Request for Proposals - Fourth Street Peninsula
CITY OF DUBUQUE, IOWA
MEMORANDUM
December 13, 2000
TO: The Honorable Mayor and City Council Members
FROM: Michael C. Van Milligen, City Manager
SUBJECT: Request for Proposals for Master Planning and Design Services for the 4th Street
Peninsula and, alternatively, the South Ice Harbor Area
Acting Community & Economic Development Director Pam Myhre is recommending that a
Request for Proposals be issued for Master Planning and Design Services for the 90 acre
4th Street Peninsula. Also, a price will be requested to include the 30 acres south of the Ice
Harbor to see if that is affordable at this time.
The City Council previously enacted a building permit moratorium on the 4th Street Peninsula to
allow time to conclude this process. A site plan review is being completed on the area east of
Bell Street.
I concur with the recommendation and respectfully request Mayor and City Council approval.
AI.,~,/L f1clL
Michael C. Van Milligen
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Attachment
cc: Barry Lindahl, Corporation Counsel
Tim Moerman, Assistant City Manager
Pamela Myhre, Acting Community & Economic Development Director
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CITY OF DUBUQUE, IOWA
MEMORANDUM
December 12, 2000
TO: Michael C. Van Milligen, City Manager
FROM: pamel~ ity and Economic Development Director
SUBJECT: Request For Proposals for Master Planning and Design Services for the 4th
Street Peninsula and, alternatively, the South Ice Harbor Area
Introduction
The purpose ofthis memo is to request City Council approval of a Request For Proposals (RFP)
for consulting services to provide master planning and design services for the redevelopment of
the 4th Street Peninsula. In addition, the consultant will be asked to identify the cost to provide
the same scope of services to include the 30 acre area south of the Ice Harbor as part of a
combined study. The proposed RFP is attached to this memo.
Background
The RFP has been developed by the public and private partners working on the Vision Iowa
application for the America's River project. Those partners include City staff (City Manager's
Office, Administrative Services, Engineering, Community and Economic Development, Planning
Services, Parking and Transit), Jerry Enzler and Teri Goodmann (Dubuque County Historical
Society), Sue Czeshinski (Convention & Visitors Bureau), Rick Dickinson (GDDC) and Jim Rix
(Platinum Hospitality).
As an outgrowth of the America's River project, an effort to plan for the eventual redevelopment
of the entire 4th Street Peninsula is being pursued to coincide with the planned museum,
education & conference center and hotel/water park development. Both the public and private
partners have sensed the need to define the long range plan for the peninsula, to anticipate and
guide future investment and to ensure quality development.
Discussion
The RFP involves the selection of a consultant to provide master planning and design services
for the redevelopment of the 90 acre 4th Street Peninsula. A consultant team with expertise in
market analysis, project financing, real estate development, planning and urban design,
architecture, landscape architecture, site design and transportation and civil engineering will be
sought.
The consultant will evaluate the market potential for mixed-use commercial, recreational,
educational and residential development. New development opportunities will be identified,
financial feasibility evaluated apd developer interest assessed. Master planning, including land
use and transportation elements, will provide a guide to the future physical development of the
peninsula.
In addition, development standards and zoning regulations will be recommended to guide new
development with regard to design, lighting, landscaping, signage and viewscape for both public
and private development. New development standards and zoning recommendations will assist
the City in resolving the current moratorium on development in the peninsula.
Because the area south of the Ice Harbor has also been identified as a potential future riverfront
redevelopment area, the RFP asks the consultant to provide a bid to include an additional 30
acres, being identified as the South Ice Harbor area, within the scope of the study. The
committee suggests that the two areas are sufficiently interrelated that it may make economic and
timing sense to do a combined study. The consultant is asked to provide a cost to do a study of
the 4th Street Peninsula only and a second cost to do a combined 4th Street Peninsula/South Ice
Harbor study.
Funding for the consultant would come from General Fund CIP projects that are being
rebudgeted.
Recommendation
On behalf of the committee, I recommend approval of this RFP for consulting services. A
recommendation on the consultant, the scope of services and the geographic study area will be
presented to the City Council at a future date for final approval.
Action Step
The action step is for the City Council to approve this Request For Proposals.
Attachment
F:\USERS\Prnyhre\ WPDOCS\UR\lce Harborlrtj"nemo. wpd
December 12, 2000
CITY OF DUBUQUE, IOWA
December 18, 2000
REQUEST FOR PROPOSALS
Master Planning and Design Services
For the Redevelopment of the
4th Street Peninsula and South Ice Harbor Areas
I. INTRODUCTION
The City of Dubuque, Iowa is soliciting proposals from qualified consulting firms to provide
master planning and design services for the development of a 90 acre site commonly known as
the 4th Street Peninsula into a potential mixed-use commercial, recreational, educational and
residential area. This site has previously been studied as part of an overall riverfront plan in
1993 and was identified as a key redevelopment area. Implementation of certain
recommendations in the plan has proceeded, including construction of a riverwalk, expansion
of a Mississippi River museum! aquarium complex, planned hotel/water park project and a
planned education and conference center. Recent development opportunities, changes in
property ownership and access to State ofIowa funding for vertical infrastructure have hastened
the City's interest in developing an overall master plan and development standards for the entire
peninsula at this time.
An application for State of Iowa funding is attached to this RFP and provides a summary of
recent development proposals for this area. Please check the following web sites for additional
information about Dubuque and the new America's River project:
www.dubuquechamber.com
www.greaterdubuque.org
www.amencasnver.org
II. COMMUNITY BACKGROUND
The City of Dubuque is located on the Mississippi River in northeastern Iowa, adjacent to
Illinois and Wisconsin. The City is approximately 30 square miles in area, with a population
of approximately 62,000 persons. The City's annual budget is over $80 million and funds a full
range of services.
The community has a stable and diversified manufacturing base and a growing service sector.
Dubuque is the major retail, medical, educational and employment center for the tri-state area.
Tourism continues to be a major economic force in the community. City government works
in collaboration with the private sector to promote economic development.
III. INFORMATION TO BE INCLUDED IN PROPOSAL
To simplify the review process and to obtain the maximum degree of comparability, the
proposal shall include the following information and shall be organized in the manner specified
below.
Letter of Transmittal
Provide a letter of transmittal briefly outlining the consultant's understanding of the work and
the name, address, telephone number, fax number and email ofthe consultant's primary contact
person.
Profile of Firm
Provide general information about the consultant firm and the firm's area of expertise as regards
this RFP, including the qualifications of the project manager and other key personnel who
would be assigned to the project. The City expects the project team to provide expertise in the
following areas:
Market Analysis
Project Financing
Real Estate Development
Planning/Urban Design
Architecture/Landscape Architecture
Site Design
Transportation/Civil Engineering
Proposal Qualifications
· List the names of the anticipated project manager and other key personnel associated
with the project and their qualifications and experience.
· Describe the experience of the firm in performing similar projects. Include at least 3
client references with similar projects that have been completed in the past 5 years. List
the names of the key personnel proposed for this project who worked on the referenced
projects.
· Describe the name and location of other sub consulting firms that would be used by the
firm in the study and the approximate percentage of the work that would be performed
by each of these firms. Include the experience and qualifications of the subconsultant
firm and its key personnel in working on similar projects.
· Discuss the firm's ability to integrate this project into the firm's present workload.
Scope of Services
Provide a description of the means or strategy by which the consultant would satisfy the
following scope of services:
1. Summarize Existing Real Estate Dynamics
· Document existing physical and market conditions
· Explore relationship between 4th Street Peninsula/South Ice Harbor areas and
adjacent downtown
· Assess development opportunities and constraints
2. Evaluate Development Opportunities for the 4th Street Peninsula
· Quantify market demand for various land uses
· Identify targeted development opportunities
· Assess financial feasibility of potential development projects
· Identify potential developers
· Assess developer interest
3. Develop Master Plan
· Use consensus process to determine ViSIOn for the 4th Street Peninsula,
coordinating with existing plans and programs
· Evaluate transportation/circulation links
· Prepare master plan, incorporating land use and transportation/circulation
elements
· Prepare potential site development plan
4. Prepare Development Standards
· Establish written and illustrated development standards, including design,
lighting, landscaping, signage and viewscape, for public spaces/streetscape and
private development
· Recommend zoning options to implement plan
5. Recommend Action Agenda
· Identify and prioritize next steps
· Identify financing incentives, strategies and tools
· Identify strategies to attract development
· Identify marketing and merchandising strategies
6) Deliverables: in Graphic Board and Digital Formats
· Master Plan
· Site Development Plan, including bird's eye view perspective
· Development Standards
Proposed Project Schedule
Provide a project schedule outlining the time period and estimated completion date of the
proposed scope of work. This should include a schedule for and description of all deliverable
products throughout the period.
Fees and Compensation
A two-tiered budget is requested that identifies:
I) the cost to provide the requested scope of services identified above for the 4th Street
Peninsula area only; and, as an alternate,
2) the cost to provide the requested scope of services for a combined study area to include
the 4th Street Peninsula and the South Ice Harbor area.
A 30 acre area presently called South Ice Harbor has been identified as a potential
future development site that the City may wish to evaluate as part of this master
planning effort. Situated directly south of the 4th Street Peninsula, this area has
remained primarily industrial in nature. City ownership of key parcels in this area,
along with the changing nature of the adjacent peninsula, may justify an evaluation of
development potential at this time as part of an overall master planning of the city's
downtown riverfront. The City will consider the cost benefits of including both areas
in a combined study.
Provide a proposed cost plus expenses budget for completion ofthe proposed scope of services
with cost breakdowns by scope element. Quotation of fees and compensation shall remain firm
for a period of at least 90 days from the proposal submission deadline. Please separate the
proposed budget from the other portion of the RFP submittal. Initial screening will be
done by the selection committee without benefit of knowing the consultant's proposed fee for
servIces.
IV. SUBMISSION REQUIREMENTS
An original plus six copies of the proposal shall be received in the office of the City of
Dubuque's Community and Economic Development Department, 50 W. 13th Street, Dubuque,
Iowa 52001 by 5:00 p.m. CST on Monday, January 29, 2001.
Each consultant assumes full responsibility for delivery and deposit of the completed proposal
package on or before the deadline. The City of Dubuque is not responsible for any loss or delay
with respect to delivery of the proposals.
The City of Dubuque reserves the right to reject any and all proposals and to negotiate changes
with any consultant.
The City of Dubuque is not liable for any cost incurred by any consultant prior to the execution
of an agreement or contract. Nor shall the City of Dubuque be liable for any costs incurred by
the consultant that are not specified in any contract.
The City of Dubuque is an Equal Employment Opportunity Employer.
V. EVALUATION CRITERIA
Proposals will be screened to ensure that they meet the minimum requirements of the proposal
format. A review of qualifying proposals will be evaluated by a selection committee. Factors
to be considered by the committee may include the following:
· Qualifications and experience of the firm and any subconsultants.
· Qualifications and experience of the principal consulting staff and subconsulting staff
who will work on the project.
· Grasp of project requirements; level of interest.
· Design approach/methodology in completing scope of services; creativity and problem
solving ability.
· Responsiveness and compatibility between consultants and City; general attitude and
ability to communicate.
· Proposed schedule required to complete project.
· Proposed cost to complete project.
Consultants may be invited to an interview with the selection committee.
Questions regarding this RFP should be directed to the Community and Economic Development
Department by telephone at 319/589-4393 or by fax at 319/589-1733.
F:IUSERSlPmyhrel WPDOCSIURlIce Harbor\rfj>3. wpd
Intent to Apply
Vision Iowa
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MIS S I S SIP P I I{ I \' E R MUs E U M. DUB U Q IT EAR E A C 11.\ M B E R (H' COM MER C E, C I T Y 0 F DUB U QUE
----------------_........------------._---------------------_.~- ~------_.--..._---.----------------------------------
VISION
IOWA
NOTICE OF INTENT TO APPLY
VISION IOWA PROGRAM
To: Susan Judkins, Vision Iowa Program Coordinator
Iowa Department of Economic Development
200 E. Grand
Des Moines, IA 50309
Phone: 515-242-4870
Fax: 515-242-4832
The following information is provided concerning a potential application for
funding from the Vision Iowa program.
1.
Project Name:
America's River
2. Applicant(s):
(Eligible applicants include a city, county, public organization -- defined as a nonprofit economic
development organization or other nonprofit organization that sponsors or supports community or
tourism attractions and activities -- or school district in conjunction with a city or county)
Narne(s): City of Dubuque/Dubuque County Historical Society/Dubuque Area Chamber of
Commerce
Address(es): 50 W. 13th St., Dubuque, IA 52001
Phone(s): (319) 589-4210
E-rnail(s):
3. Brief Description of Project, Including Total Projected Cost:
(minimum project cost is $20 Million to qualify for Vision Iowa funding)
A $178 million Riverfront Campus featurinq Mississippi River Discovery Center and
Aquarium. Mississippi River Education and Conference Center. Indoor Water Park, Hotel.
4. Expected Amount of Funding to be Requested from Vision Iowa:
(no more than 50% of cost, to maximum of $75 Million, may be requested)
$65,000,000
We understand submission of this Notice of Intent to Apply is not a binding commitment,
but a good faith effort to inform the Vision Iowa board and staff of our intent to apply.
:::a~:::iO~~:~~u;ue '~'9a~
Title Terry Duggan, Mayor. Ci ty of Dubuaue
Date November 6, 2000
5. Anticipated Date of Submission: December 20, 2000.
AlIlerica's River
For more than a decade, Dubuque has worked with Iowa and national leaders toward a
common goal - a world-class campus for the Mississippi River known as America's River. With
Vision Iowa, the full potential of America's River can be achieved: 1) an expanded River
Discovery Center and Aquarium for the entire Mississippi River; 2) a National Mississippi River
Education and Conference Center; 3) a Waterfront Hotel and Indoor Waterpark; and 4) major
public amenities along the Mississippi River.
There is no comparable attraction anywhere along the 2,300 mile length of the Mississippi
River that combines the history, environment, recreation and culture of America's greatest river.
America 's River will be an international destination that will bring jobs, economic benefit,
environmental awareness, and cultural enrichment to Northeast Iowa and the entire state ofIowa.
America's River reflects Iowa's greatest values: education and conservation of natural
resources. It can be a model project for Vision Iowa. An unprecedented level of local, regional
and national support has been secured, matching funds are in hand, and building documents are
complete. This bold vision and opportunity for Iowa is ready to begin.
.:. America's River is a $178 million riverfront redevelopment effort at the Port of Dubuque
that will create an international destination for Iowa.
.:. The River Discovery Center and Aquarium will be a world-class national museum for the
entire Mississippi River. The Center will include 15 aquariums, including five that measure
30 feet across. A dynamic immersion theater will surround visitors with the story of the
Mississippi River's creation, its floods, its history, and its underwater life. An outdoor
wetland will feature natural and living history with floating laboratories and classrooms.
Stream tables will let visitors create their own rivers, and the educational overnight program
will let visitors sleep on a "Boat and Breakfast" on a National Historic Landmark steamboat.
.:. The National Mississippi River Education and Conference Center will be a 110,000
square foot educational center on the banks of the Mississippi River for national and
international educational forums. Fiber optic connections will link the Mississippi River
Discovery Center aquariums to the Education and Conference Center and to distance learning
sites across Iowa and the world.
.:. Matching investments include a 200-room, eight-story, four-star quality Riverfront Hotel
with a 24,000 square foot indoor water park. A guaranteed phase two of this hotel will add
another 150 rooms and an additional 18,000 square foot to the waterpark, based on usage.
Additional match will be a 45,000 square foot mixed use office building.
.:. The 60-acre campus of riverfront amenities will include the Star Brewery Amphitheater,
the River's Edge Plaza landing for the Delta Queen and other large, passenger boats, visiting
boat docks, a Riverwalk, and an 18 mile bike-hike trail connection to the existing 26 mile
Heritage Trail.
.:. America's River is planned with Smart Growth principles. It incorporates public
transportation, greenways, conservation of land, and adaptive reuse of a National Historic
Landmark and six National Register sites.
.:. America's River will generate substantial leveraged financial investment in the 4th Street
Peninsula, Old Main Historic District, and adjacent riverfront areas, and it will have a major
impact on jobs, economic health, tourism, and quality of life in Iowa.
.:. America's River has secured $112 million in matching funds with $71 million in private/
public investment and a signed $41.5 million development agreement for the hotel and
waterpark, contingent upon Vision Iowa funding.
.:. The River Discovery Center has been designated by Congress as the National Interpretive
Center for the U. S. Fish and Wildlife Mississippi River Refuge, an attraction on par with
Yellowstone and the Grand Canyon. The Governors of all five states of the Upper
Mississippi have signed a letter to Congress in support of this project.
.:. Consultants to America's River include some of the best designers in the world:
Esherick Homsey Dodge & Davis, San Francisco, architects of Monterrey Bay Aquarium
Lyons/Zaremba, Boston, exhibit design.ers for the Tennessee and Charleston Aquariums
Entertec, San Diego, life support system designers for all Sea World installations
ORCA, Ocoee, FL, visitor circulation specialists and consultants to Disney and Epcot
.:. National, regional, state and local partnerships and affiliations make this an international
opportunity for Iowa:
U. S. Fish and Wildlife Service, Region 3, Minneapolis
U. S. Army Corps of Engineers, Mississippi Valley Division, Vicksburg, MS.
U. S. Coast Guard, 8th District, New Orleans
U. S. Geological Survey Environmental Management Program - Onalaska, Wisconsin
Environmental Protection Agency, Washington, D. c., Chicago, and Kansas City
National Endowment for the Humanities (its largest award in the nation)
National Waterways Alliance - Washington, DC
National Audubon Society
Over 60 regional environmental groups and leaders
Iowa Public Television
Iowa's ICN Fiber Optic Network
Department of Natural Resources ofIowa, Minnesota, Wisconsin, Illinois and Missouri
.:. Scholars in colleges and universities in Iowa and across the nation are consulting on the
project including University ofIowa, Loras College, Clarke College, University of Dubuque,
Northeast Iowa Community College, Tulane University, the Dubuque Community School
District and Dubuque Metropolitan School System.
America's River is ready to go! Matching funds have been secured, feasibility studies have
been prepared, and design development documents have been completed. An award from Vision
Iowa will enable America's River to begin construction in March, 2001, with completion by late
2002.
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Mississippi River Discovery Center and Aquarium
National Mississippi River Education and Conference Center
Waterfront Hotel, Indoor Waterpark and Riverwalk (Match)