Worksession Material
CITY OF DUBUQUE, IOWA
MEMORANDUM
March 12, 1999
TO: The Honorable Mayor and City Council Members
FROM: Michael C. Van Milligen, City Manager
SUBJECT: Worksession Material
/51 ~
On March,..81St, the City Council held a worksession on the design, financing, and
scheduling of improvements to 8th Street and the Town Clock Plaza. Based on
questions raised the design consultant, WHKS, and the design committee have done
further research.
City staff is working with the property owners to get concurrence from a majority for
assessments of 30 percent for both 8th Street and Main Street improvements. A
majority have already agreed to a phasing plan which would allow 8th Street and Main
Street to be reconstructed over the next two years with the funding currently available
from the City. The area surrounding the Town Clock itself would be delayed until 2005,
and the property owners agreed to that schedule. The preference of most of the
property owners is that more than cosmetic repairs should be done.
Public Works Director Mike Koch has given further consideration to the condition of the
thirty year old Town Clock Plaza and concluded in his attached report that there would
be a significant decrease in the life of the improvements if total reconstruction is not
done. He bases this on prior experience in the City street program where patching and
overlays were costing almost as much as complete reconstructions and twenty years of
life was being sacrificed.
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Attachment
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Barry Lindahl, Corporation Counsel
Tim Moerman, Assistant City Manager
Mike Koch, Public Works Director
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CITY OF DUBUQUE, IOWA
MEMORANDUM
March 12, 1999
To: Michael C. Van Milligen, City Manager
From: Tim Moerman, Assistant City Manager"7;1Jt---
RE: City Council Worksession on Town Clock Plaza Improvements
Introduction
A City Council worksession is scheduled for March 15, 1999 on the Eighth Street reconstmction
project and plans for improvements to the rest of the Town Clock Plaza. The Plans are for a
worksession beginning at 5:30 p.m.
Background
The City Council held a worksession on March 1, 1999 to review the progress of the consultant
and City staff on plans for the reconstruction of Eighth Street and improvements to the rest of the
Town Clock Plaza. Plans for the project were reviewed by the City Council and a presentation
was made on the financial issues surrounding the project. The worksession concluded with the
understanding that a second worksession would be held on March 15, 1999 and that additional
information on the project would be gathered and presented by the consultant and City staff
Discussion
The discussion at the worksession resulted in the identification of areas in which more
information was required by the City Council. The City Council requested:
.. information on the alternative of grinding and overlaying the existing surface
.. a consensus among Town Clock Plaza property owners on the participation level
(assessments) for the project
.. a consensus among Town Clock Plaza property owners on how best to phase the
proposed improvements
.. a final proposed plan for construction and financing of Town Clock Plaza
improvements
. .
Alternative of Grinding and Overlaying
City statThas been working with the consultant, W.H.K.S. & Co. on analyzing the feasibility of
using the grinding and overlaying alternative for the Town Clock Plaza improvements. A
separate memo on the alternative is attached to this memo. There will be a further explanation of
the alternati \'e at the \vorksession.
Project Information Prcsentatin to Property Owners
City statTand Tony Zelinskas met with the property owners of the Town Clock Plaza on March
11. 1999 to discuss the project and to attempt to build a consensus on financing and phasing
issues. There was a review of the options of cosmetic improvements and the rebuild approach.
Below is a summary of the information on the project costs which were used in the presentation:
Project Phnse
Reconstruction
Project~
Eighth Street
Project #
Project Year
Project Cost
(Mid-range)
$1,031,000
Phase I
FY1999
Phase I (
Main - 8th/9th
Main - 7th/8th
Main - 6th/7th
Main - 5th/6th
2
3
6
10
FY2000
FY2000
FY2000
FY2000
$ 535,000
$ 410,000
$ 325,000
$ 484,000
$1.754,000
Total of Ph~lSC I and H
FY99-00
$2,785,000
Phas~ III
TO\vn Clock Area
4
FY2005
$ 695,000
TOll,1 of Phase I, II, nnd III
$3,485,000
The total cost of the perimeter improvement of Phase IV is $1,072,500, which would be done
nileI' FY2005.
Prop~..t)' Owru.'rs' Pllrticipation Level Preferences
Following the review, discussions centered on the levels of support for the various assessment
lewls fl.11' Iht.' project. Scenarios were reviewed with participations levels for the Eighth Street
projects und th~ Main Street project aI15%, 20%, 25%, and 30%. Analysis of each scenario also
re"ealed the amount of the funding gap to complete the project. The scenarios did not include
the improvemcnts 10 the pcrimeter of the project delincd at the prior worksession as Phase IV,
Stich as the connections to Locust Street, the alley connections on Sixth and Seventh Streets and
on Fitlh Slreet.
There \\'as u consenslIs that the rcbuild approach for TOvvl1 Clock Plaza improvements be
pursllcd. I I O\\'c\'er. thcre was not a clear consensus on the participation levels. Nearly all of the
prnpt.'rly OWllers agreed that the 15% assessment should be the minimum. Several property
\nVIK'rs on the north end of the Town Clock Plaza believe that the participation level should go
up to 30%, if that is what it takes for the City Council to approve the improvements under the
rebuild approach. City staff has been contacting the property owners not in attendance at the
March 11th meeting to get their preferences on the assessment levels. A summary of the
assessment level preferences is attached to this memo. At this time, property owners with 30%
of the lineal footage eligible for assessments have agreed to the 30% assessment level. City staff
wilJ be contacting another property owners with 45% of the lineal footage on Monday to get their
preferences on the assessment levels. We would like to receive City Council input at the
worksession on their preferences on the participation levels by property owners.
Property Owners' Project Phasing Preferences
City staff reviewed the different components of the project. The components are the twelve areas
defined by the consultant which were presented to the City Council at the prior worksession and
grouped into the phases.
There was discussion as to how to best accomplish the project within the funding constraints and
in a way that can minimize the construction disruption and maximize the project's aesthetic
impact as soon as possible.
There was a consensus that the project should be completed in phases according to the schedule
defined above. This means that Eighth Street would be reconstructed this summer, Main Street,
less the Town Clock area, would be constructed in next summer, and the Town Clock area would
be constructed by FY2005. They were also comfortable with having the perimeter improvements
being done after FY2005 as the funding became available.
Final Proposed Plan for Construction and Financing of Town Clock Plaza Improvements
While the participation levels by the property owners have not been finalized, some projections
can be made as to how the project could be financed. Below is a summary of the a proposed
financing plan:
Available City Funding FY99-00
Project Phase~ Yeal: Cost
Phase I Eighth Street FY1999 $lt031tOOO
Phase II Main Street FY2000 $1,754,000
Less: Total of Phase I and II FY99-00
$2,239,165
- $2.785.000
Required Property Owner Contribution FY99-00
$ 635,835
The reconstruction of the Town Clock Area (Phase III) is estimated to cost $695,000 and would
occur in FY2005 or perhaps sooner if additional funds became available. If the City Council
supports the above phasing proposal, City staff could meet again with the Town Clock Pjaza
property owners and discuss the combination of assessment levels for filling the financing gap.
Conclusion
The consultant and City staffwilI be revie\ving the information on the identit1ecl City Council
issues at the worksession. We will also be able to answer questions about each aspect. Our goal
for the worksession is to present the infonnation and receive City Council direction on how to
proceed with the project.
CC: Design Committee Members
Tony Zelinskas, W. H. K. S & Co.
Town Clock Plaza Property Owners - Summary of Assessment Preferences
Property Owner Lineal Footage Preference Percent of Area
Cottingham & Butler 478.68 30% 18.8%
American Trust 153.51 30% 6.0%
Graham's Store For Men 90.66 - 30% 3.6%
Firstar Bank 43.00 30% 1.6%
Grand Opera House 70.00 30% 2.8%
Northeast Iowa Community College 74.84 3.0%
(NICC is very supportive of improvements _
Board would decide on assessment preference)
Cigna (Trilog) Current Site 284.90 11.2%
Cigna (Trilog) East Site 240.34 9.5%
(Will return call on Monday - has been
interested in the improvements in the past)
Michael Steele (Steele Financial Center) 210.00 8.3%
(Will return call on Monday - has
been very supportive in the past)
Richard Hartig (Hartig Drug) 82.84 3.3%
(Will retllrn call on Monday)
Plastic Center Inc. (Walker Shoes) 23.00 20% 1.0%
(Tenant would support this amount)
Nesler Centre 239.34 15% 9.4%
first National Bank (Mercantile Bank) 202.32 15% 8.0%
Cycare 114.00 15% 4.5%
John Stuer (Star Uniforms) 37.50 1.5%
(I-lave not attended meetings)
Dubuque TV Ltd. (Fox - 40) 35.00 1.4%
(Have not attended meetings)
Plastic Center (Fischer Arcade) 114.00 4.5%
(Have not attended meetings)
Department of Corrections ...fl.iQ 0% 1.9%
Total Area 2,541.43
CITY OF DUBUQUE, IOWA
MEMORANDUM
March 12, 1999
FROM:
TO: Michael C. Van Milligen, City Manager
Michael A. Koch, Public Works Director JJf~ kuC
SUBJECT: Eighth Street Reconstruction and Main Street Streetscape
INTRODUCTION
This a follow-up to the City Council work session of March 1, 1999 on the Eighth
Street Reconstruction and Main Street Streetscape Improvement Project.
BACKGROUNQ
One of the issues discussed during the work session was whether it would be possible
to mill any remaining portions of the terrazzo in the Plaza area under the Cosmetic Only
improvement alternative. The City staff was directed to research this issue and report
back at the next planned work session of March 15, 1999.
At the last meeting, a Council Member asked a question regarding the condition of the
pavement in the Plaza. I responded by saying that the concrete pavements were in
good condition, however, I believe now that I misinterpreted the question.
The concrete streets surrounding the Plaza are in good condition, Main Street for
example. However, we do not know the condition of the concrete beneath the
terrazzo in the Mall. This concrete is nearly 30 years old and would have a total life
expectancy normally from 40 to 50 years.
DISCUSSION
The terrazzo in the Town Clock Plaza consists of 5" thick concrete-base typical
section, with 7" in the fire lane. The concrete was then capped with a 3/4"-thick layer
of terrazzo. Normal concrete pavements intended for traffic are from 7" to about 9"
in thickness.
1. COSMETIC APPROACH
The Cosmetic alternative would require: the removal of the terrazzo for street light
removals and replacements; improvement of the electrical service; planter removals;
removal of all tiles; and placement of new planters and new trees; and any other items
scheduled for removal.
This would leave a "patchwork" of new and older-looking terrazzo, which aesthetically
would look better if sandblasted, stained, and the entire surface sealed so that the
older areas would more closely match the new. The cost for the paving portion of the
cosmetic approach is between $784,000.00 and $981,000.00.
2.. MILLING APPROACH
An alternate to the "patchwork" effect of the cosmetic approach would be to mill the
top surface and to pour an entirely new surface over the entire Plaza area. It is
estimated that 33,630 square feet, or 37 % of the existing surface of 91,100 square
feet would have to be removed and repaved prior to the milling process. This would
leave approximately 57,470 square feet to be milled. The cost for the paving portion
of the milling approach is between $887,000.00 and $1,070,000.00 This is about
$100,000.00 greater than leaving the old patches and trying to match the two
vintages of surfacing used in the cosmetic approach.
However, there are some difficulties and disadvantages with a milling operation.
First of all, milling machines can only mill approximately 2" horizontally away from any
vertical surface. This remaining area would either have to remain or be removed in
some other fashion. The Portland Cement Concrete Association suggests that a
bonded overlay should be a minimum of 2" in thickness. When this 2" is milled, the
concrete remaining would only be 3-3/4" typical and 5-3/4" in the fire lane areas.
There is a concern that this thin layer of concrete would not hold together under the
stress of the construction and any damaged portions of concrete would have to be
removed.
Ultimately, there is also a concern over the life expectancy of the patching alternative
because of the almost 30-year age of the concrete. The patching alternative may be
the most economical if substantial maintenance is periodically required. Also it is not
known how long a bonded overlay would be expected to last in such an application.
A 10- to 20-year life expectancy, given the age of the concrete below could probably
be expected.
, .
RE-BUllD APPROACH
The cost of the paving portion of the Re-Build Approach is between $910,000.00 and
$1,093,000.00. While it may seem like the difference between a total re-build and
the milling approach should be greater, it fact it is not. The difference between the
two is because the Re-Build Approach would be less labor~intensive work and the
economy of scale from utilizing only one method for replacement of the surface. The
total re-build would also be a benefit in the staging of the work both for the contractor
and for pedestrian movements since larger panels could be done.
Experience has shown that approximately 30% removal and 70% salvage is a break-
even point in the cost of reconstruction. Removal of more than 30% of the base
under a street, for example, is more expensive than removing the entire base.
Furthermore, there is no concern for patching new material against old material. Also,
the life expectancy is not limited to the salvaged material, but to the full life
expectancy of the new material.
ACTION TO BE TAKEN
The City Council is requested to give City staff and the consulting firm of WHKS
direction on which alternative shall be planned for in relation to the Plaza surface
improvements, and to authorize WHKS to begin preparing final design drawings and
bidding documents for the reconstruction of Eighth Street between Locust Street and
Iowa Street.
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