Zoning 600 Mazzuchelli River Pointe - Spiegel
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Plaruting 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
(-;
1......:;.
February 6, 2006
The Honorable Mayor and City Council Members
City of Dubuque
City Hall - 50 W. 13th Street
Dubuque IA 52001
Applicant:
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.
Dear Mayor and City Council Members:
-~.
The City of Dubuque Zoning Advisory Commission has reviewed the above-cited
request. The application, staff report and related materials are attached for your review.
Discussion
The applicant spoke in favor of the request, reviewing the proposed changes to the
River Pointe development and updated information from a traffic study done at the
intersection of West 3rd and Hill Streets. The applicant also reviewed a rendering of the
two remaining condominium buildings that are 12-stores in height across their entire
length.
Staff reviewed that the revised project is being treated as a new application and was
referred to the Zoning Advisory Commission by the City Council at their January 17,
2006 meeting. The reduction in the number of buildings proposed includes the
elimination of the Community Center and assisted living facility.
There were several public comments expressing concern about the scale and height of
the two remaining buildings, parking on Cardiff Street and increased traffic congestion.
Several speakers spoke in support of the project because of the number of jobs it would
create and its positive economic impact on the community.
The Zoning Advisory Commission discussed the request, and debated project density,
the visual impact of the buildings, and traffic in the neighborhood. Commissioners
agreed that economics are not what they should consider. Commissioners expressed
concerns with eliminating parking along Cardiff Street. Commissioners also discussed
payment for and requirement of off-site infrastructure improvements.
Service
People
Integrity
Responsibility
Innovation
Teamwork
600 Mazzuchelli Drive
February 6, 2006
Page 2
Recommendation
By a vote of 4 to 3, the Zoning Advisory Commission recommends that the City Council
approve the request.
The written objection by 25.9% of the property owners within 200 feet of the rezoning
has been filed. The City Council will need a super majority vote to approve the
requested rezoning over this written objection.
Respectfully submitted,
j oJA g~
~L fY'fU
Jeff Stiles, Chairperson
Zoning Advisory Commission
Attachments
cc: Gus Psihoyos, City Engineer
~
Th:i~~E
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MEMORANDUM
January 24, 2006
TO:
FROM:
Zoning Advisory Commission
Kyle L. Kritz, Associate Planner t 1 t
SUBJECT: City Council Referral - River Pointe Development
INTRODUCTION
At the January 17, 2006 City Council meeting, the Council referred the rezoning request
by River Pointe Development back to the Zoning Advisory Commission. The applicant
has revised the project to a degree that Corporation Counsel Barry Lindahl has
interPreted that the Zoning Ordinance, under Section 3-5.5(H)(3), requires that the
Zoning Advisory Commission hold a public hearing and review the latest version of the
proposed River Pointe Development.
DISCUSSION
The River Pointe Development has changed in terms in the number of buildings on the
site and the number of units. In addition, the location of the outdoor pool has changed
and the amount of parking has been reduced in proportion to the reduction in the
number of condominium units. In addition, the two buildings now proposed have been
moved away from the bluff edge to address concerns raised at previous public hearings.
The River Pointe Development is now comprised of two 12-story buildings with a total of
240 condominium units. The 36-unit assisted living building has been eliminated from
the previous request and the total number of condominium units has been reduced from
250 to 240.
By way of a comparison, the original submittal reviewed the Zoning Advisory
Commission contained 400 condominium units, a 50-unit assisted living facilitY, and a
10-story office building. The applicant received a recommendation of denial by the
Zoning Advisory Commission at their October 2005 meeting and elected to withdraw
that application and resubmit a new application for the Zoning Advisory Commission's
December 2005 meeting. That proposal entailed a total of 250 condominium units
spread among four buildings with a step-down profile and 36 units of assisted living in a
single-story building. That request was also recommended for denial by the Zoning
D~~~E
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MEMORANDUM
February 6, 2006
TO: Jeanne Schneider, City Clerk
FROM: Laura Carstens, Planning Services Manager
SUBJECT: Percentage of Opposition to River Pointe LLC rezoning on Mazzuchelli
Drive
-~
Planning Services staff has reviewed a letter and petition received on January 31 and
February 1, 2006 respectively, submitted by neighbors in the Cardiff Street and St.
Mary's Street area. The neighbors are opposed to the proposed rezoning of the
property located at the east end of Mazzuchelli Drive for the River Pointe LLC
condominium complex project.
The applicant proposed rezoning the property from R-2 Two-Family Residential zoning
district to PUD Planned Unit Development. The Zoning Advisory Commission
recommended approval of the rezoning request at their February 1, 2006 meeting.
The petition and letter contain 16 names of property owners within 200 feet of the
subject property that are opposed to the rezoning. This represents 25.9% opposition to
the rezoning. Therefore, a super majority is required for City Council approval of this
rezoning.
This memo is provided for your information.
LC/mkr
Cc: Michael C. Van Milligen, City Manager
Barry Lindahl, Corporate Counsel
,
BARRY A. LINDAHL, Es
CORPORATION COUNSE CITY OF DUBUQUE
MEMO
To:
Mayor Roy D. Buol and
Members of the City Council
DATE:
January 17, 2006
RE:
River Pointe Development
You have on tonight's agenda the revised plan for this project which is a reduction in the
size and intensity of the proposed development. Ordinarily, where there is a reduction
in the size and intensity of a proposed development such as this, we would not consider
this to be a material change in the development plan which would require that it be
reconsidered by the Zoning Commission under section 3-5.5H3 of the Zoning
Ordinance which provides that "a new or amended conceptual development plan may
be filed at any time within the period of time as established by the adopting ordinance
and shall follow the same procedure as for the original submittal."
-~
At 4:38 p.m. this afternoon, I received this attached email from Attorney Robert J.
Murphy who represents Nagle Publications, describing the previous plan as "radically
different" from the original plan.
In light of the controversial nature of this proposed development, and because of the
written objection to the plan, I recommend that the revised plan be sent back to the
Zoning Commission for further consideration.
Attachment
cc: Michael C. Van Milligen, City Manager
Cindy Steinhauser, Assistant City Manager
Laura Carstens, City Planner
Steve Juergens, Esq.
SUITE 330, HARBOR VIEW PLACE, 300 MAIN STREET DUBUQUE, fA 52001-6944
TELEPHONE (563) 583-4113/ FAX (563) 583-1040/ EMAIL BALESQ@CITYOFDUBUQUE.ORG
Page I of I
Barry Lindahl - City council meeting
~~"
-
From:
To:
Date:
Subject:
CC:
<murlaw2@aol.com>
<kkritz@cityofdubuque.org>, <balesq@cityofdubuque.org>
1117/20064:38 PM
City council meeting
<MurI2345@aol.com>
Kyle L. Kritz
kkritz@cltYllfdupu(lue.!lrg
ROBERT J. MURPHY
Attorney at Law
Suite 3 EDSB Building
3999 Pennsylvania Avenue
Dubuque, Iowa 52002
Telephone (563) 557-9000
Facsimile (563) 557-9025
January 17,2006
Barry Lindough
ba.le~q@citYOfdub!Hlu.e.org
~
Re: River Pointe Development
Dear Mr. Kritz and Mr. Lindough:
As you know, I represent Nagle Publications with regard to the River Pointe Development, LLC?s
project. I just had the opportunity to view the new site plan and it occurs to me that this plan is so
completely different that this reading at the city council meeting should be rolled back to a first reading
rather than a second reading, as people are going to need the time to absorb the information to determine
whether this really is an improvement over previous plans. The plan is so radically different it does not
make sense for there to be a second reading on a plan that doesn?t exist anymore. Rather, the city
council should view this as a first reading and have two further readings with regard to this project.
Best regards.
Very truly yours,
Robert J. Murphy
RJM:crw
D~~~E
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MEMORANDUM
December 28, 2005
TO: The Honorable Mayor and City Council Members
FROM: Michael C. Van Milligen, City Manager
SUBJECT: River Pointe Development
Attached are the questions that were sent to A.J. Spiegel for the January 3, 2006 public
hearing on the River Pointe Development.
-~
[11 j ~ ;2t/4
MiChael c. Van Milligen ----
MCVM/jh
Attachment
cc: Barry Lindahl, Corporation Counsel
Cindy Steinhauser, Assistant City Manager
Laura Carstens, Planning Services Manager
Gus Psihoyos, City Engineer
D~~~E
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MEMORANDUM
December 22, 2005
TO: Michael C. Van Milligen, City Manager
FROM: Laura Carstens, Planning Services Manager F
SUBJECT: River Pointe PUD - City questions
Enclosed as you requested is information on questions from City Council members and -
staff regarding the rezoning request filed by A. J. Spiegel for River Pointe PUD (Planned
Unit Development). Current and incoming City Council members were contacted
regarding this PUD proposal.
Enclosures include the following:
).> A letter to A. J. Spiegel from Associate Planner Kyle Kritz dated December 21, 2005
that transmits questions from City Council members regarding the PUD request, as
requested.
).> Questions provided by individual City Council members in writing or verbally to City
staff as indicated in the enclosures.
).> Questions from City staff.
Please note that not all City Council members had questions regarding the River Pointe
PUD.
LC/mkr
Enclosures
cc: Barry Lindahl, Corporation Counsel
Kyle Kritz, Associate Planner
Gus Psihoyos, City Engineer
THE CITY OF
. e_
Planning Services Department
City Hall
50 West 13th Street
Dubuque, Iowa 52001-4864
(56.3) 589-4210 offic.
(563) 589-4221 fax
(56.3) 690-6678 TDD
planning@cityofdubuque.org
~ck~
December 21, 2005
A.J. Spiegel
River Pointe Development, LLC
8650 Enterprise Drive
Peosta IA 52068
Dear Mr. Spiegel:
This letter provides the questions from City Council members regarding your proposed
River Pointe Development on Kelly's Bluff. I have broken the questions down into
three primary categories - traffic, geology, and project scale. Questions that didn't fall
into those categories were grouped under "other."
TRAFFIC
~ Provide additional information on the impact of the project's traffic on intersection
of Hill and 3rd Streets.
~ How much will each of the improvements identified in the traffic study cost and
who is going to pay for each of those improvements?
~ During construction phase, please discuss the traffic of trucks in and out of the
property. How disruptive will this be to the neighbors? Which route will be used?
~ Can any improvements be made to Cardiff Street to handle the traffic that will use
it?
~ Can the alleys be improved to allow parking off the alleys?
y The overriding concern is traffic! I really like and respect Tony Zelinskas, but I am
simply not convinced that the traffic study is accurate. I don't care what the
statistical studies say. I'm up there all the time at all hours and what is in the
report is not in my experience!! Why was 3rd and Hill Street not included? Why
was the really substandard street that everyone in Dubuque knows as 3rd to be not
;,addressed? Why is the Cardiff situation not being addressed? Why is no one
acknowledging that this project will add over 250 residences to a less than 14-acre
site, in an area that already experiences difficult traffic situations?
GEOLOGY
~ How much underground testing (if any) has been done on project site?
Service
People
Integrity
Responsibility
Innovation
Teamwork
Letter to A.J. Spiegel
December 21,2005
Page 2
)> How much rock will have to be removed on edges of project site to construct
underground parking structures?
)> Can rock removal be accomplished by sawing?
)> If blasting is to be used, how will adjacent properties be protected from damage?
)> How will the stability of the bluff be protected and monitored during construction.
)> Will there be blasting in the construction process?
)> What will be done to avoid a negative impact on the homes in the area from the
construction practices - Le., blasting, excavation of rock, etc.?
)> Regarding blasting at the site, how much will this affect the adjacent properties
with noise, dust, shaking of their homes or land? How many days of potential
blasting?
-~
)> I am concerned that the development will go to the very front of the bluff (see
above). This is where the bluffs are most fragile (see the current bluff study from
the Eagle Point project). Mercy is on a bluff, as are Mount Carmel and other
major Dubuque buildings, but they are built well back from the tip and on, I think,
more secure soil.
)> I have heard Mr. Spiegel's assurances that Terracon will be doing soil studies.
Will this be the same protocol as was used at Eagle Point Park? There the
damage was done before the studies were completed. Limestone is not granite
and cannot be treated as if it were.
PROJECT SCALE
)> Can the scale of the project be reduced in height or number of dwellings? If not,
why not?
)> A computer generated model of what the completed project will ,look like from the
bridge, Port of Dubuque, and other areas would be helpful. Is this possible at this
ppint?
,
. )> ". fllavewhat I, believe are legitimate concerns regarding the height and number of
$tdt~s..Tlie modifications already made help, and I realize the motive for making
'"irle~e btHictings so tall, but the buildings' height seems totally out of proportion to
the size and the conformation of the bluff.
)> The size and bulk of the buildings I find inappropriate and offensive. Located as
they are to the very front of the bluff, they are overwhelming. I do not believe that
good architectural practice counts "overwhelming" or "monster" as a good
principle.
Letter to A.J. Spiegel
December 21, 2005
Page 3
~ As he did at the north bluff, Mr. Spiegel is, I believe, overbuilding the lot. This will
result in a number of problems related to traffic, storm water control, erosion, and
even safety.
~ Unlike some of the protestors to the project, I do not believe that the project is
overly dense. Good urban planning favors a considerable degree of density. If
the buildings were attractive and fit well into the amount of land available, I would
not have any questions about density, except for the related traffic issues.
OTHER
~ How can we be assured that local labor will be used in this project, if approved?
~ The issue of burial grounds has been raised. What needs to be done to address
this concern?
~ The condo that will be built closest to Mr. Nagel's property, how far away will your
condos be from his property?
~ I know that "aesthetics" has become a dirty word, but "the character of the district"
is a legitimate concern as is "the peculiar suitability of such area for a particular
use" not to speak of "... the most appropriate use of land throughout such city."
The look of our buildings is uniquely important in Dubuque. I am not one who
says that buildings built in the 20th century should look like buildings from the 18th
century, but harmony and integrity are extremely important architectural and
development principles and should not be ignored.
~ I will expect a more specific commitment from Mr. Spiegel and staff in regard to
storm water and erosion control. General reassurance that "everything will be
fine" is not enough.
Please be prepared to provide responses to these questions for the City Council
meeting on Tuesday, January 3, 2006. Written information for the Council packet will
need to be submitted by noon on Wednesday, December 28, 2005. If you have any
questions, please feel free to contact me at 589-4210.
Sinc:;;, 1 ~
Kyle L. Kritz 11
Associate Planner
KLK/mkr
cc: Mike Van Milligen, City Manager
Laura Carstens, Planning Services Manager
Gus Psihoyos, City Engineer
COpy
....t-."+O'('f\I\a..i,.~, J"r.o,'tA, J(,'Ilfll'1. 'rl/I .< _ ,. L
.1:'O'l.b(~~
January 30, 2003
Ms. Laura Carstens, City Planner
City Hall - Planning Department
50 West 13th Street
Dubuque,IA 52001
Re: Zoning Reclassification Public Hearings
Dear Laura:
I have recently provided you with an opinion that comments from the public at a
public hearing on a zoning reclassification before the Zoning Advisory
Commission should be germane or relevant to the zoning reclassification. You
have now asked us for guidance on the question of what comments would be
germane or relevant.
-~
The best way to answer that question i::- to review the ba"is for zoning regulations
set out in Iowa Code Chapter 414. Iowa Code 9 414.1 provides that a city is
empowered to regulate and restrict the following:
. the height, number of stories,
. the size of buildings and other structures,
. the percentage of lot that may be occupied,
. the size of yards, courts, and other open spaces,
. the density of population, and
. the location and use of buildings, structures, and land for trade, industry,
residence, or other purposes.
The purpose for such regulations, as set out in the statute, is for "promoting the
health, safety, morals, or the general welfare of the community or for the purpose
of preserving historically significant areas of the community."
-
Under Iowa Code 9 414.2, the city council may divide the city into districts and
within such districts, it may regulate and restrict the erection, construction,
reconstruction, alteration, repair, or use of buildings, structures, or land, again for
the purpose of promoting the health, safety, morals, or the general welfare of the
community or for the purpose of preserving historically significant areas of the
community.
Under Iowa Code 9 414.3, the regulations must be made in accordance with the
comprehensive plan and designed to:
. preserve the availability of agricultural land;
___. consider the protection of soil from wind and water erosion;
_. encourage efficient urban development patterns;
. lessen congestion in the street;
. secure safety from fire, flood, panic, and other dangers;
. promote health and the general welfare;
. provide adequate light and air;
. prevent the overcrowding of land;
. avoid undue concentration of population;
. promote the conservation of energy resources;
. promote reasonable access to solar energy; and
_. facilitate the adequate provision of transportation, water, sewerage,
schools, parks, and other public requirements.'
The statute provides further that such regulations shall be made, "with
reasonable consideration, among other things," to the following:
~
_. The character of the area of the district
-=. The peculiar suitability of such area for particular uses, and
__. With a view to conserving the value of buildings and encouraging the
most appropriate use of land throughout such city.
In" our opinion, public comments that relate to any of these purposes and
considerations would be germane or relevant to a zoning reclassification issue.
Very sincerely,
Barry A. Lindahl, Esq.
Corporation Counsel
BAL:tls
cc: Mayor and City Council Members
Michael Van Milligen, City Manager
'){" "ElrQene Bird, Chairperson, Zoning Advisory Commission
f})c!-.) Kyte Kritz, Associate Planner
,;c, !':~(U,~
'~;"i
Questions for Mr. Soieael
1) Regarding blasting at the site: How much will this affect the adjacent properties with
noise, dust, shaking of their homes or land? How many days of potential blasting?
2) The issue of Burial Grounds has been raised. What needs to be done to address this
concern?
3) The condo that will be built closest to Mr. Nagel's property, how far away will your cpndo
be from his property?
4) During construction phase, please discuss the traffic of trucks in and out of thll property.
How disruptive will this be to the neighbors? Which route will be used?
5) A computer generated model of what the campleted project will look like from the bridge,
Port of Dubuque, and other areas would be helpful. Is this possible aHhis point?
Questions far the Citv
Many people spoke of the traffic concerns. Even if Mr. Spiegel didn't build his development,
it seems like we already. have a problem in the area, especially at Third & Hill and also
Langworthy. & Hill. Any plans to. alleviate some of the congestion in this area?
Joyce COA;l1ors
Jeon ilors6.3r'CD mdiS;. corn
582-3843 (hpme)
. 556-2580 (wprk)
Questions from Ann Michalski
I have reviewed a letter from Barry Lindahl to Laura Carstens dated January 20, 2003 and
copied to the City Council. In it Barry summarized the Iowa Code regarding zoning
classification and reclassification. I attach a copy of this letter, not because you are not
familiar with it (I'm sure you are!) but to show you the source of most of my concerns
and questions. In addition, I have a few concerns that arise from Mr. Spiegel's other
bluff project.
Cllhcel-hS
1. I have what I believe are legitimateA"egarding the height and the number of
stories. The modifications already made, help - and I realize the motive for
making these building so tall- but the buildings' height seem..totally out of
proportion to the size and the conformation ofthe bluff.
2. The size and bulk of the buildings I find inappropriate and offensive. Located as
they are to the very front of the bluff, they are overwhelming. I do not believe
that good architectural practice counts "overwhelming" or "monster" as a good
principle.
3. As he did at the north bluff, Mr. Spiegel is, I believe, overbuilding the lot. This
will result in a number of problems related to traffic, stormwater control, erosion,
and even safety.
. 4. Unlike some of the protesters to the project, I do not believe that the project is
overly dense. Good urban planning favors a considerable degree of density. If
the buildings were attractive and fit well into the amount of land available, I
would not have any questions about density, except for the related traffic issues.
5. I am concerned that the development will go to the very front of the bluff (see
above). This is where the bluffs are most fragile (see the current bluff study from
the Eagle Point project). Mercy is on a bluff, as are Mount Carmel and other
major Dubuque buildings, but they are built well back from the tip and on, I
think, more secure soil.
6. I will expect a more specific commitment from Mr. Spiegel and staff in regard to
stormwater and erosion control. General reassurance that "everything will be
fine" is not enough.
7. The overriding concern is TRAFFIC! I really like and respect Tony Zelinskas,
but I am simply not convinced that the traffic study is accurate. I don't care
what the statistical studies say. I'M UP THERE ALL THE TIME AT ALL
HOURS AND WHAT IS IN THE REPORT IS NOT IN MY EXPERIENCE!!
And why was 3rd and Hill not included? Why was the really substandard street
that everyone in Dubuque knows /:.to be not addressed? Why is the Cardiff
Y'.1
situation not being addressed? Why is no one acknowledging that this project
will add over 250 residences to a less than 14 acre area in an already difficult
traffic situation? I just don't get it.
8. I know that "aesthetics" has become a dirty word, but "the character of the
district" is a legitimate concern as is "the peculiar suitability of such area for
a particular use" not to speak of" . . . the most appropriate use of land
throughout such city." The look of our buildings is uniquely important in
Dubuque. I am not one who says that buildings built in the 20th century
should look like buildings from the 18th century, but harmony and integrity
are extremely important architectural and development principles and
should not be ignored.
9. I have heard Mr. Spiegel's assurances that Terracon will be doing soil
studies. Will this be the same protocol as was used at Eagle Point Park?
There the damage was done before the studies were completed. Limestone
is not granite and cannot be treated as if it were.
~
I did vote for the project on Monday and I would like to vote for it again at the next two
meetings, but I cannot cast a positive vote in good conscience if these concerns of
engineering suitability, traffic, and aesthetics cannot be answered. No one values good
jobs and steady paychecks more than I do, but these cannot be to the long term detriment
of our city. I hope these questions and concerns can be resolved. They are not easy ones
for Mr. Spiegel or for me!
December 21,2005
COpy
-r"-\O~Ma-<""'^ .!.;eM {IVV\ .mwAa..L~
January 30, 2003
Ms. Laura Carstens, City Planner
City Hall - Planning Department
50 West 13th Street
Dubuque, IA 52001
Re: Zoning Reclassification Public Hearings
Dear Laura:
I have recently provided you with an opinion that comments from the public at a
public hearing on a zoning reclassification before the Zoning Advisory
Commission should be germane or relevant to the zoning reclassification. You
have now asked us for guidance on the question of what comments would be ~
germane or relevant
The best way to answer that question is to review the baRis for zoning regulations
set out in Iowa Code Chapter 414. Iowa Code 9 414.1 provides that a city is
empowered to regulate and restrict the following:
. the height, number of stories,
. the size of buildings and other structures,
. the percentage of lot that may be occupied,
. the size of yards, courts, and other open spaces,
. the density of population, and
. the location and use of buildings, structures, and land for trade, industry,
residence, or other purposes.
The purpose for such regulations, as set out in the statute, is for "promoting the
health, safety, morals, or the general welfare of the community or for the purpose
of preserving historically significant areas of the community"
Under Iowa Code 9 414.2, the city council may divide the city into districts and
within such districts, it may regulate and restrict the erection, construction,
reconstruction, alteration, repair, or use of buildings, structures, or land, again for
the purpose of promoting the health, safety, morals, or the general welfare of the
community or for the purpose of preserving historically significant areas of the
community.
Under Iowa Code S 414.3, the regulations must be made in accordance with the
comprehensive plan and designed to:
. preserve the availability of agricultural land;
-=-. consider the protection of soil from wind and water erosion;
_. encourage efficient urban development patterns;
. lessen congestion in the street;
. secure safety from fire, flood, panic, and other dangers;
. promote health and the general welfare;
. provide adequate light and air;
. prevent the overcrowding of land;
. avoid undue concentration of population;
. promote the conservation of energy resources;
. promote reasonable access to solar energy; and
_. facilitate the adequate provision of transportation, water, sewerage,
schools, parks, and other public requirements. .
The statute provides further that such regulations shall be made, "with
reasonable consideration, among other things," to the following:
...... The character of the area of the district
~. The peculiar suitability of such area for particular uses, and
__. With a view to conserving the value of buildings and encouraging the
most appropriate use of land throughout such city.
In our opinion, public comments that relate to any of these purposes and
considerations would be germane or relevant to a zoning reclassification issue.
Very sincerely,
Barry A. Lindahl, Esq.
Corporation Counsel
BAL:tls
cc: Mayor and City Council Members
Michael Van Milligen, City Manager
,,"'; EUQene Bird, Chairperson, Zoning Advisory Commission
i\:'~)'l<yie Kritz, Associate Planner
r~,:f:,("C-G:~.;'~ " ,
y:t,l,:.".
f~d}:,-.;
QUESTIONS FROM COUNCIL MEMBER PAT CLINE:
(As provided to Mike Van Milligen over the phone 12/20/05)
~ Will there be blasting in the construction process?
~ What will be done to avoid a negative impact on the homes in the area from the
construction practices - i.e., blasting, excavation of rock, etc.?
~ Can any improvements be made to Cardiff Street to handle the traffic that will use
it?
~ Can the alleys be improved to allow parking off the alleys?
QUESTIONS FROM COUNCIL MEMBER DAN NICHOLSON:
(As provided to Kyle Kritz over the phone 12/20/05)
~ Has any underground testing been completed?
~ How much rock will have to be removed along edge of bluff where parking garages
will be constructed?
~ Can rock removal be accomplished by sawing?
-~
QUESTIONS FROM COUNCIL MEMBER JOHN MARKHAM:
(As provided to Kyle Kritz over the phone 12/20/05)
>- How will blasting be accomplished and impact to adjacent property.
>- Impact of project traffic on West 3rd and Hill Streets.
>- Depth of rock that has to be removed to construct underground parking and it
impact on bluff stability.
QUESTIONS FROM COUNCIL MEMBER KARLA BRAIG:
(As provided to Kyle Kritz over the phone 12/20/05)
~ Can scale of project be reduced to eight stories? If not, why?
~ How can we be assured that local labor will be used in this project, if approved?
QUESTIONS FROM MAYOR-ELECT ROY BUOL
(As provide to Kyle Kritz over the phone 12/20/05)
>> Impact of addition traffic on intersection of W. 3rd Street and Hill Street.
>> Is there any ability to compromise on scale of project?
~
QUESTIONS FROM CITY STAFF:
~ How much would each of the improvements cost that are identified in the traffic
study?
~ Who is going to pay for each of these improvements?
~
PLANNED DISTRICT STAFF REPORT
Zoning Agenda: February 1, 2006
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 services/residential
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 240 residential condominiums.
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. 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
A and B will be 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 two (2) high rise
condominium buildings. The previous request entailed four (4) buildings with 250
condominium dwelling units and a 36-unit assisted living residence in a single level
building. 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 twelve (12) stories in height. The
developer is also proposing a swimming pool on the east end of the development. The
developer has indicated that a maximum of 240 condominiums 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 (240), 480 off-street parking
spaces for the condominiums will be required when River Pointe is fully built out.
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 three (3) 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 reviE;!wed 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 A and B 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 for
Hill Street and West 3rd Street intersection is attached.
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
Planned District Staff Report - River Pointe Development
Page 5
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 1,000 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. 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:
Reviewed: J/ fA
Date: /. 2~ '/)b
D~~~E
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MEMORANDUM
January 25, 2006
TO:
FROM:
Kyle Kritz, Associate Planner n ()
Gus Psihoyos, City Engineer .Y"1\d
SUBJECT: Review of Traffic Impact Study
for proposed River Pointe Development
INTRODUCTION
The following is a summary of the updated 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. The study was
revised to reflect the reduction of the number of dwelling units to 240 and the inclusion
of the West 3rd/HiII Street intersection.
DISCUSSION
The proposed development is on a 14.5-acre parcel and will consist of two multi-story
condominiums and a private swimming pool. The study anticipated 240 total living
units. A single entrance at the intersection of Mazzachelli Place and Cardiff Street will
service the development.
The development will be constructed in two phases with the occupancy beginning in
2007. Traffic generated at this site is low in comparison to other sites of this size
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.
Page 2
January 25, 2006
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 3'd 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 developer has since been asked to include the intersection on 3rd and Hill Street
into the traffic impact study. Current analysis of the intersection shows that there are
periods of time when drivers experience significant delay and that a signalized
intersection analysis indicates the intersection would operate acceptably with traffic
signals. A signal warrant study would be required to determine if signals are needed.
This new data shows that during full build out (2017) the development traffic is projected
to be only 1.4% of the total traffic using the intersection. The study states that it has
"verified that the small number of vehicles generated by the development that are
anticipated to use this intersection will not have a significant impact on the intersection.
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 "0"
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 ttirough the
year 202Twith the proposed development traffic. Since the Langworthy/Hill intersection
currently. operates at a level of service "0", 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.
Page 3
January 25, 2006
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." The developer has since studied the parking situation along Cardiff
Street and found there is a need for parking along both sides of the street.
CONCLUSION
Based on the information above, it is our recommendation that MazzuchellilLangworthy
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.
Based on this traffic impact study, the proposed River Poir)te 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 on-street parking 50 feet from the intersection.
Page 4
January 25, 2006
Langworthy and James Intersection
. Improve intersection geometries.
. Remove on-street parking 50 teet trom intersection.
Mazzachelli and Langworthy Streets
. Realign and widen to 31 toot.
. Install sidewalks along south side.
West Third and Hill Street
The development has no significant impact to this intersection. Base on existing
operational issues observed, it is our recommendation to look into additional parking
restrictions and other visibility constraints to improve the current operations at this
intersection. It is also our recommendation, when determined necessary, to include this
intersection in with the traffic signal warrant study that will be performed at Langworthy
and Hill as these two intersections interrelate.
The proposed development and the anticipated traffic it will generate can be
accommodated with minor right-ot-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.
Prepared by: Laura Carstens. City Planner Address: 50 W. 13th SI.. City Hall Telephone: 589-4210
Return to: Jeanne Schneider. City Clerk, Address: City Hall- 50 W. 13'" Street Telephone: 589-4121
ORDINANCE NO.
-06
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, FOR RIVER POINTE DEVELOPMENT.
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 Reoulations.
600 Mazzuchelli Drive
Page 2
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) Multi-family dwellings: Two (2) 120-unit condominium
buildings.
2) Accessory uses shall include any use customarily incidental and
subordinate to the principal use it serves.
B. Lot and Bulk Reaulations.
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 A and B. Building height shall be measured
form the floor elevation of the first story to the peak of the highest
roof structure
C. Performance Standards
The development and maintenance of uses in this PUD District shall be
regulated as follows:
1) Parking Regulations
~ Off-street parking shall be provided based on a ratio of 2.5
spaces per dwelling unit.
~ 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 perrilanent
means.
~ The number, size and design of parking spaces shall be
govemed by applicable provisions of City of Dubuque
Ordinances enforced at the time of development of the lot.
600 Mazzuchelli Drive
Page 3
~ 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) Blasting shall be prohibited within the area governed by this
planned unit development.
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 luminaire 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.
600 Mazzuchelli Drive
Page 4
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 10 feet measured from the
ground level outside the line of the screen. Screens built on
sloping grades shall be stepped so that their top line shall
be horizontal. 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 10-foot high screen fails to shield the exterior trash
collection area from view from points inside or outside of the
property, evergreen plantings may be required in addition to
the screening. Evergreen plant materials shall be selected
and designed so that they will screen the area from all off-
site visibility within five (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.
600 Mazzuchelli Drive
Page 5
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 cif 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 Propertv
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.
600 Mazzuchelli Drive
Page 6
K. Recordinq
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
2006.
Roy D. Buol, Mayor
Attest:
~
Jeanne F. Schneider, City Clerk
ACCEPTANCE OF ORDINANCE NO.
-06
I, A.J. Spiegel, representing River Pointe Development, LLC, property owner,
having read the terms and conditions of the foregoing Ordinance No. - 06 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
2006.
By:
A.J. Spiegel
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TRAFFIC IMPACT STUDY
FOR
PROPOSED
RIVER POINTE DEVELOPMENT
OCTOBER 2005
Prepared for.
RIVER POINTE DEVELOPMENT LLC
Submitted to:
THE CITY OF
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I hereby certify thaI 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 State of lOW,? /).,
4. ~
Michael A. ( ny) Zelinskas, P.E
License number 10490
My license renewal date is December 31.2005.
P~es or sheets covered by this seal:
ALL
WHKS&.co.
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I
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III
III II1I
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 evaiuates 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 sfte is located inthe 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
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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.
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~ 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. 3'" Street with James Street and Cardiff Street;
. The intersection on Langworthy Street I 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. 3" 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'" 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, tuming 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.
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.sA 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 I Mazzuchelli Place intersection was not counted.
Instead, the Cardiff Street I West 3'" Street intersection and the Mazzuchelli Placel Mercy Hospital
Private Drive intersection (located east of James Street) were counted concurrently.
Intersection
Code Name
1 Cardiff Street I W. 3 Street
2 Mazzuchelii Place I Mercy Private Dr.
3 James St./ Langworthy Sl.! Mazzuchelli
4 James Street I W. 3rd Street
5 Langworthy' Street I Hi/I 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 08-400 digital hand-helF
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 06-400 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 5th 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
anrive for work between 5:40 AM and 8:30 AM, with most staff members anriving between 7:00 AM
and 8:30 AM.. The departure times (ollier 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 I 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, 1" 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 I 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:
~
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 a.nalysis.
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 ""ill utilize Mazzuchelli Place I 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 perforl']1ed 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 annua~
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 oC
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 0-1 and 0-2.
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 0.06 Negliaible
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 Mercv Main Ent.
James St.1 w. 3"'St. NB 11 B . 0.19 Nealigible
Langworthy St. I Hill St. WB 35 0 0.68 120
. . ..
Table 2 _ EXlsling 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 0-3 and 0-4.
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 Nealigible
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./W. 3'" St. NB 12 B 0.22 Nealiaible
Langworthy St. I Hill St. WB 99 F 1.02 271
..
Table 3 - Condlllons at 5 Years Opemng (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 I
Mercy Main Ent. 10 A NB 10 B - -
James St. I W. 3'" 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. I w. 3'" St. NB 13 B 0.03 Negliqible
Mazzuchelli I 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. I w. 3" St. NB 15 C 0.39 45
Langworthy St. I Hill Sl. WB 1,029 F 3.13 999
Table 5 - Conditions at2P Years After Opening (2027)
WHKS & CO.
11
5.7 Conditions in 2027 for No-Build
The capacity and LOS 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
0-9.
Intersection Worst Approach
vIe
Delay LOS Lane Delay LOS ratio 95% Queue
(see/veh) (feet)
Cardiff SI. I W. 3'" SI. NS 11 S 0.10 Negligible
Mazzuchelli I Mercv Enl. NS 9 A 0.14 NeoliQible
Mazzuchelli I River
Pointe I Cardiff SI.
Langworthy I Mazzuchelli
I James I Mercy Main
Enl. 10 A NS 11 S - -
James SI. I W. 3'" SI. NS 15 S 0.37 43
Langworthy SI. I Hill SI. WS 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 lOOT 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
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Langworthy I Mazzuchelli I 2 1 1 . 2 .
James I Mercy Main Ent.
James St. I W. 3rd St. 2 1 1 2
Lanoworthy 51. 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 I 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 I Hill Street intersection is
shown in Table 8. For details, see Appendix 0-10.
Intersection Worst Approach
Year v/c
Delay LOS Approach Delay LOS ratio 95% Queue
(sec/veh) (feet)
2005 WB 35 0 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 I 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 I Hill
Street intersection sometime between Year 2012 and 2017. A signalized intersection analysis of the
Langworthy Street I 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 0-11. .".
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 0 0.86
Table 9- Langworthy Street I Hill Street intersection Signalized Intersection Analysis
"WHKS & CO.
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 vehicies 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 I 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.
WHK.S & CO.
WHKS & co.
ENGINEERS
PLANNERS
LAND SURVEYORS
FOUAO K. DAOUD, P.E. & 5.E.. PRESIDENT & CEO
PENNY L SCHMITZ, EXEC. VICE PRES., COO& CFO -
RICK G. ENGSTROM, c.E. T., VICE PRESIDENT
MICHAEL A ZEUNSKAS, P.E., VICE PRESIDENT
GERALD M. 'M:fLANJ, P.E., OWRMAN OF THE BOARD _
-
November 29, 2005
185 WISCONSIN AVENUE
EAST DUBUQUE, IL 61025-1324
phone 815-747-8833
fax 815-747-6043
8-mai: eastdub@whks.com
website: www.whks.com
Mr. Kyle Kritz
Associate Planner
Planning Services Division
City of Dubuque
50 West 13th Street
Dubuque,IA52001-4864
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 MDT for the original site plan submitted and also determine
the MDT for the development as currently proposed;
a. Original site plan estimated AADT is 3, 480
b. Revised site plan estimated MDT is 1, 360
2. Modify Exhibit 8.1, 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 'J" Street and Cardiff Street for 50 percent
of the site traffic, with 80 percent of the site exiting traffic turning right at 'J" Street
and 20 percent turning left at :t" 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 Delay LOS ratio
(s!!eN!!h)
95% Queue
(feet)
Cardiff S1. / W. 3~ S1.
2017 - 80120 Traffic Split
2017 - SO/50 Traffic Split
..
NB
NB
11
12
B 0.11
B 0.16
Negligible
Ii ible
OTHER OFFICES:
P.O. BOX 10487
10485 OETH COURT
1-421 S. BELL AVE., SUITE 103
2905 S. BROADWAY
MASON CITY, lA 500402-1<487
DUBUQUE. IA 52Q03-1879
AMES. IA 501J1~n10
ROCHESTER. MN 55904-5515
PHONE 641-423-8271
PHONE 5e3-SB2-S481
PHONE 515--683-9997
PHONE 507-288-3923
I
Mr. Kyle Kritz
November 29, 2005
Page 2 of 2
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 11[112005 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 ,
WHKS ""co.
~.
Michael A (Tony) Zelinskas, P.E.
Office Manager
MAZlss: 6684
Attachment
Cc: George Murphy (wI attachment)
>'1-
K:\Depl\1'Iil684 River Pointelwp'l. TR 11 292005 supp info.doc
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CITY OF DUBUQUE
PLANNING SERVICES DEPARTMENT
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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.
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We are the neighbors of the proposed River Pointe Condominium Project, which is under consideration for
development atop Kelly's Bluffin Dubuque. We the undersigned are in opposition of this development.
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Page 1 of2
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CITf OF DUBUQUE
PLANNlrlG SERVICES DEPAR1MENT
To:
From: <n5333@aol.com>
<rdbuol@cityofdubuque.org>, <amichalski@cityofdubuque.org>,
<rjones@cityofdubuque.org>, <k1ynch@cityofdubuque.org>, <kbraig@cityofdubuque.org>,
<jconnors63@cityofdubuque.org>, <pcline@cityofdubuque.org>
Date: Friday - January 27, 2006
Subject: Condo Development
Mayor and Council Members,
I wanted to invite you to drive up to Kelly's Bluff and drive down my drive
and look to your right, above the rock wall to the west and you'll see a
black silt fence. 20 feet from that will be a 14 story building (one of 2)
including the roof. This building will be now 400' plus long a football field
1/2 plus. Mr. Speigel has turn it to a personal matter between the us. My
first and main concern has always been the neighborhood, impact and traffic
which I would suggest an independent traffic study be done.
-~
But from a personal standpoint people in my life are being contacted at
work and being ask not to support me in my concerns or a lose of business to my
supporters will happen. Then Mr. Jeff Stiles, Gene Manternach (who only
recently appear since this project has been introduced) have been in my home
helping myoid female friend that lived with me 2 years ago and the day she
moved out even Mr. Spiegel call my home, this was about a month ago. A week
before the council meeting. I just want you to know some of the things
happening, which now makes it somewhat a personal matter without getting into all
the details.
The developer has changed his plan 4 times, the original vote or reading
was on the original version, then the change to only now make the 12 story
buildings even bigger from 2 monsters to 2 behemoths. Three buildings were
eliminated but now we have 2 buildings with 125 units in each, 40 units
larger each. The assisted living was removed, but that never had any real
Impact from a traffic standpoint anyway. This change was done and the plans
picked up by me Tuesday the day of the council meeting and for the second
reading. The developer couid develop this area in building 4 -6 story or 3- 7
story buildings. There is a factor when buildings are above 6-7 stories that
is increases costs and then it is cheaper to build higher buildings because of
the costs versus building 6-7 stories or lower.
I feel from a citizen, this project and what is being asked for and to
forever change the scenic bluffs and what Dubuque has been for 150 years, is a
'-_0 .II~" ..;tvnfclnhnclUe.org{gw/webacc?U ser.context=jschs lKm9ir 1 nffHq6&action=Item.Read&Item.d... 1/27/2006
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Page 2 of2
decision that should be taken very seriously and to let 7 people make that
decision that will for ever impact and change my home, town and Dubuque
forever. I was around during urban renewal of downtown. Look what we lost forever,
and what was almost lost, the old orpheum therater, the grand to name a
few. Now you being asked to change the bluffs in a effort to let new
contemporary buildings highlight our skyline forever. I think this is a very
important decision to be taken by 7 individuals for the dtizens and Dubuque.
I still invite you to take a few minutes and drive up to the area, look
down my drive and what and how this will impact me and the entire area.
Jeff Nagle
~
https://gw.cityofdubuque.org/gw/webacc?User.context=j schs 1 Km9ir 1 nffHq6&action=Item.Read&Item. d... 1/27/2006
February 1, 2006
\D)~(g~O\YJ~~
l\ffi FEB 1 2006 l!J)
Dubuque Zoning Advisory Commission
CITY OF DUBUQUE
PLANNING SERVICES DEPARTMENT
Re: KeUy's Bluff - rezoning request
Dear ColJll11i$Sion Members:
I woinllO go on record as being opposed to the present development plans for Ri\lCt
Pointe condominiums. I hope you will carefully consider the neighborhood residents, the
noLo;<<:, and the potential for neighboring building structural danlage, the potential for
mud/rock slides 10 51. Mary's Street and Ihe overall Jook for Ihe entrance into Dubuque.
The developer Was aware of the zoning when the property was purchased. Thank you for
your time and consideration.
I am; kindly.
~A~'
S.A. Sutton
IS7.s Custer St.
Dubuque 52001
e2/e9/1995 el:55 319-588-8ee9
M/lRY FUHt<MAN
, Iol ~ ~UiH ~
lI11 FEB 1 2006 lYJ
We oppose !he coIidominium project planned for KeUy's Bluff.
Eo !l1"Nc.'T L.
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CI1Y OF DUBUQUE
PLANNING SERVICES DEPARTMENT
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CI1Y OF DUBUQUE
PLANNING SERVICES DEPARTMENT
River Pointe
Development .
..
Submitted by Jeffrey Nagle, 255 Kelly's Bluff, a 45 + year resident of the City of Dubuque, I
own this property plus 3 additional lots located on Kelly's Bluff owned by Nagle Publications,
Inc. and also opposed to any such development.
This development was refused twice by the zoning commission and also by the long range
planning commission ( all appointed by this council), because of it's current size, density, and
impact to a very quiet neighborhood with sub-standard roadways. At those meetings no one
supported the project for what good it will be and the only supporters were those that could
profit or personally benefit from this development and almost all were not even residences of
the city. No person said anything bad about the developer nor was that a issue or concern. The
overall consensus of the concern neighbors and citizens was a maximum 4 rising to 6 story's
(as depicted) development with a maximum of a maximum of 75-100 units. This would
appease most of the concerns of everyone and there still would have to be attention to the traffic
created even that could still create problems. No one said do not build, but build to the size
to fit the area and neighborhood of residential homes.
HISTORY:
The site was the home of the Villa and which stood for 50+ years and was only a 4 story
building. The traffic produced by the Villa was nil and was 69 cars per day when it was
operating. The area of Kelly's bluff was the site of many attempted developments as far back as
the early 70's. When it was proposed as 64 town homes (at the current site of the Nagle
property) and after continued resistence from the city, it was never developed. That same land
was purchased in 1992 by myself and that same idea was under the same opposition and finally
developed to allow 3 home lots and 6 town homes down from the 64 town homes. This property
already had a standardized road to access the property from 3,d s1.. A IT ACHED item 1 & 2.
was the filed zoning information to the City Council that would be allowed. Please note that the
estimated vehicle count and signed by Kvle Kritz and was, as assessed to all developments since
then and have been assessed a 10 vehicle per unit per day and this has been the city policy to
any development and for over the last 30+ years. Common sense would indicate that if anything
it would go up over the last 30 years, especially when we have more vehicles and are building
homes with 3-4 car garages. The Villa property that is cUrrently wanting to be developed by
River Point, was first purchased or an option to purchase was by Angelus Retirement of
Madison, WI. Who had the option subject to zoning and the ability to access the property and the
impact to the area. They decided against the project because of the traffic and the neighborhood
reaction to the project. They decided on the west end off the Northwest Arterial where the road
system could accommodate the development. Also this is the growth direction of the City of
Dubuque. ,
DEVELOPMENT AND IMP ACT:
J1/'l
The current development calls for 181 units and the density is that of the Kennedy Mall in size
and takes up 15 acres which is the foot print of the mall. In an area where Mercy Hospital,
. Medical Associates, 8 other professional office buildings and a nursing home. All wanting and
using the current road system. The roads St. Mary's, Cardiff, Summit, Burch and Mazacehlli
( which is substandard and cannot even be considered a roadway but rather a large alley) are one
lane roads or have parking which makes it a one lane road. A bias traffic impact study was done
by the developer only after the developer first stated the original project would create only 600
cars per day and for 400 units and the 10 story 120,000 plus office building and the
developer strongly disagreed with the actual city estimates and which was the norm. This study
and in any S.I.T.E. Site Impact Traffic.Evaluation and the recommendations of ITE (Institute
of Traffic Engineers) establish guidelines and rates or ADT Average Daily Trip rate.
ATTACHED item # 3 & 4. additionally all streets that will and could be alternate routes,
bypasses around traffic where there are backups are to be measured and addressed, and accident
rate reports for all streets within the development range or area these need to be addressed as a
cause due to a new development request. The travel pattern and direction people will take
will be the direction with the least amount of resistance. All items need to be determined as
a " base condition" and must be established with the proposed development and without the
proposed development. Simply put, ifI would paid an expert to make the numbers work, they
would. The studies as supplied or purchased and are simply a fill in the blanks and all the
verbiage is already on the page.
Additionally I have attached not only one document but 3 additional sources of developing traffic
impact and what should be the amount of traffic produced by developments and what ADT rates
should be used. Dubuque, Iowa is considered the high end of small community. The first is in
ATTACHED item 3 & 4, The second A TT ACHED ITEM # 5. is for the NCHRP (
NATIONAL COOPERATIVE HIGHWAY RESEARCH PROGRAM) report 187, which
indicates 14 person trips per household. ATTACHED item # 6. is from the impact traffic
study from Rapid City, S.D. a community of 79,006 population and 30,860 households a
community study I fQund as close to Dubuque in the Midwest. That report averaged 12 vehicle
trips per person. Now how can 3 reDorts and sources that are to be used in traffic imDact
studies be wrong and the reDort comDlied bv the develoJ;>er be right. These are from the most
respected organizations and who( NCHRP & ITE) impact studies are to use. You can pay
anyone to say what you want and need.
We found missing on the report/Traffic Impact Study the following;
:>; Traffic accident reports for W.3rd and Hill Streets, Summit & 3rd,
Burch' & 3"', Bluff & 3", Hill & Wooten, and at the traffic signal
at Hwy 20 overpass.
> Nothing addressing bypass routes ( the direction of least resistance)
and the road conditions
2
> Cardiff street and it's entering and exiting on 3'. and the grade
% is not to code or compliance and dangerous.
> The noise pollution this developmentwilI cause during the construction
and for over 12 years. This project wilI have a impact caused by the new
noise and vehicle traffic that the development wilI create and to air quality.
> WHAT OF THE 1,000's OF SEMI'S AND TRUCKS THAT WILL NEED
TO GET TO THE SITE DURING CONSTRUCTION.
The report also asks for parking limited to one side of the street on Cardiff the west side since
the east side has an alley, off street parking and garages. The study overlooks the fact that the
alley is not an alley but is private property and the use of which is not allowed and
temporary use may be the case, but not authorized. The report also states the fact there is no
parking lot of Medical Associates Clinic that is allowed to exit and enter onto Langworthy. The
parking lot at Medical associates does enter and exit onto Langworthy as it has since built.
The report asks or suggests traffic signal be installed at W.3rd and Langworthy. This fact would
have another traffic signal added within a block of an existing traffic signal. The potential
conflicts of backup traffic up and down HilI street by this new signal and the use of HilI by
emergency vehicles and ambulance going to the Mercy emergency room. The report states . _
that 80% of the traffic from the development will use Mazzuchellil Langworthy to head west.
Again Mazzuchelli is a sub standard street and goes to the front door/entrance of Mercy
hospital and has 12 parking lots and a parking ramp of hospital employees and patients
exiting currently onto Mazzuchelli / Langworthy. The report states the traffic 80% will seek to
travel to the highway 20 exit, where the other traffic signal on Hill is. This report is saying no
one wilI travel downtown, to the river front, gambling or to the new HY-Vee or east to
Illinois, using 3'., HilI or any other means available, but primarily Langworthy to Hill to
the Highway.
Correspondence was from WHKS to Kyle Kritz see ATTACHED item 7 Stating the ADT is
1,360 total for the entire development or an average of 4.73 vehicles per unit per day. With the
estimated 10 vehicle trips per day per unit the City has used for 35 plus years and now is only
going to average and as A IT ACHED item # 8. indicates a table used by ITE to determine the
ADT rate and even the A.M. peak rates generated for developments which also indicates a 10.71
ADT rate not 4.73 the study would lead you to believe. If the math is done base on City and the
lTE tables a development of this density 287 units will average a 10.71 min. ADT rate and would
be 2,888.46 far exceeding the traffic impact report that was generated by the developer by some
1,520 cars per day. Supplied you have the 3 reports on true traffic counts. This 4.75 vehicle
count, will establish a legal precedence allowing other developers to use the same counts for
their projects and allow neighborhoods to be torn down to make room fo these developments
Now onto the developer of this project, does the developer have the funds or backing to follow
3
through and on a project that will take over 12 years (what of the mess and continued traffic of
construction equipment), the World Trade Center only took 10 years. No bank in Dubuque has
the ability to finance this project. The developer has not produce any proof of backing for this
project to assure that it can be done. What if the developer sales this off in an effort only to re-
coup his costs he currently has. States he has 100 sold or buyers, has he produce any list. What
assurance do we the community have. What of insurance, bonding, streets that have to be
corrected to standard streets. This company has no experience in this type of project or size,
remember this company is a LLC and can at anytime fold and not effect the developer or his
other assets that may be needed to comply with this request or problems that may be caused. We
the community are expected no matter what the size of the project to invest a lot of dollars into
this project, we need to protect our investment and on what any development would require us to
do, so we should ask the same. We ask contractors doing work for the community to be 100%
bonded for projects.
I've attached photos showing the overall area, and affected nearest roads that will be disturbed by
this development. How the complex will look (and to scale), the parking lots and ramp, the
streets. The nursing home who continues to have trucks, buses and on going emergency vehicles
clogging up the roadway on W.3rd and directly across from Mercy's main entrance on St. James.
I have even attached a photo showing my home before and after with a 12 story building on my
property instead of my home. I have more enough room to build this and to tear down my home
and what I could build to now conform to the proposed development would be a worthwhile
investment for me to make millions. This would have to be allowed based on no restrictions
being placed on River Pointe developments and the traffic counts they are trying to use.
.~
4
_~ffiC 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 Gcncnltioll Ratc,
Ratc,
Land Usc Basc lInit AM Pcak ADT ADT Ran~c
Rcsidcntial
Single family Home per dwelling unit .75 9.55 4.31-21.85
Apartment Building per dwelling unit .41 6.63 2.00-11.81
Condo/Townl-lome per dwelling unit .44 10.71 1.83-11.79
Retirement Community per dwelling unit .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
Rctail
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 GFA 9.27 130.34 73.5-246.0
Convenience Mart wi Gas Pumps per 1,000 GF A 845.60 578.52-1084.72
Convenience Market (24-hour) pcrl,OOOGFA 65.3 737.99 330.0-1438.0
Specialty Retail per 1,000 GF A 6.41 40.67 21.3-50.9
o flicc
Business Park per employee .45 4.04 3.25-8.19
General OtJice BJdg per employee .48 3.32 1.59-7.28
R & 0 Center per employee .43 2.77 .96-10.63
Medical-Dental per 1,000 GFA 3.6 36.13 23.16-50.51
Industrial
Industrial Park per employee .43 3.34 ].24-8.8
Manufacturing 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 .]0-2.94
Movie Theatre per mOVie scn:en 89.48 529.47 143.5-111.5
w/Matinec 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 alllle driveways oftlle various land uses. For
many land uses, not all of the trips generated at the driveway represent new trips added to the roadways.
3.6. Trip Generation
Trip generation is the step in the modeling process that utilizes the land use data
(socioeconomic data) to calculate the trip making characteristics (person trips) of each
T AZ that will eventually be modeled on the roadway network. In this process, person
trips are classified into three main trip purposes as follows:
1 HBW - Home Based Work Trips
2 HBO - Home Based Non-work Trips
3 NHB - Non-home Based Trips
These trip purposes are consistent with the TModel2 model and allow travel
characteristics associated with each to be quantified separately in many different aspects
(average trip length, auto occupancy, variation by time-of-day, etc.).
Many factors influence the amount of travel in a region, including automobile ownership,
income, household size, density and type of development. Most travel demand models
make use of disaggregate socioeconomic data, such as households classified by vehicle
ownership, households classified by family size, or households classified by income to
determine the amount of travel generated in the region.
The trip generation model used for this project estimates trip productions and trip
attractions separately. In describing the direction for a trip, the term origin refers to the
starting point while the term destination refers to the ending point. However, the trip
ends at the household are called productions, while the trip ends at nonresidential land
uses 'are' called attractions. Hence, the production-attraction format does not indicate the
true direction of travel as opposed to the origin-destination format.
Trip generation models consist of two sub-models: trip production models and trip
attraction models. While household data is used to estimate trip productions,
employment data is the primary data used to estimate trip attractions. Each model is
discussed separately in sub-sections which follow. Also discussed within this section are
special generators (zones where productions and attractions are calculated separately),
trip generation procedures for external trips (trips with either an origin or destination
outside the model area), and procedures for estimating through trips (trips with neither an
origin nor destination within the model area). Lastly, procedures for balancing trips to
obtain an equal number of productions and attractions are discussed.
3.6.1. Trip Production Model
Trip productions are associated with the traveler's home. For instance, if a person went
from home to work in the morning, and then went from work to home in th~ evening, the
traveler would have generated two productions at the home T AZ and two attractions at
the work T AZ. Households, or the number of family units, are the primary data source
for estimating trip productions.
. Many different sources are available for estimating trip rates per household. While some
o~...;,l r;hl Tnwpl n,:,,_~~nrl Mnrl~L_
...
sources consider only the number of households, studies h~ve s.hown that when
households are stratified by a second variable (household s.lze, ~ncome, or auto .
ownership), more realistic results can be obtained. In additIOn, It was found that trIp rates
varied by the size of the urbanized area. .
To develop trip rates for the Rapid City TransCAD model, several sources were
consulted, including NCHRP Report No. 187, NCHRP Report No. 365, and
documentation included with the TransCAD software platform.
Using the year 2000 household data, several ~p production models ~ased on national
data were tested. The results of initial productIOn models are shown m Table 5.
Table 5 - Initial Production Model Results
Method
Total Daily Daily HBW Daily MHO Daily NUB DllilyP's
Penon Trip Person Trip Person Trip Person Trip DailyP's ..r
P', P', P', P', perUU Person
350,244 66,939 ]96,840 86,464 ] 1.35 4.43
Cross-Classification using
Avg. HH Income and Avg.
H"Size.
Cross-Classification using
Avg. HM Income and Sub-
ClassifICation of H H Size.
300,589
59,216
170,125
71,248
9.74
~'
3.80 -
Cross-ClauilicatioD using
Avg. HH Size Ilnd Avg.
AuloslHH.
341.742
65,3]4
192,026
84,401
11.07
4.33
Cross-Classification using
Avg. HH Income and Avg.
AutoslHH.
374,041
75,826
208,105
90,110
12.12
4.73
. Population"" 79.006
. Households = 30,860
The initial production model results were compared with available local data, including a
trip generation rate study conducted by the Rapid City MPO in 1995, and with available
work trip data from the 1990 census. Factoring 1990 census data (trips to work by mode)
to year 2000 levels indicated that about 77,000 daily HBW trips could be expected from
the model area. Additionally, local trip generation rate studies indicated that vehicle trip
productions per household in the Rapid City area averaged about 12 trips per day. Based
on these comparisons, and considering available data, household data cross-classified by
average household size and auto ownership was determined the best method for
estimating productions for the Rapid City area.
It was recognized that the selected method under estimated HBW trips by about 15%.
Consequently, the NCHRP Report No. 365 trip rates contained in the production model
supplied with TransCAD were adjusted to compensate. A custom production rate table
resulted that is utilized for the Rapid City TransCAD model. The results of the trip
production model for the year 2000 household data are summarized in Table 6.
Complete trip production results by T AZ are included in Appendix B.
Table 6 - Trip Production Model Results, Year 2000 Model
Total Daily Daily HBW Daily HBO Daily NHB DailyP's
Person Trip Person Trip Person Trip Person Trip DailyP's per
P', P', P', P', per HH Person
403,307 77,078 226,625 99,604 13.07 5.10
Rapid City Travel Demand Model
~
....
NCHKl' Project ~-L'1(L), J ravel estImatIOn J eChmques tor Urban J-'Janmng
Page 1 011..
TP.E N;\TIC~,1.i A~AaEMJES $: Clwent ProJ!lcts PulJllcalHins Olrlictorres SUfch 5119 M.a:J' FUdt1adi
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.. y :;... = .IL'lfo1:J:t~~..toj:f=--..,.;.m..:,m;"I~";IiI.rll.."'''~:~:''',Fm1I."'!.m.."o1..:1:1
National Cooperative Highway Research Program - Completed Project
Project 8-29(2)
Travel Estimation Techniques for Urban Planning
Res. Agency:
Principal Invest:
Effective Date:
Completion Date:
Funds:
Barton-Aschman Associates, Inc.
William A. Martin
April I, 1995
January 31,1996
$47,398
In 1994, the final report for NCHRP Project 8-29, "Travel Estimation
Techniques for Urban Planning," was completed. This report contains default
travel demand parameters that can be used by urban areas that do not have
locally derived travel demand data or models. This report also was designed to
replace the earlier report, NCHRP Report 187, "Quick Response Urban Travel
Estimation Techniques and Transferable Parameters." NCHRP Report 187 was
developed in the late 1970s and the updating of the report in NCHRP Project 8-
29 was based on the assumption that there had been considerable progress in
travel demand model development since the 1970s, particularly for small- and
medium-sized urban areas. Unfortunately, not very many survey data were
available during the life of the 8-29 contract. The primary source of data for the
NCHRP Project 8-29 report was the NPTS data and a small collection of travel
surveys and resulting model calibrations.
-~
NCHRP Report 187 contains a wide range of trip generation rates, from about 14
person trips/household for small urban areas to approximately 7 person
trips/household for large urban areas. NCHRP Project 8-29 found no justification
for this wide differential and, in fact, could only identifY a small variation in trip
rates by urban area size. Consequently, the rates presented in the NCHRP Project
8-29 report vary only by a small amount from an average trip rate of 9 person
trips/household. Recent model development efforts for small- to medium- sized
urban areas allow the opportunity to verifY these rates. Other improvements to
the NCHRP Project 8-29 report have also been identified.
The objective of this project was to review the NCHRP Project 8..29 report
and revise the report as appropriate.
The project included the following tasks: (1) Using the recently available travel
demand data, review and update the trip generation rates contained in Chapter 3
of the NCHRP Project 8-29 report. (2) Using recently available travel demand
data, review and update the trip distribution friction factors contained in Chapter
3 of the NCHRP Project 8-29 report and expand them to include different urban
area size factors, if appropriate. (3) Incorporate the Case Study, Chapter 12, into
each of the report chapters.
http://www4.trb.org/trb/crp.nsf/0/647cl cb3a6b6bfe2852567 48005619fa ?OpenDocument
12/16/2005
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Dear Mayor Buol and City Council,
As a concerned citizen of Dubuque, I would like to state my opinion on the Spiegel
River Pointe Development condo project.
I am concerned that, if you let this project continue as proposed, it will lead to
problems in the future. Twelve-story buildings are much too tall to adorn our bluffs.
What is Dubuque known for? The Mississippi River, "the old worldliness" of our
downtown, and the Bluffs.
If you let one person build a twelve-story condo project on our bluffs, it opens the
doors to others with money to buy property, tear down trees and homes, and build
whatever!?
My concern is also for the existing homes and families who will have their property
jeopardized and their lives disrupted for twenty years.
My birth home, San Diego, CA, is known for its weather and coastline. At one time
developers built multi-story condos along the coast. The city later realized the
destruction of the area and view of others.
They subsequently determined what was in the best interest of the city and put a cap on
the height of new buildings.
Lesson Learned?!
As far as Mr. Spiegel downsizing or "trying to work" with the city, I feel it is nothing
but a lot of smoke and mirrors. We still end up with twelve-story condominiums
shadowing the city.
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Leslie L. Motsch
975 So. Grandview Ave.
Dubuque IA 52003
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February 10, 2006
To: Dubuque City Council
Re: River Pointe Development
Dear City Council,
I would like to say that I am against the condo project at this magnitude. One-half its
latest proposed size would be more reasonable.
I think that the city council and zoning commission owe the citizens in the neighborhood
protection against this type of invasion. That is the reason we have zoning laws and
ordinances.
Please don't ruin the neighborhood and the bluff skyline with this massive, out-of-
proportion project Size it down and make it acceptable to the ecology and in harmony
with the neighborhood
Thank you,
Jim Banwarth
985 So Grnndview
Dubuque, Iowa 52003
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Dubuque City Council
City Hall
50 West 13th Street
Dubuque,IA 52001
c
Dear members of the City Council,
"'-,
I am personally very opposed to the River Pointe Condominium.
As I drive down Dodge Street lately, I have often looked up at the skyline, noting two story houses
that already dominate the landscape not far from the proposed condominium. TWO stories high!
And those dominate.
Now, imagine a 12 story building on that bluff--even set back to attempt to minimize its visual
impact.
Born and raised in Dubuque, I treasure our bluffs. They help make our beautiful city unique.
roamed these bluffs as a child: the ones just above Trinity School, those above Kaufmann
Avenue and, of course, the bluffs abutting Eagle Point Park.
We have already seen some of the devastation of our bluffs near Eagle Point Park. That
landscape is already heartbreaking and may be very costly to repair. And who will be held
responsible? Taxpayers?
I believe there is a certain amount of danger in trying to build a 12 story building on the property . -
of the former
Dominican Villa--even without blasting for below level garages. Not to mention the entire
traffic problems that many are trying to minimize. Lately, there has been a great deal of
electrical work on the approach from Bryant Street to Mercy Hospital. One lane traffic.
Seems like an omen to me.
But, most of all, I treasure the pristine look of those bluffs. I mourned the loss of mature pine
trees along Dodge Street, but their loss is minimal compared to a sight line of brick and mortar
that takes away natural beauty unnecessarily.
Monetary tax gain and a lovely sight for a few is just not worth it. Maybe we only appreciate what
we might lose.
Thank you for all your time and dedication. Please remember, that for many of us, the point is
NOT River Pointe.
~ a 0_
~a~~.
305 River Ridge
Dubuque, IA
563-556-5226
A note about my personal view of the River from a small bluff area. I remember when Interstate
Power company put up its huge white poles-without filing an environmental impact statement.
Those poles went up like asparagus on a warm spring evening. Many citizens tried to fight that
dissecting of the beautiful view of the River. To no avail. Those lines and poles also went right
through the Mines of Spain. Environmental impact? Who cared?
River Pointe-NO (2)
One more: who was "on watch" when an asphalt company despoiled the southern entrance to our
City? Certainly not our County Supervisors.
Some of US remember these egregious actions. Please do not add to them.
Again, thanks for your concern.
Donna Bauerly
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February 12,2006
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To the Members of the Dubuque City Council
City Hall
50 West 13th Street
Dubuque, Iowa 52001
Dear Members:
I am writing you in regard to the Kelly's Bluff condominium project.
I moved to Dubuque three years ago from St. Joseph, Mo. I love living in Dubuque. I fmd it a friendly
town and I love it's natural beauty. That is why I urge you to be very careful when considering
development along its beautiful bluffs. Your approval of this project could be setting a precedent for further
high rise development on the remaining bluffs.
Kelly's bluff is a place where your eyes focus when driving west across the Julien Dubuque bridge. The
design of the proposed project is too tall, too dense and too invasive for this particular site. This project's
architecture would blend in better on Dubuque's west side.
I own a farm near Elkader. The farm has been owned by my family for 154 years. I rent the 110 year old
farm house out to people moving to the Elkader area from such states as California, New Mexico and the
East Coast. Several families have taken up permanent residence in the Elkader area because they like it's
natural beauty and the fact that the community has worked hard to preserve its historic buildings. Natural
beauty and historic buildings are assets that people living in major metropolitan areas hunger for.
Preservation can lead to growth.
Finally, I oppose this project out of concern for the residents living below this project. What will the
necessary blasting and rearranging of the limestone bluff do to their property? We know that invasion of a
bluff can have serious stability consequences
I have served in public office and on several government boards so I appreciate the commitment you have
made to serve your fellow citizens.
~~~
Helene HurleYM~ /
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February 12, 2006
Dubuque City Council
City Hall
50 West 13'h Street
Dubuque, Iowa
To: The Honorable Mayor and Members of the Dubuque City Council
Re: The rezoning of Kelly's Bluff
The "COMPREHENSIVE PLAN FOR THE CITY OF DUBUQUE" sets forth as "Objectives for land Use",
several goals, one of which is "To Limit Development Along Bluff Lines..,."
Clearly, this addresses the issue of the proposed rezoning of Kelly's Bluff for the construction of a 12
story condominium.
Please DO NOT allow our Dubuque skyline to be dominated by such an enormous and out of place
structure.
We respectfully urge your "NO" vote on this matter.
Sincerely,
~~
4~ t0~" C"-~rrULn..
Robert Eichman
Damaris Eichman
3080 Karen Street
Dubuque, Iowa
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February 14,2006
Members of the Dubuque City Council,
I am writing in regard to the revised plan for the River Pointe condo development
project I have attended every Zoning Board and City Council meeting to listen to both
sides of this very controversial issue.
In its new and revised form, the development is still too massive, too tall, too dense, and
too invasive for the surrounding neighborhoods and for the bluff The previous plan was
to build 250 condo units and 36 assisted living units. The new plan is to delete the 36
assisted living units and build 240 condo units. This is a decrease in just 10 condominium
units. In addition, the 12-story condominium towers will span the bluffline from south to
north and from east to west, the length of 400 feet, which is longer than a football field
The bluffwill be excavated beneath the condominium towers to build the parking
garages, 2.5 garages for each condo, a total of 600 parking units.
I see this development not just as a controversial issue, but as a justice issue on many
levels: environmental, economic, social, and ethical. Recently, the City Council voted
unanimously to sell public land on Southern Avenue to a couple whose dream it is to
return to the neighborhood of youth to live out their retirement years. My concern is for
the lifelong residents on Cardiff Street and adjacent neighborhoods whose dream it is to
live the rest of their lives in their homes. I drove to the edge ofMazzuchelli Place. These
homes and families will not withstand the impact of the excavation of the bluff and the
erection of these 12-story towers.
My concern is also for ethical city government policy. More than one Zoning Board
commissioner has stated that this development is in violation of city laws and ordinances.
For example, a development of this size and density requires more than one access point.
Access to this site is from a single pointJn addition, the streets and intersections are not
equipped to handle the traffic impact of such a massive development
This development is also in violation onowa Code Chapter 414, which states that a city
is empowered to regulate and restrict the height and number of stories, the size of
buildings and other structures, and the density of population. The zoning regulations must
be made in accordance with the city's comprehensive plan and be designed to lessen
congestion in the street., promote health and the general welfare, provide adequate air and
light, prevent the overcrowding of land, avoid undue concentration of population, and
promote the conservation of energy resources. The statute further states that these
regulations must consider the character of the area, the suitability of the area for
particular uses, and the most appropriate use of land throughout the city. These
regulations are required to promote "the health, safety, morals, or the general welfare of
the community or for the purpose of preserving historically significant areas of the
community.
I set these points on paper, not for your information because you are aware of zoning
laws and ordinances. .Rather;theseregulations aretoremindme andtbe public. why. we
have zoning boards and city councils whose duty it is to consider matters with integrity
and responsible governance.
Currently, one bluff is in ruins because this same developer and certain members of the
former city council rushed ahead with a plan that was not well thought out That
development also was in violation of city laws and ordinances and Iowa State Code as
stated above. The taxpayers payed $:jOOO ~ an engineering study to assess the
damages. Last night the new budget q C4 $300,000 of taxpayers , money to repair the
bluff, even though the city is facing a budget shortfall. Where is the developer's
responsibility to present projects that are in accordance with ordinances and codes, that
take into consideration the proper use of land and the burden a development will impose
on the neighborhoods and streets, and to step up and claim responsibility for damage
done?
Thank you for considering my letter. T hope that we can work together as a community to
do our jobs as stewards of the land and neighborhoods and as guardians of public policy.
Respectfully,
~l1t/ftf ~avtMrlL-
Francine Banwarth
985 So Grandview
Dubuque, Iowa 52003
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WHKS & CO.
ENGINEERS
PLANNERS
LAND SURVEYORS
FOUAD K. DAOUD, P,E. & S.E., PRESIDENT & CEO
PENNY L SCHMIlZ, EXEC. VICE PRES_. COO & CFO
RICK G. ENGSTROM, GET, VICE PRESIDENT
MICHAEL A. ZELlNSKAS, PE, VICE PRESIDENT
GERALD M. WEILAND, P.E., CHAIRMAN OF THE BOARD
February 15, 2006
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
Response to Site Traffic Impact Study Comments
Dear Mr. Kritz:
~
As requested by the City of Dubuque, WHKS has reviewed the comments and
documents submitted by Mr. Jeff Nagle concerning the Traffic Impact Study for the
Proposed River Pointe Development on Mazzuchelli Place in Dubuque, Iowa (October
2005) that was prepared by WHKS. This letter addresses the traffic analysis comments
and issues raised by Mr. Nagle in the bound document titled "River Pointe Development"
submitted to the City on December 19, 2005.
Comment No.1:
History: "...all developments ...have been assessed a 10 vehicle per unit per day..."
Response No. 1 to Comment No.1:
A generalized trip generation rate to determine Average Daily Trips (ADT) for all
developments in Dubuque has not been documented by any study that WHKS is aware
of. The Institute of Transportation Engineers (ITE) Trio Generation manuals provide
ADT rates for a wide variety of land use types, including the land use type anticipated for
the River Pointe development. The methodology for using the Trip Generation manuals
directs the user to estimate ADT and AM and PM peak hour volumes based on specific
land use types. The study performed by WHKS followed the procedures and
methodologies recommended by the Trip Generation manuals (7th Edition) and the Trip
Generation Handbook - An ITE Recommended Practice.
Comment No.2:
Development and Impact: Mr. Nagle refers to 4 items that he believes contradicts the
analysis prepared by WHKS. Items 3, 4, 5, and 6 are attached to his submittal and are
discussed in the "Development and Impact" section of his submittal
OTHER OFFICES:
P.O. BOX 1467
1485 aETH COURT
1421 S. BELL AVE" SUITE 103
2905 S. BROADWAY
MASON CITY, IA 50402-1467
DUBUQUE, IA 52003.7879
AMES, IA 50010~7710
ROCHESTER, MN 55904.5515
PHONE 641-423-8271
PHONE 563-582-5481
PHONE 515-663-9997
PHONE 507-288-3923
Mr. Kyle Kritz
February 15, 2006
Page 2 of 4
Response No.1 to Comment No.2:
Item 3 is an excerpt from the text provided in Item 4. Therefore, WHKS will discuss
Items 3 and 4 jointly. Note that the submittal by Mr. Nagle repeats the same table, Table
3.3-Trip Generation Rates, in Items 3, 4 and 8.
From the internet address on the pages, the information in Item 4 appears to have been
downloaded from a website called "Shaping Dane", a site concerning long range
planning for Dane County, Wisconsin. The text in item 4 is from the "Community Guide
to Development Impact Analysis", a larger document in an Adobe file format. The link to
this document is:
http://www.lic. wisc.edu/shapinadane/facilitation/all resources/impacts/CommDev. pdf
Table 3.3 of the Community Guide document lists Trip Generation Rates and indicates
that the source of the information is ITE, Trip Generation. Mr. Nagle highlighted the text
in the table for the CondolTownhome residential land use. WHKS reviewed the current
Trip Generation manual to see how the values compared to the information provided by
Mr. Nagle. The comparison is shown in the following table.
~
Rates
Source land Use Base AM ADT ADT Range
Unit Peak
Table 3.3 CondolT ownhome Dwelling 0.44 10.71 1.83-11.79
Unit
ITE CondolT ownhouse Dwelling 0.44 5.86 1.83-11.79
Unit
It is unclear why the source that is referenced by Mr. Nagle cites an ADT rate that is
higher than the rate published by ITE, but otherwise the reference agrees with ITE.
However, the land use category that is referenced by Mr. Nagle is not the land use
category that is appropriate for the River Pointe development. Due to the height of the
proposed structures, it is appropriate to use ITE land Use Code 232, High Rise
Residential CondominiumlTownhouse, rather than ITE land Use Code 230, which
appears to be the source of the information provided by Mr. Nagle. The following table
lists the ADT rates for the High Rise Residential CondominiumlTownhouse land use, as
well as the AM and PM Peak rates used in the site traffic impact study performed by
WHKS.
Rates
Source land Use Base AM PM ADT ADT
Unit Peak Peak Ran e
ITE High Rise Residential Dwelling 0.40 0.40 4.18 3.91-4.93
CondominiumlT own house Unit
The ADT rate for the High Rise Residential CondominiumlTownhouse land use is lower
than the rate for other types of CondolTownhouses, but it would be inappropriate to use
the other land use category without additional justification. However, Mr. Nagle's
emphasis on ADT rates is misplaced. The key ratios for a capacity analysis are the
Mr. Kyle Kritz
February 15, 2006
Page 3 of 4
peak hour rates, which determine peak hour volumes. The capacity analyses for each
intersection in the site traffic impact study for River Pointe are based on peak hour
volumes, not on the ADT volume. For your reference, if the CondofTownhouse rate of
0.44 were used in the analysis, it would have increased the peak hour volumes by 10
vehicles. This increase would not have significantly affected the results of the analysis
or the conclusions of the site traffic impact study.
Response No.2 to Comment No.2:
Item 5
This text is from the Transportation Research Board website. The Transportation
Research Board (TRB) is a division of the National Research Council, which serves as
an independent adviser to the federal government and others on scientific and technical
questions of national importance. The text is an excerpt from a synopsis of a study
providing travel estimation techniques for broad urban area analysis, not an analysis of
the traffic impacts of a particular site. The text highlighted by Mr. Nagel is the high end
of a range of ADT rates of 7-14 trips per household, which were listed in a previous
study. The report synopsis provided by Mr. Nagle is for a new report that replaces the
earlier report with this range of values. The new study found an average ADT rate of 9
trips/household. As indicated above, this is an average rate to be used for urban areas
that do not have locally derived travel demand data. It is inappropriate to use average
rates for a trip generation analysis or when information is available for a specific land
use type.
~
Response No.3 to Comment No.2:
Item 6
This text is from a report documenting the locally derived travel demand data for the
Rapid City, SD Travel Demand Model. It should be noted that a similar type of model is
maintained by the East Central Iowa Intergovernmental Association (ECIA) for the
Dubuque area. As discussed above under Response No.2, the scope of Travel
Demand Model study is significantly different that the scope of a Site Traffic Impact
Study. The Travel Demand Model is a community, area-wide analysis that predicts how
trips will be generated within Traffic Analysis Zones (TAl) and how those trips will utilize
the roadway system within the community. The model is based on ADT volumes and
assists governmental agencies in planning for transportation system improvements. A
Site Traffic Impact Study focuses on a specific site and looks at the impact within a
much-reduced area. For the purposes of the Travel Demand Model, the use of average
trip generation rates is appropriate, but it is inappropriate to compare the information
used for this type of analysis with the information provided by WHKS for River Pointe.
Summary
Mr. Nagle provided traffic analysis comments and issues in a bound document titled
"River Pointe Development" submitted to the City on December 19, 2005. The
document asserts that the Traffic Impact Study for the Proposed River Pointe
Development on Mazzuchelli Place in Dubuque, Iowa (October 2005), that was prepared
by WHKS, is contradicted by information that Mr. Nagle included in his submittal. This
Mr. Kyle Kritz
February 15, 2006
Page 4 of 4
letter reviews the information provided by Mr. Nagle and clarifies the application of his
information to the River Pointe Traffic Impact Study. The trip generation land use
information presented by Mr. Nagle is for a different type of land use than will be
developed at River Pointe. Further, the studies cited by Mr. Nagle are not related to site
impact studies at all, but rather to a broad, area-wide community analysis type of study
known as Travel Demand Modeling. It is inappropriate to use the type of information
provided by Mr. Nagel in a site-specific traffic impact study, and misleading to compare
the information with the WHKS study and declare that the data is contradictory. The
information provided by Mr. Nagle is not relevant to the River Pointe development or to
the type of analysis provided by WHKS.
If you have any questions or require additional information, please contact our office.
Sincerely,
WHKS & co.
Michael A. (Tony) Zelinskas, P.E.
Office Manager
MAZlss: 6684
Attachment
Cc: George Murphy
Steve Juergens
#
BASIC ISSUES TO BE CONSIDERED IN YOUR DECISION TO VOTE YES OR NO
ON RIVER PlONTE PROJECT PROPOSAL
Planned Unit Development
The present proposal before you is not a PUD. It is high-rise blocks on 4+ acres
(See enclosed material on PUD).
Four members of the Zoning Advisory Commission have discredited not only the process
of the PUD ordinance, i.e., following the rule oflaw, which is the fundamental tenet of
our democracy, but also the ordinance itself, by voting for the PUD rezone. Your no vote
will help reestablish credibility to the law and intent of this important innovative land use
regulation.
PUD on Kelly's bluff should represent a project all the citizens of Dubuque will be proud
of. It should strive for excellence both in the design of its architecture and its land plan.
It should bring us together as neighbors not divide us. It should be impressive to tourists
and residents. It should set a standard of excellence for future PUDs and the bluffs, and it
should stand the test of time. The present proposal fails in these very achievable goals.
Planned Unit Development should not be a loophole in our land use regulations to allow
developers to build high profit high-density high-rise projects.
Pressure
A trade association executive in Washington DC for four years, I fully understand the
pressure brought to bear on you by special interest groups. This influence has corrupted
government at the national level, and led me to quit a promising career there.
You are feeling pressure now from city officials, trade unions, construction firms,
bankers and economic development groups. Do not yield to that pressure. Stand firm for
what is best for the whole cornmunity now and for the future. This will take courage, but
that is why you ran for office. You are beholden to no one.
A no vote does not mean no project on the bluff. It simply means not this proposal. The
developer has over reached mightily and has numerous fallback options. You must assert
the position he can and must do better on this property. This means junking high-rise
blocks, and back to the drawing board: a true PUD, mixed uses, lower scale.
There will be construction, jobs, and an increase in the tax base from the eventual
development of the site, perhaps not to the developers or the special interests maximum
goals, but it should be very profitable and altogether better for Dubuque.
This can and will happen only if you have the courage and foresight to guide the
development in that direction. PUD is a process. Give and take is a fundamental element
of this process.
~
Mr. Spiegel
Would you feel the same about the high rise blocks if they had been proposed by say, a
Chicago or St Louis developer? This proposal is not about Mr. Spiegel. It's entirely too
significant to be about a man. It's not about name or fame. It's about a plan. It's about a
process. The proposal fails on merits, both present and future. The architecture has no
redeeming qualities and the scale is overbearing.
(By way of explaining my qualifications for this criticism, may I say, in all humility, that
urban planning is my professional vocation and art and architecture my avocation. These
interests have taken me to all the great cities not only here in the U.S., but also of Europe:
London, Paris, Rome, Madrid, Barcelona, Berlin, Helsinki, Moscow, St Petersburg,
Stockholm, Prague, Zurich, Brussels, Amsterdam etc., where I studied their architecture
and urban development.)
Your Legacy
You represent this council as the first true Dubuque council of the Twenty First Century.
Your legacy will be so very important in setting the land use development standards for
this new century. Set the standards high.
The precedent you set by the way you vote will affect not only the validity of our present
land use regulations, but also their future interpretation by those who follow you. It will
also have a great bearing on the future land use pattern. The kind of development you
allow to be placed on the bluff will be part of your legacy.
If the present proposal is allowed, I firmly believe historians and generations of
Dubuquers, far into the future, will vilify this council as the one that allowed a
monstrosity, and perhaps others like it, to be built on our bluffs. Please realize there is
much more at stake here than one mans high rises.
Please reread my earlier material once more. Thank you.
Dean Rampson
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A Short History of Planned Unit Development
In the mid-sixties planning pioneers Dennis O'Harrow ofthe American Institute of
Planning and Lee Syracuse ofthe Land Use and Development Department of the
National Association of Home Builders sought to develop and promote innovative land
development regulations as an alternative to the rigid and obsolete lot-by-Iot subdivision
regulations and the straightjacket zoning ordinances of the 1920s and '30s, still
regulating land use in the sixties.
By the late sixties Lee Syracuse had formalized an innovative alternative to the obsolete
regulations. He dubbed his concept "Open Space Zoning". This idea sought to give land
developers higher density on larger land tracts if they were sensitive to environmental
factors, saved trees and woods, steams and wetlands, and configured primarily residential
uses creatively. Streets would be designed to land contours, setbacks undulating, uses
and densities mixed appropriately and separated by man made or natural green space.
Lee Syracuse was the father of smart growth. He believed his concept was a superior
alternative to the destructive formless land gobbling sprawl taking place in sixties urban
America. Open Space Zoning would slow sprawl and provide more efficient and
aesthetically pleasing functional land use patterns.
Unfortunately status quo municipal planners who were not interested in rocking the
comfortable boat they were riding in by proposing changes to their local planning and
zoning codes met his idea with skepticism and resistance.
.
I entered the picture in 1970, joining the NAHB Land Use and Development Department
as an Associate Planner right before Lee moved on to private practice in the Bay area. I,
and my boss, Bob Gould, carried on the battle to get Lees' concept accepted into
planning ordinances at the local level. We promoted the Open Space idea all across the
country in seminars, speeches at governor's conferences on land use, in our professional
organizations, and through the review ofland development regulations sent to us by
members from all over the United States.
Finally, in 1973, the American Society of Planning Officials agreed to work with NAHB
to develop what would be called Planned Unit Development and to officially sanction it
for adoption by the nations local planning agencies. By this time I was the director of the
Department and I personally spent many hours in Chicago working with my counterpart
at ASPO to reach a consensus, which would finally be accepted as an adoptable PUD
ordinance for local governments.
The Dubuque provision is a direct result of this effort.
How the PUD provision is understood and its administration has everything to do with its
proper utilization and effectiveness, and in fact its validity as a land use regulation.
Lee Syracuse would roll over in his grave, Bob Gould would be disgusted, and I am very
discouraged by what this ordinance is allowing to be proposed here in Dubuque. Not in
my wildest dreams did I think the thing I nurtured would be so misconstrued in my
hometown.
River Pointe is a gross corruption of the spirit, intent and substance ofPUD. The Spiegel
proposal is a sham end run around the provision in order to build 12 story apartment
blocks on a four-acre lot (barely two acres over the minimum). There are no mixed uses.
High-density high rises were never meant to be regulated under PUD. Their unique
characteristics must be regulated under a separate ordinance. River Pointe is not a PUD.
If this proposal is approved you will have made a mockery of the efforts of all of us who
have worked so hard to improve the urban landscape through PUD principles and you
will have gutted the Dubuque ordinance to meaningless.
IfMr. Spiegel wants PUD zoning let him propose to build a true PUD. Vote no until he
does.
Dean Rampson Urban Planner
1158 University
Dubuque 52001
5824524
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A BRIEF REVIEW OF THE DUBUQUE PUD CODE VIS A VIS RIVER POINTE
PROPOSAL, SELECTED SECTIONS
3-5.5. Planned Unit Development District (PUD).
(A) General purpose and description. The (PUD) district is intended to encourage
flexible and innovative design in the development of appropriate sites as integrated
project units. Regulations for this district are designed:
Comment: The key words here are appropriate sites, innovative design (land plan), and
integrated project units. The site is not appropriate for 12 story high rises. The land plan
is not innovative, instead, it is exploitative. There are no integrated project units in the
existing proposal, just high rise.
(I) To allow a workable, interrelated mix of diverse land uses;
Comment: There is no interrelated mix of land uses, just high rises on a four acre plot.
(2) To encourage flexibility in design for efficiency and cost saving for the
developer and the community.
Comment: In a PUD this provision was meant to encourage the innovative mixing of
housing, shopping, and green space. Density would be increased, resulting in substantial
savings on streets and utility infrastructure. River Pointe does not meet these goals.
Mr. Spiegel says building up is more economical. What he really means is high density
is more profitable. PUD was not meant to be a cash cow for developers.
(3) To maximize the potential for large-scale office, residential, commercial and
industrial development and at the same time reduce to a minimum the impact
of the development on the surrounding land uses and the natural environment;
Comment: Since the word (and) not (or) is used in the first sentence and given the
general purpose of PUD, River Pointe does not meet this criteria. The impact on the
surrounding land uses and natural (visual) environment is major.
(4) To encourage new development to preserve and utilize existing land
characteristics and features which offer visual recreational benefits or other
amenities;
Comment: The proposal will not meet the recommendations of this section,
specifically, the preservation of the visual integrity ofthe natural bluffline. It is an
overwhelming intrusion onto the bluff at 12 stories (120-30 feet high).
(5) To promote the economic, attractive, innovative and harmonious arrange-
mint and design of new buildings, streets, utilities and other improvements or
structures;
Comment: This section amply illustrates River Pointe is not a PUD, it's just high rises
on a plot two acres over the minimum required.
(6) To provide for the creation and preservation of more and larger useable public
or common open spaces than would normally be provided under conventional
development;
Comment: Would not provide public open space.
(B) (1) General Standards:
(a) The density and design of the PUD shall be compatible in use, size and
type of structure, relative amount of open space, traffic circulation and
general layout with adjoining land uses, and shall be integrated into the
neighborhood.
Comment: River Pointe will not be compatible in use, size and type of structure, with
the surrounding land uses, which are either single family or two story apartments, with
the exception of Mercy Hospital.
(d) The PUD shall conform to the adopted long range comprehensive
plan.
Comment: The Long Range Planning Committee has gone on record in opposition to
River Pointe.
(2) Specific Standards:
(d) Structures, other than single-family, adjacent to existing single-family
dwellings must be adequately screened and landscaped.
Comment: How do you screen a 12 story high rise?
(3) Other Conditions:
(a) Improvement oftraffic circulation for vehicles and pedestrians in the
proposed development and adjoining properties and streets
Comment: Do you believe River Pointe will improve traffic circulation in adjoining
properties and streets? My experience indicates the opposite will happen.
(b) Specific landscaping/screening/lighting requirements to maintain
privacy or reduced impacts in adjoining properties.
Comment: How do you ensure privacy or screen for a 12 story high rise? People with
binoculars or telescopes do look into windows of the surrounding buildings. My friend in
Minneapolis does it quite often from his eighth story window.
(c) Joint use of private open space or amenities by adjoining property
owners.
Comment: Are neighbors going to be allowed in the gates? Will neighbors need a
River Pointe identification card? Who will be eligible? This will be problematic to say
the least, could lead to court action.
(F) Plan Approval Standards
(3) The proposed development shall not interfere with the appropriate use and
enjoyment of property on abutting districts.
Comment: This proposal has significant neighborhood opposition.
(7) Due consideration is given to preserving natural site amenities and minimizing
the disturbance to the natural environment.
Comment: The bluff and the bluff-scape are the site amenities and they will be
degraded by 12 story high rises.
In conclusion, all the above factors taken together indicate an overall repudiation of the
PUD principals. River Pointe does not pass muster ofthe Dubuque PUD ordinance.
Mr. Spiegel should propose a true PUD if he wants PUD zoning. Vote no until he does.
Dean Rampson
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January 31, 2006
Dear Councilman Jones,
As an urban planner I certainly share your concern about the negative effects of sprawl.
May I point out, however, the River Pointe market will be primarily retirees, older empty
nesters and baby boomers, with incomes or retirement funds large enough to afford the
$200,000 to $500,000 and up per unit price tag.
The River Pointe condos are targeting the above market because they do not want to live
in single family housing with all the maintenance problems that come with it. These
people are selling their single-family homes,ifthey have not already done so, to take
advantage of the benefits of carefree luxury apartment living.
Newly built single family houses and housing tracts fuel sprawl. The people driving this
market are young family forming households and older trade-up households, not empty
nesters or retirees.
River Pointe will not alleviate sprawl because it will not affect the markets that drive
sprawl. The River Pointe market is not interested in buying single family housing in the
urbanizing area of the city.
River Pointe is not a solution to sprawl in Dubuque. Higher density developments such
as PUDI mixing townhouses, garden apartments (three story units), and single family
housing in the urbanizing fringe, in an integrated fashion, is one solution to sprawl.
River Pointe and PUD at the urban fringe are two separate ideas that focus on two
different markets with two different outcomes.
I would be happy to answer any questions on urban growth and development you may
have anytime.
Yours truly,
~
Dean Rampson
582-4524
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SPRAWL FACTORS IN URBANIZING AREAS
The Automobile
Building new arterials, highways and expressways, and extending existing ones
Widening streets, arterials and highways
Extension of sewer lines
Provision of water systems
Newly formed families seeking the "American Dream", a house on a grassy suburban or
country side lot
Households trading up and out farther in the country
Shopping centers and strip malls that follow or build ahead of the new urban fringe
market
High prices and scarcity of close-in urban land and land speculation
Lack of education in schools and of the general public of good land use planning
Failure of local planning and political bodies to understand, promote, and properly
administrate innovative land use regulations
.