Historic Preservation Commission_Fifth and Bluff Street Parking RampPlanning Services Department
City Hall
50 West 13~ Street
Dubuque, IA 52001-4864
(563) 589-4210 phone
(563) 589-4221 fax
(563) 589-6678 TDD
planning@cityofdubuque org
THE CITY OF
DuB E
Masterpiece on the Mississippi
October 23, 2009
The Honorable Mayor and City Council
City of Dubuque
50 W.13~" Street
Dubuque, IA 52001
RE: City of Dubuque Parking Ramp
Dear Mayor and City Council Members:
Introduction
This letter is being forwarded to transmit the Historic Preservation Commission's (HPC)
comments of the proposed parking ramp located at the corner of 5t" and Bluff Streets,
located in the Cathedral Historic Preservation District. The application, staff report, and
related materials are enclosed.
Discussion
The HPC has conducted an advisory design review of the proposed parking ramp
located at the corner of 5t" and Bluff Streets. The role of the HPC is to serve as an
advisory design review body to the City Council for review of public works projects
which have historic preservation implications in historic districts. The HPC has the
following recommendations:
1. While the HPC acknowledges there is a need for additional downtown
parking, the parking ramp should not exceed six stories in height. The
proposed seven story ramp obstructs the view of the bluffs as well as the
view from the bluffs. A shorter ramp would also be more consistent with
the scale and height of surrounding buildings. The height of the proposed
ramp should be incidental to the height of St. Raphael's Cathedral, since
the site is in the Cathedral Historic Preservation District.
2. The HPC supports the proposed setback of the ramp. The proposed
setback is consistent with buildings located in the downtown and promotes
an active street front.
3. The Commission supports the street level storefront, storefront awnings,
restrooms, retail, and bicycle storage. The street level uses enhance
pedestrian activity and is compatible with a walkable neighborhood.
City of Dubuque Parking Ramp
Page 2
4. The proposed multiple building facade treatment appears artificial and
gives a false sense of architecture. The facade treatment should give the
appearance of one building with vertical and horizontal design elements to
add interest and help break up the overall scale of the building.
Surrounding buildings of similar length provide sufficient context to support
a single facade ramp. The use of glass stair towers is more compatible
with a single, uniform facade.
Requested Action
By a vote of 6 to 0, the Historic Preservation Commission forwards these
recommendations to City Council for consideration.
Respectfully submitted,
~~~ ~~~ ~i
Mary Loney Bichell, Vice-Chairperson
Historic Preservation Commission
Enclosures
cc: Michael Van Milligen, City Manager
David Heiar, Economic Development Director
Tim Horsfield, Parking Supervisor
Laura Carstens, Planning Services Manager
F:\Users\djohnson\Council ItemsU'arking Ramp\Parking Ramp Letter
TbiE CTTY OF
DLTB E
Masterpiece on the Mississippi
City of Dubuque
Planning Services Department
Dubuque, IA 52001-4864
Phone:563-589-4210
Fax: 563-589-4221
Dubuque
1~~1.
zoos
PLANNING APPLICATION FORM
^Variance
^Conditional Use Permit
^Appeal
^Special Exception
^Limited Setback Waiver
^Rezoning
^Planned District
^Preliminary Plat
^Minor Final Plat
^Text Amendment
^Simple Site Plan
^Minor Site Plan
^Certificate of Economic Non-Viability
^Certificate of Appropriateness
^Historic Designation
^Neighborhood Assoc
®Advisory Design Review
^Other:
Please type or urint legibly in ink
^Major Site Plan
^Major Final Plat
^Simple Subdivision
^Annexation
^Temporary Use Permit
Property owner(s): City of Dubuque Phone: 589-4210
Address: 50 W. 13"' St. City: Dubuque State: IA Zip: 52001
Fax Number: Cellular Number: E-mail Address:
Applicant/Agent: Michael C. Van Milligen, City Manaoer Phone: 589-4210
Address: 50 W. 13~' St. City: Dubuque State: IA Zip: 52001
Fax: 589-4149 Cel I: E-mail:
Site location/address: Northeast corner of 5th & Bluff Streets - 555 Bluff St.
Existing zoning: OR Proposed zoning: N/A District: Landmark:
Legal Description (Bidwell parcel ID# or lot number/block number/subdivision): Parcel ID# 10-25-207-038
Total property (lot) area (square feet or acres): 0.98 acre
Describe proposal and reason necessary (attach a letter of explanation, if needed): Construct a parking ramp.
CERTIFICATION: I/we, the undersigned, do hereby certify that:
1. It is the property owner's responsibility to locate properly lines and to check your abstract for easements and restrictive
covenants.
2. The information submitted herein is true and correct to the best of my/our knowledge and upon submittal becomes public
record;
3. Fees are not refundable and payment does not guarantee approval; and
4. All additional required written and graphic materials are attached.
Property Owner(s): Ci of u ue Date: October 8, 2009
Applicant/Agent: Date: T
FOR OFFICE USE ONLY -APPLICATION SUBMITTAL CHECKLIST
Fee: ~ Received by: ~ Date: to ii o Docket:
^ Site/sketch plan ^ Conceptual Development Plan ^Photo ^ Plat
^ Improvement plans ^ Design review project description ^ Floor plan ^ Other:
CITY OF DUBUQUE, 5~ AND BLUFF PARKING FACILITY
SJA Commission No: 09031
PROJECT PROPOSAL FOR:
Historic Preservation Committee
October 14, 2009
1.) Site
a. This Section of downtown Dubuque i5 an eclectic mix of large and small commercial
facilities, residential properties, the historic Federal Building, 5t. Raphael Cathedral,
Washington park, and the quintessential bluff that borders historic Downtown
Dubuque. The proposed ramp is a significant structure that commands the entire site
currently accommodating surface parking, and bounded on the east by Bluff Street
(currently one way south), 5`" Street (two way) that ascends the bluff, Washington
Park Place (Mary of the Angels) on the north, and a large limestone retaining wall on
the west that accommodates the change in grade from the lower river basin to the
highland above. The Red Stone on the Northeast corner of 5t"and BIufF, recalls the
Victorian mansions of the industrial revolution. As well as the old Mary of Angles
complex now named Washington Park Place with its elegant red brick-white trimmed
pronounced details. As well as a Grey Stone demolished on this site in 1959. It stood
some fifty feet tall it had thirty-five rooms and a cupola much like the Red Stone.
2.) Description
a. The planned facility will replace an existing surface parking lot on 5t"and Bluff Street
with a seven level 679 space Parking Facility. The parking facility will accommodate the
future growth and expansion of downtown Dubuque in accordance with the revitalized
historic Roshek Building and the ongoing renovation in the warehouse district. The
facility is not intended to be a replication of historic character, but a contextual
suggestion of days-gone-by. The rhythm of the `storefront' bays breaks the shear bulk
of the building into manageable horizontal segments, the stepped facade reduces the
overall height of the building to complement proximate structures, and the glass
enclosed vertical circulation elements on the northeast and southeast strive to soften
those boundaries. The overarching philosophy of this design is to provide a facility that
blends with the neighborhood -that sings with the choir -rather than creating an icon
-a soloist-that stands out as a unique and dominating edifice.
3.) Alternatives
Straka Johnson Architects, P.C. Desman Associates
Page 1 of 3
a. Numerous concepts were developed for the exterior of the facility which was presented
to the Committee and City Council. The concepts studied difFerent cladding materials,
and massing of the facility.
4.) Materials
a. Concrete: The ramp itself will be cast-in-place concrete.
b. Colored Concrete: A two-hour fire wall on the northern exterior facade is required by
code. Cast-in-place colored concrete is to be used to try and hind the overall solidness
of the seven story wall this will help blend the material into the surroundings. The color
should notjuxtapose ramp elements but share a common relationship with significant
ramp elements. Architectural details such as rustication joints may be used to help
break the overall mass of the fire wall.
c. Brick
i. Brick A: Closest to the standard brick of Dubuque. The Old Rose brick
manufactured by the Streator Brick Company will provide the sympathetic
character demanded by the site. Size: Modular 8"
1. Install: The brick paneled veneer attaches to a precast concrete panel
which attaches to the Parking Facilities structure. Brick Panel veneer
vary in size but in general come in forty-four inch by twenty-five inch
panels approximately one inch in thickness
ii. Brick B: River Red Velour, manufactured by the Belden Brick Company. A dark
red brick with a slight sheen. Size: Emperor 16"
1. Install: same as above
iii. Brick C: Parkridge Velour manufactured by Sioux City Brick Company. A mix
between brick A and brick B. Size: Modular 8"
1. Install: same as above
d. Cast stone: Sanddrift manufactured by Arriscraft international
e. Aluminum Windows: Two inch Conair Aluminum frame powder coated black
i. Size from north to south on east elevation per bay respectively:
f. Aluminum Curtain Wall: Tubelite 200 series Curtain wall with custom extruded face
Painted black 70% with Kynar Paint
g. Aluminum Store Front: Tubelite 200 series Curtain wall with custom extruded face
Painted black 70% with Kynar Paint.
h. Hollow Metal Door: Painted desired color
i. Metal Railing: Heavy steel powder coat black
j. Canvas Awning: Various Colors optional. Suggested manufacture Sunbrella.
Size: length varies. 4-6 ft horizontal projection over sidewalk.
k. Cornices: Dimensions vary per bay. Prefinished Architectural metal wrapped around a
designed frame to achieve stepped efFect. Color to be determined
Straka Johnson Architects, P.C. Desman Associates
Page 2 of 3
i. Largest = 5 feet
ii. Smallest = 20 Inches
I. Glass:
" i. Curtain Wall =1" insulated glass with Guardian Sunguard SN-68 Low-E
coating on #3 surface-'/4 H5 -'/z -'/4 ANN `H5'
ii. Store front/ doors =1" insulated glass with Guardian Sunguard SN-68 Low-E
coating on #3 surface-'/4 HS -''/z -'/4 ANN `HS'
5.) Timeline
a. Project completion on or near December 24t" 2010.
6.) Cost
a. To be determined
The materials chosen are Sympathetic to the surrounding context. The different bays break the mass
of the parking structure, and relate to the pedestrian scale. The storefront along Bluff Street
creates an energetic atmosphere, an urban oasis for chance encounters both neighborhood and the
city will benefit simultaneously. The city gains much needed parking spaces in a revitalized downtown
and the neighborhood gains a lively environment filled with new opportunities.
Thank you
Ken Johnson, Marty Johnson, and Justin McCarthy
Straka Johnson Architects, P.C.
Straka Johnson Architects, P.C. Desman Associates
Page 3 of 3
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DESIGN REVIEW STAFF REPORT
Meeting Date: October 22, 2009
Property Address: Northwest Corner of 5t" & Bluff - 555 Bluff
Property Owners: City of Dubuque
Applicants: City of Dubuque
Project: Construct a Parking Ramp
District: Cathedral Historic Preservation District Funding: Facade
Present Land Use: Surface Parking Lot Existing Zoning: OR
Staff Analysis: The applicant is requesting Advisory Design Review to construct a new
parking ramp at the northwest corner of 5t" and Bluff Street.
The property is located in the Cathedral Historic Preservation District. The role of the
Historic Preservation Commission in reviewing this project is to serve as an advisory
design review body to the City Council for review of public works projects which have
historic preservation implications in historic districts. The Commission's
recommendation will go on to the City Council with the application materials for their
review and approval of the project.
The proposed parking ramp will be cast in place concrete. It will have seven levels and
accommodate 679 spaces. The north glass tower is the tallest component of the ramp
measuring 83'. The south tower measures 78' and the facade cornices measure 75' and
49' tall. The footprint of the structure measures approximately 212'x187'. Please refer
to the enclosed Project Description provided by Straka Johnson Architects for a detailed
description of the ramp and materials.
Compliance with Guidelines:
The Architectural Guidelines for Historic Structures in the Historic Districts of the
City of Dubuque provide suggestions and recommendations for the kinds of
rehabilitation work and new construction that may be approved by the City of Dubuque
in the locally- and nationally-designated historic districts. Issues of new construction and
renovation are addressed by emphasizing the importance of relating new construction
to existing architectural features and to the general streetscape. The Guidelines are
intended to be a flexible document that will respond to the changing needs of the City,
the historic districts, and the property owners. The following Architectural Guidelines
apply to the project.
• New Commercial Construction, pages C-14 and C-15.
The Downtown Design Guidelines may also be used as a standard for review of the
project. They address exterior architectural design as well as streetscape and
Design Review -Parking Ramp, 555 Bluff
page 2
landscape design. The guidelines seek to manage change so the traditional character of
the area is respected while accommodating compatible improvements. The document is
designed to be compatible with The Secretary of the Interior's Standards for the
Treatment of Historic Properties, while expanding on the basic rehabilitation principles
as they apply in~ Dubuque. The Downtown Design Guidelines also address new
construction, but also provides specific guidance for the construction of parking ramps.
The following Downtown Design Guidelines may be applied to the project:
• Chapter 2, Architectural Character on page 71.
• Chapter 2, Materials on page 72.
• Chapter 2, Parking Facilities on pages 75 and 76.
• Chapter 2, Awnings and Canopies on pages 79 and 80.
• Chapter 3, Guidelines for New Commercial Building Types on pages 89-98.
Pre ared b i Reviewed: Q\~~'~`~'~~`''~ Date: s /y o
p Y~
THE CITY OF Dubuque
._'~
~T TR ~ All-AmedcaCiry
4J J.J
Masterpiece on the Mississippi
2007
TO: The Honorable Mayor and City Council Members
FROM: Michael C. Van Milligen, City Manager
SUBJECT: Parking Ramp at 5th & Bluff -Historic Preservation Committee Comments
DATE: November 12, 2009
Parking System Supervisor Tim Horsfield has prepared a response to the Historic
Preservation Commission correspondence related to the review of the design for the
proposed parking ramp at 5th and Bluff Street.
Based on recent notification from the U.S. Economic Development Administration that
the City will receive only $1.5 million of the $7 million application for federal funds to
assist with construction of this ramp, further options will need to be explored on the
design of a ramp at this site or the possibility of using an alternate site.
I respectfully recommend that the Mayor and City Council take no action at this time as
staff continues to evaluate options based on available funding.
Michael C. Van Milligen
MCVM:jh
Attachment
cc: Barry Lindahl, City Attorney
Cindy Steinhauser, Assistant City Manager
Tim Horsfield, Parking System Supervisor
Laura Carstens, Planning Services Manager
Parking Division Dubuque
830 Bluff Street
Dubuque, IA 52001
Phone: 563-589-4267 ~' ~ ~
Fax: 563-690-6675
zoo?
November 10, 2009
To: Michael C. Van Milligen, City Manager
From: Tim Horsfield, Parking System Supervisor
THE CITY OF _
L~UB J E
~~.~°~"~
Subject: Parking Ramp at 5th & Bluff -Historic Preservation Committee
Comments
In a memo dated October 23, 2009, Mary Loney Bichell, Vice Chairperson of the
Historic Preservation Commission is representing the Commission's
recommendations to the Mayor and City Council regarding the construction of the
new parking ramp at 5th and Bluff Streets.
As the memo represents, the Commission has a couple of concerns. First of all
in item # 1, is the concern regarding the overall height of the structure. In
response to that concern, the design team has evaluated this and can certainly
see validity regarding the height and the impact on the bluffs. It was a concern of
the committee from the very beginning and eventually became a balancing act of
how many spaces required versus the sight impact. Subsequently, we are
designing for a ramp that will be no taller than six stories.
Secondly in item # 4, the Commission expresses concern regarding the multiple
building facade treatment, in that it appears artificial and gives a false sense of
architecture. In response to this, I will refer to a report issued by our architectural
firm on the project, Straka Johnson Architects. The team from Straka Johnson
consists of Marty Johnson, Ken Johnson and Justin McCarthy.
In a report created by SJ, they represent the following:
"Numerous concepts were developed for the exterior of the facility which
were presented to the Design Committee, with one of the most highly
regarded concepts proposing to sympathize with the boutique row house
nature of Cable Car Square to the south, the modular Second Empire
architecture of Mary of the Angels to the north and the Victorian grandeur
of such Dubuque icons as the Redstone, striving for harmonious blending
of styles and massing to complement the historic fabric of this area of
Dubuque. The concept is not intended to be a replication of fabric of this
area, but a contextual suggestion of days-gone-by.
Parking Ramp at 5th & Bluff -Historic Preservation Committee Comments
November 10, 2009
Page II
The rhythm of the "storefront" bays breaks the shear bulk of the building
into manageable horizontal segments; the stepped facade reduces the
overall height of the building to complement the proximate structures and
the glass enclosed vertical circulation elements on the northeast and
southeast strive to soften those boundaries.
The overarching philosophy of this design is to provide a facility that
blends with the neighborhood that sings with the choir rather than creating
an icon, a soloist that stands out as a unique and dominating edifice."
The Design Committee worked very hard arriving at a recommendation to the
Historic Preservation Committee. I think it is fair to say that there were strong
opinions on all sides of this matter and that through thoughtful consideration of all
involved and also recognizing that we had a highly skilled and recognized
architectural firm recommending this option, the committee did come to a
recommendation of the multi-level building facade.
In closing, I would just again quote Straka Johnson.
"We believe that this design for the parking ramp provides the City of
Dubuque an opportunity to provide a parking facility that is beautiful,
contextual and a complimentary addition to the neighborhood and
community in general."
Considering all of the information that the Design Committee has reviewed, and
the vote taken by the Committee, we would respectfully disagree with the Historic
Preservation Committee's recommendation regarding the facade and request
that you approve and subsequently recommend City Council approval of the
multi-level facade design as presented to the Historic Preservation Commission.
Thank you for your time and consideration in the matter.
cc: Dave Heiar, Economic Development Director