The URL can be used to link to this page

Zoning 600 Mazzuchelli - River Pointe, A.J. Spiegel THE CITY OF 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 ~~~ December 12, 2005 " i The Honorable Mayor and City Council Members City of Dubuque City Hall - 50 W. 13th Street Dubuque IA 52001 '.:' Location: Description: Jon Harvey, Stott & Associates Architects/River Pointe Development LLC 600 Mazzuchelli Drive To rezone property from R-2 Two-Family Residential District to PUD Planned Unit Development with a PR Planned Residential designation. Applicant: 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 A.J. Spiegel, representing River Pointe Development, LLC, and Jon Harvey, Stott and Associates Architects, spoke in favor of the request, reviewing the proposed development in terms of the number of units, height, access, green space and design. The applicant's traffic consultant reviewed the traffic study and likely impacts to surrounding intersections. Staff reviewed the history of zoning requests for the subject property, Fire Department review comments regarding the height of the proposed condo buildings, traffic and access issues. There were many public comments concerning the impact of the project on surrounding property, street system and the local economy. Some speakers felt the proposal was not in scale with the surrounding neighborhood or the community. The Zoning Advisory Commission discussed the request, noting that opinions on the project are divided in terms of the project's height and density. The Commission generally felt the traffic issues can be accommodated, but there was concern expressed by some Commissioners that the project was not compatible with the area due to its scale. Service People Integrity Responsibility Innovation Teamwork 600 Mazzuchelli Drive December 12, 2005 Page 2 Recommendation By a vote of 4 to 3, the Zoning Advisory Commission recommends that the City Council deny the request. A simple majority vote is needed for the City Council to deny the request. A super majority vote is needed for the City Council to approve the request. Respectfully submitted, J~~ Jeff Stiles, Chairperson Zoning Advisory Commission Attachments cc: Gus Psihoyos, City Engineer Dan Brown, Fire Chief I I I f I ~"ir ~Jbl tlnj'J ~~~f,il lai, ! . i: ~ z ...... (:) ~ > ~ ~ ~ > w ~~ I!: , iii! \ , ~I-~I ~~l ~ J JI - J J . I ... lji :3 I I. ... I . . - I, , 1 I r;;.- "- . I I ' ~ _on I I ~ . - I - , ~ t ! J - ~ / / ".,..'........... ~"" .........;,......... ,r ....." .,-3 .~.~ ...... ';; A ..... ,~1'" \ \ .. c a' "' - 4 :j ..: '7 ~.. \ ~ I " l' , ..~. ~ .;..r........... '. '-,<' ~ \ \'. " ~\ - ,.-' " ., . /, ~i"!' \ . \. .....\ '., \\ \ ~ z r t 'i' - J I . ~ ,. { \ .'" t \ - ., , <.9 z (f) <x:: I a.. <.9 z o ....J ::) CO ;) ~,~,- ~::>,:-..:>/ .j$::....... .........-............ \; ~ ..^ .......- , , , -. - J. ~I . ~' I ... I~' ( I :Jl . "" .. I"" ~ I I Gr I I I I .......~ I 1-' , I I ~ ~ ~ f J PLANNED DISTRICT STAFF REPORT Zoning Agenda: October 5, 2005 Project Name: River Pointe Property Address: 600 Mazzuchelli Place Property Owner: River Pointe Development, LLC Applicant: Stott & Associates/A.J. Spiegel Proposed Land Use: Residential/office Proposed Zoning: PUD Existing Land Use: Vacant Existing Zoning: R-2 Adjacent Land Use: North - Residential East - Residential South - U.S. Highway 20 West - Medical serviceslresidential Adjacent Zoning: North - PR East - R-3 South - OS West -ID/R-2 Flood Plain: N/A Total Area: 14.88 acres Water: Yes Existing Street Access: Yes Storm Sewer: No Sanitary Sewer: Yes Previous Planned District: None. Purpose: The requested rezoning to PUD Planned Unit Development with a Planned Residential/Planned Office designation is to facilitate the construction of the River Pointe development, comprised of 250 residential condominiums and a 36-unit assisted living residence. Property History: The property was the site of St. Dominic Villa until approximately 2003. The existing structures on this site have been removed by the current property owner and the site has been graded and seeded. Physical Characteristics: Access to the site can be obtained by either Mazzuchelli Place or Cardiff Street. The site encompasses approximately 14.5 acres on what is locally known as Kelly's Bluff. Approximately half the site is relatively flat while the remainder is steep wooded slopes that abut property fronting on St. Mary's Street, U.S. Highway 20 and Kelly's Bluff Lane. Conformance with Comprehensive Plan: The 2002 Comprehensive Plan Land Use Map designates the property as multi-family residential. This project involves the Comprehensive Plan Land Use Element: Goals 1.1, 1.2,4.5, 5.1, 5.4, 6.1, 6.3, 7.1,7.2, 7.3,9.1,9.2,9.3, and 10.1. Planned District Staff Report - River Pointe Development Page 2 Information from the Long Range Planning Advisory Commission is also attached to this staff report for the Commission's review. Staff Analysis: Streets: No new public streets are proposed as part of this development. The proposed PUD will be served by a looped private drive that will be privately maintained. Access to this site is from a single point, accessed by either Mazzuchelli Place or Cardiff Street. Sidewalks: The proposed development includes walking paths that provide pedestrian circulation throughout the development. Parking: Off-street parking is being provided for the proposed condominium buildings and assisted living building. 2.5 parking spaces are provided per condominium unit and .5 spaces per assisted living unk The proposed parking ratios meet or exceed the City Zoning Ordinance requirements. Lighting: New outdoor lighting will need to be carefully designed to not adversely impact adjacent property. The draft PUD Ordinance requires all outdoor lighting to utilize 72-degree cut-off light fixtures for both freestanding and wall-mounted applications. Signage: Signage will be provided based on the OR Office Residential signage requirements. Bulk Regulations: The proposed structures in this PUD will be located in substantial compliance with the submitted conceptual plan. The height of buildings #1 and #3 will be stair-stepped with a maximum of seven (7) stories or 104 feet. Buildings #2 and #4 are also stair-stepped with a maximum of 12 stories or 165 feet in height. Permeable Area (%) & Location (Open Space): The proposed project will cover approximately four (4) acres of the 14.5 acres available with impervious surface including buildings, parking and drive areas. Open space is provided throughout the project between buildings and the proposed private drives. A majority of the green space is located on the west and south sides of the property. Landscaping/Screening: The submitted conceptual plan indicates the existing tree line is to remain as well as noting possible locations of new trees to be planted. A detailed landscape plan is required as part of a future major site plan. Phasing of development: None submitted. Impact of Request on: Planned District Staff Report - River Pointe Development Page 3 Utilities: Existing City water and sewer mains already serve the subject site. The Engineering and Water Departments have reviewed the conceptual plan and do not anticipate any major issues regarding serving the proposed development. Traffic Patterns/Counts: Access to the site is by way of either Mazzuchelli Place or Cardiff Street. There are no traffic counts for either street. Mazzuchelli Place heads to the west and intersects with James Street and Langworthy Street north of the main entrance to Mercy Medical Center. Cardiff Street runs north and south and intersects with West 3rd Street. Public Services: Existing public services are adequate to serve the site. Environment: Staff anticipates that the proposed development will have impacts related to storm water management and erosion control during each phase of development. The developer has indicated that storm water drainage will be directed to the south away from existing residential homes located along St. Mary's, West 3rd, and Cardiff Streets. . Adjacent Properties: The most likely impacts to adjacent property will be an increase in the volume of vehicle trips utilizing Mazzuchelli Place and Cardiff Street as well as a significant visual change to the area. Potential impacts to adjacent properties during construction will include increased noise and construction-related traffic. Storm water, rocks and dust will need to be carefully controlled during construction to minimize impacts to surrounding properties. CIP Investments: None proposed. Staff Analysis: The proposed River Pointe Development is located at the intersection of Mazzuchelli Place and Cardiff Street. The subject property is locally known as Kelly's Bluff and was the former site of St. Dominic's Villa. The four (4) story concrete building was recently demolished and the site graded and seeded by Royal Oaks Development. The proposed River Pointe project encompasses four (4) high rise condominium buildings and a senior assisted living residence. Access to the site is located at the intersection of Mazzuchelli Place and Cardiff Street with a single access point to the development. The internal roadways are private drives that will be owned and maintained by the development. Parking facilities are provided both in surface parking lots as well as underground parking garages that would serve the individual condominium buildings. The developer has submitted renderings of the project showing the proposed condominium buildings. The proposed high rise condominium buildings will be either twelve (12) stories or seven (7) stories in height. The buildings have a stair-stepped design where each segment drops two stories from the adjacent portion of the building. The developer is also proposing a community center and swimming pool in the center of the development and is reserving an area in the northwest corner of the site for a possible senior assisted living building. The developer has indicated that a maximum of 250 condominium and 36 assisted living units will be built. Planned District Staff Report - River Pointe Development Page 4 The proposed development includes both surface and underground parking. The proposed off-street parking will meet or exceed the City of Dubuque's Zoning Ordinance requirements. Based on the number of dwelling units, approximately 625 off-street parking spaces for the condominiums will be provided when River Pointe is fully built out. Parking for the 36-unit assisted living residence is proposed as .5 spaces per unit. Planning staff may require additional parking spaces for the assisted living residence during site plan review once more details are known regarding the number of employees, anticipated average age of the residents and services offered residents. The City of Dubuque Engineering and Water Distribution staff members have met with the developer and reviewed the proposed development. Currently, the site is served by City water and sewer. However, some upgrades to those utilities will be necessary to accommodate the proposed development. The Water Distribution Division staff has recommended that an additional 8-inch water main be installed as part of the project to create a service loop within the development. This will help ensure adequate pressure and quantity of water should there be a water main break. . The developer and City Engineering staff have identified storm water control as an important issue on this project. The developer and Engineering staff have agreed that storm water be directed to the south away from existing developed residential areas to the east and north. The area to the south is currently vacant land along U.S. Highway 20. The proposed development includes areas reserved for storm water detention. The storm water will be detained on-site as required by City standards. The proposed project increases the impervious area from 1.5 acres to approximately four (4) acres when compared to the former use of the site as St. Dominic's Villa. Detailed storm water calculations and detention basin design will be reviewed as part of the site plan review process. The City's Fire Chief and Fire Marshal met with the project developer and have reviewed, on a preliminary basis, the needs of emergency services. The proposed height of condominium buildings #2 and #4 will require that they be built to high rise building standards. Any building over eight stories is designed to playa more active role in protecting the occupants during a fire to allow additional time for emergency personnel to reach the occupants. Fire and Building Department staff will review detailed building and sprinkler system plans for all structures as part of the normal review process for new buildings. The developer indicated that there may be a gated entrance to the development. The Fire Chief and Fire Marshal recommend having a preemption device similar to that used by emergency vehicles in the City to preempt the traffic signs at City intersections to facilitate access to the development by emergency vehicles. The applicant has submitted a traffic study completed by WHKS & Company that reviews potential impacts to the surrounding street system from the proposed development. A copy of the introduction and executive summary are attached to this staff report. In addition, a copy of a letter providing updated information requested by City staff is attached. Planned District Staff Report - River Pointe Development Page 5 Access to the site is provided by Mazzuchelli Place and Cardiff Street. Mazzuchelli Place intersects with James Street and Langworthy Street near the main entrance to Mercy Medical Center and Cardiff Street intersects with West 3rd Street immediately to the north. Cardiff Street is built to the City's residential street standard of 31-foot of paving and 50-foot of right-of-way. Cardiffs intersection with West 3rd Street is substandard in terms of its transition grade exceeding 3%. Mazzuchelli Place is substandard in terms of its paving width. Currently, Mazzuchelli Place is paved to a width of 20 feet with parking prohibited on both sides. There are no current traffic counts for either street. The accident history was reviewed for Cardiff Street and Mazzuchelli Place and their intersections with surrounding streets. The data base provided by the Iowa Department of Transportation indicated that there have not been a significant number of accidents in the last four years and none of the accidents involved personal injuries. The information is included on Page 11 (Figure 5.8) of the traffic study. The proposed River Pointe Development could generate approximately 1,400 average daily trips when fully developed. Vehicle trips were estimated based on information obtained from the Institute of Transportation Engineers Trip Generation Manual utilizing the average rate for high-rise condominiums and assisted living facilities. The number of vehicle trips initially will be much lower in the initial phases of the project and increase as each new building is constructed. As an example, when condominium building #2 with 95 units is built, it will generate approximately 390 average daily trips. Attached to this staff report is a copy of the Engineering Department's memorandum that reviews the submitted traffic study findings. Typically, residential developments with this number of dwelling units have more than one access point to help ensure adequate emergency response in the event a storm blocks the access because of fallen trees or power lines. Staff has reviewed this issue with the developer who indicated there is no other feasible access to the property without buying adjacent property. In addition, the topography of the site limits the feasibility of alternative access points. The City's Fire Department did not object to the single point of access for the project provided that entrance is designed to minimize the potential for it to be blocked. Planning staff recommends that the Zoning Advisory Commission review Section 3-5.5 of the Zoning Ordinance that establishes criteria for reviewing planned unit development projects and Section 6-1.1 that establishes criteria for reviewing rezoning requests. Prepared by: ~ 1 r Reviewed: 4JIA . Date: 1/.27.05 D~~~E ~~~ MEMORANDUM December 19, 2005 TO: FROM: Michael C. Van Milligen, City Man~~.e Gus Psihoyos, City Engineer . ~/ SUBJECT: Review of Traffic Impact Study - Proposed River Pointe Development INTRODUCTION The following is a summary of the traffic impact study for the proposed River Pointe Development at the east end of Mazzuchelli Place at the site that was formerly Saint Dominic Villa Convent at 156 Cardiff Street in Dubuque, Iowa. DISCUSSION The proposed development is on a 15-acre parcel and will consist of four multi-story condominiums, an assisted living center, a community center and a private swimming pool. The study anticipates 286 total living units--250 condominiums and 36 assisted living units. A single entrance at the intersection of Mazzuchelli Place and Cardiff Street will service the development The development will be constructed in phases with the occupancy beginning in 2007, with final construction and occupancy by 2017. Traffic generated at this site is low because of the residential type of development City of Dubuque traffic representatives and the developer met in October to discuss the scope of the traffic study that needed to be conducted. There was agreement that the study did not include the intersection of West 3rd Street and Hill Street because it is anticipated that relatively few trips generated by the proposed site will access this intersection from West 3rd Street It was felt that vehicles leaving the proposed site and wanting to travel to the west would take the more direct route of Mazzuchelli and Langworthy to Hill Street The traffic impact study shows all the intersections in the study area had low accident rates and low personal injury rates. The Engineering Department has received inquiries on the traffic accident history at the intersection of West 3rd Street and Hill Street We looked into the traffic accident history at this location and found the accident rate to be elevated during some years but not for all. There did not appear to be any significant personal injuries since 2002. The study suggests 80 percent of the traffic entering and exiting the proposed development would use Mazzuchelli Place/Langworthy Street to Hill. The study also shows that the remaining 20 percent of the traffic will use Cardiff Street. The consultant did run a sensitivity check at both of these intersections to make sure there would not be any major issues if these percentages were to change. The study area for this traffic study covered all direct accesses into and out of the development. Intersection "levels of service" were studied for the surrounding intersections and all were acceptable with the exception of the intersection of Langworthy at Hill Street. This intersection currently operates at a level of service "D" with 35 seconds of delay. Based on current traffic needs, the traffic impact study shows that this intersection will probably need a traffic signal sometime between the years 2012 to 2017 due to lack of adequate gaps for Langworthy onto Hill Street even without this new development. With the proposed development in place, the need for this signal gets pushed forward as early as 2010. Because of this lack of adequate gaps, delay along Langworthy westbound exceeds 90 seconds which is a level of service "F". The study states a signal warrant was not performed, but traffic signals would likely be warranted since geometric improvements on the east approach to Hill Street would not significantly improve the level of service of the intersection. The traffic impact study did analyze this intersection with a signal system and it functioned acceptably through the year 2027 with the proposed development traffic. Since the Langworthy/Hill intersection currently operates at a level of service "D", it is our suggestion that geometric improvements be constructed that will assist the left-turning traffic exiting Langworthy westbound and the left-turning traffic southbound on Hill turning onto Langworthy Street. The traffic impact study also suggested making some roadway improvement as follows: Mazzuchelli Street is currently only 20 feet wide and does not meet current city street standards. The study suggests that it may be desirable to improve this street between Cardiff Street and James Street, including the intersection with James Street to 31 feet wide. The study also had parking concerns at the following locations: "Parking is currently allowed on the south side of Langworthy Street in the area immediately adjacent to the west and east sides of the intersection (HILL). Field observations indicate the parked vehicles near the intersection are affecting the turning maneuvers to and from Langworthy Street, and it is suggested that the limits for parking be shifted away from the intersection." "Parking is also a concern on Cardiff Street. Currently, parking is allowed on both sides of the Cardiff Street. Field observations indicate that when cars are parked on both sides of the street, the resulting roadway width for vehicle movement is essentially a single lane. It is suggested that consideration be given to restrict parking on Cardiff Street to one side of the street only due to the congestion caused by the narrow roadway width." Based on the information above, it is our recommendation that Mazzuchelli/Langworthy Street be realigned and widened to a minimum of 31 feet from Cardiff Street to Hill Street, with a sidewalk along the south side. We also recommend the removal of parking 50 foot from the intersections along this route. It is also our suggestion that on- street parking be limited to one side along Cardiff Street. CONCLUSION Based on this traffic impact study, the proposed River Pointe Development is scheduled to be built over a 1 O-year time span. The traffic it generates at full build-out is relatively minor. These two factors give us a lot of flexibility to make any additional improvements that arise along the way. Below is a summary of the proposed improvements: Langworthy and Hill Intersection . Improve geometries to include a minimum of left-turn lanes for southbound Hill onto Langworthy and on Langworthy westbound turning south onto Hill. . Traffic signals in the year 2010 or sooner if warranted. . Remove parking 50 foot from the intersection. Langworthy and James Intersection . Improve intersection geometries. . Remove parking 50 foot from intersection. Mazzachelli and Langworthy Streets . Realign and widen to 31 foot. . Install sidewalks along south side. Cardiff Street . Limit on street parking to one side. West Third and Hill Street . The developer was not required to study this intersection because the Engineering Department believes relatively few trips generated by the proposed project will access the intersection from West Third Street. The proposed development and the anticipated traffic it will generate can be accommodated with minor right-of-way acquisitions adjacent to the existing roadway along with the suggested roadway improvements, signal improvements and changes to parking as outlined in this traffic impact study and site plan. cc: David Ness P.E. D~~~E ~YN.-~ MEMORANDUM November 30,2005 TO: Kyle Kritz, Associate Planner ~oJO FROM: Gus Psihoyos, City Engineer SUBJECT: Review of Traffic Impact Study for proposed River Pointe Development INTRODUCTION The following is a summary of the traffic impact study for the proposed River Pointe Development at the east end of Mazzuchelli Place at the site that was formerly Saint Dominic Villa Convent at 156 Cardiff Street in Dubuque, Iowa. DISCUSSION The proposed development is on a 15-acre parcel and will consist of four multi-story condominiums, an assisted living center, a community center and a private swimming pool. The study anticipated 286 total living units--250 condominiums and 36 assisted living units. Asingle entrance at the intersection of Mazzachelli Place and Cardiff Street will service the development. The development will be constructed in phases with the occupancy beginning in 2007 and final construction and occupancy by 2017. Traffic generated at this site is low in comparison to other sites of this size because of the type of development. The study area for this traffic study covered all direct accesses into and out of the development. Intersection "levels of service" were studied for the surrounding intersections and all were acceptable with the exception of the intersection of Langworthy at Hill Street. This intersection currently operates at a level of service "D" with 35 seconds of delay. The traffic impact study shows that this intersection will probably need a traffic signal sometime between the years 2012 to 2017 with current traffic trends. With the proposed development in place, the need for this signal gets pushed forward as early as 2010. The study states a signal warrant was not performed, but traffic signals would likely be warranted since geometric improvements on the east approach to Hill Street would not significantly improve the level of service of the intersection. The traffic impact study did analyze this intersection with a signal system and it functioned acceptably through the year 2027 with the proposed development traffic. The traffic impact study suggested making some roadway improvement as follows: Mazzuchelli Street is currently only 20 feet wide and does not meet current city street standards. The study suggests that it may be desirable to improve this street between Cardiff Street and James Street, including the intersection with James Street. The study also had parking concerns at the following locations: "Parking is currently allowed on the south side of Langworthy Street in the area immediately adjacent to the west and east sides of the intersection (HILL). Field observations indicate the parked vehicles near the intersection are affecting the turning maneuvers to and from Langworthy Street, and it is suggested that the limits for parking be shifted away from the intersection." "Parking is also a concern on Cardiff Street. Currently, parking is allowed on both sides of the Cardiff Street. Field observations indicate that when cars are parked on both sides of the street, the resulting roadway width for vehicle movement is essentially a single lane. It is suggested that consideration be given to restrict parking on Cardiff Street to one side of the street only due to the congestion caused by the narrow roadway width." City of Dubuque representatives and the developer met in October to discuss the scope of the study and there was agreement that the study did not include the intersection of West 3rd Street and Hill Street because it is anticipated that relatively few trips generated by the proposed site will access this intersection from West 3rd Street. The engineering department has received inquires on the traffic accident history at the intersection of West 3rd Street and Hill Street. We looked into the traffic accident history at this location and found the accident rate to be elevated during some years but not for all. There did not appear to be any significant personal injuries since 2002. CONCLUSION The proposed development and the anticipated traffic it will generate can be accommodated with the existing roadway along with the suggested roadway improvements, signal improvements and changes to parking as outlined in this traffic impact study and site plan. cc: David Ness P.E Civil Engineer II Prepared by: Laura Carstens. City Planner Address: 50 W. 13th SI. Citv Hall Telephone: 589-4210 Return to: Jeanne Schneider. Citv Clerk, Address: City Hall- 50 W. 13'" Street Telephone: 589-4121 ORDINANCE NO. -05 AN ORDINANCE AMENDING APPENDIX A (THE ZONING ORDINANCE) OF THE CITY OF DUBUQUE CODE OF ORDINANCES BY RECLASSIFYING HEREINAFTER DESCRIBED PROPERTY LOCATED AT 600 MAZZUCHELLI DRIVE FROM R-2 TWO-FAMILY RESIDENTIAL DISTRICT TO PUD PLANNED UNIT DEVELOPMENT DISTRICT WITH A PR PLANNED RESIDENTIAL DISTRICT DESIGNATION AND ADOPTING A CONCEPTUAL DEVELOPMENT PLAN WITH CONDITIONS. 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 R-2 Two-Family Residential District to PUD Planned Unit development District with a PR Planned Residential District designation and adopting a conceptual development plan, a copy of which is attached to and made a part hereof, with conditions as: Lot 2 of City Lot 723, City Lot 698, City Lot 693A, Lot 1 of Lot 2 City Lot 694, Lot 2 of Lot 1 City Lot 694, Lot 2 City Lot 697, Lot 2 City Lot 726, Lot 2 of Lot 1 City Lot 725, Lot 1 of 1 of 19 City Lot 724 and Lot 2 of Roman Catholic Grave Yard, 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 (2003) 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: A. Use Reaulations. 1 The following regulations shall apply to all uses made of land in the above-described PUD District: 1) Principal permitted uses shall be limited to: a) Condominiums b) Senior Assisted Living Units c) Community Center 2) Accessory uses shall include any use customarily incidental and subordinate to the principal use it serves. B. Lot and Bulk Requlations. Development of land in the PUD District shall be regulated as follows: 1) The proposed condominium development shall be constructed in substantial compliance with the attached conceptual development plan. 2) Maximum building height shall be limited to 165 feet and 12- stories for buildings #2 and #4. Buildings #1 and #3 shall be limited to 104 feet and seven stories. C. Performance Standards The development and maintenance of uses in this PUD District shall be regulated as follows: 1) Parking Regulations ~ All vehicle-related features shall be surfaced with either asphalt or concrete. ~ Curbing and proper surface drainage of storm water shall be provided. ~ All parking and loading spaces shall be delineated on the surfacing material by painted stripes or other permanent means. ~ The number, size and design of parking spaces shall be governed by applicable provisions of City of Dubuque Ordinances enforced at the time of development of the lot. ~ 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. 2 2) Off-street parking shall be provided in substantial compliance with the approved conceptual plan and as a minimum comply with the following: )> Condominium dwelling unit = 2.5 spaces per dwelling unit. )> Senior housing = 0.5 spaces per dwelling unit. 3) Site Lighting a) Exterior illumination of site features shall be limited to the illumination of the following: )> Parking areas, driveways and loading facilities. )> Pedestrian walkway surfaces and entrances to building. )> Screened storage areas. )> Building exterior. b) Location and Design: )> No light source shall provide illumination onto adjacent lots, buildings or streets in excess of 1.0 foot candle. )> All exterior lighting luminaries shall be designed and installed to shield light from the lumina ire at angles above 72-degrees from vertical. )> A lighting plan shall be included as part of site plan submittals that indicates types of lights used and ground light pattern for building lighting of building and parking- related features. )> Fixtures mounted on a building shall not be positioned higher than the roofline of the building. )> The top post mounted free-standing fixtures shall not be higher than 30 feet above the ground. )> All electrical service lines to posts and fixtures shall be underground and concealed inside the posts. 4) Storm Water Conveyance: The developer shall be responsible for providing surface or subsurface conveyance(s) of storm water from the lot to existing storm sewers or to flow line of open drainageways outside the lot in a means that is satisfactory to the City of Dubuque. 3 Other applicable regulations enforced by the City of Dubuque relative to storm water management and drainage shall apply to the subject property. 5) Exterior Trash Collection Areas: ~ The storage of trash and debris shall be limited to that produced by the principal permitted use and accessory uses of the lot. ~ All exterior trash collection areas and the materials contained therein shall be visually screened from view. The screening shall be completely opaque fence, wall or other feature not exceeding a height of 1 Q 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. Exposed materials used to construct the opaque screen shall be similar in appearance to materials used for exterior building walls. 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 1 Q-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 (5) years. 6) Final site development plans shall be submitted in accordance with Section 4-4 of the Zoning Ordinance prior to construction of any buildings. D. Open Space and Recreation Areas Open space and landscaping in the PUD District shall be regulated as follows: Those areas not designated on the conceptual development plan shall be maintained as open space, as defined by Section 8 of the Zoning Ordinance by the property owner and/or association. E. Sian Reaulations 1) Signs in the PUD District shall be regulated in accordance with the OR Office Residential sign regulations of the Zoning Ordinance. 4 2) 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. F. Other Codes and Regulations a) Service lines: All electric telephone, cable or other similar utility lines serving the building and other site features shall be located underground. b) 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. c) The use of semi-trailers and shipping containers for storage is prohibited. d) 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. G. Transfer of Ownership Transfer of ownership or lease of property in this PUD District shall include the transfer or lease agreement a provision that the purchaser or lessee acknowledges awareness of the conditions authorizing the establishment of the district. H. Reclassification of Subiect Property The City of Dubuque, Iowa, may initiate zoning reclassification proceedings to the R-2 Two-Family Residential District in accordance with Section 6 of the Zoning Ordinance if the property owner fails to complete or maintain any of the conditions of this Ordinance. I. 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. J. Occupancv Permits No occupancy permit shall be issued by the City of Dubuque for property included in the subject planned unit development district until full compliance with this ordinance has been achieved. 5 K. Recordina 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. 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 Advisory Commission of the City of Dubuque, Iowa. Section 4. The foregoing amendment shall take effect upon publication, as provided by law. Passed, approved and adopted this day of 2005. Terrance M. Duggan, Mayor Attest: Jeanne F. Schneider, City Clerk 6 ACCEPTANCE OF ORDINANCE NO. -05 I, A.J. Spiegel, representing River Pointe 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: A.J. Spiegel 7 Page I ofl Jeanne Schneider - Upcoming Council vote on A.J. Spiegel's Development From: To: "Gary Olsen" <olsega@ftchsi.com> "'Pat Cline'" <pcline@cityofdubuque.org>, "'Joyce Connors'" <jconnors63@mchsi.com>, '''Ann Michalski'" <aemIO@mchsi.com>, "'Dan Nicholson'" <dnicholson@cityofdubuque.org>, "'Terry Duggan'" <jschneid@cityofdubuque.org>, "'Roy Buol''' <rbuoll@ftchsLcom>, <KLynch@pet-smart-inc.com>,<karla.braig@loras.edu> 12/18/20053:38 PM Upcoming Council vote on A.J. Spiegel's Development Date: Subject: I've made a living as an artist in this community, and I've painted and published all kinds of scenes, cityscapes, landmarks, etc. Perhaps you're familiar with my work. Pardon me for being presumptuous, but I though you might like to know what my feelings are toward A.J. Spiegel's planned development that would certainly seek to change the look of our city. I say YESI LET'S DO IT. This project would help revitalize this part of Dubuque, and, more importantly, it would encourage other enterprising developers and businesses to locate downtown to be close to this project. To shut the door on AJ. Spiegel would effectively shut the door (for how many more years?) to any other developers that have designs on investing in Dubuque bluff top or downtown residential housing. Is that the message you want to send to the rest of the world? There are those among our citizens who do not want our cityscape to change at all. I might remind them that this is America, and that's what we do. We continuously endeavor to make our mark, and the cityscape is going to change as it does in all cities or the city is dead. I suppose the best thing you can hope for is that the development fits with the character and look you wish to project as a community. Has AJ. Spiegel done the best job he could have in building consensus? Probably not. But that's where you come in. You should approach this developer with the objective in mind that we are going to get this deal done one way or the other, so let's negotiate and make it work. Everything is negotiable, and if you think it's not, then you need to work on your negotiating skills. Many of you know how I feel about establishing a diversity of housing from the bluff tops east to the river. It's critical that our community make it our priority to revitalize downtown and those established neighborhoods. Businesses follow residents. It's not the other way around. We need to increase the number of home owners and decrease the number of home renters. Otherwise, we have a propensity of low income people living in increasingly dilapidated housing. We need upscale housing as well as affordable housing in this area. I can guarantee you that AJ. Spiegel's condos will not go begging. They'll likely be snapped up before the first shovel turns. We need these people to locate here. And soon, more and more businesses will follow them just down the hill. The impact such a project will have on this part of our community (on the entire community) will be tremendous, and I think you know this. If you're still on the fence on this issue, please get off on the right side. Vote yes. Thanks for taking the time to read my correspondence. If there's anything I can do for you, don't hesitate to ask. Gary Olsen Dubuque Schools o ~ '-"' ;.....,,-, '..' --I , , 7:;" CD C :;-1 file://C:\Documents%20and%20Settings\jschneid.OOO\Local%20Settings\Temp\XPGrp W... 1211912005 I Jeanne Schneider - A.J. Spiegel 1 I From: To: Date: Subject: Walter A Pregler <sevensons1@juno.com> <aem10@mchsi.com>, <danielenicholson@mchsi.com>... 12/18/2005 1:45 pm A.J. Spiegel I would like to encourage you to vote in favor of A.J.'s proposal for condos on Kelly's Bluff. His development will be an attractive and welcome addition to our skyline. If some call it grandiose, please consider that our zoning ordinances do not set limits on height etc. for PUD's. It will be easier to tone it down a bit, that to beef it up. The real bonus, we get something that the community needs and can use, and it provides work for local craftsmen. Union people at that. We seem to be going backwards in giving breaks to the owners of run down property to rehab them into units that are plentiful know. Vote yea and give Dubuque a shot in the economic arm. Walt Pregler sevensons1@juno.com e, i l I Jeanne Schneider - AJcondo5.doc 1 I December 18, 2005 Mr. Terry Duggan Mayor City of Dubuque Dubuque City Council Dear Mr. Duggan; I am writing to you about the upcoming council meeting and the zoning discussion for River Pointe Development Condo project. I am planning to purchase a unit in this development. A.J. Spiegel has a history oftop quality building and development as well as 'forward thinking' community development projects. I am confident this will be good for our economy. I am asking you to vote for this project for the good of all our citizens. Thank you for your attention to this matter. Sincerely; Teresa A Dodds 1635 Geraldine Dr. Dubuque, 1A 52003 :J CD --,_..~.______I J:.age 1 or 1 Jeanne Schneider - RE: Kelly's Bluff Condo Project Date: Subject: "John Markham" <john.markham@comerstoneenergy.com> <BOBBYCSR@aol.com>, <amichalski@cityofdubuque.org>, <kbraig@cityofdubuque.org>, <dnicholson@cityofdubuque.org>, <jconnors63@mchsLcom>, <pcIine@cityofdubuque.org>, <jschneid@cityofdubuque.org>, <ctymgr@cityofdubuque.org> 12/19120058:55 AM RE: Kelly's Bluff Condo Project From: To: Mrs. Ley1em asked me to forward this to each one of the council members. From: BOBBYCSR@aol.com [mailto:BOBBYCSR@aol.comj Sent: Sunday, December 18, 2005 4:34 PM To: amichalski@cityofdubuque.org; kbraig@cityofdubuque.org; dnicholson@dtyofdubuque.org; John Markham; jconnors63@mchsi.com; pcline@cityofdubuque.org; jschneid@cityofdubuque.org; ctymgr@cityofdubuque.org Subject: Kelly's Bluff Condo Project Dear Council Members, I feel it is very important to the future of our beautiful city for all of you to give your support to the condo project being proposed by Mr. Spiegel. How many times does this very successful business man have to make an offer to add to our tax base, create jobs for our local labor force, and enhance the beauty of our city. Yes, I said enhance the beauty of our city. What better place could be found to show that we are not only a city of the past with our historic buildings, but also a city of the future with those condos at one of the entry points to our city. I'm sure Mr. Spiegel would be willing to work with you on any concems you may have. As the old saying goes You Snooze You Lose. I would hate to see Mr. Spiegel take this or any future projects to some other city because he couldn't get any support from our city leaders. As for the members of Preserve Our Bluffs, there are many bluffs in our area that can be preserved. That property had one old ugly building on top of it for years, and would be an ideal spot to showcase our future. One of our future endeavors is to create good paying job and those people want good housing so they could also be used as be a marketing enhancement. We can't just keep building on the tourist trade and the riverfront but look to a future of bigger and better things. Thank you for your service to our city and you consideration of this matter. Sincerely, Norma Leytem 1625 N. Grandview C1 o 7"-1 C) , ;~.> ..-, t'i) file://C:\Documents%20and%20Settings\jschneid.000\Local%20Settings\ Temp\XPGrp Woo. 12/19/2005 GENPRAI MEMBER ORGANI7ATlONS AottO E1eclric: Company AFSCME.Looal2ll43 AlliamEnerBY Ape>. Concrete Cornpany Aquila AobcoloaWOfke....L""al81 A.Y. Md}<lIlold Manur..,...;n, Barn.lUdln........ionol BodincEleotricComp""y Carpen\a'o.LocoI678 Ccda< Valley Steel Ci.yofOubuquc Ci.yofEMlDubuquc Coumyol"Oubuque DubuqueeommlJllilySchoolDiolric. DubuqueCoun.yo..pulYSherirr.' Aaocia.ion Dubuque Educalion AoaD<ialion Dubuq""OrcyhoundPark.""c..ino DubuqueS.a<n"'...""dM....r..,lUring Electrical Workcn.LocoI 204 EIeclricalWorken.LocaI704 Finley Hoopilal FireflJhle....Local3Sl FlaUl""llnduOl,ieo Ftynn Ready.Mia Concn.eCompany Oannon CCm.... for Men..1 Heal.h Oc:i.l.... B,otho:.. Company Oc:<qi..P:oo::ificCompany Giese S_ MeW Company OIazien.Loc.IS81 HawtcycTruckandT""...r HillcrelllFomilylkrvicCll low. WorkfOl'Cl: Dcvclopment lron"","kcn. Local 89 Jo/mo....."Dubuq""WOfkI Kirehboff Dilllriboo", Cornpany KI....., Manurac.u,in, Company Labono... Local 6.S9 MoIlhcwoDillribUlinaCompany M<[)....mollExc.n.in, Millwrilh...LocoI21S1 Miron Conllruclion Company MMC Mcct.anicol Conlracl"'" ModmlPipingCompany Morae H1eotric Comp""y Morriaon BroIbero Company Mycn--CMCompany Nom_o NlCCHighcr IidllCalion Aaocialion NorthcOlllowo Communi.y ColI",c OperalingEnainc:c...Local 214 Paul.... E1ec.ric Company I'lllUntlandCc_Maoon',Looalll P1umbc...ndPipcfiU....Loc.II2S PortzcnConOlrUC.ionCompany ProjccIC""""'n RolllXlOI Ror-rc,.Cllfk NilrOacn Company &rviccEmployeeolnlCl"fIIli<malUnion,LocaI199 SIIcc.Melal,LocaI91 Swia.VallcyFarm. T...m''''rlJ. Local 421 Tri-SUllCCranc:and Rining Unique Balanc. Unit.dAoloWor\:era.Localll Uni..dAutoWorke....Lncal94 Uni.cdAUlOWorker.,Lncal1391 UnitcdS.IICIPooIalServic. Uni.cdS.cclworken,Locallll6l.U Unit.d Way Servicco Univc.-.ityof Dubuq"" We"phal.ndCompany ASS(")(';IATF. MEMBER ORClANI7ATlONS Amc,icanTru"..dSavinl,B.nk AonConoul.ing [)Jbuque Bonk and Trust DupocoCommunity<'..reditUnion DuTrocCommuni.yCl'cditUnirMI Eao.Ccntrallnt....'ov."'men..1All""'i..ion Easi Oubuq"" Saving. Bank Emplnyeeand FomHy ReOOllrc.. Friedmon Financial SCl'Vicc. OrcllcrDubuq"" DcvclnpmcntCorporalion HanillDrUCCompany John Dce"'Hc.llhCatc Mechanical Contraclor:o ^""n,oflowa McdicaIAsaoci....ClinicHeaUhf1a". Mercy Mcdical CenlCr NalionaIElcclricalContrac"",All"""i.lion NWlIIinois Buildinll and C""'trllC.ion Tfadeo Tri<:n< Tri.Slal.lndoepo:ndcnll'hy.ida.sAooocialion U.S. Bank W.lImarkBlucCro..IBlucShieldo(lowa Dubuque Area labor-Management Council "Working together for a better community" 220 West 7. Street at the Town Clock, P.O. Box 14,Dnhnqne, 1A 52004-0014 Phone: 563-582-8804 FAX: 563-582.1224 E-mail: dalmc@mwci.net Internet: http://www.dalmc.com December 16, 2005 City Council Terry Duggan, Mayor City of Dubuque 50W.13"'Street Dubuque, IA 52001 c.") " , j (J' c-:; -.,.-. , , n'_~ i ,"J C~ Dear Mayor and City Council: 1"'.1 We hope this letter finds you in good health and good cheer. In this seal\9n of gratitude, we wish to extend our best wishes to you and thank you for ycirrr support of the Dubuque Area Labor-Management Council. The vision of the Council is: "Through aggressive labor and management leadership and cooperation, we will improve the economic environment of the tri-state area." In October, we became aware that a local business leader wanted to initiate a major development project and make a sizeable investment in our community. At that time, per our standing policy, the Board of Directors of the Labor-Management Council appointed a Community Action Committee to investigate whether or not we should take an interest in the development and communicate our views to local elected officials. The Committee had several meetings with representatives of Royal Oaks Development regarding their proposed River Pointe project, for which rezoning of properly is being sought from the City Council. The Committee also had a meeting with representatives of groups opposed to the project. We acknowledge their concerns and are confident that the City Council will take steps to deal with the legitimate issues involved. Upon the recommendation of our Community Action Committee, the Board of Directors of the Dubuque Area Labor-Management Council endorses the River Pointe condominum development project. We recognize its significant potential to enhance the economy of the community and positively contribute to our distinctiveness. After any outstanding issues have been dealt with to the mutual satisfaction of the Council and the developer, we favor an expeditious approval of the River Pointe project by the Dubuque City Council. Sincerely yours, '1%~ Peg Becker Labor chair ~~ i Jeanne Schneider - Kelly's Bluff Condo Proposal Page 1 I From: To: Date: Subject: "Jeanne Collins" <jmkcollins@hotmail.com> <amichalski@cityofdubuque.org>, <dnicholson@cit... 12/18/200510:06 pm Kelly's Bluff Condo Proposal December 18, 2005 Dear Mayor Duggan and Esteemed Councilpeople for the City of Dubuque, My name is Jeanne Collins and I live at 243 Cardiff Street here in Dubuque, IA. I am writing to express my opposition to the proposed rezoning of the property at 600 Mazzuchelli Drive. I have attended both Dubuque Zoning Advisory Commission meetings regarding this "Kelly's Bluff" project and have expressed my opposition to this project at those meetings as well. My objection at the first meeting of the Dubuque Zoning Advisory Commission, when the proposal was originally presented, was that the project was simply too grand in scale for the property it was to occupy. There were too many proposed dwellings, too many proposed office spaces and too many proposed "trips" (conservatively listed as 3,400 by A. J. Spiegel) up and down both Mazuchelli Drive and Cardiff Street, for this to be a viable plan. I was quite concemed about the increase in traffic and what that would do to my quiet neighborhood. At the second unveiling of the proposal at the second Dubuque Zoning Advisory Commission meeting, I was delighted to leam that the office building was removed from the plan, but I was unhappy that the proposed apartment buildings were to be a whopping twelve stories high. An architect's rendering depicted what the complex would look like from afar. I do not favor the design, though that is more a matter of personal taste; what is important is that the structures stick out more like sore thumbs than enhance the beauty of the scenic bluff. I fully appreciate that SOMETHING must be built on that property - but do not believe that the (still) massive structures are the best choice for that area. In addition, I disagree with the results of the traffic study that was commissioned by the developer. The intersection of Cardiff Street - where I live - and West Third Avenue was graded an "A," the "besf score awarded in terms of use. After living on Cardiff for five and a half years now, I can tell you that that intersection does not warrant an "A" grade. FrequenUy, cars are parked on both sides of the street, as we have several apartment and duplex homes on Cardiff that utilize on-street parking. There simply is no where else for these tenants to park. When this double-sided parking situation occurs, traffIC is reduced to one lane only. Tell me, how can potentially 1800 "trips" as suggested by Kyle Kritz, associate city planner, in the November 2, 2005 issue of the Telegraph Herald, efficienUy enter and exit Cardiff with potentially one lane of traffic? Now, with the winter season and snow plowing and removal, less of the street can be utilized for driving purposes. I invite you to travel up Cardiff towards Mazuchelli; you can see how the street crews have had to maneuver around parked cars rendering less of the street usable. You could issue an order that no street-parking is allowed, but where then, will the tenants park their vehicles? It would not be fair to penalize tenants on an entire street for the sake of a gated community that offers on-site parking to its residents. I Jeanne Schneider - Kelly's Bluff Condo Proposal '- I do not recall this traffic study "grading" the corner of Cardiff and Mazuchelli, just outside of the proposed gated community, but it is a chore turning right onto Mazuchelli from Cardiff, especially since it was suggested in the last Dubuque Zoning Advisory Commission meeting that Mazuchelli is not even built "to code: It appears to be more narrow than other streets. How can a street not built "to code" be adequate for additional traffic? The traffic study presentation also failed to "grade" the intersection of Hill and West Third. This intersection is an integral component of traffic patterns in this community. Try crossing Hill and West Third any time between 2:15 pm and 5:30 pm. With street parking allowed on Hill Street, it is frequently difficult to see oncoming traffic and because it is a busy street, it is difficult to cross. I am particularly frustrated as I take my son to violin lessons at 5:00 pm on Monday evenings. I am afraid that the additional traffic caused by the development of the Kelly's Bluff Condo project would make this situation even more treacherous. Traffic lights were suggested by the study, I assume paid for by the city as the developer is not asking for any funding for his portion of the project, and while it was further suggested that "breaks" in traffic would occur as a result of these lights, allowing for the "flow" of traffic, I ask you to consider that cars would become so backed up during peak travel times that the Hill Street exit off of Highway 20 would become an even more congested exchange. I do not recall the Hill Street exit being "graded" by the study, and I do not have access to the results to know if this issue was addressed. My fear is that traffic patterns would be far more (negatively) impacted than the study revealed at the Dubuque Zoning Advisory Commission meeting. Finally, I am concerned about the actual construction of the site. For a proposed 5 to 12 years, depending on who you believe, my community would suffer a constant parade of construction vehicles, sounds of blasting and other construction noises. How would the blasting for underground parking or the proposed SWimming pool affect the structure and foundation of my 100 year old home? How stable are the bluffs? Would the residents of SI. Mary's Street experience any of the mud and rock slides we see now at the Eagle Point bluff site? Can we afford, with either loss of property or human life, to take that risk? For these reasons, I ask that you consider the quality of life issues for the current residents of the Cardiff Street neighborhood, and oppose the rezoning proposal for this project. Thank you, in advance, for your kind consideration of my rather lengthy narrative. I appreciate your time. Sincerely, Jeanne M. Collins 243 Cardiff Street Dubuque, IA 52001 c~ '---) \:,';;"', Page 2 I ,.............. Q "i '. .J t:~: \\i'.\III:U;l/,- ,'- ,""'5Sr("l '// ,\ ,-\...1::. 'vt, ,- ~.~-".:l\~>~." ,.....:..~;'~' //-:,,__ ::: (:.; " '. G.. > .... li.J.-, ". /..-'::. ~. Go .-;; : C', /',r I ~ :. c. - ;;::. _ r.. 1._ " ',--_ =, "7[i INSK~<: :'''= _ --,: - '- . ....) ..r;-: -. -~: "IO.tlon :f"t):- ~< '~.......".:.:;: :f "//i' jaw;:,.. . \~." '///11'11\.\1.\\' . . . . . . . . . . . . ... ..n.. ,"..... ..,......,"T TRAFFIC IMPACT STUDY FOR PROPOSED RIVER POINTE DEVELOPMENT OCTOBER 2005 Prepared for: RIVER POINTE DEVELOPMENT LLC Submitted to: THE CITY OF E DUB ~~~ I hereby certify that this engineering document was prepared by me or under my direct personal supervision and that I am a duly licensed Professional Engineer under the laws of the Stale of law,? /,/" 4. ~ Michael A. ( ny) Zelinskas, P.E License number 10490 My license renewal date is December 31. 2005. Pages or sheets covered by this seal: ALL WHKS& CO. 1111 1II1 Shaping The Horizon 1 1 Introduction and Executive Summary 1.1 Purpose of Report and Study Objectives River Pointe Development LLC proposes to redevelop the former Saint Dominic Villa Convent property at 156 Cardiff Street, located at the east end of Mazzuchelli Place, The purpose of this report is to estimate the impacts the proposed development will have on vehicular traffic In the area, The report describes the existing vehicular volumes at the intersections near the subject property and estimates the impact of traffic generated by the proposed development at these intersections, No new intersections are proposed to serve the proposed development The report also evaluates the accident history at the subject intersections and evaluates the warrants for signal installation, The report recommends improvements needed in the immediate project area due to the proposed development 1.2 Site Location The project site is located in the City of Dubuque, Iowa, Section 25, Township 89N, Range 2E. The site location is the former Saint Dominic Villa Convent at 156 Cardiff Street, located at the east end of Mazzuchelli Place, The proposed development boundary and the intersections studied in this report are shown on the vicinity map, See Figure 1, 1.3 Executive Summary The proposed development is on a 15-acre parcel. A residential complex is proposed that will consist of four (4), multi-story condominiums and an assisted living center. It is anticipated that the site will have a total of approximately 286 units, The entrance for the proposed development will be on the east end of Mazzuchelli Race at the existing intersection of Mazzuchelli Place and Cardiff Street This study has determined that the traffic generated by the proposed development can be accommodated by the single proposed entrance, Also, the traffic generated by the proposed development can be accommodated by the existing street system beyond the year 2027, The only intersection where the projected traffic volumes exceed the unsignalized intersection capacity is the intersection of Langworthy Street and Hill Street Geometric improvements alone will not increase intersection capacity sufficiently and it is anticipated that traffic signals will be needed to provide adequate intersection capacity in the future, With or without the proposed development, the analysis indicates that signals will be required sometime between Year 2012 and 2017, Geometric improvements will not be required with the signal installation, however, it would be beneficial to restrict parking on Langworthy Street in the immediate vicinity of the intersection with Hill Street Also, It is suggested that consideration be given to restrict parking on Cardiff Street to one side of the street only due to the congestion caused by the narrow roadway width, WHKS & CO, 2 ~W" ~lT <I"'~~"' ^t~/ ~~ ~,.,~ ''\~'Z'...^\~ ,3.t~ jl'l ~~ r#'..~ ~, ~~~J~il\ .,,0..... A,";~ ',., ",,,,~,, ft" -1'::" ", 1\. ~ 'i"f:: r- .. '"/;~..;, ........ :,,'\ j~.-'r ~~ '" I" ,",pc" ."^ I ,_-'"" "-y:;,,,,-, TfI" ".I. Q"\,"''-' }, r ~ \\........, ",dl! <~A 'l'If::", It ~~" _, " I l '~ \;,~v,.,,\ "~ ,",.'~ ,/' " " ' .. :r~',' '\., ',\, ""~ """V~'" 1-' { \"!iIo.'~" ',...,'~\ '\ \~).< >.'to.:x-"-'- "~;", , \ .-101 ,,-~ , ~-v~."- '"" ...~",,, ) >_, \"'~' \ ' ~"'~"\\~ ";?::':::.J-\:";"-~~"". '6, ~",./ '. <J\" ~"-,,:"' \9 >'"' "'"" ..-: <: \\. \~r:~' -<.. 'ib-\ ":.:~.J.:,"-~^"'!i "V..,\~ fj-\f!,,;:'"" \ \' , ~. .'\ -'" <..;":;' 'll~:.... \'1'. ,., '. """..,p' '~. . \~~' \_ --'-. '-,~, "11,', f'.', ,...~\ '.;y_r, '1' .r'\ .....~,,"^ \ ~r~?".g;\ ~~'~ \"" \~><\ .\5,,<';' \'4 ..... --~ , ;' ,. ....)--.i ~\~ ><".:k)'f.,~, \~\--_" ~:~..,.^\ \.'~~.: 1./ ~y.; ~ ,^~_.~.,-~~~~~;-r'~"--~~)t ,\\:;'~'::::<~. ~~ ~ \C;\.':'~,.. ,.lO:'~' \:;,:r~\\\ :\\i..~;~i~._.~~,....;~.'.;~"",;~~,,,,,~,:,,,,<,,.,"....! \ ~~'\~"~,.~,; i/\f3""', ~~'~i~Y~~"-\,~ . .' " $/_ ~_;_'~, , . '''~ r~.. t ,.,'<' t'h~,.. . "'....< , . ~~~~ \\\Ji \'/ \ /"'~ -\",Jr""\ '!t' ,f~.~~ if 'il ,,' -.' '. ,..... / """.~.' ~( . >.' ;",,' , !-,-,.~_,.~~i>i\\:'~(;\' yilt \ )\'" \. ,. '{ , . 'r~I' / \\ ~,~~. ~:e/\')I~'\ (1~;~'<:=)' / ...,LJlb Sl" O(~/ \~,"",,\ c 1!-:/";" \,~,~\~: ~:t" "....n. PFWPOSED DE"y't:L~'PMf:Nl) i --.."..4:1.s__", \. ___.'~~'!', \,~ ~_~~~" ;,/' ~"...w '~. /., J~~\;B:r:'?> ,. ,,, "', _ 1. -..... !~ llO"ti./ll '~;,"""""'" ~-If!"LJ"" .,/ r_-; l~ ,/' '''-''---- '~'."0~~~;',~:,;f:~5~;.. !1;" I }'~{ i ~S~.,,~>,..'" ,i!! ' i..l'\. STUOY H-HCRS::::CTICNS ~ir/j:i~St,.. _ "'~-:,I->' -;;,:,)~i';:- \ \~\..~,< :~;" f:\'!' :~-:-~:-:"~r-; :-~}_ .-___ ;liJ: nOf\1 :._I~~r , t- ",:;/)-:3/' , PFOP05.cD DEv'EL.Drci\E>,T ~:~''t:".,;,-{ .-.c._ ;;.,;;-?;fi::'" . ,_.., J,-, \, "<"'r\"'~~"" ,I \ / i 'Ji!J;s,,,,,....,o;,f' /, ",.",~ '~~:...\ . I >\ i,\\' ,0,. ~~~>..~-{,lf~::r '--"! r.f;,'(~:;./::~<\,..;'~~tf'-:~:"~'c~I,~;,\~ .~~ \~I:'ii i~ \ ! ....,--.\', \t ~/"-'\.. "'>'r ,,\.,.~, ,.\-,;9. '.(lIP,r ".. Ii;' '" I \. .~., .' '/ \~""~. ./ ...,,<,.. "'1,," " ",. I'i' "'.' '!t;'li ---",c):-'r/\~:\,~'"""^' ~'_:':--\ \~.s \~ : itf:,;:{1 !fi.- i_; Iii ~;:"..;\ 'tl-,l' ".-" LV . ,1,\ #:y'^ i!7: J 0"~IJc~~\,,,,:~,~~\~"~::"~,K')$\' th': " /,' -I / / ! - - --..----..' / ,I / ./ I ..[~,J..l ._'_..~~......,,~ F"-.- Figure 1 Vicinity Map 2 Proposed Development 2,1 Off-site Development The project area is essentially developed by Mercy Hospital, other medical facilities, and residential properties. WHKS has contacted Mercy Hospital and discussed possible future developments with the City and no significant developments that would affect the study area are known at this time, 2.2 On-site Development The proposed development is on a 15-acre parcel. A residential complex is proposed that will consist of four (4), multi-story condominiums and an assisted living center, It is anticipated that the site will have a total of approximately 286 units. For the purposes of the study, 250 condominium units and 36 assisted living units will be assumed, The site will also contain a community center and a swimming pool for the private use of he residents of the proposed development Traffic will access the site via a single site entrance at the intersection of Mazzuchelli Place and Cardiff Street The development will be constructed in phases, Condo No, 2 will be built first, followed by Condo No, 3, Condo No.4, and then Condo No, 1, It is anticipated that the Assisted Living facility will probably be built in two or three years, It is anticipated that Condo No, 2 will be occupied in 2007 and Condo No, 3 in 2008, It anticipated that the condominiums will be fully constructed by 2017, The Conceptual Development Plan is shown in Figure 2, WHKS & co. II-<eciiil- E-t..~ ~ i I II'"'' ~~. !I"l rJ:l..~ dhl Iii." 1'. 4, .1.1 I '.' I 11 ,t3 ;. ;fi jH !",! I J It IIi Iltl! I 1 Ij i'l HIH , 1 i! l~~ 'I';!I I' 11 I'i I I fjl'lj~ II! II,!; , "" " .1 l' .1 "I ~" t el"!i' l I!l J I H If. 111",l!'111'15J .}- II.! I 'II -1.'- 1 d6$.1 8" ''I ii ] f ,r '1.i I ..,!'n'l.h'.h oj .~. I 1; . J Jill) ";;;5;,;h'l,1 Ii' II ,.j Iii .", j'lnnn"a'li:ll- 3. l II I ,mnmmld I ul !f! h HI II:: [jjiI--- -- -'-.-.........- -~-_.._- --..--..... ....---..........- --...---- ..............---- ..--...--.-.-- ...------- - j 1 , i j ! i I """-"'"""'0 ~Dl[ 6A!JQ11~"z:t8n909 y- 31.NIOd l:J.3^1l;! 1'1 I I ~ ;J:H!<ud . <l<l ~ . .....~......~./ ~"~~i.~-:'~:::"-/. ~ .. .. t .. c.'\. .. t,,- . . ~. . ! ii~ .....~.- 4 .s Area Conditions 3.1 Study Area The study area is composed of the following intersections and areas: · The intersection on Hill Street with Langworthy Street; . The intersections on W. 3rd Street with James Street and Cardiff Street; . The intersection on Langworthy Street / Mazzuchelli. Place with James Street and the main entrance to Mercy Hospital; . The intersection of Mazzuchelli Place and a Mercy Hospital private entrance; and . The intersection of Mazzuchelli Place with Cardiff Street and the access drive for the proposed development; As agreed with the City of Dubuque, the study does not include the intersection of West 3rd Street and Hill Street, because it is anticipated that relatively few trips generated by the proposed site will access this intersection from West 3"' Street. 3.2 Study Area Land Use The existing land use within the study area is a mix of residential and commercial uses. The Mercy Hospital campus and some related medical facilities are the primary land use within the study area. Single-family residences within the study area are located primarily along W. 3d Street, Cardiff Street and the east side of James Street. 3.3 Site Accessibility 3.3.1 Area Roadway System The study area is bound by West 3'd Street on the north, by US 20 on the south, and by Hill Street on the west. Due to steep existing terrain, there is no access to the site from the east and no direct access to US 20. See Figure 3 for the existing transportation system within the study area. 3.3.2 Transit Service The KeyLine public bus service Redline Eastbound and Redline Westbound routes stop at the Mercy Hospital main entrance a total of 2 stops per hour, generally. The buses operate on James Street and Mazzuchelli Place, turning south onto the Mercy Hospital private roadway to access bus stops on the south side of the Mercy Hospital campus. There are no bus stops within the study area that would affect traffic operations at the intersections under review. 3.3.3 Bicycle and Pedestrian System A designated bicycle route is not within the study area. Sidewalks are provided on both sides of all existing streets within the study area, except that sidewalks are not currently provided along Mazzuchelli Place. WHKS & CO. hj - -< >- 1l3HlS JJIO:;- i r ~ ~ ~ ~ ... ~ ~ u '" .. .. ~ I!t ~ ~ ~ '" ::; l!i!' z ~ !i! ~ ~ ... l:5 '!' :!l 5 w ! x => ~ w ~ ~ ;l L I h >- I31YAIHdl r 3:lN\'H1N3 lJl1)1 h~ ~ +- >- - - ~yJJH1S s'Jlvr-~ - ~ 3JN'H1Nl NI'" lJl1l1 t ~ ,h ~ -3-- -3-- 113H1S 111H ~ -+ t 113H1S 111H .... ~ I ~ ~~ ~ ... l!i!' ~. ~ '" ~ ~ :;! ~ ~ ::!: '" '" ~ ~ ~ ~ li1 \Ii .. ~ TRAFF IC IMPACT STUDY EXISTING TRANSPORTATION SYSTEM WHKS lk co. RIVER POINTE INTERSECTION LANE ASSIGNMENTS DEVELOPMENT LLC ~..... ,~~ .""05U'l\'(YO"s- DUBUQUE. lA FIGURE 3 '"'I~$U.",\'ENI,I;.(,l.SrOUe~1IJE. I.. "$w1Hwlll3 6 4.4 Traffic Volumes 3.4.1 Traffic Counts Traffic was counted at five of the existing intersections in the study area. Counts were taken in 15-minute increments between 7 AM and 9 AM, to capture the AM peak hour traffic, and between 4 PM and 6 PM, to capture the PM peak hour traffic. Counts were taken at the locations and dates shown in Table 1. Note that the Cardiff Street! Mazzuchelli Place intersection was not counted. Instead, the Cardiff Street! West 3'" Street intersection and the Mazzuchelli Place! Mercy Hospital Private Drive intersection (located east of James Street) were counted concurrently. Intersection Code Name 1 Cardiff Street / W. 3 Street 2 Mazzuchelli Place / Mercy Private Dr. 3 James St./ Langworthy St./ Mazzuchelli 4 James Street / W. 3rd Street 5 Langworthy Street / Hill Street Table 1 - Traffic Count Schedule 10/25/05 Tuesday AM .PM X X X X 10/26/05 Wednesday AM PM 10/27/05 Thursday AM PM X X X X X X Traffic was counted using Jamar Technologies DB-400 digital hand-held traffic counters. See Figure 4. Jamar Technologies software PETRAPro was used to download and process the traffic data. See Appendix A 1 for the traffic count summaries. Note that the "Site Code" on the summary forms is the same as "Code" in Table 1. Figure 4 -Jamar Technologies 08-400 Digital Hand Held Traffic Counter The Iowa Department of Transportation (lOOT) traffic counts in the study area were last performed in 2001. The traffic counter was located between West 3'" Street and West 51h Street and provided a daily total volume, with hourly vofumes. lOOT did not perform intersection traffic counts. The City of Dubuque performed a traffic count at the intersection of the US 20 northerly ramps and Hill Street in 1998. No hourly counts are available from the City. See Appendix A-2 for the lOOT count information and the intersection count information provided by the City of Dubuque. 3.4.2 Other Existing Traffic Considerations 3.4.2. 1 Mercy Hospital WHKS contacted Mercy Hospital and obtained the following shift change information. Nurses typically work 6 AM to 6 PM or 6 PM to 6 AM (12 hour shifts). Generally, most other staff members arrive for work between 5:40 AM and 8:30 AM, with most staff members arriving between 7:00 AM and 8:30 AM. The departure times (other than the nurses working 12 hour shifts) usually varies from 2:30 - 4:30 PM, with only a few cars after 5 PM. Most employees enter and exit via the (private) entrances to access parking at the back or east of the hospital. WHKS&co. 7' 3.4.2.2 Medical Associates The Medical Associates East Campus is located south of Langworthy Street, east of Hill Street and west of the Mercy Hospital. Access to Medical Associates is via an entrance off of Hill Street that is south of the Langworthy Street / Hill Street intersection. There is no direct connection to Medical Associates from Langworthy Street. 3.4.3 Data Review 3.4.3.1 Volume Balance The volume of traffic entering and the volume of traffic exiting a roadway link between any two study intersections will not be equal when the intersection turning movements contributing to the link are added. This can be explained by driveways and streets between the study intersections that added or removed traffic from the link, intersection counts occurring on different days, u-turns, traffic counts . starting and ending at slightly different times, and vehicle counting errors. The volumes counted for this study were not forced to balance for any of the links. 4 Projected Traffic 4.1 Trip Generation Trip generation was performed using the ITE Trip Generation, 7'" Edition. The proposed development will ultimately provide between 236 and 250 condominium units in four high-rise structures and between 36 and 50 assisted living units. The land use classifications used to estimate the trips generated by the proposed development are No. 232, High Rise Residential Condo / Townhouse and No. 254, Assisted Living. The AM and PM peak hour traffic volumes generated by the proposed development are tabulated in Exhibit B-1, Appendix B. Based on the anticipated phased construction of the development, the following number of units were utilized for the development of the site trips for the years to be analyzed: Year 2007 2012 2017 Condominiums 85 units 125 units . 250 units Assisted Living o Units 36 units 36 units 4.2 Pass-By Trips Pass-by trips are defined by ITE as intermediate stops on the way from an origin to a primary trip destination without a route diversion. Retail oriented developments attract a portion of their trips from passing traffic on the way from an origin to an ultimate destination. Because the proposed development will not have any retail land uses, pass-by trips will not be included in the analysis. 4.3 Trip Distribution and Assignment The entering and exiting traffic generated by the site can go to and come from the site from Cardiff Street and Mazzuchelli Place. Because the proposed development will be primarily residential, it has been assumed that a majority of the trips will proceed to and from US 20 to distribute to the west. It has been assumed that 80 percent of the trips will utilize Mazzuchelli Place / Langworthy Street and that 20 percent will utilize Cardiff Street. The trip assignment percentages are shown in Exhibit B-2, Appendix B. A sensitivity analysis may be performed for those intersections where the resulting traffic volumes cause capacity concerns. WHKS&co. 8 . otal Traffic The AM and PM peak hour traffic volumes have been derived from the trip generation, trip distribution, and trip assignments. The planned opening year of occupancy is 2007. The tuming movement diagrams with existing and projected traffic volumes are contained in Appendix C and have been developed for the following scenarios: . Existing (2005) . 5-Years After Opening (2012) . Full Build-Out (2017) · 20- Years After Opening (2027) · 20-Years After Opening - No Build (2027) 5 Traffic Analysis 5.1 Analysis Inputs None of the intersections in the study area are signalized. Existing intersection geometry, on-street parking, speed limits, and other site information needed for the analysis was collected from a site visit. The peak hour factor (PHF) used in the analysis was derived from the traffic count data reduction. The PHF for movements with significant volumes ranged approximately from 0.650 to 0.95. The annual growth of traffic on the existing streets in future years was estimated using the annual compounded growth rate method. The Dubuque Metropolitan Area Transportation Study (DMATS) and the City have agreed that a 2% annual compounded growth rate is reasonable for this study. 5.2 Capacity and Level of Service Analysis The techniques and procedures used to compute capacity and level of service (LOS) are outlined in the Transportation Research Board's Highway Capacity Manual HCS+ software. All of the intersections were analyzed using the unsignalized intersection module. The proposed site access at the intersection of Cardiff Street and Mazzuchelli Place was analyzed as an all-way stop intersection. The Langworthy Street I Mazzuchelli Place intersection with James Street! Mercy Main Entrance was also analyzed as an all-way stop intersection. All other intersections were analyzed as two way stop, unsignalized intersections. The measures of intersection effectiveness are the volume-to-capacity ratio (v/c) , queue length and delay. The vlc ratio is the ratio of forecasted peak hour demand volume to the estimated capacity of a lane group. A vlc ratio greater than 1.0 indicates forecasted demand will exceed the computed capacity of a lane group. Delay is measured in seconds, and is estimated for each lane group that must stop or yield. If an entire approach roadway must stop or yield, an average approach delay is provided. Queue lengths are computed based on an average 25-foot long vehicle. WHKS & CO. 9' 5.3 Existing Conditions (2005) The capacity and LOS analysis summary for existing conditions (2005) is found in Table 2. For details, see Appendices D-1 and D-2. Intersection Worst Approach vlc Delay LOS Approach Delay LOS ratio 95% Queue (sec/veh) (feet) Cardiff St. I w. 3 St. NB 10 A 0.06 Negligible Mazzuchelli I Mercy Ent. NB 9 A 0.06 Negligible Mazzuchelli I River Pointe I - - - - - - - Cardiff St. Langworthy I Mazzuchelli I 8 A NB 9 A - - James I Mercy Main Ent. James St. I w. 3 St. NB 11 B 0.19 Negliaible Langworthy St. I Hill St. WB 35 D 0.68 120 Table 2 - Existing Conditions (2005) Capacity and Level of Service Su.mmary 5.4 Conditions at 5- Years After Opening (2012) The capacity and LOS analysis summary for five years after opening (2012) is found in Table 3. For details, see Appendices D-3 and D-4. Intersection Worst Approach v/c Delay LOS Approach Delay LOS ratio 95% Queue (sec!veh) (feet) Cardiff St. I w. 3'" St. NB 10 A 0.08 Nealiaible Mazzuchelli I Mercy Ent. NB 10 A 0.05 Negligible Mazzuchelli I River Pointe I Cardiff St. 7 A EB 8 A - - Langworthy I Mazzuchelli I James I Mercy Main Ent. 9 A NB 9 A - - James St. IW. 3' St. NB 12 B 0.22 Nealiqible Langworthy St. I Hill St. WB 99 F 1.02 271 Table 3 - Conditions at 5 Years Opening (2012) WHKS & CO. 10 5.5 Conditions at Full Build-Out (2017) The capacity and LOS analysis summary for full build-out (2017) is .found in Table 4. For details, see Appendices 0-5 and 0-6. Intersection Worst Approach v/c Delay LOS Approach Delay LOS ratio 95% Queue (sec/veh) (feet) Cardiff St. I w. 3" St. NB 11 B 0.11 Negligible Mazzuchelli I Mercy Ent. NB 11 B 0.05 Negligible Mazzuchelli I River Pointe I Cardiff St. 8 A EB 8 A - - Langworthy I Mazzuchelli I James / Mercy Main Ent. 10 A NB 10 B - - James St. / W. 3'0 St. NB 13 B 0.28 29 Langworthy St. I Hill St. WB 378 F 1.71 602 .. Table 4 - Conditions at Full Build-Out (2017) 5.6 Conditions at 20- Years After Opening (2027) The capacity and LOS analysis summary for twenty years after opening (2027) is found in Table 5 For details, see Appendices 0-7 and 0-8. Intersection Worst Approach v/c Delay LOS Approach Delay LOS ratio 95% Queue (sec/veh) (feet) Cardiff St. / w. 3" St. NB 13 B 0.03 Negligible Mazzuchelli / Mercy Ent. NB 11 B 0.09 Negligible Mazzuchelli I River Pointe I Cardiff St. 8 A EB 8 A - - Langworthy I Mazzuchelli I James I Mercy Main Ent. 11 B NB 12 B - - James St. / W. 3'0 St. NB 15 C 0.39 45 Langworthy St. / Hill St. WB 1,029 F 3.13 999 .. Table 5 - Conditions at 2.0 Years After Opening (2027) WHKS & CO. 11 5.7 Conditions in 2027 for No-Build The capacity and L08 analysis summary for the existing conditions, projected out to 2027 without the proposed site development, is provided for comparison in Table 6. For details, see Appendix D-9. Intersection Worst Approach vie Delay LOS Lane Delay LOS ratio 95% Queue (sec/veh) (feet) Cardiff 81. I W. 3"' 81. NB 11 B 0.10 Negligible Mazzuchelli I Mercy Ent. NB 9 A 0.14 Nealiaible Mazzuchelli / River Pointe / Cardiff 81. Langworthy I Mazzuchelli / James / Mercy Main Ent. 10 A NB 11 B - - James 81. / W. 3" 81. NB 15 B 0.37 43 Langworthy 81. I Hill 81. WB 649 F 2.30 766 Table 6- Conditions for No-Build in Year 2027 5.8 Traffic Accident History The following accident data was obtained from the IDOT web site and provided by the City. Iowa DOT 2001-2004 Crash Mapping Analysis Intersections Within Study Area Number of Number of Number of Crashes Crashes, by Injuries, by Severity Severity Intersection Description >. C 0 <ll Cl '" e=- m .91 E '" '" '5 e=- e=- ::J '" " " ::J ::J E Cl .~ .~ E 'C' 'C' " >. '" 'C' 'C' " :is t " :is (; (; 'in <ll :2 - (; 'in <ii ~ '" ... <ii c. <ii 0 15 0 0 0 1ii 'ro " '" 0 1ii .- " '" 0 0 0 ~ 0 Cl. m ._ 0 f- '" '" '" u.. ::;; 0.. u.. ::;; ::;; 0.. Cardiff St. I W. 3rd St. 2 2 2 Mazzuchelli I Mercy Ent. Mazzuchelli I River Pointe I CardiffSt. Langworthy I fllazzuchelli I 2 1 1 2 James I Mercy Main Ent. James St. I W. 3rd St. 2 1 1 2 Lanaworthy St. I Hill St. 4 2 1 1 1 3 1 Table 7 - Accident History Accident data on the links between the intersections within the study area indicate only 2 minor property damage accidents. WHKS & CO. 12 I rafflc Signals The only intersection that does not have adequate capacity for the project traffic is the intersection of Langworthy Street and Hill Street. A signal warrant analysis was not performed because no 24-hour counts are available to use for the warrant analysis. It is likely, however, that a signal is warranted at this intersection, since geometric improvements on the east approach to Hill Street would not significantly improve the level of service at the intersection. 5.10 Site Circulation and On-Site Parking Based on WHKS review, site circulation is anticipated to be adequate. The number of parking spaces shall be in accordance with the requirements of the City. 6 Improvement Analysis The proposed single entrance for the development has adequate capacity for the traffic generated. The other intersections in the study area, with the exception of the Langworthy Street / Hill Street intersection, also have adequate capacity and will provide acceptable levels of service after the development has been constructed. A no-build, unsignalized intersection analysis of the Langworthy Street / Hill Street intersection is shown in Table 8. For details, see Appendix D-10. Intersection Worst Approach Year vlc Delay LOS Approach Delay LOS ratio 95% Queue (sec/veh) (feet) 2005 WB 35 D 0.68 120 2012 WB 66 F 0.89 203 2017 WB 180 F 1.24 375 2027 WB 649 F 2.30 766 Table 8- Langworthy Street / Hill Street intersection No Build Analysis The results of the analysis shown in Table 8 shows that even without the additional traffic generated by the proposed development, a traffic signal will probably be needed at the Langworthy Street / Hill Street intersection sometime between Year 2012 and 2017. A signalized intersection analysis of the Langworthy Street / Hill Street intersection, including the traffic generated by the proposed site, is shown in Table 9. The analysis' was based on a 2 phase, pre-timed signal system and shows that the intersection will function acceptably without additional geometric improvements. For details, see Appendix D-11. Intersection Worst Approach Year Delay LOS Approach Delay LOS vlc ratio (sec/veh) (sec/veh) 2017 21 C WB 31 C 0.78 2027 29 C WB 45 D 0.86 Table 9- Langworthy Street / Hill Street intersection Signalized Intersection Analysis WHKS&CG. 13 7 Recommendations 7.1 Site Access The proposed single entrance for the development has adequate capacity for the traffic generated. No additional entrances are required for traffic purposes. 7.2 Roadway Improvements The existing street system can accommodate the proposed development traffic. Mazzuchelli Street is only approximately 20 feet wide, and does not meet the current city street standard. It may be desirable to improve this street between Cardiff Street and James Street, including the intersection with James Street. Parking is currently allowed on the south side of Langworthy Street in the area immediately adjacent to the west and east sides of the intersection. Field observations indicate the parked vehicles near the intersection are affecting the turning maneuvers to and from Langworthy Street, and it is suggested that the limits for parking be shifted away from the intersection. Parking is also a concern on Cardiff Street. Currently, parking is allowed on both sides of Cardiff Street. Field observations indicate that when cars are parked on both sides of the street, the resulting roadway width for vehicle movement is essentially a single lane. It is suggested that consideration be given to restrict parking on Cardiff Street to one side of the street only due to the congestion caused by the narrow roadway width. 8 Conclusion The traffic generated by the proposed development can be accommodated by the existing street system and proposed entrance to the site development beyond the year 2027. The intersections in the study area, with the exception of the Langworthy Street / Hill Street intersection, have adequate capacity and will provide acceptable levels of service after the development has been constructed. Even without the additional traffic generated by the proposed development, a traffic signal will probably be needed at the Langworthy Street / Hill Street intersection sometime between Year 2012 and 2017. WHKS&CD. WHKS & co. ENGINEERS PLANNERS LAND SURVEYORS FOUAO K. DAOUD. P.E. & S.E., PRESIDENT & CEO _ PENNY L SCHMITZ, EXEC. VICE PRES" coo & CFO RICK G. ENGSTROM, C,E. T., VICE PRESICENT MICHAELA.ZEUNSKAS, P.E., V1CEPRESlOENT GERAlD AI. VwBtAND, P.E., CHAlRMAN OF THE BOARD _ - November 29, 2005 185 WISCONSIN AVENUE EAST DUBUQUE, IL 61025-1324 phone 815-747-8633 fax 815-747-6043 e-m.~: eastdub@whks.com website: WNW.whks.com Mr. Kyle Kritz Associate Planner Planning Services Division City of Dubuque 50 West 13th Street Dubuque, IA 52001-4864 RE: City of Dubuque, IA River Pointe Development Supplemental Information Dear Mr. Kritz: As requested at the meeting held on November 7, 2005 at City Hall with you, Gus Psihoyos, and Dave Ness, this letter provides the following supplemental information to the Traffic Access and Impact Study performed for Royal Oaks Development for the site at the east end of Mazzuchelli Place. The City requested that WHKS review and provide the following additional information: 1. Review the previous AADT for the original site plan submitted and also determine the AADT for the development as currenUy proposed; a. Original site plan estimated AADT is 3, 480 b. Revised site plan estimated AADT is 1, 360 2. Modify Exhibit B-1, Appendix B to provide the Trip Generation Manual formulae or weighted averages used to calculate the number of trips, and the range of values for each land use. a. A copy of Revised Exhibit B-1 is attached, providing this information. 3. Evaluate the capacity intersection of ~ Street and Cardiff Street for 50 percent of the site traffic, with 80 percent of the site exiting traffic tuming right at ~ Street and 20 percent turning left at ;Id Street. This is a sensitivity check only and the report is not to be revised for this trip distribution; Intersection Worst A roach vlc Delay LOS Approach Deiay LOS ratio 95% Queue (s eclveh) (feet) Cardiff St. / w. 3~ St. 2017 - 80120 Traffic Split NB 11 B 0.11 Negligible 2017 - 50/SO Traffic Split NB 12 B 0.16 Ii ible OTHER OFFICES: P.O. BOX 1467 1485 OETH COURT 1421 S. BELL AVE., SUITE 103 2905 S. BROADWAY MASON CITY, IA 50402-1467 DUBuaUE. IA 52003-7879 AMES. IA 5OD1o-nl0 ROCHESTER. MN 55904-5515 PHONE 641~23-8271 PHONE 563-582-5481 PHONE 515-663-9997 PHONE 507-288-3923 Mr. Kyle Kritz November 29, 2005 Page 2 of2 4. WHKS is to remove the last sentence in Section 3.4.2.2 a. This change will be included in the final report Please advise as to the status of the items identified in our 11fll2005 letter as City action items. It was our understanding that the City was to review the report and provide comments and! or requests for additional information prior to the next Zoning Commission meeting. If you have any questions, require additional information, or have revisions to this letter, please contact our office. Sincerely, WIlKS & co. Michael A. (Tony) Zelinskas, P.E. Office Manager MAZlss: 6684 Attachment Cc: George Murphy (wI attachment) K:\Deptl1\6684 River Pointe Iwp\l TR 11 292005 supp info.doc o ...J ...J E ~ 0. o J S " "0 0. ~ ii: III s:: o ;:; III '3 l,) ii () s::E- o ... ;:;1- l!'tl CD s:: s:: ra CD III Os:: 1:1..2 i:1iJ I- l,) w!E 1-111 -Ill III (3 CD III ::J 'tl s:: III ...J ;ni'llll ,,::! lEo.~ I! S<o'" ..... c: M <0 W ~ " o J: _ ~ ~~;X; of;: SN01 ,,-~ W CD III ::J o .s:: s:: ~ - o 'tl s:: o () ii ;:; s:: CD 'tl ~ CD III it: .s:: CD i: " "'.... ><",,,, w"'''' ""'.. i ::!" D.".... S"'''' .fi UHD .. ;nmm ,,::! -0. e i"'...... t Lfi " o ~ ;n"lt"lt of;: f............ w " "'.... .ll~~ ~.. " 0. :!i " 0. "" .. .. ~~~ .. CD s:: 'S: :J 'tl .! III 7n III c( " "'.... ><"'<0 ~WC")(W) .... " 0. ;:€.... S"'''' L5com .. ! 1:1: ........ ~~ ........ lll~ llllll ~::! ......, ~'" ",0:: ~~ 00 '" - s:: o III .;: III 1:1. E o l,) ... oS! - Ig '" .. .. .ll III ~ i" ~g o."16 .. .. c: N ...,. W <0 .... .. ~.. .ll;;; ""'- :~ ~g <C]i.. "m W~ .. ti " !.e in ~:s &5 s I!"" OJ; ~ I! l'l ..; c "2 S -E ~o ",J: @ "h (Q ~ m .E ~o. -g ,,~ " .. " 1i ""fi s s" ~ CD ~ "'S.. "C ci C .... en Z O:J ; lU~~ CO J!n~ !J c3J!: "rJ ID1;)Q.. :i ~~~ ::..-:.."OiiE< CO""~N ..... c co .. ..... '" 0...... CD a:ir.ridd m8~:= "'......!!.!! .2~.e:5.E ~~~;:Z "0 ~ ii :a I ~~N N ~(lJG):5C>> gJttdd ~~o....9!; ddZZ i8:!:(i> lllllDQ) -o.E" ........"8"8 ~~~;j .!l.!lOO "" a. ...... .~ ~ N N CD.. .." ... ..,_:Jt;' CO) (W) ::J ::;) 1il i 5","" ~~"""" :@'O.:lIi:.U~ ooce li=iZJ!!~ .2Zcuca "10. m=.2! CD lP-J...J -= ~~ui~"B'8.e.e ! <~~CGOOCDJ!! i~~!~:~~~~ .!!~.e=~~-g-g~t ~~~i!i~~~~ I!""'g.. 0.0 "2212",, " .. 0._ " " ".l!l S it.c:te:S.Q~:8.c.c ","2 S :8..8 ~ ~.~.gt ~ ~ ~ ~.e.g. g- i~ ~ .2'c 5-0-:= 5 5 5:; ;8Q)1I5J!!oooo .;~(O@s~~;~ s" il C!!..""":" o~ :5.s=rf,ra.:' 3l.@-j~~:lii~:!i~::! ;t;CDD~jlD~CD~ t:St:m.!:3lt:t:t:t: .,..: C'Ii("') ..ru:icDr-.: " 'l5.... ~w;;;<WW -'l rn J!lJ!! CD "E 'c -::>::> ~Ig g ~:ai~ Ui " " .. .. " " 00 .<=.<= II i~ "~ ~t ~ 00 l! -g-g .. 00 <3 00 s; ~j ,l$ "" I! ~~ " .... 'i ~~ ~""" "t:" CD "S! J! 1-::>>0::0:: w21~'<= t: ~I:r 'f "E"'''' ogjgj ! "'.... ~~ 00 .'"" "" 3lllllll ::> ~"fi"fi "" .. :s::>ww en " :ii_en ..~"" "" " .. m > II "~ " '0 c~ I! ,,"S;;; ~:3::;::; ~"l!jj 8aJ.!:!.!:! I!-Itn_ " ~~ " " Cl ~ "'.... ~~ ~ '" <I' <0 <0 -!Q)O)Q)C"') a::~d~d '0 I!~~q;:: a::oooo 11 ra a:: CD CD l! CD > c( .sVClOVN ftf~~"":"! 0::0000 I . I I >::!:!i::!:!i C(<Il.c:(Q. 3l3l " " 00 .<=.t:: B "" .. H ~ 1-1- ! ~ ~Ig g i..= C C">"> ~ 88::;::1 ~ ~~jj g cc.!:!..!! ~ ~~~~ &5 tl.~ Cl"31" 'I:: U)"_"S! ....::l 0::: 0::: "l!-Sl~ I!! """I'" -...JJ:J: ~IHi~~ ;,; ~ z ~ uS iii "w Ui "'.." .. .. " " .. .. " " ss .E.E II iU ~ ~ ~~ dd '0'0 SS .. .. ~ ~ <0 8 ~~ Ol~ "'~ .o~ :;:"" >< " w"~ " '" <(<( m X C .S! !! " " " '" f "-. - " '''-, I- CD :c X w --l <l: 0::: W <l: ~ E-+ Z - o 0.- I:t::: ~ :> - I:t::: o u <<S if] ~ ::r: ~ Planning Services Department City Hall 50 Wesl13lh Street Dubuque, Iowa 52001-4864 (563) 589-4210 office (563) 589-4221 fax (563) 690-6678 TDD planning@cityofdubuque.org -'..-'-"..", THE CITY OF ( <~~'___ _ '\ I)LTBt~DE ~~~ November 29,2005 Zoning Advisory Commission City of Dubuque 50 W,131h Street Dubuque, IA 52001 RE: Kelly's Bluff PUD Dear Zoning Advisory Commission Members: INTRODUCTION The Long Range Planning Advisory Commission has discussed the Kelly's Bluff PUD (Planned Unit Development). The Staff report and draft minutes are enclosed. BACKGROUND On November 16, 2005, with 4 members present, Commissioners discussed the proposed Kelly's Bluff PUD project within the context of the 2002 Dubuque Comprehensive Plan. This discussion is detailed in the draft minutes of the Commission's November 16, 2005 meeting. ACTION By a vote of 4 to 0, the Long Range Planning Advisory Commission passed a motion that the Kelly' Bluff PUD is not consistent with the 2002 Dubuque Comprehensive Plan. Sincerely, ~~uxJ)/~ Charles Winterwood, Vice-Chairperson Long Range Planning Advisory Commission Enclosures cc: Michael Van Milligen, City Manager Barry Lindahl, Corporation Counsel Laura Carstens, Planning Services Manager Tim O'Brien, Assistant City Attorney Service People Integrity Responsibility Innovation Teamwork MINUTES LONG RANGE PLANNING ADVISORY COMMISSION Wednesday, November 16, 2005 7:00 P.M. W~~ ~lJ Auditorium, Carnegie Stout Library 360 W. 11th Street, Dubuque, Iowa PRESENT: Vice-Chairperson Charles Winterwood; Commissioners Jim Prochaska, Patricia Cline, and Mary Lynn Neumeister; Staff Members Laura Carstens and David Johnson. ABSENT: Commissioner Rick Stein. CALL TO ORDER: The meeting was called to order at 7:04 p.m. CERTIFICA nON OF COMPLIANCE: Staff presented an Affidavit of Compliance verifying that the meeting was being held in compliance with the Iowa Open Meetings Law. MINUTES: Motion by Cline, seconded by Prochaska, to approve the minutes of the September 21,2005 meeting as submitted, passed unanimously. ACTION ITEM: Comprehensive Plan Update: The Commission discussed the process used to create the 1995 Comprehensive Plan and 2002 Comprehensive Plan Update. Staff Member Carstens explained the process incorporated community indicators for success. She explained workshops involving community stakeholders were conducted to help identify needs within the City. She also reviewed the process used to update the Land Use Map. The Commission agreed to conduct community stakeholder meetings in January 2006 to begin the Comprehensive Plan Update. The Commission questioned how the Envision 2010 process relates to the update of the Comprehensive Plan. Staff Member Carstens explained the Envision process is much more specific in scope; however, there are concepts and ideas which would lend to the Comprehensive Plan Update. Consensus of the Commissioners was for Staff to have the updated list of key stakeholders, the updated numbers for the community indicators, and the process outlined with dates, times, and locations for commission review and approval at the December. LIAISON/SUBCOMMITTEE REPORTS Enterprise Zone Commission: No report Long Range Planning Advisory Commission November 16, 2005 Page 2 ITEMS FROM COMMISSION: Kelly's Bluff PUD - is it consistent with the Comprehensive Plan: Vice-Chairperson Winterwood said he has asked to have this item on the agenda. Staff Member Carstens provided information on the Kelly's Bluff PUD (Planned Unit Development) and noted that the Long Range Planning Advisory Commission has no review authority for rezonings. Commissioners discussed the appropriateness of the proposed development within the context of the surrounding area. Commissioner Neumeister generally felt that the development would be inconsistent with surrounding historical structures. Commissioner Cline stated there are a number of structures in proximity of the proposed development that are not historical. Commissioners Cline and Neumeister specifically discussed the hospital and 1960s homes located on the bluff. Commissioner Neumeister and Vice-Chairperson Winterwood expressed concern that the scale of the proposed development was too much for the size of adjacent housing. Vice- Chairperson Winterwood was also concerned for the traffic impact the proposed development would have on neighboring streets. Several Commissioners agreed the development, as proposed, would be more appropriately located in the Port of Dubuque. Commissioners discussed the development's scale and whether the architecture is better suited for the type of development encouraged in the Port. Commissioner Neumeister stated that the size and scale of the development could be increased from what is proposed if located in the Port of Dubuque, where it could be bigger and taller. Vice-Chairperson Winterwood provided his review of the proposed Kelly's Bluff PUD against the applicable Land Use and Urban Design Element's goals and objectives of the 2002 Dubuque Comprehensive Plan. He stated that the proposed development was consistent with objective 1.1 (Promote inclusive and economically integrated neighborhoods that allow a diverse mix of residents and housing types) because it would integrate with market rates. He felt the development would be somewhat consistent with objective 1.2 (Provide a range of housing options throughout the community). He stated the proposed Kelly's Bluff PUD would be inconsistent with objective 4.5 (Limit development along bluff lines and protect scenic vistas). Vice-Chairperson Winterwood felt the proposed development is not a City gateway and would therefore be inconsistent with objective 5.1 (Define and enhance City gateways and focal points to create a sense of place). He felt the development would be inconsistent with objective 5.3 (Protect natural vistas from the clutter of inappropriate physical development). Vice-Chairperson Winterwood also addressed objective 5.4 Long Range Planning Advisory Commission November 16, 2005 Page 3 (Promote quality in the design and construction of new public and private development); however, no opinion was expressed. Vice-Chairperson Winterwood stated the proposed development is not really consistent with objective 6.1 (Promote a compatible mix of land uses that create a diversified urban environment that mixes shopping, employment, recreation and residential opportunities where appropriate) because the office building is no longer part of the PUD. He felt the development would be consistent with objective 6.3 (Limit sprawl and aggregate travel time through use of mixed use developments). He stated the development would help eliminate sprawl. Vice-Chairperson Winterwood stated the Kelly's Bluff PUD would be inconsistent with objective 7.1 (Encourage redevelopment or adaptive reuse of vacant or underutilized buildings and sites) because St. Dominic's Villa has been demolished. He felt the development would be consistent with objective 7.2 (Promote infill development, where appropriate, to encourage more compact urban form and avoid needless and costly sprawl). He stated the proposed development would be inconsistent with objective 7.3 (Promote redevelopment that maximizes existing infrastructure) because existing structures were demolished; however, he felt it was also consistent because infrastructure is readily available. Vice-Chairperson Winterwood felt the proposed development is not sensitive to the surrounding historic character and therefore is inconsistent with objective 9.1 (Enhance the aesthetics of new and existing development - design, landscaping, parking, signage - with special sensitivity to the historic character and building materials found in the community). He felt that the development would be better on the riverfront than on the bluff. He stated, and other Commissioners agreed, that no determination could be made regarding objective 9.2 (Avoid negative impacts on established development and street system) since a traffic study had not been completed. He felt the proposed development was inconsistent with objective 9.3 (Encourage environmentally compatible and sensitive design that fits the development site). Vice-Chairperson Winterwood felt there may be a market for the proposed development and would therefore be consistent with objective 10.1 (Consider the community's regional setting and economy when assessing the opportunities and constraints for land development) Commissioner Cline felt if zoning and a City Ordinance for bluff development were in place, it would be easier to guide developers and to enforce. She discussed the proposed development's distance from historic districts with other Commissioners. She also felt it was difficult to determine heights of the proposed development, and would like the developer to provide some way to visualize the height, such as with a crane on the bluff site. Long Range Planning Advisory Commission November 16, 2005 Page 4 Motion by Neumeister, seconded by Prochaska, that the Kelly's Bluff PUD is consistent with the 2002 Dubuque Comprehensive Plan. Motion failed by a vote of 4 to O. Motion by Neumeister, seconded by Prochaska, that the Kelly's Bluff PUD is not consistent with the 2002 Dubuque Comprehensive Plan. Motion passed by a vote of 4 to O. Vice Chairperson Winterwood asked Slaffto forward the Commission's position to the City Council and the Zoning Advisory Commission. ITEMS FROM STAFF: Envision 2010: Staff Member Carstens reminded the Commission of the Envision Town Meeting on November 17th at the Dubuque Greyhound Park and Casino. She explained numerous sessions will be held to gain additional citizen input for City projects. Elections: Staff Member Carstens informed the Commission that there are two applicants for the two vacancies. Vice-Chairperson Winterwood asked that the elections be held in January. ADJOURNMENT: The meeting was adjourned at 8:32 p.m. Respectfully submitted, Laura Carstens, Planning Services Manager Adopted DU~~E ~<J<e.~ MEMORANDUM November 14, 2005 TO: Long Range Planning Advisory Commission Laura Carstens, Planning Services Manager ~ SUBJECT: Kelly's Bluff PUD - is it consistent with the Comprehensive Plan FROM: INTRODUCTION Commission Vice-Chairperson Dr. Charles Winterwood has asked that the Kelly's Bluff PUD be placed on the agenda for the Long Range Planning Commission's November 16, 2005 meeting for discussion of whether it is consistent with the Dubuque Comprehensive Plan. This memo transmits the revised River Pointe conceptual development plan submitted by A. J. Spiegel, Royal Oaks Development. The subject property is locally known as Kelly's Bluff. This plan is a revision of the proposal Mr. Spiegel submitted in September 2005. The number and size of the condominium units has been reduced, and the office building has been eliminated. The proposed River Pointe project encompasses 4 high rise condominium buildings, a senior assisted living facility, a community center and swimming pool. Renderings of the project are enclosed. An updated Planning Services staff report has not been prepared for the new PUD. The staff report prepared for the previous PUD is enclosed for your information. BACKGROUND By City Code, the Comprehensive Plan is a guide, not an ordinance. The adopted Plan includes 120 goals and about 250 objectives, some of which may compete with others depending on the project. The Zoning Advisory Commission and the City Council must consider various factors surrounding a rezoning case, in addition to the Comprehensive Plan and its Proposed Land Use Map. The Long Range Planning Commission does not have any powers, duties or responsibilities in the rezoning process. Kelly's Bluff PUD Page 2 DISCUSSION The requested rezoning to PUD Planned Unit Development with a PR Planned Residential designation is to facilitate the construction of River Pointe, a residential condominium development. The PUD District is intended to encourage flexible and innovative design in the development of appropriate sites as integrated project units. The proposed River Pointe Development is located at the intersection of Mazzuchelli Place and Cardiff Street. The subject property was the former site of St. Dominic's Villa. This building was recently demolished and the site graded and seeded by Royal Oaks Development. The current zoning for the project area is R-2 Two-Family Residential, which allow one- and two-family homes, schools, churches, parks, and convents. The City's residential districts accommodate large, multi-unit convents like the former St. Dominic Villa. The land use designation shown on the Proposed Land Use Map of the Dubuque Comprehensive Plan for the project area shows multi-family residential. The Proposed Land Use Map is one component of the Comprehensive Plan, and serves as a guide for rezoning, subdivision and annexation requests considered by the City Council. Planning Services staff noted that this project involves the Comprehensive Plan Land Use Element: Goals 1.1, 1.2,4.5,5.1,5.4,6.1,6.3,7.1,7.2,7.3,9.1,9.2,9.3, and 10.1. These Land Use and Urban Design Element goals (in bold) and objectives (in italics) of the 2002 Dubuque Comprehensive Plan are listed below: 1. To protect and enhance the viability, livability and affordability of the city's residential neighborhoods while integrating multifamily development throughout the community. 1.1 Promote inclusive and economically integrated neighborhoods that allow a diverse mix of residents and housing types. 1.2 Provide a range of housing options throughout the community. 4. To balance open space and environmental preservation with the community's development needs. 4.5 Limit development along bluff lines and protect scenic vistas. 5. Encourage that the physical character and form of the city reflects its historic setting and that the built environment is compatible with the city's natural environment. Kelly's Bluff PUD Page 3 5.1 Define and enhance city gateways and focal points to create a sense of place. 5.4 Promote quality in the design and construction of new public and private development. 6. Encourage the concept of mixed use development to create diverse and self- sufficient neighborhoods. 6.1 Promote a compatible mix of land uses that create a diversified urban environment that mixes shopping, employment, recreation and residential opportunities where appropriate. 6.3 Limit sprawl and aggregate travel time through use of mixed use developments. 7. To encourage redevelopment opportunities within the city in an effort to revitalize unused or underused property while promoting the preservation of viable and affordable housing stock. 7.1 Encourage redevelopment or adaptive reuse of vacant or underutilized buildings and sites. 7.2 Promote in fill development, where appropriate, to encourage more compact urban form and avoid needless and costly sprawl. 7.3 Promote redevelopment that maximizes existing infrastructure. 9. To promote principles of good urban design as part of all development. 9.1 Enhance the aesthetics of new and existing development -- design, landscaping, parking, sign age -- with special sensitivity to the historic character and building materials found in the community. 9.2 Avoid negative impacts on established development and street system. 9.3 Encourage environmentally compatible and sensitive design that fits the development site. 10. To plan for the city's future and orderly development within a regional context. 10. 1 Consider the community's regional setting and economy when assessing the opportunities and constraints for land development. Enclosures cc A.J. Speigel, Royal Oaks Development Michael Van Milligen, City Manager Qf[gm Thomas L. Flynn, management co.-chair Dan Hammel, labor co-chair ACE member nraani7atinns A&G Electric Company Apex Concrete Company Carpenters, Local 678 Cedar Valley Steel Electrical Workers, Local 704 Flynn Ready-Mix Concrete Company Giese Electric and Sheet Metal Geisler Brothers Company Glaziers, Local 581 Insulators and Asbestos Workers, Local 81 Ironworkers, Local 89 Laborers, Local 659 McDermott Excavating Mechanical Contractors Assn. of Iowa Millwrights, Local 2158 Miron Construction Company MMC Mechanical Contractors Modern Piping Company Morse Electric Company National Electrical Contractors Assn. NW Illinois Building & Construction Trades Operating Engineers, Local 234 Paulson Electric Company Plasterers and Cement Masons, Local 11 Plumbers and Pipefitters, Local 125 Portzen Construction Company Sheet Metal Workers, Local 91 Teamsters, Local 421 Westphal and Company S1af1 Charles Isenhart, executive director Kelly Cooper, assistant director Alliance for Construction Excellence "Safe, quality construction, on time and within budget..." 220 West 7~ Street at the Town Clock, P,O. Box 14, Dubuque, IA 52004-0014 Phone: 563-582-8804 FAX: 563-582-1224 E-mail: dalmc@mwci.net Internet: hUp://www.dalmc.com City of Dubuque Zoning Advisory Commission Jeff Stiles, Chair City Hall 50 W. 13" Street Dubuque,IA 52001 rwO@n~I~wI!5 W ~! r~'! lnl NOV 1 5 2005 [01 Dear Commissioners: Cif!' Of DUBUQUE PLANNING SERVICES DEPARTMENT We are writing in behalf of the Alliance for Construction Excellence, the construction industry committee of the Dubuque Area Labor-Management Council. We represent the member organizations listed to the left. The Alliance for Construction Excellence supports the application of Royal Oaks Development to rezone property to construct River Pointe development. As employers and unions representing hundreds of Dubuque-area citizens, we believe that moving forward with this project is in the long-term best interests of the City of Dubuque. This $100+ million development is perhaps the most significanf private investment in our community in more than a generation, certainly since the time we reminded ourselves to turn out the lights when the last person ieaves. The project will meet the housing needs and desires of a significant sector of our population. It will go a long way toward securing the future of our community by retaining residents and attracting new ones. We believe the tastefully designed structures will enhance the view of Dubuque from the valley and offer hundreds of householders an opportunity to enjoy the majestic views from the bluff. Several of our members have met with Mr. AJ. Spiegel and participated in the Zoning Commission meeting at which this application was originally presented. We are confident that Mr. Spiegel will seriously address the legitimate needs of the neighbors and the community as identified by the Commission and the City Council, including any traffic, water runoff or potential bluff destabilization concerns that may be identified. Indeed. we believe that Royal Oaks Development has attempted to do so with its new application. We recognize the fact that this construction project will employ local construction workers for several years. This obviously factors into our support. But we also believe that this "in-fill development" makes good sense from the standpoint of efficient use of our land resources and civic infrastructure. It will do as much to bolster our downtown as the America's River Project and will make an excellent complement to it. We thank you for your time and attention to this correspondence and extend our appreciation to you for the important role you play in reviewing these projects in behalf of the citizens of Dubuque. Since~e yo , ._- . ,,------ Th~as L. Fl~n Manaszement chair ....- s~#~ Daniell. Hammel Labor chair l THEi UNlVERSl1Y OF IOWA .... OFFICE OF lHE STATE ARcHAEOLOGIST 700 Clinton Street Building Iowa City, Iowa 52242 319-3114-0732 Fax 319-3114-0768 osattuiowa.edu www.ulowa.edu/-osa November 9, 2005 Kyle Kritz Planning Services, City Hall 50 W 13th Street Dubuque IA 52001 Dear Mr. Kritz: Following up on our previous phone conversations, I am putting my concerns and recommendations in writing regarding the proposed AJ. Spiegel development on Kelly's Bluff in the City of Dubuque. I understand that the developer has resubmitted his zoning request. Severa1local citizens have contacted our office about concerns there may be ancient burial mounds on the bluff. While there are recorded mounds on several bluffs in the Dubuque area, there are none recorded on Kelly's Bluff. However, that may merely mean no one has looked in that area or that no one recorded any with our office. Our office did conduct a burial project in that general area a few years ago, after graves from the Old Third Street Cemetery, the first Catholic cemetery in Dubuque, were encountered during earthmoving for a driveway. This cemetery was abandoned in the late l800s and reportedly the graves had been moved to another cemetery. However, archival accounts indicating an occasion grave was encountered during various kinds of construction through the years and the encountered graves from a few years ago indicate that some graves remained in place, although unmarked. It is my understanding that the location for the proposed AJ. Spiegel development is in the vicinity of the former cemetery and would run the risk of encountering other unmarked graves. All burials in Iowa are protected by law (Code.of Iowa 263B; the former 566 subsumed into 5231.316). It is an aggravated misdemeanor (third degree criminal mischief) to intentionally disturb human remains, regardless of age or whether on public or private land (Code ofIowa 716.5). It is a serious misdemeanor to not report the discovery of human remains (Code ofIowa 5231.316.6). Therefore, it is to everyone's advantage to identify and avoid impact to burial sites. The best way to accomplish this is to have the developer arrange for an archaeological survey to be conducted by a qualified archaeologist prior to any construction. If the Zoning Commission does approve the resubmitted zoning request, I would urge them to consider including a provision for an archaeological survey. I have enclosed three brochures that discuss Iowa's burial protection laws, development considerations, and management recommendations. If you, the Zoning Commission members, or the developer have any questions, please contact me. fD)~@~ow~rm lI11 NOV 1 4 2005 ~ CllY OF DUBUQUE PLANNING SERVICES DEPARTMENT Sincerely, c~~~ Shirley J. Schermer Director, Burials Program enclosures -g c ~ ~ 4i.5 ~ '2i ~ ~ "ts ~ ,::l .s:...c Vl:O _ 't -;::~ e t: o "' Cl) "=' '-' _ ... 0",,- __ c .... U C Vl::: ~ ...::: ... "" ""t':l.soC':l::l~' "" 0 ~_I"l = (I) 0 N U Vl ~ .~ ~ 'S \:i.~ '= C'" ... ell...... ..., _ 1::::::: 0:: 0 0. ti Cl).- ""0 ~ 2 ,,^!lJ ;,.:. = N ~ 1f: -5 ~ ~ t':l ~ ~ :::-.... c''''' t~~.E ~~ (I)~ g e:.g..., :~~ ~~~o'=b~~.f Ol..._~ 5?-.~ d ~~~1~ s~.~ i:~ i~} _ c^= 25 _~ ::l t1') ~ "tl 0;; 0 g 'i::j "<l 8 " 0 -._ - ~..c E N ~ ~ "'J ~ - .... (1)'- "<l "<l '_ E '1;) a: ~ -g "0 ;:! ~ t:'-;S~ ~i::--;::i::Il:: '" 2 Vl {Il^ vt,S ......= "^O ::::::: 0 s::: 0 o -- II Cl) 8 ' 8... ;::-',,:: bo~';:''':: Co';:::.:; - 11')._ rn E V) 0Ll .:; \"J .~ l... 0 '" .5 bo.... t 8-i ~ 8 ~ S.~ ~~ ~~i~ ~.~~ Q bO';: uE f::! Vl..2'~ t l:: 0;:: 1: l:: 0 \:i l:: =::1 "'.....c:l.,.Olo,.,O\:iCl..UO ,c..c ~ = ~ II.l Cl) ~\.l ~'" "<l U t:l..,"':I <:,; ::l II) lL):t::..c"'" Cl.s.s~:'=r-..g . v ' ll.l ILl >,....... >'''ij OIJ .:: e..c: ~:o 0 ;;..._ c ::l Cl)"" ......;;j 't:: ~ ~.~ g'~ $2""0';; ;s..c..c.o ... c = c Vl .... u E VI 0 II,) C':l"tfl!)~..s 0 t':l U;> Q.Oou..c_ ~ Cl) ,- c 00- .... 1-0 "ii 00._ OJ) 0 l!:! ~ ~ . t':l'u Cl) ~..9-::l 0 I1.l (I) "'0 &..o.:a 11) 15 ~ Cl)':=JS (I) IZl 0 ..c'- ILl ;.. = .... i; - E ... .- CI.l::s .0' oc..O-ti::::::Vl EB~e-t':l;'_~";j .- C v l+:; VI Cl) 1::: 0 ....._ ..... ~ g ~.- 1;::=: c ij 3 ell.) U"'__Vl>.o .- 'E ...^ cd l!:!,;:g ~ II) ~ cu Vl 'C; ~ E cd 3 ..g c..-5 ..s E (oj.- c..c ~..... 0 ti .- ~ I:':l ._ C ..... > CI'l_ o-;.......ll ~~"'O 0 -S..c'.;:j--oEC .! ,- ~ fi vi ~ - .9- : ] -Ct::__a>'::I~= ~'E'E g,:e e ~ g-.~ a ~-"'O co' a:l.!~ co- fi ~3oe"'Ou Na:l-;l,.g~~ _ A_ ~ "0 2-c::..8VJ4-< Q..- ~ c; 0 t':l oA E ~'t:: _ OOOUtU~t;:; 1.0 ~E~ ~ ..g..ga.aE] 80 E_"'O U"O 5.;~ , ~ 4J C >._ - U ~.~ co e g _:.= _~vQ.VJ~-S '-'bU VJ ... _VJc,flCOVJQ.. .!!a'2 ~ "'024J 00,_ ~"'O t::._.c ..eE=~t':lVJ'; o "'0._ 00 VJ ~ C ~-( t':lE'1n.E t: t':l .c t':l ..g t':l ~ .f: ~ ~ ~ E ~ == -( .s ';].2 e a.g >.o.oob ~ E cE...::-6 .0 .5,- ::l 0 V t':l ~ _ V l- ""0 "0 _ C'- > ~ "'0:1 ~'-13'.;:j- ~ ~""OegfC..gE~EE ~~~'u'E E E e'2.g -0 c 5 u .- t':l ,- C "'0 g E ~ ~ f;'~VJ.5 e.s t':ls v 1lJ... I:':lE...... 0- ..c:.e c... ~._ "" _ Q ou~-- ..cVl~"'02 .o-=5_]~ 1O'~2tl c!:= ~ 1:':l's;:.s-:5 c ~ C i3 0 "8 ;:s 8: ~ ~ .; :E' ? 0.0 Q.,lf: 0.. 0.0-5 Eat; C ::I t':l 0 E'u 0.0 gEe e21 Q.. ~c-v.Z.g~t':ltU;:s g~c~g_d~E-= o >,,2 .:: c v.5 .5 0 u = U v ~ ~ 0.."'0 VJ "'0 t':l;::lUov'Zc_c ~.::l.::l;Q>..cgEtU VJ Vl VJ "'0 ::l C ] >,c-e ODt':l""O C_ 0 t-< -a 8 .2.5.5 ; a ~.ti) ~ 5 \; ~ ~ 'o"';j ~ ~ "'0 V C ' '" ~ 1:)' I-< C::l t':l 'C t':l U c.o IlJ 5 gf 0 .""::: t':l C t: 0 1:: C ::l o.o..;g g"O ;> ....,;;; _ VJ CO..!:::lO.otU___ g"c~- "'O';jZ"'Vl'.;:j ::IOD:::l~ t':l.ot':l ~ 0 VJ Q.. tU ~ VI >. O..c ,.:_ _ l- ""O_'4J"O~ ",oC':lu.....!>l:l..-:::l ell ILl 4J._ c u 0.0 - C - ~ '" .0 bh_,":::''':::::I_ C 0 - 0.."'0_ tU >""0 C VJ ;:. 0 1lJ._ <;I') :5 _ C t':l_ ~ _ .... >,1Ll_'Z bDQ.,~ Oll_ O::l -00::1-':: c;:.cu coo O_~=O'~ co Il.l ILl co rIl ~ ~'.;:j V ~ E 0 ~ C':l ~ ~ - u >.~ .0 IlJ C .....0 o..c ~ Q., co C':l E .- 0.. C':l -:::: tU C':l ~ E ~ "" v S .8~"'O'1n ~ Ec...o 7;4-< g -'.s;e ''':: tU c_ 0 co 1-0._ 0 'Z -( C C _ u"O ILl 1Ll.S!! l:l..:<.o .a C t':l, Q.) ctI co 2v,.e>- Il.l::lVJuo..__"'O_o.. _.!::- ~ ::lJ:l_..2;e'o..o t:<.2 - o..E VJ:;::4-<"O.o_oVJ -VJ_t':l~o C..c 0 c v ~... "'0 C':l C V U !:lO'C U 8 .; gf ~ -=.~ d ~ g ~ 0 "'0 ~ ~ .~ ~ g Ollv'-.5-e"'oe~-~"'Oe~o..VJ; c.o,so..::l_=-_5veVJo_::Ico .~ "'0 C i3.'E 0 E 15...9 E E..g:.a c: o~ - t: 0- I:: r.Il "0 C U ~ l:l.. V l:l..'- ~ -..;j ~ - ::I ILl "'0 ~ U.- VJ .... >,,,.., VJ oO"'O=-"'OVJ~Ct':l::lC;"';jCE-c t:..~ S~ 2] a~.t:j~i:i: 2'"8.!!'c 0._ 8 . . ""EOv-=, ~VJ>-"Et::' '-_ - ~..c::lvc=~~' ,_co~,~o . :10 -0..cga-~E"'O'_0.05__ ,.g~,.;~"'O-co ~VJ~~ ~E.ot':l:; VJ ~ E 0 &:s! ~ t':l t: ~ c; e ::10 SF!-! 0.. ~ :?f 0 ~ ,s- g E t3 VJ c '0 C 0.. U 0"0 0 ~E~_~..c.~~oco.~~c~ c VJC':l I/lUVJ__O::l_.,,::: v..... -"OV::3t:l.>.c:I... 1Ll"tj;>" "O;:l0 tU U ......, E ..... v.o ~ ""0 ~ "0 c..8 e U "'0 'CC;'-- '~~-~c-coC':l ~ ~ :I._~::l::3C':l.5o_C':lVJ c~~,~ ..0 C 0 u 1il u'-' c _ -( ~ ,_ _ u.:!? ;> c llJ"'O ~ v Oilt:: 0 ::l ~ . r;I'),= ::l V ~.!:! o~=.o~c=oo'~~~~~~.o"O VJ 0......"0 -'';: "". VJ tU 0 tIl C ~ 3:-"'0- c-....o C._ 0.0 "0;>.:::1 eE~SC~t':lg2~~E-c3~0 - ~ c.c C':l ~ ~''::: bLI ~ ~ 0 -g .2..2! 0:0 bD bLI~'cVJ8I-oUctlo ~t:"'O~VJ~llJ .5 Q....g ~ ~,.g -= 15 - ~.s "'0 ~ ~"..c >0 ;:... U I-< f- 'S' - _ ::I ..... VJ ctI '"0 0 0ll5::l ~ '1) 0.. ttl .8 v ~ 2 ..g ...-c ~r.Il-ci"O''':::eu "'::-..0 .oc O.....ZVl",oC~VJ'1) ilJ_ >. 0>' ;::l 0 ,- C c:I - - ~ "0 OJ) ttl "0 VJ >. -.:: '"0 (,) 0 -= ::l..Q l2.~ ttl - E :3"3 VJ > VJ.c 5llJ~08:>'ILl~_gc:l~]e~~.~ 0.0::1"'00.0..0.0..0 0 (,)"0 = r.IlO::C tIlVi ""Ot'VJ~ II :dj ~"5.....:.. 3 8tj.$':5~ __"OvVJO\ VJc"'O_cO\ :.a ILl c..:s 0_ c U ell VJ (,) tU ::I e.:E:1.I-. '0 ~ .5 <t: OJ) 0 c.9 ell .'C c~- E3:r.Il 0 ot'-- e~:E'~"O~ .s -;;':; 'E 311 ..:!?~~ E'~r: .~ c I:: v,,;:3: 3 OJ 15 ;;,." . ..o"Ot':lE::lZ "'0 co.-..oO\ ~c3:~u~ -'- O..c: u....... ..c"'O--~0ll .~~.5't:l Q...5 ~ v "'" ~.c ~.5 1=0 ~ f-.:2 U E -:S tU ~ ~.s ~ ~ ~~] "l t:: t:: l." ~'-.~~ ~t: ~ ~ ~~E:S .... :::.... c l',J ::: l',J ~ ~c:: .... tE"1'- ~ ~""'"'6 t:l.. ~l."E;::; t:: ~'-.... ~ ~.t:: "l E c E~ "l ,- b.O~.51 .:;: .<:;.:: l." ;::- t; ~ ;:g.~ ~ ~ ~~~..g ~ ..(:) 1$ t:: ~l."..g..s ~~~ ~ 6 v :; ~ ~ I ~ ; ;" c~~ ~. ~ a; t':l .... Cl:l _ ~ U'- 0:;;:1 Cl:l U ..... '1) _ r;I') 0._ "'0 .- E .- VJ >':>'j: ell - ... C 00"'0 ::11.1-. o;>ouo. v_~c g'ogg.c_ c~c ell~, ~ t; o~ '" "; 'c'- 0 i3 .. cl:l :E VJ ~ M'- 3 0 E 3'i: .,...::- e s .. ~- .... 1il ~ 10 ... - > ell 4J 1U :i'- 0 E oS B :; ~ 6..s€i,:!~ U e< '1:: ~ E -1.O~e So~OJ)~llJ ~s~ "0 v c 5 ell C U ~ OO"::l'- 0 ~QO . Vl !!:l':;..o IlJ C'" Q.s =-... ~ -~ ;>.- ..E 0il~"8 ~- 0 ~._::::"O ~ 3 c ;>~c-ca"O..oc(,)o .!:! ,- ...- 0._ Oil ~ ell, = 'C llJ~;:S-- >.10-2 ~O ~~_~ ~ ~~ ~~r:5._~~~ -- ~ '" 0 8 > . "@ 0 C ~ o.c _ ~ ~ ._ ._ ~ -..... VJ... _ _ u ....... VJ 1.1-. r;I') -0 V VJ 0 ~ ~ ~a; .50.":::~l!:::E~t;j :-:: -.- "'0 '" Il.l Q."'O 4J :;:I.... >-.... llJ28~:s~oc~.::~'i:C ~s~..c <Il..c 8.] ~ 8 8..5 8 :,]~ 15 :;~-ci8.::l13 ~ ~ 0'1:: "'0 ~ '3 ~ V1 0 - ,~ 2 ..c::l::l Vl~;:.....o""O--..! _ ~ - .0 U Il.l 0 _ .~ 0 v e 15 C C'j: 0 _ 'u t; ..Q ,!!a E u ~ v'- = 0 = ~ 0 ;>''''0 C'I:l u ~u..:!?~~~,,-e-;::ve"'5! ..0 co r.Il __...- ttl"'O :I ... ] v'C 0 >.ll ~ ttl 4J ::I '-1J co "'0 ~..6 4.l 'Z VJ'S 5 "'0 g.c :l ~..c: - ac1U...!:!.s~ a'-~ ru .- >.:l ttl E Q., "'0 VJ po 1-0 ' - 1Ll._ -._ 0 r;I') U U ~ 0.0 <!,) v~-;::_ ~ 9:l] ::3'c.c uoi_ r;- "is..-CO....~- cO,::jllJt':lu o = V 1; t:l."'O S ''::: :E .0'5 g '" lV.cu 0..~5g.cc-'z] c.. .= tIl -( _ U 10 c:I ~._ ~ 4.l r;I')~E-< ~ "0 "0 15..'- E '"0_ ;>; . > . 0 (I) U "0 u"'O 4J C':l ILl = E ~ 0 o...!: -.E u ttl..c ..c>'~tlf);>~l!_~ -o_~- >'4-<~ E VJetU;cc"'O "2 0 VJ '0 o.o.,g....!.. 0....J u ~ S 1:l oVJtU..!!VJ_~ ..t::lvo ..... "0 u Cll <Il ~.- tIl ~ V ;:. _ 't:l o ~;:so t':l ~5~ U E E13 ~ z Vl..c.~ S t':l U ~ >. -< 0.0 VJ .,s:! v v .0 ~ ~.~ 5 t:: v.s !3 ~ Of.:..-.o l- r.Il .,c>c 0.. 6'~t;of:: '::'Vj ::l,,15 t':l O'ij ~.5 ~ ~'~c""O-:S u..cCl.V :..aVJ.o~~ ~ ~:=o..g . "'Ot;'Slltl~ "'3 tU ~ .0_ o 1-0 -a '0 E ,5 ..c:ooc.8= ~ '" ~ .8 c:s >...!:! ECOl)::::lCIlJ :;:: 0'0;;]<..0 o C ~ <Il ""0 C ~~ ~vi~ _ ,- ~ u ~ 0 -(-ti o.."t.iZi~ ~21 :33.s gn-tj vi u ~ t':l - 'E ll.l'l:: .,g-; t':l C co 15 U tlf)::::l VJ'i: v._ u 0 t':l "'0 ~ ::::l t; Il.l 1; S t:l.S Oll,-..Q 0.0 co c- IlJ C C ~ v ~ "O'N ~-= ttl ~~ :?f~"'O C':l c"5oE.o~bD~g.; .- iU ~ C 1=0 8: _ -o~~"'Ot':lc::to.oC,,) cu U Il.l~ - (,).9:,.,9 E >-. ; "';!3-ci t':l C VJ_ t':l-'::: U _ ~ E 0 8: t':l U U =: ,.,9 ~ 13'S';ji v 'O,.,9.~ "Cl ~ 0. v's 8: ILl C 0 "'0 ~ ,~~ C ILl U VJ 0 e VJ r;l')ll :l~-6.g::;c-;; uCO_VJOl)~ .;> 500 .-::: "'0 0 ::1::1 VJ~ ~ t':l r: VJIl.lC~Oo~o..c - VJ >. ..c E-< ,- VJ _ .~ ::3 C':l ~ -; . VJ ~ g 3...::-e3r;1')~";VJr.Il ..0 1: v t; 10 (I)'C - v = f:: ~ !;;].s.s ~.g ~ '" E v '" 1.c'>.!:lO~ ,!!a o.o~.o c :$ ..c: ::I ;> VJ:5.E "OJ tctl4-< c_]~eo C'I:l"'O tU~ e.f: u Il.l ~ ;:: 'I:: >. c Q.. 4J ~ .s g .9: :E oS :.s :.2 :l 8~4-<~ tU e"" v ~-;;] C.fjbi)3:f;_ >.~=Eg~ c..c.- r.Il >. t:l. EIC ~ S..c ILl ~--d IC J9 Oll~ It) It) >...s::: ::l:.:: -=5 C:; - .p v E..!!; g..2 VJ '0 VJ ~'~'.;:jE-< ~ r;I') g ==2U ,!=lEU t.c E~ICv Out:iVJOc.o I.;:;,c C:.=""O S C .E:oOIC@VC':l o-J_U"O__u ..., ~ V !U >. r:: ~'.;:j"'O,.e..s <;1')._ ~"3~- ~VJ = it:: .8 gf bo.~ ~;::I.:::: .~ - u .c=8 ILl tUfi co Il.l :?f~ = 5, E:gf5>.~= '-..c'- C':l..o c.- ':"'O1l"'O"'O &'6 .S!!"'3 >.- ~ = c .9 0-':: ~._.- OD ..c~ 5 ~.5..:!?5 v _ c:-::.5.~ ~ .c'- ::l "'0 c ... - ~U""OI"<15>. 4-< "'0 cc 0) .0 . 0~.!!a""O..c~ l- ~ cc ~.,,::: r:: c - 0 t; v'- t':l t':ll.l-. C ::'::::4-"r;I') >'0 -; ti v .J:i 'ij .0 V"'l .- "0 1=0 "g'~]:] 900 t).cou~_=.,g E^~oc~- o V1 (,) It) (I) ,,4-< 5,...0 VJ'o..:!? 0 _eOr::tUl1J ~r--- co~ ttl'r: U ~... v bLI..sS co 2 ~..o c'O 0 ::t~=~:aCILl .E ..c'- ,-..a g oS s:;:U e;~ g 51.1-. .- Il.l tU Q.'- , 0 E -g ~l! as g g '_uou 00 ._ VJ C'I:l~ llJ ttl"'O,~ ]~c"g:::~-g 3 .E l! U .- ~ 'C ..0'-'_ C'I:l ~ 3'::" ::::: ~ ::! ~ ~ 0 Il.l -(~~.E >.5-:5 ~ o ~ o . 1"""4 ~ U 0) ~ o ~ ~ I: U 0 (I'l .- ';j .... (J g.5]'~ _':::0..0 .c ~ <<1_ s::: t:u"g< ~ ~-Su. 'u .!!l ~"E ~ -=.~ ~ ~ C..c'- tU a ot:~-5 , III o::l:l (J .: u go t: ::s u 4) r:: 'E ~c~ ~ c'J o c- V cC " ".=..c !1!> ~'U~ lI:l 'i; U ~."';j s:: .....c "C::. e g....~,.g~a:: c..Ec.'-oc .~ e g'>~ =50......5- ~;,s ~.E u~ .!!:!<... <If e ~ ~ ~ ~ ~ .~ :I lo.. ~ U I;J c:;O c.....c!:s:: . CIl 0 .... -a .g ~.-:: E c: .t:.:O:: ;Go~~'=1::l::! c~c..oEQ~ ;-;:.:.;~E~ Q 00 ........-i ~ . 1"""4 ~ CO ~ . 1"""4 ~ ~ o ~ Of \ OW-4 ~ ~ , .. o ~ o '" .. -S;J ,,~ 3J,.VJ,.S ~ cr...;~.~~=E ~ .sosv:=-=.,g ;S i3 CIS au..... s:: CIl~CO~..sU c Uta... lIl. U .~ c'u u cL.~ ~ !: E!:!-6~.5~~ .:: u'- ...".... ~o ti u:eoB~fu :t u u.E u:2Q. ~ ~~ -=e5;e --g: ~.5 ... E::~ oJ)~-g "'1 ~ ~ u::I 0.5 III u:; co.- o ... oo...c: U"O '0. e "'<5.:!:!~ o.>.1a- s: cO U._ . U 0 _ u ~ :: ~.:.t.~ .....c:Cli-o.....o:;: ,g c-o~.o III ~2;-'~15 ""~ -:a-,.o- .5ua_~~guo-! >.u ..- ... g,,~ "OcCo..> ~uOO":l .:! "8 go. :;:: ~ a c J: s:: -0 .... .~ 6 :a:.= ~ U i:: t:l U J! "'0 ._ ~.~ a t:I E >c.u~ -o>.:t l!a>E~..c:.-u....:::t: o.Cli c u.-:::.::..c1;_ 1Il ..cuE~"O-~S;: fa >'0:1) ClJ.- Cu .~ .- ~ u c"" ~'i"C.....J ~ -g a~ ~0::2:= 0 g_;:::: -.... CC;;..c c..:r... = ~:g..!:!5 =....c;~c oooo~o:'Auo-G- .::E >...c ... 0 ~ c'-l:l:: ::t , a:;:<E-S 8.~:a . c;; .... '" .6b o -cd g ~ ~ cd 0 ..c:- u"'" .... .... 0 ~<o J,.., 4>._ o..1a~ "'.... '" -00> cd ._ -.: '" c :lo;S;:> o:l"",,,, O.c ~f-< !C "'" o ~ J2 << ~ " --...~o "i;; J2 ::;; i:ii ~ ~ ~ 6 CJ ~ to)'~ " " > c-::;; E Z ~-o- -- v U II) --62--Ch "'" m ~ C!:l s:a.,gw "~~ ~ ~ "3 0 E .:;~~u ~ g g] 007i~ :z 0 -;;;:I: & ~ ~ 0) . 1"""4 U ~ < <; .~ ~ .5 e -g a to:S a :; ~ ~. g ~ ~= St ~-Eceovo ~o'Cii cu 1St::~::l'-=_ ~.;t~..c ~ E 0 1-...c"Cl..c..~ ~ O(j~-O . ~::."- CIl~~uiuc. .5c;;-gVl~0' U c.U VI.. b lfl"O c.. ~ "'0'- iU L. ~-.r:::o.E~~a"';jo3cs.i: "'0>'-=..0 ..cU'-J:)OCll(5 ;jell) 'iii~~~ g"O......"OsQ.. (J ~-s ?-- <11.0 c.U'- fIl 0 CIl d..U U ~ ['Iii:.o g ~ ,~lii.c 85 g co:! t ~ 8.5 e::.,g'r;::g.9 o:e .- >...c u gj C', ,t,l :t C::J >':c: 7ii_~o .tl;Iuu"" cSo~a- EU CC'i-o=>O::lu.....cO ll.I :::::I~"Cl 0::1;;> oc...-VJIlJM~ -fJ 1: g E~O: a o.s1i.: a~ u.~ e 8 tIl _ 0 ~ K.lo...g~ ~ ~ cub.llUc.U u=.-uo --- o b u..o"'O ~ 6'-- u :au~ I:lllg~ :>.r:::-5 Vl U Ucc;= c Co ,,=.5:tS ;> - . {).- u"" .....C\S.oC .... .!:!. EO:; a 4:: ,r,fJ u ";':;.e: ~ ""d :I" '"5 >~o"'C..c 54,) ~ o.j;;, o-cB ll.I"- '- (; ~.~ e - c.-u ~ S ~ ~ "0 E} ~ o .:i! "'0 '"E E u.r::: '-0 U U :; Q., ~ -~ciji3.,gt.:'va ,">:u="'o.C::: c U '-..c::. '""<t>>'IUO s:: 'oCCl'"O,~""O,c - >.cS..c Cl:l..o,~ 0 c"l:l C. . u:; .2.0.... u 't-<' b.. u "t:J ~ ~ ~ c ~.s "Cl 0 "5 t:.s ,-:"..~ :a c::: lJ J:: = ceo... =..ci:l.:!i . "0 - 1V.\l,l :o.s C=l'Il a ui.,g: ~ ..c";Q."..g C-QI)l'Il. o'--a..:C 'OOflJl::l - II) <<I. c. C I... :> 0 U - .;::l 0"" ~ - > 0'- oU ...:t;; .i:: ,,"00 C':l a >;; ~ Co E - eg.i:l8 g o"E '~5 ~ ~ ~ ~.~ e~ ~ aa fa g-fa C.E.~cS ~ 1..."0 C"'" Ul c::::: ~8~O.S.E ~ UlC C':lo ..... cu t:IOt!! o~ 0 < c.,..:..:"'" C "'0 _'_ <<I<<II...~u5V)~ .c~~E[2,,-cti .co II)OOOll,j.... 0, Ul i:l .~ "'ii;; ~.~ .oec.>._,,-- Co.<<I-c It) I...~ (,J ~"O Co a "'O.E ~ '~a:E Ul d'c: s::- t: fi ...~;!:!.5!.!:! 0 ~ .~~ i=a ~ i~.5 "'l::I 0.. 0.. ~ eo... .s t: ii: a . 0 <<I.~r~ o C':l II) Ul C -~ Ul ~ j:: ~ ffe ~.. ~ Iii Ct: ,-.- t:.... '-'-="e vi~"'iig~ -g a ~ u ~.~.s ;- 3: B 00-;5 -:5 Q.", ~~.;~~g ~b~~t~e~e~~ egg$<<I~~ 5A~0~e~~~~~~ e-so~'Eoo.. g~o___-5oc'::IO'-'E...,g~OOo~ ~'';:: ,;~~.~..,.. v's...0'\=3ta:at;o',: ~. -' ...... 0 ... . "oJ C':Ic!:;_~ &Jw.e-f"'--....~4)_.__"'t1f(1 ......c- >..-ov ._llJ(:o ~1=.2QS E~ _::sO\c-....:::t..::::cE.!:I !;.....4) ci;..c3;:"Co....vCIJCUO ._c..... CUQ..'_ O"'c.-'__cu c+:;.CCl 3~._...~ ~...C':I C~IIlWO<<l"'" CClOCCl ~ _ ~o.cCl:l~=d)=oc.. c 5S -0 > E c.~ en = .:: .se .~."5 ....... E "E .~ ui ..... -0 ..g ~ ".-.- 8._ tel -s ~ ~ .5g..gao '-C'i:<<IlIlla'g;Q.,O...~ d).-:ct: c~ llJ-S"'C~'~>"'-.b- IIlUl. OOu ..S-o,,-- ..s<cc ... 0005=t) ~4J""2 S-t:ocao:S-o "C::s c "'0 . >Ul - t.> ....... U) M 1UQ.,._ - ..... ~ ~ 'ti .D'- C t)'O::::' 0..2 :>.co -00 c';;",;.8"-O 5,s>.e~f!o ::ss::o ._-=Q)O~.-~Cd ~~o~"'O ~ ~=~"'=~C~N ~ ~ ~_c~UIt)_O'\~~lt)b O _0~C 1t)>~uo::l-"o~.DU~ E 0 Q o"->u~._=~-~~t)_ ~<6 ~ .ttt CO.;;..cui 8 I=: -0 E -g -g; .QO.,e tU ci ..E 1U ::s l+:.!:! 8 > .tc "C....... to ~_ ..... 0 3: 0 c.,; .-:;.. r= d) .~. c > ::s 0 E C tU..c 3; d 'ij '+:: It: ... 005 '..... - 'C"'" . COt,,) Uli50a~'.;:l'-~ ...otUJ.otU.....o ,-';;~c" ut).~..gu~.-l:'tad)e:=lU .- _ - >< (Q c"O C .50 e := eJ).b...- 0 16 ._ ~ CIJ r.t:l 0 bO U) ca... .;; 0 0...... ~o.c.5d)..- >.tUc"Ollc.... r.t:lfl)~f~ .~ou.-o~..ctU."C '.;::s.e s :..,. -0 ... . 0 oS ~ ~ ~ .....0 -g Ou C 0 ~.!a :... ca :fog. eN" &J a >,.:S go -5 '!-8 g.. co::S'_OI u~=o~~c~v 11)"0....... -~--e ""0 ..c'-b. Eil~o.~~ ~.c c :t'&: 0> ClS.tj;;iu-lU It) ~ lZlo'gii.5 t =.-g.scw ~fI) at ~5:J P: "C -. ....- r....::S.:a c ... _ .jU.. d) -0 _ 0 ta.-" "0...,..- oW ~ It) ._ _ > O::J .5(13 0..;;.::: o"O..c C ~ 0 oc...s 8 . c - "i.c ~ C ~ ~ 5 ij = lj >. 8 ~ ~f U)e .0 6..3; a COd) 6 It) U)"bQQ;.-o.......:u = :u~-;; .;; u; 0 a~ U-o E c fa ~o ~~1~d)Sf~~~S~~~~~b~~~-g~!~B~o~~5B~~dgc 3 to";J is 'C$ :1:E .~ 4-; t) '~o ~ ~ 'C .~ 0 t'';::""I:; '- H'w; -S fA 0 ... U e 8 g] B ~:!l 0 ..o::s:JOO"'=~=BO"Ow "O~Oo.o"''-~o~H~-=ou::So'c o _ _\0 It) 0'..... c.. <<I 0 C ~._,s 0.... c c ::s 0.::: u ~ u:l 0Cl 0 to 0 u 0 <u~"-O~~u~ c.....coo_rn::s.....~.-::s"Ce cUC05-o ~c U S oo.~.~la~E~<Ul t) ~~"tl~(Q-o~.5~'~~~~,s'~I1)~g~ee~~It).~"O~.-t,,<<I.~i.5t)> v# It) t) 11) Io0o 1: E <<I t: 0 - ,- ~ .- .- .- 01) co c.- - Q) ~ "0 -._ <<I U ~ =t 8..= g 'Sri B 8 &. (IS'C tU,c'g; 5b rn t: ~ :c .5:0 0 fhE ~t:.E ~ - .=: .5 !f .E.fj E'~ n e= tz: ~ 8 tn 0.. .;; 2! 2! ~.E g. 8.''0 'g; ~ 8. 5..g E..~ 0 .5 'Vi e 0.5 -= e'g; ~ <: ~ z <: 8 f! .. e "" ~ 'i -c = = <( V> o ~ o 1:) .~ e ~o "0 E ~ E .c OIl e E <0.. " ~ <<i'tU ri5 .~ .,;~ :; ~ " " 0.. E -5 " ,,-" .so u <<IV> .!:::l >. tiS~ :a CJ) III '" '" '" .. " E E ::l '" 8 8S.~J!'o:* -a e~.ti .2";',,0: ;' 'O..~ 8 ~ ~- o...5JO:::o:::-:a....~ -.--::..2.... u.' "6 j:. g ~ 8 g ~ ~u''5l.:! f!:u.-a~ .=-E~ 8~~~~ uc._O", -;t 'a~:5';.~~g.s ::l.,M u &.'3 0:::''5 ;:.:; .:i:J5u88<.~ ~"lS~:gm:f~~ .- ...~ ... .'o'';:.i$,: 51~.~ ~8.~'s!. E ._'_ .." c:l .!-a5=C.C;;;;.~ !!! ~ t 8-.8 <,g v.I ...8,-.:; 2'0.... CO~c.H'_ 0 _g a '" 0 = .c 8 .~ ~"ii ><-"iij = ~e el .- 5~ g. 0 ._0 ~ '2 ''=: :: u -l!! '= ~5.9~8=~:;) :0 -6 .:!l:.a 0::: <::'- u 8~~'StO~-=, Zo.; .:~e 6~:;; ;,.9~ 0 _ 'ii.s= ,g~U_:SE~g. 'O~.~~:=~v.I~ "8-'1: 13 ~.- -g-. ,?;>. 0'- - '<II...... 1.~1i ~.~ .~?:S g. .~-a.2 8:5;g.!!~ :5 g a.~j!'i~8 ~~~...]g:-g - - 006'0-- i:; 00.5> u== d) al... _..... _Out...... ...!:!....s u ttt -o~..c: o;;'c d).- ~ . u " .... = ...... rn..c 380[(1"," ._ t) _ Q..L.-=..ut "'0"'''0 O:s,: (Q ..gee .~o ~ <<ItttVl~-O Vl e ...(Q.- = ~ .- .~...Ul ~....... <:0 ..c'~.s a . c ~"'E :aE_sa t'ofa e~.5 ~g ~rlfa <:e"E ;'t:: e cor.t.:l Q.c. Ul==OCUW ~_..c::a uo5" _!!!.!!! _ e-5... S 535~..c:O~ co..o'o ~.-::: cO '-=-83:.11)'" <o"""so. 00 '-::Joul1) 0:50 ='ii-= .='tU ... 5_..c H'CB"3B~ .... ::.1 = ~.- 0 o'Ouo.t:.... aeS:hot-5 .Be fa ~=a.5 ~i.5:c5-g'5 .!!e .c_-= '~e== >.u ~-=':.!!! Olij u _~ -a..cU"lOOu.-a'S=o ]__ c:i'Oo~ cuJ u ~.:! c ';:; 0.2 .90 ~ ffi. ~ -5 -c::l 3;.9 = yU tI)'-c .cUI o Cali :!iJ 0 ~ -= .... ;: Q..,E ~.;::: t:lij u"O ~.,g o.c g e ~.g.s ~.~ ~ =";;,g 8 ?'>~t) BeEsc-5cn,] a'- ~.5 S$;:'l::J S 0-:5 c.... e"'CII....-6.... a ""i'-'c ~ '~~:S';i~~~~ e ~'s ~ 'EIo-o"'C o.!!-;;;I,giEl S'Cii .sB c~:E n :;.....5= u E '5 n..e O.2.o.;;_~ t: l!! [Q "'1S", $j ~~ [Q ~= &.-5 .c"O eo.S y "".;,:) -.!!! e 00 c:l CI:I;;'" c.o"'$ l;lQ ;; = Q.e >-~;o:I" u,,2 =.5 ~._ uUC::;';;i oU"O ~ Olltla-..c::""t; OllYl"O -u.E:a .- 0 c.... u ....5 Vi c Cl:I ... ca- . '0';... ...-c::l.g....._ CI:I..c: 3: u Eu'-oO!!: t:!:oo p... u .a ~ l.t.-5 -c::l l!l e-.2 -;; ia . c .:: u e uS 5 B 8.~ B;S.g = :a Q....,Q..c e.5j! ~S...", co U .=_uu u-=....OIlEc, .t; u caCO";j Co 011"0 ac.u.,g 0 = .... c E.c a C .c. ..;. 0 -< .e',:: U <II a ~ .~t- u eo:::: r-- 11l.;~a-5 a ~;g'5 ui:S~.;' == ,g t:l CI$.';;' IU u'>.._>"ii:S:; VI r"l ~ u.~ e j;,~-c::l"ii g';::: Cl..:=u ~ .5-= e~ E.a a.e.E'o a.5 ~ OJ ';: = := - Q .. 'u Q -< OIl ~ " .. - o ... '" Q o ~ .. ;; - .. - '" .. - .. - '" UUU,uU"@U -53:135:;-5 ~rntll",,"''aic ~s"~uuc'- co _._;5-=..... c e:a.1Oc~ou c.~~; .... E ~ucgu5E usoo:sE'- ;Srn ~"':I '5 00 .s .!f B.S c. fr'B ._ s U l'CI U"O cd ~rlJE=; _s -....8 ~ u"E ~~Qcdag.s6 1i.&:l~""";Ec.su e S S ~ :I 8.'- ... t .;a ~Er: 0 ~.s _-~::1C cu .~ ~ a.~.~jL~~ II: t; F<- '0 u g . ,- a........ c Q..c. I.. ~>oo 9<11 .s "98 ~:a:a:3 ~ ~ =---s C.c " :; "51ie.E fIl.S..Q u :a cc>e ~ ::; ! u 8~~B.~~ u.... A"''' ~ ~~eaE.2~~ QC .'- """80uu cd'!:;;'" ~su f"\ &0. g,,"O.u..c C E ~ ~~~t:~e8 ..; ~.~ 0'0 .; .g ~e; ~ E c'~ g- t 9~~~ -; >-~:C~ E'~~a': ':-5=E~ I.. ::I <ii 01.: ~ CI u<l:: ~ .~ ~-s 8.8 :s ... d a"O ; j~~: o "ffi"~'ii .~ <<i ~-a.= 's ~... a ~ "" c.- c ~ ~ e~";; ~ '~i!-g: ~ '0 u:..2 s ~.5S_5 ::- u"''''.''' " 'C a~ ~.g.~ .eu$2~ari :: Ii a ~ iii-.::;:l 04( tIl";;;.E~..g ~ U"~E": c ro'l~E~.~~ ~ ~~ ~-5 8 B -.::;:I'" II) ~ .~ ;j.e.,s .g - u.E~ .~ co 8,.0 "E i::i)::S t:i~..s :s"~ -: ~~.~ u~ E ~ ~ ~ -S..e ..... t:: iU u.g .5.~ti5 ~ ~~,~ ,~'~~ -::I ~~ ~ Eiii=> ~ .- u e .2 u :s e 8 Iii Iii g5,;i u ~~ g ~i:a~J .s'-.,.e:.c.cc Si! .: "E~ ~ ~llSt5c .... U'i:" B BE gii .~ 0 t:>.c:o.8a -fi .~~ ~'"E:?a11: B .~ Ss o-a8"oc EEu>r.-5....l;il;i'tli "';; 8~.=a 1;=:a~ c.s .5-S 5;Z g 'c.9'- e e-o "':;: ::'"':: tlD;S Q .- oB e" e'- ....c: "" ~ClSBSB~'a.9 u 8.>C....C =.'" <II Vi e ~ g- s.E.~ :!'i<:l!";5N'''uE l"'- ..:!. 'i :g-58. u"O Uj; >-'(;.~ u SB~ ~ 5.s1!:l-5 5 ~ ~"O.!!lfre o Co. Cl.O"''''Q e ~:5! U .....8_<<=l g<llo:;l;>=Bu .. '" _._ "_ 0 ~o~r'06E~a 5~....~-s~g~ ~ gf'c;o~ a ="2 _ Eonu :g.eoo . B 00-.&:1 U._ !-?- e .!: j;,... 15 =e ca..: =:ac; CoI '-_U ...= <<I.e';:: =: g.~~ ae.ss 'a-<.& .. a:Ui ""lo....e_ 0': ",(/1 t: :;-2..Q~S.~"";! 'E05c w c.oou!:.a"O 8u.-o ~ .s ;;'~"~-ao 1; ~r:: i'ij c. '" E U 8-0 <II U e.. e. ell ....::J:> - C U ;; u .- u g u e -<..c ~ u J:!c';:: t; g ~!! till ~ " "'~.cuo5!-e8uuII)'-<IIea ::: 00 ~]fi ~d;i e u:s-a i: .~.~"Oui,",u..c..._..s=li u n II) lIS U "0. u. 0 0 "ii c t:: 13 ...~ 5S 3:= "'-::.-. .c'- 8.5 c =uU"'oUi.B1l~:("'l,I) .- -< "O.~... g",-.-.Ui c.;::o <.~:':'O U"t:I"ii llIJ~ U .--!! en <II.''::;.e ~ u.!:!.8-;; 9 ~ E~O-;;'> e d:;;5 ~:E'~ C liO~~.!"=~E e- co..c::S.eo ~"Oe!-.&.'o - c Q.Q ..-lJ .'- .u.c =~;~ fi.~'iii..~! ~5~:: .Ala e<'uE::J t;ij -:-p~ t! ~e1~i8.S-5ti =io.s .. '" o U .. > <= " ... - .i!l Q 's " -< ; o .... 'S'.9 -uS... 8.s-E ~?;-O tn.;: c ... 0'- C5 w c,,-o :.t:=3 ouo .605 ~ :~~~~<~~~COO~bO OO~t~~ ~~e~o~~~, ~~~~~~~~ oC~~b 3~ .s '0 rn. _..s.~ 3.s at .2 oS ~ .;~... >" _ :: ~ <OE ~ ~.5 fa. a to ~ a~ tf.l f..o -:S =E -S.5: ..c t':I"O co. .."U 0 rG s::: .. "g en '+-< 0 =' - 'oJ -~.'Q ..p E <0 g C .e _ 80-8- _ . ;;.0 t:: c._~~o=,oo_ o-E~ cc~5~~ -~~~os:::~o o~~c ._~ .~~~~~ .!a .- ~ a rn oS tI .5 -g '+-< ..........5 e ~ .c_tU ~ c -s: ..p 'z ~ u 0 u- ti ~ ~ c ~ .2(,) .~c.J ~ t) ~. '-.. t) '- a ~ ~~" > U) .- _. ::s 0 "t':: loW 0"' ".... - , ~. == 0 ~ ....5 - .~ 0.- 0 -"'0 ~ .....c 0 ""00 _ == ... -( . l-. rn COt;: "~C"'"I lI:l .(,) ~ ..... 'oJ ,.. -................ .- - ;iJo 0 - . _.... tf.l:2 ~ 8 ~ - 0 OC t bO\O c::: Q. ii: = 11.~ x ~ ~ u ~ 0 ~ oS -g e-.~ g 8::c .a ... (,) g.. u >r. ~.o ~ o=uue~~~.9o~N.~cE ~~~~~u =~~~-~'~i~~c~~~.~u~ ~~"C~ _~~c=: u~eo~e.~.- ~~tO~lI:l~ O~~U~~ .~_ .~;:t ~ _ eVoc _r.I1 ..c=.""O..co.ogou"'Oo - oc~ c.~-oc..-..c:Cl,)(l3 U)'"E..u'-t:- ~..ptU< .~c"'Oc::: "'O~-~ ..ca~c- Cl,)c~~'- .oE ='-..cc~s~ootU~ cu ~tf.l bJ).O C 0 1: Cl)';; ui' .s..... "'0 u as c::: - = lI) '_ "'0 0. tU ~ ~ '- ..; oU = cl:I U - 0._ '- I,,) 'C C"l '-.111 E.5 0 o~aS~o~~-c..lU'-~aSou 0 C a'- O~==._~.o~;'-OIC"l ~~ --oaS "0 0 ... at.o ~ . .:s! _.5 < U E..c 53 .s.$ ~ -g C"l.~ ~ ~ (/)O'S: as ::::r::: _ to=< u.5 0 Co eJ)"t:l.c v .= "t:l tl:: E u~c c~aS~aS~ ~-6 .~O=".5 :..c' ~=~2 ec~~ "'0 <<So ~o ~ ~..9 ~ tU"'O ~ .0 g.. e: ~.. ..c ..s U e 3 E"'O c.~ a (; v ~ ~ t:o 0 3: ~ ti .~ = -;:: 0 <<S"'O 9--=!; ~-5 I,,) - - c::: Cl) 0 0 0 Cl) oE.- co ..0 u as ""0 ._ ..c ..c - In c._ tr.I .. ,..c to-. '- .... ". d .;: ~ 5 to ~ E=.. - ~ ~ 0 1U C at C rn ~ ~ c: E < <J'J:u.... _ c fr 5 ~.- 0 t fi = g In o:.c v c u ~ ..... ::::. ~ .... .:::' c:= c 0 ~ \I)>.~ ,-.0 C 0 '-... 0 = ca - .... . ,,'- ~ e..c:O (J ~ O.oil: - 0 0 - ~ tj o~~rn ~-Vto..c (J~lI:l rn,.cOO ...c~uc ~....~ co In U _0. =<<1 '; 0 "'0 d ~ rn ,.5. - r~ c"'ii.;; .ca C..5 ~ 0 e; 0 E S as v; -< 1:: .. ~ ~ = ; ~ ..c.S 8..c: OJ):;' ~..c E ....~B5.cuc~~..cCl,)vtU~"'O 80 o.~u'c..c_gE'~ ~~Cl,)C8uc:~<<IEc- c u~o (/)o.5s~~.~o~~=""_.._rn~< f~uCl,)>..c=3:Su=O .oOln'~ccu:: <<Ie =~ .5u u ~_...."'O - ..c..... 'oJ._,-o"".o ~ ..c-cO. ~UOotUlI:l 0.0.- -~u- .... ~ 0.0 U - _ c = 0 u c Cl,) .. = -::.. ,,'l.) - "'0 0 0 '- 'C ~- 0 ". I.. '-.to-. .:;,::::. ~ 'Z:l :E::f c~ '- 5.:: 0 O.!:::l - ~ ~ tU 5 0 0 V) .~ ""0 '- -= u - ~ Q..- U ca O'in -.~ ;::: C .a ~ ~ 0 ~ v 0 ~rnO lI:l .-k~ "'Oo~.- ~'--uouo~~~-o- u-c=ln...... C~.- = ~rn o '-..;:: ca ""0 ~ 1..0.~ 0.0 ...,j C .... 5"'0 E Q.:a;:::..c ~ """"0 ~ 0 0 ..2 ~ -:S >.. oE 0..8 ~ ~ tU :.a "'5 .~ ~ <<i '- fi u~aS.cc_u~~"'O~tUc.~S 3-~oo~E5.~~~-:~oOuUtU'-BCE .~. ..co_ o .-.!:P::l r;'I:J ~ a:: Q..- B"= .. 0 - as '- . _ ._.- ""0 c; ~ - "1 (J 0 -<:::l _ ~ '0< rn.:t U c.. c e~u..p oo~.~~(,)~~""O<~ .....~~~ e~~~cQ ~"'O-uo""O~ ..cd~~OOU (,) .9 ,...10 >... ""O""d_OO e, -_' -.~t':Ie v ,-....._0___-0 . C_oOl- ~C - o > ~'rn~ -c- Uoo~ ~-~~~o~"-rnE'-~-=~~SE~CU_OtUU.. =~d~aS ~~c~~.5~bc~~~ O~ .- ""OB..p.oc ~(,)e.->- OOd~C~C ~Ctu~ ..e t- .-.!! 0 mE - Q..~ . e $ ~ 0 g . g i:i..= O'V; ti .~ f'~.E 5 'r;; .aE 0 :: ~ 8 0 .~.2 C"s tU ~8.<.._u0..8,- ~.Jj"CQ.u~~~ o....._..r::=_.o_ Q..'-._'-.._ '" ~ o -< ,S '" = '; e .. :=: = .. e " :t .... o Q ,5 - ... .. - o ... '" '" -; .- ;. = == .... C III o ..~ c -< ell C .- .... U III - Q ;. Q.. '" ~ 3 >. <:> V'I ~ " > o '" -.; ';:: " ..c ... <E = .5 - ... .. - o ... ... c o ." - ..'" -- on 0 .€' Q = E S o <.) Q .!!.o """ Q " -0 ..cU ... i:- ~ 0 " '" 0'- .-. > - "" .!< =" '" .. ,,'- 0"" Cot": ~~ " " cIlO " ... ~-= '" " .;; E " ... " '" E " ..c .... o ,., ... " - '" '" " .. " .S! ... " 's .. X t1J ., .5 '" " .;; s e i:- " " .,- S " " S ..=8 ...." 0-:;; -- " ~ .. ell ..... ~ " = .2P .- '" ~..g . . . '" - :; '" e ~ B '" .... o Q .5 - '" .S:! :i5 " '" '" Q .. " o .:e B o ... Co " - .;;; l~ '~;fl,( ~. 1dl~41 . ~ 4.~ ~" II~ ~ -0 C " o E 6;; IE a ~ S il " Co ..c'" o:s ~ ~ .- c 0 5 o:s '5 ..c ~ > c B U 0.;; -s '0 " .. c .g.i: .9 -::s 1ii !'l..o - ~ := ""' ., 1~ ~ - ~ .~ g "0 :i5 ...,~ ::s tI'J >. c..~Ci5 '" " .;; s '" ... . . . ; ,\ ... = o - ... '" - " Q U .. 6t$ :as ... Q Cl.o " ..9-d ~.9 :;; ii E "~ ;g,S .. e ~ 0 .8E ~ .0 ~L.t.. "" . -s~ gf.~ - ... " OIl"" .SL;; -t:s o.=: :;:: 13 S .E .g 6i; o ='0 1l .. oj " ~ ~-s 's" 0 ... o " ~ e.o .:;"Ca lJ.S @) :0 "5.;g 0 ~ ~ <~ Nt!cot:""O ~.... tU~9\O~: Eg~~~~8~?; {lSCI)....- M'>.O L.; (f.l '+-< <,.-..:;:; II) .; ~~c 0-0\("/"1'1: . e..... 0.2;0 ..- ,.-..'- :t 0..'0 c.-.ec,O\-f;; :t a'I :.: ~u ..;::;.. ?; ~ 8 u ~ as g -~ ::;:; ... c= 0'- > 0 " ~ Po ::Hl::OOC'..c:::X9t:: co 0 I:' ::::> ~ c..rl9 u ..c 1:: ~ 'E ~ ~ Q) - 0 S en ~X' U ~ '5b '" ::l :~ g ...... ~ 0..00 0 ....._lOO bOo U ~ -a:s 'U'-:::E .- 00 = ..8l:: o ~ I::~ CIJ "0 S ~~O " '. ]S, \OW"" ,. " 0 < 0 Q) 0 o' ..c- a~ofi'<<i' ...... >.- "' ~o~ '" :a > ~ 0 '" Q)~ .. c- " .. i:\: ~ , gf<c :::ESe 0 = '" ~~O " '" 0 0 O~ 0 a:i <'I ...... I--t 0._ ~ 3,g.,,2 ~ Q) ~ Q...i~ "'3 I = CI.l "0 "0 0 - bO .. en en ., ~ ~ !D-', = .;'al 0 c; ~.- L ta > t: .c- 0. U) ~~ .. .- "-a ,,~.g ,. "3~ ...... "~ ' !3 ;S ::> "5.ote .. " '" - ...... ....e u !3 ono ... 3;.t;"I'},;5 i:Q.... ., ~-;~CJ ,s Go) 2 l::U ~~ ~g]~ "-,, ~ .0 " .- 1:1'" m u <:50..,. 0 IS z 0 .- >-. -" I-< 0 :-;.::r;: 1Ol'i: A.. ~ :E ....... CIJ ~ -- -,---- '~--~,-- '" .. 'C :r: o '" en is C 5 s='"'; ~ 'S .~ ~ ~ .~ II) <<J' (,) ._...0__ ~ S..52c~:::~ af >. <;) go.;; ~ -: ::s ~ 't; - !! - 4) 0 <<s ::: en ~-~ ~ -_VoL ClSO'v,!'" ~o;,.Q ~ :-gi ~ ~8 ~~12.: :s. "E 0:1 ^ (I) 1-01 0 '(i.j o ot.S; 0,1:; c .~O':'OCIl ~ 0 Q)' ~ 4)'~ <: 0 .... a 0 e"",-oosCIJ"'O"C Q;; =ce~oQ)fU =1 ~=~~Q);';" Eg,-C4-< = '_Q:lJ:JO 0 0.- !ii, =e f o-:s~~.,g_ ii ~ rn4:: II) =_:C;j..,;,_O,___ 0 ~=,""lDa- co~g= ';::=c~o....t).;cooc.2 ::3 C';S Q;o =<<1 "'0 ll) 0 .o!l!e=I>.""'-:;;=o o ::3'~ = e g. g Q)- 0_ ;.Q:- 0 ~ -8.Q,o.c ~ tIl iU"'l::I~\''::'_ ,.... en, 11)'~' 'E~,: e ,i ~ ~,-r;'~;,.Q ~,j 6=~1;;,""Q).2-t:rI)~>.8c o ::t .... = " ~ u 0 ,. .. 0 ::t U), ~ ~ 8.s ~ _.S ?; ~ e ,ace' - '" - = .. .., 'y '" <( o~"2 a..UJ.s en en ~o rift) '0;;::: = .,;.a - lI) ~ 8' u - ta 'So ~, g ... 0 g.t: oo.t: t'l1 ~ ~.C 0 ..r fI'J rn 5 o.e tI'l C::1 0- ~::1(5 en tA' g :J -: eo =:.E ~ .s OJ c..X) = g e ~\.oll)Q.. Ora: \.oc..OOo.e:C"":;j Q;,: :> OJ rn 0 ~ C;t m:= (;) OJ ~ OJ ~ C "'0 ' Of} m '.- .... .... at tI.l OJ ~.- (;) "",,.- en lU-.5 C;t ,~ ;~a~ 6:c8~~a.slt:a"'" :a 4).S ~ ~! ~ e c 6 S e-'~ :0 <<I C ,-- c:: <<I:'~ a:J, (.) -f1} "!'" ,::1 Q).--o~=OQ::;:I' rn~ " ';;0 "0=' - 0 -....6..:' \.0 - 0,.- <.> 5: r... C Jg .... ~ ":0' =- tIj, en rn ... ,.... ';;0 tI.l' c:: ,... ::I CZl c.;:: ....' _ C,'~ B 0 OJ ~ <<I c::;.Q 0 o:S ~ Pn ~ .5 8. ct1 ',;j ~,to o 0 = ,-L.. '... -".- ""',0 1ii = Q) E '!!) 0 0--;;' 0,:2 .... --~ 0..._ <<I c:l'IOOt " e ';;:::.w Q,;;.... ,- .... ~-= U. en 8 C _',' bO 1-.io..c:::s ._.. 5,.~tj ~ . e ~ CIJ'"'cE tS':2CQ ~ g ~ tI.l a ::1 ='_ C .... Q..- - <( cd._ = ~ CI').- Oe 0 -5 ~ eO 8 g}, c:s CI1 e = ::So (f.I:"O, ".,;:; 1;..0 en - Cot: Q) - (d'- OJ ""'.- Q) OJ E cgg""'o~~..=~:t=~cat)CIl <CcotS..2QJ<<IlX!oM.;e=o"t:l<<l - '" " .. = '" u , .,; o "" '" .. "- o.t: o~ S ~ o ::l 0.0 .. co;..: <<ISo V,a <. C "''0 0 ~ c ". 0' co c:: - -+-- ,0 ~ ti.,;:: .. E '" $,..,5 " -~ eo..9 t8 0,,(.) C -'-:>'- ",,"" c""l::l; 4.0 ._ () 0 -"'.- E ~ E""" ~gc2 o I ;.c IU .;0 B."=:o 0"" c- ::t < <<10 4i en- '.- C1) CJ " '" i: '0 C .i:: s:: OJ";;: Q) .Bt::'Eo~ 0- tS ,- fo.;, .... e'C 1>.1>. 8 's ~ c}~ -""c ~~ fI'J~ 0 ~()'E l} ooo~E '-_0 g u 0" --.- .... Sa Q'li:':l .~ >,(; 15 c -= =,':E ~ ~ ~ .s, g 4a.~ ~,;;..<!:< "" o 0 .! '0 eo 'S ~ g .:: <g) ~ ..=::9 0 ~ '0 ~ J: _ 0 <l:co "'<-00 Ii -1 u- cc~o\c.;c ""0 _"><'1'<-",, .- Q d) ;'>N'Il:TO r.n. . !:-"",OI.OOO II ~ <<1(1') -- M"'I:::t',;;>i.;;o- ~ 'v c:f) <...;. -< --.00 lU 0 go;.e: c O_~("')"i: "3 0: ~ '$ .€~;; ,c;:~ ~. i o =. tI1~-,""""~ VI:_ _:.: "'" CJ ..- f"I1 '. ~,'8C) ~ ~ g-~ ~ ~.t.: <::>.- > 0 .. e .. ~~'o-C:"";;Q>< Q; co 0 ~ \:).2, ~,tfi! ,J:, E z_ '" >> " ~ = en '5 .. "" '" e .. '" ... '" .. <l: VJ,.ctO-IICIJo-OUoJ;:: .- 0 0 ~ .~ 1.0 ca ~ O.J::'.;~ ~,:::J-=-::t-(.) "'O-~ 00']e ,~oa.2>. C: '"" Cl;I 0 -'4) fn:.!!! ~ .~,.oC 8 =r.a ~,... ~ 0: = (I) 0 _ c:: en, _, - ~ C"U'l "'-I =: .......-_'-' ~ (;(.1 .- .'>" g c4 -OJ :.:: m,: (.) .... ~ 0 tf'- ~ ~ Q.; . .g l!! ~:l':::E '-0 -.; -as.:2 E g! 00:,... = _ - ''''0 ":> 0' '" O"C,C..- <:1:, ~ ^ 3 -a.;.... D g.- aJCC'tn, t':l._.......... 'c~ re E .:::: U1 ~ ,'" tU '"( 1;; 0> l.'G ",:;$' ,6 Q_ .s,,~ .:::S" ..... 4) '~" ~ ~' = ~ .S!a t;j;; ~ e, SM > "" 0 0 '.' ~- -::r::' ' COO .- Sl u - bOO 0 '0 > en 0 " "'_ ".. ,,"......,,1>. C .s ~ Q.;. >.;;:::: Clt :::r C)._ (.) .,!, 0'_ ';.Q ~ - L..:. ' U1 .~_ (.) .j: c'>.~ c; .~',rB'_ 0',0 0 '-o~O'bt,) .d=...rn,_ 0"'0 c.>._ o~t;"g ~_~~ a;.,. , ='tIJ '''' OD =..c '0, '" (f.I: t; ::s, - 11,) 0"0 Q E-"'O 4) 0 e-...q.-:o- 0';::-;; f .2 ._ o:S \C._ 0, ~ 0 "'" d";; E: l:lt)o E.8 ~ ~ g QJ t;.~ 4) 0 ""' 00 .....c 0'- .'"oJ ~"'O ~OU.sN c..o:.::I:~ '" = Q -= E " .... Os Q U ... = 'a = .. s: i:;> o '" .;;: .... <: fiJ :e ..s <: r/J o " .c - .c 00 = e ;s ~ 'Q .-: =.- E g E = ouo o ~ 6 4.'l'~G> cd s- -:S .- 'C c.. c oB'"Cj =' .- c 0 ..0 C C'- E . ,,~c .... ~Eoa.s.8 .,. 0. c - ... a...9: ~ Q..t').a E ">.~ ~ o.~ CIUrJ.)CU-,;;J ::J_- 4) C ''J as e """ :::r C+-o c'r:: Q.. 0 U1 0._ = 0 t:: 0; ..0- ._ g"Cc;.... ~~ 5 CCUOQ)Q;.;i..o o so. C"'O Q) cnuo u II):E._ r.. I)..c -1:1)"'--- o.c"'O o:t:: " o ::: ~ ~CJ.9U1 G1 """ 4,) 4;) U == U 4;) bO~- ~ ..0 :: ~:l -g Qj"C - "'0: a:s -. _ rn "o=.l5~=c .c.c~ao..!!! ~,rIl.-..o....~ t10 "ii~ui 't:: -B gs ::I ... .0 00 e'" e ....~e. c.,g ;s cd fI:l._ '" ~ ..!U')Cl) .- c- rJ.)'r-; :e -,,- .~ ~_l = ... e .0 0 .....co o '" " cE.c .9] a t> 0 .e ..... c o c 0 ""' ctJ'- C;.'o tit '" fiJ C: "'cd. ~ ~..... e _oe. ill .... i;ii '; 'C ::I i:Q ... = li ~ f Il-< ;>.(,p;. rI) C "0 .0 0.", '-1 a >>~ ~'+'< _ = 0_ tI1 C as- O.,z 0"'......l5 = :1 0'- = Ci.,g.=",g 1:-';; Q C ;:; ~'::s__= "'0""2_= 0-" ~ cu..... ~_cn .. a8s..!i e cd......s::: ~ :::,J9 -"'fA tI'l ~_'- = '--;.e..o'':'''" 4) - ,J2 r:i1 toIO 8:''; _~ '--: ~ (I:S~ au:;:: ~~e~> = ::I ",._", . Cd ai;,,;s= t I,:: cn -lte+-o..c <<1.2 0-. ... ..rLJ. U C en..g as'- U) cd Q.. Q.) ~aa:aeE ~ ~ ~.s B 8 8.s"iagfld~~~ C"O CJ (\j'- CI) Q) .~"'C cd ....i:.- C l1).-? l'/}'fii = .. 0'" 0 ::s........ c :.so_~NC'" -0 .... CO .~ '0 0 ~ 4;) r3 0 o......c....... >._ .... - 0''''' bO C 0 _" .... bO.t:: 0 .s cd'~ e c:.2 c jg (5 :::J'- ... cd Q.) tn "'0 C::,+;;;i;;,c c....c: CI} = 0 CDOG:l.~CO .J::2bb g~~~cgfcd25.5 CO... =._ ~ en C "U,edl8=1l efiJ >"'0 CJ' 0..... bJ) _ af~.=,""ONf.)Ctl.lQ. ~5 Q.e g-== C ~,~== o .0 U) too. 0 u .-_ u ~u,= e 0 rn rn 'i: ~ e bco CI:t fI;I 5 CI:t~.--= Q.. r:: ~ 'i e ~ ',;';; ,;C .- _m ,g 8cn.B:lla'oCG.l";~ o ::r: 0':::: Cl)..!! 'u- C).t:: J! oe.=>~ =",~ 0= tn 0,,;::"0, !;,p CO <<l <<I tn .-...., <<l.::: C = ''t; ~ "CO ~ ,as ~ '0- "'0 'i: Ci-s ~ fa ~,_i5,;go:a,~ '" = oS .... E " .... - '" = " U ;; ... " ~ rnrnllfC'daJOc: CI) as "'0 ~ 'd ..... cD ~coo- .- o.5!UCCIJ.o CJ .-..... u'- a ;>:::s ~,;;c'" C) CI:t <<1.....- 0 . rnlU~-c...-:5C:E - en 0 ,0) 0 ::s 0 0 <<10__ .. .t: J,., --0:;::. -~ C E :::so.. =0....0= ..c 0 ...._ E 4.)'';: 0- -0"00 Q."m >, 'Ol~~"eE~ - e'-..c Q..<E- 0-;>-. (,)..... c_'- g as.g 8,.....::, Ct)._ CD ~ e.~ rnCO-= bO~ ..."0 E.-'M C en '" = ..... "" .~.- .. t; .. . '" E '" .- a: "g tn' '- ..... Q,) II) "0 <<I.... ..2 U) 0 C _ CI:t'-" Q..'6h C_r+: 1a.s~t::.~..98..g as Shtog'+oo' .. .z:::rnbO..... ~<<Ig: 5 ~ CI:t g..g ~ d 'C "Oc'=O;O= __edUU"",()~ - bOtIl-o- ... ... 4'd C .... c 5 CD 0 C._ -B <.. ... 0 c ....;;:= =....'" l;b gs;se~a~ ;;:00 .. U2 c..... .s E "0 "C en (.0 ,0 <a-':~- g. ~ '.~ t; C __,0'>0' ",,"dG)Q.;, O._en CCl)>><";iC'~= .- >,0 u._ ">-; a~"'e!;e"'e e f 'i ~..c ~,,~ 12 4) !Q'" -;; 11 rn ta ..c...] 1'1.-=.... e -uCda"O<<IQ) .;~- a:e e] I)rn.g~U}~,O~ 'gg.....9Zl .il ~ 3.~ ui ~'.~ ~ Q) i>-. "O..c aJ (,) -.- 01 _<<ICJ"O~~>'o.. o..c < Q)rno_.........."orn .. <: .- -'-::> r/J 0 .2 CIJ (,) -; 0- en..c 0 e " > 0 C._ ;> - .. ;s II;) 11) - Q) <<s ... bO ..s "0 .t: = Q) t; 't) _ Q) as :s ~ 0 U cO..c c':S..c rIi~ 00- e - bO 0 .- cIj bQ e ... c ~.Q......=O' c.e ~'2:1 .:;:: to = rn 0 .- C () en C _ as >.- .=bJlOL'Cl~ieoc ase'" ..-..... 0........... c ::>....e...~.-e..... '" e s ...... e. e.r/J '5 Q. ';co"OC;)>s.,Q)O(>=_ .... a"-.c"ii ::>= .23 ~ 'ff a > U 0 Q) .;::.0 ~ e.],.s-8;SU [ ..c~ 5 C.ou 8 12 ~~-"'~o ~ . ""t:J .- - c >- Q ~ 1) '0 < -8 ii _~ .;, 4) ~ Q;l ,t ,BOO ,~'o f~,~ ~.,':S ':C' 90,: Cd "0.; ~,<,B >,."'C "'C G) cd 0 J.1 ~ en ~ "'i: C c= "O...o..c."';: c'- U ~ cd cu'- - ~ ~ c o ;> L'Cl..c:~ r-; 0 obO 8_-0= e -5.5 en 0... ii'~ ~ 0 ~ "0 C S.2...: e <: 0 sac .- ~ g 00 c.. _ .~ ,= ~ Ii ~O ~ ~ ~ ~ -g e ~ -0 cd lI) > u t:: '0''';: L:; _c. ..c ~ ..c: < tS .... 4) CD ,0 - ..""..... = Q.; > ~-... _C;ji;.o._ClJ~_ l:U ....,~.s s' o-aO C1)_~"~ iOOCctlOu:E-S ~ 0 = '~.c: '> 1:: _ u' cot ,C) 0,- &0 '0'- 0- OIl +: c. ;,;.,~, Co '.;:::: c fh':E, 0. e . co,.;t:: S 0-_"0 C'-'-'C_ ~ V,I =' ~ 1-0 0 '5, rn 0 == ;;.:.:::. .b: =- L'Cl,.;c r.n $.0' '..0 :>- (I) tJ = rIl L'Cl,j l'.I)' lU 0 Q..,?_";i'- :::s d"a fI.l "T3 ....c ::-t1-- ::s 1-0 o '"" ,tI} 0 c,.... cr-bIJ Q,~ oo:g ~ '~,_":i < C,_bD C "'0 Q;;;;:t cd Oo"cu'.;i .;::....c..Oooo - Il-< tl Q.~ e.c.!a e 12 e.S ~.5 C: ~ "0 oS ..2 ::s ._._ C '-;,Q '" "e '" .. ~';;; i)..g 4) Ul 9') ..c"'8 ...~] g g, o i2Bg~.... ....eEee~.s...: ~ O'-.Ie( _ ' 0 CI) am cd 0 _{lJc~_ .{gtn~OO~Oo = B.- U ''6 >t oS g'r;; ~,;;c:..o..c] o. "_-0""1'10=" j;O cd cd 0- '1:'" "" c =::>l!<:>> ",0 ..~ r/J='" 0 .-- 00 Cd lU cd-:o ]_a S.t:: ::; _ C /1) f/.IC+ooo 0 .~..g;..e: =_ O;.c o g._ ..... 0 .e: U (/) ~ cu ~ ~ c, ;; bD.B ~"O~..c.9;,.C~'rii O+J~-;; - ""' ~ rn 0 ;: ,- ~ ca Q).... C t: 0 0'- >cuo'-o...scS o e;ss"" 0.,..0 '" ;; .. 'C e ::I 0 "" = (1)- .g .... == I: .- 0 "E .~ cde'~ :j; u -.__ I: e E (I) -< - G) i:i. l:lQ fl c.. .5 '0>" .5 'S,~ = ~ ~ ~.~ E-o ::E eSc.es J~ Il-< e i:;>.o E CfJ 1:: U 'i:' &.;oi..... .i"u - 0 Bas ::1'- "e..c c = ...., 0 ......-.- ~~8~:6'E lVr-:OC!~ U -;;1XI1X11X1 "1 ....,mMt""'l \,Q 00\0\0\0 - C"lMN f'"-. ~\:) cb ~ ; ._ =.0 - ._ N cd 'm "0 .- "0 c .2 I:: :a "is ~ :E.S"'C.t: = a~!.sg e5C1.lct; o >C 4).! 00 ~"::O"''''' 4) 0 a~ ~ -a.~"'C ..0 OCl.l,1:$1 8.- <: e "-c:i cd . ,aJ ~ 0 c.t: (11;$ Ct.oio_ .~=~g.=o "0;.0 '0' to.$ JS Q....t -,z-. en.2 rn 0 .51a..2 c.. 10 .--.... Q) ~ - = () Ql),.... C"i c, 0 .0 -c 0 - B'.p ~',o :?; Q)- >C U Q .J:),v.I ;.C lU :1 0 "'is - .;; e e,c cS.s~B~$ >O.:} 0 G):>_ 000. .c"'Z;SiO" .....en _ CD. 0_ rIi U} 0 ,0 "C m c.2 >0- C-j <<I'-'_"';.c .- o....mo "'C - :::I: e - "C '0': -- -.c,,"e""'~.g m_.... ....o==:;,.c c= 8 ....= .9.2 a E;< >>.- llgE1le..oo; C (IIS',::t.J;il4 c.. CI] l4"1.5 ~,~;;.c, a:b~-;!J 4),.!,~ea~a;;.6 e e.. " .. '" m ......- -"'(j = >.. C)-ur:: .S:Ott' "oa"",n ~ ;.0 -' 0 Ud) v.I 0 :>,...e~_c-, =: ~ -0' 'u.; , 0'- bO at <<1.:+0'" t> ...._ i:I:S :: 0-.,5 '''''"is a. 6._;;; _me~'c ell) '" till ..::> i:;> 1t .....So....c.sce ~_-o =fU - g "C bD~_ e 8 ===s=~"'c _ U ca _ 0 \I./..c u '" = QI"- "," Q E U e . ~3: .-, ,0 ....- Cll .. ...,. to; '" .- c .S CIS e E ",'" <-= c; ,5 ~.- " 0 ...c <: - - , .,.., 00 "" ......--::;.;C;ji;.o.c .-- c ClS .,. 0 at :e 4) (U,._ ;..e:;;.c'-"O- 0''''0 2 :!, g B J:! JS 0.;;;0 <<I' 0- t) q;:;j' 0' .. bJl='=O..c rit;c~~ ..... _ .0-'- =- 0 "'C 2 i:;>8 .== "0:0 0'- ~ "c.c.."C~ .~ '" 2!'-.~ ~<: ,1;; -- - ,::ot.CIl J:l "....... .po v.I"O'a, 1::"00'_ "="s=-<-' :1,,0;;0_ ._ ,J: "oo,~ c ,c .~ eE.El>l~o~ ~'.,5'~$ ",,' '-'I" ~~- .~ S ui G) c S< J!l '.,., = c ~.- cc .- ,)(,,'a ~_~..c::: ..........e..og a.;!.g e _ 8<: ,.... ~ " l>O"'-safa-.. ...=.. 0- --Ouo":::;;Q5 4);::J u_...... 0 ..c~e]e~] ~ = Q. en Q..._ ..... ...... '" ~ ..... '" " Q) . .9 (]) l:: ~ .- u '5h "" " .~.g ...... c<:l ~ . , u 0 ~:?~~ oQ ~ -~ ~ 0 Of \ ow"" 8 ~ s <= <\;; o~ "0 E 0 e ~ 0 "0 e ~ 0 8~ "5'~ . (It ..c- "" ~ ...... ~ ~"," . = > ~ e ~ t,.... ~ " 0 c-Q.l '" '" <"- "" ~ ~<c ~6~~ o . "" 0 .....:i s~ N ...... '"" V._ '- <1) U "ti "0 Il.l E "- E ...... S Q) '... ~'"" ~<;~u ,5 ~ () "0 .1.1." .l.~ O..c ~ a g"E 0"" (]) ~,... .0 u i::I:I .- QQ-a~ ~'" ...... .3 IE z = .- >- - 0 0 0 ..x OJ,, ..... >- :c p.. .il '" < ~..o .u O~OD e..:g S o 'C ~ ~ " Q.~..c '-~ ;::;j g <:\I U;::..... u a en U ~ - a ~.s= ~ ~..... '"" 8 0~Q. ~ - v 0 cf ~ -~[~.g Q ,,8..s:.a ~ ~ t) ~~ t: o.o<u~t8 $"0 ~.5 OD'~ ~ v c:: e rn i5 :..20t}e o 5 ~ I-< ~ ~ 0& ~ <0 '" u"O"'O u ~"3:.2~ <:,)0....._ g,;::v~ OIl >,..c ;:. ~ uf-l ~ -::...;v ~..d 'Oil':; o;lj.::!.E...: d.-i ..c...c:: - u >.~E..s~ d.J A!l,)-;j rn ..d S S...c:: ILl ..... ~~E-< ~ ~..c ~....; tIl V 0......_ v "2l5..8.E'~ ='A"'3 rn,E ~ ~ ~ = >."0 0'" c <1.\ ;::: bhrn o-E = :::1vOllc 0.0.9::0 C:'(;; ;::: >< !:''- C :.s g ~ g.~ ! ~.., "ti.,g, _ "61 ~ ~~ '000- .S?: !Iol ~ 0 '0 ~ fa) ~~ 1:] "ti::: c ~ ~ lo" ... ~ E ~ ~~ ~coo~.J.. .... t::l "':to I IQ..;: ::c E:~~~~~~~~ Q,.~ .::.Q....~...L?-.ti "- -"V'J'-- .... ~ ;t eo ~ :::: \S"'::s 6\'00 i::.~ ~-:::oc,_<">"I:.::~ ~ ~ t: '- .e.~0\' "':I ~ ~c.:.::~G..-..:...:;t; .S ~\.);l;: t::l ~~'5~ ~ ~g'~ ~.g H E .s. (;QQr--.::5,Q c..-a.-1~ ,~, ,', .j. " I~ \ 6=t~1~~ ~ e ~ ':c c.,CI.. - ~ ~~~~ .~. 15 ~ 00,- _...... -.. _. _ - 0:0 \:I ~ "" Ol) = ":I ':...IV) ::: "'<:: ::: - Q.., 0.::: "~ ..t: 'Q Q) ...s:: ::::J ":; "" <'l g~~o~-..~ = ;s._~..... ~ .:: .:2 t:_ Q) .-.~f'...- 1; OIl Q)<.2.-::: is t.{:~ .~ <UJ ~ ~';::..s;:::: :c _~~en.2:!2""'l = '" '" "0 Q)"::";;: ~ g.. .~ 0.. C'5. i:: 0 -; ?f <."j 0 :'.01 ~ Q:l = o-;;~u~ ar--..: C Q) @-..:: en. Q",.~ ; ..c._,- Q)~ __ :; r:~05-~Cl.l6t; 'a < Z ~ ~ _ .S: :~ ~ < ,.g Q)';: 0 ~ 5.:: ~ f---S~!-EC,;jQl".l ~ = .S ~ o = .S <0; t " ~ .. - ... s - " ,... .. = <0 ...l uj::UJ,~r:.,~~"'t- .c c ~.- a ::: ~..". ti.2.-="'O~.9:.-:::"'" o Ql)"'" -"'0 -:r... <:II .. C:t~ c&~':: "'0 0 ~._ ::s ~::-;.8 en."" ~ "'0 0 "" C:r... ~ "'0 eo:; a =.2 ~ ""5 ~ . ~~:z="'Oa~,~~ =0 Cl,)oo.a;:..~ OIl'': as..c..] '3",,=~ E go ~.~ ~ l::l~.o: d. CI,) o:c-=~ ~~ ~~-:Io<:u 2:: ~;~ o.~~ t3~lIi CI,) c~ ~ ...... 6l1i:::S 5 E d..c ~ 0.... ~ "'l~ .::: as.9 15,.g ~ .~ ~ = U -;; .- - 0 _ '- ~;jc:~~uri.g~ C! f:3 ~ 3'r;; ~ ~ ~ "'l Uoo~O~05r?~ ''':::;: o.~ u~ u.......... ,,- >:5.g~ t:;:.~ <:II~':':::: ~~ ".- ,,~'" ~~::: ,,00 - E} I:::l..~<:u e.~":: ~~~ %-~~ ~~ -~-<; 5'0--5 ;::"'lo",.'~ :::::<:u";;: ""'=' "'~" ~O~ ~~~ ~~.;:; ,- I C"O--- e8~ocr:e~ o .~- e '" a ~ ~ ~-2.:2.g~] ~:: O..c '" U 0Il_ c: ;:!L.... ~.. i:I:I ro _r-!;;;::::Igf..ce ~ ~.....:.. a @.-"O 0 :I,",,=~~ e tl c'';:: o 0-(l0\'- .2 i:I:I-a >':.5::.~-a801lft~ ~ur:.,:".::!!5p.] e~]6~5.!!gf "00'3 ... ur..;;; '1.l'- -g-t-.J 0. OIl~.brl Oooo>o.u Q)'- ~ E C'-'- o.c 6 0 ~.2'8 ~ 0. a e ~ >..- 0 U t;j C ~ = god:: > u ..= 0 OIl u u u U C OIl OIl ~ - -5roa~801l~~~ St:ir:.,Q)"'l5!3;j9 o u <:u OJ) ~.t: 0 0. 0 ~&~2...:9~e~e .. .!!c -= ~g ~ t~"'2 ",.." a ~~ -'" = ~ ~ =-=.- ~E1; ~<ot - -" <0- ~ ~;Il :; "'S..~u S'" ,,- )III.! O;l- = ~ ..:'" S..c_QJ ~ a'o"O::: Ol)~~ -2~.c. .::!::f~-2::-2t: "5~~::::"~';::"5 'i:-.~~5~-= 5 eo:; _ 1a g ~ rD e __ .~ ~ ~ <:u '- ~::: ;:: ~ ~ - "'l ~ '..; ~ "'l 1::'''''-'';;: OIl-o_ '" ::::l '->~ ~"::.~ ....e"'l~O'..;~ -2...s:::::-.;l::l~.t E<:II.s:~~gr "'OuOo"';;:>'V::O Sie.. "t:;....~ ~ _.":::~~t: :'.oI'-.s:i]~2 ~~.:::~'30 g~56~'~(..) ~-fj~ ~~~ :j~.g.~;::...~~ ~~31s:~;:...'~ :;;"~-~"'l EO-c..o.- ~3~:::'~ .~3-:::;l:!<:u 5~';;;~Q..ti...o:: go~~e..;~ ........e~~c :.,~<:II "'l~'::: ~..::-l::l~_S!_,,;::%- eo <:Ur~...s:: ~Ol) CC"t::l ~.:2c.S o.u,E: Q "::sl:l::::;: C::S~.....;... r:., -...-.. J.., '- u.~ ~~- t.l E,S"l:iv::::i ... ..c:~' <- "l:::i ~~ "ti;:::_i!!"t::l_ 2.~t'.l.., ~_....!::::~_~ ~ "'~~~ ;:"';:=0-<;0 .- 'l3 "..... ..... l::'~ .::0 -E: ... 0 l\;l ... ..... -. ""... -.-. 0 ...... . ~ ...... _ _ ....' c: ........ ~ .....;:::: C ~<:u:::''''l\Ql -;:;....."t::l "-l<;;lo",. ::S~J.;: .S;::r:.t:.:!:::C,,)r:., ~~.~~.~~~...~~~~ o:~~ ~5:::~~t.i6 ~1~~a;:2.~ ~~-;: '/,~ o.~~~~-;; ~"'l~~ ~:::~ ::S"t:$c ~"t::l'"l:::i ..::::l~ "l:::i5 "'l ~~0~~ u...e..oo...- "'-:::'-~"".s:-..s~~C-"~ <:us:: ;::~._?>-.<:Ur:.,<:II<:W ~:::::c -0 ::::lue-Scn~'~.::=;::r...~~"::::""<:u ...s::~:'.oI ."lj~ _S:~.s''S~ ~~ <:uO~~'e .9~>::lr;nU~O "'~Q..;:" :::s::..<:II..;;:':S~'";-~5~~ ~::Oo)':::l::l?-.~:::";;:":''3U~~ "0 n ..c - - _~ 04J ;:: ~ ~ - .... ~ ~ :: '_- "'l -- __ ~E .....~ _10." -fl J.;: 0 - s:: C '-- ~ ..c QJ.~ -"9 ..... .=: -0 -... <:u ::: ~.... c ~ Ii: ::: '" .... .... ... -... '-- c - ~ - ......... r..;;;~..t: '- "''3:9;- '..;~<:uc <:II "';:"~'3<:11::: o,....'::t.l ~::: i6~'~ E 5 0 ou 4;:- <:u" lo",. ;::-~"5 <:II"::::-.~:C ~ "'l ~2 <:u <:II.Q C _ '..;.Q_;!:!t;."g P ~ ~ ~a .::! "' ........c::_ -::: ~;:: i: ~ ~::: ... s::: "'l ~...;:: -.-::: <:II~--'::: ',:: lo",.'" -- - _ !;;;.......... '- :::.... -,~-::: <:u 0.., ~ ;::..;::'" ~.... ;l."t::l 0..... "t::ll::l '3'i::"t::l-"l:::i.s 0. ~iZlc;ll ~'3';::Eo.lC~"'ltJ"t::l.- _~.glo",.<:U~c~'~ -- Q..C:;_Io.,<:u ~ B&~tEou t.~~~ "'lC~<:us:"t::l~ ~~ <:II~t;~~86~ ';::~~go.o d.l ti ro ~:.ao ] ~ '3 <:II ~ Q s..,.:; '3 ~ ~ ~Q~~.s'c-~ ~ ~ ~~~~ ~ ~ ~~-t:.,Q:l~ C-=~roUIOd.lU o '0 ~ 5 ~.s -=.5 . go~gob .- 0 - d.l "Eeu> Q) 1U Q) "'l ;j >..... Q) ~8~ 'C .-........ >.. r: 0Il'- u o.~.5':; ;j ro~;j _~ = d.l Sbo<."j>' d.l~ """'0 ....~ i3 c OIl "" d.l 0 ft::..5 ~ ~ ~'" ~ !i _0" oC.;::..c CJ e 5 E-+ '1.l '1.l u..d 13 ~s~ >";ODO ~ 5.5 tn . . -;; d.l -a -a B ...- 'tj :::- = ~ .. U'- 0 ... 0 .~ 15.g..9 ~ .~ .:: eo 'ttt "'l~ ~"':;;: >:: :zd.l ~ ~~~0~ .. OIl "'l 0 <:oJ '1.l--c ~ tl <:II .}:J -= ~ 8.~ ~-:: ,;s: >.':::... ~~;::f'.... ...c::r..8 ft etI ~._~ C U c a3.:: ~ C t::: o ~ o...c ... ... ~ '';:~'';::';: o.E~""'l i3~i:I:I-]~ ~ :.=(.JE -t; 0 -genofa"09..1;CQ . 0.'- "E'- fa <:II I:J,......, f'... ._"'0 QQ",.'-..I~ <1J '1.l _ C r.n Q",....... e.~ c - E r:.-:i . r-;- ~ t:: Q) d.l--": "'l""'l ""'d.l~ri'E"";'"e~2:; .s UJ ~'G E d.l ~ l:i C 0"::':: C C 11)':._ Cll".l c"'-uU> ~<:oJu <~ S ~5bB~~Q . . I &-) 'd-) 0 S- /~~~ Ip~~~--I IfD)UUU~ C!Zf ~ Ifll DEe - 5 2DD5 /YJ 77 <t- ~ ,",OFD"",,", I ~ ~ s'&OO/ "'^"""SERVlcBD_ ~!:JAA I ~: 1<:~ q c' -t;o~~f-~ ~ ' l.....:d ~ 'U '/'Nt ~, A v 6' 'rr vi' ~ 'a Q ~'7~~, I~~.., ~ lo.O v<-V''''~~~~ :J.- lr~ if;::;t' ~ ~ ~ ~ '~'^^-', "~~ ~ ~ ~ ~ /-.-. tt:- ~ i7s ~- F!~ ~ . c~~"l(~;j;,'~ ~ ..;;A':f '-7:', ~ .:u ~ ~0..4 ~~~~~~ ~, .', ~,~L7~ , ~ '0 l)' u ~.:::;;::;'lf ~ ".,M7{.!.6, , r .' <._.._. Page 1 of 1 Jeanne Schneider - River Pointe Project Date: Subject: <PaulyBrandt@Jflll.com> <amichalske@cityofdubuque.org>, <dnichholson@cityofdubuque.org>, <Jrnarkham@comerenergy.com>, <pcline@cityofdubuque.org>, <rbuoll@crnchsi.com>, <jschneid@cityofdubuque.org>, <jconnors63@rnchsi.com> 12/09/20053:42 PM River Pointe Project From: To: Dear councilperson: I am writing this to encourage your support for the zoning request for the River Pointe Development Condo project. What a tremendous, progressive opportunity this project is for the Dubuque community. A. J. Spiegel obviously has a history of top quality building/development projects and I am hoping to purchase a unit in this development. This project will not only enhance Dubuque's image as a progressive community, but will also provide a much needed up-scale condominium opportunity for many current residents who desire this type of setting. For example, as a retired businessman with a second property (in a warmer climate), I am desireous of an up-scale condo in Dubuque. As a 20 year transplanted resident, there is a high likelihood that I (and many other retirees not having life-long attachments to Dubuque) will leave without additional options for this type of housing. Our second home (condo) is in a gated, 126 unit complex in Arizona with single lane access. And although smaller than this project, I sit on the Board of Directors of that association and I can assure you that the traffic and access concems used to talk down Spiegel's project are without merit. A residential project like this simply won't create any problems even with a single access. Besides that, residential traffic generated will be immaterial relative to the current traffic generated by Mercy Hospital which also uses Mazzuchelli Drive. I hope you will consider these thoughts in your deliberations and vote favorably for the project. Although some members of the community seem to be afraid of a progressive building project such as this, this is a great opportunity to push Dubuque ahead with a substantial, quality project and will help make Dubuque a more vibrant, growing community in the long term. Parochial thinking has Irs place, but not when quality and long-term growth opportunities that rarely present themselves are on the table. Respectfully, Paul Brandt 3800 S. Cantabria Circle #1017 Chandler, AZ. 85248 Tel: (480) 726-3901 e-mail: paulybrandt@aol.com 3073 Arbor Hills Drive Dubuque, IA 52001 Tel: (563) 588-1849 file://C:\Documents%20and%20Settings\jschneid.000\Local%20Settings\ Ternp\XPGrp Woo. 12/14/2005 p-Yi <=-.I-1.C, October 11,2005 ILk.vf;12. PRINTED & iAJl-IA T L-uA'5 A- BAt::, IDEA 2 f11i);l.1 DEe - 6 2005 To the Editor, CITY OF DUBUQUE PLANNING SERVICES DEPARTMENT AJ. Speigel found Kelly's Gold. It wasn't underground, it wasn't on the ground, it is the ground! A land use regulation "Planned Unit Development" Dubuque style has opened the treasure chest for him and other developers. Beware property owners in areas of the city on or near river view bluffs; River Ridge- Mississippi View, Villa- Mountain, Raymond, Cooper-Fenelon, North Main-Shelby, Eagle Point Drive, etc. Your areas are already under scrutiny as potential high density high intensity "PUDs". Change is blowing in the bluff winds. . Pressure to increase land values in these areas will result from the approval of River Pointe complex. Property taxes will necessarily have to increase to reflect the new value of this scarce commodity. This is how the real estate market works, just ask native Galerrians or the city assessor. Or maybe your neighbors will sell out to a developer and the neighborhood will never be the same. Indeed the city will never be the same. Bluff top land is not the property of all the people of Dubuque. It's property of those whom own the land. The people of Dubuque do have a say over bluffland through the various laws and regulations of the City of Dubuque, and through our elected city council. We all applauded when the council recognized the symbiotic relationship between the river and the riverfront, resulting in the renaissance from industrial to people friendly uses. Now the council needs to recognize there is a similar relationship between our river bluffs and the river. We need to nurture and protect that relationship too. The council needs to say no to River Pointe and request the Planning Department produce land use regulations that protect the river bluffs from Bigger is Better; red /2 story buildings massed densely at the bluff edge, gates to keep out all but janitors, maids and maintenance men, open space not available to Dubuquers, a non diverse land use, a non diverse resident population of wealthy mostly non Dubuquers, and traffic problems from the intense use of land whose impact will no doubt only be realized after the fact to the woe of the affected area. A fS.;.)b E194 If the council allows the project what assurances do we have the developer, whose only i '1 track record so far is a stalled project steeped in controversy already costing city money ( 35"0 (ooo ) and time will be able to pull it off? Perhaps he's over reaching gambling that halfa loaf . or even slices will be his reward for this proposal. I've been fortunate in my past to have worked with and met developers who have built large scale proJects. These men invariably crawled before they walked, started out small and bUilt their way to big. This developer wants to run the Olympics before he crawls. Interest rates and infl~tion are on the rise again. Could this project become a red elephant on the bluff never fimshed, perhaps a maintenance problem and an eyesore? All that glitters is not gold. Dean Rampson 1158 University Ave Dubuque 52001 5824524 (;JILL WE: 7R.A-be.... C.b ODD, P.LAAJ/V/!\Jc;, TOR 00&'5; i'I S /AJ CHINA? AgE ux...I2.EI/LC( TrlI1TDE.5PEt<.Aurok, JiJb'S. (H IS ?R b St: c...T OJI LLBE C,lJ ,HE "SK'(LlIVE" ,.--,- FoR... rpOSS/f'j L Y I DO YEA F2. S. ) /-Ie J <9 ~s UJ I L-L &r;:: -:5L-/OQ.T 1~{2M. '7:5 Tr/f'S T)"(A b~ OFF wDRTH IT? . MR-. 5PEfG.[L TA f'( c. [)D010 Tf-/6St C;;7t res A jiV 0 SCAL.E -{jou);J 71-/15 IAJHuIvfA.lJ -::5c.ALL P(i20JEGT~ ro Uf<. To .5! K 5' (DRI CS /'-1 A 5s E:. fJ WITH l1L/cH LE5s DEN'5(ry wotJ.LD Be. ~{jLrl /-fORE -APPfZ.Q(JAIII Tt:... HIJ6 St( if-.. P~OP(r/j&L.E. I 4~ ....~~.~='~__~!~~s:'-iI C!) ~~ tk ~~ fiL-<-c.I&-..t ~ l-~~~c-.L7 k_-t/L ~ (2A.J~7'W:~ 4 .~ /w-/~ ;;;-tL -])!'~~'1.W ~.~ PN Kut~ /~'? io-&--c ~ ~~y.uJ;; ~~~.7 v ~ tG.- ~ ~~-----/ ~ ~.L:..;- k~ /if f-J ic- -4~) ~. d .~,7 J6 ~ ~J ~I -tLd A-L~ W<:'<4- ~~~ ~j ff~ ~~ cp L-L Y/uyA ~ -.lid; r.;A~ ~ ~ t'hv a ~ ~~, )u-td /4/ ~6- ~ U4A-~ ? ) WuC- ~ ~~ ~ J~",- (/WI ~~) rM d"-<-- i. .t:L- .~t;-t~/ ~ Cl.) ~hr ~;:,~} ~~ *~ ~~~ p)~~, A~ ~--tI-4~ p~,J.- 1) ..-v c.) ~ - l-v-td k,.d('/-<- 7!L ~ ~~J ~.~"- (sAP), a ~~fiL 0 .ffi:U1HW' (1vvJ J, yU' _~ .~-v ~. n / DEe - 7 2005 U CllY OF DUBUQUE PLANNING SERVICES DEPARTMENT OJ ~ \\,9 L~ U \!J ~ Inl ~~ ~-EC~ 2005' @ We are the neighbors of the proposed River Pointe Condominium Project, which is nde . . development atop Kelly's Bluffin Dubuque. We the undersigned are in opposition ~~0~!tlJ&~~~i.RTMENT NAME PRINTED ADDRESS - TELEPHONEI E-MAIL i ,S-1 S'i!,2 -'S~&- ( 5" 63-fo32-rl 9:5 3-fi: =f 0 J4. '1 %~:> ~ /if ,/6' d~"...,~_I-f"") j We are the neighbors of the proposed River Pointe Condominium Project, which is under consideration for development atop Kelly's Bluff in Dubuque. We the undersigned are in opposition of this development. NAME PRINTED ADDRESS TELEPHONE/ E-~LI. __ leo Card/if" \~fVSk3;;'131, it 1..1 5jO{J ,r-/~\I-k 1 ft',rtJ,11/1/t- dl'ff 2_ 3_ 4_ 5_ ' , ~ , ' I r -5 Lc.Ci S;l"'--' (. 3ld -,5'5'7707' II 7. 8. 9_ 10. II. 12. 13_ 14. 15. 16. 17_ 18. 19. 20. 2l. 22. 23. 24_ 25. 26_ 27. . r-4t'i''7 . ~. ,,~ ~ .,,) .' / :.... t ,," o CI1Y OF DUBUQUE , . As neighbors who live in the vicinity/area ofthe proposed River Pointe Condominium Project, presently under consideration for development atop Kelly's Bluff in Dubuque, we are in opposition to this development. NAME PRINTED .~ ." --7'''', ,-' ~ I; ,'I /1. i /1. , . NAME SIGNED ADDRESS TELEPHONE/ E-Mf-L. , t I 'J ' .'.-,'1\"'1/ / L - ;' I ....._,~;.~--"1 ".. ,-!', L(. 1-.1> J'~ ; \' 'f" (;.". '-" I _...., .5-q" -D?<f \ ,/" ~,,' i ! i /, ).;,...')',,' .. . I.'.' ',.~ ! ,I 'jj' .:'" f:") :.L./-n U~ , / '-I,~;ll. __.... Lc. U ...~-b F-'-' '.... ~ .. /,.",>11'\ I/O' , . i..-/ l~-.il....1 )' , . f~../;. ~ /4t.. ,;. [ilV ;'ctJ ' c elk'! q~Gi -:- Scf/f}IJ'-L (r:~ r:..{. C;'15 / i' I( ) Sn:.:f:;;~ %:f:~ 7'~o 5"<A.....M o Sum 'l . ,0 , S" J . ,:J -' '> - 2....> '/- !17'g ~m:~ ::5?~--/{;Y/ V'7q' 5cr' ' {. ~I ~ (-u-9/ ~ @ ~ ~ Wi ~ ~ In ~ DEe - 7 2005 ~ CiTY OF DUBUQUE PLA"Ir-N!G SE~~V!(:'::.~ n~~/, r:'n,.t"~IT ~~-"..- ,~,- We oppose the condominium project planned for Kelly's Bluff. E-mp"L.j- ..3 7-1-010 ; /8:;-'!> V Te, ST. " I - J -Z0 S-S- [[(Q;~OW~ DEe - 7 2005 CiTY OF DU8UQUE pt.,1I_r',it!j.0.~L~I~,!!,~t:S DU>P,BI~~NT We oppose the condominium project planned for Kelly's Bluff. A DI) r~ r Ei1Dt-,JE" o '1 ~ M....'" A' ('1- i <:'1 ~ - Cj Cl-l.f- Cf I 1\. . I(D7D:~ ('''Jr:.\/I)~ll\f''l! F:/5J7-RP'IO f i I i ! i i I ! . I ) I t .. [EI@~~W[E DEe - 7 2005 L CITY OF DUBUQiIE P1!)"'I,:~\iC &~i:fiJiti,:"JTrv~ENT LANNED VI STRICT STAtor' REPORT ._,Loning Agenda: 5/6/92 f. Project Name : Kellv's Bluff Property Address: Property Owner: Lots 1 throuqh 6 of Kellv's Bluff Kellv Bluff Properties Jeff Naqel Appl icant: Proposed land Use: Sinqle-Familv Residential and Vacant Proposed Zoning: PR Existing Land Use: Townhouses and Vacant Existing Zoning: PR Adjacent Land Use: So-St. Dominick's Villaqe: E--Multi-Familv Residential: W- Multi-Familv Residential: W--Multi-Familv Residential: N-- Multi-Familv Residential Adjacent Zoning: S--R-2: E--R-3; N--R-3: W--R-3" Flood Plain: No Total Area: 4.5 acres Water: Yes Existing Street Access: Yes Storm Sewer: No Sanitary Sewer: Yes Previous Planned District: An R-4 PUD was approved by the Zoning Board of Adjustmept on June 26, 1975 for this site. At that time, 54 townhouse units were proposed for the 4 1/2 acre site, 108 off-street parking spaces were proposed with 54 of those spaces to be indoor. Only one structure containing 6 townhouses was constructed. Purpose:_ The proposed amended PR Planned Residential District will facilitate the construction of three single-family homes and six additional townhouses. Property History: This area was zoned for multi-family in 1934; was zoned as an R-4 PUD in 1975 and in 1975 rezoned to PR Planned Residential District. Completjon of the previous plan for additional townhouse units has not been economically feasible. PhysicaliCharacteristics: The subject site has access from W. 3rd. Kelly's Bluff ha~ an approximate.5 percent grade and is located on a bluff overlooking the City. The street currently terminates without a cul-de-sac. The site is heavily wooded and steep terrain exists to the eastern edge of the site. Conformance with Comprehensive Plan: Existing land use plans designate the subject site as follows: 1965 Gruen Plan--Open Space; 1990: DMATS-- Inst it~t"ional. Recommended Motion: Motion to approve the amended conceptual development plan for Kelly's Bluff subject to the staff's recommended conditions as herein stated; PLANNED DISTRICT STAFf REPORT Page 2 Staff Analysis: Streets: Sidewalks: Parking: Lighting: Signage: Access to Kelly's Bluff'is from W. 3rd Street which has approximately 15 to 17 percent grade. Kelly's Bluff has a 9 to 10 percent grade at the entrance into 3rd Street but then becomes fairly level at .5 percent grade. Kelly's Bluff would be approximately 380 feet long and will be dedicated to the publ ic. Public sidewalks, 4 feet in width, shall be constructed along the north side of Kelly's Bluff, ending at the driveway for the single-family home at the southerly lot. A minimum of two off-street parking spaces shall be provided for all single-family homes and townhouses. As per City Engineer requirements. None. Bulk Regulations: The location of the bUildings on the conceptual development plan are set back a minimum of 10 feet from the front property line. No maximum front yard setback will be established, since the terrain will limit the location of the homes. The proposed structure will be a minimum 6 feet from the side property line and have a maximum building height of 30 feet. A hard surface driveway will be constructed for each single-family home. The minimum lot frontage shall be 30 feet. The proposed townhouses shall be a minimum of 20 feet from the front property 1 ine with a minimum of 2 off-street parking spaces per unit. Permeable Area (%) & Location (Open Space): Percentage and location of open space: Approximately 80 percent of the site will not be disturbed by construction. The proposed three single-family homes will provide minimal land disturbance. Landscaping/Screening: The applicant proposes to clear brush from the area to allow ground cover to grow and stabilize the area. The existing trees will be minimally disturbed. Phasing of development: constructed in the near when the properties are are anticipated for the One single-family home is proposed to be future and the other two homes will be constructed sold for future development. No immediate plans proposed townhouse construction. Impact of Request on: Util ities: The proposed development can be adequately served by water and sanitary sewer service. An existing storm sewer easement may need to be relocated to conform to proposed lot lines. No storm sewer or catch basin now exists on the site. Sanitary sewer will need to be extended to serve the single-family homes. Storm sewer may be required. Traffic Patterns/Counts: 1989 average daily traffic counts: Kelly's Bluff would be considered a cul-de-sac street. Single family homes generate an average 10 average trips per day per dwelling unit. The proposed full development, with the existing 6 townhouses, proposed 6 townhouses and 3 single-family dwellings, will generate approximately 112 ~, . c rLANNED DISTRICT STAFr REPORT Page 3 .- trips per day. This estimate comes from the Department of Transportation's trip generation report. Public Services: Existing public services'can adequately handle the proposed development. Environment: The proposed development will have minimal environmental impact in comparison to the previously proposed additional 48 townhouses, control of the storm water runoff will need to occur on the site, as per City Engineer approval. During construction runoff will need to be controlled to prevent erosion and water runoff to the northeast. Adjacent Properties: The proposed development will have minimal increase in traffic onto Kelly's Bluff and W. 3rd. Runoff and erosion may affect adjoining properties at the bottom of the slope if appropriate mitigation techniques are not followed. eIP Investments: None proposed in the area. Comprehensive Plan: The proposed amended PR District conforms with existing plans. Staff Recolll11endation: Staff's review of the applicant's conceptual development plan is favorable. Construction of 3 single-family homes surrounding a cul-de-sac will provide appropriate use of the site with minimal impact on adjoining properties in terms of traffic and the environment. The proposed development substantially decreases the number of dwelling units from the initially proposed 54 units to 15. However, the feasibility of constructing townhouses at the southwest location of the site, at the corner of Kelly's Bluff and W. 3rd is questionable due to the steep terrain, and access onto the steep grade. Staff recommends approval of the amended conceptual development with the following conditions: 1) That a silt fence shall be provided during construction and six months following construction to control runoff and erosion. 2) That sod shall be installed within 3 months of completion of the single- family homes to stabilize the soil and create adequate ground cover for water absorption and erosion control; 3) That single-family homes be constructed no lower than a grade of 780 to minimize impact on the bluff. All structures shall meet the bulk regulations as stated above; 4) The lots be configured with a minimum 30 feet of frontage; 5) That a permanent cul-de-sac shall be created at the end of Kelly's Bluff as per the City Engineer's specification. Public sidewalks shall be constructed at the north side of Kelly's Bluff, ending at the driveway for the single family home on the southerly lot. 6) That all water, sanitary sewer and storm sewer improvements shall meet City Engineer's specification; Approved: Date: t..j-.1q-,?.2.... Traffic Impact Analysis; from "Community Guide to Development Impact Analysis"... Page 5 of 8 HOW ARE TRIPS GENERATED CALCULATED? To calculate the number of trips expected to be generated by the proposed development in your community, apply the appropriate rate below to the proposed land LIse. Table 3.3 Trip Generation Rates Rates Land Use Base Unit AM Peak ADT ADT Ran~e Residential Single Family Home per dwelling L1nit .75 9.55 4.31-21.85 Apartment Building per dwelling unit .41 6.63 2.00-11.81 CondolTownHome per dwelling unit .44 10.71 1.83-11.79 Retirement Community per dwelling L1nit .29 5.86 Mobile Home Park per dwelling unit .43 4.81 2.29-10.42 Recreational Home per dwelling unit .30 3.16 3.00-3.24 Retail Shopping Center per 1,000 GLA 1.03 42.92 12.5-270.8 Discount Club per 1,000 GFA 65 41.8 25.4-78.02 Restaurant (High-turnover) per 1,000 GF A 9.27 130.34 73.5-246.0 Convenience Mart wi Gas Pumps per 1,000 GFA 845.60 578.52-1084.72 Convenience Market (24-hour) per 1,000 GFA 65.3 737.99 330.0-1438.0 Specialty Retail per 1,000 GFA 6.41 40.67 21.3-50.9 Offiee Business Park per employee .45 4.04 3.25-8.19 General Office Bldg per employee .48 3.32 1.59-7.28 R & D Center per employee .43 2.77 .96-10.63 Medical- Dental per 1,000 GF A 3.6 36.13 23.16-50.51 Industrial Industrial Park per employee .43 3.34 .1.24-8.8 Manufaetming per employee .39 2.10 .60-6.66 Warehousing 1,000 GFA .55 3.89 1.47-15.71 Other Service Station per pump 12.8 168.56 73.0-306.0 City Park per acre 1.59 NA NA County Park per acre .52 2.28 17-53.4 State Park per acre .02 .61 .10-2.94 Movie Theatre per movie screen 89.48 529.47 143.5-171.5 wlMatinee Saturday (PM Peak) Day Care Center per 1,000 GFA 13.5 79.26 57.17-126.07 Source: Institute of Transportation Engineers (ITE). Trip Generation. How do we account for "pass-by" trips? Typical trip generation rates are derived from counts taken at the driveways of the various land uses. For many land uses, not all of the trips generated at the driveway represent new trips added to the roadways. I rar7ic Impact Analysis; from "Community Guide to Development Impact Analysis" ... Page 6 of 8 This is due to "pass-by" trips. Pass-by trips are made by traffic already using the adjacent roadway and cnter the site as an intern1cdiate stop on the way from another dcstination. The trip may not ncccssarily be "generated" by the land use under study, and thus, not a new trip added to the transportation system. This pass-by factor should be taken into account in devising a trip generation estimate. The percentage of pass-by trips varies by land use. The Institute of Transportation Engineers rcconm1cnds the adjustmcnts for pass-by trips includcd in Table 3.4. For example, "standard trip generation rates indicate that a 300,000 square foot shopping center would generate approximately 1,320 PM peak hour trips at its driveways. Given the above pass-by percentage of25 percent, the amount of additional traffic on the adjacent roadway sys-tem would be approximately 990 trips ((1,320 X (1 - .25)). Note that the full 1,320 trips should be shown (and analyzed) at the site driveways-the pass-by reduction will only affect the amount of traffic at to non-driveway intersections within the study area. Table 3.4 Pass-by Percentages Land Use Pass-by Percentages Shopping Center Larger than 400,000 GLA 100,000 to 400,000 GLA Smaller than 100,000 GLA Convenience Market Discount Club/Warehouse Store Fast Food Restaurant Sit Down Restaurant Service Station Supermarket 20 25 35 40 20 40 15 45 20 ~ Worksheet 3.1 is provided in the Appendix to allow you to calculate the nun1ber of trips generated by your proposed development. How do we account for internal trips in a multi~use development? The method of developing a trip generation estimate must also take into consideration the fact that some of the trips counted at stand-alone sites are actually made within a multi-use development, by vehicle or by an alternate mode such as walking. The most common example of this trip-making occurs at multi- use developments that include both residential and shopping areas. Some of the residents' work trips and shopping trips are made to the on-site shopping area. These trips are internal to the multi-use site. Because they are captured on-site, a capture rate is used. A capture rate is a percentage reduction in traditionally developed trip forecasts to account for internal trips. The reduction may be applied to the total trips estimated, just as is the pass-by percentage reduction. The ITE has found that multi-use developments could reduce trip generation esti-mates by 24%. Note that this trip reduction for captured trips is separate from the reduction for pass-by trips. They are distinct phenomena and both may be applicable to a development. , WHKS & co. ENGINEERS PLANNERS LAND SURVEYORS FOUAO K. DAOUD, P.E. & S.E., PRESIDENT & CEO PENNYL SCHMITZ, EXEC. VICE PRES., COO&CfO - RICK G. ENGSTROM, C.E.T., VICE PRESIDENT MICHAEL A. ZEUNSKAS, P.E., VICE PRESIDENT GERALD M. WEIlAND. P.E., CHAIRMAN OF THE BOARD _ - November 29,2005 185 WISCONSIN AVENUE EAST DUBUQUE. IL 61025-1324 phone 815-747-8833 fax 815-747-6043 e.mail: eastdub@whks.com website: www.whks.com Mr. Kyle Kritz Associate Planner Planning Services Division City of Dubuque 50 West 13th Street Dubuque, IA 52001-4864 RE: City of Dubuque, IA River Pointe Development Supplemental Information Dear Mr. Kritz: As requested at the meeting held on November 7, 2005 at City Hall with you, Gus Psihoyos, and Dave Ness, this letter provides tlie following supplemental information to the Traffic Access and Impact Study performed for Royal Oaks Development for the site at the east end of Mazzuchelli Place. The City requested that WHKS review and provide the following additional information: 1. Review the previous MDT for the original site plan submitted and also determine the MDT for the development as currently proposed; a. Original site plan estimated MDT is 3, 480 b. Revised site plan estimated MDT is 1, 360 2. Modify Exhibit B-1, Appendix B to provide the Trip Generation Manual formulae or weighted averages used to calculate the number of trips, and the range of values for each land use. a. A copy of Revised Exhibit B-1 isattachsdl providing this information. 3. Evaluate the capacity intersection of 1d Street and Cardiff Street for 50 percent of the site traffic, with 80 percent of the site exiting traffic turning right at 1" Street and 20 percent turning left at 1d Street. This is a sensitivity check only and the report is not to be revised for this trip distribution; Intersection Worst A roach vie Delay LOS Approach Delay LOS ratio 95% Queue (s ec/veh) (feet) Cardiff St. I w. 3'd St. 2017 - 80/20 Traffic Split NB 11 B 0.11 Negligible 2017 - SO/50 Traffic Solit NB 12 B 0.16 Ne Ii ible OTHER OFFICES: P.O. eox 1467 1485 OETH COURT 1421 S. BELL Ave.. SUITE 103 2905 S. BROADWAY MASON CITY, JA 50402.1467 DUBUQUE. IA 52003.7679 AMES, IA 50010-7710 ROCHESTER, MN 55904-5515 PHONE 641423-8271 PHONE 563-582.5481 PHONE 51s.663-9997 PHONE 507.288--3923 ;\\'. -\ 1\" . SHIt) K FlVl . " Do not copy without permission