Zoning Kennedy Mall amend PUDPlanning Services Department
City Hall
50 West 13th Street
Dubuque, Iowa 520014864
(563) 5894210 office
(563) 589-4221 fax
planning@cityofdubuque.org
May 12, 2003
The Honorable Mayor and City Council Members
City of Dubuque
City Hall - 50 W. 13th Street
Dubuque IA 52001
RE: Amend Planned Unit Development
Applicant: Kennedy Mall, Ltd./David DeChdstofaro
Location: 555 J. F. Kennedy Road
Description:To amend the Planned Unit Development District to add a 30,008 square
foot detached retail store at the southeast corner of the mall site.
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 applicants spoke in favor of the request, reviewing past expansions of Kennedy
Mall, local impact of new Best Buy Store, impact on surrounding street system, number
of employees to be hired, elevation of proposed store, landscape plan, a parking study,
and a traffic impact study.
Staff reviewed current status of review of building and site plans, current and proposed
parking at Kennedy Mall, their analysis of the traffic study, and coordination with U.S. 20
improvements.
There were no public comments.
The Zoning Advisory Commission discussed the request, noting that the proposed
amendment is consistent with the adopted PUD Ordinance for Kennedy Mall and
compatible with surrounding development.
Recommendation
By a vote of 6 to 0, the Zoning Advisory Commission recommends that the City Council
approve the request.
Service People Integrity Responsibility Innovation Teamwork
Amended PUD - Kennedy Mall
May 12, 2003
Page 2
A simple majority vote is needed for the City Council to approve the request.
Respectfully submitted,
Eugene Bird, Jr., Chairperson
Zoning Advisory Commission
Attachments
cc: Mike Koch, Public Works Director
PLANNING APPLICATION FORM
~ of Dubuque
Planning Semites Depa~ment
Dubuque: ~ 52001-4864
Phone: 562-589-42Z0
Fax: 563-589-4221
__J Vadance
~Condi~onal Use Permit
~]Appeal
[~Spedal Exception
~1 imited Setback Waiver
Eli Rezoning
~[] Planned District
[~ Pretiminaq¢ Plat
~F~tMinor Rna! P{at
El]Text Amendment
[~Simpl~ Site P~an
~]Minor Site Ptan
~ Hajor Site Plan
~--] Hajor Final Plat
[~Simple Subdivision
~Ann~on
~Temporary Use
~Cerdfi~te of E~nomic Non-Viabflity
~%Ce~ficate of Appropriateness
Please type or print leqibl¥ in ink
PropeP~,owner(s): Kennedy Mall, .Ltd. Phone: (330) 747-2661
Address: 2445 Belmont Ave. ~ty: Youngstown State:OH Z~p: 44504-0186
P.O. Box 2186
Fax Number: (330) 743-:2903 Mobile/Cellular Number: N/A
Applicant/Agent: David M. Deehrlstofaro, P.E., P.S. Phone: (330) 747-2661
Address: 2445 Belmont Ave. Ob/: Youngsto~Tn State: OH ZipL445-4-0186
P.O. Box 2186
Fax Number: (330) 743-2902 Mobile/Cellular Number: N/A
Siteloca~on/address: 555 J.F.K. Road, Dubuque, Iowa 52002
E>dsting zoning: PC ProF3seq zoning: PC H[~todc Distil:
Landmark:
Legal DescdF4Jon (Sidwell parcel ID~ or tot number/block number/subdivisibn): See attached
leqal description for total Mall site 55.833 acres.
Total~ro~rty(lot) are~(squamf~tora~): Mall Site 55.833 ac.; Best Buy 2.10 ac.
(part of Mall ac.)
Des~be proposalandreasonn~sa~(at~ ale~er~e.x'Dla~on, if~eed~):
Proposal to amend the development Pla~ at the Kennedy Mall t~ add
a 30.008 ,~.v. retail store at the southeast corner of the i~I_al.Z site.
CSRTtFiCATZON: I/we~ the unde~igneq, do he,by ce~Jfy(~a~.,tached from the. Ma~l structure.
The information submitted herein is true and correct to the best of my/our knowledge and upon
submittal becomes public record;
2, Fees are not refundable and payment does not guarantee approval; and
3, All additional required written and graphic materials are at~ched.
Date:
FOR Oi;t-zCE USE ONLY - APPL!F.A~ON
~S~te/sk~
plan ~ ~n~p~al De~nt Plan
['~improvement p~ns [~Design ~eview pFojecz description
SUBMz t ~ AL CHECKLIST
Date: _~ ~:'
~Photo ~,~Plat
F-~F!cor p!an ~Otber:
Applicant: Kennedy Mall, Ltd./David
DeChristofaro
Location: 555 J. F. Kennedy Road
Proposed Area
to be Rezoned
Description: To amend the Planned Unit
Development District to add a 30,008
square foot detached retail store at the
southeast corner of the mall site.
CENTURY DRIVE
BIES DRIVE
J.C. PENNEY
WACKER DRIVE
SEARS
YOUNKERS--- J ~
E
'
KENNEDY MALL
J
I / I,, / ,/ /
I I I I ~
LANDSCAPE PLAN
~[~J' il ·
ALLIANT
Vicinity Map
i i!iipro|ect Information
i!iD~Jque, Iowa
ii?~i!gJea-
Area-
Count-
55.833 Ac~es
30,038 S.F.
150 spaces
5/1000
Site Location
Kennedy Mall
Dubuque. Iowa
WCL
~C~A)~,
3T~O~RAMING
179 8.F. TICKET
REAR ELEVATION
RIGHT ELEVATION
147
CLEAR ANODIZED
STOREFR~.
L HALIDE
WITH MGHT
CAR STEREO INSTALL BKZiN
~ROVtE)ED BY BEST BUY.
INSTALLATION BY SIGN CONTRACTOR
~'ENTER
OVERHEAD DOORS, PAINT TO
MATCH CMU.
~ite Locaflc~
Kenr~ty Marl
Dubuque, towa
WCL
~ CAR ~EREO "INSTALL BAY" DOOR BEYOND SIGNAGE
LEFT ELEVATION P,OVIDED i~Y BEST BUY NSTALLATiON BY CONTF(ACTOR
PARKING SUMMARY
EXISTING KENNEDY MALL
TOTAL ENCLOSED MALL & OUTPARCELS
MINUS MALL SHOP MEZZANINES
MINUS FOOD COURT COMMON AREA
MINUS ENCLOSED MALL
MINUS MALL OFFICE / PUBLIC REST'RMS / MAINT. GAR.
MINUS UTILITY ROOMS / MALL STORAGE -
MINUS EXIT CORRIDORS
MINUS COMMUNITY ROOM
660,378.48 SF.
(2,691.60 SF.
(15,661.29 SF.
(66,916.04 SF.
(6,372.00 SF.
(3,884.26 SF.
(7,252.23 SF.
(1,040.00 SF.)
TOTAL GROSS LEASABLE AREA ................................ 556,561.06 SF.
EXISTING PARKING SPACES ..................................... 3,082
RATIO 5.54 SPACES PER 1,000 SF. OF G.L.A.
KENNEDY MALL WITH BEST BUY
EXISTING GROSS LEASABLE AREA
BEST BUY
556,561.06 SF.
30,008.00 SF.
TOTAL GROSS LEASABLE AREA ................................ 586,569.06 SF.
PARKING SPACES ...................................................... 2,948 (LOSE 134 SPACES)
RATIO 5.02 SPACES PER 1,000 SF. OF G.L.A.
PARKING SPACES REQUIRED BY CITY @ 5.00 CARS PER 1,000 SF.
OF GROSS LEASABLE AREA 2,933 CARS.
EXCESS PARKING SPACES AVAILABLE AFTER BEST BUY 15 CARS
ENGINEERS & PLANNERS
ANKENY, I~ ATI.~NTIC, IA CEDAR ~PIDS, I~ ~RYVILLE, ~0 8~ ~08EPH, ~0
(515) 964-2020 { (712) 243-6505 { (319) ~2-~94I(6~o) s,2.~8~I (,,~) 304-5222
March 26, 2003
Kyle Kritz
City of Dubuque Planning Services Department
50 W. 13th Street
Dubuque, Iowa 52001-4864
Traffic Impact Analysis: Best Buy at Kennedy Mall
Dubuque, Iowa
S&A Project No. 103.0220.08
Dear Mr. Kritz:
A study was prepared for the City of Dubuque, to satisfy the City's requirement for a traffic impact
analysis of the proposed Best Buy store within the Kennedy Mall site.
Best Buy is proposing to construct a 30,000 square foot retail store within the Kennedy Mall site in
Dubuque, Iowa. The store will be located in the southeast comer of the mall site, adjacent to the
intersection of US 20 (Dodge Street) and Wacker Drive. The attached Figure 1 shows a site plan of
the proposed location of the store on the development site.
Vehicle access to the Best Buy store will be via existing enlrances servicing the Kennedy Mall. The
purpose of this traffic impact analysis is to determine whether the traffic generated by the addition of
this store on the mall site will significantly affect existing traffic conditions. The locations included in
this review of potential traffic impacts are the signalized intersection of US 20 and Wacker Drive and
the two unsignalized driveways into the Mall from Wacker Drive between US 20 and J.F. Kennedy
Road.
2003 Existing Conditions and Traffic Volumes
Based on available historic data provided by Iowa DOT and The Cafaro Company, traffic volumes at
each of the locations noted above were developed for a typical 2003 weekday PM peak hour. Iowa
DOT provided turning movement counts for the intersection of US 20 and Wacker Drive for the
years 1997 and 2001. The Cafaro Company provided driveway counts for several holiday shopping
season weekends, spanning 1986 to 2000.
Signal phasing and timing data was provided by the City of Dubuque Engineering Department.
Capacity analysis! of the intersection of US 20 and Wacker Drive assumed "flee" operation of the
signal with/n the programmed timing parameters. In 2001, the weekday PM peak hour overall
intersection level of service was LOS D, with average delay of 36 seconds per entering vehicle. LOS
D was also shown for the typical weekday PM peak hour in 1997, with 38 seconds per vehicle.
Capacity analysis was completed using SYNCHR05 and Highway Capacity Software, HCS~fl00
5005 BOWL1NG STREET, S' W', SUITE A- CEDAR RApIDs, IOWA 52404 [ ears!
Website: ww~v. snyder-associates.com e-n~ail: email@snyder-associates.com /""./ I
a e ] ~COMMITNIENTTOSERVICESINCE¶9771~
D:~Best Buy\TIS Memorandum.doc P g
For analysis of current 2003 conditions, the 2001 turning movement counts were adjusted by a factor
of 1.05 to estimate typical background growth in population.
During the 2000 holiday shopping season, the studied Mall entrances recorded 324 entering vehicles
during the Saturday peak hour. Based on Institute of Transportation Engineers CITE) data and
practices,2 trip generation for the weekday PM peak hour of adjacent street traffic can be assUmed to
be 64% of the Saturday holiday season peak hour of the Mall.3 Therefore, the following weekday PM
peak hour driveway volUmes were calculated:
· South Entrance (Entrance 1 ): 113 entering, 122 exiting
· North Entrance (Entrance 2): 83 entering, 89 exiting
The Mall entrances are aligned with entrances to a commercial area on the east side of Wacker Drive.
Entering and exiting volumes were developed for the primary PM peak hour generators on that site:
Shopko, Wendy's and Blockbusters. A total of 120 entering and 121 exiting vehicles were assigned to
the driveway locations.4
The resulting volumes are shown in attached Figure 2.
The current intersection and driveway operations are summarized in the following table.
2003 Intersection and Driveway Operations on Wacker Drive
Current Traffic
Location on Controlled LOS Average Delay for
Wacker Drive Movements Controlled Movements
US 20 overall (signal) D 40 sec
South Entrance EB/WB STOP C / C 16 sec / 16 sec
North Entrance EB/WB STOP C / C 15 sec / I7 sec
Generally, under present conditions (without Best Buy) the US 20 and Wacker Drive intersection
con,hues to operate under congested conditions. However, LOS D is not uncommon for weekday
peak hour operation in similar urban settings. Several elements, including intersection geometries,
proximity of a frontage road connection, and use of protected-only and split signal phases contribute
to the overall delay at the intersection.
The existing driveways presently operate within acceptable ranges of delay. It is noted that the range
of average delay corresponding to LOS C for an unsignalized intersection is at least 15 to less than 25
seconds per vehicle. As expected, delays for left-turning exiting movements are slightly higher than
for right-turning movements, but neither are unreasonable for an unsignalized driveway during a
weekday peak hour.
~ Trip Generation, 6~ Edition.
a IrE Land Use 820 - Shopping Center.
4 £1'g Land Uses 815, 834 and 896, respectively, were applied. A reduction of 10% was taken for shared tr/ps on the site.
Two-thirds of the Shopko traffic and half of the Wendy's and Blockbuster traffic were assumed to approach and leave v/a
J.F. Kennedy Road.
D:'~Best Buy\TIS Memorandum. doc Page 2
Review of Crash History
Available crash data from the Iowa DOT ACCESS-ALAS system was also reviewed for all locations
within the study area. During 1997-1999, eighteen crashes were reported at the intersection of US 20
and Wacker Drive. Eleven of the crashes were congestion-related rear-end and lane-change crash
types. Four crashes were right-angle or left-turn crashes within the intersection, and three were
"unknown" crash types. Current intersection signal phasing reduces the potential for crashes within
the intersection to incidences of "red-light running".
On the roadway passing the Mall entrances on Wacker Drive, nine crashes were reported within the
latest available three-year period. Five crashes involved vehicles exiling the commercial sites on
either side of Wacker Drive, and four involved vehicles entering the sites. It was further noted that
one-third of all involved drivers were elderly, and four of the nine crashes occurred in December. All
crashes occurred between 10:00 AM and 10:00 PM, and more crashes occurred on Tuesdays and
Wednesdays (5) than on Fridays and Saturdays (3).
Best Buy Trip Generation and Distribution
ITE Land Use 863 - Electronics Superstore was assigned to the proposed Best Buy store. Applying
the average trip generation rate for weekday PM peak hour of the adjacent street, 135 trips, 66
entering and 69 exiting, are projected.5
For purposes of analysis of the Wacker Drive locations, reduction of these values is reasonable.
· A reduction for trips to Best Buy from among the vehicles already visit'mg the Kennedy Mall
development can be assumed to be at least 10 to 20% of the total.
· Pass-by trips, visits to the store by vehicles that are en-route to a different primary destination
and therefore akeady counted among the existing traffic on the street network, can also be
assumed to be 10 to 20%. These trips are assigned to the entrances, but are not added to
volumes on the adjacent street system.
· Diverted trips from US 20 can also be assumed to reduce the number of new trips on the street
network. Diverted trips are visits to the store by vehicles within the existing traffic volume of
a street that does not provide dkect access to the site. A 10 to 20% reduction in new trips is
reasonable.
· Historical traffic counts indicate that approximately 25% of all trips to the Mall development
enter and/or exit via the studied South and North Entrances. The development has four other
entrances, which serve the majority of trips.
However, it can be assumed that the location of the store, in the southeast comer of the Mall
development, will prompt the majority of drivers enroute to Best Buy to enter, exit, or both,
via Wacker Drive.
s Land Use 863 trip generation rates for "Weekday, PM Peak Hour of Generator" and "Weekday, Peak Hour of Adjacent
Street: One Hour Between 4:00 and 6:00 PM" are equal.
D:q3est Buy\TIS Memorandum. doc Page 3
Therefore, the following reductions in the number of new lrips within the study area were applied:
· Shared trips within the Mall development: 10%
· Trips entering/exiting via remote driveways: 20%
· Pass-by/diverted trips: 20%
The number of new trips assigned to the street network within the study area was 66 trips, 32 entering
and 34 exiting. The new trips were assigned with 1/3 using the North Entrance and 2/3 using the
South Entrance.
The number of pass-by/diverted trips was 28 trips, 14 entering and 14 exiting, which were primarily
assigned to the South Entrance. Therefore the total increase in veh/cles entering and exiting the Mall
entrances was estimated to be:
· South Entrance (Entrance 1 ): 35 entering, 33 exiting
· NorthEnmmce (Entrance 2): 11 entering, 15 exiting
Both entering and exiting traffic were distributed according to US 20 and Wacker Drive intersection
approach volumes per the 2001 Iowa DOT mining movement counts:
· To/from the east on US 20: 35%
· To/from the west on US 20: 30%
· To/from the north on Wacker Drive: 20%
· To/from the south on Wacker Drive: 15%
The attached Figure 3 shows the projected total traffic volumes with Best Buy trips distributed on
current turning movement volumes. Capacity analysis of the Waaker Drive locations, with Best Buy
traffic added, is summarized in the following ruble.
2003 Intersection and Driveway Operations on Waeker Drive
Current Traffic plus Best Buy Trips
Location on Controlled LOS Average Delay for
Wacker Drive Movements Controlled Movements
US 20 all (signal) D 41 sec
South Entrance EB/WB STOP C / C 17 sec / 19 sec
North Entrance EB/WB STOP C / C 17 see / 19 sec
With the addition of Best Buy, fifty-three vehicles were added to the 2003 background volume of
2,725 entering vehicles at the signalized intersection of US 20 mad Wacker Drive. Additional delay
that each vehicle will experience is projected to average one second during the peak hour.
For a signalized intersection, the range of average delay that defines LOS D is at least 35 but less
than 55 seconds per vehicle. The typical 2003 weekday PM peak hour traffic conditions, with or
without Best Buy traffic, fall within the lower portion of the range. As noted earlier, 2001 and 1997
peak hour intersection operations were also low-range LOS D.
D:qBest Buy\TIS Memorandum.doc Page 4
Therefore, the addition of Best Buy at the Kennedy Mall site will not cause any change in overall
intersection level of service at the signalized US 20 and Wacker Drive intersection.
At the unsignalized entrances, the capacity analysis indicates that each vehicle will experience a
projected average increase of zero to three seconds delay, but the locations continue to operate at
LOS C. North of the entrances, a traffic signal controls the high-volume and geometrically unusual
intersection of Wacker Drive with J.F. Kennedy Road. Therefore, both northbound and southbound
movements on Wacker Drive are controlled by rigidly-structured signal phasing. Vehicles approach
the Mall entrances in well-developed platoons, rather than randomly. This. results in significant
periods with little potential conflicting traffic on Wacker Drive, and provides adequate gaps for
vehicles moving into or out of the commercial sites; Also, drivers intending to proceed northbound
from the Mall can choose to exit directly to J.F. Kennedy Road at the signalized intersection with
Wacker Drive, rather than via a left-turn from the studied unsignalized entrances.
Therefore, the addition of Best Buy at the Kennedy Mall site will not cause significant change in
average delay per vehicle at the unsignalized entrances on Wacker Drive.
Crash Potential
The reviewed crash history of the US 20 and Wacker Drive intersection revealed patterns related to
congestion and "red light running". Both of these conditions are being addressed by the Iowa DOT
and the City of Dubuque, in the following manners:
· A pilot program of automated "red light running" enforcement via video surveillance has been
operating in the City since 2000. Studies suggest that automated programs at one "known"
location within a mty have reduced red hght running rates at other locations.
· A study of the US 20 corridor, with subsequent recommendations designed to reduce
congestion and improve intersection and street network operation, is on-going. Planned
capacity-related improvements to the Wacker Drive intersection include additional turn lanes,
removal of the current north/ south split-phase signal lqming, and coordination of traffic
signals on US 20. The City is currently negotiating for right-of-way in order to construct the
additional mm lanes.
These efforts will benefit the study area with both reduced delays and reduced crash potential. With
or without Best Buy, the intersection of Wacker Drive and US 20 will operate at LOS C with the
planned geometric and phasing improvements.
No excessive delays are projected for vehicles using the unsignalized Mall entrances. Therefore, there
is little potential for drivers to be forced to attempt use of inadequate gaps to access Wacker Drive.
Although the raw number of crashes may increase slightly due to increased volumes, the crash rate
per entering volume should remain stable. The US 20 corridor study may result in improvements to
the adjoining streets, such as providing a continuous center mm lane on Wacker Drive, which would
reduce the potential for the types of crashes found in the recent history.
D:~Best Buy\TIS Memorandum. doc Page 5
Conclusions
Analysis of weekday PM peak hour conditions with additional traffic enroute to the proposed Best
Buy store within the Kennedy Mall site shows no significant impact on current operations or safety
conditions at the studied locations on Wacker Drive.
No significant increase in average delays for vehicles using the unsignalized entrances on Wacker
Drive is projected with the addition of Best Buy-generated traffic. Additionally, alternate accesses to
the Mall site are available within a reasonable distance, thereby minimizing the projected one-second
increase in average delay at the South Entrance.
The US 20 and Wacker Drive intersection will continue to operate at the level of service that has
been provided for the past several years, with or without additional Best Buy-generated traffic.
Improvements to the intersection are needed due to existing and historic conditions, and are being
identified by the current US 20 corridor study.
If there are further questions regarding the traffic impact analysis of the proposed Best Buy store on
the Kennedy Mall site, please feel free to contact me.
Sincerely,
SNYDER & ASSOCIATES
Leslie Hart, P.E.
D:~Best Buy\TIS Memorandum-doc Page 6
SITE PLAN
BEST BUY TRAFFIC IMPACT STUDY
DUBUQUE, IOWA
PLANNED DISTRICT STAFF REPORT Zoning Agenda: May 7, 2003
Project Name:Amendment to John F. Kennedy Mall PUD
Property Address:555 John F. Kennedy Road
Property Owner:Kennedy Mall, Ltd.
Applicant:David M. DeChristofaro, P.E., P.S.
Proposed Land Use:Commercial
Existing Land Use:Commercial
Adjacent Land Use:
Flood Plain:No
Water:Yes
Storm Sewer:Yes
North - Commercial
East - Commercial
South - Commercial
West - Commercial
Proposed Zoning: PUD
Existing Zoning: PUD
Adjacent Zoning: North - C-3
East - C-3/PC
South - PC
West - C-3
Total Area: 55 acres
Existing Street Access: Yes
Sanitary Sewer: Yes
Previous Planned District: The Kennedy Mall has been a planned unit development
since its construction in the late 1960s. The PUD has been amended several times
over the years for major expansions.
Purpose: The proposed PUD amendment is to allow the construction of a 30,000
square foot retail building in the southeast parking lot of the Kennedy Mall property.
Property History: The subject property was previously used for agricultural production
prior to the Kennedy Mall's construction.
Physical Characteristics: The Kennedy Mall is surrounded by commercial development
on all sides. The subject property has frontage on John F. Kennedy Road, U.S.
Highway 20, Century Drive and Stoneman Road.
Conformance with Comprehensive Plan: The Comprehensive Plan designates the
area for commercial use.
Staff Analysis:
Streets: No new streets are proposed are part of this development.
PLANNED DISTRICT STAFF REPORT- Kennedy Mall Page 2
Sidewalks: No new sidewalks other than those directly in front of the proposed
new stand-alone retail building are proposed.
Parking: Existing parking will be removed as part of the construction of the new
building. A total of 134 parking spaces will be removed. After construction, there
will still be five spaces per 1,000 square feet of gross leasable area as required by
the existing PUD ordinance for Kennedy Mall.
Lighting: New outdoor lighting shall utilize cut-off luminaries.
Signage: Signage will be provided as shown in the attached renderings for the
new Best Buy retail store.
Bulk Regulations: As per submitted amended conceptual plan.
Permeable Area (%) & Location (Open Space): As per submitted amended
conceptual plan.
Landscaping/Screening: Additional landscaping will be provided around the
proposed building and in adjacent parking lot areas as shown on the attached
conceptual plan.
Impact of Request on:
Utilities: Existing utilities are adequate to serve the site.
Traffic Patterns/Counts: U. S. Highway 20, primary arterial: 25,1000 ADT (2001);
Wacker Drive, primary arterial: 10,200 ADT (2001) and Century Drive, collector
street: 4,990 ADT (1997).
Public Services: Existing public services are adequate to serve the site.
Environment: Staff does not anticipate any adverse impacts to the environment
provided adequate erosion control is provided during all construction of the
proposed building.
Adjacent Properties: The proposed construction of a 30,000 square foot retail
building will generate additional traffic on the surrounding street systems.
CIP Investments: None proposed by the City of Dubuque, As part of capacity
improvements for the Wacker Drive / U.S. 20 intersection, the Iowa Department of
Transportation will be constructing an additional right turn lane along the east
side of the proposed 30,000 square foot retail building on Wacker Drive.
PLANNED DISTRICT STAFF REPORT- Kennedy Mall Page 3
Staff Analysis: The applicants are requesting an amendment to the Planned Unit
Development for the Kennedy Mall. The Best Buy Company, Inc. has proposed the
construction of a 30,000 square foot stand-alone building in the southeast corner of the
Kennedy Mall property.
Kennedy Mall is currently comprised of 556,561 square foot of gross leasable retail
space within the main mall building and out parcels. The proposed 30,000 square foot
Best Buy store will bring the total gross leasable square footage of retail space on the
site to 586,569.
The Kennedy Mall currently provides 3,087 parking spaces. This provides a ratio of
5.54 spaces/1,000 square feet of gross leasable area. With the addition of the 30,000
square foot Best Buy building, the ratio will be reduced to 5.02 spaces per 1,000
square feet of gross leasable area. This ratio still complies with the parking
requirements previously established for the Kennedy Mall PUD. This parking ratio is
slightly higher than what is now recommended for regional shopping centers of 4.5
spaces/1,000 square feet of gross leasable area.
The proposed 30,000 square foot Best Buy retail store will be located in the southeast
corner of the mall property. This area is already paved; thus, the new store will not
increase the impermeable area of the site. The closest access to the proposed 30,000
square foot stand-alone structure for Best Buy will be off of Wacker Drive near Expert
Tire. The Kennedy Mall currently has three accesses off of Wacker Drive. In addition,
the mall has access from John F Kennedy Road, Stoneman Road, and Century Drive.
As part of the proposed amendment to the Kennedy Mall PUD, the applicant has
provided a traffic study completed by Snyder and Associates of Cedars Rapids. The
City Engineering Division has reviewed the submitted traffic study and Public Works
Director Mike Koch has provided a memo attached to this staff report that outlines his
review of that traffic study.
The Iowa Department of Transportation has recently gone out to bid for capacity
improvements to the Wacker and U.S. 20 intersection. These improvements include
modification to the signal timing, increasing the length of storage bays for left and right
turning movements off U.S. Highway 20 to Wacker Drive, and the addition of a right
turn lane on Wacker Drive immediately east of the proposed Best Buy building. This
improvement to U.S. Highway and Wacker Drive is part of an interim project by the
Iowa Department of Transportation to enhance the capacity of U.S. Highway 20.
Planning staff recommends that the Zoning Advisory Commission review Section 3-5.5
of the Zoning Ordinance that establishes criteria for the review of Planned Unit
developments.
Prepared by:_________________Reviewed:__________________Date:__________
CITY OF DUBUQUE, IOWA
MEMORANDUM
April 30, 2003
TO:Kyle Kritz, Planning Services
FROM:Michael A. Koch, Public Works Director
SUBJECT:Best Buy Traffic Analysis
The following is a summary of the traffic analysis performed by Snyder and
Associates Engineers for the proposed Best Buy store at Kennedy Mall.
The proposed store will be located in the southeast corner of the Kennedy Mall
parking lot, near the intersection of U.S. 20 and Wacker Drive. No direct access,
however, is being provided from either adjacent side street to accommodate the
additional store. Access will only be provided from within the existing parking lot.
The store is proposed to be a 30,000 square foot retail store generating
approximately 66 new trips during the weekday P.M. peak hour. Of this total, 32
trips would be entering the site and 34 would be exiting the site during this
period. The majority of the new traffic is expected to enter the Mall from either
the northerly or the southerly existing access points onto Wacker Drive. Based
upon the historical distribution of traffic among the various entrances to the Mall
and the proximity of the Best Buy's property to the southerly entrance from
Wacker Drive, one-third of the new trips are estimated to use the northerly
Wacker Drive access and two-thirds, the southerly access.
Intersection of U.S. 20 and Wacker Drive
The intersection of U.S. 20 and Wacker Drive currently operates at a Level of
Service (LOS) "D" with existing traffic. The additional traffic associated with Best
Buy is a small proportion of the total traffic at this intersection. It is, therefore,
expected that the intersection traffic delay for the Year 2003 of 39.7 seconds per
entering vehicle during the peak hour is only anticipated to rise to 1.7 seconds
per vehicle. This is still a Level of Service "D" operation.
Northerly Access to Wacker Drive
The northerly access to Wacker Drive currently operates at a LOS of "C", with
approximately 15 to 17 seconds of delay per vehicle. With the additional Best
Buy traffic, the northerly access should still operate at a LOS of "C" with only a
slight increase in delay of approximately 2 seconds per vehicle.
Page 2
April 30, 2003
Southerly Access to Wacker Drive
The southerly access to Wacker Drive also currently operates at a LOS of "C",
with approximately 16 seconds of delay per vehicle. This delay is anticipated to
remain at a LOS "C" with a slight increase in delay of approximately 1 to 3
seconds per vehicle.
CONCLUSION
It is anticipated that the intersection of U.S. 20 and Wacker Drive should not see
any noticeable change in its operation or the Level of Service for the projected
opening Year 2003 traffic volumes as a result of the Best Buy traffic.
The Iowa Department of Transportation is currently working on an improvement
project to synchronize the traffic signals along U.S. 20 to reduce traffic
congestion and delay a project. This project is planned for construction and
operation in the Year 2003. In addition, plans call for the construction of a new
right-turn lane for southbound Wacker Drive to improve the capacity of Wacker
Drive.
The addition of the Best Buy traffic should have no detrimental impact to the
existing driveways, the intersection of U.S. 20 and Wacker Drive, or to any of the
planned improvements to the U.S. 20 corridor.
MAK/vjd
cc: David Ness, Engineering
Prepared by: Laura Carstens~ City Planner Address: City Hall~ 50 W. 13th St Telephone: 589-4210
ORDINANCE NO. 40-03
AN ORDINANCE AMENDING APPENDIX A (THE ZONING ORDINANCE) OF
THE CITY OF DUBUQUE CODE OF ORDINANCES'BY PROVIDING FOR THE
AMENDMENT OF THE KENNEDY MALL PUD PLANNED UNIT
DEVELOPMENT WITH A PC PLANNED COMMERCIAL DESIGNATION AND
ADOPTING AN AMENDED CONCEPTUAL DEVELOPMENT PLAN.
NOW, THEREFORE, BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY
OF DUBUQUE, IOWA:
Section 1. That Appendix A (the Zoning Ordinance) of the City of Dubuque
Code of Ordinances is hereby amended by adopting a revised conceptual development
plan for the Kennedy Mall, a copy of which is attached to and made a part hereof, with
conditions as stated below, to wit:
Lot 1 of Lot 2 of Lot 2 of Clinque, Inc. Addition, and Lot 1 of Lot 1 of Lot I of
Lot 1 of Lot 1 of Hawkeye Stock Farm, and to the centerline of the adjoining
public right-of-way, all in the City of Dubuque, Iowa.
Section 2. Pursuant to Iowa Code Section 414.5 (2001), and as an express
condition of the 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 the zoning reclassification:
Use Re,qulations
The following regulations shall apply to all land uses in the above-
described PUD District:
1)
All permitted, accessory and conditional and temporary uses
allowed in the C-3 General Commercial District as established in
Section 3-3.3 of the Zoning Ordinance
B)
Lot and Bulk Re,qulafions
Development of land in the PUD District shall be as follows:
1)
All buildings, structures and activities shall be developed in
conformance with the attached conceptual development plan and
Ordinance No.
Page 2
2)
C)
¸D)
E)
all final site development plans shall be approved in accordance
with the provisions of the PUD District regulations of this ordinance
and Section 3-5.5 of the Zoning Ordinance.
Ail buildings and structures shall be limited to a maximum height of
50 feet and a front yard setback of 30 feet.
Performance Standards
The development and maintenance of uses in this PUD Distdct shall be
established in conformance with Section 3-5.5 of the Zoning Ordinance
and the following standards:
1) Erosion control shall be provided during all phases of construction.
2)
The parking requirement for in the Kennedy Mall PUD District shall
be one space per 200 square feet of gross leasable area
accessible to the general public.
3)
A 30,008 square foot standalone building shall be constructed for
Best Buy Company, Inc. in the southeast corner of the property.
4)
A total of 2,948 parking spaces shall be provided at the Kennedy
Mall after construction of the new building.
5)
Adequate illumination shall be provided to areas used for vehicle
and pedestrian circulation. New outdoor light fixtures shall be of a
cut-off design and utilize a minimum of 90-degree cut-off luminaire.
6)
Final site development plans shall be submitted in accordance with
Section 4-4 of the Zoning Ordinance of the City of Dubuque, Iowa,
prior to construction of any buildings.
Open Space and Landscaping
Open space and landscaping in the PUD District shall be regulated as
follows:
Those areas not designated on the conceptual plan for development shall
be maintained as open space, as defined by Section 8 of the Zoning
Ordinance, by the property owners and/or association.
Sign Re.qulations.
Signs in the PUD Distdct shall be regulated as follows:
Ordinance No.
Page 3
-03
1)
The provisions of the C-3 General Commercial District sign
regulations (Section 4-3.11) of the Zoning Ordinance shall apply
unless further regulated by this section.
2)
The stand alone building in the south east comer of the premises
is permitted 700 square foot total aggregate wall mounted signage
not to exceed 6 signs.
3)
Variance requests from sign requirements for size, number and
~height shall be reviewed by the Zoning Board of Adjustment in
accordance with Section 5-3 of the Zoning Ordinance.
4)
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.
5)
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. Message center signs are exempt from this provision.
F)
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 the conditions authorizing the
establishment of the PUD District.
G)
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.
H)
Recording.
A copy of this ordinance shall be recorded at the expense of the property
owner with the Dubuque County Recorder as a permanent record of the
conditions accepted as part of this reclassification approval. 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.
Ordinance No. -03
Page 4
Section 4. The foregoing amendment shall take effect upon publication, as
provided by law.
Passed, approved and adopted this
ATTEST:
19th day of May 2003.
Terrance M. Duggan, Mayor
Jeanne F. Schneider, City Clerk
ACCEPTANCE OF ORDINANCE NO. 40-03
. I, Anthony Cafaro, Sr, representing the Cafaro Company, property owners, having read the terms and conditions
of the foregoing Orinance No, 40-03 and being familiar with the conditions thereof, hereby accept the same and agree to the conditions
required therein. /s/ Anthony Cafaro, Sr.
W
W
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LANDSCAPE PLAN
NORTH
PAUL
DAHL
LANDSCAPE PLAN
ALLIANT
ENGINEERINg*
WACKER DRIVE
PATIO
CENTURY DRIVE
BIES DRIVE
J.C. PENNEY
]SEARS
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BEST BUY
PARKING SUMMARY
EXISTING KENNEDY MALL
TOTAL ENCLOSED MALL & OUTPARCELS
MINUS MALL SHOP MEZZANINES
MINUS FOOD COURT COMMON AREA
MINUS ENCLOSED MALL
MINUS MALL OFFICE / PUBLIC REST'RMS / MAINT. GAR.
MINUS UTILITY ROOMS / MALL STORAGE -
MINUS EXIT CORRIDORS
MINUS COMMUNITY ROOM
660,378.48 SF.
(2,691.60 SF.)
(15,661.29 SF.)
(66,916.04 SF.)
(6,372.00 SF.)
(3,884.26 SF.)
(7,252.23 SF.)
(1,040.00 SF.)
TOTAL GROSS LEASABLE AREA ................................ 556,561.06 SF.
EXISTING PARKING SPACES ..................................... 3,082
RATIO 5.54 SPACES PER 1,000 SF. OF G.L.A.
KENNEDY MALL WITH BEST BUY
EXISTING GROSS LEASABLE AREA 556,561.06 SF.
BEST BUY 30,008.00 SF.
TOTAL GROSS LEASABLE AREA ................................ 586,569.06 SF.
PARKING SPACES ...................................................... 2,948 (LOSE 134 SPACES)
RATIO 5.02 SPACES PER 1,000 SF. OF G.L.A.
PARKING SPACES REQUIRED BY CITY @ 5.00 CARS PER 1,000 SF.
OF GROSS LEASABLE AREA 2,933 CARS.
EXCESS PARKING SPACES AVAILABLE AFTER BEST BUY 15 CARS
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CENTURY CIRCLE
SITE LOCATION
~am Hazel
Green
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1235 It,
Highest Pt,
lemard
Bellevue
Onslow
TOTAL LAND AREA
TOTAL PARKING SPAC]~.
55.833 AC.
.2,948 SPACES
PROJECT
THIS SITE PLAN SHOWS ONLY APPROXIMATE LOCATIONS AND DIMENSIONS
OF THE DEMISED PREMISES. LANDLORD RESERVES THE RIGHT TO CONSTRUCT
ADDITIONAL BUILDINGS AND INSTALL SIGNAGE THEREFOR WITHIN THE AREAS
DESIGNATED AS PERMISSIBLE BUILDING AND PARKING AREAS. FURTHER. LANDLORD
RESERVES THE RIGHT TO CHANGE THE NAME AND LOCATION. OF OTHER TENANTS.
NUMBER OF ROOMS, PARKING ARRANGEMENT. ENTRANCES. SERVICE AREAS. ETC.,
PROVIDING TOTAL PROJECT AREA. STORE FRONTAGE, BUILDING AREA OR PARKING
AREA ARE NOT SUBSTANTIALLY REDUCED.
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KENNEDY MALL,,
DUBUQUE, IOWA
P-1