Zoning - 701 E. 16th, W. Briggs, Platinum Development
....,. ri ~1
I- C .
D~~~E
~~~
Planning Services Department
City Hall
50 West 13th Street
Dubuque, Iowa 52001-4864
(563) 589-4210 office
(563) 589-4221 fax
(563) 690-6678 TDD
planning@cityofdubuque.org
www.cityofdubuque.org
"::D
}"fll''\r
r 1..../::;
March 9, 2005
:A
r.-',
The Honorable Mayor and City Council Members
City of Dubuque
City Hall - 50 W. 13th Street
Dubuque IA 52001
'!
RE: Rezoning
Applicant: Wayne Briggs, Platinum Services/Highway 151 & 61 Development LLC '
Location: 701 E. 16th Street
Description: To rezone property from HI Heavy Industrial District to PUD Planned Unit
Development
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 applicant spoke in favor of the request, reviewing the proposed redevelopment of the
property, access to the surrounding street system, traffic impacts, connection to City utilities,
accommodation of the Bee-Branch Creek Restoration Project and timeline for the project.
Staff reviewed the history of the site, proposed improvements to the City street system to
accommodate the project, and amount of green space and tree plantings. Staff also reviewed
coordination of this development with construction of the Bee Branch Creek Restoration Project.
There were no public comments. The Zoning Advisory Commission received and filed a letter of
conditional support from Flynn Ready Mix Concrete relative to access to Kerper Court,
The Zoning Advisory Commission discussed the request, noting that many of the issues
regarding traffic have been answered that were not effectively dealt with when Wal-Mart sought
rezoning of the site. The Commission felt that the proposed rezoning is consistent with the goals
of the Comprehensive Plan.
Recommendation
By a vote of 5 to 0, the Zoning Advisory Commission recommends that the City Council approve
the request.
A simple majority vote is needed for the City Council to approve the request.
ReS~rCtf,,~1 I~r submitted,
\:::Jj~~ g1-Li!.!;:~/
Jeff Stil~s~Chairpersc:, I ..--
Zoning Advisory Commission
Service
People
Integrity
Responsibility
Innovation
Teamwork
PrOflP.rty oVJner(~):. Highway 151 & 61 Development, LLC
C/o Platmum ServIces
Address: 137 Main Street City: Dubuque State:~ Zip: 52001
Fax Number: 557-9180 Mobile/Cellular Number: 590-9966
Applicant/Agent: Wayne A. Briggs, Manager Phone: 557-2504
Address: 137 Main Street City: Dubuque State: ~ Zip: 52001
557-9180 590-9966
Mobile/Cellular Number:
Fee: $2,000.00
BUB~JE
~</k.~
PLANNING APPLICATION FORM
o Variance
OConditional Use Permit
DAppeal
o Special Exception
o Limited Setback Waiver
~ Rezoning
o Planned District
o Preliminary Plat
OMinor Final Plat
OText .Amendment
o Simple Site Plan
o Minor Site Plan
o Major Site Plan
o Major Final Plat
o Simple Subdivision
Please tvDe or Drint leGiblv In ink
Fax Number:
Site I ti I dd 701 East 16th Street
oca on a ress:
Existing zoning: HI Proposed zoning: PC Historic District:
City of Dubuque
Planning Services Department
Dubuque, IA 52001-4864
Phone: 563-589-4210
Fax: 563-589-4221
o Annexation
OTemporary Use Permit
o Certificate of Economic Non-Viability
o Certificate of Appropriateness
o Other:
Phonp.:
557-2504
landmark:
legal Description (Sidwell parcel ID# or lot number/block number/subdivision): See legal description
on attached Concept Plan
Total property (lot) area (square feet or acres): 39.80 acres, more or less
Desecarivb~e !;InroPuossatlnjJanldtroeapsolannnnecee~si.ryom(attamechrcilal~tttoer Qf exePl'oanatcioonm' if need~ad)Rr~~~ne prop~~ from
He 1 01 0 (.; I II oev p mercl f I space a e
site 0 the former Dubuque Pack.
CERTIFICATION: I/we, the undersigned, do hereby certify that:
1. The information submitted herein is true and correct to the best of my/our knowledge and upon
submittal becomes public record;
2. Fees are not refundable and payment does not guarantee approval; and
3. All additional reQuired written and araphic materials are attached.
Property Owner(s): H
Applicant/Agent:
Date:
Date:
1/31/2005
1/31/2005
FOR OFFICE USE ONLY - PPLON SUBMmAL CHECKUST
Fee1::lltX>.OC Received by: #../ ~ Date: {b~/t:JS Docket:
DSite/sketch plan 0 Conceptual Development Plan o Photo o Plat
o Improvement plans 0 Design review project description 0 Floor plan 0 Other:
~ 1 E "0
E a Q)
:J L- C
'to-
C >-0 a
~ Q. +:i to.. N
as Q) a . Q)
f ca a.. ..... 0::
Q) 0...... "0
:E Q) a ..... .- Q)
w~ L- L- 0 L- .c
Olco ..... Q."C Ui
Ol- en Q) ..... .- a ~
~ ._~ .J:: C'~O .....
L-LC) as as
m~ ..... a 0 as
co Q) "0
.- Q) >- 0 ~ N- .- L- C
C Q)asO ~ :J
cas-l L-'- L-
~3=-I w al:;Q) "0 a
.- I-WE Q) m
U s.J::..... ~ .gE W
OlC 0 Ol
.- .- Q) ........ .. c a a c
> .. I E g-o 0.
..... - a c
<]z CWo. c a ~"O L- a
asQ)a a a.. N
00- +:i .- as Q)
'0. '2: Q) L- Q) c m D
as ~ I c .............
> ............
0 ............
Q.Q)Q) ............
Q) _ as ............
a ............
~eno ......-......
-I OIO: ............
............
PLANNED DISTRICT STAFF REPORT
Zoning Agenda: March 2, 2005
Project Name: River View Plaza
Property Address: East 16th & Sycamore Streets
Property Owner: Highway 151/61 Development, LLC
Applicant: Wayne Briggs
Proposed Land Use: Commercial
Proposed Zoning: PUD/PC
Existing Land Use: Industrial
Existing Zoning: HI
Adjacent Land Use: North - Industrial
East - Commercial
South - Commercialllndustrial
West -Industrial/Commercial
Adjacent Zoning: North - MHI
East - HI/C-3
South - HI
West - MHI
Flood Plain: No
Total Area: 39.8 acres
Water: Yes
Existing Street Access: Yes
Storm Sewer: Yes
Sanitary Sewer: Yes
Previous Planned District: No
Purpose: The proposed rezoning is to allow for development of the subject parcel for a
shopping center.
Property History: The property has been used for meatpacking since the early 1900's.
Physical Characteristics: The subject parcel has frontage on 16th Street, encompassing
39.8 acres and is relatively flat.
Conformance with Comprehensive Plan: This project implements the
Comprehensive Plan's Land Use Element: Goals 2.1,2.2,2.3,6.1,6.3, 7.1,7.2,7.3
and 7.4.
Staff Analysis:
Streets: East 16th Street is proposed for restriping to three lanes from Elm Street
to Kerper Boulevard. Three accesses are proposed to serve the plaza with the
Planned District Staff Report - River View Plaza
'Page 2
middle and easterly access drives signalized. New right turn lanes will be
constructed at each signalized access.
Sidewalks: Public sidewalks shall be provided along 16th Street.
Parking: A total of 1,656 parking spaces are being proposed. This represents a
ratio of 4.75 parking spaces per 1,000 square foot of gross retail area.
Lighting: New outdoor lighting will be required to utilize 72-degree cut-off luminaries
to minimize impact to adjacent properties.
Signage: Wall-mounted signage shall be provided based on building size and
frontage. Two center identification signs are proposed as well as freestanding
signs for out lots.
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.
Landscapin~/Screening: The submitted conceptual plan indicates screening area
along E. 16t Street with additional landscaped areas on the east and west sides of
the proposed commercial plaza. In addition, landscaped islands are provided
throughout the proposed parking lot.
Phasing of development: None.
Impact of Request on:
Utilities: Existing City utilities are adequate to serve the site. The relocation and
reconstruction of the Bee Branch sewer is accommodated by the submitted
conceptual plan. The plan reserves an area on the west side of the project for the
Bee Branch.
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 relocation and
Planned District Staff Report - River View Plaza
. Page 3
restoration of the Bee Branch storm sewer will be accommodated through the site
in cooperation with the City of Dubuque Engineering Division.
Adjacent Properties: The surrounding property is 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 shopping center
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 of this site as a
meatpacking plant had a significant traffic impact at shift changes, while the
proposed use will generate traffic throughout the day.
CIP Investments: Future relocation and restoration of Bee Branch storm sewer
system.
Project Overview: The requested rezoning from HI Heavy Industrial District to PUD
Planned Unit Development District with a PC Planned Commercial designation is to
allow the construction of a new commercial center named River View Plaza. The
proposed plaza will comprise approximately 266,000 square foot of retail space in the
retail center, and in addition will include seven out lots. Three access points are
proposed to serve the development along E. 16th Street. A service court for trucks
located behind the shopping center will be accessed from Kerper Court. No access
between the area in front of the shopping center and the service court is allowed except
for an emergency access point on the east end of the parking lot.
The subject property has been used as a meatpacking facility since the early 1900s. In
2000, Smithfield Foods, Inc. purchased the meat packing plant and subsequently did
not reopen it for business. Wal-Mart Stores, Inc. sought rezoning of the site during the
winter of 2002, was recommended for denial by the Zoning Advisory Commission and
subsequently Wal-Mart withdrew their request.
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 River View Plaza will encompass 266,000 square feet of retail space.
Off-street parking spaces shall be provided at a ratio of 4.78 spaces per 1,000 square
feet of building area, which will result in a total of 1,686 parking spaces. The City
Zoning Ordinance specifies a parking ratio of five spaces per 1,000 square feet of retail
area for regional shopping centers. However, as part of adopting the PUD Ordinance
for the development, the Zoning Advisory Commission can specify a different parking
ratio. The five spaces per 1,000 square feet parking ratio is not uniformly applied
Planned District Staff Report - River View Plaza
. Page 4
throughout the country. In fact, many communities use a ratio of 4.5 or 4.75 spaces per
1,000 square feet of retail area for shopping centers over 100,000 square feet.
Attached to this staff report is a portion of a report from the American Planning
Association for many common land uses, including shopping centers. Staff
recommends that the Commission review the attached information. Planning staff is
satisfied that the proposed parking ratio of 4.75 spaces per 1,000 square feet of retail
area is sufficient for the proposed shopping center.
Public Utilities: City staff has met with the applicants to discuss development of the
site for a retail shopping center 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 commercial shopping center.
The City's water and sanitary sewer systems in the area are adequate to serve the
proposed River View Plaza with appropriate modifications.
The City Engineering staff reviewed proposed plans for the Bee Branch storm sewer
with development representatives. While the exact timetable for the improvements to
the Bee Branch is not yet finalized, there is adequate space on the west side of the
proposed plaza to accommodate future relocation and restoration of the Bee Branch.
The developer will not be able to develop the western portion of the commercial center
until the Bee Branch project has been completed. The existing Bee Branch sewer runs
underneath a portion of out lot parcels 2, 3 and 5.
The subject site is unique in that the amount of impervious surface will actually be less
after development. A substantial portion of 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
39.8 acre parcel will be approximately 4.43 acres or approximately 11 percent.
Traffic Study: The trip generation profile for the new shopping center 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 shopping center 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 the location of River View Plaza relative
to the tri-state region, it is anticipated that many people will stop at the stores on their
way home from work.
Access to the site is provided in four locations. The main access is located off E. 16th
Street opposite Sycamore Street. The second access off E. 16th Street is located at the
eastern end of the site, near the Highway 151/61 overpass, and the third, 16th access is
located near the Maple Street intersection. A service court for truck deliveries is located
Planned District Staff Report - River View Plaza
. Page 5
in the rear of the shopping center with access to Kerper Court. This service court will
provide convenient access to the loading docks without routing trucks through the
customer parking area in front of the store or the Kerper Bouelvard/16th Street
intersection. No access from the proposed service area to the parking area in front of
the stores is allowed except for an emergency only access located at the east end of
the parking lot.
As part of the proposed development, E. 16th Street is proposed by the applicant to be
restriped to three lanes along the frontage of the project. The revised stripping will
provide a center turn lane for left turning traffic. Traffic signals will be added to the
middle and eastern accesses to E. 16th Street. In addition, the developer will add
separate right turn lanes at all three (3) proposed accesses. All costs associated with
the street improvements will be paid for by the applicant. Attached to this staff report is
a memorandum from City Engineer Gus Psihoyos that outlines the submitted traffic
study and the impact to the surrounding street system. '
Recommendation: Planning staff recommends that the Zoning Advisory Commission
review the criteria for review and approval of Planned Unit Development Districts
contained in Section 3-5.5 of the Zoning Ordinance.
Prepared by: 11 l' 7f-
Reviewed: PM
Date: 2...zq-OS
~.
Prepared by: Laura Carstens. City Planner Address: 50 W. 13th St.. City Hall Telephone: 589-4210
ORDINANCE NO. 22--05
AN ORDINANCE AMENDING APPENDIX A (THE ZONING ORDINANCE) OF
THE CITY OF DUBUQUE CODE OF ORDINANCES BY RECLASSIFYING
HEREINAFTER DESCRIBED PROPERTY LOCATED ALONG EAST 16TH
STREET FROM HI HEAVY INDUSTRIAL DISTRICT TO PUD PLANNED UNIT
DEVELOPMENT DISTRICT WITH A PC PLANNED COMMERCIAL
DESIGNATION AND ADOPTING A CONCEPTUAL DEVELOPMENT PLAN
WITH CONDITIONS FOR RIVER VIEW PLAZA.
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 reclassifying the hereinafter-described
property from HI Heavy Industrial District to PUD Planned Unit Development 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 River View Plaza.
Section 2. pJrsuant to Iowa Code Section 414.5 (2003) and as an express
condition of this zoning reclassification, the undersigned property owner agrees to the
following conditions, all of which the property owner further agrees are reasonable and
imposed to satisfy the public needs that are caused directly by this zoning
reclassification.
A. Definitions
1. Building-related features: Building-related features are defined as all
constructed items which rise above the grade surface of the lot. These
include:
a. The primary building
b. All accessory or secondary buildings
c. All exterior storage areas
d. Exterior refuse collection areas
e. Exterior mechanical equipment
Ordinance No. -05
Page 2
2. Vehicle-related features: Vehicle-related features are defined as all
areas used for the movement and parking of all vehicles within the lot.
These include:
a. Employee and visitor parking spaces
b. Driveways from the street right-of-way line to and from parking
spaces.
c. Loading spaces outside of the building
d. Maneuvering space and driveways to and from loading spaces.
e. Parking spaces for company-owned commercial vehicles.
f. Fire lanes
3. Open Space Features: Open space features are defined as those
exterior areas and developed features of the lot. These include:
a. Landscaped space containing lawn areas and plantings.
b. Paved, hard-surfaced pedestrian areas such as walkways, plazas,
entryways and courtyards.
c. Surface storm water detention areas not otherwise used for
building-related or vehicle-related purposes.
d. Open recreation areas and recreational trail.
e. Other non-building and non-vehicular related space.
B. Use Regulations
The following regulations shall apply to all land uses in the above-described
PUD District:
1. Principal permitted uses shall be limited to:
a. Regional shopping center
b. Retail sales/service [17]
c. Supermarket [17]
d. Indoor restaurant [20]
e. Drive-in/carry-out restaurant [28[
f. Gas station [18]
g. General offices [14]
h. Indoor recreation [37]
i. Outdoor recreation [37]
Ordinance No.
Page 3
-05
j.
k.
I.
m.
n.
Auto sales/service [38]
auto service centers [34]
Automated gas station [18]
Self-service carwash [8]
Full-service carwash [8]
[ ] Parking group - See section 4-2 of the Zoning Ordinance.
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 Section2-
5.3 and as defined in Section 8 of the Zoning Ordinance.
C. Lot and Bulk Regulations.
Development of land in the PUD District shall be regulated as follows:
1. All building related features of the retail center shall be located in
substantial conformance with the attached conceptual plan. All final
site development plans shall be approved in accordance with
provisions of the PUD District regulations of this ordinance and of
Section 3-5.5 of the Zoning Ordinance.
I
2. All out lot building-related features shall be in accordance with the
following bulk regulations.
a. Maximum lot coverage shall be limited to 90 percent of total lot
area. 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 40 feet limitation subject to the provisions of adequate
screening.
c. Setbacks for out lot buildings shall be 20 feet from 16th Street and
10 feet from all internal access drives. Parking lots fronting on
16th Street shall be set back 12 feet from the right-of-way and
eight (8) feet from internal drives measured from edge of paving.
Ordinance No. -05
Page 4
D. Parking Regulations
1. All vehicle-related features shall be surfaced with either hot-mix asphalt
or Portland cement concrete.
2. Curbing and proper surface drainage of storm water shall be provided.
3. All parking and loading spaces shall be delineated on the surfacing
material by painting stripes and other permanent means.
4. 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.
5. The number, size, design and location of parking spaces designated for
persons with disabilities shall be according to the local, state or federal
requirements in effect at the time of development of the lot.
6. The location and number of private driveway intersections with public
streets shall be established by the City of Dubuque.
E. Landscaping Requirements
1. Plant Materials: The open space areas of the retail center and out lots
shall be planted with permanent lawn and ground covers, such as
shrubs and trees. It is the intent of these regulations that the
development of required open spaces shall reflect a high quality of
environmental design. The following provisions shall apply to each out
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, three (3) trees shall be
required with a minimum of eight (8) trees. Each required
tree shall be at least 1 % - 2" caliper diameter, deciduous
and/or six 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 screening of 35% opacity and three feet
in height within three years of planting.
Ordinance No.
Page 5
-05
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. The required landscaping shall be installed
within one year following completion of construction, or by the date that
a building is issued an occupancy certificate by the Building Services
Department of the City of Dubuque, whichever occurs first.
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.
F) Sign Regulations
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. Retail Center Tenants
1. Total aggregate square footage of wall-mounted signs is
based on 15 percent of the front building wall area. Corner
spaces shall be allowed additional aggregate square footage
based on five (5) percent of the side building.
2. Number of signs: maximum four (4) per store.
3. Below eave or parapet.
b. Out lots:
1. Total allowed square footage: 250 square foot.
2. Number of signs: maximum four (4) per building.
3. Below eave or parapet.
3. Freestanding Signs:
a. Retail CenterlTenant Identification Signs:
1. Total allowed square footage: 300 square feet
2. Maximum number: 2
3. Maximum height: 35 feet
b. Out Lots:
1. Total allowed square footage: 100 square feet
2. Maximum number: 1
Ordinance No. -05
Page 6
3. Maximum height: 25 feet
4. Directional Signs:
a. Retail Center/Out lot:
1. Maximum size: 6 square feet
2. Maximum number: unlimited
3. Maximum height: 10 feet
5. Variance requests from sign requirements for size, number and height
shall be reviewed by the Zoning Board of Adjustment in accordance
with Section 5-3 of the Zoning Ordinance.
6. Lighting: Signs may be illuminated only by means of indirect lighting
whereby all lighting 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.
G. 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: Highway 151/61 Development, LLC 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 Highway
151/61 Development, LLC. The following improvements are
included:
1. Signal and lane improvements to 16th and Elm Streets.
2. Signal installation and lane Improvements to 16th &
. Sycamore Streets.
3. Removal of old signals at 16th and Sycamore Streets.
Ordinance No. -05
Page 7
4. Signal and lane improvements to 16th Street and Kerper
Boulevard.
5. Reconfiguration of 16th Street to three lanes providing one
through lane in each direction and a center turn lane.
6. Platting and dedicating and necessary right-of-way needed
for said improvements including an area for a sidewalk
(minimum 11.5 feet from back of proposed curb).
b. That future development of property west of the proposed
development is subject to the following conditions:
1 . The Bee Branch Creek Restoration Project consists of the
construction of an above ground open waterway. If Highway
151/61 Development, LLC desires an underground storm
water drainage system through their property, the developer
shall be required to provide any additional space necessary
to direct storm water flow underground, and the developer
shall pay any costs associated with directing storm water
underground above and beyond the cost to construct the
storm water facility as an above ground open waterway.
2. All storm sewer, sanitary sewer and water mains which need
to be relocated, reconstructed or abandoned for the
development shall be engineered and installed by Highway
151/61 Development, LLC.
c. Installation of sidewalks along 16th Street right-of-way.
d. All off-site public improvements are subject to applicable City of
Dubuque and Iowa Department of Transportation review
procedures, standards, regulations and construction practices.
2. Site Lighting:
a. Exterior illumination of the site features shall be limited to the
illumination of the following:
1. Parking areas, driveways and loading facilities.
2. Pedestrian walkway surfaces and entrances to the building.
3. Screened storage areas.
4. Building exterior.
b. Location and Design:
Ordinance No. -05
Page 8
1. All exterior lighting shall be designed, installed and
. maintained so as not to cause glare or to shine into adjacent
lots and streets.
2. All exterior lighting luminaries shall be designed and
installed to shield lighting from the luminaries at angles
above 72 degrees from vertical.
3. A lighting plan shall be included as part of site plan
submittals that indicates types of lights used and ground
light pattern for lighting of building and parking-related
features.
4. Fixtures mounted on a building shall be positioned no higher
than the roofline of the building.
5. Wooden utility-type poles are acceptable only for temporary
use during construction.
6. All electrical service lines to posts and fixtures shall be
underground or concealed inside the posts.
3. Utility Locations
a. Service Lines: All electrical telephone, cable or other similar utility
lines serving the building and other site features shall be located
I 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 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 paintings 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 features unless otherwise
exempted by Section 4-4.
4. Exterior Trash Collection Areas:
a. The storage of trash and debris shall be limited to that produced
by the principal permitted use and accessory uses of the lot.
Ordinance No.
Page 9
-05
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 material contained
therein shall be visually screened from view. The screening shall
be completely opaque fence, wall or other feature not exceeding a
height of 10 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 years.
5. Other Codes and Regulations
a. Outdoor sales are regulated through the temporary use permit
process.
b. The use of semi-trailers and shipping containers for storage is
prohibited.
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 agrees to comply with the conditions
authorizing the establishment of the PUD District.
I. Modifications
..
Ordinance No. -05
Page 10
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 10 days
after the adoption of this ordinance. This ordinance shall be binding upon
the undersigned and his/her heirs, successors and assigns.
Section 3. The foregoing amendment has heretofore been reviewed by the Zoning
Commission of the City of Dubuque, Iowa.
Section 4. This ordinance shall take effect immediately upon publication, as
provided by law.
Passed, approved and adopted this 21st day of March, 2005.
Terrance M. Duggan, Mayor
Attest:
Jeanne F. Schneider, City Clerk
. '.
. .
. .
ACCEPTANCE OF ORDINANCE NO. 22-05
I, Steven J. Smith, representing Highway 151 & 61 Development, LLC,
property owner, having read the terms and conditions of the foregoing Ordinance No.
22 -05 and being familiar with the conditions thereof, hereby accept this same and
agree to the conditions required therein.
Dated in Dubuque, Iowa this 11th day of April, 2005.
/s/ Steven J. Smith
By
Ordinance No. -05
Page 11
ACCEPTANCE OF ORDINANCE NO.
- 05
I, Wayne A. Briggs, representing Highway 151 & 61 Development, LLC,
property owner, having read the terms and conditions of the foregoing Ordinance No.
-05 and being familiar with the conditions thereof, hereby accept this same and
agree to the conditions required therein.
Dated in Dubuque, Iowa this
day of,
2005.
By
Wayne A. Briggs
'~"':.;
f:~E./;1 .l.l!? A /'v''-
;.-"EAK~USC
.~."..
~\~I~!l~l,
-"""\;,.
H_~rEAK~1f5C
f.~E.,.':1 ;l.I.c A/V -r
~
. I
'\:": ;
", ,J. '(0. l
.: . . II ..
-:~.J
-I
).
.. .. .
~,~~~
_.bl~. .
.. ~".
.~,-..
//
/
/
\
'.r
\.
-" \
-..:.....:- .
~----~
---- .-" --:-. -----
~- -::..--
;---
\ \
\ \
.......... ................
........~..
"-----.. "--<'
'.............
- ,.-'
... ";:.:-~:..--~
-'''--:.':'':-
~
I "
I . ".
./ /~
. /'
.:"> ~.I ......... _' _.", ~.,' " , , __ ~'\ ','. _._
.' - - -- - .... ----~_. ---.. ---,
...........
""",
. ------..-. -'.
- - ::--.. -., "'-. - -;:::- - .. ,
...-:::::. !..- -- ----"
-----.--......
\,
,
,
\
'.
\
"
\
.'
.-----
--"
~'-.
'---,
--....-..
--7"" -"
'$l:ll~lIn '''NQtSn.<<:l'~ ''i" ~
Wo\UHS SV :]'"''
~~d :l'QJ:O~
~~~.l""'.'''''''lr:'.'''r:..
511'13",,",,0:1 ObV06 ....JT,..J~ 't]<f j _~c.!.!::.!Z I
00Sl"!tl' )1..a I
OlOt-UN9S :n:l tlZI-.sn-nt-l El6NU-{CX
roor~ ..,'T.I&nqn(JlOI ~"'al?~1ISW ~IJ'I
n'lNJWNOlfl.\HJ. LNJWd01wa
TYdl,'NnW . NOUt"lIOd'SHn1
..~~
~
OJ:
-<,:
.,
:;J
u:
5l
'"
~ 6~~ :- N~ ~
lI..oo{ ....H_O W ~O VI
~~~~3N:I:~ 3~ ':;[
:;@~N~6~1J1 ~~ ~i
~;j~~....~Z~~E-, ~~~
gJ~i=-19~~-~g~~g~~
~'6:~~~:~8~~f3~~~
NZ.~~N...JOWC)~O~LL<a::
~gwg~~~~~~~80~~
~~~~~S~~~~~~~~~
~'<~:~~~~~:t;j~~~
~ ~~~5d~~~~g~~~~:
~ "U:JlI..-~t::W:JaJOO~ :I:
i ~g~~~~:5~~~~~~:
~ ~~~~~~~~~:~~~e:
8 ~~Vl9~~~~og~8~c~
~ ~~~~~g~:~~g~~~~
g Ng~~~~~om~~-~~tl
~ 3g:g~:~~:~~:8~~ ~
~ ~~~~~~:~g~~~~~~ ~
g ~g~~g~~5<~~8~~~ ~
~ ~6~3~6~~~~~~~~g ~
~ :I:-1~~~~~~w~-1-~~u :J
o ~8oo~~~~5g~9g~~ ~
~ ~~~N~~~g~~~~~~g 0
U ~~~~~~~~5-~g~~~
~ :o~~:~~5~g~~:~: w
~ 5g~~;:?~;~~~5:: ~
g ~~~3538~~:~~~~~ ~
j:; Ll..-1Z .z .~~ZO~O~~~ 5
~ ~~~g~~~~~~~~3z~ ~
....1- w_.>::>- z ...:OC7'l g
~ '~6~g~~~~~~~~7~~ <
g g-l~Ll..~~~~~~:~~~~ ~
~ ~~~~~~~~~~~~~~~ ~
~ N~~d~~~=ffi~c~z~~ -'
~ ~~~~~~~~6~~E~~~ ~
_ ~~~~~d~~~~~~~~~ _
g ~g~3;~g~~~~~~g; g
..~_. -"
~::..::.:-:._=:.:.:.
r;n 0
~ ~~
~ ~~
-.: ;::~
~ ~g
~ ~~
>..
"-
,""
::g'.J
!'::l~
\.ij~
~~
'!:i~
- .-.......~-. :
j
w
~
o
;::1 -1
~l ~ v
~!~.... 5~
51 '!lw 2r!-
;>Oi::~ ::f
~ l.El~O-~
f21 ~~~~~
51 ~~~g~
~ ~;~~~
'-:;':;-:G.j
';Zt~'~.:.:
~~ i~'~q ~
'..Y
;
~ ~ '" "' ....
'" 0 N in "'
5 ,..., 0 "' 0 '" '" ~
"" .... .... d d d
.~ ~ I u:
i~~u.; U:1~~~w.:oi
In'~ ~ ~I~ ~ ~ tn ~ ~ ~
oct ~ ~ gl~ ~ ~ ~ ~ ~ ~
::g5:1gQ~~~~:;~
<( l.Il I
0 1.'\1l.El
Z N ....
"" Iffi ...J ...J ...J ...J ...J
...J W W W W W '" OJ
U U U U U U U
Z ~ c:: '" ~ c:: c:: <.:;:
"" "" ;: <
t! 0. o.to. 0. :J.. :J..
~ ~I"" .... .... ~ 'OI~
" ~ 0,0 g 0 0
...J'...J .:
~ H~ ~ ~ slg
w ::> ::>,::> ::> a 5
a: 0 010 0 0....
0 0 0 0 0 0 0 0
0 0 0 0 0 '" 0 0 0
~ 2 0 ~~ ~ 2 ~
;:: " ~ "
"" 0 ,., g;,~ ~
'" "' '" ~
..; ~ ui u-\jy{ .,; .; ui
'"
I~ '"
0
'"
'u 0
LLd a: ~ '" ~ ,..., ;;; "' N z
~I~ :; "' "' '.0 ~ ~ 0
oui
I- Z "''''
,... ~~
0 :...; I ",g
-' ;3\'l) ..; \~ ~ ~l~ ~ w5
'" "' 'n '" '" "'",
~ ui "' ui <
<.:> << .... '" ,..., N ., "-
~ '" ~ '" N ",0
;;< '" .... '" ~ N ,., ,..., ~~
g "' ,..., .... ,., ,.,
a:: .., ,..., 9 9 9
<( '" N - -""
a.. ""-
IN ""'I~ "' ~ .... cola8
:...1 .... .... .... ...J ' ...J"-
a:lw ww W 8 w ~ ~~
w u u u 0 u
>-- '" ""'" ~ <.:;: s '" ..J""
2:'< "" "" ~ <f6
tflQ.. 0. 0. 0. c- o.
I.... >-- >-- >-- :;\:; >-- ,..,'"
~13 0 0 0 0
;:! .: ;:! ..J ..J ;:!
.... .... >-- ~
W ::> ::> ::, ::J ::> ::> ::>
'" 0 0 0 0 00 0
rtSW
S)l~t :!-l~
~ooz 'LI 'S3;:f :11'0
SM~
--.--..
"'
W
;::
ffi~
....>--
",,::J
;t:vi
~~~
~:g
vso<C(
z...Jo
w....z
....::>""
xO
W >-
~~~
:~~
00.....
::> I
~~~
;::!s8
z"'",
~~~
W....
0> '"
00....
[~l;9
~V'lW
Woo
>-0>--
's~~ .
~~~~
1",5..' ~!g~
~~~ffi
O<<::.c
....
W
~;:
""w
~g
~~
",,0
Wu.
~o
>-
"'....
~u
"-w
00
~....
zo
~~ci
Oiffi~
~cl~
z"'w
~~CD
""....0
'" ....
",>-
om'"
u. 0>
zo""
-WI
S~~
oa:;<
z"-
SVIti
(O~~
wo>::J
"''''u
~::>u
NtIl<
w
'X
'i>--
0:'"
::>0
~u.
U
",,0
u.W
::>I
z"'
.,:::;
::1'0
"
c::w
WO
"
"'w
~'"
>--
>-'"
Z::>
~:.?:w
"''''
>-0::>
m~-,
~~~
o.mw
~~~
0",0
XU
I> ~~;
~ ~9~
=> u~~
~ ~Lii~
t: ~~o
00 Vl::::!,~
~ ~~~
- ~:::i"Vi
....
----~
-----
\1
~ i
"
"
\\
,',
I'
.......---. ,;:.;--L
'-"
i
-~._'---
!
=..==?~ \
'---::..'-...
o
'"
~~
..J
zo.
2""
....
""I
~~~
D..CjlL
:~~
<< ....
~~~
5~~
~~~
~:>VJ
j~~
00>--
I~~
~~~
S~tj
':!2a:~
)-o~
!-~~
15"'....
g~~
,,-ow
N",
o ~~~
~ ':;trU
1."-_
1----
.....-.:-- --~..,..~ '
'- ---,..j \
ii
"
\\
"
~~.....
'4
',~
'6
,.,
, "
~," \
\\ ~:~\\\\'\:
1\ \\\~? \:
,.~ \.
./-....... I ,
, ~\'
>-
>---
G'-
.ii
I!! 'I>'
. ,.i.
i' i;!!:,~
j; I
j; I'::,'
III ~II' :I/!
I tl. .:
il [I:',
il i\:\
i I I i ~ i
\1,:\1' l\';
II I I~" ~
. ;' <{
,,-'
i: iilZ
j' 1,,'2
,j,i
>Ji f
I !
i
.;';
-:.:-:..-
......
, <=
::J
8
w
"
B'~
,~:.
!..-..
\~
'Co'
w
u
z
~;:
1--'
~6
WVl
~g
~~
~
55
~~
.......J
"'"'
"
.."
@;
~21
~"-,
.-1 \
(S. '
'a'
'j-,
~..<.
-f.-
%
\0."
;:'")\
l:i",11 :)itll
trtst: TU
VA\OI 'ill1()mma
::>T1 '~NID'ldOTil^3a 19/1~1
.lN3W3d0'1aA3a 19 'Ii' 1~1
NV'ld .Ld3::>NO::>
~
",0<
w"'"
5~
""",
,...,w
~'"
,U
~""
'"
x~
u,...,
z
",,,,,,
~~~
<:ittJ~
it1~~
~~5
WI
~'fl!
"'0.""
"""''''
o is'''
zww
"""'w
...,,"'"
..J...J...J
""...""
....>-->--
~ ggg
w
u
Z
""
a::
I-
Z
W
>-0
a::W
<(N
o:J
Z..
OZ
U<.:>
lLJ:7;
Vl_
/)
"
" '
'W
3-
.J '..
Z
0::
~
l-
I-
:I:
<.:>
a:
';i'~ 1 ~ i
,~~t:~~T ' ,
LlJ:-~J ,T"
'l", ,
.:.i,:~:"-:" !
i'~ .' ~
9-;:.f--
w
z
<(
-'
20
a::
7=.. :J
l-JJUlS' ~~o]J I-
ci
w
:;J
:g~ ~
~~~~
~al~VI
t;;5e~ '
~~~~~
;:)~ .zt-
....VI~:Z!!!
uW:>c:wo
wouw
~ ...::(tt::-,
5~~~~
~6~~g
~~~~~
~~~iE<
~ffiz~~
VI~:Ja..
<..::a: wO
:I:::!D..UW
ou....
~~~-<<(3
~~g~g
:J:Ja:.>-~
oCOI/')..::(O
I.1..x;:52Z
o t::c::: I/')!!!
~~:~~ ~
U~~oo{iii U
~ ~~~~~ ~
<t -lO-'uJ~ ~ ~
~
2i
:s
C]
...J
""
is
"
Z
o
'"
;;
z
'=!
w
z
o
N
o
o
~
~
: z
~ 0
l< _
~ ~
;;U
~ ;:;l
...: ~ ~
" t; ~
~~rJ1
~ z I/') Z
~ ~ 8 0
~ ~ ~ U
~ ~ ~ ~
~ ~ ~ 0
~ < ~ ~
: : :r Eo-
! ! ~ ~
><>
g ~
~ 0 ~ u
~;;;
of
0,
05@
z~o'.&..
~~~~
<<0.'"
::I:WOa
a:::oz...J
~>=>':!:!
za::....JlJ..
;~~}g
iii~~O
~::!w~
~~~~
"''''Z
~~~~
~~~;
~WO~
Q..~V'Iz
:J .",
...Juw~
ca:at.;)::>
~oca:u
~ ~o
o..V'I<O
w>--'"
uzoa::
Zt.JJ .w
0-)-.:1:
uct~~
~::!~:!
L:..OOQ
~e:~~
~~~~
"""<<
ca:~=tn
~~tJ;:g
t.!!V1"'ld
J:ctz~
-~o~
e
g
il
;1'
'"
~
:::>
z
,..l
....
u
~
"'
~ 0
0> >--
~ ;3
"- ::I'
"- w
"" '"
""
~ ~
"" "
;<
::I'
'"
~
I-
t~'" :I:
L,,')r::-'i':, ~
I~"""I
,[ 'V~~ ,~
..- ..... .
:lit:
>--'"
""'"
;>:w
0.
w_
....'"
""w
....u
"''''
::>
>-0
z"'
""w
N'"
~
0,
o
1\
i~
l ;; ~ i \
! ~ ~ ~ \
! .~
r:~':f~8:~:~:~~~~:~~~}\
kf........x.........~
ria,
~""""'" >>" t~"'" ,,,v).
l;~~~lt~tt~!ll~i~ij~l~!2'-J
,," "..,.Ji ~0.;'i" '" ..,'t~
[~j~~i~~~I~~i~l~:~
t'''..... ........... .~. ..... ......l~/~:]
t;1;{I~}mt%~ttr~}r~im~z:::~.~i1
:-::"""""""""'''''''''~I I
t~ttili@~J~~~~~tt~~~l~}, 1\
................'-.>......x..>. ,.r n
'Iif:
"N."",>:~"'.."~
~:~:~;~~1Ii1~mjj
....
~o
W
I-W
UO
:::::iv;
a::
I-:I:
Vll-
200::
00
uz,..:
~~~
""I-a::
~ot;;
lLJ ~5~
u ~<i!:9
~
eo
z-
\.JJ~
N
~:J
<(""
aa
g:!21
o
'~
ll'
:;;
133ijl S
..3lfom;J-^:~ '
I ..... ~ ! !
~';j l !
I,;'i i,'-',
'~~:E" I
1r'~7,--" J'
3~ ltj ;
, ~,:S ~ :
,. r -,;'~',
"I" i- P'
q,! ! 'L' I>-
'I'I,-..a::
'al! : i t3
'ItHJ ~
:,. U
'"'
VI
o
::i
~
:I:
u....
~Q
~~
wQ
w-,
"'1
....w
o a::
Vl'"
,...W
:EJ:g
:Ju
...
~
,~
-;;:1..)
:"t~
~~
i= bo
~ irll.El~
V) ~~t
~ E~~
Z Vi
o z
u 0
Zvl ~
g~~
V)~ c
<> ~
~~ ~
~~ a..
"'''' ~
0."" ....
No.
=-1
~~
:t
:0
I'
i;"it
u,',1J;
BriO
~,~':t~:~:j!
shooting range, Olltdoor
-;;
and other areas in conjunction therewith shall have
parking spaces provided as otherwise contained in
this article (Dade Caunty, Fla., pop. 2,253,362)
. 1 per firing lane, plus 1 per per employee on maxi-
mum shift (J./lS Cruces, N.Mn., pop. 74,267)
. 1 per 200 square feet of gross floor area (Ft. lAlldmirUe,
Fill., pop. 152,397)
. 2 spaces pershootingpoint(Holladay, Utah, pop. 14,561J
shopping center
. 2 per target area or 1 per 5 seats, whichever is greater
(Tupt!M, Kims., pop. 122,377)
shOpping cen~
.At least 4.5 spaces per 1,000 lIquare feet of gross floor
area. Parking demand for restaurants and theaters
located within the center will be added to the shop-
ping center minimum parking requirements (Cottage
Grove, Minn., pop. 30,582)
Minimum: 1 pa 6 seals or 1 per 30 square feet of
gross floor area ii no permanent seats
Maximum: 1 per 4 seals or 1 per SO square feet of
gross floor area iino permanent seats (San Antonio,
Tex., pop. 1,144,646)
shooting TaDge, outdoor (see also archery range; rifle
range)
. A minimum of 5 spaces, plus 1 space per firing
position (Raleigh, N.C., pop. 276,093)
. 1 parking space shall be provided for each 2,000
square feet of gross land area (Gurnee, In., pop. 28,834)
. 2 per target area or 1 per 5 seats, whichever is greater
(Tope1ar, Kans., pop. 122,377)
Minimum: 1 per (, seats or 1 per 30 square feet of
gross floor area if no permanent seats
MIIximum: 1 per 4 seats or 1 per SO square feet of
gross floor area if no permanent seats (San Antollio.
Tn., pop. 1,144,646)
shooting range, trap or skeet (see also archery ftlllge;
rifle range)
. 1 parking space shall be provided for each 2,000
square feet of gross land area (Gurnee, Ill., pop. 28,834)
shopping center
. At least 200,000 square feet of gross floor area: 1 per
2SO square feet of gross leasable area (Dartmouth,
Mass.. pop. 30,666)
. Centets between 25,000 to SO,OOO square feet: so spaces
required per 1,000 square feet of gross leasable floor
area; SO,oo1 to 200.000 square feet 4.75 spaces required
per UlOOsquare feet 01 grl19SleasablefJoor areaiiJ,fjOf"
rD'@,llOO"" .teet4S1""'.' ""'.'" :f'fS:;~';
..."...,..~... ....~~per;
~g6t~r~IeftOOlareaiClJllJJOl to7s0.ooo'
square teet: 4.75 spaces required per l,ooosquare feetaf
gross leasable floor area; 7SO,DOl square feet and larger:
50 spaces required per 1,000 square feet of gross leas-
able floor area {~~~~,;YIl"Jlop.19~:
~;"\@\i;5?'~';',ii';' :'-,' ,_\;~::,:, ,;;;', :'~:~', 4,+y~::; '_ -'; ;'; ):/' .,,.c;:::,,.< ',' c,: ;<.~;:;_'_,::~:
'~$t2Q()'(JOO ~\llUe feet. of groSs ffOOr area: 1 sP~
per2St)~.lIIOl1li~~~'of
~ateadspac:~per20f):squarefeet(CofulI'rbitr.
~.~ pop. 84,531)
. If over 35,000 square feet of gross floor area: 1 space
for every 300 square feet of gross floor area; if 35,000
square feet or less of gross floor area: 1 space for
every 300 square feet of gross floor area (Thomnsville.
Ga., pop. 18,162)
159
D"UB~~~AJE
~Yk.~
MEMORANDUM
February 22, 2004
TO: Kyle Kritz, Associate Planner
FROM: Gus Psihoyos, City Engineer .;b!~.
SUBJECT: Review of Traffic Impact Study
Highway 151/61 Development LLC
Proposed Redevelopment of Former Meat Packing Facility
INTRODUCTION
The following is a summary of the traffic impact study for the Highway 151/61
Development LLC proposed redevelopment of former meat packing facility located
along 16th street near its intersection with Sycamore Street.. This study was performed
by WHKS & Co of Dubuque, Iowa. .
DISCUSSION
Highway 61/151 Development LLC proposes to redevelop the former Smithfield
property into a 40-acre retail shopping complex consisting of a 266,000 square foot
retail center and seven out-lots. Three new entrances on 16th street are proposed to
serve retail traffic. In addition a new entrance is proposed on Kerper Court to service
truck traffic. It should be noted that the entrance to service truck traffic from Kerper
Court will be physically separated so that no customer traffic can easily use this
entrance.
The estimated peak hour p.m. traffic volumes generated by the proposed development
are estimated to be 1026 entering the site and 1045 vehicles exiting the site. Morning
peak values are estimated to be around half that of the p.m. (526 entering and 481
exiting). The additional traffic volume will access the proposed project from three (3)
access points on 16th street and truck only access from Kerper Court. Because of the
anticipated volume of traffic two of the new accesses on 16th street will require signals
based on warrants. Traffic signal warrants are defined as the minimum conditions
under which further consideration of a traffic signal is appropriate, they are used for
3. Eliminate split phasing at the intersection of 16th street and Kerper Boulevard.
This would be converted to a more traditional protected/permissive left tum
phase operation.
~
~
,
+
.....-
~
,-
-"
~
t r
16TH STREET
RED[ Ell SPlIT PHAS ING
Proposed lane use changes at 16th arid Kerper.
These suggested changes lower the overall total intersection delay for full build-
out (2010) from what they currently are today
This study estimate that 40% of the traffic will come in on 16th Street from the West with
Elm Street Southbound carrying 35% of the traffic to this development. Currently Elm
at 16th street operates at a Level of Service B with the worst movement being
Southbound through with 16 seconds of delay. After full build-out (2010) with the
changes suggested above, this intersection as a whole is shown to operate at a Level of
Service C with the worst movement being Southbound Left with 39 seconds of delay
(LOS - D). The report shows that this intersection operates effectively at 2015, but runs
into problems in the year 2030 projections with a LOS E (70 second delay).
A map is attached that shows the site plan that was analyzed for this traffic study. A
second map shows the anticipated major routes of entry and exit to and from the
development. A majority of the traffic is coming from Sycamore via 14th street and from
Elm Street. These trip distributions are dependant on the type of land uses and
uniqueness of the stores that will actually be in place.
CONCLUSION
The proposed development and the anticipated traffic it will generate can be effectively
accommodated with the street/signal improvements outlined in this memorandum. The
LOS for all studied intersections are acceptable to approximately the year 2025.
Engineering staff does not object to the findings of the submitted traffic study and will
work with the project developers to implement the necessary street/signal
improvements to accommodate the proposed retail center.
End
.....~nt-CII
YlDI ..... ..... 'lNUIJ:lI 0.....
l-:) XION3ddV
3:)NV~1N3 A~VONO:)35 153M 1V 1nO-1H~I~ NI~1H~I~
3115 - N011n81~1S10 dl~1
VI "3nonano
~ 11 lN3I1cJD 13,130 l S l/ 19
J.OnlS l~YcJIVl ~1.:l.:lYHl
Dtn-.....".-.....-a
'00 .
S)lHA\
~
I
I
I
~
-
i!ii
- - - '- (10) 10
I:: I:: I:: _ (JoU) 10
OA 18 113lA13J ) 1 \ ~ (10) 10
(10) IO.J , , (
(10) JoU- I
(10) IO~ iii
---
1::1::1::
iii i!i!
- - - '- (10) 10 - -
I:: I:: I:: _ (I U) 10 I:: I:: '- (700) 10
) 1 \ r(IOU 10 ) \ - (JolZ) 10
(::)I~::: (::)I~::: ~ , (
(10) JoO~ i i i
---
1::1::1::
-
i!ii
- - - '- (700) 700
I:: :: I:: _ (700) 10
) 1 \ ~ (700) JoS
(700) JoO.J , t (
(700) 700 - I
(700) JolZ ~ e:: ~
N_ _
~I::I::
OIIYA3"lIJII II3cIm
;.
~~
~!
-
-
~ -
u !I
i~ W~
!! I!
~ t;t; m
::2 88 15
ii
--
I::J:
_N
(cOW) DMIOO 1m ) I
- - - - - - -(J.8) J.D.J- ,
(JoSU 700 ~ 1_
r::~
-N
E~
Ill;
I
I
1-
I~
II::
.
iiti
-- ... II)
~ ;; - '- (700) 10
(cDJd) 3:JNYHlHl - '" I:: - (700) 18Z
133W.S :BJmJ.S ) 1 \ ~ (10) 700
- - - - - - (JotZlJoO.J , t ( 133H1S :BJmJ.S
(IEZ) 700- I
(I!iU JoO~ i i i
---
EEl::
j
~
-iC
I::lQ
~I::
(cIJIW) DMIOO 1S3Il ) J
----------
(Jo!i l) JoO~ f
i
-
I::
OYOIIllY11 ml ..
1111111111111111111 1111111
F!:
..
-
OYIIIllY11 ml
-
.. --
:RI::~
- - - '- (700) JoS
I:: I:: I:: _ (700) 700
) J \ ~(JoOI 700
(7001 JoSE -' , , (
(J.D) 700_ I
(7001 JoO~ i i i
-- -
J;J;J;
-
-..-
.....,..
ON'"
- - - '- (7001 IS
!: r::!: _ (7001 700
) I \ ~ (7001 700
(7001 JoO.J , , (
(700) 700 _ I
(JoSlJoO~ iii
- --
!DU.S "13
1DllS m
......
",...,0
N
-iC
J;~
- - '-(700) 19l
J; J; _ (700) 700
) J ~(JoOI 700
!DU.S 311..
133H1S 311..
~ t
ii
--
J;J:
-
~!
--
....
N~
--
--
J;!:
J \
(7001 700-' t ( DOAY lYlI.OO:)
(700) 700_
(7001 JoO~ ii
--
J:J;
-
j i
~
~ F!:
..
- -
DOAY 1YII.OO:)
.
d)~
Ready-Mix Concrete
PHONE 563-583-6494
GENERAL OFFICE
80 I Kerper Court
DUBUQUE, IOWA 52001
February 22,2005
I
I;
Planning and Zoning Commission
City of Dubuque
City Hall
Dubuque,IA 52001
-1'1
RE: 16th St. Rezoning
From ill to PUD
Dear Commission Members,
eJ
I wish to express our conditional SUDDort for changing the Zoning Classification for the
areas adjacent to our ready-mix concrete plant on Kerper Court.
Our review of the proposal highlights the same issue that concerned us in 2003 when you
last considered this issue. Traffic on Kerper Court would increase substantially if this cul-de-sac
street were opened as a public access for vehicle traffic.
Retail areas create significant pedestrian and passenger vehicle traffic that would be a
serious safety concern because the proposed site plan allows access from Kerper Court directly
in front of our driveway.
We produce substantial heavy truck traffic daily with inbound and outbound cement
tractor-trailer, dump truck and concrete mixer truck vehicles. In fact, we operate 23 heavy truck
vehicles at our plant that average 5.2 trips each per day. This creates 10.4 occasions per vehicle
at the cul-de-sac resulting in 239 events per day for meeting one of our heavy truck vehicles at an
open cul-de-sac directly in front of our access point to Kerper Court. Our primary concern is the
safety of the public and the substantial traffic that automobile or pedestrian access would create
if Kerper Court were opened as a retail access point.
If Kerper Court were to remain closed, or zoning approval conditioned upon a building
design requiring conditions for restricted access to delivery trucks and emergency vehicles only,
we will support the proposed change in zoning. This is a reasonable prevention that will
minimize the potential for serious accidents.
Plants at - Dubuque, Iowa. Epwonh, Iowa. Maquoketa, Iowa. Bernard, Iowa. Galena, Illinois. Warren, Illinois. Stockton, Illinois. Monroe, Wisconsin
.
Planning and Zoning Commission
February 22,2005
Page 2
Another solution is to relocate the restricted access point away from the cul-de-sac area.
If access to the retail site were from a point east of the City's new fueling facility, it would
eliminate congestion with city vehicles moving about the maintenance area driveways and our
driveway. Since.the developments utility easements follow a similar path from Kerper Court, it
makes sense to include the vehicle access along the same route.
Thank you for your consideration of our view.
CC: Dubuque City Council