Sidewalks OLd Main Historic Dis Work Session
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MEMORANDUM
February 13, 2006
TO:
The Honorable Mayor and City Council Members
FROM:
Michael C. Van Milligen, City Manager
SUBJECT: Old Main Historic District Sidewalk Paving Options
Staff in the Engineering Department, Planning Services Department, and City
Manager's Office have been working with Dubuque Main Street Ltd. and property
owners in the Old Main Historic District to coordinate decorative sidewalk paving with
installation of ornamental street lighting and an asphalt street overlay for Main Street
from 15t to 5th Street.
The City has budgeted for asphalt resurfacing of Main Street and replacement of the
existing street lights with new street lights that match the ones in Cable Car Square and
at the south end of Main Street. This is an ideal time to replace the sidewalks because
two foot of sidewalk would be removed along the curb to install new street lights. There
is an assessment to the property owners for the replacement of the sidewalks.
Dubuque Main Street Ltd. was awarded a $100,000 grant from the City's Historic
District Public Improvement Program (HDPIP) to install decorative concrete sidewalks
that meet the City's downtown sidewalk standards. The HDPIP grant would help to
offset the sidewalk assessments to the property owners in the Old Main Historic District,
which runs from 1 5t to 4th Streets.
After numerous meetings, however, the Old Main Historic District property owners are
not in agreement with installation of decorative concrete sidewalks that meet the City's
downtown sidewalk standards. Unless the sidewalks are installed to the standards,
however, the HDPIP grant cannot be used.
Planning Services Manager Laura Carstens has provided background information on
the downtown sidewalk standards. City Engineer Gus Psihoyos has provided cost
comparisons for sidewalk paving options for the Old Main Historic District. One is the
approved standards. The other is a two-foot wide replacement with buff colored
concrete along the curb.
.
Old Main Sidewalk Paving Options
Page 2
Assistant City Manager Cindy Steinhauser recommends that the City Council schedule
a work session at 5: 15 p.m. on March 27, 2006, at Five Flags Civic Center to discuss
the Old Main Historic District Sidewalk Paving Options. Since the Library auditorium
was not available, the works session will not be televised.
I concur with the recommendation of City staff and respectfully request Mayor and City
Council approval.
(14) ~. ;t~
Michael C. Van Milligen
fcms
Attachments
cc Cindy Steinhauser, Assistant City Manager
Barry Lindahl, Corporation Counsel
Laura Carstens, Planning Services Manager
Gus Psihoyos, City Engineer
Bob Schiesl, Assistant City Engineer
i5U~~E
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MEMORANDUM
February 13, 2006
TO:
Michael C. Van Milligen, City Manager
FROM:
Cindy Steinhauser, Assistant City Manager
SUBJECT: Old Main Improvements
Introduction
The purpose of this memorandum is to provide you information regarding the proposed
improvement to the Historic Old Main District and to request that City Council schedule
a worksession to provide direction on the proposed improvements.
~
Discussion
Included in the Fiscal Year 2006 Capital Improvement Budget (CIP) is a project to
replace historic lighting in the Historic Old Main District from 1st Street to 4th Street and
an asphalt overlay from 1st Street to 5th Street. These projects are not assessable to the
property owners in the district. As part of the installation of the light fixtures,
approximately 2' of sidewalk would be disturbed and need to be replaced.
Based upon this information, city staff, along with Dubuque Main Street Ltd., met to
discuss the coordination of the planned improvements and to review the feasibility of
replacing all of the sidewalk as part of the planned improvements. As is the case with
all sidewalk replacement projects, this would be an assessment project to the property
owner for the portion of the sidewalk, however, the property owner would not be
responsible for the cost to replace the sidewalk that was disturbed as part of the
installation of the lights.
Since the district falls within the proposed decorative sidewalk improvement plan and
there has been significant investment and improvement in the infrastructure in this
district, our discussion revolved around the cost to replace the existing and old grey
concrete sidewalk, with the Main Street sidewalk pattern design that is located on Main
Street from 5th to 9th Streets. City staff, along with representatives from Dubuque Main
Street, held numerous public meetings and meetings with representatives from the
Historic Old Main district to discuss each of these projects, the timeframe and potential
1
costs. Attachment A is a summary of the information that was distributed to the Historic
Old Main property owners and businesses on costs per project, estimated assessments
and the timetable for installation. Attachment B is a chronology of public input meetings
that were held to discuss proposed sidewalk patterns for downtown as well as meetings
held with representatives from the Historic Old Main District.
Also attached are two memos from Planning Services Manager Laura Carstens
regarding this project. The first memo is dated November 8, 2004 and provided the
background information for discussion at the November 15, 2004 worksession on the
proposed standards for downtown sidewalk patterns. This memo details how the
development of sidewalk standards began, areas where the sidewalk standards would
apply, projected costs for the different sidewalk patterns, public input received including
input from the Historic Preservation Commission ahd potential funding sources. The
second memo dated December 16, 1005 provides additional background information on
downtown sidewalk patterns.
During the course of our meetings with the Historic Old Main property owners, some of
the largest concerns were regarding the timeframe for installation, the sidewalk pattern
design to be used and the assessable costs for sidewalk replacement, particularly if the
decorative sidewalk pattern is installed. The fifth attachment is a memo from City
Engineer Gus Psihoyos dated December 15, 2005 regarding different cost options for
sidewalk replacement and the property owner's share of the cost for an average 50'
section. Included in the options is the cost to replace a 2' section of concrete with 1)
grey concrete; 2) buff colored concrete; 3) red concrete with broom finish or 4) red
concrete with stamped finished - none of which meet the downtown sidewalk
standards. Also shown is the cost to replace the entire 11' section of sidewalk with 1)
grey concrete (not the approved standard) or 2) buff colored concrete as currently exists
on Main Street. It is important to note that in early 2005, Dubuque Main Street Ltd. was
awarded a $100,000 Historic District Public Improvement Program to help offset the
sidewalk assessment to the property owners in the Historic Old Main District from 1st to
4th Street for the installation of the buff colored concrete sidewalk since it is an approved
design standard.
~
Despite the numerous discussions that have been held and the $100,000 HDPIP
funding to offset the sidewalk assessments, the Old Main property owners are not in
agreement with the installation of decorative concrete sidewalks. Attached is a series
of correspondence from representatives of the Historic Old Main property owners and
businesses, including a petition to replace the 2' of sidewalk that will be disturbed by the
installation of lights, with a red concrete. Since this does not agree with the approved
downtown sidewalk standards, city staff is not supporting this request. Also requested in
this petition is that the improvement be made in early spring in order to cause minimal
disruption to businesses.
It is important to note that the historic light fixtures have been ordered and city staff will
need to bid the installation of these fixtures in March or early April in order to meet a
June installation deadline.
2
Request
Based upon the information provided, I would like to request a worksession with City
Council to discuss this issue and receive direction on the sidewalk improvements.
cc: Laura Carstens, Planning Services Manager
Gus Psihoyos, City Engineer
Bob Schiesl, Assistant City Engineer
Dan LoBianco, Dubuque Main Street Ltd.
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3
Attachment B
Stakeholder MeetinQs on City Standards for Downtown Sidewalk Patterns
May 20, 2004
City Engineering and Planning Services staff presented recommendations for City
Standards for Downtown Sidewalk Patterns to the Historic Preservation Commission
(HPC).
June 15, 2004
HPC and staff recommendations for City Standards for Downtown Sidewalk Patterns to
the City Council.
June 17, 2004
HPC reviewed staff recommendations for City Standards for Downtown Sidewalk
Patterns to the City Council.
June 21,2004
City Council received recommended City Standards for Downtown Sidewalk Patterns,
and set work session date.
July 1, 2004 ~
City Council work session on recommended City Standards for Downtown Sidewalk
Patterns; asked for more information on the sidewalk patterns and more stakeholder
input.
July 28, 2004
City staff presented recommended City Standards for Downtown Sidewalk Patterns to
the Board of Directors of Dubuque Main Street Ltd.
August 18, 2004
City staff and Dubuque Main Street Ltd. hosted morning and afternoon open houses at
NICC Downtown Campus to seek input from downtown business and property owners
on recommended City Standards for Downtown Sidewalk Patterns.
August 19, 2004
City Engineering and Planning Services staff presented revised recommendations for
City Standards for Downtown Sidewalk Patterns to the HPC.
November 15, 2004
City Council work session on revised recommendations for City Standards for
Downtown Sidewalk Patterns.
January 14, 2005
Dubuque Main Street Ltd. submitted $100,000 grant application for Historic District
Public Improvement Program (HDPIP) funds to assist property owners in Old Main
Historic District with assessments for sidewalk replacement.
Attachment B
February 17, 2005
HPC recommended approval of $100,000 HDPIP grant to assist with assessments for
decorative concrete sidewalks in Old Main Historic District.
March 7, 2005
City Council approved $100,000 HDPIP grant to assist with assessments for decorative
concrete sidewalks in Old Main Historic District.
May 24, 2005
City staff met with Old Main business and property owners to review planned
improvements to sidewalks, curbs, lights, and street in Old Main District.
July 28, 2005
City staff met with Old Main business and property owners to review planned
improvements to sidewalks, curbs, lights, and street in Old Main District.
September 27, 2005
City staff met with Old Main business and property owners to review planned
improvements to sidewalks, curbs, lights, and street in Old Main District.
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MEMORANDUM
December 16, 200S
TO:
Michael Van Milligen, City Manager
FROM:
Laura Carstens, Planning Services Manager
SUBJECT: City Standards for Downtown Sidewalk Patterns -- Old Main
Introduction
This memorandum provides background information on City Standards for Downtown
Sidewalk Patterns in the Old Main Historic District.
~
Background
The Old Main Historic District is comprised of all of the properties adjacent to Main
Street between 151 and 4th Street and the Five Flags Theater. The district represents the
largest concentration of significant nineteenth century commercial architecture in
Dubuque. A map is enclosed.
In November 2004, City Standards were established for Downtown sidewalk patterns.
The intent of these standards is to guide future public and private sidewalk improvement
projects in the Downtown.
The FY06 Capital Improvement Program (CIP) includes a project to replace all standard
gray pedestrian walkways abutting Main Street with new decorative concrete. The
project extends beyond the Old Main Historic District, from the Locust Street Connector
to Sth Street. The CIP project description is enclosed.
In March, 200S, Dubuque Main Street Ltd. was awarded a $100,000 grant from the
Historic District Public Improvement Program (HDPIP) on behalf of property owners in
the Old Main Historic District. The HDPIP funds would be used to offset special
assessments these owners would incur for planned sidewalk improvements in the public
right-of-way.
The City also has a CIP to replace the existing street lights along Main Street from 151
Street to Sth Street with historic lights. This work would be done in conjunction with the
sidewalk improvements for the same area. The CIP project description is enclosed.
City Standards for Downtown Sidewalk Patterns in the Old Main Historic District
Page 2
What are the City standards for Downtown sidewalk patterns?
· Sheet #1 shows the basic elements of the Downtown Sidewalk Pattern.
· Sheet #2 shows the Main Street Pattern.
· Sheet #3 shows the Side Street Pattern.
· Sheet #4 shows the Washington Park and Library Sidewalk Pattern.
· Sheet #5 shows ADA compliant accessible curb ramps at street intersections.
How were these standards developed?
Engineering and Planning Services staff initiated development of these standards in
response to inquiries from Downtown property and business owners and developers
about what type of sidewalk color and pattern is appropriate for repair or replacement
of the sidewalks along their properties.
The 2004 Downtown Dubuque Master Plan lists the following priority actions related to
the Downtown sidewalk paving patterns:
· Complete the implementation of the Downtown streetscape improvements along
the remainder of Main Street from 1st to 14th Streets. The streetscape connection
will reinforce the linkages between downtown residential and commercial uses.
As a starting point, the streetscape /Iandscape guidelines developed for the
historic districts can serve as a model.
-~
· Strengthen the connectivity between the Port of Dubuque and the CBD including
the Cable Car Square shopping area.
City staff also has relied on the City's Streetscape and Landscape Guidelines for
Historic Districts and on previously-approved sidewalk improvements for guidance,
where sidewalks are addressed as follows:
. Recommended improvements include: preservation of original historic paving
and limestone curbing, and materials for new sidewalks and crosswalks that are
consistent with the historic materials such as brick pavers and crushed-limestone
aggregate concrete.
. Acceptable improvements include: substitute materials that simulate original
paving, such as colored concrete pavers and/or stamped concrete.
In developing the City Standards for Downtown sidewalk patterns, City staff sought
input from property owners, key stakeholders, Dubuque Main Street Ltd., and the
Historic Preservation Commission in a series of meetings 2004.
How were the assessments determined for Old Main property owners?
The projected construction cost has been by the Engineering staff in a separate memo.
The City policy for sidewalk projects is described below.
City Standards for Downtown Sidewalk Patterns in the Old Main Historic District
Page 3
Downtown sidewalk projects will be installed concurrently with the City's public street
improvement program in the Downtown. Amenities also can be installed concurrent
with the installation of infrastructure for other Downtown public improvements.
Property owners would be assessed for a percentage of the costs of public
improvements using the formulas applied to the City's street and sidewalk programs.
For example, the property owners in the project area would pay 100% of the estimated
cost of a standard gray-colored sidewalk as they would with any assessable project.
For Downtown sidewalk projects involving assessments, such as a street reconstruction
project, the property owner would be responsible for 25% of the cost of any added
assessable cost for streetscape enhancements.
What are the available financing options?
Historic District Public Improvement Proqram iHDPIP): An annual CIP of $100,000 for
streetscape and public area improvements in the Historic Districts. The HDPIP provides
3:1 matching grants on a competitive basis to neighborhood associations and
neighborhood groups for streetscape improvements in the City's five historic districts.
The 25% private match may be obtained from assessments of property owners in the
project area; private fundraising; private donations; in-kind services; or private, state or
federal grants.
.~
The HDPIP grant could provide 75% of the additional costs for the enhanced sidewalk
treatments for properties in the Old Main Historic District.
Neiqhborhood Grants: An annual CIP of $30,000 for neighborhood improvement
projects in CDBG-targeted neighborhoods. Large grants range from $1,000 - $5,000.
The Neighborhood Grant could provide 25% of the additional costs for the enhanced
sidewalk treatments to match HDPIP funds in the Old Main Historic District.
Neiqhborhood Infrastructure Proqram: An annual CIP of $50,000 for repair of public
steps and sidewalks, pavement overlays, hand railing and other infrastructure
improvements in CDBG-targeted neighborhoods.
ADA Curb Ramp Construction Proiect: An annual CIP of $55,000 for the installation of
ADA compliant curb ramps throughout the city; funded with CDBG money.
Enclosures
cc Cindy Steinhauser, Assistant City Manager
Gus Psihoyos, City Engineer
Bob Schiesl, Assistant City Engineer
D Old Main Historic District Boundary
r-. Buildings
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MEMORANDUM
December 15,2005
TO: Cindy Steinhauser, Assistant City Manager
FROM: Gus Psihoyos, City Engineer
SUBJECT: Historic Old Main Ornamental Lighting Improvement Project
Sidewalk Replacement Options
(Follow-Up to October 11, 2005 Letter from the Historic Old Main Property
Owners and Proprietors)
BACKGROUND
Based on the September 27, 2005 presentation, it appears that one of the remaining
issues focuses on sidewalk replacement options associated with the upcoming Historic
Old Main Ornamental Lighting Improvement Project. The property owners and
proprietors would like the City to consider restoring the existing sidewalk sections
impacted as a result of the Lighting Improvement Project with a decorative red colored
concrete with a broom finish. In the October 11, 2004 letter to you, the Historic Old Main
Association stated that the replacement broom finish red concrete would be "visually
appealing while offering a good compromise between the costly buff-colored sidewalk
and merely 'patching' the strip with grey concrete."
~
DISCUSSION
Since the Historic Old Main property owners and proprietors do not wish to "shoulder"
the cost of the approved Main Street sidewalk pattern, the following tables represent
further sidewalk replacement options associated with the upcoming Historic Old Main
Ornamental Lighting Improvement Project.
The following options would be consistent with the approved "Main Street Sidewalk
Design Standard" and the buff color sidewalk could receive up to $100,000 HDPIP
funding for property from 1st to 4th Street.
Sidewalk, Standard Gray - Broom Finish
Sidewalk, Integral Buff Color - Broom
Finish
$5.25
$7.25
Sidewalk Cost
Per Lineal Foot
Based on 11 Ft.
Wide Walkway
$/LF
$57.75
$79.75
Cost Difference
Per Baseline
Standard Gray
vs. Decorative
Concrete $/LF
COST PER SF
$22.00
For 50-foot frontage of 11-foot sidewalk.
COST PER Estimated City Share Property Owner Share
Option LF Cost 2'Wide in 50' Section HDPIP
Sidewalk,
Standard $57.75 $2,887.50 $525.00 $2,362.50 0.00
Gray
Sidewalk,
Integral $79.75 $3,987.50 $525.00 $865.50 $2,597.00
Buff ,
The following sidewalk options for a 2-foot wide section replacement are not approved
sidewalk standards for the Historic Old Main District and would not be eligible for HDPIP
funding. However, these options as presented by the Historic Old Main Association,
could be brought to City Council for further consideration.
Sidewalk Cost Cost Difference
COST Per Lineal Foot Per Baseline Property Qwner
PER Based on 2 Ft. Standard Gray Share in 50'
SF Replacement vs. Decorative Section
. ($/LF) Concrete ($/LF)
Sidewalk, Standard Gray $5.25 $10.50 0
Broom Finish
Sidewalk, Integral Buff Color $7.25 $14.50 $4.00 $200.00
Broom Finish
Sidewalk, Integral Red Color I
Color Surface Hardener $8.25 $16.50 $6.00 $300.00
Broom Finish
Sidewalk, Integral Red Color I
Color Surface Hardener $11.75 $23.50 $13.50 $675.00
Stamoed Finish
~
ACTION TO BE TAKEN
Your further direction is requested on how to proceed with this matter. This project will
need to include the design and bidding of the light poles and fixtures. In order to meet
the June, 2006 completion deadline, the project should be bid March, 2006, with
construction to begin by the middle of 2006.
If you have any further questions and/or need additional information, please feel free to
contact me.
cc: Laura Carstens, Planning Services Manager
Bob Schiesl, PE, Assistant City Engineer
COST BREAKDOWN FOR 11' SECTION OF BUFF COLORED SIDEWALK
11 foot 9' II 2' I I 11'
sidewalk
City $0.00 I I $525.00 I I $525.00
Property $815.50 II $50.00 I I $865.50
Owner
0 $2,447.00 II $150.00 I $2,597.00
~
U $3,262.50 I I $725.00 I I $3,987.50
DU~~E
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MEMORANDUM
November 8,2004
TO:
The Honorable Mayor and City Council Members
FROM:
Michael C. Van Milligen, City Manager
SUBJECT: Work Session - November 15, 2004 - 5:30 p.m.
Proposed Standards for Downtown Sidewalk Patterns
Planning Services Manager Laura Carstens is submitting the attached information for
the Work Session scheduled for Monday, November 15, 2004, at 5:30 p.m.
(ltJ) ~ ~
Michael C. Van Milligen
~
MCVM/jh
Attachment
cc: Barry Lindahl, Corporation Counsel
Cindy Steinhauser, Assistant City Manager
Laura Carstens, Planning Services Manager
D~~~E
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MEMORANDUM
November 8, 2004
TO:
Michael Van Milligen, City Manager
FROM:
Laura Carstens, Planning Services Manager
SUBJECT: Proposed Standards for Downtown Sidewalk Patterns
Introduction
Engineering and Planning Services staff has been working with the City Manager's
Office and the Leisure Services Department on proposed standards for Downtown
sidewalk patterns. The intent is to establish a pattern that will guide future public and
private sidewalk improvement projects in the Downtown, and respond to inquiries from
Downtown owners and developers.
~
City staff presented an initial recommendation at the June 21, 2004 City Council
meeting. At that meeting, City Council members directed staff to:
. Provide additional information about the proposed standards.
. Evaluate conformance with the Downtown Master Plan.
. Solicit input from property owners, key stakeholders and Dubuque Main Street
Ltd.
. Solicit input from the Historic Preservation Commission (HPC).
City staff has complied with the City Council's directive. The enclosed information is
provided for discussion at the City Council work session on November 15 at 5:30 p.m.
How did development of these standards begin?
Engineering and Planning Services staff initiated development of these standards in
response to inquiries from Downtown property and business owners and developers
who are planning sidewalk repairs and replacements, about what type of sidewalk color
and pattem is appropriate for the public sidewalks along their properties. A number of
these inquiries have been for properties in the Old Main Historic District.
To date, City staff has relied on the City's Streetscape and Landscape Guidelines for
Historic Districts and on previously-approved sidewalk improvements for guidance.
Sidewalk Paving Pattern
Page 2
Some sidewalks in the Downtown have been replaced. Many sidewalks, especially on
side streets, are the standard grey concrete. Without a cohesive, uniform paving pattern
for the Downtownsidewalks, however, a variety of patterns and colors exists. As a
result, staff is not able to provide clear direction to owners and developers.
How do the proposed standards comply with the Downtown Master Plan?
The City Council recognized the importance of the historic, architectural and cultural
resources of downtown and surrounding neighborhoods with the adoption of the
Downtown Dubuque Master Plan in 2004. The Downtown Master Plan lists the
following priority actions related to the Downtown sidewalk paving patterns:
. Complete the implementation of the Downtown streetscape improvements along
the remainder of Main Streetfrom 151 to 14th Streets. The streetscape connection
will reinforce the linkages between downtown residential and commercial uses.
As a starting point, the streetscape / landscape guidelines developed for the
historic districts can serve as a model.
. Strengthen the connectivity between the Port of Dubuque and the CBD including
the Cable Car Square shopping area. ~
What is the project area?
The project area for the Downtown sidewalk patterns generally is bounded by Bluff
Street to Main Street and 14th Street to the Locust Street Connector, with an extension
along 5th Street to the Port of Dubuque entry.
What are the proposed standards for Downtown sidewalk patterns?
Sheet #1 shows the proposed Downtown Sidewalk Pattern. The pattern has a broom
finish, saw cuts and small charcoal pavers. It uses "bump-outs" with a stamped
herringbone pattern to define "No Parking Zones" and provide spaces for street trees
where right-of-way is wide enough. The proposed standards for the Downtown
Sidewalk Pattem vary in color and layout depending on location as follows.
Main Street Pattern
Sheet #2 shows the Main Street Pattern. This pattern presently is found on Main Street
from 9th Street to 5th Street through the former Town Clock Plaza pedestrian mall. Here
the pattern is a wide (11') buff-colored concrete sidewalk with 8' traffic-calming "bump-
outs' of quarry red concrete stamped in a herringbone pattern.
In the Old Main Historic District and the Upper Main District, there will be fewer
restrictions of on-street parking because the right-of-way is narrower. The sidewalk
pattern in these districts will have fewer "bump-outs" of quarry red concrete.
Sidewalk Paving Pattern
Page 3
In accordance with the Downtown Master Plan, the Main Street Pattern is proposed for
continuation along Main Street both north and south of the Town Clock area as follows:
. Old Main District from the Locust Street Connector to 5th Street
. Upper Main District from 9th to 14th Streets
Side Street Pattern
Sheet #3 shows the Side Street Pattern. This pattern is a narrow (6') standard grey-
colored concrete sidewalk with a 5' parkway of brick red concrete stamped in a
herringbone pattern. The grey-colored concrete sidewalk uses a crushed-limestone
aggregate concrete. The brick red portion uses a finish with shake-on hardener to
match the Flat Iron Park sidewalk.
In accordance with the Downtown Master Plan, the Side Street Pattern is proposed for
the following streets:
. 3rd Street from Main to Bluff Streets
. 4th Street from Iowa to Bluff Streets
. 5th Street from White to Bluff Streets
. 8th Street from Locust to Bluff Streets
. 9th Street from Iowa to Bluff Streets
. Locust Street from 4th to 5th Streets
~
Washinaton Park and Librarv Sidewalk Pattern
Sheet #4 shows the Washington Park and Library Sidewalk Pattern, which is very
similar to Flat Iron Park. This pattern is a narrow (6') buff-colored concrete sidewalk with
a 5' parkway of brick red stamped concrete with a herringbone pattern. The brick red
portion uses a finish with shake-on hardener. This pattern will be used at:
. Carnegie-Stout Public Library -- Locust Street and 11th Street frontages
. Washington Park -- all street frontages
ADA Comoliant Accessible Ramos
Sheet #5 shows ADA compliant accessible curb ramps at street intersections with the
recommended sidewalk paving patterns. The textured surface will be quarry red.
How do the proposed standards comply with the Streetscape Design Guidelines?
Sidewalks are addressed in the Streetscape and Landscape Guidelines for the Historic
Districts of the City of Dubuque, Iowa as follows:
. Recommended imorovements include: preservation of original historic paving
and limestone curbing, and materials for new sidewalks and crosswalks that are
consistent with the historic materials such as brick pavers and crushed-limestone
aggregate concrete.
Sidewalk Paving Pattern
Page 4
. Acceptable improvements include: substitute materials that simulate original
paving, suc;h as colored concrete pavers and/or stamped concrete.
What input was received from property owners, key stakeholders and Dubuque
Main Street Ltd.?
City staff attended a meeting of the Dubuque Main Street Ltd. (DMSL) Board of
Directors and staff on July 28, 2004 to present the proposed standards and take input.
Board members were supportive and agreed with the City's approach to conduct an
open house to obtain stakeholder input. There was also general consensus that this
recommendation was consistent with the recommendations from the Downtown Master
Plan.
With the cooperation and assistance of DMSL, City staff sought input from Downtown
business and property owners on the proposed standards for Downtown sidewalk
patterns. Invitations were mailed for an Open House with City and DMSL staff on
August 18, 2004 at the NICC Downtown Center. Session #1 ran from 11 :30 a.m. -1 :00
p.m. and Session #2 ran from 4:00 p.m. - 5:45 p.m. Enclosed are the list of attendees
and comments received.
~
Generally, these stakeholders were supportive of the proposal and of the City limiting
the property owners' cost share as much as possible. Interest in expanding the
proposed standards to the Bluff Street / Cathedral area was expressed.
What input was received from the Historic Preservation Commission?
The proposed standards for Downtown sidewalk patterns will pass through the Old
Main, Jackson Park, and Cathedral Historic Districts. One of the Historic Preservation
Commission's duties is to conduct an advisory design review of these proposed public
improvements based on the City's Streetscape and Landscape Guidelines for Historic
Districts, and then provide a recommendation to the City Council.
City staff reviewed the proposed standards with the Historic Preservation Commission
at their June and August meetings. The Commission found the proposed Downtown
Sidewalk Standards are consistent with the City's Streetscape and Landscape
Guidelines for Historic Districts. Interest in expanding the proposed standards to Bluff
Street was expressed.
The Historic Preservation Commission also recommended: .
1. That design options be considered for the 1200-1300 blocks of Main Street to
allow for street trees with smaller sidewalks and parkways of either green space
or the stamped brick pattern. City staff concurs that this is an acceptable
alternative in residential areas.
Sidewalk Paving Pattern
Page 5
2. If owners of property outside of the historic districts would like to request a
different sidewalk pattern for their property, they would have to receive approval
from theCity Council. City staff concurs with the Commission's recommendation.
3. If owners of property in historic districts would like to request a different sidewalk
pattern for their property, they would have to have the sidewalk pattern reviewed
by the HPC, who then would forward a recommendation to the City Council for
final approval. City staff concurs with the Commission's recommendation.
What is the projected construction cost?
The projected construction cost has been estimated based on the following parameters
developed by the Engineering staff:
Main Street Pattern Costs:
. Buff-colored concrete 11' sidewalk with charcoal paver - $100 a lineal foot.
. Quarry red stamped herringbone 8' "bump-outs" - $72 a lineal foot
. Tree grates are an extra cost.
~
Side Street Pattern Costs:
. Standard grey-colored concrete 6' sidewalk with charcoal paver - $30 a lineal
foot.
. Brick red stamped herringbone 5' parkway - $45 a lineal foot.
Washinqton Park & Public Librarv Costs:
. Buff-colored concrete 6' sidewalk with charcoal paver - $54 a lineal foot.
. Brick red stamped herringbone 5' parkway - $45 a lineal foot.
Standard Pattern Costs:
. Standard grey-colored concrete 11' sidewalk - $60 a lineal foot.
Average City block - 300 lineal feet.
Main Street Pattern: Estimated cost is approximately $100 per lineal foot for the
buff-colored sidewalk portion, or about $30,000 for each side of one City block ($100 x
300'). Note: quarry red stamped herringbone "bump-outs" and tree grates are not
included in this estimate.
Side Street Pattern: Estimated cost is approximately $30 per lineal foot for 6' wide,
standard grey-colored sidewalk portion, and about $45 per lineal foot for the 5' wide
Sidewalk Paving Pattern
Page 6
brick red stamped herringbone parkways. This is a combined cost of $75 per lineal foot,
or about $22,500 for each side of one City block.
Washinqton Park and Librarv Sidewalk Pattern: Estimated cost is approximately $54 per
lineal foot for the buff-colored, 6' wide sidewalk portion, and about $45 per lineal foot for
the brick red stamped herringbone 5' wide parkways. This is a combined cost of $99 per
lineal foot, or about $29,700 for each side of one City block.
What is the cost to property owners?
Downtown sidewalk projects will be installed concurrently with the City's public street
improvement program in the Downtown. Amenities also can be installed concurrent
with the installation of infrastructure for other Downtown public improvements.
Property owners would be assessed for the costs of sidewalk improvements. The
following is a typical scenario of the financial impact an enhanced sidewalk
improvement could have on a downtown property owner:
Average City Block 300' in length
Item
Standard grey 11' sidewalk ($60 x 300')
Buff-colored 11' sidewalk ($100 x 300')
Difference
Property owner with 50' storefront:
Cost for standard grey 11' x 50' sidewalk
Cost for buff-colored 11' x 50' sidewalk
Difference
Property owner with 100' storefront:
Cost for Standard Gray 11' x 100' sidewalk
Cost for Buff-colored 11' x 100' sidewalk
Difference
~
Cost Per Side
$18,000
$30,000
$12,000
Cost Per Block
$36,000
$60,000
$24,000
$3,000
$5,000
$2,000
$ 6,000
$10,000
$ 4,000
Financial resources for property owners:
Property owners would be eligible for the following programs to assist in mitigating the
additional costs associated with the enhanced sidewalk improvements.
Historic District Public Improvement Proqram (HDPIP):
An annual CIP of $100,000 forstreetscape and public area improvements in the
Historic Districts. The HDPIP provides 3:1 matching grants on a competitive
basis to neighborhood associations and neighborhood groups for streetscape
improvements in the City's five historic districts. No City funds may be used as
match except CDBG funds.
Sidewalk Paving Pattern
Page 7
The 25% private match may be obtained from assessments of property owners in
the project area; private fundraising; private donations; in-kind services; or
private, state or federal grants.
The HDPIP grant could provide 75% of the additional costs for the enhanced
sidewalk treatments for properties in an historic district.
Neiqhborhood Grants:
An annual CIP of $30,000 for neighborhood improvement projects in CDBG-
targeted neighborhoods. Large grants range from $1,000 - $5,000.
The Neighborhood Grant could provide the 25% match of the additional costs for
the enhanced sidewalk treatments for properties in an historic district using a
HDPIP grant.
Neiqhborhood Infrastructure Proqram:
An annual CIP of $50,000 for repair of public steps and sidewalks, pavement
overlays, hand railing and other infrastructure improvements in CDBG-targeted
neighborhoods.
~
Financial resources for City projects:
ADA Curb Ramp Construction Proiect: An annual CIP of $55,000 for the installation of
ADA compliant curb ramps throughout the city; funded with CDBG money.
Repair/Replace Steps/Sidewalks at Librarv: A one-time CIP to repair and replace
sidewalks at the Carnegie-Stout Public Library where needed.
Washinqton Park Sidewalks: A CI P forreconstruction of the sidewalks around
Washington Park that is not included in the reconstruction of 6th and ih Streets, with a
budget of $189,000.
6th Street and 7th Street Reconstruction: Reconstruction of both 6th Street and 7th Street,
from Locust Street to Bluff Street has been included in the five-year annual street
reconstruction program for about 10 years. The improvement of 7th Street was delayed
initially until after the construction of the Dubuque Museum of Art.
In addition, there are two public works project related to the Downtown sidewalks - Main
Street Historic Lighting (from 1st Street to 5th Street) and the Main Street Overlay CIP
(from 1st Street to 5th Street). The Main Street Historic Lighting CIP has a budget of
$265,000 to replace the existing lights in the Old Main District with the same historic
replica light fixtures installed along Main Street in the Town Clock District. The Main
Street Overlay CIP has a budget of $135,000. The overlay project will be reevaluated to
d~termine if it needs to be a reconstruction project.
Sidewalk Paving Pattern
Page 8
The City will be reviewing opportunities for additional funding in the upcoming five-year
CI P budget.
Work Session Agenda
The agenda for the City Council work session on November 15, 2004 will be:
. Review large display boards with various sidewalk patterns and aerial photos.
. Review input City staff sought and what it was.
. Review budget estimates and funding resources.
. Questions and answers.
Enclosures
cc David Stuart, Chairperson, Historic Preservation Commission
Cindy Steinhauser, Assistant City Manager
GiI Spence, Leisure Services Manager
Gus Psihoyos, Acting Public Works Director/City Engineer
Bob Schiesl, Civil Engineer
~
f
1
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~
SHEET #1
TREE GRATE
STAMPED
HERRINGBONE
PATTERN
BACK OF CURB
RUNNING BOND
SOLDIER COURS
}-"
.
.
.
.
11
9
.
PARKING ZONE
NO PARKING ZONE
. DOWNTOWN SIDEWALK PATTERN
SHEET #2
-~-~ _..
= - --~.. - - a1f-::::~::-;;:::::::::::-=-~
--::::.~- - -~ --- ..-----..-_.
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COLOR;aUFF
aROOM FINISH~
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.II
.II
.II
--11-- -'1-~11--'1-
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,
.
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.
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,
EXISTING:
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PROPOSED:
LOEiJSfC6"NNECTOR TO 5111.
9111. TO 14111.
MAIN STREET PATTERN
SHEET fIJ
i( I .1 IlJUUU , -J \
~8E3BtE'D80BO'i
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SIDE STREET PATTERN
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12"x12'
PROPOSED:
PAVER
COLOR: STANDARD",
BROOM FINISH \
-r~--- -----T ,
Jfd 51. - MAIN TO BLUFF
4th 51. . IOWA TO BLUFF
51t1 51. - WHITE TO BLUFF
8th 51. - LOCUST TO BLUFF
91t1 51. - IOWA TO BLUFF
LOCUST 51. 4th TO 5th
--
. -
..... _.o~~~
I
.......,~,.,t......"......,.,<.J>W".-...">
-~:..;.:;.0,.""".~~.;":::;~~....
SIDE STREET PATTERN
CURB BRICK REDI WITH CHARCOAL PAVERS
FINISH WITH SHAKE ON HARDENER
SHEET #4
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~JCJOCJDr::JQ D~lBg. 'EL
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:~T ~R,':.N :A:r:R~ . ~. r =-=:]1-
12"x12"
COLOR: BUFF PAVER
BROOM FINISH~"
PROPOSED:
WASHINGTON PARK AND LIBRARY
EXISTING:
MAIN SI. AND JONES SI.
--4---.'4 -'1'~"4--
COLOR:
BRICK REDI WITH CHARCOAL PAVERS
FINISH WITH SHAKE ON HARDENER
WASHINGTON PARK & LIBRARY
SIDEWALK PATTERN
15
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"I
HANDICAP ACCESSIBLE RAMPS
. ,
Planning Services Department
City Hall
50 West 13th Street
Dubuque, Iowa 52001-4864
(563) 589-4210 office
(563) 589-4221 fax
(563) 690-6678 TDD
planning@cityofdubuque.org
www.cityofdubuque.org
D~~~E
~Yk-~
November 8, 2004
The Honorable Mayor and City Council Members
City of Dubuque
City Hall-50 W. 13th Street
Dubuque, IA 52001
Applicant:
Location:
Description:
District:
City of Dubuque, Engineering Department
Downtown
Proposed Standard for Sidewalk Paving Pattern
Old Main, Cathedral and Jackson Park
Dear Mayor and City Council Members:
The Historic Preservation Commission has reviewed the proposed standards for
downtown sidewalk paving pattern at the June 17 and August 19, 2004 meetings.
~
Discussion
Mike Felderman, Civil Engineer, presented the proposed standards, and spoke in favor
of the request. He noted that the Engineering Department, working with other City
Departments, is proposing to create a paving pattern standard for Downtown sidewalks.
He reviewed the proposal to extend the existing Main Street Pattern from 5th to 9th
Streets south along Main Street to the Locust Street Connector and north along Main'
Street to 14th Street. He noted that some of the side streets off of Main Street would
have a special sidewalk pattern. He added that the sidewalks around Washington Park
and Carnegie Stout Public Library would also have a special sidewalk pattern similar to
that found in Flat Iron Park.
Laura Carstens, Planning Services Manager, explained that the Historic Preservation
Commission is an advisory design review body to the City Council for these types of
public improvements in the historic districts. She added that the City Engineering and
Planning staff would like to have an approved standard for sidewalk paving patterns to:
1) Implement a cohesive uniform paving pattern in Downtown, and 2) Enable staff to
sign-off on projects that meet the standard. There were no public comments.
The Historic Preservation Commission discussed the proposed sidewalk standards.
Interest in expanding the proposed standards to Bluff Street and accommodating street
tress and green space along parkways was expressed. The Commission commended
the Engineering Department for being forward thinking in developing proposed
standards for sidewalk paving patterns.
Service
People
Integrity
Responsibility
hmovation
Teamwork
The Honorable Mayor and City Council Members
November 8, 2004
Page 2
Recommendation
By a vote of 6 to 0 at the June 17, 2004 meeting, the Historic Preservation Commission
recommended: ..
. If owners of property outside of the historic districts would like to request a
different sidewalk pattern for their property, they would have to receive approval
from the City Council.
. If owners of property in historic districts woul.d like to request a different sidewalk
pattern for their property, they would have to have the sidewalk pattern reviewed
by the HPC, who then would forward a recommendation to the City Council for
final approval.
By a vote of 6 to 0 at the August 19, 2004 meeting, the Historic Preservation
Commission:
. Found the proposed Downtown Sidewalk Standards are consistent with the City's
Streetscape and Landscape Guidelines for Historic Districts, and
. Recommended that design options be considered for the 1200-1300 blocks of
Main Street to allow for street trees with smaller sidewalks and parkways of
either green space or the stamped brick pattern.
Respectfully submitted,
~~/~
David Stuart, Chairperson
Historic Preservation Commission
cc: Laura Carstens, Pl.anning Services Manager
Cindy Steinhauser, Assistant City Manager
GiI Spence, Leisure Services Manager
Gus Psihoyos, Acting Public Works Director/City Engineer
eob Schiesl, Civil Engineer
Historic Old Main Improvement Project
Proiect Component
Proiect Budaet
Assessible Proiect
Street Overlay
$135,000
No, part of annual street
Program
Historic lights
$265,000
No, budgeted capital
Improvement by City
Sidewalk Replacement $562,000'
'(estimate for decorative concrete without curb bump outs)
Yes, 75%
Total Project Cost
$962,000
Timetable and Schedule
Asphalt Overlay - 2 weeks
Anticipate 4-5 days parking not available
Lighting and Sidewalk - 6 weeks
- Disconnection of wires, lights and removal
- Installation of Iightpole bases
_ Trenching and run conduit, up to 25% of sidewalk will be removed
- Removal and replacement of sidewalk 1 block at a time
- I nstallation of lights
~
Anticipate bidding in December 2005 for construction in early Spring.
Completion mid-June.
,
Sidewalk DesiQn Options
1) Trench up to 25% of sidewalk for installation of historic lights and patch
with grey concrete
This option would not have an assessment to property owners
2) Removal of existing sidewalk for installation of historic lights and replace
with new grey concrete at $60 Lineal Foot (LF)
This option would have a 75% assessment to property owners
Assessment Estimate*
50' storefront = $2,500
75' storefront = $3,375
100' storefront = $5,000
3) Removal of existing sidewalk for installation of historic lights and replace
with decorative concrete at $125 LF
This option would have a 75% assessment to property owners; however
$100,000 of HDPIP grant awarded to DMSL would help to buy down the
assessment for property owners in the Old Main historic district.
Estimate bv block*:
Cui de Sac to 15t
50' storefront = $5,000
75' storefront = $7,500
100' storefront = $10,000
~
1st to 4th
50' storefront = $2,250
75' storefront = $3,375
100' storefront = $4,500
4th to 5th
50' storefront = $5,000
75' storefront = $7,500
100' storefront = $10,000
If the historic district were expanded to the cui de sac, the HDPIP funds could be applied
to those property owners assessments as well and the estimated assessment would be
as follows:
Cui de Sac to 4th
50' storefront = $3,000
75' storefront = $4,500
100' storefront = $6,000
4th to 5th
50' storefront = $5,000
75' storefront = $7,500
100' storefront = $10,000
*These are estimates and are subject final bid award and project completion. If a
property has a sub-basement that extends out into the public right of way, the property
owner may have to waterproof their basement around the sidewalk improvement area at
their cost, prior to the City installing the new sidewalk.
Historic Old Main
Property Owners & Proprietors
October 11, 2005
Cindy Steinhauser
Assisstant City Manager
City Hall, 50 W. 13th Street
Dubuque, IA 52001
Dear Cindy,
We would like to thank you for taking the time to meet with us on September 27th. Your
presentation was very thorough and certainly provided a wealth of useful information. In the
\veek foHowl.pg that meeting7 ~.re lnet ~'!1ongst ourselves to discuss the various issueG you :1Gked
us to address.
Obviously, the key question remains the decorative sidewalk. We have again discussed the
various options and the sentiments reflected in our survey have not changed. There remains an
overwhelming consensus in favor of replacing the approximate 2 ft. of sidewalk that must be
removed with a strip of brushed red concrete. We believe the result would be visually appealing
while offering a good compromise between the costly buff-colored sidewalk and merely
"patching" the strip with grey concrete.
We feel the above provides a viable solution to this issue. Unfortunately, despite the results of
our survey, you have indicated that your office will be unable to back our "design" because it has
not been adopted by the City Council. If there is in fact no way for us to work with your office
and The City Council to overcome that hurdle, then our consensus is that the City should merely
patch the strip with grey concrete. We are simply unable and unwilling to shoulder the cost of the
buff colored sidewalk just because some people feel it will look nicer than regular concrete.
Further, we all agree that except for trash receptacles, improvements such as street furniture,
trees and banners, etc., should remain outside the scope of the project. Should individual
propertv owners or businesses wish to install such features, they should be responsible for any
associated costs.
Once again, we certainly appreciate your taking the time to meet with us. Should you require
additional information or if you have any further questions, please don't hesitate to call either
Tony Pfohl at 583-3526 or Linda Herbst at 582-1620.
Sincerely,
The Historic Old Main Property Owners and Proprietors
Cc: Mike Van Milligan, Laura Carstens, David Ness, Bob Schiesl, Gus Psihoyos, Terry
Duggan, Roy Buol, Dan Nicholson, John Markham, Pat Cline, Joyce Connors, Ann Michalski,
Chris Wand, Dan Lobianco
Historic Old Main
Property Owners & Proprietors
,
September 1, 2005
Cindy Steinhauser
Assisstant City Manager
City Hall, 50 W. 13th Street
Dubuque, IA 52001
Dear Cindy,
Thank you very much for meeting with us on July 28th. The turn-out on behalf of the city
was tremendous and we sincerely appreciated the opportunity to learn more about the
upcoming streetscape improvement project. The discussions were very informative and
we are certain both sides came away with a more thorough understanding of the various
issues and concerns associated with such a project.
In an effort to better gauge the sentiments and opinions of those who would be most
affected by the project, a survey was distributed to the various property owners and
business proprietors along Main St. from the Cui de Sac to 4th St. Both the city and
members of our group had input in drafting the survey and we feel if effectively
addressed the key issues which need to be resolved.
~
Attached is a copy of the survey, a list of the property owners and proprietors who
responded, and a summary of the results. As you will see, there is an overwhelming
consensus among both property owners and business owners.
We appreciate you taking the time to review the results. Should you require any
additional information or if you have any questions, please don't hesitate to call either
Tony Pfohl at 583-3526 or Linda Herbst at 582-1620.
We anticipate receiving your prompt reply.
Sincerely,
The Historic Old Main Property Owners and Proprietors
Cc: Mike Van Milligan, Laura Carstens, David Ness, Bob Schiesl, Gus Psihoyos, Terry
Duggan, Roy Buol, Dan Nicholson, John Markham, Pat Cline, Joyce Connors, Ann
Michalski, Chris Wand, Dan Lobianco
Historic Main Improvements Survev
1) Sidewalk Design - See Reverse Side
A) Options Presented by the City- (Circle one)
1) Trench up to 25% of sidewalk for installation of historic lights and patch with
grey concrete (No Assessment)
2) Removal of entire sidewalk for installation of historic lights and replace with
grey concrete- $60/linear foot (75% Assessment to property owners)
3) Removal of entire sidewalk for installation of historic lights and replace with
decorative concrete- $125/1inear foot (75% Assessment to property owners)
B) Possible AIternative-
Trench up to 25% of sidewalk for installation of historic lights and patch with red
concrete (Possible assessment of the difference in the cost of red concrete)
1) If available, would the option presented above be your First choice?
Yes
No
2) Are you in favor of "Bump-Outs" which will allow space for outdoor furniture but
decrease parking and increase cost to property owners?
....",.....",
Yes
No
3) Preferred project start time (Circle one)
Early Spring
Late Spring
Early Summer
Late Summer
Early Fall
4) Are you a property owner or a tenant/business owner?
Property Owner
Tenant/Business Owner
4B) If you are a property owner, does your building have a basement/sub basement?
Yes
No
4C) If yes, does that basement/sub-basement extend under the sidewalk?
Yes
No
5) Other Suggestions for enhancing our Historic Lower Main Street Area
Name
PropertylBusiness
~ertv Owner Results
32 of 45 Private Properties Represented
1) Sidewalk Design - See Reverse Side
A) Options Presented by the City- (Circle one)
26 1) Trench up to 25% of sidewalk for mstallation of historic lights and patch with
grey concrete (No Assessment)
1 2) Removal of entire sidewalk for installation of historic lights an
r
grey concrete- $60/linear foot (75% Assessment to property owners)
4 3) Removal of entire sidewalk for installation of historic lights and replace with
decorative concrete- $ I 25/linear foot (75% Assessment to property owners)
B) Possible Alternative-
Trench up to 25% of sidewalk for installation of historic lights and patch with red
concrete (Possible assessment of the difference in the cost of red concrete)
1) If available, would the option presented above be your First choice?
~
22 Yes
10 No
2) Are you in favor of "Bump-Outs" which will allow space for outdoor furniture but
decrease parking and increase cost to property owners?
1 Yes
32 No
3) Preferred project start time (Circle one)
26 Early Spring
Late Spring
Early Summer
Late Summer
6 Early Fall
Tenant/Business Owner Results
27 of 40 Businesses Represented
1) Sidewalk Design - See Reverse Side
A) Options Presented by the City- (Circle one)
22 1) Trench up to 25% of sidewalk for installation of historic lights and patch with
grey concrete (No Assessment)
2) Removal of entire sidewalk for installation of historic lights and replace with
grey concrete- $60/linear foot (75% Assessment to property owners)
5 3) Removal of entire sidewalk for installation of historic lights and replace with
decorative concrete- $ 125/1inear foot (75% Assessment to property owners)
B) Possible Alternative-
Trench up to 25% of sidewalk for installation of historic lights and patch with red
concrete (Possible assessment of the difference in the cost of red concrete)
1) If available, would the option presented above be your First choice?
18 Yes
8 No
2) Are you in favor of "Bump-Outs" which will allow space for outdoor furniture but
decrease parking and increase cost to property owners?
2 Yes
25 No
3) Preferred project start time (Circle one)
19 Early Spring
Late Spring
Early Summer
1 Late Summer
6 Early Fall
Other Sug2:estions for enhancin2: our
Historic Lower Main Street Area
1. Ease signage restrictions to allow "antique" or "historic
looking" signs.
~
2. Hang banners that celebrate the "Historic Old Main District"-
no advertisements
3. Plant trees, install banners and trash bins.
4. Encourage tenants and property owners to place potted plants
and flowers in front of businesses.
Basement or
Address Sub-basement Under-Sidewalk
129 Main Street y N
76 Main Street N N
65 Main Street N N
190 Main Street y N
372 Main Street y N
299 Main Street y y
356 Main Street y y
163 Main Street y N
182 Main Street y N
395 Main Street y y
156 Main Street y N
261 - 271 Main Street N N
198 Main Street y N
Silver Dollar y y
169 Main Street y y
233-241 Main Street y N
147 Main Street y N
185 Main Street y N
99 Main Street
Bartinis y N
290 Main Street y N
200 Main Street y N
90 Main Street
180 Main Street y N
253 Main Street y N
300 Main Street N N
~
Property Owners
Casey & Ed Reekie 129 Main Street
Bob & Cindy Byrne 198 Main Street
David & Linda Herbst 76 Main Street
Don Junk 65 Main Street
Duane Greenfield 190 Main Street
Ellen Willis 372 Main Street
Frank & Mary Salwolke 182 Main Street
Greg Prehm 299 Main Street
Guy Gard 356 Main Street
Leslie Toth 163 Main Street
Matt Fiegan 395 Main Street
Ralph Digman 156 Main Street
Rob McCoy 261 Main Street
Steve Althoff 342 Main Street
Steve Lampe 169 Main Street
Sue Butt 233-241 Main Street
Tim Greenfield 147 - 185 Main Street
Tom Thompson 99 Main Street
Tony Pfohl Various
Gary Kempthorne 177 Main Street
John Allen 300 Main Sl. Suite 310
Knippels
Resident
Herbst Upholstery
Atlast Fluid Power
Opening Specialists
Flowers on Main
Canvas Products
Bricktown
Olde Towne Shop
Capri
Cathy's Treasures
McCoy Jewelry
Silver Dollar
~-
TFM Co.
Fischer Co. & Julien Inn
Gordon's Toggery
Allen & Urbain
, .
Tenant/Business Owners
Thomas Miller
David Herbst Jr.
John Dolan
Thomas Roling
Don Junk
Marty Scharff
Pamela Linden
Steve Cook
Cathy Moler
Terri Mendowe
Tony Pfohl
Ann McDonough
Deb Felderman
Tim & Linda Murphy
Rob McCoy
Marty Maiers
Gary Kempthorne
Ellen Willis
Leslie Toth
Greg Brehm
Casey & Ed Reekie
Frank Salwolke
Matt Fiegan
Guy Gard
Tom Thompson
John Allen
180 Main Street
76 Main Street
200 Main Street
190 Main Street
65 Main Street
260-280 Main Street
200 Main Street
90 Main Street
156 Main Street
82 Main Street
200 Main Street
90 Main Street
253 Main Street
240 Main Street
261-271 Main Street
233 Main Street
177 Main Street
372 Main Street
163 Main Street
299 Main Street
129 Main Street
182 Main Street
395 Main Street
356 Main Street
99 Main Street
300 Main St. Suite 310
Busted Lift
Herbst Upholstery
Dolan's Barber Shop
Opening Specialists
Atlast Fluid Power Co.
Nearly New Boutique
Potosa's Cache, Midstates Yachts
Bishop Block Apts.
Cathy's Treasures
HJ's Fashion Emporium
Julien Inn
Plane Art Designs
Bartinis
River City Insurance
McCoy Jewelry
Your Net Plus. Com
Gordon's Toggery
Flowers on Main
Olde Town Shop
Bricktown
Knippels
Canvas Products
Capri
Office Furniture Store
TFM Co.
Allen & Urbain
~.
U":'"ylC GIS ,'vlapping
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Dubuque GIS Mapping
EnDJ
0 Parcels ;l Streams
Dimens. 0 Rivers
ions '-."" and
Lakes
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Property Owners
Represented
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