic
The Iowa Department of Transportation (DOT) provided traffic counts
taken in 2001 for the 14th Street & Central Avenue intersection and for the 14th
Street and White Street intersection. The iowa DOT also provided a map of
Annual Average DaiJy Traffic (AADT) counts taken in 2001. In addition, traffic
counts were taken on November 13, 2002, at the intersection of 16th Street ·
and Kerper Boulevard, during the hours of 3:00 PM fo 6:00 PM. Traffic counts
were also taken during the same hours at the intersection of Commerce Drive
and the WaI-Mad/Kohl's entrance. Using the count data, combined with
adjacent land use information taken from aerial mapping and information on
traffic patterns provided by City of Dubuque staff, peak hour turning
movement data for the intersections of Elm Street with 16Ih Street and with '14th
Street were derived. Traffic count summaries are provided in Exhibit B-l, and
existing AADTs are shown in Exhibit B-2.
The afternoon peak hour (PM Peak) was analyzed in this report, as
· traffic volumes in the afternoon, for both the adjacent street and for the
generator, are significantly greater than traffic volumes during the morning
peak hour.
Pad' B - Future Traffic
For this development, it is assumed that full build out (including the
outiots) will occur in 2004. Utilizing a two percent per year growth rate, the
counted and derived traffic volumes were used to project traffic yoJume~ for
the future 2004, 2014, and 2024 design years.
Part C - Trip Generation
Trips were generated for the development using the Institute of
Transportation Engineers' Trip Generation Manual, 6th Edition. Land uses used
include Free Standing Discount Superstore (813), Bank with Drive-through
Lanes (912), Fast Food Restaurant (834), and Gas Station (844). Pass-by trips
were also considered for this analysis - ten percent of the generated trips
were assumed to come from the existing traffic in the development area.
These trips were taken from their respective movements, routed to and from
the site, and continued in the same direction. Refer to Exhibit B-3 for a trip
generation summary.,
Part D -Trip Distribution
Trips were distributed based on the current traffic patterns on 16th Street,
Kerper Boulevard, Sycamore Street, Elm Street, 14th Street, White Street, and
Central Avenue. Overall, approximately 45 percent of traffic is to/from the
east via' 16th Street and Kerper Boulevard, 25 percent is from the south and
west via 14th Street and Cedar Street, and 30 percent is from the west and
north via Elm Street, 17th Street, Central Avenue, and White Street.
The trip distribution used in this report was submitted to the City of
Dubuque for review, and their comments have been addressed. Refer to
Exhibit B-4 for more complete trip distribution data.
Part E- Traffic Assiqnment
Traffic assignment is based on the above distribution. It was further
assumed that sixty percent of the traffic from the east would use the eastern
site access point to enter the site, but that only thirty percent of eastbound
traffic would use that access to leave the site during the peak hour, since the
left turn onto 16th Street may be difficult. The remainder of the eastbound
traffic was assumed to use the signalized access to leave the site. Ninety
percent of traffic from the west was assumed to use the western site access
point, and eighty percent was assu,med to leave by this access as well. Ten
percent entering and twenty percent exiting to and from the west
(respectively) were assumed to use the eastern site access. The trip
distribution shows that twenty-five percent of traffic to the site will enter from
Cedar Street. it was assumed that virtually all of that traffic would use the
signalized (western) site access. Refer to Exhibits B-4, B-5, and B-6 for 2004,
2014, and 2024 combined traffic volumes.
CHAPTER IV - TRAFFIC SAFETY AND OPERATIONAL ANALYSIS
Par} A- Existina Geometrics with Exisfinc~ Traffic
Sixteenth Street is currently a two-lone urban section with curb and
gutter. Its width varies along the site frontage. No turn lanes currently exist at
any of the intersections immediately adjacent to the site. The intersection
geometry at the five intersections to be analyzed is shown in Exhibit A-3.
Using Highway Capacity Manual (HCM) methodology, capacity
analyses were performed on five existing intersections, as requested by the
City of Dubuque. The results of the capacity analyses for the 2004 no-
development condition are shown in the following table.
PM Peak
2004 - No Toial Intersection Delay
(sec) .,Level-of-Service (LOS)
Development
16th Street & Kerper 26.7 C
Boulevard
t6th Street & Elm Street 17.2 B
14th Street & Elm Street 16.8 B
Ij 14th Street & White Street 46.8 D
14th Street & Central
33.7 I C'
Avenue
The existing traffic signal timing was used for the analysis at the
intersections with pre-timed traffic signal controllers. The signal timing was
optimized fo provide the highest overall LOS for the intersections with
actuated traffic signal controllers. Refer to Exhibit C-I for the Highway
Capacity results for the above intersection~ in 2004 with the No Development
condition.
Par} B - Existina Geometrics with Proposed Traffic
The development trips for the proposed site were added to the existing
fraffic to represent combined traffic. The 2004, 2014, and 2024 design years
10
for the PM Peak hour were examined at seven different intersections. '[he
intersections analyzed were the five existing intersections noted in Pad A
above, and the two proposed intersections on ] 6th Street at the two site
access points. The results take into consideration the presence of a traffic
signal af the western site access point, and the analysis assumes that the
eastern site access will be stop-controlled on the north (site) leg only. The
following tables shows the results of the analysis, with no geometric or traffic
signal changes fo any of the existing intersections.
2004 PM Peak Total Intersection Delay
With Development (sec) Level-of-Service (LOS)
16th Street & Kerper 32.4 C
Boulevard
16th Street & Elm Street ' * *
14th Street & Elm Street 23.0 C
14th Street & White Street 17.4 B
] 4th Street & Central
18.7 B
Avenue
16th Street & Western Site
Access (signalized) t 9.4 B
16th Street & Eastern Site 20.7 (north leg only) C
Access (stop sign on site) ~
2014 PM Peak Total Intersection Delay
With Development (sec) Level-of-Service (LOS)
1 6th Street & Kerper
Boulevard 35.4 D
16th Street ~ Elm Street * *
14th Street & Elm Street 36.5 D
14th Street &'White Street 19.9 B
14th Street & Central
19.5 B
Avenue
16~h Street & Western Site
21.6 C
Access (signalized)
16th Street & Eastern Site
22.2 (north leg only} C
Access (stop sign on site) ~
2024 PM Peak Total Intersection Delay
With Development (sec) Level-of-Service (LOS)
'[ 6th Street & Kerper
Boulevard 38.5 D
] 6th Street & Elm Street * *
14th Street & Elm Street 38.1 D
]4th Street & White Street 30.6 C
14th Street & Central
30.8 C
Avenue
16th Street & Western Site
Access (signalized) 27.4 C
16th Street & Eastern Site
Access (stop sign on siteI 33.8 (north leg only} D
The intersection of 16th Street and Elm Street failed under development
traffic conditions. Improvements to this intersection are discussed in Chapter
V of this report.
12
CHAPTER V - IMPROVEMENT ANALYSIS
A Traffic Signal Warrant Analysis was performed for the intersection of
the proposed western Wal-Mart site access with 16th StreeT. Traffic signals are
warranted in the construction year (2004) and recommended for this location.
Signals will provide for the orderly and safe movement of traffic from the site
onto 16th Street and onto Cedar Street.
The intersection of 16th Street with the eastern (secondary) Wal-Mart
Entrance will function with LOS C in 2004 and 2014, and LOS D in 2024.
' With the proposed geometrics, the intersection of 16th Street and Elm
street failed under combined traffic. This was due to the heavy westbound
right-turning traffic, and the heavy southbound left-turning traffic. Addition of
a westbound right turn lane, and a southbound left turn lane produces LOS C
in 2004 and 2014, and LOS D in 2024. The Highway Capacity analysis for this
condition is shown in Exhibit D. There is sufficient pavement width to re-stripe
the streets to all.ow these auxiliary lanes; however some on-street parking wilt
need to be removed.
The intersection of Kerper Boulevard and 16th Street will function with
adequate levels-of-service.i.n the analyzed design years. However, there is a
concern from adjacent property owners about the stacking distance of
vehicles blocking the Wendy's and Amoco properties on the nbrth side of 16th
Street. The analysis contained in this report shows that stacking will be
increased in the peak hour from 120 feet to 175 feet, or approximately 2.2 car
lengths. The existing stacking distance of 120 feet was calculated using
optimum signal timing for the intersection. This timing may not currently be in
use. Construction of an eastbound left turn lane would reduce stacking
distance to the pre-development condition.
Truck traffic to and from the site will access the site from the north, via
Kerper CourL Kerper Court is within an industrial park and the adjacent land
uses are cam :)atible with truck traffic.
CHAPTER VI - RECOMMENDATIONS AND CONCLUSIONS
· The western entrance to Wal-Mart on 16th Street should be signalized, as
signals are warranted in the construction year (2004).
The eastern (secondary) entrance to Wal-Mart on 16th Street should be
constructed with a westbound right turn Jane to allow traffic entering
the site to do so without disrupting the traffic stream on 1 6th Street.
· The intersection of 16th Street and Kerper Boulevard will function above
the required levels-of-service without modification. An eastbound left
turn lane would keep eastbound stacking distances at current levels,
but construction woul~ require right-of-way acquisition, pavement
widening and utility pole relocation on the east leg, and bridge
widening on the west leg, due to the narrow right-of-way and adjacent
water.
· Addition of a southbound left turn lane and an ~¢~"'tbound right turn
lane is recommended for the intersection of 16th Street and Elm Street.
No improvements are recommended for the intersections of 14th Street
and Central Avenue, 14th Street and White Street, 14th Street, and Elm
Street.
· Kerper Court can carry truck traffic to and from the Wal-mart store.
14
Trip Generation Table I
Retail Center Dubuque, IA
~s gener~ate~d using ITE's Trip Generation Manual, 6th ed.) __
Are Desioa Resoursss, Inc., Rock[ord, Illinoi~ t0/28/200~
,lob No. 0207~
Analyst: .]SA
'~.1~ ~<~;~ ~:~ Land Trip Generation Development Number of Total Directional Distribution Trips
Parcel I Use Rate Units Units Trips Entering % Exiting % Entering Exitin~
WaI-Ma/t and Outlot access onto '16th Street
Retail,1(813~-Free?Standing Discount Superstore 1.84 1000 S.F. 172 316 51 49 161 155
Bank~ Outiott 9~_Four Drive Thru Lanes 12.63 1000 S.F. 2.5 32 56 44 18 14
Fast Food, Outtot 2 ,(834) Fast Food Restaurant 33.48 1000 S.F. 3 100 52 48 52 48
Gas Station (844) Gas Station 16 fueling stations 12.27 Fueling Position 16 196 51 49 100 96
Total: 331 313
-10 ~ Pass-By Adjustment:! 17 16
Revised Total:i 314 297
~'~:~.~ ~ .~ Land Trip Generation Development Number of Total Directional Distribution Trips
Parce~l Use Rate Units Units Trips Entering % Exiting % Entering Exitin~
WaI-Mar~ and Outlot access onto 16fh St
{etail (813) Free-Standing Discount Superstore 3.82 1000 S.F. 172 657 49 51 322 335
Bank, Outlotl (912) Four Drive Thru Lanes 54.77 1000 S.F. 2.5 137 56 50 50 68
Fast Food, Outlot 2 ~3~4) Fast Food Restaurant 33.48 1000 S.F. 3 ~100 52 48 52 48
Gas Station (844) Gas Station 16 fueling stations 14.56 Fueling Position 16 233 51 49 119 114
Total: 543 566
-10% Pass-B~_Adjustment: 17 t6
Revised Total: 526 650
Exhibit B-S
Trip Generation Table
PROPOSED PROJECT
,'/
/
/
/
/
2001 IDOT TRAFFIC COUNTS
2.
3.
4.
5.
6.
7.
8.
9.
10.
11.
13.
WALL MOUNTED SIGN PACKAGE
FRONT SIGNAGE
"WAL-MART"
"SUPERCENTER"
"ALWAYS"
HEIGHT
9' - 0"(2)
"FOOD CENTER" .... 2' - 6"
"LOW PRICES"
'"FIRE & LUBE EXPRESS"
'~/VE SELL FOR LESS"
"BAKERY"
"DELI"
"MEAT"
"PRODUCE'
"1 HR. PHOTO"
"PHARMACY"
"OPTICAL"
2'-6"
2'-~'
1'- (~'
1'-6"
1' - 6'.',/
1' - 6"
1'- 6"
1'-6"
1'-6"
TOTAL FRONT
AREA
18'9.00"S.F.
39.17 S.F.
292.00 S.F.
.... 50.45 S.F.
44.38 S.F.
80.54 S.F.
68.20 S.F.
10.25 S,F.
5,30 S.F.
6.84 S.F.
11.87 S.F.
16.50 S.F.
14.59 S.F.
10.25 S~F.
839.34 S.F.
15.
16.
17.
18.
19,
20.
TLE SI_GNAGE ·
"TIRE & LUBE"
"EXPRESS"
OIL
"LUBE EXPRESS"
"TIRES"
TOTAL TLE
HE[G. HT
1' - 3"
2' - 6"
VARIES
1'- 0"(2)
1'- 0"(4)
.AREA
11.54 S.F,
24.69 S.F.
38.74 S,F.
30.00 S.F
17.90 S.F.
13,04 S.F,
135.91 S.R
TOTAL SIGNAGE
975.25 S.F. t
PLANNED DISTRICT STAFF REPORT Zoning Agenda: November 6, 2002
Project Name:
Property Address:
Property Owner:
Applicant:
New Wal-Mart Supercenter
East 16th & Sycamore Streets
JMC Gold Label Meats, Inc.
ARC Design Resources, Inc./Joseph R. Altenhoff
Proposed Land Use:
Existing Land Use:
Adjacent Land Use:
Commercial
Industrial
North - Industrial
East - Commemial
South - Commercial/Industrial
West- Industrial/Commercial
Flood Plain: No
Water: Yes
Storm Sewer: Yes
Previous Planned District: No
Proposed Zoning: PUD/PC
Existing Zoning: HI
Adjacent Zoning: North - MHI
East - HI/C-3
South - HI
West - MHI
Total Area: 31.22 acres
EXisting Street Access: Yes
Sanitary Sewer: Yes
Purpose: The proposed rezoning is to allow for development of the subject parcel for a
commercial retail business.
Property History: The property has been used for meatpacking since the early 1900's.
Physical Characteristics: The subject parcel has frontage on 16th Street, encompasses
31.22 acres and is relatively fiat.
Conformance with Comprehensive Plan: Seeattached correspondence.
Staff Analysis:
Streets: East 16th Street is proposed for widening to a five-lane along the length of
the proposed project. The widening would utilize property to be included in the
Wal-Mart commercial center and would be paid for by Wal-Mart.
Sidewalks: Public sidewalks shall be provided along 16t~ Street.
PLANNED DISTRICT STAFF REPORT
Page 2
Parking: A total of 949 parking spaces are being proposed. This represents a
ratio of 5.14 parking spaces per 1,000 square foot of retail area.
Lighting: New outdoor lighting will be required to utilize 72-degree cut-off
luminaries to minimize impact to adjacent properties.
Signage: The standard sign package for Wal-Mart Supercenters includes
approximately 1,000 square foot of wall-mounted signage and a 160 square foot
freestanding signage, 30 foot in height.
Bulk Regulations: As shown on conceptual plan.
Permeable Area (%) & Location (Open Space): The amount of permeable area will
increase with the proposed development as the existing pamel is fully developed
with building and paved surfaces.
Landscaping/Screening: The submitted conceptual plan indicates a large
screening area along East 16th Street with additional landscaped areas on the east
and west sides of the proposed Supementer. In addition, landscaped islands are
provided within the proposed parking lot.
Phasing of development: None.
Impact of Request on:
Utilities: Existing utilities are adequate to serve the site.
Traffic Patterns/Counts: East 16th Street is designated as a collector street and
carries approximately 10,000 vehicle trips per day based on IDOT traffic counts.
Kerper Boulevard is designated as a minor arterial and carries approximately
13,000 vehicle trips per day.
Public Services: Existing public services are adequate to serve the site.
Environment: Staff does not anticipate any adverse impact to the environment
provided adequate storm water control is provided. Future expansion ofthe Bee
Branch storm sewer will need to be accommodated through the site in
cooperation with the City of Dubuque Engineering Division.
Adjacent Properties: The surrounding property to the site is a mix of industrial
and commemial uses with a few residential properties. The proposed
redevelopment of the site from an industrial meat packing plant to a large retail
commercial business will principally impact adjacent property in terms of
increasing the total number of vehicle trips to and from the area on a daily basis.
The former use had a significant traffic impact at shift changes, while the
proposed use will generate traffic throughout the day.
PLANNED DISTRICT STAFF REPORT Page 3
CIP Investments: Future expansion of Bee Branch storm sewer system.
Project Overview: The requested rezoning from HI Heavy Industrial District to PUD
Planned Unit Development District with a PR Planned Residential designation is to
allow the construction of a new Wat-Mart Supercenter. The proposed Wal-Mart Store
will be approximately 185,000 square foot of retail space and will include grocery sales.
In addition, a self-service gas station will be located on an adjacent pamel. Primary
access points to the proposed development will be off of East 16th Street with a service
drive for trucks located off of Kerper Court.
The subject property has been used as a meatpacking facility since the early 1900's.
In 2000, Smithfield Foods, Inc. purchased the meat packing plant and subsequently did
not reopen it for business. Sale of the subject property to Wal-Mart Stores, Inc. is
subject to, in part, the rezoning of the parcel to a commercial classification.
The subject parcel is currently zoned HI Heavy Industrial, which does not allow for
large-scale commercial retail businesses. The heavy industrial district does list some
commercial uses, but they are primarily intended to serve the employees of industrial
businesses. The Zoning Ordinance requires that where commercial businesses are
over 60,000 square foot, the parcel be rezoned to Planned Unit Development (PUD)
District. The proposed PUD would encompass the 185,000 square foot Wal-Mart
Supercenter on approximately 20 acres of property and two adjacent out-parcels of
approximately five acres each, one on the east and one on the west side of the Wal-
Mart site. The project includes construction of a self-service gas station immediately
west of the main entrance.
The proposed Wal-Mart Supercenter will encompass 185,000 square feet of retail
space. Off-street parking spaces shall be provided at a ratio of 5.14 spaces per 1,000
square feet of building area, which will result in a total of 949 parking spaces. The
proposed Wal-Mart Supercanter will also have two loading areas - one for retail and
one for groceries. The loading areas are located on the east and west sides of the
building, with adequate maneuvering space for trucks.
Public Utilities: City staff has met with Wal-Mart representatives to discuss
development ofthe site for a Wal-Mart Supercenter. Issues discussed included
provision of water and sanitary sewer service, control of storm water, access to public
streets and impacts to surrounding intersections.
The subject property's former use as a meatpacking plant required a significantly
higher demand for both water and sanitary sewer service than a retail store. The City's
water and sanitary sewer systems in the area are adequate to serve the proposed Wal-
Mart store, with minor modifications.
The City Engineering staff reviewed proposed plans for the Bee Branch storm sewer
with Wal-mart representatives. While the exact timing and design of improvements to
the Bee Branch are not yet determined, there is adequate space on the west side of the
PLANNED DISTRZCT STAFF REPORT Page 4
proposed Wal-Mart to accommodate future expansion of the Bee Branch. Both parties
are committed to cooperating on any future improvements to the Bee Branch storm
sewer.
The subject site is unique in that the amount of impervious surface will actually be less
after development. Practically all the area included in the rezoning request is currently
paved or has a structure on it. If approved, the amount of green space on the 20-acre
parcel occupied by Wal-Mart would be approximately 94,920 square feet or 2.2 acres.
The two out lots will be 100% permeable until they are developed.
Traffic Patterns: The trip generation profile for the new Wal-Mart will be different than
the former Use of the site as a meat packing plant. Traffic generated by factories tends
to be concentrated at shift changes, while retail developments tend to generate traffic
throughout the day. It is anticipated that the greatest impact on the surrounding street
system by the proposed Wal-Mart site will occur between 4-6 p.m. on weekdays. This
time period typically represents the heaviest traffic throughout the city as people head
home from work. Because of WaI-Mart's proposed location relative to the tri-state
region, it is anticipated that many people will stop at the store on their way home from
work.
Access to the site is provided in three locations. The main access is located off East
16t~ Street opposite Cedar Street. The second access off East 16t~ Street is located at
the eastern end of the site, near the Highway 61 overpass. A service access is located
offof Kerper Court on the north side of the parcel. This access will provide convenient
access to the loading docks without routing trucks through the customer parking area in
front of the store.
As part of the proposed development, East'16th Street is proposed by Wal-Mart
representatives to be widened to five lanes along the frontage of the project. The
additional right-of-way will be provided by Wal-Mart and all construction costs
associated with the street improvement will be paid for by Wal-Mart.
Wal-Mart officials anticipate that approximately 55% of the customers coming to the
new site will come from the east on 16th Street, and 45% will come from the west.
Attached to this staff report is a diagram that depicts the percentage of traffic flow to
and from the site.
The proposed development, including out lots, will add approximately 1,076 vehicle
trips to surrounding roadways during the peak hours in the evening. The City
Engineering Division is having WaI-Mart's traffic consultant study the surrounding
intersections to determine Level Of Service (LOS) before and after development of the
Wal-Mart site. As part of this study, intersection improvements will be proposed to
address levels of service that fall below minimal acceptable levels. These
improvements can take the form of adding additional traffic lanes at intersections or
adjusting the signal timing to account for the new traffic volumes created by the
development.
PLANNED DISTR/CT STAFF REPORT Page 5
Recommendation: Planning staff recommends that the Zoning Advisory Commission
review the criteria for review and approval of Planned Unit Development Districts
contained in Section 3-5.5 of the Zoning Ordinance.
Prepared by:
Reviewed
Date:
CITY OF DUBUQUE, IOWA
MEMORANDUM
January 17, 2003
TO:
FROM:
iUBJECT:
Michael C. Van Milligen, City Manager
Michael A. Koch, Public Works Director~,~&~
Review of Traffic Impact Stud~
Proposed Wal-Mart- East 16u' Street
Based on my review of the Traffic Impact Study prepared by the firm of ARC
Design Resources, Inc. of Rockford, Illinois, for the proposed Wal-Mart
development site on East 16th Street, I offer the following comments:
The main entrance into the development would be at the current intersection of
Cedar Street and East 16th Street, located at the far westerly end of the site. The
~xisting pavement width on East 16th Street is sufficient for the increased traffic;
however, the traffic study recommends the provision of an eastbound left-turn
bay and a westbound right-turn lane into Wal-Mart at the Cedar Street
!ntersection, together with a proposed traffic signal. A right-turn lane would be
added and will require Wal-Mart to dedicate additional right-of-way to the City. A
!second access would be connected to East 16th Street immediately west of US
iHighway 61. This would be an unsignalized "T"-intersection with East 16th Street.
A map is attached that shows the anticipated major routes of entry and exit to
and from the Wal-Mart store from various areas of the City. Approximately 24%
of the entrance traffic and 25% of the exiting traffic is anticipated to use Cedar
iStreet, which is the proposed main entrance. This street historically has not
icarried much traffic. Although the street has recently received a maintenance
asphalt overlay, it will require additional pavement thickness to handle the
additional traffic loads which would result from the proposed Wal-Mart facility.
!Wal-Mart has agreed to cooperate with the City and to furnish property needed
;for the creation of any future major drainage-way improvements which may be
!constructed through this property.
The traffic study anticipates the following Levels of Service (LOS) of the traffic
signals at the intersection of 16th and Kerper.
16TM & Kerper Total Intersection Level of Service
Intersection Delay (Seconds) (LOS)
Year 2004 27.3 C
No Improvement
'dear 2004 28.8 c
With Wal-Mart Development
~ear 2024 37.8 D
o Improvement
ar 2024 52.3 D
th Wal-Mart Development
~/hile the analysis shows an increase of the total intersection delay at 16th and
(erper Boulevard, the increased delay has no impact on the Level of Service "C"
),peration of this intersection as a whole in the opening year. The Level of
>ervice for the anticipated design year of 2024 is an acceptable Level of Service
). This standard is consistent with the target level of service used by the City for
~11 other traffic studies.
~)ne major issue of concern is the stacking distance for eastbound traffic at the
ntersection of 16th & Kerper in relation to the private ddveway entrances into 16th
~treet. The queue lengths during the peak hour (storage lengths or stacking
istances) for eastbound traffic are calculated at 120 feet without the Wal-Mart
,tore, and increases to 210 feet with the Wal-Mart development. In the Year
_~024, the queue lengths are anticipated to be 200 feet without Wal-Mart and 380
:eet with Wal-Mart. Semis and delivery trucks would be able to access the Wal-
Vlart site from Kerper Court.
his assumes that the City will be making operational improvements to the traffic
gnals at 16th and Kerper Boulevard to eliminate the split eastbound and
estbound phases and go to a traditional protected/permitted left-turn phase
~perations, which is more efficient. This would convert the intersection from a
Iour-lane eastbound-westbound facility to a three-lane facility.
~,n aerial map showing the adjacent land uses and the spacing of the driveway
locations from the intersection of 16th and Kerper is also attached.
A second major intersection of interest has been 16th and Elm Street. The
traffic study anticipates the following Levels of Service (LOS) of the traffic signals
at 16th and Elm Street.
16TM & Elm
Intersection
year 2004
No Improvement
~vear 2004
ith Wal-Mart Development
Total Intersection
Delay (Seconds)
Level of Service
(LOS)
17.2 B
28.8 C
(ear 2024 19.6 B
qo Improvement
(ear 2024 38.1 D
Nith Wal-Mart Development
This analysis assumes that, at some point in the future, a separate southbound
eft-turn phase would be included into the signal phasing, and that a northbound
· ight-turn lane will be constructed.
2ONCLUSION
3ased on the information contained in the traffic report and as interpreted and
adjusted by the City, it appears that the existing street system in the vicinity can
landle the additional traffic anticipated by the Wal-Mart development. This
determination is based on the improvements to East 16th Street, the installation
~f traffic signals on Cedar Street, modifications to traffic signalization at the
intersection of 16th Street and Kerper Boulevard. All of these improvements are
;onsidered directly related to the Wal-Mart development; and as such, these
costs should be considered off-site improvements to be paid for in full by Wal-
Mart.
POSTSCRIPT
Because the final Traffic Impact Study from Wal-Mart was received only hours
before the Zoning Commission Meeting, the Levels of Service and the stacking
distances referred in the letter may differ slightly from the Zoning Commission
letter to Kyle Kritz dated January 8, 2003. I apologize for any confusion that this
may cause between the two versions of the City Engineering staff report.
UAK/vjd
cc: Laura Carstens, Planning Services
Attach merits
v
Planning Service~ Deparcraent
City Hall
50 West 13ffi Street
Dubuque. Iowa 52001-4864
(563) 589~210 office
(563) 589~221 fax
(563) 690-6678 TDD
plam%n~cityo£dubuque.org
October 28 2002
The Honorable Mayor and City Council Members
City of Dubuque
City Hall - 50 W. 13t~ Street
Dubuque, IA 52001
RE: Proposed Land Use Map Amendment
Dear Mayor and City Council Members:
The City of Dubuque Long Range Planning Advisory Commission has reviewed the
above-cited request. A staff report, resolution and a map are attached for your review.
Discussion
Staff spoke in favor of the request for a proposed land use map amendment for a 30-
acre proposed commercial development at 16th and Sycamore Streets.
Staff reviewed the proposed commercial development on the former Farmland Foods
industrial site and its consistency with the City's goals.
There were no public comments.
The Long Range Planning Advisory Commission discussed the request, noting that the
map amendment from heavy industrial to commercial at this site is in conformance with
the Comprehensive Plan. The Commission also discussed the location of Bee Branch
storm water drainage.
Recommendation
By a vote of 6 to O, the Long Range Planning Advisory Commission recommends that
the City Council approve the request, conditional to an easement for Bee Branch storm
water drainage.
A simple majority vote is needed for the City Council to approve the request.
._...Respectfully ~u~tted,
David Wm. Rusk, Chairperson
Long Range Planning Advisory Commission
Attachments
CiTY OF DUBUQUE, IOWA
MEMORANDUM
October 9, 2002
TO:
FROM:
RE:
Long Range Planning Advisory Commission
Carstens, Planning Services Manager~_~
Pmposecl Land Use Hap Amendment
Attached for the Commission's consideration is a Proposed Land Use Map
amendment for a 30-acre propo_~:~t commercial development at 16th and
Sycamore Sheets.
DZSCUS~tON
The site is the physical plant, and adjacent parking lots for the former Farmland
meat packing plant now owned by Smithfield Foods. Since purchasing the
Farmland property, Smithfield has decided to not reopen t~ne packing plant.
south of ~.6~ Street and the lagoon just east Of the plant.
Wal-Hart has proposed a super center on the remaining Farmland prope~. The
Wal-Mart proposal involves a request to rezone about 30 acres from H! Heavy
Tndustrlal to PC Planned Commercial. The existing buildings and parking lots
would be removed for construction of an ~.85,000 square foot retail center, gas
station and parking.
RECOMMENDATION
Given t~e s~ze of the area to be rezoned, its prox~ity to a gateway of the city,
~nd the C~/'s goals in support of ~brownfielcl~ redevelopment, Planning Sen~es
st~f is recommending amendment of the Proposed I.~nd Use Map at this ~
The land use designation, like the CtaTerd: zoning, is Heavy Zndustrial. Staff is
recommending this land use designation be Changed to commerdaL
Long Range Planning Advisory Commission
Page 2
October 9, 2002
AEI'ION
The requested action step is for the Commission to hold a public hearing on this
map amendment, and then to recommend that the City Council change the land
use designation for this .site to commerdal.
Attachment
H&CD
Housing and Community Development Department
1805 Central Avenue
Dubuque, Iowa 52001-3656
(563) 589~-239 offSce
(563) 5894244 fax
C~TY OF DUBUQUE
November 27, 2002
Long-Range Planning Commission
Atto: Dave Rusk Chair
c/o City Hall
50 W. 13~' St.
Dubuque, IA 52001
Zoning Commission
Att. n: Eugene Bird, Chair
c/o City Hall
50 W. 13~' St.
Dubuque, IA 52001
Dear Commissioners:
I write on behalf of the Community Development. Comm/ssion. What follows is our
unanimous request.. .~ .. ; ". ~...:~3:: ~.. *_,': :'
We h~ve read with interest the media reports regarding a development proposal by Wal-
Mart for the industrial property now owned by Smithfield Foods on 16m Street. We have
also reviewed information that has been forwarded to us by the Planning Department.
As you are aware, among other duties the Community Development Commission is
responsible for: 1) identifying community development needs, particularly the needs of
persons of low and moderate income; 2) advising the City Council in policy decisions
regarding program development and implementation; 3) monitoring and evaluating
program activities to advise whether identified community development objectives have
been met; and 4) undertaking public information efforts to provide for a greater
understanding of the City's community development efforts.
Through a process of public input, we advise the City Council on spending priorities for
the City's Community Development Block Grant Program, to assist low and moderate
income people in lifting themselves out of poverty and to prevent poverty by addressing
conditions of slum and blight.
We believe that several important questions need to be asked about the Wal-Mart
proposal, These questions center on the theme of whether or not Wal-Mart's plans, if
realized, will help or hinder the City of Dubuque in achieving our Consolidated Plan for
Housing and Community Development, adopted by the City Council on May 1, 2000.
We ask for your assistance, and the assistance of City staff, in addressing these questions:'
1. An objective of the Consolidated Plan is to develop and maintain neighborhood
businesses. Retention of businesses serving neighborhoods is a high priority The ISU
researcher estimated that a 50,000-square-foot Wal-Mart could be expected to take $5
million a year in sales from existing local businesses, especially groceries, hardware
stores, drugstores, bookstores, hobby and toy stores, and apparel shops. Many stores
like this currently exist in neighborhoods around the proposed redevelopment. What
is the expected impact on neighborhood businesses if a Wal-Mart is located in
this area?
2. An objective of the Consolidated Plan is to develop new jobs that have living wages.
Specifically, the Plan calls for 50 percent of new jobs created to pay more than $9.00
per hour. It calls for 25 percent of new jobs created to be above $12.00. What
benefits, wages and hours of work will be provided to workers at the proposed
Wal-Mart? What benefits, wages and hours are currently being provided by
other businesses in the area that may be put "at-risk" by the proposed Wal-
Mart?
Goals of the Consolidated Plan include providing permanent housing opportunities
and creating more,affordable housing options. Commercial land creation and
speculation often poses a threat to low and moderate-income housing. What will be
the impact of this development, and likely surrounding developments, on the
quality and availability of affordable housing?
The Community Development Commission has identified industrial development as
the key driver of econom/c advancement. The property specified for commercial re-
development by Wal-Mart is currently zoned industrial. Until now, the property's
best and highest use in the city's long range plan has been identified as industrial, in
particular because the property is accessible by rail. (Not too long ago, the City
attempted to condemn a Century family Farm because we needed more industrial land
accessible by rail.) What rationale justifies this property's best use being changed
from industrial to commercial?
5. An objective of the Consolidated Plan is to link existing human resources with skilled
jobs, with the outcome of decreasing poverty throughout current low-income census
tracts (many of which surround the proposed redevelopment). Federal, state and
mUnicipal government have promoted the concept of "enterprise zones" in or near
~ow-income areas as a primary strategic tool to promote this outcome. In fact, an
enterprise zone has been established in this area. How will the location of Wal-Mart
in this industrial area create high-skill, high-wage jobs for residents in these
census tracts and enhance the area's potential as an enterprise zone?
6. An objective of the Consolidated Plan is to enhance the assets of Dubuque, including
enhanced retail opportunities. What is the capacity of the Dubuque market for
~,dditional discount merchandising? If this capacity is being exceeded, what will
be the net impact to employment levels, payroll, sales and property tax receipts
if other discount retailers go out of business? (For example, research by an Iowa
State economist indicates that a typical Wal-Mart takes more than three-fourth of its
sales from existing stores in town.) Also. what will be the impact of this
development, and likely surrounding developments, on efforts to "enhance
retail" along newly-opened Main Street?
The Community Development Commission takes the view that a broad "community
and economic impact" analysis needs to be conducted before the Wal-Mart proposal
is acted upon. All of the development's potential results should be weighed before it is
approved. We believe one focus of this analysis should be whether the development will
help or hinder the City of Dubuque in achieving its Consolidated Plan for Housing and
Community Development. The Community Development Commission offers to
collaborate wi~h you in investigating the matters we have brought to your attention.
We thank you for your time, consideration and response.
Sincerely,
Walter Pregler
Chak, Community Development Commission
c: Michael Van Milligen, Laura Carstens. Bill Baum, Housing Commission
C~TY OF DUBUQUE
DEC 0,~
.December 4, 20O2
To: Zoning Commissioner:
Re: Wal-Mart Store at 16°~ street,
The property owners listed below would like it noted Chat they are in ~.Upport of the
Wal-Mart store nt the 16th street locntion.
John P. Mihnhtkis
Rlchnrd L. Blllmeyer
Irene Waltz
Viols and John McLaughltn
C~TY OF DUBUQUE
'gu-ppe
1167 Huntem Ridge
Dubuque, IA 52003-02~1
($63) $83-2~)~
Offic~ ($63} 557-133T
DEC 200Z
'VIA FAX
Members of the Zoning Advisory Commission
City of Dubuque
~0 West 13~ Slreet
Dubuque, IA 52001
Altention: K, I,~'iJz
Subject: Proposed Wal-Mm~ Super Cont~ Plan
Following last months mee0ng concerning the traffic implication of the proposed WalMart
project, we have received a copy of the ~,~ffic as prepared by their r~:~resemadve. I do not
feel that it fully or accuralely addresse~ the po~e~l tmpoot of traffic at t~ in~'section of t6
street and Y~rper Boulevard.
Some of the assumptions of the study appear to be ideal or theoretical and not necessarily
praciicaL I conQnuc to beiicw that further con,ideation heads to be made of an additional
turning lane to properly address the perceived problem. Observing traffic on Highway 20, to
their existing business, at times during the week other than just the 3PM to 6PM timef~tme
indicate to me that the study also does not fully address the total impact on uaffic pressu~.
Additlonally, I ur, demand that die city has not comploted their full review of thc study. I
expected in the review by the city, that ~cmy would ~ mine time m discuss their
interpz~tations with Jim ~ and myse~ as Oic imp~tcted ~opct'ty ownca'~. We have not
had any discussions with the c~ty engineer as of yet.
For the above nmsons, I ask that you do not take any action on their zoning request, until
thorough reviews of the U'affic hnpact can be mad~
Thank you for your cons/derafion of my request.
v , olff8
DEC-04-20O2 NED UB:2'! R~ ~ULUK:N mL Wnr~m rna ~,~, ~ ~ ~ .......
MULGREW
OIL CO,
CiTY OF DUBUQUE
DEC 0& 2002
Dear Zoning Board,
The Board asked ARC Design Resources to work with the existing property own.ers on
16~ and Kerper~ to help ease their concerns about how the new developments by Veal-
Mart will affec~ the traffic palterns in our area. I need to tell you that a~ this point thal we
a~e no less concerned aborn how we will be affected than we were at the last meeting.
A~er repeated calls to Joe with ARC he returned my call and said the stacking problem
could be eliminated with the lengthening of the turning lo.ne light onto 160` Street. This 5
minute conversation has been the extent of any attempt he has made to work with us to
establish a solution that we all will be happy with. We are very concerned that the
addition of these developments will create traffic that will stack up and make exiting
from our proporty extremely difficult. We have recently invested a lot of money in our
facility expanding our parking lot and adding a Cat Scale which makes exiting om' lot for
both automobiles and semi tractors that much more important for us. I would ask that
you table this matter until the City Staffhas had sufficient time to make their
recommendations, and we have had lime to evaluate thc repot[ thal was given to us. How
the traffic situation is handled is vital to the cont/nued opemtmn of our business
Sincerely,
85 ~,rminal S~'eet - 'P.O. Bo~: 894 - Dubuque~ IA 52004-0894 - Phone 563 555-73~6
January 13, 2003
Phillip A. Ruppel
1167 Hunters Ridge
Dubuque, IA 52003-0281
(563) 583 - 2898
Mayor Duggan
Members of the City Council
Dubuque, IA 52001
Subject:
WalMart traffic impact
Dear Mayor and Council Members:
I wish to call your attention to the proposed situation regarding the traffic impact of the WalMart project
as it relates to the intersection of 16~ Street and Kerper Boulevard. More specifically, I am deeply
concerned about how the traffic flow and backup east of the intersection will have a significant negative
impact on the ingress and egress to our property, the Wendy's restaurant.
The traffic analysis, provided by both WalMart engineers and Mike Koch, indicate that upon WalMart's
opening, the immediate traffic rating for the intersection will be a "C" level intersection. Looking
specifically, at the numbers, it is very close to a "D" level intersection without any improvements. Mr.
Koch's study indicates that the intersection will be very close to an "F" level intersection in 2024. As the
city has experienced in the commercial areas on the West side of town, bad traffic flow situations seem to
grow exponentially.
My request is to ask the city engineers to not let the intersection fall below a "C" level intersection.
Because traffic will flow to and from the WalMart site from Highway 61 via Kerper, and directly from
Wisconsin, I would like the council to request a plan to improve the flow of traffic at the intersection, and
to consider that die cost of this become a part of the WalMart development.
Thank you for a your consideration of my perspective. Not wanting to infringe upon you valuable time, I
will not phone you to discuss this. If you have any questions or comments or would like any clarification,
please don't hesitate to contact me at 583-2898 or via email at lxuppelt~mwci.net.
City Mahager, Mike Van Milligan
Mrs. Cuilis Sottm
1285 Flor
Karen Hammel
2201 Decorah Dr
Rick Travael
Page 1 of 2
Jeanne Schneider
From:
To:
Sent:
Subject:
"kenn p bichell" <kbichell@juno.com>
<jschneid~cityofdubuque.org>
Thursday, January 16, 2003 10:25 AM
Walmart
Dear Mayor Duggan,
I am writing due to my concern about the possible affects of yet another WalMart moving into the area.
Wal-Mart has a reputation for bringing about major impacts on downtown regions. Some of the impact
may be positive in terms of generating revenue through taxes and job creation. I fear the larger long
term impact may be detrimental in nature and should be considered carefully before inviting them into
the downtown area.
I've pulled a few articles off of the intemet that I consider to be well researched and footnoted. I would
be happy to furnish these studies if you could provide me with a mailing address. These articles
illustrate in detail the following possible impacts and policies of WalMart
Loss of small businesses
Increased vacancies in surrounding retail areas
Failure to respect workers fights
Under pricing existing businesses and then raising prices after that business goes under.
Discriminatory practices towards women
Illegal tac~cs to stop unionizing
While Ibis represents a sampling of negative impacts on the local economy I also think it paramount to
consider WalMart's leadership role in globalization and it's failure to correct it's practices in regards
to:
Trade in goods made with child, forced and slave labor.
Failure to pay a living wage in developing nations
Discriminatory practices
We have a responsibility to act in a way that is responsible beyond our community of Dubuque. In My
estimation helping WalMart in any way helps to support these predatory practices and should be
beneath the integrity of our City Council and the people of Dubuque.
I hope you will take the time to read some of the attached articles and give the necessary weight to
1/16/2003
Page 2 of 2
these ma~.
If you have any further questions or would like me to speak to these matters at a city Council meeting
please feel free to contact me.
Kenneth P. Biehell
1 / 16/2003
January
14, 2003
Mr. Michael C. VanMilligen
City Hall
50 West 13th Street
Dubuque, Iowa 52001-4864
Dear Mr. VanMilligen:
I need to voice my opinion on the former Dubuque Packing Company
property. This is prime industrial property. 'It is true that the
existing building is a hurdle to be crossed, but that can be accom-
plished.
The area where Flynn and Eagle Window built was a dumping grounds
for years.
The City has started some early negotiations with businesses in
the Jones & Terminal Street area. Some business owners in that area
feel that the City is not in earnest yet.
What a perfect place to relocate these businesses. Two birds
with one stone, so to speak.
I was told a few years ago, when I was seeking assistance from
the City for affordable housing (homes at $100,000.00) that the
residential tax base was not nearly as important as the industrial
tax base; As I write this, businesses from the Ice Harbor are taking
large sums of money from the City and relocating in the county, far
from City limits.
Could something be done to encourage these businesses to stay in
the existing proximity of where they are?
Aside from the zoning issue, I think Wal-Mart will have a negative
impact on this area. It has been concluded that in certain situations
a Wal-Mart Super Center destroys more jobs than it creates. This
could be a real possibility at this site.
Attached are a list of businesses that very likely'would be
affected, some minor, some moderate, some severe. Many of these
businesses are small and even a small decline in revenue could
force them out of business, costing one to several jobs.
Note, that I have not included any of the many (home businesses,)
no beauty shops, barber shops, or businesses in the (Hill) area. Also,
not noted are the businesses in small towns in Wisconsin and Illinois.
Also attached is an article on a court case. Note the last line,
30 states. Do we need this kind of employer? Wal-Mart does not have
the pristine image it would like to portray.
Contractors all over the state will tell you they are a nightmare
to work for. Some area contractors are still in negotiations, trying
to receive monies years past due.
I know this is not an easy decision for you to make. Please
bear in mind, industrial tax base, safeguarding existing jobs by
relocating exist'ing businesses in the City, and protecting small
business from a retail giant.
I do not think Wal-Mart needs assistance from the City. If the
zoning is changed it is a free country. They can build as they want.
Many businesses have been started here and operated for decades with-
out City assistance.
Thank you for your time to read this and thank you for your
consideration. '
ATT.
LEM:cd
CC:
Mayor Terrance M. Duggan
City Manager Michael C. Van Milligen
Council Member John Markham
Council Member Roy Buol
Council Member Joyce Connors
Council Member Patricia Cline
Council Member Daniel Nicholson
Council Member Ann Michalski
Sincerely,
Midwest Meats
Amoco - 16th Street
Oky-Doky on Kerper
Cash Diego
Bait Shack
Kwik Stop - Kerper
Dairy Queen
Puff & Snuff
Cremers Grocery
Wareco gas station
Sinclair on Rhomberg
Mercy Pharmacy on Elm
Eagles on Elm
Wonder Factory Outlet
IOCO Qn Jackson
American Office Equipment and Supply
Dubuque Discount Gas on Central
Bicycle World
Becwar Tile &~Marble
Heritage Lighting
Mautz Paint
White Florists
Big 10 Mart - 9th & Central
Rollings Bootery
O'Toole Office Supply
Graham's
Walkers Shoe Store
Henagars Hallmark
Ellens Floral Gallery
Bo Jangles Sportswear
My Backyard
Harold's TV and Appliance
Grape Harbor Gifts
KC's Downtown Cen'ter
Kunnert Sports
5th Street Conoco
A&W on Locust
Eagles - South Locust
Tandem Tire
Hartigs on Central
Unique Boutique
TNT Jewelry & Gallery
Bakery Outlet
Big A Auto Parts
Phillips 66 on Central
Union Family Pharmacy
Family Mart - 32nd & Central
IOCO 32nd & Central
Ellis Appliance
Ellis Lawn Equipment
Mays Grill Service
Oky Doky on Srd Street
Granny's Greeting Cards
Jaeger Hardware
IOCO 29th & Jackson
Family Dollar on Central
Ace Hardware on Central
Central Furniture and Bedding
Miller Appliance
Key City Office Products
Diamond Vogel Paints
Rebin's Nest
IOCO 14th & Central
Green Auto Supply
Quick Lube Sales & Service
AAA Vacuum Sales
Many shops in the Bluff St. area
r~e~oz~
Jeanne Schneider
From:
To:
Sent:I
Subject:
I
the form,
Dubuque
change, ]
many iss
"Barb Kehr' <kehl6@mchsi.com>
<rbuotl@mchsLcom>; <aeml0@mchsi.com>; <danielenicholson@mchsi.com>;
<john.markham@aquila.com>; <jconnors63@mchsi.com>; <patriciaclinet~mchsi.com>;
<jschneid@cityofd ubuque.org>; <ctymgr@cityofdubuque.org>
Thursday, January 16, 2003 9:58 PM
Wal-Mart zoning
ml writing to encourage you to support the new Wal-Mart store being proposed on the site of
,~ Dubuque Packing Company. This proposal presents great opportunity for the city of
· It would be wonderful to see a productive use for this former city landmark site. Times
towever, and some things must be let go of in order to move forward. I understand there are
acs regarding this proposal and I will address a few of them:
Bnildin~ this store would be hurt the little guy- This argument makes little sense.
The "littl~ guy" is exactly who gets hurt by anyone not charging a competitive price.
If Wal-Mart excels at selling their products for less, it is better for the entire area
leaving more money to be spent elsewhere in our local economy. The entire US
economy is founded on the belief of f~ee markets. If we dictate lack of competition by
not letting them build, we are altering this entire foundation.
A second Wal-Mart is not needed in Dubuque- This is for Wal-Mart to decide, not us. If they
are willing to invest large sums in our community, who are we to scrutinize their business
model. They understand their needs pertaining to store placement far better then we ever will.
We need to have someone go in there with higher pa_~_ng or union jobs- I prefer to look
at this a different way. We have someone here who is willing to come into town, create jobs,
tear down an out-of-data facility, and build something that will create economic growth all at
their own expense. We have plenty of extraordinary iodustfial land on the west side of town
that attracts most of the new growth in industry. It will be difficult, if not impossible, to get
someone to come to the pack site and pay for the demolition with their own money. In fact
most of the industrial development on the west side has required incentives from the city. Wal-
Mart will, in fact, be doing us a favor by demolishing the eyesore and developing the property
for productive use, all at their own expense.
The city shouldn't waste money on this multi-billion dollar giant- It is my understanding
that they are not asking for funds for this project, only support. This is a unique opportunity for
the city to clean up an area and receive larger tax payments all for a little assistance (not
financial.) The city should stick with its policy on attracting new retail and provide assistance
within those guidelines.
tis Project presents a unique opportunity to the city to develop a non-productive site with no financial
urden to the city. If someone came into town, or someone currently in town, wanted to expand to the
}dustfial center on the west side, how far would we go to provide for them whatever they wanted? This
reject is not asking for anything, and they are willing to do all of the demolition work associated with it- A
~Jly unique opportunity. Please vote in favor of this project for the good of the drty.
;evin Kehl
770 Dover Ct.
}ubuque, IA 52003
63-584-9110
1 / 17/2003
Jeannp Schneider
From: <Georand resen@aol.com>
To: <aemio@mchsi.com>; <danielnicholson@mchsi.com>; <jmarkham@comerenergy.com>;
<jconnors63@mchsi.com>; <patriacline@mchsi.com>; <rboull@mchsi.com>;
<jschneid@c'rtyofd ubuque.org>
Sent: Thursday, January 16, 2003 7:06 PM
SubjecI: Wal-Mart Approval
Reques~ that you vote yes to allow Wal-Mart to build on the old packing company land. I do not want you to get
involved, vith any financial dealing with them. I am a resident in the area Wal-Mart wishes to build. I do not agree
with the ~ ,est-side residents talking out about not approving WaI-Marts request for zoning. The Dubuquers who
live in thi~ area need a store such as Wal-Mart in our area. Not all of us can get to the westend and shop at lower
priced st( .res. I do not agree that area vendors can not compete with the likes of WaI-Marts. I feel they currently
do not ha ye to so they will not The people living in this area would also transpo~ation costs and time by working
at this st( re instead of traveling across town or worse yet, not working at all.
It seem~ ~ fo me that the union supporters would rather have no jobs for Dubuquers if they are not union wages.
Dubuque,s need jobs, period. The days of high paying factory jobs are gone. I am convinced that unions played
a big han~d in getting the city, state, and country into the cenditlon were in now. As for traffic, I feel the vast
majority ~f traffic will be via the bypass not 16th street.
Again lask for your support in getting Wal-Mart into the area they asked for. VVho else in their right mind would
pay to clean this area up? And again the old reason; if they do not bud here, they go somewhere else. We do
not want ~hem to go somewhere else. All the area residents and many outside residents I have talked to want this
stote in ti ~is area.
Thank y( u.
George ,. Andresen
918 Gad eld Ave
DubuqUE la 52001
583-240;
QqAi- U_
]/]7/2003
Page Iot 2
Jeanne Schneider
From: "kenn p bichell" <kbichell~juno.com>
To: i <jschneid@cityofdubuque.org>
Sent: i Thursday, January 16, 2003 10:25 AM
SubjeCt: Walmart
Dear Mayor Duggan,
I am writing due to my concern about the possible affects of yet another WalMart moving
into the area;
Wal-M;
may be
the don
illustra
Il
F
E
I1
While
· t has a mputaiion for bringing about major impacts on downtown regions. Some of the impact
positive in terms of generating revenue through taxes and job creation. I fear the larger long
pact may be detrimental in nature and should be considered carefully before inviting them into
aiown area.
led a few articles off of the internet that I consider to be well researched and footnoted. I would
r to furnish these studies if you could provide me with a mailing address. These articles
in detail the following possible impacts and policies of WalMart
~ss of small businesses
~creased vacancies in surrounding retail areas
filure to respect workers rights
nder pricing existing businesses and then raising prices after thai business goes under.
iscrlmlnatory practices towards women
legal tactics to stop unionizing
us represents a sampling of negative impacts on the local economy I also think it paramount to
conside: WalMart's leadership role in globalizafion and it's failure to correct it's practices in regards
to:
T~ade in goods made with child, forced and slave labor.
_F .~ure to pay a living wage in developing nations
Discriminatory practices
We hay ~ a responsibility to act in a way that is responsible beyond our community of Dubuque. In My
estimafi an helping WalMart in any way helps to support these predatory practices and should be
beneath the integrity of our City Council and the people of Dubuque.
I hope 3 ou will take the time to read some of the attached articles end give the necessary weight to
1/16/2003
these matters.
If you have any further questions or would like me to speak to these matters at a city Council meeting
please feel free to contact me.
Kenne~ P. Bichell
1/16/2003
]i0n Wm'kers in 3,250
:Thi_rty:~ine other
pending against the comtmny
Retail Bully Steamrolls Comm~mities,
Wal Mart by the numbers
And~ ~ar~est U~O~ ~uS~ -
* TmieeperSuaded Arkansas]udges to
issue nationwide injunctions to keep
union information ou~ of employee
hands.
practice complaints covering
10% hundreds of allegations in less than
,one year.
place
· Faces class action suite ove~
discrimination against women in
hiring, promotions, assignments,
training, pay and retaliation.
the Labor Letter
nearly
· Fewer
Wal Mart as a
Wal Mart store
loses three.
i X
CENTRAL AVENUE
WHITE STREET
m m
~ ~ ELM STREET
~ WAL-MART
STREET
ENT~NCE
~ ~ i (PR;MARY)
m
w 1 ~ WAL-MART
ENTRANCE
(SECONOARY)
KERPER BOULEVARD
CEDAR ,'
CITY OF DUBUQUE, IOWA
OFFICIAL NOTICE
NOTICE is hereby given that
the Dubuque City Council will
conduct a public hearing at a
meeting to commence at 6:30
P.M. on January 20, 2003, in
the Public Library Auditorium,
360 West 11th Street, to con-
sider amending Appendix A
(the Zoning Ordinance) of the
City of Dubuque Code of
Ordinances by rezoning here-;
inafter described property,
located at 16th and Sycamore
Streets from HI Heavy
Industrial District to PUD
Planned Unit Development
with a Planned Commercial"
designation to allow a Wal-'
Mart Super Center at the
request of ARC Design
Resources, Inc./JMC Gold.
Medal Meat, Inc. (Copy of sup=
porting documents are on file
in the City Clerk's Office and
may be viewed during normal
working hours.)
Written comments regarding
above reclassification may be
submitted to the City Clerk's
Office on or before said time of
public hearing.
At said time and place of
public hearing at interested
citizens and parties will be
given an opportunity to be
heard for or against said
reclassification.
Any visual or hearing
impaired persons needing
special assistance or persons
with special accessibility
needs should contact the City
Clerk's Office at (563) 589-
4120 or TDD (563) 690-6678 at
least 48 hours prior to the
meeting.
/s/ Jeanne F. Schneider, CMC
City Clerk
1t 1/11
le
�ew� back-#-oZar1�L,4 Acts.
CC'etN—vvit hUt
Mt. t A)9111 r1,4; tar+a ray
STATE OF IOWA {SS:
DUBUQUE COUNTY
CERTIFICATION OF PUBLICATION
I, Sherri A. Yutzy, a Billing Clerk for Woodward Communications, Inc,, an Iowa
corporation, publisher of the Telegraph Herald,a newspaper of general circulation
published in the City of Dubuque, County of Dubuque and State of Iowa; hereby
certify that the attached notice was published in said newspaper on the following
dates: January 11, 2003, and for which the charge is $13.88.
Subscribed to before me otary Public in and for Dubuque County, Iowa,
this /3-f day of , 20 !J .
tary Public in and for Dubuque County, Iowa.
ARY K. WESTERMEYER
Commission Number 154885
My Comm. Exp. FEB. 1, 2005