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Port of Dubuque_Riverfront Marina ProjectTHE CITY OF Dubuque ,.- ' ~T T~ ~ A~AmericaCiry ~.J t Masterpiece on the Mississippi 2007 TO: The Honorable Mayor and City Council Members FROM: Michael C. Van Milligen, City Manager SUBJECT: Port of Dubuque -Riverfront Marina Project Alternate Site Location Evaluation and Recommendation DATE: November 10, 2009 Assistant City Engineering Bob Schiesl is transmitting information on the site location options for the Port of Dubuque Riverfront Marina Project. As a result of the planning level site alternatives analysis study for the Riverfront Marina project, several obstacles became boldly apparent with the original main channel location. Due to the river site challenges, the significantly over budget cost projections, and the inability to incorporate and provide the required amenities as stated in the City's BIG Tier II grant proposal, Bob Schiesl recommends that the original main channel location be considered no longer a viable option and recommends proceeding forward with the Ice Harbor as the preferred alternate location for the Port of Dubuque - Riverfront Marina Project. If the City Council concurs with the recommendations as outlined above for proceeding forward with the transient marina project, the following actions steps will be taken: • Environmental clearance phase will be initiated for the Ice Harbor location Conceptual layouts will be further evaluated with property owners and stakeholders • Public informational meeting(s) will be conducted • Public hearing will be held on the Ice Harbor location and the preferred marina configuration and layout On November 5, 2009, the City received formal concurrence from the Iowa Department of Natural Resources and the U.S. Fish and Wildlife Service to proceed forward with the Ice Harbor site as the most economically viable, preferred alternate location and approved a minimum net total of 68 transient slips with incorporated amenities as stated in the City's grant proposal for the Port of Dubuque -Riverfront Marina Project. Assistant City Engineer Bob Schiesl recommends City Council approval to locate an additional 43 transient slips (25 existing + 43 additional for a net total of 68 transient slips) with amenities as outlined in the City's grant proposal for the Port of Dubuque - Riverfront Marina Project. I concur with the recommendation and respectfully request Mayor and City Council approval. Michael C. an Milligen MCVM:jh Attachment cc: Barry Lindahl, City Attorney Cindy Steinhauser, Assistant City Manager Robert Schiesl, Assistant City Engineer Gus Psihoyos, City Engineer THE CITY OF DuB E Masterpiece on the Mississippi TO: Michael C. Van Milligen, City Manager Gus Psihoyos, City Engineer FROM: Robert Schiesl, Assistant City Engineer 1` ~>`~ DATE: November 10, 2009 SUBJECT: Port of Dubuque - Riverfront Marina Project Alternate Site Location Evaluation and Recommendation INTRODUCTION Dubuque AII.M~edeBCily 2007 The purpose of this memorandum is to provide the City Council with information on the site location options for the Port of Dubuque Riverfront Marina Project. Additionally, at the conclusion of the findings presented, staff will request concurrence and approval on the recommended preferred alternate for proceeding forward with the Port of Dubuque Riverfront Marina Project. BACKGROUND In 2005, the Abonmarche Group, a consulting firm specializing in marina development, completed a comprehensive transient boating market feasibility study for the local tri-state area. The study's purpose was: • To determine if a market exists for improved transient marina facilities. • To validate local assumptions and determine if the expenditure of financial resources will attract transient boaters. The market feasibility study indicated a strong demand for slips for transient boaters that cannot be met by the area's existing private marinas. This statistical study indicates a theoretical potential demand for 800 slips in the primary and secondary Dubuque market area. This, coupled with the full occupancy and waiting list at some marinas, leads to the conclusion regarding an actual demand for approximately 200 transient slips for the primary market area for Dubuque. The feasibility study found sufficient market demand and validates local expectations about the market for improved facilities. A complete copy of the market feasibility study is provided as a supplemental attachment. Based on the credible findings of the market feasibility study, the City of Dubuque, in cooperation with the Iowa Department of Natural Resources (Iowa DNR), in 2007 was awarded an unprecedented $3,037,802 BIG (Boating Infrastructure Grant) Tier II appropriation from the U.S. Fish and Wildlife Service (U.S. FWS) to develop a transient boating facility along the Mississippi River at the Port of Dubuque. It was initially proposed that the transient marina facility would accommodate up to 92 slips for boats 26 feet in length or greater. This facility would provide direct boating access to the numerous attractions and amenities the Port and the City of Dubuque have to offer, opening a new waterfront gateway' and providing recreational boaters with afirst-class, state-of-the-art facility to explore and enjoy the City. In addition to the transient slips, amenities and accommodations would include: sanitary pump-out facilities; a dockside bath; shower and laundry facility; and full dock utilities, including water and electrical connections. Upland connections, structures, walkways and utility connections are to be included in this project. The Port of Dubuque Riverfront Marina Project will be designed to be universally accessible. In order to meet the elevated expectations that recreational boaters demand in today's market, this marina facility will require a design that thoroughly understands the user but also respects the adjacent land uses, public input, socio-economic impacts, and the environment. The location of this facility poses some very unique and demanding waterfront design and engineering challenges. Universal accessibility, shoreline protection, climate-related river dynamics, dredging, commercial and recreational navigation and vessel requirements, marine construction, regulatory requirements, public and stakeholder participation, and long-term management/operations are all important aspects of this project. In August 2008, the City retained the consulting firm, JJR, of Madison, Wisconsin, to provide the professional design services for the proposed marina facility. During the initial project development phases, the City hosted apre-consultation meeting with all the various federal, state and local regulatory and approval agencies to discuss the environmental review process for the project. Additionally, a series of stakeholder and public informational meetings were held to provide information and describe the project to citizens and provide an opportunity for public input, feedback and comments. Following the issuance of environmental clearance from the U.S. FWS for the proposed main river channel location, a planning level site alternatives analysis was performed on several main river channel locations. Initially the preferred concept site for the marina facility was to be located on the main channel of the Mississippi River, immediately downstream of the railroad train bridge as shown in the BIG Tier II grant application (refer to Exhibits 1 and 2). It became apparent during this site analysis process due to the river dynamic conditions in which the proposed marina would be exposed to (river velocities, ice flow, variable river stage elevations, and barge wake), a diversion structure and floating wave attenuation would be required to protect the proposed marina facility and infrastructure. A component of the planning level site alternatives analysis was to develop a conceptual estimate of probable construction cost for the various alternatives. While developing these cost projections, it was determined that the proposed budget of approximately $4 million would not allow for the development of 92 slips, with full service amenities and accommodations, as presented in the City's original grant application. This information was relayed to Iowa DNR and U.S. FWS and it was then determined that the minimum number of new transient slips required as part of the grant would be 56. During the planning level site alternatives analysis, several additional obstacles came to light on the main channel location. In discussions with CN Railroad with respect to their train bridge structure located just north of the Grand River Center, it was determined that the railroad would require that the marina facility needed to be located no closer than 100 feet south of the train bridge. Due to this offset clearance requirement, this would shift the marina south within the view shed corridor of the Grand River Center. As the consultant reviewed the main channel location, several advantages and disadvantages were reviewed and are listed as follows: Advantages: • Proximity to Star Brewery • Proximity to Riverwalk • Environmental clearance • No conflicts with existing operations • Main channel access and visibility • Ability to expand Disadvantages: • River flow and velocity • Ice flow and exposure • Proximity to railroad bridge (100 feet minimum clear distance required) • Initial high dredging cost • Future maintenance dredging costs • Need for diversion structure (debris and ice) • No parking in close proximity • Cost of utilities • Upland area for facilities • Construction cost The site analysis process continued using a reduced transient slip layout at or above the 56 minimum requirement (refer to Exhibit 3). The consultant evaluated four (4) options with diversion structures, floating wave attenuation protection and gangway access for the main channel location. The cost estimates developed do not include any amenities (marina building, restrooms, fuel facility, utilities) because they were not within the budget constraints. The cost estimates are as follows: 1. The initial preferred alternative to protect the marina facility was to construct a stone armored break-water. The cost of the stone armored break-water has been determined to be approximately $2.5 million. The projected cost for this option with associated transient slip improvements would be $5,310,372. 2. The second option that was considered was asheet-pile structure. The cost for the sheet-pile system would be approximately $2 million. The projected cost for this option with associated transient slip improvements would be $4,810,372. 3. The third option evaluated was a casing piling system with an ice boom structure to protect the marina facility. The cost for a casing piling /ice boom system has been estimated to be approximately $1.5 million. The projected cost for this option with associated transient slip improvements would be $4,310,372. 4. The last option considered was a floating concrete structure. The cost of the floating concrete structure has been determined to be approximately $1.2 million. The projected cost for this option with associated transient slip improvements would be $4,010,372. The primary main factors affecting the high cost of developing the marina facility on the main channel are the protective diversion structures required (range $1.2 to $2.5 million), the 40 to 50 foot main channel water depths near shore, initial dredging costs and the significant costs to provide universally accessible gangway access to the top of the flood control levee system. At the same time this planning level site analysis was presented itself for an alternate location within the Port 2009, the City was notified that the former Diamond Jo would be vacating the space occupied in the Ice Harbor opportunity to evaluate options for locating the transient Harbor. being performed, an opportunity of Dubuque Ice Harbor. In early Casino Boat had been sold and This presented the City with an boating marina facility in the Ice With the casino boat no longer located within the Ice Harbor, a large area in the protected harbor would become available for a potential marina facility. Once it became apparent the Ice Harbor offered this unique opportunity, the project team met with property owners and stakeholders within the harbor to discuss the potential for an expanded transient marina. Meeting participants included Newt Marine, Dubuque River Rides and National Mississippi River Museum and Aquarium. A set of design and layout parameters were discussed based upon navigational and operational considerations. Numerous conceptual layouts were analyzed and presented to the Ice Harbor stakeholders for input. The major advantage of this alternate location is that the Ice Harbor is located within a controlled floodwall protected harbor and thus would be more economically feasible due to the fact that a protective diversion structure ($1.2 to $2.5 million) would not have to be constructed. Upon initial review, it was determined that 56 slips could be located in the Ice Harbor which would comply with grant requirements. In addition, utilities are readily available in the harbor area which would significantly reduce infrastructure improvement costs and would allow for amenities and accommodations such as: dockside bath, shower and laundry facility; full slip utilities including water and electrical connections; fuel dock and sanitary pump-out facilities. Advantages for the Ice Harbor location are as follows: • Harbor protection -out of main channel river and ice flow • No initial dredging needed • Future maintenance dredging costs minimal • Utilities readily available • Convenient visitor parking • Ability to expand /upgrade existing transient dock slips in harbor • Ability to incorporate more facilities/amenities in budget • Convenient proximity to landside visitor attractions Some of the disadvantages are: • Possible spatial conflict with Dubuque River Rides • Possible spatial conflict with Newt Marine • Minimal room for expansion • Less visibility to main channel • Need for environmental clearance In addition to current operations within the Ice Harbor, in the summer of 2008 the City in partnership with the Iowa DNR and the U.S. FWS successfully completed the Ice Harbor Transient Boat Dock Facility Project consisting of 25 transient slips. Twelve of the slips were funded with a $100,000 Federal Boating Infrastructure (Tier 1) Grant. The Ice Harbor transient boat dock facility included the installation of: 8 - 30 foot slips; 15 - 40 foot slips; 2 slips for broadside dockage; and an 80 foot ADA-compliant access gangway (refer to Exhibit 4). The Ice Harbor transient boat dock facility incorporated 12 transient slips, main walkway and ADA Gangway which utilized the BIG Tier 1 grant funding. For reference, a copy of the approved shop drawings with sections of the floating dock main walkway, floating 40 foot finger docks and ADA gangway (highlighted in yellow to indicate those sections of the floating transient dock system that are identified as federal participating) are shown in Exhibit 4 and Exhibit 5. Staff is proposing to use the value of the 13 slips not having a federal aid interest as an in-kind match for the BIG Tier II grant. Based on the numerous conceptual layouts evaluated and the current navigational, operational and spatial parameters within the Ice Harbor, staff is proposing to incorporate the existing 12 federal interest transient slips, main walkway and ADA gangway (constructed in 2008) into the proposed new transient marina facility. Combined with the 56 slips required under the BIG Tier II grant funding, the new marina facility would include a minimum of 68 (56 + 12) total transient slips. The preferred alternative conceptual layout for the proposed marina facility in the Ice Harbor is shown in Exhibit 6, with the existing 12 federal interest transient slips, main walkway and ADA gangway highlighted. It is also recommended that the existing 13 (non-federal aid) transient slips that remain (constructed in 2008) would be incorporated into the new marina design (merged into the minimum net total 68 slips), modified and upgraded to incorporate all full service amenities and accommodations. RECOMMENDATION As a result of the planning level site alternatives analysis study for the Riverfront Marina project, several obstacles became boldly apparent with the original main channel location. Due to the river site challenges, the significantly over budget cost projections, and the inability to incorporate and provide the required amenities as stated in the City's BIG Tier II grant proposal, City staff recommends that the original main channel location be considered no longer a viable option. City staff also recommends proceeding forward with the Ice Harbor as the preferred alternate location for the Port of Dubuque - Riverfront Marina Project. If the City Council concurs with the staff recommendations as outlined above for proceeding forward with the transient marina project, the following actions steps will be taken: • Environmental clearance phase will be initiated for the Ice Harbor location • Conceptual layouts will be further evaluated with property owners and stakeholders • Public informational meeting(s) will be conducted • Public hearing will be held on the Ice Harbor location and the preferred marina configuration and layout FEDERAL APPROVAL Due to the potential modifications to the City's BIG Tier II Grant, City staff provided the Iowa Department of Natural Resources and the U.S. Fish and Wildlife Service with same information on the site location options for the Port of Dubuque Riverfront Marina Project. Additionally, based on the current navigational, operational and spatial parameters within the Ice Harbor, staff recommended that the minimum number of transient slips required as part of the grant would be 68. On November 5, 2009, the City received formal concurrence from the Iowa Department of Natural Resources and the U.S. Fish and Wildlife Service to proceed forward with the Ice Harbor site as the most economically viable, preferred alternate location and approved a minimum net total of 68 transient slips with incorporated amenities as stated in the City's grant proposal for the Port of Dubuque - Riverfront Marina Project. ACTION TO BE TAKEN I recommend that the City Council concur with the recommendation to proceed forward with the Ice Harbor as the most economically viable, preferred alternate location and approve a minimum net total of 68 transient slips with amenities as outlined in the City's grant proposal for the Port of Dubuque - Riverfront Marina Project. ~~ ~~ P ,r ~' -- ~. ~, '° !~ ,~ ~r o ,~_ 1 . ~ ~. ~~' ~ ~ ~- ~```.ti A7'[EN[3dN7'~ f 81}Itt7lhlCr ~` 4Q' Si.lPS ~ 3~ 'f(?t'AL. ~ ~~ Sl.~S 0 30 60 1 M ~ ,~QNMARCHE CONSULTANTS. 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REV~PoN ~ESCRII rnsc c.av.~" 1j AtN, urr F s , f e 110P! ~ wrE 4~.,~, M ~~ ~ ~ ~ ~° ° ATLANTIC say "vJ r ~ ,~h~ ~. a ~ ~ ~ .< „ ,. „~ at . 5~~ a ,rw~ M E ECO ~~,~ ~ .. ~ KED sr~ cu RE 9Y R ~ C 17~-~ ~ pl,Aata a " LAN ,r, 7177 H ~i K } 1 1_ y m A.. neu'ix gry,~x-... a s<rw, t t ~ I i .', _ .. ~ .SHEET 1 SCAIE: 1' ~ 30'-0":' pAtE: O6f11/07' , 1. ,. i Gh •`.r~ ~I~ f i I sttcd~c am en w'kvaatgn s a;,cat tuLuaaa ~. ~ rrs•, .~-cwt. u~ .a;>ri-. , ~ ,7 ~. "_ .. , , _ ... 'd ----Cy 4 ~ j# A {" E ~ ,< t ` ... - NATIONAL MISSISSIPPI RIVER ,:MUSEUM & AQUARIUM ;. ICE - ~~ HARE .FARM ._ .. ,~..: ' s - S } ~ B tQ r n 3 ![ a ~ a3 5 9A 6 p fS yJ ~, ~ A r ?6 ,:. ,~ ~ 2a 2s ~ i ~r ~ hr i ~ L ,e 2a as ~JS ~ ~ .~" °"` I ~ !s ze 3s ~ I ~ _.. ~ ~ 27 32 a7 f.. ~:Y, . ~ S5 ~ za 33 3n ~ I ~ ~ \ _. __ T2 ~' \ .. .ryry {';AUNT. 2~~~ K~ ~ ~= SLIPS Afl - tS SUPS 5(7 - A SUPS 97-fUEt (JOCK ~ TOTAL. - 70 SllPS * PfLE TURNING CLUSTER NEWT MARINE BARGE & TUG TURN RADIUS NEW DOCKSIDE BUILDING EXISTING UTILITIES EXISTING ACCESS RAMP ~~~~ ~. -EXISTING UTILITIES - { ; ~. ~, ~ ~, _ ~- MiSSISSIPt'I "~ RIVER RID~i ~ e~ ~ .~ se ~ EXISTING FEDERALLY FUNDED MAIN WALK & FINGER PIERS PROPOSED ICE HARBOR LAYOUT CONCEPT Boat Docks: City Council Meeting Nov. 16, 2009 Reasons against them: Here’s what we are talking about: city building _____ transient boat docks in the Ice harbor, at the cost 4 million, in all. 3 million from a grant, 1 million from citizens’ tax money. 1. Seven marinas in Pool 12 – and one at Mud Lake a.Four full-service marinas (with mechanics) b.Five have gas c.All running at approximately 80% occupancy d.All have open transient docks all summer 2.Will a city-owned marina hurt existing marinas? a.I called local marina owners and asked, and they all said “yes” 3.Really only a three-month season (memorial day to labor day) a.How can that amount of time affect downtown economy that much? 4. Big boats/yachts a.Boaters can dock at existing marinas and take a taxi to downtown b.City could get a trolley loop going past the two marinas in Dubuque c.Boaters could move their boats to the transient boat docks already in the harbor, just like they go to Nine Mile for the day. They aren’t doing that now. 5.How much maintenance if they are built? Ongoing expenses: a.Someone to sit in front of gas pumps and “amenities”: another person on payroll. b.Dredging? Can’t afford to dredge in front of city lease holders’ riverfront property. i.Extremely costly 6.Talked to Mike, and I understand the economics – Mike is logical and persuasive a.Head says OK, I understand; my heart says: ONE MILLION DOLLARS out of our tax money in this economy. b.DBQ would be giving up 3 million in federal money, but someone else will get it. It won’t disappear. 7.Finally, I know this is a match for the Vision Iowa grant for the River Museum. Attaching the docks to that grant application, before we had this vote tonight, was a mistake, like counting chickens before they were hatched. As a member of this council, I don’t like that a.Feel a bit coerced to vote for the docks, based on my love and support for the museum. 8.We voted on these docks before, when they were going in the river. And I voted “yes.” But tonight, I will find out just how politicians feel when they say “well, I voted before them before I voted against them.” Circumstances change, the economy changes, and people are out of work. One million dollars. 9.Mile high ice cream cake story . . . free dessert, but I could choose not to eat it.