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Zoning Smithfield Prop Walmart02/12/2003 WED 14:41 FAX 815 484 4303 ARC DESIGN ~001/001 February 12, 2003 City of Dubuque City Council Mayor Terry Duggan 50 west 13th Street Dubuque,' IA 52001-4864 (563)589-4210 Re: WaI-Mart Supercenter 16th Street and Hwy 61 Dear Mayor and City Council, On behalf of Wal-Mart Stores, inc. l am asking you to withdraw the application to rezone the subject property from the upcoming City Council meeting scheduled for February 17, 2003. Wal-Mart is an existing business in your community and is interested in expanding to serve the northeast side of Dubuque. Wal-Mart will be Working with the local community to find an appropriate site. We look forward to contJnuingour strong relationship with you. Sincerely yours, Arc Design Resources, Inc. Joseph R. Alfenhoff P.E. c: Karyn Whorton John Bisio Dani Ziem Jason Price MEMORANDUM February 10, 2003 TO:The Honorable Mayor and City Council Members FROM:Michael C. Van Milligen, City Manager SUBJECT:Possible Source of Funds to Assist in Demolition/Cleanup of Smithfield Properties I had approved Economic Development Director Bill Baum sending the attached February 3, 2003 letter to Joseph AItenhoff of ARC Design Resources, Inc., representing Wal-Mart. I approved this letter based on my understanding of City Council direction on assisting Wal-Mart to seek financial assistance for the demolition and cleanup of the Smithfield site with other than local assistance. Recognizing the sensitivity of this issue, I am bringing this letter to you to see if you concur with its content. MCVM/jh Attachment cc: Barry Lindahl, Corporation Counsel Cindy Steinhauser, Assistant City Manager Economic Development Department City Hall - Second Floor 50 West 13th Street Dubuque, Iowa 52001-4864 (563) 5894393 office (563) 589-1733 fax February 3, 2003 UBUQUE Joseph R. Altenhoff, P.E. ARC Design Resources Inc. 1145 Alpine Road Rockford, tl 61107-3613 Ref: Possible soume of funds to assist in demolition/cleanup of Smithfield properties Dear Mr. Altenhoff: At the January 20 City Council meeting, the Council approved a motion to assist your company in determining if there are state or federal funds (not local) available for the cleanup/demolition of the Smithfield property. In reviewing grant programs for "bmwnfield' properties, the only significant program that may be available to you through the City is the Department of Housing and Urban Development Brownflelds Economic Development Initiative (BEDI) program. This program provides funding only where there are immediate plans to redevelop the property. Under this program, up to $2 Million could be made available to the company to carry out the cleanup/demolition part of your project. The program has requirements: · These grants must be used in conjunction with a HUD Section 108 guaranteed loan of at least $2 Million. The City could re-lend the 108 to the company, and the company would need to guarantee rePayment. · The grant and 108 loan would be structured as a ~job creation" project. At least 51 percent of the new jobs created must be taken by or made available to Iow/moderate income persons. The company would need to track and report on the job creation. · A public headng would be required pdor to the City submission of the application to HUD. This program is very competitive. Part of the narrative requires the City to discuss other issues that need to be resolved for the project to move forward. Therefore, my opinion is that the rezoning of the property needs to be in place prior to grant award, preferably prior to submission of the application. HUD will invite applications soon, probably in Mamh of 2003. Decisions on the applications will occur around September 1. Please have the consultant preparing the application review the HUD web site (www.hud.gov) to learn more about the program and the application process. Sincerely, William J. Baum Economic Development Director ERC Cc: Michael Van Milligen, City Manager C:'~3ocuments and Settings~wbaum.000~My Documents~February 3 to altenhoff, doc Planning Services Department City Hall 50 West 13th Street Dubuque, Iowa 520014864 (563) 5894210 office (563) 5894221 fax (563) 690~6678 2~DD plmming@cityofdubuque.org The Honorable Mayor and City Council Members City of Dubuque City Hall- 50W. 13th Street Dubuque IA 52001 RE: City Council Public Hearing - Rezoning 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 Development with a Planned Commercial designation to allow a Wal-Mart Super Center. February 10, 2003 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 Service People Integrity ResponsibiIity Innovation Teamwork The Honorable Mayor and City Council Members 16th & Sycamore Streets Page 2 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 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 hearing and voted to table the item because Wal-Mart had not completed the traffic study at that time. At their December 4th public hearing, 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 headng 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 8th meeting, staff distributed and discussed the staff report on the Wal~ Mart traffic analysis and off-site improvements that would be Wal-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. By a vote of 2 to 2, the Zoning Advisory Commission's motion to approve failed due to a lack of four affirmative votes. The Commission's recommendation for denial was presented at the City Council's January 20th public hearing. The Honorable Mayor and City Council Members 16th & Sycamore Streets Page 3 The City Council voted at their January 20th meeting to send the Wal-Mart request back to the Zoning Advisory Commission for a public hearing by the full membership of the Commission. The Commission held a new public headng on WaI-Mart's rezoning request at their February 5, 2003 meeting. The applicant withdrew their request to table the matter so that the public input could be heard. Many citizens were present. Thirteen speakers addressed the Commission. Eleven were opposed and one was in support of Wal- Mart's request. The speakers in opposition to request expressed concern about the loss of valuable industrial land, competition to local businesses and traffic problems. One speaker, a local engineering consultant hired by local business people interested in developing the site and opposed to the request, addressed the Commission. The consultant provided information on shortcomings of the submitted traffic report prepared by WaI-Mart's traffic consultant. The consultant distributed an executive summary with 11 points about the traffic study. The speaker in support represented the North End Neighborhood Association. After the public input was received, the applicant requested tabling to allow time to respond. The Commission declined, and asked for staff input. Staff said that they had been given the traffic consultant's list of 11 items at the February 5th meeting. Staff indicated that many of the points raised by the traffic consultant had been addressed by Public Works Director Mike Koch in his report to the Commission. Staff added that Mr. Koch was not available and staff was not able to respond to all the consultant's issues at this time. The Zoning Advisory Commission discussed the request noting concerns regarding potential traffic problems, loss of an industrial parcel next to a rail line, and interest by local developers in the site. They indicated these were reasons for denial. Recommendation By a vote of 7 to O, the Zoning Advisory Commission recommends that the City Council deny the request. A simple majority vote is needed for the City Council to deny the request. A super majodty vote is needed for the City Council to approve the request. Respectfully submitted, Eugene Bird, Jr., Chairperson Zoning Advisory Commission Attachments DESIGN RESOURCES INC. January 28,2003 City of Dubuque Zoning Commission 50 West 13th Street Dubuque, A 52001-4864 (5631589-4210 Re:Wal-Mart Supercenter 16th Street and Hwy 61 Dear Zoning Commission Members, On behalf of Wal-Mart Stores Inc. we are formally requesting the upcoming meeting and public hearing for the rezonihg of the planned Wal-Mart project on 16th Street scheduled for the February 5, 2003 Zoning Advisory Commission, be tablet until the April 2, 2003 meeting. There are several reasons for this request. First, the project is heavily dependent on the success of obtaining financial assistance for the demolition and removal of hazardous materials from the site. Without the financial assistance, there is no need to take the project to the public hearing forum. Second, if it looks as if the project could move ahead as the result of the investigations done in February and March, we need time to make sure we have addressed as many of the local concerns as possible. Assembly of all the information between now and February 5, 2003 is not possible. Third, we would prefer a positive recommendation from the Zoning Advisory Commission when presenting our case for the rezoning before the City Council. We will continue to work with the local neighborhood groups to gather input and to disoel any misconceptions about the project in an effort to gain the support of the community. If you need any other information from us in order to process this request, please let me know. C: Karyn Whorton Dani Ziem John Bisio Jason Price Sincerely yours, Arc Design Resources. Inc. Joseph R. AJtenhofl, P.E. Kyle Kritz. Associate Planner, City of Dubuque ~5 North Aipine Road ~,ockfora. IL 61107 (8T5) 484-43g0 Phone (815 484-4303 Fax (563) 583-4113 office (563) 583-1040 fax balesq@mwci.net Januaw 28,2003 Ms. Laura Carstens. City Planner City Hall- Planning Department 50 West 13th Street Dubuque, IA 52001 RE: Wal-Mart Rezoning Dear Laura: You've asked for my opinion on the nature of the public hearing on the Wal-Mart rezonlng to be held by the Zoning Advisory Commission pursuant to City Council direction. Council Member Nicholson's motion was to "send back to the Zoning Advisory Commission to have a full-membership heading on this issue." I do not believe the motion contemplated a reconsideration by the Commission. I believe the expectation of the Mayor and City Council Members is that the Commission will hoId a new hearing on the proposed reclassification. With respect to the scope of the public input at this new hearing, the Chairperson should allow any comments that are germane or relevant to the reclassification. There may be instances where the Commission can limit the scope of the public input, such as where the Commission has conducted a full public hearing and then at a subsequent meeting, narrows the issues being considered by the Commission and limits the public input to those issues. However, I do not believe that the new hearing on the Wal-Mart rezoning would be an appropriate occasion for limiting public in put. hope that this adequately responds to your question. Corporation Counsel BAL:tls cc: Mayor and City Council Members Michael Van Milligen, City Manager Eugene Bird. Chairperson. Zoning Advisory Commission Barry A. Lindahl Esq. Corporadon Counsel Suite 330, Harbor View Place 500 Main Dubuque, Iowa 52001-6944 (563) 583-4113 office (563) 583-1040 balesq~mwcia~et January 30,2003 Ms. Laura Carstens, City Planner City Hall - Planning Department 50 West 13th Street Dubuque, IA 52001 Re: Zoning Reclassification Public Hearings Dear Laura: I have recently provided you with an opinion that comments from the public at a public hearing on a zoning reclassification before the Zoning Advisory Commission should be germane or relevant to the zoning reclassification. You have now asked us for guidance on the question of what comments would be germane or relevant. The best way to answer that question is to review the basis for zoning regulations set out in Iowa Code Chapter 414. Iowa Code § 414.1 provides that a city is empowered to regulate and restdct the following: · the height, number of stories, · the size of buildings and other structures, · the percentage of lot that may be occupied, · the size of yards, courts, and other open spaces, · the density of population, and · the location and use of buildings, structures, and land for trade industry, residence, or other purposes. The purpose for such regulations, as set out in the statute is for "promoting the health, safety, morals, or the general welfare of the community or for the purpose of preserving historically significant areas of the community.' Under Iowa Code § 414.2, the City council may divide the city into districts and within such districts, it may regulate and restrict the erection, construction, reconstruction, alteration, repair, or use of buildings, structures, or land. again for the purpose of promoting the health, safety, morals, or the general welfare of the community or for the purpose of preserving historically significant areas of the community. Under Iowa Code § 414.3. the regulations must be made in accordance with the comprehensive plan and designed to: · preserve the availability of agricultural land; · consider the protection of soil from wind and water erosion; · encourage efficient urban development patterns; · lessen congestion in the street; · secure safety from fire, flood, panic, and other dangers; · promote health and the general welfare; · provide adequate light and air; · prevent the overcrowding of land: · avoid undue concentration of population; · promote the conservation of energy resources; · promote reasonable access to solar energy; and · facilitate the adequate provision of transportation, water, sewerage, schools, parks, and other public requirements. The statute provides further that such regulations shall be made, "with reasonable consideration, among other things," to the following: · The character of the area of the district · The peculiar suitability of such area for particular uses, and · With a view to conserving the value of buildings and encouraging the most appropriate use of land throughout such city. In our opinion, public comments that relate to any of these purposes and considerations would be germane or relevant to a zoning reclassification issue. Corporation Counsel BAL:tls CC: Mayor and City Council Members Michael Van Milligen, City Manager Eugene Bird, Chairperson, Zoning Advisory Commission Kyle Kritz, Associate Planner MEMORANDUM January 29.2003 To:Eugene Bird, Jr., Chairperson Zoning Advisory Commission From:Laura Carstens, Planning Services Manager Subject:Wal-Mart Rezoning and Inventory of Industrial Land INTRODUCTION This memo responds to your request regarding how the rezoning of the 30~acre site proposed for a Wal-Mart Super Center from heavy industrial to commercial would impact the inventory of available industrial land in the city. BACKGROUND Three principal tools that the City used to develop an inventory of available industrial land were the Development Needs Study, the Comprehensive Plan's land use mapping process, and the Industrial Park Feasibility Study. The Development Needs Study was used to establish a base line of information regarding current and future development needs within the City and to support the -revision of the Comprehensive Plan. To determine the direction for future growth and development, the City analyzed development needs for residential, commercial, industrial and park/open space areas for a 20-year horizon (see chart below). Development Reserve Acres Type of Development. 600 - 700 Single Family 200 - 300 Multi-Family 500 - 800 Commercial 700 - 800 Industrial 500-650 Parks and Open Space 2,000 - 2,600 Development Reserve Wal-Mart and Industrial Land Inventory Page 2 Based on the Development Needs Study, potential growth areas were identified within the city limits and outside the city limits. Through the Comprehensive Plan's land use mapping process, land uses were proposed for these growth areas. Based on the results of the Development Needs Study and land use mapping process, the City conducted an Industrial Park Feasibility Study. This study provided a relative comparison of the development feasibility of six proposed industrial sites. As a result of this Industrial Park Feasibility Study, the City purchased and annexed 900 acres of land for industrial development. Some of this land has been developed into two new industrial parks. The Dubuque Technology Park, south of Dubuque along Highway 61/151, provides sites for office and light industrial uses. The Dubuque Industrial Center West, along Seippel Road west of the current Dubuque Industrial Center, provides sites for a range of industries, including heavy industrial uses needing rail access. Additional land has been "land banked" for future industrial development. The City also expanded the existing Kerper Boulevard Industrial Park to accommodate new sites for Eagle Window and Door, Flynn Ready Mix, and th'e City's Operations and Maintenance Department. DISCUSSION The inventory of developed and vacant land designated for industrial use in the city totals 1,690 acres. Of this, 295 acres is for light industrial development and 1,395 acres is for heavy industrial development. The inventory does not include the proposed Wal- Mart site because the City Council has designated this property for commercial land use. Existing industrial development consumes 562 acres of this inventory of 1,690 acres. The 1,028 acres of vacant industrial land is nearly twice the acreage of the existing industrial development. There are 263 acres of vacant land available for light industrial development, and '765 acres available for heavy industrial development. The 1,028 acres of vacant industrial land exceeds the City's projected 20-year development reserve of 700-800 acres needed for industrial uses. CONCLUSION In conclusion, rezoning and redevelopment of the proposed 30-acre Wal-Mart site does not impact the City's projected 20-year development reserve for industrial land. I hope that this information responds to your request. CC Zoning Advisory Commission Kyle Kritz, Associate Planner DESIGN RESOURCFS INC. City Clerk's Office Dubuque, IA Dear Mayor and City Council, January 13, 2003 City of Dubuque City CounCil Mayor Terry Duggan 50 West 13th Street Dubuque, IA 52001-4864 (563)589-4210 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 major obstacles are present on the site when compared to open land typically sought for development. One major item is the demolition of the existing buildings. The'cost of demolition alone is e. stimafed to be 2.5 fo 3 million dollars. The existing stock yard buildings were constructed using fransite siding which contains asbestos. If the buildings are demolished using standard practices, air-borne asbestos becomes a serious environmental hazard. Early estimates for asbestos abatement are 1.1 to 1.3 million dollars. These two items place a heavy financial burden on the property that any future investor must deal with. Two other issues are the poor Soils conditions and the need fo improve the local transportation system surrounding the property. Wal-Mart typically has to deal with poor soils. Improvements to the local streef'systems are often made through a development · agreement with the local municipality. Both of these costs will be borne by Wat-Mart Stores for this urban redevelopment site: On behalf of Wal-Mart Stores, Inc. I am asking for the support of City Council to determine if there are private or government local, State or federal funds to demolish the existing buildings and clean up the environmental hazards found on the property. These costs are currently estimated at 3.6 million. Without this level of assistance, Wal-Mart has no interest in the property Your help is greatly appreciated. C:Karyn Whorton Jason Price Sincerely yours, Arc Design Resources, Inc. Joseph R. Altenhoff, P.E. Prepared by: Laura Cat'stens~ City Planner Address: C~-~y Hal[~ 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. Appendix A (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 let. These include: a) b) c) d) e) f) The pdmary building All accessory or secondary buildings All extedor 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 tc 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. 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, entr,jways 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 Regulations. The following regulations shall apply to a described PUD District: land uses in the above- 1) Principal permitted uses shall be limited to: a) b) c) d) e) Retail sales/services [17] Supermarket I17] Indoor restaurant [20] Drive-in/carry-out restaurant [28] Gas station [18] 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) Conditional uses reserved for future use. 3) Accessory uses shall be limited to any use customarily incidental and subordinate to the principal use it serves. 4) 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) 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 accordan.ce with provisions of the PUD District regulations of this ordinance and of Section 3~5.5 of the Zoning Ordinance. 2) All building-related features shall be in accordance with the follo~ving lot and bulk regulations: a) Maximum lot coverage shall be limited to 80%. All building and vehicle-related features shall be considered when calculating total land area coverage. b) 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. Parkin.q Re.qulations 1) All vehicle-related features shall be surfaced with either asphalt or concrete. 2) Curbing and proper surface drainage of storm water shall be provided. Ordinance No. -03 Page 4 3) 4) 5) 6) All parking and loading spaces shall be delineated on the sudacing 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 park ng span;es 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. The location and nUmber of private driveway intersections with public streets shall be established by the City of Dubuque. Landscapinq Regulations 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 re(: uired 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 11/2 - 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 cerUficate by the Building Services Department of Ordinance No. -03 Page 5 F) the City of Dubuque, whichever occurs first, required landscaping shatl 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. Siqn Requlations. 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 CentedOutlet: 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 req uJrements 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 16~ and Elm Streets. Signal installation and lane improvements to 16~ 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 16t~ Street and Kerper Boulevard. Ordinance No. -03 Page 7 b) c) 6) Reconfiguration of 16t~ Street to three lanes providing one through lane in each direction and a center turn lane. That future development of Outlot #2 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 acquireC an easement from Wal-Mart Stores, nc. 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 16~h 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 2) Site Lighting: a) Exterior illumination of site features shall be limited to the illumination of the following: 1) Parking areas, driveways and loading facilities. 2) b) Pedestrian walkway surfaces and entrances to the building. 3) Screened storage areas. 4) Building exterior. Location and Design: 1) 2) 3) All exterior lighting shall be designed, installed and maintained so as not to cause glare or to shine into adjacent lots and streets. All exterior lighting luminaries shall be designed and installed to shield light from the luminaire at angles above 72 degrees from vertical. 4) 5) 6) 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. Fixtures mounted on a building shall be positioned no higher than the roofline of the building. Wooden utility-type poles are acceptable only for temporary use during construction 3) Utility Locations: All electrica service lines to posts and fixtures shall be underground or concealed inside the posts. 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 4) 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. c) 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. 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) Exterior trash collection area shall be located in rear or side yards only. d) 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 Requlations: 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 proh ibited. c) 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 ag tees 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 ado ption 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. -O3 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 [he 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, IncJJMC Gold Medal Meat, Inc. Location: 16th & Sycamore Streets Description: To rezone property from HI Heavy Industrial District to PUD Planned Unit Developme with a Planned Commercial designation to allow a Wal-Mart Super Center. DUBuqUE Qb/of Dubuque Planning Services Deparb~ent Dubuque, ~. 52001-4864 Phone: 563-589-4210 Fax: 563-589-4221 PLANNING APPLICATION FORM [] Conditional Use Permit [] Aopeal B Special Exception 0 Umited Se~ad~ Waiver, l~ Rezoning ~ Planned District [] Preliminary Plat [] Minor Final Plat Q Text Amendment [] Simple Site Plan O Minor S~te Plan [] Major Site Pian [] Major Final Plat [] Simple Subdivision [] Annexatbn [] Temporary Use Permit [] Ce~fic~te of Economic Non-Viability [] Certificate of Appropdatenes~ [] Other: Please type or print leqibl¥ in ink Properb/owner(s): JMC Gold Mc~dal M¢~-,. Tram_: ]=,oh '~-¢11_ Phone:?5?-365-3036 Address: 280 C~ommcT'c~ Fax Number: Mobile/Cellular Number: Applicant/Agent: ~-~ n¢~4~n ~¢~nur~¢~, Joseph R. Altenhoff Address: 1t45 N Alp±nm mo~d Rockford Phone: 815-484-4300 S~te: IL .Zip: 61107 FaxNumber: 815-484-4303 Mobile/Cellular Number: Site location/address: Existing zoning: H1 ~oposedzoning: PUD Hi%oficDisbi~: N/A ~ndma~: N/A commercial Legal Des~p~on (~dweIl ~rcel ID# or lot numbeqblock number/subdivi~on): ~¢¢ m ~tach~d survey To~[ property (lot) area (square ~'et or acres):. 312 22 Ac Describe proposal and reason necessary (attach a letter of explanation, if needed): ~7' ¢-z.~,~,.J~ ¢r~-~-r-. CERTIFICATION: I/we, ~ undersigned, do hereby certify that: 1. The information submitted herein is b'ue and correct to the best of my/our knowledge and upon submittal becomes public record; 2. Fees are not refundable and payment does r~t guarantee approval; and 3. Ail additional required written and graphic materials are atl:ached. property Owner(s): /4OCr~/zC,~'/~.J ~ -f~ F~¢/ Date: ~pii~n~Agent~ ~ ~~ Date: ~.~7.~ ~R OF~CE USE ONLY - APP~ON SUBMz~ IAk CHECK~ plan ~ ~al ~en~ ~an ~P~ ~ Pla~ [mpravemen~ plans~ ~i~n ~le~ p~ d~p~on ~ ~r plan ~ O~er: JMC Gold Label Meats, inc. 200 Commerce Street Smithfield, Virginia 23430 City of Dubuque Mr. Kyle Kritz Planning Servfices Department Dubuque, IA 5201-4210 (563) 589-4210 (563) 5894221 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 16th Avenue in Dubuque, Iowa, 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. Very truly yours, Michael Cole Vice President and Secretary, Proposed Area to be Rezoned Applicant: ARc Design Resources, inc. JMC Gold Medal Meat, Inc. Location: 16th & Sycamore Streets Description: To rezone proeprty from HI Heavy Industrial District to PUD Planned Unit Development with a Planned Com- comercial designation to allow a Wal-Mart Super Center. CITY OF DUBUQUE DESIGN RESOURCES INC. 1145 North Alpine Road Rockford, IL 61107 Phone: 815-484-4300 Fax: 815-484-4303 Traffic Impact Analysis Dubuque, IA November 2002 Traffic impact Analysis For: Proposed Wal-Mart Super Center Sixteenth Street at U.S. Highway 1 6 Dubuque, Iowa Date Submitted: November 20, 2002 Prepared for. Wal-Mart Stores, Inc. 2001 S.E. 10ih Street Bentonvilte, AR 72712 Pre pared by: Arc Design Resources, Inc. Joseph R. Altenhoff, 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 ~xecufive Summary A Puroose of Reoor~ aha Study Objectives B. Executive Summary 1. ~rincioal Findings 2. Recommendations and Conclusions Chapter I[ - Development A. On-Site Develcomenf B. Study Area - Area of Significant Traffic Impact C. Off-Site Land Use and Developmenf D. Site Accessibility Chapter Ill --Traffic A. Existing Traffic B. Future Traffic C. Trip Generation D. Td3 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--Traffic Appendix C--Tra~c Safety and Operational Analysis Appendix D--tmorovemenf Analysis Appendix E Recommendations and Conclusions Pooe 3 3 3 .4 6 6 6 6 8 8 8 9 9 10 13 14 t5 19 33 4O 7O CHAPTER I - INTRODUCTION AND EXECUTIVE SUMMARY Part A - Purpose of Reoorf and Study Objectives This Traffic Impact Ana!ysis (TIA} was performed to determine the effects of The oroDosed Wal-Mart SuoercenTer development in Dubuque, Iowa, on the surrounding Transoortation system, All imoacts of the develoomenT were examined to assess the caoacity of the infrastructure and its ability TO support the additional traffic generated by the develc gment. This report will analyze the effects of the development traffic. comparing pre-deveiooment conditions with oost-develooment conditions for the PM peak hour, for the 2004 2014. and 2024 design years. Combined traffic will be created using development generated trips for the and uses, distributing those trips over the oroposed driveways and onto the roadway network, aha finally adding the trios 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 aha Central Avenue. 14th Street aha White Street, 14th Street and Elm Street, 16th Street and Elm Street, and 16th Street and Kerper Boulevara. Existing traffic volumes used in the report are a mixture of Iowa De oarfment of Transoortation counts (intersections of 14m Street with Central Avenue cna with White Street). new traffic counts (16th Street & Kerper Boulevard), and turning movements derived from adjacent Average Daily Traffic (ADT) counts. Each intersection will oe evaluated under 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 oreviousJy 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 t 6th Street meets signal warrants in 2004, and functions cl Level-of-Service (LOS) C in DOm 2014 and 2024. The secondary (easternl access point to the site is projected to be used by much of the traffic ante,ring 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) left turn movement will function at LOS E in 2024, with all other movements functioning at LOS C or better. The intersection of 16th Street and EIm Street will require a southbound left turn lane and a westbound right turn lane to function at LOS C in 2014 and at LOS D in 2024. These lanes can be striped onto the existing pavement, but will require removal of some existing on-street parking. The intersections of 14th Street and White Street, and 14th Street and CentralAvenue 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 fo 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 block 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 left turn lane will reduce the stacking distance to approximately current (pre- developmentt 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 I6th Street would also need to be moved. Truck traffic toand 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 western entrance to Wal-Mart on 16th Street should be signalized, as signals are warranted in the construction year (2004). 4 · The eastern (seconaary) entrance to Wal-Mart on 16th Street shoula be constructed'with a westbound right turn Jane To allow traffic entering the site to aa so without disrupting the the traffic stream on 16th Street. · The intersection of 16th Street and Keroer 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 constructJor would require right-of-way acquisition, pavement widening and utility pole relocation on the east leg, aha bridge widening on The west leg, due to the narrow right-of-way and adjacent water. · Addition of a southbound left turn lane and on eastbound right turn lane 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. 14th Street and White Street 14th Street, and Elm 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 iunction 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 Supercenter, complete with grocery and merchandise sales, is planned for the property. The store will be apprqximately 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 outlots will also be developed on the site, and impacts from the outlots' development are included in this report. Refer to Exhibit Aa] for an overview of the development's location within the existing transportation system. Part B - Study Area - Area of Sianificant Traffic Impact The area of significant im oact falls primarily on 16th Street. The intersections of 1 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 re oort also address traffic impacts of the development on the intersections of 14th Street with Elm Street, with White Street, and with Central Avenue. Outside of these areas, the develooment 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 mixtdre of commercial, industrial, aha residential uses. The area north of the site is an industrial park. The Mississippi River is To the east of the site. ana areas to the south and west are a mixture of commercial and residentiat properties. Part D - Site Accessibility Two access points are proposed onto 16th Street. A signalized full- access intersection is proposed near The west end of the property, directly across from existing Cedar Street. A secondary fulI-access point near the east end of the oroperty is also proposed. The signalized access is aoDroximately 850 feet east of Elm Street, and the secondary 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 woula oe usea for truck deliveries, as the industrial land use along Kerper Court is comoatible with truck traffic. Internal circulation within the site will be provided through collector aisles along the perimeter of me oarkin g area. which will allow traffic to flow to either of the site access points. CHAPTER Ill - TRAFFIC Part A - Existing Traffic The Iowa Department of Transportation (DOT) provided traffic counis 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 Daily 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 to 6:00 PM. Traffic counts were also taken during the same hours at the intersection of Commerce Drive and the Wal-Mart/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 16th Street and with 14th Street were derived. Traffic count summaries are provided in Exhibit B-I, 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. Part B - Future Traffic For this development, it is assumed that full build out (including the outlots) will occur in 2004. Utilizing a Two percent per year growth rate, the counted and derived traffic valuta es were used To project traffic volumes 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. Lana uses usea include Free Standing Discount Su oerstore (813), Bank with Drive-Through Lanes (912), Fast Food Restaurant (834), and Gas Station (844). Pass-by Trigs were also considerea for this analysis - ten oercent of the generated trips were assumed to cam e from the existing traffic in the devetoomenT 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 atdp generation summary. Part D - Trio 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 flip 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. Pary E - Traffic Assianment 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, bat 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 heave 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 percer)t entering and twenty percent exiting to and from the weft (respectively) were assumed to use the eastern site access. The trip. distribution shows that twenty-five percent of traffic to the site will enter fram 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 1V - TRAFFIC SAFETY AND OPERATIONAL ANALYSIS Part A - Exisfina GeomeHcs with Existing Traffic Sixteenth Street is currently a two-lane urban section with curb and gutter. Its width varies dong the site frontage. No turn lanes currently exist et 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 Total Intersection Delay Level-of-Service (LOS) Development (sec) 16th Street & Kerper Boulevard 26.7 C ] 6th Street & Elm Street 17.2 B 14th Street & Elm Street 16.8 B ] 4th Street & White Street 46.8 I D ] 4th Street & Central Avenue 33.7 C' The existing traffic signal timing was used for the analysis at the intersections with pre-timed traffic signal controllers. The signal timing was optimized to provide the highest overall LOS for the intersections with actuated traffic signal controllers. Refer fo Exhibit C-1 for the Highway Capacity results for the above intersections in 2004 with the No Development condition. Part B - Existina Geometrics with Proposed Traffic- The developmerff trips for the proposed site were added fo the existing traffic fo represent combined traffic. The 2004, 2014, and 2024 design years . 10 for the PM Peak hour were examined at seven different intersections. The intersections anaiyzed were the five existing intersections noted in Part A above, and the two proposed intersections on 16th Street at the two site access points. The results take info consideration the presence of a traffic signal at the western site access point, and the analysis assumes that the eastern site access wil De sTop-confrolJea on the north (site) leg only. The following tables shows the results of the analysis, with no geometric or traffic signal changes to any of the existing intersections. 2004 PM Peak Total Intersection Delay With Development (sec) Level-of-Service (LOS) 16m Street & Kerper Boulevard 32.4 C ]6th Street & Elm Street * , I4th Street & Elm Street 23.0 C 1.4th Street & White Street 17.4 B 14th Street & Central' / 18.7 B Avenue 16th Street & Western Site t9.4 B Access (signalized) 1 6th Street & Eastern Site 20.7 (north leg only] C Access (stop sign on site) 11 2014 PM Peak Total Intersection Delay With Development (sec) Level-of-Service (LOS) ] 6th Street & Kerper BouJevard 35.4 D 16th Street ~ Elm Street * ] 4th Street & Elm Street 36.5 D ] 4th Street &'White Street 19.9 B ] 4th Street & Central I9.5 B ' Avenue 16th Street & Western Site 21.6 C Access fsignatized} 16th Street & Eastern Site Access (stop sign on site) C 22.2 (north leg only) 2024 PM Peak Total Intersection Delay With Development (sec) Level-of-Service (LOS) 16th Street & Kerper Boulevard 38.5 D 'J 6th Street & Elm Street* * 14th Street & Elm Street 38.1 D ] 4th Street & White Street 30.6 C 14th Street & Central Avenue 30.8 C ] 6th Street & Western Site Access fsignalized) 27.4_ C ] 6th Street & Eastern Site Access (stop sign on site) 33.8 (north leg only) D The intersection of 15th Street aha Elm Street failed under development traffic conditions. Improvements to this intersection are discussed in Chapter V of this report. 1,2 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. Signab 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 Etm Sfreei failed under combined traffic. This was due fo the heavy westbound right-turning traffic, and the heavy southbound Jeff-turning traffic. Addition of a westbound right turn Jane, and a southbound left turn Jane 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 allow these auxiliary Janes; however some on-street parking will need to be removed. The intersection of Kerper Boulevard and 16th Street will function with adequate levels-of-service.!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 north 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 Court. Kerper Court is within an industrial park and the adjacent land uses are compatible with truck traffic. CHAPTER VI - RECOMMENDATIONS AND CONCLUSIONS · The western entrance fo Wal-Mart on 16th Street should be signalized, a~ 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 lane to allow traffic entering the site to do so without disrupting the traffic stream on 16th Street. · The intersection of 16th Street and Kerper Boulevard wfll function .above the required levels-of-service without modification. An eastbound left turn lane would keep eastbound stacking distances af current levels, but construction wouEJ require right-of-way acquisition, pavement widening and utility pole relocation on the east leg, and bridge widening on the west tea, aue fo the narrow right-of-way and ad]acent water. · Addition of a southbound left turn lane and on ,~'rbound right turn lane is recommended for the intersection of 1 6th Street and Elm Street. No improvements are recommended for the intersections of 14th S,r~ef and Central Avenue, 1 4th Street and White Street, 14th Street. and Elm Street. · Kerper Court car3 sam/truck traffic to and from the Wal-mart store. 14 Trip Generation Table Traffic Distribution PROPOSED PROJECT 2001 IDOT TRAFFIC COUNTS WALL MOUNTED SIGN PACKAGE Concept Plan Planting Plan PLANNED DISTRICT STAFF REPORT Zoning Agenda: November 6, 2002 Project Name:New wal-Mart Supercenter Property Address:East 16th & Sycamore Streets Property Owner:JMC Gold Label Meats, Inc. Applicant:ARC Design'Resources, Inc./Joseph R. Altenhoff Proposed Land Use:Commercial Existing Land Use:Industrial Adjacent Land Use:North - Industrial East - Commercial 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 - H I/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 16~ Street. encompasses 31.22 acres and is relatively fiat. Conformance with Comprehensive Plan: See attached correspondence. Staff Analysis: Streets: East 16m 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-sha be provided along 18t~ 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 sq Hare 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 parcel is fully developed with building and paved surfaces. Landscaping/Screening: The submitted conceptual plan indicates a large screening area along East 16m Street with additional landscaped areas on the east and west sides of the proposed Su percenter. In addition landscaped islands are provided within the proposed parking tot. 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 of the 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 ~s a mix of industrial and commercial 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 Wal-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 parcel. 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. 's 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 Supercenter 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 of the 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 retait 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 DISTRICT 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 Wal-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 16m Street opposite Cedar Street. The second access off East 16th Street is located at the eastern end of the site, near the Highway 61 overpass. A service access is located off of 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 Wal~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 DISTRICT STAFF REPORT Page Recommendation: Planning staff recommends that the Zoning Advisory Commission review the criteda for review and approval of Planned Unit Development Districts contained in Section 3-5.5 of the Zoning Ordinance. Prepared by: Reviewed:N/A Date:10-31-02 CITY OF DUBUQUE, IOWA MEMORANDUM January 17, 2003 TO:Michael C. Van Milligen, City Manager FROM:Michael A. Koch, Public Works Director SUBJET: Review of Traffic Impact Study Proposed Wal-Mart- East 16th 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 westedy end of the site. The existing 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 intersection, 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 Highway 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 Street, which is the proposed main entrance. This street historically has not carried 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. 16th & Kerper Total Intersection Level of Service Intersection Delay (Seconds) (LOS) Year 2004 27,3 C No Improvement Year 2004 28.8 C With Wal-Mart Development Year 2024 37.8 D No Improvement Year 2024 52.3 D With,Wal-Mart Development While the analysis shows an increase of the total intersection delay at 16th and Kerper Boulevard, the increased delay has no impact on the Level of Service "C" operation of this intersection as a whole in the opening year. The Level of Service for the anticipated design year of 2024 is an acceptable Level of Service D. This standard is consistent with the target level of service used by the City for all other traffic studies. One major issue of concern is the stacking distance for eastbound traffic at the intersection of 16th & Kerper in relation to the private driveway entrances into 16th Street. The queue lengths during the peak hour (storage lengths or stacking distances) for eastbound traffic are calculated at 120 feet without the Wal-Mart store, and increases to 210 feet with the Wal-Mart development. In the Year 2024, the queue lengths are anticipated to be 200 feet without Wal-Mart and 380 feet with Wal-Mart. Semis and delivery trucks would be able to access the Wal- Mart site from Kerper Court. This assumes that the City will be making operational improvements to the traffic signals at 16th and Kerper Boulevard to eliminate the split eastbound and westbound phases and go to a traditional protected/permitted left-turn phase operations, which is more efficient. This would convert the intersection from a four-lane eastbound-westbound facility to a three-lane facility. An 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. 16~n & Elm Total Intersection Level of Service Intersection Delay (Seconds) (LOS) Year 2004 17.2 B No Improvement Year 2004 28.8 C With WakMart Development Year 2024 19.6 B No Improvement Year 2024 38.1 D With Wal-Mart Development This analysis assumes that, at some point in the future, a separate southbound left-turn phase would be included into the signal phasing, and that a northbound right-turn lane will be constructed. CONCLUSION Based 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 handle the additional traffic anticipated by the WakMart development. This determination is based on the improvements to East 16th Street, the installation of traffic signals on Cedar Street, modifications to traffic signalization at the intersection of 16~ Street and Kerper Boulevard. Ail of these improvements are considered 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. MAK/vjd CC: Laura Carstens, Planning Services Attachments Exhibit B-4 Directional Trip Distribution Plarming Services Department City Hall 50 West 13th Street Dubuque, lowa 520014864 (563) 5894210 office (563) 589-4221 fax (563) 6905678 TDD planning@cityofdubue.org October 28, 2002 The Honorable Mayor and City Council Members City of Dubuque City Hall - 50 W. 13th 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 slate 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 0, 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 submitted, David Wm. Rusk, Chairperson Long Range Planning Advisory Commission Attachments CITY OF DUBUQUE, IOWA MEMORANDUM October 9, 2002 Long Range Planning Advisory Commission Laura Carstens, Planning Services Manager Proposed Land Use Map Amendment INTRODUCTION Attached for the Commission's consideration is a Proposed Land Use Map amendment for a 30-acre proposed commercial development at 16th and Sycamore Streets. DISCUSSION The site is the physical plant, and adjacent parking lots for the former Farmland meat paddng plant now owned by Smithfield Foods. Since purchasing the Farmland property, Smithfield has decided to not reopen the paddng plant. Smithfield has sold portions of the Farmland property, induding paddng lots south of 16th Street and the lagoon just east of the plant. Wal-Mart has proposed a super center on the remaining Farmland property, The Wal-Mart proposal. I involves a request to rezone about 30 acres from HI Heavy Industrial to PC Planned Commercial The existing buildings and paridng lots would be removed for construction of an 185,000 square foot retail center, gas station and parking. RECOMMENDATION and the City's goals in support of "brownfield" redevelopment, Planning Services staff is recommending amendment of the Proposed Land Use Hap at this site. The land use designation, like the current zoning, is Heavy Industrial. Staff is Long Range Planning AcMsory Commission Page 2 October 9, 2002 ACTION STEP The requested action step is for the Commission to hold a public hearing on this map amendment, and then to recommend bhat the City Council change the land use designation for this site to commercial. Attachment H&CD Housing and Community Development Department 1805 Central Avenue Dubuque, Iowa 52001-3656 (563) 589-4239 office (563) 589-4244 fax November 27, 2002 Long-Range Planning Commission Attn: Dave Rusk, Chair c/o City Hall 50 W. 13th St. Dubuque, IA 52001 Zoning Commission Attn: Eugene Bird, Chair c/o City Hall 50 W. 13,h St. Dubuque, IA 52001 Dear Commissioners: I write on behalf of the Community Development. Commission. What follows is our unanimous request. We have read with interest the media reports regarding a development proposal by Wal- Mart for the industrial property now owned by smithfield Foods on 16th 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 spendkng 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: 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 appareI 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? An objective of the Consolidated Plan is to develop new jobs that have Iiving wages. Specifically, the Plan calts for 50 percent of new jobs created to pay more than $9.00 per hour. It calls for 25 pement 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 economic 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? An objective of the ConsoLidated Plan is to link existing human resources with sldlled 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 iow-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? 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 additional discount merchandising? If this capacity is being exceeded, what will We ask for your assistance, and the assistance of City staff, in addressing these questions: 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 appareI 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? An objective of the Consolidated Plan is to develop new jobs that have Iiving wages. Specifically, the Plan calts for 50 percent of new jobs created to pay more than $9.00 per hour. It calls for 25 pement 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 economic 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? An objective of the ConsoLidated Plan is to link existing human resources with sldlled 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 iow-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? 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 additional 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 indicate§ 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 Plun for Housing and Community Development. The Community Development Commission offers to collaborate with you in investigating the matters we have brought ro your attention. We thank you for your time, consideration and response. Sincerely, Walter Pregler Chair, Community Development Commission c: Michael Van Milligen, Laura Carstens, Bill Baum, Housing Commission Jeanne Schneider City Clerk City of Dubuque Dubuque, Iowa Dear Ms. Schneider, I am writing for City Council information a letter of support for a second Wal-Mart store in Dubuque. In exchange for cleaning up an area which has been permitted to become an unproductive eyesore, I would request of the council tax incentives equal to land purchase price plus clean-up costs. In addition, if Wal-Mart is willing to put in a Sam's Club, I would hope the City of Dubuque would offer additional incentives. Dubque needs to take opportunities for the north end as well as employment prospects Sincerely, Gary W. Reid CITY DUBUQUE December 4, 2002 To: Zoning Commissioner: Re.Wal-Mart Store at 16th street, The property owers listed below would like it noted that they are in support of the Wal-Mart store at the 16th street location. John P. Mihalakis Richard L. Billmeyer Irene Waltz Viola and John December 4, 2002 Members of the Zoning Advisory Commission City of Dubuque 50 West 13th Street Dubuque, IA 52001 Attontion: K. Kdtz Subject: Proposed Wal-Mart Super Center Plan Following last months meeting concerning the traffic implication of thc proposed WalMart project, we have received a copy of the traffic as prepared by their representative. I do not feel that it fully or accurately addresses the potential impact of traffic at the intersection of 16th street and Kerper Boulevard. Some of the assumptions of the study appear to be ideal or theoretical and not neceaaarily practical. I continue to believe that futher consideration needs 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 timeframe indicate to me that the study also does not fully address the total impact on traffic pressure. Additionally, I understand that the city has not completed thdr full review of the study. I expected in the review by the city, that they would take some time to discuss their interpretations with Jim Mulgrew aud myself as the impacted property owners, We have not had any discussion with the city engineer as of yet. For the above reasons, I ask that you do not take any action on thcir zoning request, until thorough reviews of the traffic impact can be made. Thank you for your consideration of my request. Very Truly Yours, Phillip A. Ruppel MULGREW OIL CO. CITY OF DUBUQUE DEC ;' ' Dear Zoning Board, The Board asked ARC Design Resources to work with the existing property owners on 16th and Kerper to help ease their concerns about how the new developments by Wal- Mart will affect the traffic patterns in our area. I need to tell you that at this point that we are no less concerned about how we will be affected than we were at the last meeting. After repeated calls to Joe with ARC he returned my call and said the stacking problem could he eliminated with the lengthening of the turning lane light onto 16th 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 property 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 our lot for both automobiles and semi tractors that much more important for us. I would ask that you table this matter until the City Staff has had sufficient time to make their recommendations, and we have had time to evaluate the report that was given to us. How the traffic situation is handled is vital to the continued operation of our business. Sincerely, Jim Mulgrew 85 Terminal Streel - ~..0. Box 894 - Dubuque, IA 52004-0894 - Phone 563 553-7386 Received Jan 10 2003 City of Dubuque Planning Services Department Received 03 Jan 16 City Clerk's Office Dubuque Rick Traval 270 Bradley page Iot 2 Jeanne Schneider From."kenn p bichell" <kbichell@juno.c~m> To:<jschneid@cityofd ubuque.org> Sent:Thursday, Januai'7 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-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 offofthe intemet that I consider to be well researched and foomoted. 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 rights Under pricing existing businesses and then raising prices after that business goes under. Discriminatory practices towards women Illegal tactics to stop unionizing While this represents a sampling of negative impacts on the local economy I also think it paramount to consider WalMart's leadership rote in giobalization and it's fa/lure 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 prectmory 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 1/16/2003 these matters If you have any fufdaer questions or would like me to speak to these matters at a city Council meeting please feel free to contact me. Kenneth P. Bichell 1/16/2003 Jeanne Schneider From:"Barb Kehl" <kehl6@mchsi.com> To:<rbuoll@mchsi.com>; <aero10@mchsLcom>; <danielenicholson@mchsi.com>; <john.markham@aquila.corn>; <jcannors63@mchsi.com>; <pa~ciacfine@mchsi.com>; <jschneid@cityofdubuque.org>; <ctymg r(~cityofd ubuque.org> Sent:Thursday, January t6, 2003 9:58 PM Subject:Wal-Mart zoning I am writing to encourage you to support the new Wal-Mart store being proposed on the site of the former Dubuque Packing Company. This proposal presents great opportunity for the city of Dubuque. It would be wonderful to see a productive use for this former city landmark site. Times cbange, however, and some things must be let go of in order to move forward. I understand there are many issues regarding this proposal and I will address a few of them: 1) Bullding this store would be hurt the little guy- This arguement makes little sense. The "little 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 free markets. If we dictate lack of competition by not letting them build, we are altering this entire foundation. 2) A second Wal-Mart is not needed in Dubuque- This is for WalMart 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. 3) We need to have someone go in there with higher paying or union jobs- l 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 industrial 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 eyessore and developing the proper[y. for productive'use, all at their own expense. 4) 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. This Project presents a unique opportunity to the city to develop a non-productive site with no financial burden to the city. If someone came into town, or someone currently in town, wanted to expand to the industrial center on the west side, how far would we go to provide for them whatever they wanted? This project is not asking for anything, and they are willing to do all of the demolition work associated with it- A truly unique opportunity. Please vote in favor of this project for the good of the city. Kevin Kehl 1770 Dover Ct. Dubuque, IA 52003 563-584-9110 1/1722003 Jeanne Schneider From:<Georandrasen@aol.com> To:<aemio@mchsLcom>; <danieinicholson@mchsLcom>; <jmarkham@comerenergy.com>; <jconnors83@mchsi. com>; <patriacline@mchsi.com>; <rboull @mchsi.com>; <jschneid@cityofdubuque.org> Sent:Thursday, January 16, 2003 7:06 PM Subject:Wal-Mart Approval Request that you vote yes to allow Wal-Mart to build on the old packing company land. I do not want you to get involved with any financial dealing with them. I am a resident in the area Wal-Mart wishes to build. I do not agree with the west-side residents talking out about not approving Wat-Marts request for zoning. The Dubuquers who live in this 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 stores. I do not agree that area vendors can not compete with the likes of Wal-Marts. I feel they currently do not have to so they will not. The people living in this area would also transportation costs and time by working at this store instead of traveling across town or worse yet, not working at all. It seems to me that the union supporters would rather have no jobs for Dubuquers if they are not union wages. Dubuquers need jobs, period. The days of high paying factory jobs are gone. I am convinced that unions prayed a big hand in getting the city, state, and country into the condition were in now. As for traffic, I feel the vast majority of traffic will be via the bypass not 16th street. Again, I ask for your support in getting Wal-Mart into the area they asked for. Who else in their dght mind would pay to clean this area up? And again the old reason; if they do not build here, they go somewhere else. We do not want them to go somewhere else. All the area residents and many outside residents I have talked to want this stote in this area. Thank you. George J. Andrasen 918 Gadield Ave Dubuque, la 52001 583-2403 Vi ' mbnqnQ LIN 'FgO Q:tAi303 1/17/2003 The ZouinB Board of Adjustment City Hall 50 w 13th St. Dubuque, IA :52001 Subject: Zoning change request of Smithfield property Dear Board Members: I applaud your original ruling to uphold the Heavy Industrial Zoning status of the "Smithfield" property and urge you to again vote for future industrial growth, Please resist those who promote the short term gratification presented by the Walmart development at the expense of the potential for much better paying jobs and benefits new industry could bring. Industrial enterprises spend far more dollars for supplies and services within a community than retail and commercial businesses. The problem is, there just isn't any property anywhere else in the area better suited to Heavy Industry. Where else would you put a manufacturer like Quebecor, Color-Box, or Eagle Window & Door? The other existing industrial sites are better suited to light manufacturing, high tech and distribution businesses. Why do Smithfield a big favor? If you maintain the industrial status of the property, they will eventually "give the property away" to get out from under taxes, insurance, security, and other costs. At that time development grants could be used to clean up the property For an industrial development. The River Valley Initiative just completed a $2M campaign to bring new higher paying industrial jobs to Dubuque. Please give them a chance to find an industrial developer for this property. We might have to work harder lo find the right fit for this property but long term, giving up on industrial growth will be a big mistake. Sincerely, Jack Nachtman SALES SERVICE LEASINO Ready-Mix GENERAL OFFICE 801 Kerper Court DUBUOUE, IOWA 52001 concrete PHONE 563-583-6494 January 22, 2003 Planning and Zoning Commission City of Dubuque city Hall Dubuque, IA 52001 JAN 2 7 2003 ClTY OF DUBUQUE PLANNING SERVICES DEPARTMENT RE: 16TM. ST. REZONING Dear Commission Members, I wish to express my opposition to changing the Zoning Classification for the areas adjacent to our ready-mix concrete plant on Kerper Court. I do not believe that development of an adjacent retail/commercial area is compatible with our industrial business recently located here. We continually strive to operate our ready-mix concrete facilities in a manner that minimizes any problems for our neighbors. The City desired the relocation of our East 12th. St. facility to Kerper Court because of the nature of our operations. We produce substantial heavy truck traffic daily and are required to comply with significant air quality permit processes due to the mount of fugitive dust emissions that our facilities could generate. Concrete plant operations are restricted to heavy industrial zoning spedfically because of these concerns. Retail areas create significant pedestrian and passenger vehicle traffic that would be a serious safety concern; especially since the proposed site plan allows access fi-om Kerper Court which was always intended as a cul-de-sac street for our industrial parcel. This site is a prime heavy industrial location with excellent rail and highway transportation access. It is ideally suited for future industry that values these transportation modes in their operations. Furthermore, the lack of similar locations, especially downtown, enhances the value of this location as a future industrial parcel for our community. There is great potential for the future of this site as an industrial location because of it's proximity to the rail and four-lane highway. As the economy continues to improve, I believe that future oppommities will unfold which should attract firms to this area because of it's value as a prime industrial setting. Plants at - Dubuque, Iowa · Epworth, Iowa - Maquokera, Iowa - Bernard, Iowa · Galena, Illinois · Warren, Illinois · Stockton, Illinois - Monroe, Wisconsin Planning and Zoning Commission Page 2 January 22, 2003 The long term value and benefit to this community continues to be as an industrial parcel. I urge your consideration of maintaining the present heavy industrial zoning. I understand the difficulty of the task you have in deciding the future of this property. Thank you for your consideration of my thoughts. Best wishes to you in your deliberations. TLF/je cc: Dubuque City Council DESIGN RESOURCES INC. January 29,2003 JAN 3 1 2003 CITY OF DUBUQUE · PLANNING SERVICES DEPARTMENT Mr. Jim Mulgrew Mulgrew Oil 85 Terminal Street Dubuque, IA 52001 RE:Comments from Farnsworth Group on Wal-Mart Traffic Study Dear Mr. Mulgrew, Enclosed please find a copy of a letter dated December 1 B, 2002, prepared by Arc Design Resources, Inc., and addressed to Mr. Mike Koch of the City of Dubuque. This lefter was in response to comments received from Farnsworth Group, in their letter dated December 9, 2002. The issues addressed in both letters refer to the traffic impacts from the proposed Wal-Mart Store on 16th Street in Dubuque, particularly at the intersection of 16th Street and Kerper Boulevard. Please feel free to contact me if you have any other questions. Sincerely, Jadet Anderson, P.E. CC:Christopher S. McGranahan - Farnsworth Group Kyle Kritz- City of Dubuque File December 18, 2002 Mr. Mike Koch, P.E. City of Dubuque 50 W. 13th Street Dubuque, IA 52001 RE:Comments from Farnsworth Group on Wal-Mart Traffic Study Dear Mike, We have reviewed the letter from Farnsworth Group regarding the Traffic Impact Analysis (TIA) for the proposed Wal-Mart Store. We understand the concerns stated, and we have the following comments: · The Farnsworth Group letter incorrectly stales that 22% of 91 vehicles are projected to be trucks. The 91 vehicles is the combined (existing plus development) traffic in 2004. No new truck traffic is expected to be generated on 16th Street, since truck access to the site is limited to an entrance off of Kerper Court on the north side of the property. The 22% truck traffic applies only to the existing traffic, which in 2004 is projected to be 15 total existing vehicles. Of the 15 vehicles, three (22%) are projected to be trucks. Three trucks in the pedk hour would be one truck every twenty minutes, or, assuming 42 cyctes per hour as noted in the letter, one truck every fourteen cycles. Farnsworth Group correctly states that the presence of a truck will lengthen the queue overall: However, three trucks per hour produce a limited effect. · The 4.8 vehicle (120 feet) and 7.0 vehicle (175 feet) queue lengths modeled under existing and combined traffic are based on a cycle length of 85 seconds. Existing queues were observed, but not specifically measured, during the turn-movement counts performed in October 2002. Existing queues were modeled using the current traffic signal timing, which resulted in queue lengths of 7.5 vehicles (188 feet; under 2004 existing traffic) and t 7.7 vehicles (443 feet; under 2004 projected combined traffic). · It is important to understand what information traffic models can and cannot predict. Models.do not predict traffic conditions for every cycle - models rely on averages and typical conditions to provide the user a 'snapshot' of overall operating conditions at an intersection. Using a 120-second cycle does not resuit in even/eastbound queue being 188 feet; nor does use of an 85-second cycle assure that every eastbound queue will limited to 120 feet. What this information can tell the user is that, overall the queue will be shorter with a shorter cycle. The adjacent property owners may or may not have assurances from the city that the timing of the traffic signals will be re-evaluated and/or changed. The purpose of the TIA is to quantify the heavier traffic load which will result from the new Wal-Mart store, and to show options for improving traffic operations. The Farnsworth Group letter questions how property owners can "be assured that the timing plan implemented will not create a much worse stacking problem than that forecast by this analysis". All of the evidence presented predicts and models shorter queue lengths if the cycle length is shortened. There are no absolute guarantees-our conclusion is based upon the data and upon the analysis. It is our intention that the information contained here will address the concerns brought forth by Farnsworth Group on behalf of Mulgrew Oil Company. Please feel free to contact me if you hove any other questions. Sincerely, Janet Anderson, P.E. cc: Kyle Kritz Joe Altenhoff File River City Development Group P. O. Box 768 Dubuque, Iowa 52004 Kyle Kritz City Planning Department Dubuque, Iowa Dear Kyle, I represent River City Development group. We are a group of community leaders who feel there are better uses for the packing company property currently on the agenda. We are asking that the zoning commission hold the public hearing as directed by the city council. We feel that we have a right to be heard at this time and that Wal Mart's request for a table is inappropriate. We would like this formal request to be given to commission members before the meeting on February 5, 2003. Thank you for your cooperation in this matter. Respectfully, Paul M. Fahey River City Development Group FROM = MCDERMOTT EXCRMRT I NG FRX NO. :56359,.15858 TO: Zoning Advisory Commission Members PLANNING SERVICES DEPARTMENT February 4, 2003 You have a hard decision to make on a very controversial zoning request. This is a most desirable piece of real estate because of its location and access convenience. We are told that ho.local funding will be needed, just State and Federal money. State and Federal government only have one source of income, Taxpayers. Why should the City help the nations largest retailer put more burden on taxpayers? Rumor has it, that the site could be bought for a minimal cost. This has never bean mentioned in any meetings. If the site can be purchased for a small price end State and Federal aid cleans it up, the developer has a free site. Very attractive in these economic times. Wal-Mart says no aid, no store. They Said the same thing in Galena when requesting a million and a half dollars in property tax relief. They didn't get the relief, but came back a few months later and built the store. I'm sure Wal-Mart has built stores on contaminated sites before and know exactly how to get State and Federal aid. The City needs to find out what aid is available, Possibly a local private developer could partner with the City and create a small commercial/industrial site. Firms that are being displaced in the Ice Harbor area are relocating to the county and neighboring ,states. I would like to see the zoning not changed until other avenues are explored. At last the impact on local businesses in that and surrounding areas. Wal-Mart says no impact, that is impossible. Are they going to immigrate their customers? Many businesses will be out of business in a short time. Wal-Mart does not have the pristine image it would like to portray. Labor disputes in more than half the states in the nation, benefit packages so unattractive only a small percentage of the employees participatee also problems with the vendors and subcontractors. D, FROM :MCDERMC]TT EXCRURTING FI~X NC]. :5635~35858 Feb. 84 28~93 ~E':24PM P3 As redevelopment continues in our City, we should have a plac'e for business to relocate other than the industrial parks at the City's edges. would ask you to consider many, many factors before casting a yes If you have any questiopg please feel free to contact me at 563 542-2712. Sincerely, / Larry ~. McDermott TRAFFIC IMPACT ANALYIS REVIEW PROPOSED WAL-MART SUPER CENTER AT 16TM STREET DUBUQUE, IOWA FEBRUARY 2003 Prepared by: WHKS & Co. Engineers, Planners and Land Surveyors 470 Central Avenue Dubuque, IA 52001-7024 Phone: (563) 582-5481 I hereby certify that this engineering document was prepared by me or under my direct personal supervision and that I am a duly licensed Professional Engineer under the laws of the State of Iowa. License number 10490 My license renewal date is December 31, 2003. Pages or sheets covered by this seal: Pa~es 1 - 7 WHKS Wal-Mart Super Center Dubuque, IA Traffic Impact Analysis Review Page 1 EXECUTIVE SUMMARY The Traffic Impact Analysis Report for the Proposed Wal-Mart Super Center prepared by Arc Design Resources, Inc (ARC), dated November 20, 2002, has been reviewed. The report is deficient in a number of areas: 1. The peak hour traffic at the 16t~ Street/Kerper Boulevard intersection is based on a 3-hour manual count. The count for the east leg of the intersection may be too Iow for the peak hour. 2. Traffic volumes and intersection directional splits for the intersections on Elm Street are presented, but the report does not provide the basis for the volumes. Manual counts should have been provided for these important intersections. 3. The basis for the site trip generation is documented, but the analysis does not provide a discussion of possible peak hour traffic combinations that may show ~arger volumes than indicated. Weekend peak volumes may lead to greater queue lengths and lower intersection levels of service. 4. The report does not account for the additional trips that may be generated by additional development that may occur in the study area as a result of the Wal- Mart development. 5: The basis for the trip distribution is not provided. A sensitivity analysis of the assumed distribution should have been provided. 6. Assignment of the traffic to the proposed site entrances needs to be tested to see what will occur at each intersection if there is variation from the assumed assignments. 7. Unless geometric improvements are recommended, the analyses should have been revised so that the lane configurations used in the intersection analysis remains the same for all analysis years and traffic scenarios. 8. The analyses should have included heavy vehicle percentages for all intersections. 9. A capacity analysis of the Cedar Street/14t~ Street intersection and 16t~ Street / Sycamore Street intersection should have been included in the report. 10. The report should have included a discussion about the frequency of trains, the average length of time that trains block 14th and 16th Streets, and the affects on intersection capacity and queues. 11.The report does not address queue lengths and impacts to adjacent intersections. Back-of-Queue Worksheets should be provided for all signalized intersections. The information provided in the report was sufficient for WHKS to determine that the increased traffic volumes from the Wal-Mart site have significant negative impacts on the operation of the intersection of 16t~ street / Kerper Boulevard. The increased traffic will affect the signalized intersections of the US 611151 ramps with Kerper Boulevard, and will regularly affect access to the Amoco and Wendy's properties on 16t~ Street as soon as the Wal-Mart site is developed. If the volumes on the east intersection leg are greater than indicated in the report and additional tdps are generated by other area site improvements, the intersection will operate with even greater delays and queue lengths. Wal-Mart Super Center Dubuque, IA Traffic Impact Analysis Review Page 2 INTRODUCTION WHKS & Co. has been retained to review the Traffic Impact Analysis Report for the Proposed Wal-Mart Super Center prepared by Arc Desigr~ Resources, Inc (ARC). The report is dated November 20, 2002. The proposed development is located on Sixteenth Street in Dubuque, Iowa, on the site of the former Smithfield Foods plant. GENERAL Traffic access and impact studies for site development normally follow the recommended practice guidelines established by the Institute of Transportation Engineers (ITEl. This review utilizes the following ITE publications: Traffic Access and Impact Studies for Site Development and Trip Generation (6th Edition). The ARC report utilizes the current (6th) edition of the Trip Generation manual and gu~3erally follows the report outline suggested by ITE. DISCUSSION Existing Traffic Traffic Data from Intersection Counts IADOT intersection traffic volumes for the 14t~ Street intersections with Central Avenue and White Street are provided and used for the report. The IADOT information consists of 8-hour manual counts at the 14th Street / Central Avenue intersection and at the 14t~ Street / White Street intersection. The IADOT 8-hour manual counts provide the most detailed existing traffic information at an intersection of all the data used in the analysis. The AM peak hour traffic volume, PM peak hour volume, volume of heavy vehicles and lane volumes, critical factors in evaluating the operation of intersections, can be readily obtained. Existing traffic volumes at the 16th Street / Kerper Boulevard intersection were manually counted over a three-hour period by ARC in November 2002, from 3:00 PM to 6:00 PM. The ARC 3-hour manual count provides the PM peak hour volume and the lane volumes. The AM peak and volume of heavy vehicles were not counted. See Exhibit B- 1 and B-2 in the ARC report for this data. The highest peak hour volumes for each intersection movement were used for their analysis. It is worth noting that there appears to be an error in the data reduction by ARC. The "Volumes for Warrant Study" for the 4:00 PM time under "total southbound (sb)" and "total eastbound (eb)" do not agree with the sum of the values provided. It appears there should be 32 more vehicles than shown. There also is an inconsistent value under Westbound "through" at 5:30 PM. All but one of the counts in this column are below 20. The inconsistent value is "42". As a check on the validity of the volumes, WHKS converted the three-hour counts to a theoretical four-hour count by using a factor of 1.33 (=4/3). IADOT conversion factors WHKS Wal-Mart Super Center Dubuque, IA Traffic Impact Analysis Review Page 3 were then used to develop, an Average Annual Daily Traffic (AADT) volume for each intersection approach. The IDOT factor to convert a four-hour 2-6 PM count to an AADT is between 2.7 and 3.4 for weekday counts. Assuming the counts were performed in November, the range is from 2.8 to 3.1. The resulting approximate AADT for each of the intersection legs at Kerper Boulevard and 16th are: ARC IDOT 200'1 AADT AADT NORTH = 3015 . 3.0 = 9045 7,800 SOUTH = 2597.3.0 = 7791 EAST = 591 . 3.0 = 1773 10,000 WEST = 2224 . 3.0 = 6672 9,800 The check indicates a large difference between the IADOT and computed AADT for the east leg of the inter.section. Using the ratio 10000/1733 multiplied by the peak hour volumes entering / exiting the east leg would significantly change the result of the signal operation analysis for both the existing and development traffic. As a further check on the validity of the volumes, the IADOT manual counts for the north, west and east legs of the 18th Street / Kerper Boulevard should have been obtained. Traffic Data at Intersections Without Counts The source of the intersection traffic volumes for the Elm Street intersections is not provided in the report. No documentation of assumptions or methods is provided in the report to review. It appears that ARC used the existing traffic volumes on Elm Street at 14th and 16th Streets, derived from IADOT 2001 AADT maps. These intersections do not have manual counts, only automatic recorders, so it is unclear how peak hour turning movement volumes were derived. However, the hourly automatic recorder counts should have been obtained from IADOT to identify the magnitude of the peak hour traffic, so that the peak hour volume would not have to be based on assumptions about the AADT. The AADT on Elm Street between 14th Street and 16th Street should be no higher than 8700 and no lower than 4570, using the theory that Elm Street, as a North/South route, cardes fewer vehicles as it goes south, since Elm Street terminates at 9th Street. However, not knowing how much of the 14t~ / 16th Street traffic uses Elm Street vs. Sycamore Street for the connection between White Street/Central Avenue and Kerper Boulevard, the volume may be closer to 8700, or even higher, if the main route follows Elm Street. Wal-Mart Super Center Dubuque, IA Traffic Impact Analysis Review Page 4 The report does not present an analysis of the distribution of existing traffic On cedar Street, Sycamore Street and 14th Street (east of Elm Street). The 14th Street / Sycamore Street connection is not shown. The existing traffic that goes east on 14th Street at the 14t~ / Elm Street intersection needs to be accounted for. Most of this traffic currently follows 14th Street / Sycamore Street to the intersection of 16~ Street / Sycamore Street and continues East. It appears that ARC accounted for this traffic on 16t~ Street. However, even though the ARC analysis accounts for the existing traffic volumes, there should be additional discussion about Sycamore Street. Sycamore Street is a long established route for EB-WB traffic in this area. Future Traffic The 2% annual growth rate used in the ARC report for traffic in the project area is acceptable. Trip Generation The percentage of pass-by trips is acceptable. The trip generation categories and methodology presented in the ARC report follow recommended practice, except that the analysis does not provide a comparison of the possible weekend peak hour traffic that may be generated at the site. The report should also have included tdps from future site development that is anticipated to occur because of the proposed Wal-Mart development. The additional development is likely to occur on a variety of tracts on 16th Street and possibly on Elm Street. Trip Distribution The report assumes that traffic to the site will be distributed from 3 directions: 45 percent from the east, 30 percent from the north, and 25 percent from the west. However, there is no sensitivity analysis that tests these elementary assumptions. The percentages of existing traffic at the studied intersections that make left, right and through movements needs to be tested with different percentages. Further, the affect the Sycamore Street intersection with 16th Street may have on the distribution should be included. Traffic Assignment Related to the Traffic Distribution assumptions are assumptions made in the report about the assignment of site generated tdps to the two site access locations on 16th Street. Again, the assumptions should be tested to show the affect that different possible assignments may have on the affected intersections. Capacity Analysis The lane configuration modeled in the existing condition does not match the field conditions at the intersection of 14~ Street / White Street in the 2004 No Development condition. The proposed traffic for all design years will operate adequately as shown in the report. WHKS Wal-Mart Super Center Dubuque, iA Traffic Impact Analysis Review Page 5 Sycamore Street is not analyzed and the effect of the development on existing traffic using this street should be presented in the report. The report assumes the proposed development will simply add to the existing distribution and no systematic changes (new stop signs, etc.) will be made that would affect the existing volume distribution. It appears that the 14th Street / Cedar Street intersection would need to be modified such that the movement on the Cedar Street leg would have the right of way and the east leg of 14~ Street would be stop controlled in order for this route to be desirable for such a large percentage of the generated traffic. The existing Sycamore Street traffic, which is assumed to be shortcut traffic, would need to be redistributed on Elm Street or Cedar Street, due to the reconfiguration of the 14th Street / Cedar Street intersection. The 14th Street / Cedar Street intersection and at the 16th Street / Sycamore Street intersection should be included in the traffic analysis. The queues at all intersections should be analyzed and Back-of-Queue Worksheets should be provided at all signalized intersections. A review of queue lengths should be provided to determine if the queues will affect the operation of adjacent intersections and entrances. This analysis should include impacts to circulation within the site near the entrances. Queue information was provided at the 16th Street / Kerper Boulevard intersection for the 2004 with and without development traffic in the ARC report. The queue lengths corresponding to the 2024 With Development traffic 50th percentile queue (the average peak hour queue) and the 95th percentile queue are graphically shown on the following page. The 2024 queues will affect the operation of the signalized intersection of the US 61/151 ramps on Kerper Boulevard and the commercial entrances on 16th Street. Even in the opening year, the 50th percentile queue and the 95th percentile queue for eastbound through-right, eastbound left and southbound through-right are 110'/210', 210'/395' and 220'/412', respectively. These queues affect the operation of the US 61 ramps and may affect the commercial entrances on 16th Street. At grade intersections with a railroad exist on 14th Street and 16th Street just west of the Elm Street intersections. The Elm Street intersection analyses do not include a Back-of- Queue Worksheet to permit review of queue lengths on the east leg and their relationship to the railroad crossing. There should be a discussion in the report about frequency of trains and their effect on the stacking distance and signal operation. Although not included in the report, the City or Dubuque has indicated that the existing Elm Street intersection signal controllers detect trains so that the tracks can be cleared safely. All of the intersections should model heavy trucks as 3% of each movement volume. An exception could be made for movements to and from side streets if it is clear that the intersection geometry would not be conducive to heavy trucks. For example, 16th Street west of Elm Street has a very tight traffic circle that prevents heavy trucks from maneuvering the 16th Street / Washington Street intersection. Conversely, the intersection of 16th Street / Sycamore Street has a large pavement radius on the southeast corner that appears to accommodate heavy vehicles. LEGEND I ~(B~4 5~ PERCENTILE QUEUE LENOTH m ~0~4 ~5 PERCENT[LE'GUEUE LENGTH 2024 ESTIMATED QUEUE LENGTHS W/DEVELOPMENT KERPER BLVD. AND 16TH ST. INTERSECTION ARC DESIGN ALT.- WITH SPLIT PHASING LEGEND 2~24 50 PERCENTILE [~UEUE LEI,10TH Wal-Mart Super Center Dubuque, IA Traffic Impact Analysis Review Page 7 CONCLUSIONS The traffic report is deficient in a number of ways. The impacts of the proposed Wal- Mart development to the adjacent transportation system are not be completely analyzed. The trip generation and analysis of the proposed development do not address weekend peak traffic and do not analyze sensitivity to the assumptions about existing traffic, trip distribution, tdp assignment and growth factors. The analysis of queue lengths and interference with adjacent intersections are not presented. The information provided in the report was sufficient for WHKS to determine that the increased traffic volumes from the Wal-Mart site have significant negative impacts on the operation of the intersection of 16th Street / Kerper Boulevard. The increased traffic will affect the signalized intersections of the US 61/151 ramps with Kerper Boulevard, and will regularly affect access to the Amoco and Wendy's properties on 16th Street as soon as the Wal-Mart site is developed. If the volumes on the east intersection leg are greater than indicated in the report and additional tdps are generated by other area site improvements, the intersection will operate with even greater delays and queue lengths. 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 February 17, 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 supporting 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 all 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 it 2/8 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: February 8, 2003, and for which the charge is $13.60. Subscribed to before me, a Notary Public in and for Dubuque County, Iowa, this //:eit day , 20 03 . Notary Public in and for Dubuque County, Iowa. Ao E MARY K. WESTERMEYER r. Commission Number 154885 ,ow,, Ily Comm. Exp. FEB. 1, 2005