Unified Development Code JEO Consulting Group
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July 11, 2006
DUB~E
~~~
MEMORANDUM
TO:
The Honorable Mayor and City Council Members
FROM:
Michael C. Van Milligen, City Manager
SUBJECT: Consultant Recommendation for Unified Development Code (UDC)
Planning Services Manager Laura Carstens is recommending the selection of the only
respondent to the City's Request for proposals, JEO Consulting Group, Inc., to prepare
the Unified Development Code for the City of Dubuque.
The Unified Development Code (UDC) will combine zoning, subdivision, sign, and
historic preservation regulations into a single City Code.
The project would be completed by February 2008, at a not to exceed cost of $120,000.
There will also be City costs of $25,500 over 19 months for the additional time
commitment needed from Assistant City Attorney Tim O'Brien. This is within the
$150,000 project budget. Staff will negotiate an accelerated schedule for the bluffland
development component to attempt a completion date of mid-2007.
I concur with the recommendation and respectfully request Mayor and City Council
approval.
(14) It../fl~
Michael C. Van Milligen
MCVM/jh
Attachment
cc: Barry Lindahl, Corporation Counsel
Cindy Steinhauser, Assistant City Manager
Laura Carstens, Planning Services Manager
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MEMORANDUM
July 12, 2006
TO:
Michael C. Van Milligen, City Manager
FROM:
Laura Carstens, Planning Services Manager
SUBJECT: Consultant Recommendation for Unified Development Code (UDC)
INTRODUCTION
This memorandum provides the recommendation of the Consultant Selection
Committee for preparation of a Unified Development Code (UDC) for the City of
Dubuque, for review and approval by the City Council.
BACKGROUND
The Consultant Selection Committee included the following City staff: Laura Carstens,
Planning Services Manager; Cindy Steinhauser, Assistant City Manager; Tim O'Brien,
Assistant City Attorney; Aggie Tauke, Community Development Specialist; Rich
Russell, Building Services Manager; Kyle Kritz, Associate Planner; Ron Turner, Land
Surveyor; Guy Hemenway, Assistant Planner; and Wally Wernimont, Assistant Planner.
The UDC will combine zoning, subdivision, sign, and historic preservation regulations
into a single City Code. The enclosed Request for Proposals (RFP) for preparation of a
UDC was issued on April 18, 2006, with proposals due May 26,2006.
DISCUSSION
Despite interest from 12 firms, only one firm submitted a proposal: JEO Consulting
Group, Inc. of Wahoo, Nebraska. The JEO proposal is enclosed. The Consultant
Selection Committee interviewed the JEO team on June 29, 2006, and then checked
references.
The JEO Team interviewed very well. They presented a strong and balanced team with
experience in the following key issues for the City of Dubuque's UDC:
~ integrating site development, subdivision standards, and design guidelines into a
unified code,
~ integrating historic preservation regulations into a development code,
~ updating outdated definitions and conflicting sign regulations,
~ incorporating graphics into zoning and subdivision regulations;
UDC Consultant Recommendation
Page 2
~ developing special regulations for big box retail; and
~ "fast tracking" certain portions of a code update for early adoption, such as the
priority placed on a comprehensive bluff plan by the City Council.
JEO representatives indicated during the interview that with the priority placed on a
comprehensive bluff plan by the City Council, that this issue can be broken out
separately and an interim amendment to the existing Zoning Ordinance completed.
Reference checks for JEO indicated that the firm is responsive, providing quality work
products on time and within budget, and including extra work on occasion without
charge. All references would re-hire JEO.
The RFP included two bid alternates: (1) On-line UDC (optional quote), and (2) Use of
City Legal Department (alternative approach).
On-Line UDC (optional product). For this bid alternate, the consultant would provide a
user-friendly, interactive ordinance that uses the accessibility and technology of the
Internet. JEO will not provide this optional product. The RFP does require that the
consultant provide the final UDC in both a hard copy and an electronic format.
Use of Citv Legal Department (alternative approach). For this bid alternate, the
consultant would utilize the City of Dubuque's Legal Department to provide a review of
proposed code language with respect to Iowa law. JEO will use this alternative, in
combination with a legal sub-consultant.
BUDGET IMPACT
The City Council originally budgeted $130,000 for updating the Zoning and Subdivision
Ordinance in FY04. The City has expended approximately $50,000 for the contract with
Lane Kendig, Inc. The contract has been terminated and the City has demanded full
reimbursement. The remaining balance is $80,000.
The City Council approved the $10,000 improvement request for preparation of a
comprehensive bluff plan in the FY07 Planning Services Department Operating Budget.
This request brought the UDC budget to $90,000.
City staff had estimated that preparation of a UDC will cost approximately $150,000.
The additional $60,000 needed to provide the estimated budget will come from
anticipated land sale income relating to the McGraw-Hili development in the Port of
Dubuque.
The UDC cost estimate for approximately $120,000 provided by JEO is enclosed. It is
under the project budget of $150,000. Depending on the extent of the comprehensive
bluff plan desired by the City Council, there may be an adjustment in JEO's fees and
compensation for this planning effort. In addition, a budget impact of $25,500 over the
19-month project is projected for increased involvement by the City Attorney's office. A
UDC Consultant Recommendation
Page 3
memo from City Attorney Barry Lindahl is attached. Together, the cost estimate from
JEO and the additional involvement by the City Attorney's Office, is within the $150,000
budget for the UDC.
A development issue that came up after the RFP was issued was a six-month
moratorium on ethanol and bio-diesel plants to allow staff time to develop regulations
for these industrial facilities. JEO indicated that they are familiar with siting needs and
issues for these plants. JEO would incorporate review of these facilities in their
proposed scope of services without additional cost.
RECOMMENDATION
The Consultant Selection Committee recommends that the City Council authorize the
City Manager to sign a contract with JEO Consulting Group, Inc. based on the RFP and
JEO's proposal, and adding ethanollbio-diesel plants, in an amount not to exceed
$120,000.
Enclosures
cc: Kyle Kritz, Associate Planner
BAR R Y A. L I N 0 A H L, ESQ.
CITY ATTORNEY
MEMO
To:
Michael C. Van Milligen
City Manager
DATE:
July 12, 2006
RE:
JEO Consulting Group, Inc. Proposal for the Unified Development
Code: Role of the City Attorney's Office
Under the proposal submitted by JEO Consulting Group, Inc. to develop the Unified
Development Code for the City of Dubuque, the City Attorney's Office will be required to
provide the legal expertise in drafting and reviewing the format, composition and text of
the Code to ensure compliance with Iowa case law and statutes. This will require
significant legal staff time and attention throughout the anticipated 19-month schedule.
This level of involvement by the City Attorney's Office was not part of the previous
contract for the development of the Unified Development Code. The previous
consultant was chosen in part because it was represented by the consultant that the
consultant would provide legal services as part of the package. In the current proposal,
JEO Consulting Group, Inc. specifically elected not to include any legal services.
Assistant City Attorney Tim O'Brien, who currently handles zoning matters, is willing to
take on this project and increase his time commitment to the City. We anticipate that
this additional work would add an additional 6 hours per week, the equivalent of a .15
FTE. This time would be devoted to meeting with the consultants, review of draft
proposals, and meetings with various commissions and with the City Council. The
assistant city attorney position, now at .4 FTE, would remain part-time as a .55 FTE
position.
The budget impact would be an addition of $16,083.60 annually to the budget for the
City Attorney's Office for FY07 and FY08. Tim, as a part-time employee, pays for his
own office space and office equipment and receives no benefits.
I recommend that this change be included with the JEO Consulting Group, Inc.
proposal.
cc: Kyle Kritz, Associate Planner
OFFICE OF THE CITY ATTORNEY DUBUQUE, IOWA
SUITE 330, HARBOR VIEW PLACE, 300 MAIN STREET DUBUQUE, IA 52001-6944
TELEPHONE (563) 583-4113/ FAX (563) 583-1040/ EMAIL balesq@cilyofdubuque.org
City of Dubuque, Iowa
Request for Proposals
Proposals due: May 26, 2006
PREPARATION OF UNIFIED DEVELOPMENT CODE
INTRODUCTION
The City of Dubuque, Iowa is soliciting proposals from qualified professional consultants
to prepare a Unified Development Code (UDC).
Our intent is to provide a user-friendly ordinance format that implements the goals and
objectives of the Comprehensive Plan, recognizes the diverse physical characteristics
of Dubuque's neighborhoods, and encourages planned and managed growth. The City
would like to combine zoning, subdivision, sign, and historic preservation regulations in
a UDC to meet this goal.
The last comprehensive update of the Zoning Ordinance was in 1985. The Zoning
Ordinance has been amended frequently in piecemeal fashion since then. The last
comprehensive update of the Subdivision Ordinance was in 1991. The last
comprehensive update of the Historic Preservation Ordinance was in 2001. The
Dubuque Comprehensive Plan was adopted in 1995 and updated in 2001-2002. An
update of the Comprehensive Plan is underway in 2006.
As principal tools for implementing the Comprehensive Plan, the Dubuque City Council
has determined that the Zoning Ordinance and the Subdivision Ordinance need to be
rewritten as a UDC. This update is supported by the City's Long Range Planning
Advisory Commission, Zoning Advisory Commission, and Zoning Board of Adjustment.
It is anticipated that the time frame for the project will be approximately 12 -18 months
following the signing of a contract. The selected consultant will be expected to complete
the contracted scope of work within the specified time frame, under the general direction
and coordination of the City's Planning Services Department as authorized by the City
Council.
The Planning Services Department provides staff support for the Zoning Board of
Adjustment, Long Range Planning Advisory Commission, Zoning Advisory Commission,
and Historic Preservation Commission at their monthly meetings. The Planning Services
staff facilitates and coordinates the Development Review Committee, which includes
staff from the City's Building Services, Engineering, Water, and Fire Departments. The
Committee holds weekly meetings to review planned unit developments, subdivision
plats and site development plans with developers, architects, and engineers.
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COMMUNITY BACKGROUND
The City of Dubuque is located on the Mississippi River in northeastern Iowa, adjacent
to Illinois and Wisconsin. The City is approximately 30 square miles in area, with a
population of approximately 60,000 persons. The City's annual operating and capital
budget is nearly $100 million and funds a full range of services. The City's web site is
www.citvofdubuaue.ora.
The community has a stable and diversified manufacturing base and a growing service
sector. Dubuque is the major retail, medical, education and employment center for the
tri-state area. Tourism continues to be a major economic force in the community. City
government works in collaboration with the private sector to promote economic
development. The job creation and unemployment numbers show that Dubuque is
holding steady in a very volatile economic climate. Dubuque's construction numbers
reveal an even more encouraging picture.
Meeting Development Needs
The City's long-range goals include maintaining compact and contiguous development;
accommodating projected residential, commercial and industrial expansion; and
facilitating planned and managed growth on the City's fringe. The city is restricted from
expansion on its east side due to the Mississippi River, and is challenged by rugged
terrain and limited roadway systems on the north and south.
Since 1997, the City has spent approximately $13 million for land acquisition, water and
sewer main extensions, construction of City streets, and site development costs for the
Dubuque Industrial Center West. These investments on the west side have opened up
potentially thousands of acres of land to meet development needs, with the capacity to
serve those needs.
From 1990-1998 the City of Dubuque averaged 350,000 square feet of non-residential
construction each year. In the five-year period from 1999-2003, the City of Dubuque
averaged nearly 1 million (988,203) square feet of non-residential construction each
year.
The year 2003 also saw continued growth in the number of residential units with 182
units being constructed. This is the second highest number since 1995 (with last year's
192 being the highest), and 40% higher than the seven previous years' average of 130
units per year.
Downtown Revitalization
In addition to extending City service for new industrial parks and planning for
development of the urban fringe, the City of Dubuque has continued and strengthened
its commitment to funding and partnerships for downtown revitalization and historic
preservation.
Partnerships and City investments have been key in the revitalization of Downtown.
Since 1985, the following investment has occurred in Downtown Dubuque:
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Fa<;:ade Building New Real Estate Public Net New
Renovation Rehabilitation Construction Sales Improvements Jobs
$4,498,705 $61,800,327 $117,317,663 $76,173,696 $26,640,104 +1,744
57% since 83% since 58% since 78% since 43% since
1999 2000 1998 1999 2000
($34,930,319) ($97,448,066) ($44,213,844) ($20,892,079) (755)
Development Pattern
Dubuque is Iowa's oldest city, and has a substantial collection of historically and
architecturally significant structures. There are seven National Register districts in
Dubuque, with six of them in and around Downtown. The downtown area includes the
central business district, transitional mixed-use neighborhoods north, west and east of
downtown, and a substantial industrial district east of downtown. Downtown Dubuque
contains many institutional, commercial, and industrial buildings that are architecturally
significant and reflect a variety of styles and materials. Other Downtown buildings house
a mix of uses, with first floor retail/office uses and opportunities for uses on the upper
floors.
Consequently, Dubuque's development pattern varies within the corporate limits. The
historic downtown neighborhoods include some two- and three-story residential
buildings that are still fully residential. Other older neighborhoods include small lots in
an urban streeUalley grid pattern with a mix of commercial and industrial uses along
with neighborhood churches, parks and schools. Newer neighborhoods reflect larger
single-family lots in suburban-style subdivisions with curvilinear streets and cul-de-sacs,
largely separated from non-residential uses.
In addition to large brick warehouses in the industrial area adjacent to Downtown,
Dubuque has large-scale industrial parks along its riverfront and on the south and west
ends of the community. Riverfront redevelopment is underway, with a concentration of
commercial and recreational attractions. Neighborhood commercial areas are found
along minor arterials throughout much of the city. Big box retailers are located in
planned unit developments along major arterials on the city's west side. Campuses for
colleges and hospitals generally are centrally located in the city.
Most vacant developable land lies on the City's urban fringe. There is very little vacant
developable land in the core of the city.
The City of Dubuque has employed smart growth principles in planning and managing
the community's growth and development for years before smart growth became a
national buzzword. Since 1995, the Dubuque Comprehensive Plan has included goals
and objectives that incorporate "smart growth" principles, such as encouraging City-
County cooperation, and developing policies that enhance development of fringe areas
and avoid unregulated sprawl.
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City and State Code Provisions
Cities have been granted the authority to plan and to zone in Chapter 364 (Home Rule
Powers) and Chapter 414 (Municipal Zoning) of the Code of Iowa. They have been
granted the power to promote health, safety, and morals for the general welfare of the
community. Chapter 354 of the Iowa Code stipulates requirements and grants authority
to cities and counties for the platting, division and subdivision of land. Chapter 303.34
(Areas of historical significance) of the Iowa Code states that: a historic preservation
commission shall review alterations to structures in historic districts.
The Long Range Planning Advisory Commission makes recommendations to the City
Council on updates to the Dubuque Comprehensive Plan, new and amended urban
renewal and urban revitalization plans, the recommended five-year capital improvement
program, and other special planning studies as directed by the City Council.
The Zoning Advisory Commission makes recommendations to the City Council on
applications for rezonings, planned unit developments, subdivision plats, and
amendments to the Zoning and Subdivision Ordinances.
The Zoning Board of Adjustment makes decisions on applications for conditional uses,
special exceptions, and variances from the Zoning Ordinance requirements for bulk
standards, off-street parking, and signs. The Board of Adjustment hears appeals of staff's
interpretations of the Zoning Ordinance. The Board is a quasi-judicial body. Decisions by
the Board are appealed to district court, not the Council.
The Historic Preservation Commission conducts design reviews of proposed exterior
alterations of buildings, signs, and structures that required a building permit and are
visible from the public right-of-way in the City's designated historic preservation districts.
HPC design review decisions may be appealed t the City Council, and then to district
court. The HPC also serves as an advisory design review body to the City Council for
public works projects in the historic districts.
Under City Code, any revision to the existing Zoning Ordinance or the existing
Subdivision Ordinance requires first a public hearing before the Zoning Advisory
Commission, and then a public hearing before the City Council. The Zoning Advisory
Commission provides a recommendation to the City Council, who makes the decision.
Under Iowa Code, the City of Dubuque has sole jurisdiction for all rezonings, planned
unit developments, and subdivisions within the corporate limits. Under Iowa Code, the
City of Dubuque has extraterritorial jurisdiction for subdivision review and approval
within two miles of the corporate limits. The Dubuque City Council adopted a
development policy for this two-mile fringe area in 2004.
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ORDINANCE CONCERNS
Concerns with the Zoning and Subdivision Ordinances have emerged over time from
City staff, City officials, customers, and community stakeholders. For example:
)- The Zoning Ordinance is often difficult for the public and City staff to use and to
interpret. It is not organized in an "easy to access" form, and lacks adequate
graphics, charts, and other illustrations.
)- The Subdivision Ordinance is a chapter of the Dubuque City Code that is related
to but not referenced in the Zoning Ordinance, which is an Appendix to the City
Code. Subdivision regulations are not incorporated into the Zoning Ordinance.
)- The Zoning Ordinance has conflicting, unclear, outdated, and/or confusing use
categories, definitions, and provisions, and often an "unwritten" need to reference
back to other sections of the Ordinance or other chapters of the City Code to fully
comply with all applicable City regulations.
)- The Zoning Ordinance lacks an amortization clause for nonconformities.
)- The Zoning and Subdivision Ordinances do not always adequately address land
use, historic preservation, and urban design objectives of the Comprehensive
Plan such as encouraging a more urban streetscape, mixed use, downtown
housing, flexible site development, alternative transportation, and smart growth.
)- A concern exists about the number of conditional rezonings and spot zonings,
and having multiple zoning designations for a single lot.
)- There are related issues in other sections of the City Codes, in City Engineering
Standards, and in City plans and policies which necessitate updating the Zoning
and Subdivision Ordinances, including: access management, parking, accessory
uses, grading, excavation, erosion control, storm water runoff, signs, traffic,
landscaping, street trees, outdoor storage, screening, lighting, dust, and noise.
)- There have been controversies over the past year with proposals for private
redevelopment of bluffland sites. Facilitation of an inclusive process involving the
general community and stakeholders on all sides of the issue of bluffland
development vs. preservation is needed to complete a comprehensive bluff plan.
The City Council is concerned about the timeliness of the resolution of this
component of the ordinance based on recent requests for blufftop development
and it is desired that as much as possible this issue be prioritized to be resolved
as early in the process as practical.
)- In response to proposals over the past few years to expand and relocate junk
and salvage operations, there has been interest in creating design review,
guidelines, and standards for screening, setbacks, and visual impacts of
commercial and industrial developments, particularly for outdoor storage.
5
)0> There are three sets of regulations affecting signs. Two are administered by the
Building Services Department, and the third is a section in the Zoning Ordinance.
These regulations are overly complicated and at times contradictory.
)0> There is interest in design standards for big box retailers, and any impact studies
or impact fees that have been implemented as a result of the location of a big
box retailer. The City Council desires that as much as possible this issue be
prioritized to be resolved as early in the process as practical.
)0> The City Council desires a UDC that results in quality development, that provides
for flexibility in development design, and that streamlines the development review
process. At the same time, the City Council wants the city of Dubuque to remain
competitive for growth and expansion of local and regional residential, office,
retail, commercial, and industrial markets.
PROJECT OBJECTIVES
Conform with Local. State and Federal Codes
./ Ensure the UDC conforms to the City of Dubuque Comprehensive Plan.
./ Ensure the UDC conforms to the nuances of the Iowa Code.
./ Update regulations in recognition of recent Iowa and Federal case law, including
day care, group homes, mobile homes, manufactured homes, churches, Federal
Fair Housing requirements and the Americans with Disabilities Act.
./ Ensure that rights and responsibilities of property owners and of the City
enforcement staff are clearly stated to avoid, whenever possible, disputes of
interpretations.
Be Relevant for Dubuaue
./ Prepare a UDC that is responsive to contemporary development trends,
recognizes the diverse physical characteristics of Dubuque's neighborhoods (e.g.
street patterns, building types, density etc.), and encourages quality
development.
./ Create coordinated regulations that facilitate development effectively, enhance
neighborhood quality, and result in planned and managed growth.
./ Develop regulations that acknowledge and accommodate Dubuque's three
distinct geographical areas as well as potential growth areas in the environs.
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Be User-Friend Iv
v' A customer-friendly ordinance format that is easy to use and organized to
provide greater clarity for all readers, using charts whenever possible for easier
reference to individual requirements.
v' An illustrated UDC that graphically explains zoning, subdivision and site
development requirements in simple, understandable terms, reduces the need
for formal code interpretations, and refers to other sections of the UDC and other
chapters of the City Code.
v' A reorganized code available to the general public on-line at the City's web site,
in an "easy access, easy lookup" format with electronic query capability, by
search terms and by process type, that allows future amendments to be easily
incorporated into the on-line presentation format.
Streamline the Process
v' Streamline the tasks undertaken by the Zoning Advisory Commission, Zoning
Board of Adjustment and City staff by crafting regulations that reflect the
Comprehensive Plan's goals and objectives.
v' Reduce the case loads of the Zoning Advisory Commission, Zoning Board of
Adjustment, City Council and City staff, by crafting regulations that require fewer
requests for variances, special exceptions and rezonings.
v' Identify opportunities for process simplification and flexibility, consistent with
identified community goals and project objectives.
CRITICAL ISSUES INVENTORY
The consultant will prepare a written inventory of the critical issues that must be
addressed and resolved to ensure that the UDC is complete in its scope and coverage
and addresses the Ordinance Concerns and Project Objectives listed above and
identified during the Background Research and Evaluation phases. The consultant will
review this written evaluation with the Technical Committee. As a preliminary guide, the
following subject areas are considered priority areas of interest:
v' Provide organizationlformat for combining the Zoning, Subdivision, and Historic
Preservation Ordinances and various sign regulations into a user-friendly UDC.
v' Make the final document easy to follow, highly illustrated, and available on the
web.
v' Review, improve and update lists of permitted uses and standards for each
zoning district, recognizing different patterns of development, scale and massing.
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v' Provide clear statements of which uses are permitted in each district and what
standards must be met, rather than reference back to other sections of the code.
v' Organize the standards specifically addressing signs in each district (what type
permitted, where permitted, height, number, size, etc.).
v' Review, improve and update definitions, to assure clarity, necessity and
compatibility with commonly accepted definitions.
v' Ensure that definitions are consistent with other related ordinances and codes.
v' Reference other sections of the revised code and other chapters of the City Code
when appropriate.
v' Evaluate Planned Unit Development (PUD) options, "buildable area" provisions,
and floor area ratio provisions.
v' Ensure density, setbacks, and other dimensional requirements fit with the
existing and desired neighborhood scale.
v' Review, improve and update standards for site plan and subdivision reviews, and
modernize existing zoning and subdivision development standards.
v' Revise existing provisions regarding site development review and evaluate the
creation of new or improved flexible and illustrated site development standards,
v' Evaluate options for design review process, guidelines, and standards for
screening, setbacks and visual impacts of commercial and industrial
developments, particularly for outdoor storage.
v' Review, improve and update parking standards and requirements to prevent
excessive and unnecessary parking areas, particularly in the central business
district and surrounding historic neighborhoods.
v' Evaluate current ordinance provisions pertaining to inclusionary zoning and
housing replacement.
v' Evaluate potential accessory apartment provisions.
v' Evaluate smart growth/green building design options.
v' Evaluate open space protection and bluffland preservation/development
regulations, policies, and other appropriate measures.
8
./ Evaluate design standards for big box retailers, and any impact studies or impact
fees that have been implemented as a result of the location of a big box retailer.
PROJECT SCOPE OF SERVICES
The following information describes specific minimum components which should be
included in the Scope of Services. The consultant should describe the means or
strategy by which the consultant would satisfy the Scope of Services, and/or an
alternative or hybrid strategy recommended by the consultant - what process and
outcomes the consultant would suggest to make the project better.
The City is open to suggestions other than those listed in this proposal, which
consultants believe would be of value to producing a UDC. The final scope of work is
expected to be finalized with the selected consultant.
Collaboration with City
Citv Interface: The consultant and the Planning Services Staff will cooperatively
interface with the Technical Committee and other City officials, including:
. Meet with the Technical Committee to review and discuss "in process" and
completed work plan components;
. Conduct public meetings with community stakeholders and the general public to
solicit input with assistance from the Technical Committee;
. Solicit comments from the Zoning Advisory Commission, Zoning Board of
Adjustment, and Long Range Planning Advisory Commission to discuss existing
zoning and subdivision issues and potential strategies and tools for
consideration;
. Conduct regular update meetings with the Planning Services Manager,
Corporation Counsel, and City Manager;
· Submit written project status reports monthly to the Planning Services Manager;
. Conduct public meetings with appointed and elected officials to discuss
completed work plan components prior to making final recommendations; and
· Prepare the presentation of the final draft for adoption and attend the public
hearings of the Zoning Advisory Commission and City Council.
Proiect Schedule: The consultant and the Planning Services Staff will cooperatively
establish a project schedule that will identify at a minimum:
· delivery dates for all work products and project status reports;
. meeting schedules with the Technical Committee, Citizen Advisory Committee,
and Sign Review Advisory Subcommittee to monitor and assist in the progress of
the project;
· public meetings with community stakeholders and the general public;
· focus group meetings with key community stakeholders for creating a
comprehensive bluff plan for bluffland preservation/development;
· work sessions with the Zoning Advisory Commission, Zoning Board of
Adjustment, and Long Range Planning Advisory Commission;
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. monthly written project status reports to the Planning Services Manager
measuring progress towards each of the specific goals/tasks of the work
program;
. regular update meetings in person or by teleconference with the Planning
Services Manager, Corporation Counsel, and City Manager; and
. public hearings with the Zoning Advisory Commission and City Council for
review/adoption of the first draft, proposed final draft, and final UDC.
Presentations: Presentation of the first draft, proposed final draft, and final draft for
review / recommendation by the Zoning Advisory Commission and review / adoption by
the City Council will be a collaborative effort by the consultant and the Planning
Services Department.
The appropriate members of the consultant team shall be responsible for facilitating all
public work sessions and/or hearings before the Zoning Advisory Commission and City
Council regarding review and approval of the UDC. Assistance from the Technical
Committee will also be provided as needed.
The consultant will be responsible for preparation of all necessary and associated
correspondence, documents, staff reports, and detailed minutes of public workshops
meetings.
The Planning Services Department will be responsible for scheduling and managing the
public hearings, interactions with public officials, publication of hearing notices as
required by Iowa Code, and transcribing meeting minutes.
Work Products: Review copies of all work products must be provided to the Planning
Services Department in hard copy and/or electronic format using Microsoft Word in
accordance with the established project schedule. The charts, graphics, illustrations,
maps and/or photographs provided through the process must be delivered in hard copy
and/or electronic formats compatible with the City's computer software and hardware
and in accordance with the established project schedule.
Project Work Program
The anticipated Project Work Program for preparing the UDC will involve the consultant
working principally with a Technical Committee for the first half of the project, after initial
input meetings with the Citizen Advisory Committee, Sign Review Advisory Committee,
and other key community stakeholders such as focus groups meetings for a
comprehensive bluff plan. The second half of the project will involve testing the draft
and final versions with key City staff, key community stakeholders, community groups,
Zoning Advisory Commission, Zoning Board of Adjustment, and City Council.
Technical Committee: The consultant will work closely on the preparation of the UDC
with a Technical Committee with staff from the following City Departments:
. Planning Services
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. Building Services
. Legal
. Engineering
. Economic Development
. Housing and Community Development
. Information Services (for UDC computerization and web-based applications)
Work Proaram: The consultant will prepare a draft Work Program for the UDC
preparation process, including necessary research and analysis, detailed schedules of
dates, document delivery dates and document review periods, administrative meetings,
public participation workshops and activities, time schedule and document preparation
milestones, public meeting dates, City Council work sessions, public hearings before
the Zoning Advisory Commission and City Council, etc. The draft Work Program will be
presented to City Manager and City Council for review and approval.
Background Research
The consultant will need to conduct background research into the community's
characteristics, planning documents, and regulatory codes and processes. Document
review will include the following:
~ Review with the Technical Committee, a detailed analysis of critical issues
related to the Zoning Ordinance and Subdivision Ordinance identified by the
Planning Services staff.
~ Review with the Technical Committee, an analysis and inventory of the City of
Dubuque's existing development patterns prepared by the Planning Services
staff to identify opportunities for ordinance revisions.
~ Review with the Technical Committee, an evaluation of Zoning Board of
Adjustment cases and limited setback waivers prepared by the Planning Services
staff to identify opportunities for revisions of zoning and sign regulations.
~ Review with the Technical Committee, the following plans and studies to ensure
that the UDC is consistent with and implements appropriate elements of these
documents:
o Dubuque Comprehensive Plan
o 2001 Affordable Owner-Occupied Housing Committee Report
o 2004 Downtown Master Plan
o Urban Renewal plans
o 2006 Annexation Study Update
~ Review with the Technical Committee, the present zoning classification
boundaries as shown on the Official Zoning Map and the Zoning Ordinance
provisions in contemplation of new or reorganized zoning districts and overlays.
11
~ Review with the Technical Committee, the sign regulations in the Building Code,
and identify how to consolidate the City's three sets of sign regulations into one.
~ Review with the Technical Committee, the City Engineering Department's
subdivision and site development design standards.
~ Review the regulatory options for developing a comprehensive bluff plan for
bluffland preservation/development.
~ Review options for design review process, standards, and guidelines for
screening, setbacks, and visual impact of commercial and industrial
developments, particularly for outdoor storage.
~ Review options for design standards for big box retailers, and any impact studies
or impact fees that have been implemented as a result of the location of a big
box retailer.
~ Complete field studies with Planning Services staff to evaluate current conditions
and observe unique conditions and/or circumstances; review with the Technical
Committee.
Evaluation of Ordinances and Standards: The consultant will prepare a written
evaluation of the Background Research findings above. This written evaluation will
include detailed commentary on the strengths and weaknesses of the existing
ordinances and standards with particular regard to comprehensiveness, clarity, and
coverage gaps. It will identify conflicting, unclear, outdated and/or confusing use
categories, definitions, or provisions in the ordinances and standards, and ways to
resolve and clarify the same utilizing current state-of-the-art relevant zoning and
subdivision techniques, technologies, and tools that should be considered for
incorporation into the new UDC ordinance based on the evaluation completed.
The consultant will be expected to bring considerable experience with effective
approaches and relevant regulations used by other communities and to evaluate such
approaches for their appropriate applicability to the new ordinance. This will facilitate
providing the City of Dubuque with options on different approaches. Recommended
options must be evaluated in terms of their visual impact, fiscal impact, and regulatory
impact, including consideration of installation and maintenance costs, land and
development costs, and cosUbenefit of using new technologies such as green building
design options, pervious pavement, etc.
The consultant will be expected to use contrasting images of various types of site
development design for signs, building designs, screening, landscaping, and parking
lots; and different development types such as industrial, waterfront, neighborhood
commercial, various densities of residential, etc. The consultant will review this written
Evaluation of Ordinances and Standards with the Technical Committee.
12
Preparation of UDC
Workina Outline: With advice and assistance from the Technical Committee, the
consultant will prepare a working outline of the UDC listing the pertinent sections and
the scope of their coverage. Following the City's review and approval of the outline, the
consultant shall prepare a first draft of the update.
First Draft: The first draft of the UDC will incorporate the results from the Research &
Analysis tasks above and any supplementary material; the draft UDC must include
references to the current Ordinances so that comparisons can be made.
The first draft of the UDC will be discussed in detail with the Technical Committee,
Citizen Advisory Committee, Zoning Advisory Commission, City Manager and City
Council. The Sign Review Advisory Subcommittee will be included in the review of the
revised sign regulations. The first draft of the UDC will also be presented by the
consultant and the Technical Committee in appropriate ways to the general public, key
stakeholders, and community groups for review and commentary.
All of the existing, updated and new sections of the UDC will be reviewed with the
Technical Committee, and then prepared to reflect the work program, public input
received, and input and direction from public officials.
The UDC should establish internal consistency, be at or above industry standards, and
ensure legal compliance with all current State and Federal Laws.
Proposed Final Draft: Taking into account the commentary received concerning the first
draft of the UDC, the consultant will prepare a proposed final draft of the UDC. The
same review mechanisms applicable to the first draft will be utilized for the proposed
final draft. The consultant will review the proposed final draft with the Technical
Committee.
The consultant will provide the Planning Services Department with two Microsoft Word
computer disk file copies of the proposed final draft of the update: one in a strike-
out/new text version (with graphics, charts, and illustrations), and one final clean-copy
version (with graphics, charts, and illustrations), that can be loaded onto the City's web
site.
Final Publication: Taking into account the commentary received concerning the final
UDC as adopted by the City Council, a final submission, complete with maps, graphics,
charts, and illustrations suitable for publication and distribution in both hard copy and in
electronic format on CD will be provided to the City for its review and approval.
The consultant will provide a final copy of the adopted UDC, in the following formats:
a) In reproducible paper format, including all text, maps, charts and drawings;
13
b) In electronic format, acceptable to the City Clerk's Office, which allows the City of
Dubuque to maintain, publish and distribute the updated Ordinance(s) on paper,
on the Internet, and on text-searchable CD-ROMs.
Public Involvement
The consultant will be expected to work closely with the Technical Committee for the
duration of the process, attend all meetings and workshops, and facilitate "hands-on"
programs that will involve workshop participants.
Public Outreach: With the expected high level of general public involvement or interest
in the update process, a methodology of public outreach, beyond the public meeting
format, must be included in the proposal. Public outreach may be accomplished
through public forums/hearing notices, web site announcements, media releases, cable
television announcements, targeted mailings, etc. The City of Dubuque has a website
and a local access channel available to assist in the communication effort.
Citywide community workshops / meetings and stakeholder / focus group meetings are
anticipated to solicit input on issues that may be relevant to neighborhood associations,
City Boards and Commissions, and the business community. It is also anticipated that
smaller group workshops may be necessary with selected participant groups to focus on
the review of individual sections, such sign contractors to discuss the sign regulations.
Interviews of key staff and stakeholders may also be appropriate. It is expected that all
of these meetings would be attended by one or more members of the consultant team.
The goal is that citizens are given the greatest possible opportunity to have input into
the UDC through public forums, workshops, and on-line submissions. The consultant
should suggest innovative and proven communication methods. Such alternatives
should be clearly described in the proposal. The proposal should include the projected
number of public meetings / presentations to be held by the consultant.
Citizen Advisorv Committee: The consultant will work with a Citizen Advisory
Committee. The Citizen Advisory Committee will provide initial input on issues and
process, react to first draft UDC and proposed final draft UDC, and then forward
recommendations to the Zoning Advisory Commission and City Council as part of the
process. The Citizen Advisory Committee will include representatives from these key
stakeholder groups:
. Developers
. Arch itects
. Engineers
. Realtors / Appraisers
. Dubuque Area Chamber of Commerce
· Greater Dubuque Development Corporation (regional economic development)
. Zoning Board of Adjustment
. Long Range Planning Advisory Commission
. Zoning Advisory Commission
14
. Historic Preservation Commission
Sian Review Advisorv Subcommittee: As part of a comprehensive review and update of
the Dubuque City Code, City staff identified the need to coordinate and consolidate
three sets of sign regulations. A Sign Review Advisory Subcommittee will provide initial
input on issues and process, react to the first draft and the proposed final draft of the
consolidated sign regulations, and then forward recommendations to the Technical
Committee and Citizen Advisory Committee as part of the process. The Sign Review
Advisory Subcommittee will include representatives from these key stakeholder groups:
. Building Services Department
. Planning Services Department
. Scenic By-Ways
. Zoning Board of Adjustment
. Historic Preservation Commission
. On-Premise Sign Industry
. Off-Premise Sign Industry
Comprehensive Bluff Plan: As part of the process for preparing a comprehensive bluff
plan there are a number of key community stakeholders that should be invited to focus
group sessions for bluffland preservation/development. These stakeholders include: the
City Council, Long Range Planning Advisory Commission, Zoning Advisory
Commission, Environmental Stewardship Commission, Historic preservation
Commission, Four Mounds Foundation, Preserve Our Bluffs, Dubuque Main Street Ltd.,
Neighborhood Associations, Board of Realtors, Dubuque Area Chamber of Commerce,
Dubuque County Historical Society, Greater Dubuque Development Corporation,
Dubuque Homebuilders, Dubuque Federation of Labor, and Alliance for Construction
Excellence. Additional community stakeholders may be identified during the process.
Additional Resources: Additional resources from the City organization and the
community will be drawn on as needed for the update process, including:
. City Manager's Office (Neighborhood Development Specialist, GIS coordinator,
and Public Information Officer)
. Human Rights Department (fair housing)
. Legal Department
. Health Services Department (related code enforcement)
. Planning Services Department (zoning enforcement and administration)
. Board of Directors of the Dubuque Area Chamber of Commerce
. Board of Directors of the Greater Dubuque Development Corporation
. Board of Directors of Dubuque Main Street Ltd. (downtown redevelopment)
. Members of the Developers' Roundtable.
Public Records and Ownership
Any and all information, in any form, supplied to the City under this Request for
Proposal or any subsequent agreement shall become the property of the City of
15
Dubuque upon delivery and is subject to the Iowa Open Records Law, Iowa Code
Chapter 22.
On-line UDC (optional quote)
The consultant or sub-consultant shall provide a user-friendly, interactive UDC
application accessible via the internet (web-based). Scope of this project shall include
at a minimum application design, application creation including but not limited to a fully
searchable, web-based UDC application with linking capabilities, application installation,
implementation planning, and creation of a user-interface for updating.
The UDC application shall be fully documented and supported by the consultant or sub-
consultant with easy to use and searchable help functions for both the use and
administration of the site.
Contractor or sub-contractor shall convert all data contained in the UDC including but
not limited to text and graphical images to the web-based UDC application. The
conversion of the data to be used in the web-based UDC application should be shown
as a separately priced line item in the proposal.
Updating of information contained in the web-based UDC application should not require
the use of a webmaster or anyone with advanced technical or programming skills. It is
desirable that the updates be done by City of Dubuque personnel so that updates can
be done on a timely basis and quickly verified for accuracy of content. It is desirable that
the updating interface has the look and feel of common Microsoft Office products such
as Word and use common templates for the addition or change of new features of the
UDC. A spell check function must be included on any portions of the update interface
that involve text based information.
Access to the updating interface should be secure with log ins and access maintained by
a City of Dubuque systems administrator.
The web-based UDC application must operate as a hosted application on servers
designated by the consultant or sub-consultant. Consultant or sub-consultant must
provide information regarding the servers, backup schedules, off-site storage and hot
sites maintained to insure availability of the application and the data.
Support must be available to respond to questions and issues Monday - Friday 8am -
5pm CST. Holiday and weekend support terms should be stated and separately priced.
Data contained in the UDC web-based application remains the property of the City of
Dubuque. In the event that the consultant or sub-consultant cease to do business or be
able to provide the necessary support of the applications created the consultant or sub-
consultant agree to provide any data to the City in a common digital format contained in
a common machine readable format. Consultant or sub-consultant should describe how
this would be accomplished and any costs associated with doing such.
16
It is desirable that this application operate as its own domain. The City of Dubuque will
be responsible for obtaining and maintaining any domain names associated with this
site. Any links on the site shall be subject to the City's current website linking policy.
The consultant or sub-consultant will be responsible for any technical domain
management responsibilities.
The City desires a customized web-based UDC application and would not be interested
in entertaining proposals utilizing current "off-the-shelf' web-based searchable code
applications such as Sterling Codifiers.
CITY RESOURCES
The City will make its ArcView GIS data available for this project as well as staff
contacUresource persons in both the Planning Services Department and in the Legal
Department.
Material included with the RFP:
Zoning Ordinance and Official Zoning Map
Subdivision Ordinance
Building Services Department's sign regulations
Historic Preservation Ordinance
Comprehensive Plan
Material to be provided or readilv available:
City of Dubuque Code of Ordinances
Affordable Owner-Occupied Housing Committee Report
Downtown Dubuque Master Plan
Engineering Department's subdivision and site development design standards
Additional information can also be obtained from the Planning Services Department's
section of the City of Dubuque website, www.citvofdubuQue.orQ.
INFORMATION TO BE INCLUDED IN PROPOSAL
The Proposal should address all of the points outlined in this Request for Proposal
(RFP) excluding any cost information which should only be included in a separate
sealed envelope labeled "UDC Cost Estimate". The proposal should be prepared
simply and economically, providing a straight forward, concise description of the firm's
capabilities to satisfy the requirements of the RFP.
To simplify the review process and to obtain the maximum degree of comparability, the
proposal shall include the following information and shall be organized in the manner
specified below. While additional data may be presented, the following subjects must be
included. They represent the criteria against which the proposal will be evaluated.
17
Letter of Transmittal: Provide a letter of transmittal briefly outlining the consultant's
understanding of the work and the name, address, telephone number, fax number and
email address of the consultant's primary contact person.
Profile of Firm: Provide general information about the firm and its area of expertise as
regards this RFP, including the qualifications of the Project Manager and other key
personnel who would be assigned to the project. State the size of the firm, the size of
the firm's professional staff, the location of the office from which the work on this project
is to be performed, and the number and nature of professional staff to be employed on a
part-time basis. Indicate other information that will reflect the philosophy of the firm
regarding its approach to this project and how this approach will result in the successful
completion of the project.
Discuss the firm's ability to integrate this project into the firm's present workload. A
statement should also be included with regard to whether the consulting team currently
has the capacity to undertake the project or whether it intends to engage additional staff
or team members.
Prooosal Qualifications: It is the City's expectation that qualified consultants will
assemble a team with education and experience in urban planning and land use
regulation; evaluation, updating, and administration of unified development codes and
land use regulations -- especially zoning, subdivision, sign and historic preservation
ordinances; land use law; civil engineering; design review; GIS; group facilitation; oral
and written presentation skills; and graphic arts.
List the names of the anticipated Project Manager and other key personnel associated
with the project and their qualifications and experience. Identify the principal supervisory
and management staff, including partners, managers, other supervisors and subject
matter experts who would be assigned to this project. Provide as much information as
possible regarding the number, qualifications, training, and any relevant continuing and
professional education of the specific staff to be assigned to this project.
Project Manager, partners, management, other supervisory staff and specialists may be
changed if those personnel leave the firm. These personnel may also be changed for
other reasons with express written permission of the City of Dubuque; however, in either
case, the City retains the right to approve or reject replacements. Other personnel may
be changed at the discretion of the consultant, provided that the replacements have
substantially the same or better qualifications or experience.
Team Exoerience: Describe the experience and success of the firm, as well as the
experience and education of the team of key personnel proposed for the Dubuque UDC
project, in performing similar projects, including the following activities:
· Experience and education in urban planning and land use regulation; evaluation,
updating, and administration of unified development codes and land use
18
regulations.-- especially zoning, subdivision, sign and historic preservation
ordinances; land use law; civil engineering; design review; GIS; group facilitation;
oral and written presentation skills; and graphic arts.
. Experience, education and success in working with zoning and subdivision code
revisions and preparation of UDC's in cities similar to Dubuque.
· Experience, education and success in working with zoning and subdivision code
revisions and preparation of UDC's in Iowa.
· Experience, education and success in working with zoning and subdivision code
revisions and preparation of UDC's involving utilization of visual code
components.
. Experience, education and success in working with zoning and subdivision code
revisions and preparation of UDC's which support and encourage development.
. Experience and success in working with technical and citizen task forces.
. Understanding of the planning, public administration and legal context of zoning
and subdivision regulations and preparation of UDC's.
References: Include at least 3 client references (including individual contacts and
telephone numbers) with similar projects that have been completed in the last five (5)
years. List the names of the key personnel proposed for Dubuque UDC project who
worked on the referenced projects.
Describe the name and location of other sub-consulting firms that would be used by the
firm in the project and the approximate percentage of the work that would be performed
by each of these firms. Include the experience and qualifications of the sub-consultant
firm and its key personnel in working on similar projects. Identify any minority or women-
owned business enterprises.
Scope of Services: Describe the means or strategy by which the consultant would
satisfy the Scope of Services, and/or an alternative or hybrid strategy recommended by
the consultant - what process and outcomes the consultant would suggest to make the
project better.
Include a section which establishes a work plan for the firm's approach to the
completion of the project. The work plan, at a minimum, should include those
components outlined in the RFP. The consultant should indicate in the proposal those
aspects that might be completed by City staff or interns. All results from this project will
remain the property of the City of Dubuque.
For this RFP, the City of Dubuque expects that the consultant will utilize the firm's in-
house legal staff or sub-consultants to provide a review of proposed UDC language with
respect to nuances of the Iowa Code. Respondents must identify the capabilities of their
firm's staff and/or any sub-consultants with respect to this aspect of the scope of
service. If this service will not be included, the respondent shall provide a separate
quote for the bid using the City of Dubuque Legal Department for this service.
19
Proposed Proiect Schedule: Provide a project schedule outlining the time period and
estimated completion date of the proposed scope of work. This should include a
schedule for and description of all deliverable products throughout the period. Products
should be delivered in hardcopy and electronic formats compatible with the City's
computer software and hardware. It is the intent of the City that the project will be
completed within approximately 12 -18 months of signing a contract.
Certificate of Insurance: The selected firm will be required to meet the City's insurance
requirements for professional services (see attached Insurance Schedule C).
Fees and Compensation: Provide a proposed cost plus expenses budget for completion
of the proposed scope of services with cost breakdowns by scope element. Include
hourly rates of personnel to be assigned to the project. The consultant should also
include in the proposal their typical schedule or reimbursable activities and associated
expenses.
Quotation of fees and compensation shall remain firm for a period of at least 90 days
from the RFP submission deadline.
Please separate the proposed budget from the other portion of the RFP submittal.
Initial screening will be done without knowing the consultant's proposed fee for services.
BID ALTERNATES
The City of Dubuque is interested in receiving a separate quote for one or more of the
following alternates:
1. On-Line UDC (optional product). For this bid alternate, the consultant would
provide a user-friendly, interactive ordinance that uses the accessibility and
technology of the Internet. Respondents must identify the capabilities of their
firm's staff and/or any subconsultants with respect to this option. If this option is
included, the respondent must provide a separate quote for this option.
2. Use of Citv LeQal Department (alternative approach). For this bid alternate, the
consultant would utilize the City of Dubuque's Legal Department to provide a
review of proposed code language with respect to Iowa law. If this approach will
be used, the respondent must provide a separate quote for this bid alternate.
EVALUATION CRITERIA
Proposals will be screened to ensure that they meet the minimum requirements of the
proposal format. A selection committee will review qualifying proposals, and may
interview the short-listed firms. The following criteria are among those that will be used
to evaluate submitted proposals.
20
1. A high level of professional competence and a proven track record in urban
planning and land use regulation; evaluation, updating, and administration of
unified development codes and land use regulations -- especially zoning,
subdivision, sign and historic preservation ordinances; land use law; civil
engineering; and graphic arts:
a. Qualifications and experience of the firm and any sub-consultants.
b. Demonstration of professional and technical expertise and experience of
the principal consulting staff and sub-consulting staff that will work on the
project.
c. If a joint venture, the track records of team members' experience working
together.
2. A high level of professional competence and a proven track record in the
preparation of Zoning Ordinances, Subdivision Ordinances, Unified Development
Codes, Visual Preference/Community Image Surveys, and the implementation of
public participation programs:
a. Qualifications and experience of the firm and any sub-consultants.
b. Demonstration of professional and technical expertise and experience of
the principal consulting staff and sub-consulting staff that will work on the
project.
c. If a joint venture, the track records of team members' experience working
together.
3. Design approach/methodology in completing scope of services:
a. Grasp of project requirements and level of interest.
b. Creativity and problem solving ability.
c. Ability of consultant team to demonstrate initiative, motivation and
knowledge of the City of Dubuque.
4. Responsiveness and compatibility between consultants and City:
a. General attitude and ability to communicate.
b. Ability to listen, be flexible, and follow and/or implement direction and/or
ideas or concepts.
c. How the consultant team interacts with the general public, City staff, and
public officials.
5. Ability of the consultant to maintain a high level of direct interaction and
communication with City officials.
6. Public facilitation capabilities and experience working with the public, as well as
citizen committees, in diplomatically crafting standards and/or criteria to be
incorporated into the UDC.
7. Quality of the proposal. The proposal should clearly demonstrate:
a. Understanding of the City's overall objectives in the UDC process.
21
b. Ability to produce high quality documents that are user friendly with high
quality graphics.
c. Ability to make high quality oral and visual presentations using Microsoft
PowerPoint.
8. Cost of preparing the UDC in relationship to the services offered.
9. Proposed schedule required to complete project.
10. Review of references and work product.
The committee shall recommend the selection of a successful consultant to the City
Manager, who in tum will make a recommendation to the City Council. Final
determination of the selected consultant shall be made by the Dubuque City Council.
SUBMISSION REQUIREMENTS
An original plus eight (8) copies of the proposal and one (1) version on CD, all labeled
Preparation of Unified Development Code must be received in the office of the City of
Dubuque's Planning Services Department, 50 W. 13th Street, Dubuque, Iowa 52001 no
later than 5:00 p.m. CDT on May 26, 2006.
Proposals should be addressed to Laura Carstens, Planning Services Manager, at the
above address. Questions can be directed to Ms. Carstens by telephone at (563) 589-
4210, by fax at (563) 589-4221, or by email at Icarstenlalcitvofdubuaue.ora.
There should be no dollar units or total cost included in the proposal document.
All quotes should be submitted with the proposal copies, but in a separate sealed
envelope labeled UDC Cost Estimate.
Each consultant assumes full responsibility for delivery and deposit of the completed
proposal package on or before the deadline. The City of Dubuque is not responsible for
any loss or delay with respect to delivery of the proposals. The City of Dubuque
reserves the right to reject any and all proposals and to negotiate changes with any
consultant. The City of Dubuque is not liable for any cost incurred by any consultant
prior to the execution of an agreement or contract. Nor shall the City of Dubuque be
liable for any costs incurred by the consultant that are not specified in any contract. The
City of Dubuque is an Equal Employment Opportunity Employer.
22
FU4~
PHASE I: PUBLIC PARTICIPATION
Total Fee:
Total Time Frame:
Total Meetings:
$22,925.00
12 weeks
4 with City staff
7 focus group meetings with stakeholder groups (one trip)
PHASE II: REsEARCH AND ANALYSIS
Total Fee:
Total Time Ftame:
Total Meetings:
$32,375.00
30 weeks
1 with City staff
1 with technical committee
PHASE III: CONSTRUCTION OF NEW
Total Fee:
Total Time Frame:
Total Meetings:
REGULATIONS
$64,550.00
48 weeks
5 with City staff
8 with technical committee
6 with stakeholder groups
3 open houses
2 public hearings
PROJECT TOTAL
Total Fee:
Total Time Frame:
Total Meetings:
$119,850.00
78 weeks
10 wi th City staff
9 with technical committee
6 with stakeholder groups
3 open houses
2 public hearings
NOTE: Portions of specific phases may overlap and the number of weeks may not add up to the total at the
bottom.
Optional Scope Items
lEa is planning on using the City's legal counsel. There is no anticipated deduct from our proposed fee to
use Dubuque legal counsel.
On-line UDC
lEa is not submitting this item as a scope of services item.
There will be no change in the fee.
UNIFIED DEVELOPMENT CODE
DUBUQUE, IOWA
~JEO
Consul~inll tiroup,lnc
H~~~
These rates will be used to establish a fixed contract based on the antici-
pated schedule.
Planning Department:
$68.00 - $90.00
$58.00 - $95.00
$39.00 - $72.00
$40.00 - $55.00
$53.00 - $64.00
$74.00 - $103.00
$76.00 - $98.00
$44.00 - $58.00
$66.00 - $86.00
$85.00 - $120.00
Engineers:(EIT/PE):
Engineering Technicians:
Office/Administrative:
Architectural Technicians:
Senior Architect/Project Architects:
Senior Technicians:
Survey Technicians:
Survey Crew Chief/RLS:
Senior Engineers/Surveyors:
Principals:
$120.00 - $200.00
Note: Cost of Telephone calls, copying, postage, travel expenses, mile-
age, meals, lodging, etc. are overhead expenses that are included in our
hourly rates and fee. There will be no reimbursable expenses to the
City.
UNIFIED DEVELOPMENT CODE
DUBUQUE, IOWA
~JEO
Cansu/lingCroup,/nc.
City of Dubuque
Proposal for
Unified Development Code
...
May 26,sl006
'm
---
.~
,
''-..,
"'-,
~JEO
CDn.\'ullinR Group, Inc.
Engineering
Architecture
May 26, 2006
Surveying
Planning
Ms. Laura Carstens, Planning Services Manager
Dubuque's Planning Services Department
50 W. 13th Street
Dubuque, Iowa 52001
RE: Unified Development Code
Dubuque, Iowa
Dear Ms. Catstens:
Thank you for the opportuniry to submit our proposal fot assisting with the Ciry of Dubuque's Unified
Development Code. JEO looks forward to assisting Dubuque with this important project.
Our team for your project consists of three nationally certified professional planners, rwo registered profes-
sional engineers and rwo CADD technicians. JEO's team also includes rwo subconsultants, David Ptak, a
land use attorney, and Lawrence Sommer, a planner and hisroric preservationist.
At the heart of JEO's process is an intensive public participation element. The success of the project relies
grearly on public involvement and the abiliry to relate to their needs and desires. JEO brings this sttength to
the Ciry of Dubuque and we are confident that this approach will yield quality results for your project.
Once again, thank you for the opportuniry to present our qualifications to the Ciry of Dubuque. We are
confident in our abilities and experience and are anxious to discuss this project further. If you have any
questions or comments, please contact us at (402) 443-4661.
Sincerely,
L
Keith A. Marvin, AICP
Planning Department Manager
kmarvin@jeo.com
KAM:ark
Enclosures
142 West 11th Street. PO Box 207 . Wahoo. Nehraska 6S066 . 402.443.4661 . 402.443.350R fax. www.jeo.t'om
~t
I
UNIFIED DEVELOPMENT CODE
DUBUQUE, IOWA
The City of Dubuque desires ro up-
date their current Zoning and Subdi-
vision Regulations with a Unified De-
velopment Code (UDC). The last full
update ro the current Zoning Ordi-
nance was in 1985, while the Subdivi-
sion Regulations were last updated in
1991. In addition ro updating the Zon-
ing and Subdivision Regulations, the
City wants to combine these docu-
ments with an updated sign code as well as incorporating the hisroric
preservation regulations.
~
/'
The biggest problem we saw in our initial review of the documents was
how difficult the regulations are ro follow. A major concern identified
by the City was the need ro look in multiple locations for a complete
understanding of the regulations. Additionally, the City is seeing devel-
opment and preservation issues in the bluff areas of the community.
The issues include big box development, criteria for design review, guide-
lines and standards for screening, setbacks and visual impacts of com-
mercial and industrial development (especially outdoor srorage). The
regulations will need to be written in a manner that addresses and ac-
commodates three distinct geographical areas as well as future growth
issues in the environs.
".
/
One of Dubuque's major assets is its hisrorical heritage and the quality
of the architecture within the entire community. Besides the special
environmental aspects of the community, these distinctive hisroric ar-
eas will be taken inro account and included within the new document.
Dubuque's unique environmental and hisrorical qualities demand that
the UDC regulation developed during this process must go beyond the
norm. In addition ro special considerations that will need ro be incor-
porated, the City wants ro use a combination of public participation
techniques in order ro solicit public input on existing situations and
eventually the new regulations developed for Dubuque.
/'
The desired objective of the City ro be accomplished by this project is
ambitious. JEO's planning team has the capabilities and know-how to
complete this project at the high standards the residents of Dubuque
deserve. The planning team brings a variety of specialties ro the project.
Our team has completed UDC's, as well as simple zoning and subdivi-
~JEO
Clm,uI,lflIIGruup./n...
I
~t
UNIFIED DEVELOPMENT CODE
DUBUQUE, IOWA
sion projects in six diffetent metropolitan ateas within the Midwest.
The planning staff has added suPPOtt professionals ro the team that
enhance Out ability ro provide the City with quality results. These pro-
fessionals include engineers versed in transpottation, development and
municipal infrastructure issues. Another brings experience in historic
preservation and the implementation of historic regulations. Lastly, one
team member brings a specialization in stormwater management, flood
management, NPDES permits and erosion control.
Examples of Out zoning experience include:
. Grand Island, Nebraska
. La Vista, Nebraska (2002 NPZA Award winner in Community De-
velopment)
. Wichita, Kansas
. Cass County, Nebraska (J 999 Recipient of the \Vestern Planner
Sheldon Gerber Special Merit Award fOr Excellence in Environmental
Planning)
. Woodbury County, Iowa (2003 Iowa APA Chapter Award fOr a
Outstanding Project/Program/TooO
. Hickman, Nebraska
. Emmet County, Iowa
. Boone County, Iowa
. Plymouth County, Iowa
. Hall County, Nebraska
Other relevant experience includes:
. Knobtown Area Plan - Kansas City, Missouri (recent contract)
. Pella, IA Comprehensive Development Plan (contract pending)
Most of these project locations are in metropolitan areas or are greatly
influenced by a neighboring metropolitan area.
Finally, the planning staff that will be assigned to this project have ex-
tensive experience in using zoning techniques beyond the standard forms
seen in other communities. Some of these techniques include:
. Historic Ovetlay District including preservation standards.
. Gateway Cottidors Overlays with specific design standards includ-
ing aesthetic guidelines.
. Performance based zoning codes in special conservation and pres-
ervatIon areas.
. Mixed use regulations.
. Big box standards.
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UNIFIED DEVELOPMENT CODE
DUBUQUE, IOWA
. Development of ghost platting standatds fot aCteage development.
. Planned Unit Developments including the use of density bonuses.
. Cluster Regulations including the use of density bonuses.
. Neighbothood Overlay Distticts including design standatds.
. Sign tegulations that ate curtent and focused on aesthetic conttols.
. Parking standatds addtessing the issue of Ameticans with Disabili-
ties Act (ADA).
. Hillside and natural amenity conservation tegulations.
. The use of a Land Use Mattix as a supplement to the disttict tegu-
lations.
All of these zoning techniques have been developed fot our clients with
specific needs. JEO's planning staff welcomes the challenges that sur-
tound the zoning code development and OUt team is ptepared to meet
Dubuque's challenges head on.
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Letter of Transmittal
Executive Summary
Table of Contents
/"
Profile of Firm
]EO Background......................................................... 1
Key Personnel Qualifications .................................... 2-3
Project Understanding ............................................. 4-6
Project Approach ..................................................... 7-8
Workload and Personnel Capacity ............................... 9
/'
Proposal Qualifications
Organization Chart ....................................................10
Resumes ............................................................... 11-20
Team Experience
Team Experience Matrix ............................................21
Project Experience Matrix ..........................................22
Project Experience ................................................ 23-31
...
References .... ........... .......... ..... .... ... ......... ... ..... ..... ..... ... .... 32
"
Scope of Services ...................................................... 33-35
Proposed Project Schedule .............................................36
Certificate of Insurance ........................................ Attached
"
Why ]EO? ................................................................ 37-40
Copyright @ 2006 by lEO Consulting Group, Inc. All rights reserved. This document is
iIHcnded solely for rhe use of the individual or entity to whom it is addressed, The data
contained in this proposal, in whole or in part, shall not be disclosed, duplicated, stored dec.
rronically or distributed witham the expressed permission of lED Consulting Group, Inc" 142
W 11 th Sr., Wahoo, NE 68066, (402) 443-4661, wv.rw.jco.com.
UNIFIED DEVELOPMENT CODE
DUBUQUE, IOWA
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]EO Consulting Group, Inc. opened its first office in 1937 in Wahoo,
Nebraska, specializing in engineering, surveying, bridge design and con-
struction. ]EO is now a full-service firm, offering engineering, archi-
tectural, surveying and planning services to hundreds of clients in the
Midwest, and throughout the country.
Through the years, our philosophy has remained the same: listen to
our clients, addtess their needs and produce viable solutions.
]EO has branch offices in Nebraska City, Lincoln, Hastings, Grand
Island and Notfolk, Nebraska; Carroll, Iowa; and New Richmond, Eau
Claire and Spooner, Wisconsin. ]EO's personnel includes over 115
professionals, technicians and administrative staff members.
Planning Department
In 1992, ]EO added Community Planning services. The planning
staff has experience in over 150 communities and counties in five states.
The planning staff selected for the Unified Development Code in
Dubuque, Iowa are nationally certified through the American Institute
of Certified Planners (AICP) and are supported by key engineering
staff.
Primary Contact/Location
Wahoo Office
Keith A. Marvin, AICP
PO Box 207, 142 W 11th Street
Wahoo, Nebraska 68066
Phone: (402) 443-4661
Fax: (402) 443-3508
E-Mail: kmarvin@jeo.com
Number and Nature of Professional Planning Staff
All professional staff listed below are employed on a full-time basis,
except as noted.
1 Project Manager
1 Principal-In-Charge
3 Planners
2 Engineers
1 Planner (part-time)
1 Land Use Attorney (part-time)
1 Historic Preservationist (part-time)
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The following are brief descriprions of rhe ream assembled by JEO Consulring Group, Inc. ro assisr rhe Ciry
of Dubuque on rhis imporranr projecr.
Robert S. Brigham - Director in Charge
Rob is responsible for oversight of the Planning Deparrmenr at the corporate level. His primary role in this
project is Qualiry Conrrol/Qualiry Assurance. He is also responsible for assuring the Planning Deparrmenr
has the resources necessary to complete this project successfully.
Keith A. Marvin, AICP - Planning Department Manager
Keith brings over 16 years of planning and zoning experience to the team. He will have an extremely active
role in the process, including the facilitation of public meetings and staff meetings. Keith has been directly
responsible for the development of regulations in La Vista, Nebraska; Grand Island, Nebraska; Cass Counry,
Nebraska; Woodbury Counry, Iowa; Plymouth Counry, Iowa and neighborhoods in Wichita, Kansas.
Rian Harkins, AICP - Community Planner
Rian has over nine years of professional experience on both the private and public side of the profession. He
has nearly four years of experience with JEO. Prior to JEO, he worked on the staff at the Wichita/Sedgwick
Counry Metropolitan Area Planning Deparrment. As a native of Davenporr, Iowa and a graduate of Iowa
State Universiry, Rian has a solid understanding of planning issues in Iowa and along the Mississippi. Rian
will assist throughout the project with analysis and meeting facilitation.
Richard M. Wozniak, FAICP - Community Planner
Dick is a communiry planner that has experience on all sides of the profession; consultanr, administrator and
planning commissioner. Dick is currently retired from full time consulting, but assists JEO on selected projects
on a parr-time basis. He brings 50 years of planning and zoning experience to the team and has worked in
communities throughout the Midwest. He has been brought to this team for the purpose of assisting with the
research and analysis phase, as well as assisting early in the process of drafting the new regulations. Dick and
Keith will work together throughout the research and analysis process.
Scott Hunt - Community Planner/GIS Coordinator
Scott brings a solid background in the use of ArcView 9.0. He will assist the team in coordinating any
necessary GIS maps as well as developing a qualiry base map for use by JEO and the Ciry of Dubuque. In
addition, Scott will assist with specific areas of the code writing including Smarr Growth concepts.
Jonathan D. Mohr - Community Planner
Jon will work with Keith, Rian and Scott on multiple facets of the project, including facilitation and GIS
mapping.
UNIFIED DEVELOPMENT CODE
DUBUQUE, IOWA
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The following are brief descriprions of rhe team assembled by JEO Consulting Group, Inc. ro assist the City
of Dubuque on this important project.
Robert S. Brigham - Director in Charge
Rob is responsible for oversight of the Planning Department at the corpotate level. His primaty role in this
project is Quality Control/Quality Assurance. He is also responsible for assuring the Planning Department
has the tesources necessary to complete this project successfully.
Keith A. Marvin, AICP - Planning Department Manager
Keith btings over 16 years of planning and zoning experience to the team. He will have an extremely active
role in the process, including the facilitation of public meetings and staff meetings. Keith has been directly
responsible for the development of regulations in La Vista, Nebraska; Grand Island, Nebraska; Cass County,
Nebraska; Woodbury County, Iowa; Plymouth County, Iowa and neighborhoods in Wichita, Kansas.
Rian Harkins, AICP - Community Planner
Rian has over nine years of professional experience on both the private and public side of the profession. He
has neatly four years of experience with JEO. Prior to JEO, he worked on the staff at the Wichita/Sedgwick
County Metropolitan Area Planning Department. As a native of Davenport, Iowa and a graduate of Iowa
State University, Rian has a solid understanding of planning issues in Iowa and along the Mississippi. Rian
will assist throughout the project with analysis and meeting facilitation.
Richard M. Wozniak, FAICP - Community Planner
Dick is a community planner that has experience on all sides of the profession; consultant, administrator and
planning commissioner. Dick is currently retired from full time consulting, but assists JEO on selected projects
on a part-time basis. He brings 50 years of planning and zoning experience to the team and has worked in
communities throughout the Midwest. He has been brought to this team for the purpose of assisting with the
research and analysis phase, as well as assisting early in the process of drafting the new regulations. Dick and
Keith will work together throughout the research and analysis process.
Scott Hunt - Community Planner/GIS Coordinator
Scott brings a solid background in the use of ArcView 9.0. He will assist the team in coordinating any
necessary GIS maps as well as developing a quality base map for use by JEO and the City of Dubuque. In
addition, Scott will assist with specific areas of the code writing including Smart Growth concepts.
Jonathan D. Mohr - Community Planner
Jon will work with Keith, Rian and Scott on multiple facets of the project, including facilitation and GIS
mappmg.
UNIFIED DEVELOPMENT CODE
DUBUQUE, IOWA
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Lawrence J. Sommer - Preservationist/Community Planner
Larry brings a unique background to our team and the City of Dubuque. His role will involve melding
historic preservation standards into the Unified Development Code. Larry's experience includes time as a
planner in Dubuque and the Director of two State historic preservation offices.
George A. Parris, PE/LS - Engineering/Branch Manager Carroll, Iowa Office
George is the Branch Manager ofJEO's Carroll, Iowa office. He brings over 20 years of experience in both the
private and public sectors of engineering. He also has a strong background in the development of subdivi-
sions, including infrastructure design. Other relevant experience includes a strong working knowledge of
standards and requirements of IDOT. George will assist the planning team in reviewing the City's existing
design standards for subdivisions and offer potential modifications to the process and the standards. He has
assisted the planning team in a similar capacity in Woodbury County, Emmet County and Plymouth County,
Iowa.
Lalit Jha, PE/CFM - Engineer/Certified Floodplain Manager
Lalit brings an extensive background in floodplain management, erosion control and the implementation of
the National Pollutant Discharge Eliminarion System (NPDES). Lalit's previous experience includes working
for the City of Lincoln, Nebraska. He was in charge of writing the City's erosion control plan. Lalit will assist
the planning team with any review of the zoning and subdivision regulations that includes erosion control
and NPDES requirements.
David H. Ptak - Attorney at Law
Dave is a long time subconsultant to JEO and assists our planning staff with any legal issues. Dave has had an
active role in the development of the special zoning procedures implemented in Iowa's Woodbury and Ply-
mouth County and Cass County and the City of La Vista, Nebraska. Dave will have an active role in the
development of the City's discussed amortization policy that is part of this proposed project. Dave will not be
our primary legal counsel on this project, but will be an active team member on key aspects of code writing.
UNIFIED DEVELOPMENT CODE
DUBUQUE, IOWA
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Dubuque, Iowa is a community that presents a number of challenges for
zoning regulations. The community is made up of various environs, and a
topography that is flat along the Mississippi River and quickly transforms
to rolling hills. The hills become rugged terrain, with steep slopes in a
number of places within the corporate limits. Along with the rolling hills,
the City must deal with several major drainage basins that double as sig-
nificant natural resource areas and amenities. New regulations will need to
account for the adopted development policy within the rwo-mile fringe
area. The regulations must also address special concerns that are seen as deficiencies in the current docu-
ments. All of these are factors that need to be considered within a UDC, if the regulation is going to protect
all aspects of Dubuque.
Development of a Unified Development Code for the city that incorporates all of the key development
codes. These include sign codes, landscaping standards, development and redevelopment standards for
the bluff areas of the community, and several other regulatory guidelines.
A user-friendly format that will allow the development community and general population to get answers
within a short period.
Regulations that are well illustrated in order to minimize the need for interpretations by the public and
staff.
Updated definitions that address newer uses as well as providing more clarity for existing issues.
Incorporate and implement specific policies and objectives identified within the city's comprehensive
development plan.
Provide for specific ways to encourage and implement additional urban streetscape standards, mixed-use
development, downtown housing, big box standards, bluff development/redevelopment standards, flex-
ible site development capabilities and alternative transportation issues.
Implementation of "Smart Growth" concepts. Although lEO believes strongly that good, controlled
development in the past and present is "Smart Growth", our team strongly believes rhat "Smart Growth"
is only a buzz word for a process that should always be the case.
Development of standards that address access management, grading, excavation, erosion control, traffic
and stormwater runoff. lEO will review existing guidelines estab-
lished by city engineering and make an assessment of any changes
that may need to be modified.
Update key supplemental design standards such as parking, acces-
sory uses, signs, landscaping and street trees, outdoor storage, light-
ing, dust and noise controls.
Update specific regulations so that they comply with state and
federal requirements as well as recent case law within Iowa and
other states, which may be relative to Dubuque.
Key issues
Key issues that will need to be incorporated within the new regulations:
.
.
.
.
.
.
.
.
.
.
UNIFIED DEVELOPMENT CODE
DUBUQUE, IOWA
4
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Dubuque, Iowa is a community that presents a number of challenges for
zoning regulations. The community is made up of various environs, and a
topography that is flat along the Mississippi River and quickly transforms
to rolling hills. The hills become rugged terrain, with steep slopes in a
number of places within the corporate limits. Along with the rolling hills,
the City must deal with several major drainage basins that double as sig-
nificant natural resource areas and amenities. New regulations will need to
account for the adopted development policy within the two-mile fringe
area. The regulations must also addtess special concerns that are seen as deficiencies in the current docu-
ments. All of these are factors that need to be considered within a UDC, if the regulation is going to protect
all aspects of Dubuque.
Development of a Unified Development Code for the city that incorporates all of the key development
codes. These include sign codes, landscaping standards, development and redevelopment standards for
the bluff areas of the community, and several other regulatory guidelines.
A user-friendly format that will allow the development community and general population to get answers
within a short period.
Regulations that are well illustrated in order to minimize the need for interpretations by the public and
staff.
Updated definitions that address newer uses as well as providing more clarity for existing issues.
Incorporate and implement specific policies and objectives identified within the city's comprehensive
development plan.
Provide for specific ways to encourage and implement additional urban streetscape standards, mixed-use
development, downtown housing, big box standards, bluff developmentlredevelopment standards, flex-
ible site development capabilities and alternative transportation issues.
Implementation of "Smart Growth" concepts. Although ]EO believes strongly that good, controlled
development in the past and present is "Smart Growth", our team strongly believes that "Smart Growth"
is only a buzz word for a process that should always be the case.
Development of standards that address access management, grading, excavation, erosion control, traffic
and stormwater runoff. ]EO will review existing guidelines estab-
lished by city engineering and make an assessment of any changes
that may need to be modified.
Update key supplemental design standards such as parking, acces-
sory uses, signs, landscaping and street trees, ourdoor storage, light-
ing, dust and noise controls.
Update specific regulations so that they comply with state and
federal requirements as well as recent case law within Iowa and
other states, which may be relative to Dubuque.
Key issues
Key issues that will need to be incorporated within the new regulations:
.
.
.
.
.
.
.
.
.
.
UNIFIED DEVELOPMENT CODE
DUBUQUE, IOWA
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]EO's planning team has the expetience and knowledge to addtess all of these issues.
Public Participation
A key aspect of this ptoject is a sttong public participation ptocess.
The public participation process as tequested by the City and as pro-
posed by ]EO, will take place primarily during the initial stages of the
project and again towards the end. The initial phase will consist of
collecting public input on key needs and issues with the different ex-
isting code elements.
The public participation process needs to be a combination of tradi-
tional techniques and the implementation of newer and more techni-
cal approaches. Traditional techniques include town hall and focus group meetings both for the general
public and for specifically targeted groups and organizations. Some approaches will be designed to use spe-
cific resources such as the City's website. A key to either approach will be informing the public regarding the
multiple opportunities for input.
The final phase of public participation will be to supply the public with a complete draft of a UDC. Feedback
on the document is then collected. The logic behind this is that most people will not participate unless they
have something in hand to solicit a reaction. Specific time will need to be set aside during approximately the
last quarter of the project to present drafts and solicit input via public and focus group meetings.
Public participation is essential to building a consensus within the community. This includes the general
public and the business and development communities. A successful public participation process needs to
use and incorporate a number of techniques. Specific scope of service steps are identified in the Project
Approach and Project Schedule.
OPTIONAL SCOPE ITEMS
Use of City Legal Department
As part of our process, we will work with the City's legal counsel
regarding review of the document for legal conformity. Any use of
Mr. Ptak will be solely as a researcher and advisor.
On-line UDC
At this time, ]EO does not have the in-house staff to assist the City
directly with this effort. However, if selected our team will be happy
to assist the City in finding an adequate service provider.
UNIFIED DEVELOPMENT CODE
DUBUQUE, IOWA
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Conclusion
lEO's planning team has a solid understanding of what is being requested by the Ciry of Dubuque. Our team
has a strong history of working with communities and counties in the development of regulations that fit
unique circumstances. In addition, our rypical approach to community and counry regulations is the creation
of a Unified Development Code. This experience has resulted in recognition regionally and in the state of
Iowa by the Iowa Chapter of the American Planning Association.
Our planners have developed search and analysis techniques that allow them to understand the existing
regulations of a communiry. These same techniques also provide the means to develop an understanding of
what appears to be reasonable and working for the client. lEO's planners maintain a basic philosophy of
fixing what is broken and keeping what works. Lastly, our approach to developing regulations centers on
writing a user-friendly document that is based in common sense.
I
UNIFIED DEVELOPMENT CODE
DUBUQUE, IOWA
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Our Project Approach to updating your zoning and subdivision regula-
tion is proposed to occur through three different phases. These phases
include:
1. Public Participation
2. Research and Analysis
3. Construction of the New Regulation
Public Participation Phase
The public participation phase consists of meetings over the course of the entire project and across the other
two phases. Public participation is the phase that ties the entire project together.
The public participation phase of the project begin at the onset of the project and continues through the
actual public hearings with the Zoning Advisory Commission and the City Council. This phase includes all
forms of public input and public communication and includes:
. Town hall meetings
. Focus group meetings
. Public presentation of proposed regulations
. Public hearings
This phase is critical to the development of regulations that will be formed on public input and desires. Public
input is the foundation to building consensus among the special interests of the community. A key to this
process is that consensus does not equal complete agreement. This is not a possibility, especially with zoning
and subdivision regulations. Consensus is defined as a general agreement among the group at large.
During the early Stakeholder and Technical Commirtee meetings, lEO anticipates facilitating a number of
different exercises in order to gain a better understanding of the issues. Some of the project team's initial
thoughts in developing this proposal include:
. Using aerial photos and maps to identifY the special places and districts within Dubuque.
. Mapping specific natural resource areas that may need to be preserved and protected.
. Mapping specific view sheds that may be protected.
. IdentifYing issues identified in the public meetings and directing the groups to prioritize the issues.
An additional way to make this project more than just a success is the inclusion of youth into the mix of group
participants. The concept of planning and zoning tends to get lost in the protecting and planning for the
present: however, it is the future of the community that is actually being planned and protected. If the youth
of today are to continue to be vital and viable participants in Dubuque as adults, their insights at the begin-
ning of this process should be nored, evaluated and incorporated. In addition to generating input and interest
from the future of Dubuque, the youth have a tendency to convey the process to their parents, thus generat-
ing more interest in the process by today's adults.
The scope of services and the proposed schedule provide more detail on this phase.
UNIFIED DEVELOPMENT CODE
DUBUQUE, IOWA
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Background Research and Analysis Phase
The Background Research/Analysis Phase of the proposed project is im-
portant to a successful final set of regulations. This phase will, as requested
in the RFp, examine closely the following items within Dubuque's devel-
opment codes:
. Text and layout of the existing zoning and subdivision regulations and
the ease of use by the City, developers, and general public.
. Types of uses within the current zoning ordinance.
. Number and need for the different districts and sections within the current ordinances.
. Additional regulations including the parking and sign codes that are located in other parts of the City's
municipal code.
. Existing design and engineering standards within and outside the current zoning and subdivision ordi-
nances that are used in the development process.
. Different procedures required within the zoning and subdivision ordinances.
. Other documents and ordinances as needed to make a positive impact on the new regulations.
From the research and analysis, lEO's planning staff will develop an outline of positives, negatives and recom-
mended changes and modifications. During this process the consulting team will be in close communication
with City staff via email, phone conversations and face to face meetings. Also, during this phase, lEa will
develop a survey for City staff and developers to use to determine how easy the regulations are to use, and
what seems to be working and what is not working within the ordinances.
The goal of the Background Research/Analysis Phase is to determine the direction that the team needs to
construct a new zoning and subdivision ordinance.
Construction of the New Regulations
The final phase of the process includes assembling the information gathered through public participation,
research and preparing a new set of regulations to guide Dubuque into the future. lEa has undertaken this
process with all of our past and present clients. The format developed for our regulations are user-friendly.
Past projects have taught us that:
1. There can be no preconceived ideas of what will be in the final regulation.
2. The number, types and requirements of zoning districts cannot be determined at this point in the pro-
cess.
3. Specifics such as sign and parking requirements are difficult to envision completely.
lEa has developed a vast assortment of options that can be modified to fit the needs of Dubuque. In
addition, our experience provides a research foundation from which new approaches can be developed that
address the specific needs of a client.
The scope of services and the proposed schedule will provide more detail on this phase.
UNIFIED DEVELOPMENT CODE
DUBUQUE, IOWA
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Based upon ]EO's current workload and sraffing levels, ]EO anticipares rhe ability ro meet the City's timeline.
These team members were selected based upon their strengths and the City of Dubuque's needs.
This project will be completed by the persons listed herein. ]EO intends ro engage no additional staff or team
members ro complete the work.
UNIFIED DEVELOPMENT CODE
DUBUQUE, IOWA
9
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Based upon lEO's current workload and staffing levels, lEO anticipates the ability to meet the City's timeline.
These team members were selected based upon their strengths and the City of Dubuque's needs.
This project will be completed by the persons listed herein. lEO intends to engage no additional staff or team
members to complete the work.
UNIFIED DEVELOPMENT CODE
DUBUQUE, IOWA
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*Subconsultants
UNIFIED DEVELOPMENT CODE
DUBUQUE, IOWA
( ollllllunity Pl.lnnel~
Rian Harkins, AlCP
Richard M. Wozniak, FAlCP
SCOff E. Hunt
Jonathan D. Mohr
10
I IIg1l1ecring Support
George A. Parris, PE/LS
Lalit Jha, PE/CFM
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Robert S. Brigham
Quality Assurance/Quality Control
EDUCATION
Juris Doctorate (Law Degree)
University of Nehraska - Lincoln, NE
Bachelor of Science in Business
Administration
University of Nebraska - Lincoln, NE
PROFESSIONAL AFFILIATIONS
Nebraska Bar Association
American Bar Association
UNIFIED DEVELOPMENT CODE
DUBUQUE, IOWA
Rim Harkin5, AIer
Richard M. Wozniak, FAler
SconE. Hunt
QUALIFICATIONS Jonathan D. Mohr
(13 years with fEO and 15 years overall)
Rob is the Principal in Charge of the Planning Department. His duties on
this project will be to provide Quality Assurance/Quality Control and assure
all necessaty resources are available to the team.
RESPONSIBILITIES
Directs and oversees all areas of planning, accounting, human resources, in-
formation technology, legal issues and corporate policies and procedures.
. Assists wirh preparation of strategic plans and departmental budgets
. Maintains financial records
. Administers financial and personnel policies and procedures
. Reviews legal matters and contracts with clients and vendors
11
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Keith A. Marvin, AICP
Project Manager
EDUCATION
Master of Science in Community and
Regional Planning
University of Nebraska - Lincoln, NE
Bachelor of Science in Architectural Studies
University of Nebraska - Lincoln, NE
PROFESSIONAL REGISTRATION
American Institute of Certified Planners
AsSOCIATIONS
Nebraska Planning & Zoning Association
Board of Directors
Planning Commissioner
Vice-Chair - David City, NE
American Planning Association
Nebraska, Missouri and Iowa Chapters
UNIFIED DEVELOPMENT CODE
DUBUQUE, IOWA
Rian Harkins, AlCP
Richard M. Wozniak, FAler
Scon E. Hum
QUALIFICATIONS Jonathan D. Mohr
(16 years with fEO and 19 years overall)
Keith btings ovet 16 yeats of planning expetience to the team and will be
the ptoject managet fot the Dubuque Comptehensive Update of the Zon-
ing and Subdivision Otdinances. Keith's planning backgtound includes
physical planning, economic development and downtown tevitalization. His
project experience includes communities and counties ranging in popula-
tion ftom 46 people to 350,000 people.
PROJECT EXPERIENCE
· Comprehensive Development Plans and/ot Zoning Updates
Woodbuty County, Iowa
Plymouth County, Iowa
Pleasant Hill, Iowa
Wichita, Kansas
Gtand Island, Nebtaska
La Vista, Nebraska
Hall County, Nebtaska
Bennington, Nebtaska
Washington County, Nebtaska
Cass County, Nebraska
Ashland, Nebtaska
Saundets County, Nebtaska
. Zoning Administration/Assistance
La Vista, Nebtaska
Louisville, Nebraska
Hickman, Nebtaska
Petkins County, Nebtaska
Red Willow County, Nebtaska
Cherty County, Nebtaska
Boone County, Nebraska
Bellwood, Nebtaska
Adams County, Nebtaska
. Special Studies
Adams Daity Patkway South Study,
Blue Sptings, Missouti
12
~JEO
ConsuWngGroup,/nc:.
~~
Rian Harkins, AI CP
Community Planner
EDUCATION
Bachelor of Science in Community and
Regional Planning
Iowa State University - Ames, IA
PROFESSIONAL REGISTRATION
American Insrimte of Certified Planners
AsSOCIATIONS
American Planning Association
Secretary/Treasurer of Nebraska Chapter
Kansas Chapter
UNIFIED DEVELOPMENT CODE
DUBUQUE, IOWA
( 11 \ of Dubuqul'
David H. Ptak*
( Hllllllll1ll\ 1'1""lt"
-
Richard M. Woroiak, FAlep
SconE. Hum
QUALIFICATIONS Jm"""" D. Mnh,
(4 years with JEO and 9 years overall)
Rian brings seven years of planning experience ro the team and will be a key
member of rhe team. Rian's background is in land use, rransportation, neigh-
borhood, intergovernmental and implementarion planning. He spent two
years working for the Wichira/Sedgwick County Merropolitan Area Plan-
ning Department. In addition, he has worked with communities and coun-
ties throughout Iowa, Nebraska, Kansas and Colorado.
PROJECT ExPERIENCE
. Comprehensive Development Plans and/or Zoning Updares
Grerna, Nebraska
Grand Island, Nebraska
Hall County, Nebraska
LaJunta, Colorado'
Audubon, Iowa
Boone County, Iowa
Cairo, Nebraska
Elkhart, Kansas'
Oakley, Kansas'
Pirrsburg, Kansas'
Wellington, Kansas'
. Cherokee Redevelopment Plan
Leavenworth, Kansas
. Delano Neighborhood Plan
Wichita, Kansas*
. McAdams Neighborhood Plan
Wichita, Kansas'
. Mid Town Neighborhood Plan
Wichita, Kansas'
. Neighborhood Overlay Zoning Regularions & Design Standards
Wichita, Kansas*
. U.S. 75 Corridor Srudy
Jackson County, Kansas'
'These projects were completed prior to joining JEO.
13
~JEO
ConsulllngGroup,ln<",
~~
( ll\- of Dubuqu1--
Richard M. Wozniak, FAlep
Community Planner
EDUCATION
Bachelor of Science in Landscape
Archirecrure/Planning
Iowa State University ~ Ames, IA
PROFESSIONAL REGISTRATION
Certified Planner-In-Charge
Nebraska
Missouri
South Dakoca
Certified Energy Auditor
Nebraska
Chaner Member of the American Planning
Association
Charter Member of the American Institme
of Certified Planners
Inducted as a Fellow in 2006
UNIFIED DEVELOPMENT CODE
DUBUQUE, IOWA
SconE. Hum
QUALIFICATIONS Jonathan D. Mohr
(50 years overall)
Richard will assisr with the analysis and outlining of the existing zoning and
subdivision regulations. His involvement will also include development of
user-friendly techniques for the tegulations. Dick brings over 50 years of
experience to the team.
PROJECT EXPERIENCE
. Zoning and Subdivision Regularions
Ainsworrh, Nebraska
Burwell, Nebraska
Chambers, Nebraska
Elkhorn, Nebtaska
Fairmont, Nebraska
Friend, Nebraska
Harrington, Nebraska
Lyons, Nebraska
Miller, Nebraska
Norrh Platte, Nebraska
Omaha, Nebraska
Pleasanton, Nebraska
Riverdale, Nebraska
Springview, Nebraska
Sr. Paul, Nebraska
Wayne, Nebtaska
Valentine, Nebtaska
Benton Harbor, Michigan
Amherst, Nebraska
Craig, Nebraska
Decatur, Nebtaska
Elm Creek, Nebraska
Fremont, Nebraska
Gibbon, Nebtaska
Hooper, Nebraska
Long Pine, Nebraska
Nelson, Nebtaska
Oakland, Nebraska
Page, Nebraska
Ravenna, Nebraska
Shelton, Nebraska
St. Edward, Nebraska
Stuart, Nebraska
West Point, Nebtaska
Decatur, Illinois
St. Joseph, Michigan
. Planning and Zoning Administration
Madison County, Nebtaska Battle Creek, Nebraska
Madison, Nebraska Meadow Grove, Nebraska
Notfolk, Nebraska Newman Grove, Nebraska
Tilden, Nebraska
14
~JEO
CUTlSlJWng GnJElp./nc
I<~
( It\ of Dl1bllqll~
Scott E. Hunt
Community Planner/GIS Coordinator
EDUCATION
Master of Science in Community and
Regional Planning
University of Nebraska - Lincoln, NE
Bachelor of General Studies in Biology
University of Nebraska - Omaha, NE
PROFESSIONAL AFFILIATIONS
American Planning Association
Congress for the New Urbanism
AWARDs/HoNORS
Recipient of the 2001 Negussie Negawo
Memorial Award
UNIFIED DEVELOPMENT CODE
DUBUQUE, IOWA
QUALIFICATIONS JOll"hm D. Moh,
(7 months with fED and 6 years overall)
Scott will be involved in all aspects of this ptoject including public pattici-
pation and GIS mapping.
PREVIOUS EMPLOYMENT
MSCW, Inc.
Orlando, Florida
Community Planner/Ptoject Manager
March 2004 to October 2005
Orange County Planning Division
Orlando, Florida
Comprehensive Planning and Annexation/Economic Development Sections
Senior Planner
June 2001 to February 2004
PROJECT ExPERIENCE
. Comprehensive Development Plan/Zoning Updates
Boone County, Iowa
Buena Vista County, Iowa
Seward County, Nebraska
Linn County, Kansas
. Master Planned Communities*
Randal Park, Orlando, Florida
North Boca Village Center, Boca Raton, Florida
Summerport Village Center, Orange County, Florida
600 Wilkinson Mixed-Use Ptoject, Orlando, Florida
Summerlake, Orange County, Florida
'These projects were completed prior to joining fEG.
15
~JEO
CflmulllngGroup,lnc.
~~
( It\ of Duhuqlll
Scott E. Hunt
Community Planner/GIS Coordinator
EDUCATION
Master of Science in Community and
Regional Planning
University of Nebraska - Lincoln, NE
Bachelor of General Studies in Biology
University of Nebraska - Omaha, NE
PROFESSIONAL AFFILIATIONS
American Planning Association
Congress for the New Urbanism
A WARDslHONORS
Recipient of the 2001 Negussie Negawo
Memorial Award
UNIFIED DEVELOPMENT CODE
DUBUQUE, IOWA
QUALIFICATIONS Jom,h~ D. Moh,
(7 months with JEO and 6 years overall)
Scott will be involved in all aspects of this project including public partici-
pation and GIS mapping.
PREVIOUS EMPLOYMENT
MSCW, Inc.
Odando, Flotida
Community Plan net/Project Manager
March 2004 to Ocrober 2005
Orange County Planning Division
Odando, Florida
Comprehensive Planning and Annexation/Economic Development Sections
Senior Planner
June 2001 to Februaty 2004
PROJECT ExPERIENCE
. Comprehensive Development Plan/Zoning Updates
Boone County, Iowa
Buena Visra County, Iowa
Seward County, Nebraska
Linn County, Kansas
. Master Planned Communities*
Randal Park, Odando, Florida
North Boca Village Center, Boca Raton, Florida
Summerport Village Center, Orange County, Florida
600 Wilkinson Mixed-Use Project, Odando, Florida
Summedake, Orange County, Florida
*These projects were completed prior to joiningJEo.
15
~JEO
C:onSl1lllng (iroup, Inc.
I?~
Jonathan D. Mohr
Community Planner
EDUCATION
Master of Science in Community and Re~
gional Planning
University of Nebraska - Lincoln, NE
Bachelor of Science in Natural Resources
University of Nebraska - Lincoln, NE
UNIFIED DEVELOPMENT CODE
DUBUQUE, IOWA
( i{\ of Dubul)lJt
QUALIFICATIONS
(I Month with fEO and 4 years overall)
Jonathan is the newest member of the planning department. He will assist
with data collection and analysis as well as assisting with any field analysis.
PREVIOUS EMPLOYMENT
Nebraska Department of Environmental Quality - Onsite Wastewater Unit
Lincoln, Nebraska
Environmental Quality Program Specialist
May 2004 - March 2006
PREVIOUS PROJECT ExPERIENCE
. Assisted with the development of the onsite wastewater program.
. Received and responded to citizen complaints related to wastewater
violations.
. Served as the program lead in Unit compliance and enforcement
actions.
. Answered technical questions from the public, installers, govern-
ment officials and consultants in relation to system design require-
ments in Title 124.
· Completed subdivision plan reviews for compliance with agency
regulations.
PROJECT ExPERIENCE
. Comprehensive Development Plan
Buena Vista County, Iowa
. Blight/Substandard Study
Mead, Nebtaska
Oakland, Nebraska
16
ii1JEO
COQ$ulllngCimup.lnc.
R~
George A. Parris, PEILS
Engineering Support
EDUCATION
Bachelor of Science in Surveying Engineering
Iowa State University - Ames, lA
PROFESSIONAL REGISTRATION
Regisrered Professional Engineer
Iowa
Nebraska
Minnesota
Registered Land Surveyor
Iowa
Texas
UNIFIED DEVELOPMENT CODE
DUBUQUE, IOWA
(J(\ of I)UlHI()lIt
Rian Harkins, AICP
Richard M. Wozniak, FAlep
SCOtt E. Hunt
QUALIFICATIONS Jonathan D. Mohr
(13 years with fEO and 20 years overall)
George is the Branch Manager of lEO's Carroll, Iowa office and will be
providing engineering support to the team. George has over 20 years of
experience in engineering and land surveying, with a large portion of that
experience being in subdivision development.
PROJECT ExPERIENCE
. Annexation Setvice Plan
Audubon, Iowa
. Design Study and Planning Services
Old Lincoln Way, Woodbine, Iowa
. Master Planning for Senior Living Community
Good Samaritan Society, Ottumwa, Iowa
. Street Improvements
North Main Street, Carroll, Iowa
Pleasant Ridge Road, Carroll, Iowa
Iron Cteek Road, Panora, Iowa
Clay Street, Panora, Iowa
Industrial Road & 3rd Street, Templeton, Iowa
Utopia Avenue, Guthrie County, Iowa
. Preliminary and Final Platting, Grading Design, Srorm Sewer De-
sign, Sanitary Sewer Design, Water Services Design, Paving Design
and Construction Staking
3rd Avenue, Audubon, Iowa
. Sewer, Water, Paving, Grading and Storm Sewer
Redig Subdivision, Arcadia, Iowa
Country View Subdivision, Marcus, Iowa
Egger Subdivision, Stuart, Iowa
West Ridge Addition, Templeton, Iowa
Collison's 5th Subdivision, Carroll, Iowa
17
~JEO
L'1l115UILlngGrollp.lIlC.
R~
Lalit Jha, PE/CFM
Engineering Support
EDUCATION
Master of Science in CivillEnvironmemal
Engineering
South Dakota School of Mines &
Technology, Rapid City, SD
Bachelor of Science in Civil Engineering
Nagpur University, Nagpur, India
PROFESSIONAL REGISTRATION
Registered Professional Engineer
Nebraska
Texas
Certified Floodplain Manager (CFM)
.
.
I
I
l
~
~
UNIFIED DEVELOPMENT CODE
DUBUQUE, IOWA
( 11\ of Dubuqllt
Rian Harkins, AICP
Richard M. Wozniak, FAlep
SconE. Hum
QUALIFICATIONS Jo""h= D. Moh,
(4 years with fEO and 9 years overall)
Lalit is a licensed Professional Engineer specializing in stormwater, drainage
and flooding. He will provide support to the planning team throughout
with tegard ro growrh and its impacts on the environment.
PROJECT ExPERIENCE
· Snake Creek Tributary Restoration Project Geomorphology and
Preliminary Design
Alliance, Nebraska
. Hazard Mitigation Plan
Wahoo, Nebraska
. Drainage Improvement Studies
Central Ciry, Nebraska
Schuyler, Nebraska
Woodcliff Lakes, Nebraska
. Elm Creek Drainage Study
Saunders Counry, Nebraska
. Development of Pilot Drainage Database Inventory
Lincoln, Nebraska
. Floodplain Analysis and "No-Rise" Evaluation
LPN Natural Resources District
. NPDES/Floodplain Permit/404 Permit
Aurora, Nebraska
Wahoo, Nebraska
. Flood Protection Levees
Wakefield, Nebraska
Pender, Nebraska
· Coordinating Development of Flood Warning System
Lower Elkborn NRD, COE
. Pre-Feasibiliry Report for NRDF Fund
Winslow Levee, DNR
18
~JEO
COU5ulllngGroup,ln<",
~
David H. Ptak
Attorney-at-Law {Subconsultant}
Norfolk, Nebraska
~~
EDUCATION
Juris Doctor (Law Degree)
University of Nebraska - Lincoln, NE
Bachelor of Arts in Business Administration
Hastings College - Hastings, NE
ORGANIZATIONS
Nebraska Planning & Zoning Association
President
Madison County and American Bar Associa-
tions
Lecturer and Presenter of Seminars of Plan-
ning and Zoning
UNIFIED DEVELOPMENT CODE
DUBUQUE, IOWA
( 11\ of Dubuqlll
Rian Harkins, AICP
Richard M. Wozniak, FAlep
SconE. Hum
Jonathan D. Mohr
George A. Parris, PEltS
Lalit Jha, PE/CFM
QUALIFICATIONS
(30 years overall)
Dave is an attorney specializing in land use planning. Dave has worked
with lEO's planning team for over seven years. Dave will be involved in
assisting with research on any unique planning issues that may arise through-
out the project.
PROJECT ExPERIENCE
. Comprehensive Development Plans
Woodbury County, Iowa
Plymouth County, Iowa
Pierce County, Nebraska
Grand Island, Nebraska
La Vista, Nebraska
Cass County, Nebraska
Hall County, Nebraska
Boone County, Nebraska
Dodge County, Nebraska
Washington County, Nebraska
Boyd County, Nebraska
19
~JEO
ConslJlllng(Jroup,lnc.
Lawrence J. Sommer
Preservationist 6- Community Planner
{Subconsultant} Lincoln, Nebraska
~~
EDUCATION
Master of Science Degree in History and
Historic Preservation Studies
University of Minnesoca
Bachelor of Science Degree
Carlewn College
PROFESSIONAL AFFILIATIONS
National Trust for Historic Preservation
American Assoc. for State & Local Hiswcy
American Assoc. of Museums
Nebraska State Historical Society
Nebraska Assoc. of Museums
Minnesota Historical Society
Montana Historical Society
Mining History Association
Mountain- Plains Museums Association
PUBLICATIONS
Author/Editor of three books and over
thirty articles and technical reports related
to historic preservation, planning,
architectural and local history. This
includes the book The Heritage of
Dubuque: An Architectural View
UNIFIED DEVELOPMENT CODE
DUBUQUE, IOWA
( 11\ of Duhuqlll.
Rian Harkins, AICP
Richard M. Wozniak, FAlCP
SCOtt E. Hunt
Jonathan D. Mohr
George A. Parris, PE/LS
Lalit Jha, PE/CFM
QUALIFICATIONS
(20 years overall)
Larry brings a unique background to our team and the Ciry of Dubuque.
His role will involve the melding of the historic preservation standards into
the Unified Development Code. Larry's experience includes rime as a plan-
ner in Dubuque and rhe Direcror of two State Historic Pteservation Offices.
PROFESSIONAL ExPERIENCE
. Director and State Histotic Preservation Officet, Nebraska State
Historical Society, Lincoln, Nebraska
. Director, Montana State Historical Society, Helena, Montana
. Director, Lake Superior Railroad Museum and St. Louis County
Historical Society, Duluth, Minnesota
. Historic Preservation Planning Consultant, Duluth, Minnesota and
other Locations
. Assistant Director of Planning, City of Dubuque, Iowa
. Consultant, Western Lake Superior Sanitary District, Duluth Min-
nesota
. Research and Travel in Europe and the United States
. Research Analysis/Planner, Aguar ]yring Whiteman Moser, Inc.,
Duluth, Minnesota
20
ii1]EO
ConSlllllng Group, Inc.
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David H. Peak'
Richard M. Wozniak
'Jonathan D. Mohr
Scott E. Hunt
, Rian H:frkins
Keith A. Marvin
. .
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Comprehensive Development Plan and
Zoning/Subdivision Updates
Grand Island, Nebraska
CLIENT
City of Grand Island
PO Box] 9G8
Grand Island, Nebraska 68802-] 968
CLIENT CONTACT
Chad Nabity, AICP
Regional Planning Director
(308) 385-5240
KEy PERSONNEL
Keith A. Marvin, AICP
Rian Harkins, AlCP
COMPLETION DATE
May 2004
UNIFIED DEVELOPMENT CODE
DUBUQUE, IOWA
The City of Grand Island is the county seat of Hall County and is
situated in Central Nebraska along Interstate 80. The City of Grand
Island began the first complete update to their Zoning and Subdivi-
sion Regulations since 1968 in March of 2002. ]EO was selected as
the consultant to wotk with the City and all established Steering Com-
mittees.
The process involved a complete update to the regulations including
the use of techniques addressing newer planning issues. These in-
cluded adult entertainment, establishment of a new Gateway Corti-
dor as well as specific design criteria for new developments, new up-
date definitions and more. The process also included the review, out-
lining and updating of their existing zoning districts. The final work-
ing documents also included a land use matrix.
The Issues
o Major transportation issues that center on the convergence ofIn-
terstate 80, U.S. Highways 30, 34 and 281 as well as Nebraska
Highway 2.
o Updating existing zoning districts to reflect current needs and is-
sues.
o Coordinated effort of developing a comprehensive development
plan and regulations that are related yet separate from five other
entities in the regional planning department.
o Drainage and floodwaylfloodplain development.
o Hazard mitigation.
o Design standards and aesthetics within Gateway Corridors.
Zoning Teclmiques Utilized
o User-friendly format.
o Overlay districts to guide Gateway Corridors.
o Planned unit developments.
o Design standards and aesthetic controls.
o Refocused and consolidated zoning districts.
o Floodplain regulations.
o Adult entertainment regulations.
23
~JEO
Consll"iIlK(;roup.I"".
p~
Comprehensive Development Plan/
Zoning and Subdivision Regulations
Woodbury County, Iowa
CLIENT
Woodbury County
5th Floor, Courthouse
620 Douglas
Sioux City, Iowa 51101
Woodbury Counry decided to update theit 30-yeat old plan due to
outdated infotmation, as well as development pressures ftom the Sioux
Ciry Mettopolitan Atea and ftom the Loess Hills atea. The Loess
Hills formation is consideted one of two ateas in the world with a
unique soil deposit which has tesulted in 60 feet formations, some
with depths of 200 feet.
CLIENT CONTACT
Shelly Ronfeldr
Former Zoning Administrator
(712) 253-8406
Preservation within the Loess Hills has become imperative. Increased
water deposits ftom septic tanks, land irrigation and increased storm
runoff have caused premature gullies and mudslides.
KEY PERSONNEL
Keith A. Marvin, AICP
David H. Ptak (Subconsultant)
Over 100,000 residents live in Woodbury County. Sioux City is the
largest city with 85 petcent of the Woodbury County population re-
siding in that community.
COMPLETION DATE
2003
The Issues
o Loess Hills development.
o Rural acreages.
o Urban/rural sprawl ftom Sioux City.
o Ptotection of the envitonmental assets of the County.
o Establish guidelines that direct quality gtowth.
o Urban versus rural issues.
Zoning Techniques Utilized/Developed
o User-friendly format.
o Overlay zoning district along Loess Hills region.
o Planned unit developments.
o Performance zoning within sensitive natural resource area and sreep
slope regions.
o Density bonuses established.
o Clustering techniques implemented.
o Steep slope preservation.
UNIFIED DEVELOPMENT CODE
DUBUQUE, IOWA
~JEO
Con.m/llngtl,m'I'.lnc
24
p~
Comprehensive Development Plan/
Zoning and Subdivision Regulations
Plymouth County, Iowa
CLIENT
Plymouth County
24960 182nd Street
Spirit Lake, Iowa 51360
Located in the norrhwest parr of
the State, Plymouth County is
bordered by South Dakota and
the Big Sioux River. Plymouth
County is in the norrhern ter-
minus for the world renown
Loess Hills. The location of the
Loess Hills and the proximity of
the Sioux City Metropolitan
Area has created tremendous de-
bate over how the Loess Hills should be developed. Plymouth County
has experienced a stable population with minimal increases over the
past few decades. Current population is approximately 24,825 people.
CLIENT CONTACT
Alan Lucken
Zoning Administrator
(712) 546-7516
KEy PERSONNEL
Keith A. Marvin, AICP
David H. Ptak (Subconsultant)
COMPLETION DATE
2000
The Issues
. Loess Hills conservation versus development.
. Protect prime farmland.
. Confined feeding operations.
. Protect the environmental assets of the County.
. Establish guidelines that direct quality growth.
. Urban versus rural issues.
Zoning Techniques Utilized/Developed
. User-friendly format.
. Overlay zoning district located along Loess Hills region.
. Planned unit developments.
. Performance zoning within sensitive natural resource and steep slope
regIOns.
. Density bonuses implemented.
. Clustering techniques established.
. Steep slope preservation.
UNIFIED DEVELOPMENT CODE
DUBUQUE, IOWA
~JEO
Comulltllll Gruup. 111<',
25
p~
Comprehensive Development Plant
Zoning and Subdivision Regulations
Boone County, Iowa
CLIENT
Boone County
201 State
Boone, Iowa 50036
The project currently underway in Boone County, Iowa includes a
complete new Comprehensive Development Plan, as well as a new set
of Zoning and Subdivision Regulations. Key issues during this project
include the protection of the county's natural resources and preserva-
tion offarmland while dealing with growth pressures from Des Moines,
Ames and Boone. The project began in April 2005 and is anticipated
to be completed by November 2006.
CLIENT CONTACT
Luke Nelson
Planning & Development Director
(515) 433-0550
Tbe Issues
. Proximity to Ames and Des Moines.
. Presence of the Des Moines River.
. Increased development of rural acreages.
. Conservation and preservation of natural amenities.
. Increased economic development within small communities.
KEy PERSONNEL
Keith A. Marvin, AICP
Rian Harkins, Al CP
Scott E. Hum
COMPLETION DATE
In Progress
UNIFIED DEVELOPMENT COilE
DUBUQUE, IOWA
26
~JEO
Consullf,,~O:""'I".lfK.
p~
Zoning and Subdivision Update
Emmet County, Iowa
CLIENT
Emmet County
508 S. 1st Street
Esthetville, Iowa 51334
CLIENT CONTACT
Larry Sundall
Zoning Administrator
(712) 362-5224
KEy PERSONNEL
Keith A. Marvin, AICP
Rian Harkins, AlCP
George A. Parris, PE/LS
COMPLETION DATE
2005
The Emmet County Zoning and Subdivision Update consisted of
working with County staff, the Planning and Zoning Commission,
and County Board of Supervisors to develop a new set of regulations.
It had been over 20 years since the County last completed a full up-
date. Since the last regulation had been completed several new zoning
issues have emerged in which the County was not able to address ef-
fectively. The County was in need of regulations that would take them
through the next 10 to 20 years.
The Issues
User-friendly format.
. Ineffective definitions.
Acreage development.
. Lakefront development.
Sand and gravel operations throughout the county.
Wind energy sysrems becoming a major use in the County.
Junk vehicles.
. Commercial businesses locating illegally in the agricultural areas.
UNIFIED DEVELOPMENT CODE
DUBUQUE, IOWA
27
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L'an5ulllnjl(;roup.ln<",
p~
Comprehensive Development Plan
Pleasant Hill Iowa
CLI ENT
City of Pleasant Hill
8160 Maple Drive
Pleasant Hill, Iowa 50317-8494
The City is located adjacent to the eastern cotporate limits of Des
Moines and has a population of 5,070, Pleasant Hill is also located to
the south of the City of Altoona. The City is beginning to experience
major development pressure from the metropolitan area. In addition,
the City will see the completion of a 4-lane expressway on its eastern
corporate limits that will connect U.S. Highway 65 and Pleasant Hill
to the Des Moines International Airport and Interstate 35 to the West.
CLIENT CONTACT
Rita Conner, Planner
(515) 262-9368
KEY PERSONNEL
Keith A. Marvin, AICP
The Issues
. Growth management.
. A land use plan sensitive to the communities vision.
. A redevelopment of the transportation system including trail de-
velopment.
. Identified growth boundaries for the community and Altoona.
. A structured annexation policy for the future.
COMPLETION DATE
2005
~'
,- .,
'-
UNIFIED DEVELOPMENT CODE
DUBUQUE, IOWA
~JEO
Cnmulltnllvroup./n.".
28
p~
Future Land Use Planning and Zoning/Subdivision Regulations
La Vista, Nebraska
CLIENT
City of La Vista
8116 Patk View Boulevard
La Vista, Nebraska 68128-2198
Located within the Omaha-Council Bluffs Metropolitan Area, La Vista
is a community of 14,000 people that covers approximately five square
miles. La Vista is a rapidly growing community which is quickly ap-
proaching its potential growth area. The increased growth, especially
in commercial uses, has placed the community in a position of exam-
ining the quality and aesthetics of all development.
CLIENT CONTACT
Brenda Sedlacek
Assistant City Administrator
(402) 331-4343
The Issues
. Coordinated unified development ordinance.
. Refocused and simplified zoning ordinance.
. Desire for quality aesthetically controlled development.
. Updated sign ordinance.
. Updated parking ordinance.
. Updated landscape ordinance.
. Quality development at the City entrances.
KEY PERSONNEL
Keith A. Marvin, AICP
COMPLETION DATE
2003
Zoning Techniques Utilized/Developed
. User-friendly formatting.
. Overlay districts at key Gateway Corridors.
. Strong use of planned unit developments.
. Regulatory control of adult entertainment businesses.
. Development of a comprehensive sign regulation.
. Development of an up-to-date landscaping regulation.
. Up-to-date parking standards.
UNIFIED DEVELOPMENT CODE
DUBUQUE, IOWA
~JEO
CrntSUllfll/lfiroup./llc
29
p~
Neighborhood Overlay Zoning
Wichita, Kansas
CLIENT
City orWichita
455 North Main, 10th Floor
Wichita, Kansas 67202
The project consisted of two neighbothoods within Wichita, College
Hill and Delano, Both neighbothoods contain historically significant
buildings/architecture. The project developed a set of zoning regula-
tions and design standards for each neighborhood to protect the his-
toric interests of the areas.
CLIENT CONTACT
Kathy j\1organ
Hisroric Preservation Planner
(316) 268-4392
The Issues
. Hisroric preservation regulations ro protect the neighborhoods.
. Develop design standards for future structures.
KEy PERSONNEL
Keith A. Marvin, AICP
Rian Harkins, Al CP
Zoning Techniques Utilized
. Overlay techniques.
. Design and aesthetic controls for new development.
COMPLETION DATE
2002
UNIFIED DEVELOPMENT CODE
DUBUQUE, IOWA
~JEO
Ctm.."llInIl0r""p.lllc.
30
p~
Comprehensive Development Plan/
Zoning and Subdivision Regulations
Cass County, Nebraska
CLIENT
Cass County
346 Main Street
Plattsmouth, Nebraska 68048
Located in the eastern pan of Ne-
braska, Cass County is bordered by
the Platte and Missouri Rivers, In
1997, Cass County was added to the
Omaha/Council Bluffs Metropoli-
tan Area, The 2000 population was
24,334. Because of its proximity to
the Metro Area, Cass County expe-
tienced tremendous growth in population, recreational/tourism facili-
ties and tural residential development. The County Boatd decided to
guide future growth in an organized manner, The plan was completed
in October 1999.
CLIENT CONTACT
Randy Wilkins
Former Zoning Administrator
(402) 296-9359
KEy PERSONNEL
Keith A. Marvin, AICP
COMPLETION DATE
1999
The Issues
. Rapid population growth.
. Prime farmland.
. Future development.
. Environmental assets.
. One of Nebraska's biggest recreational attractions.
Zoning Teclmiques Utilized/Developed
. Overlay zoning districts along steep slopes and the Missouri and
Platte Rivets Conidors.
. Planned unit developments.
. Performance zoning within key conservation areas in County.
. Density bonuses established.
. Cluster developments encouraged.
. Steep slope pteservation.
. Design standards implemented in key conservation ateas fat com-
mercial and recreational uses.
UNIFIED DEVELOPMENT CODE
DUBUQUE, IOWA
31
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UNIFIED DEVELOPMENT CODE
DUBUQUE, IOWA
City of Grand Island
Chad Nabity, AICp, Regional Planning Director
PO Box 1968, Grand Island, Nebraska 68802-1968
(308) 385-5240
Key Personnel: Keith Marvin and Rian Harkins
City of La Vista
Brenda Sedlacek, Assistant City Administrator
8116 Park View Boulevard, La Vista, Nebraska 68128-2198
(402) 331-4343
Key Personnel: Keith Marvin
City of Wichita
Dave Barber, AICP
455 North Main, 10th Floor, Wichita, Kansas 67202
(316) 268-4421
Key Personnel: Keith Marvin and Rian Harkins
City of Bennington
Mark Wichelr, Planning Commission Chair
PO Box 221, Bennington, Nebraska 68007-0221
(402) 238-3710
Key Personnel: Keith Marvin and David Ptak
City of Gretna
Donna Stigge, Zoning Administrator
204 North McKenna Avenue, Grerna, Nebraska 68028-0069
(402) 332-3336
Key Personnel: Keith Marvin and Rian Harkins
Boone County
Luke Nelson, Planning & Development Director
201 State, Boone, Iowa 50036
(515) 433-0550
Key Personnel: Keith Marvin, Rian Harkins and SCOtt Hunt
Emmet County
Larty Sundall, Zoning Administrator
508 S. 1st Street, Estherville, Iowa 51334
712) 362-5224
Key Personnel: Keith Marvin, Rian Harkins and George Parris
32
~JEO
ConsulllnyGr<JUj1,ln,".
~ ~ Stw~
The following work items have been developed in response to the Request for Proposal by the City of Dubuque,
Iowa. The following structure does nor imply that the work will be completed in a specific chronological
order.
PHASE I: PUBLIC PARTICIPATION
The meetings shown are specific meetings not associated with the other two phases. All meetings associated with
Phases II and III are shown in those specific phases.
A. Work with the City of Dubuque to establish a Technical Committee made up of members from the
various City Commissions, Boards, City Council, City staff and stakeholders from the community.
B. Work with the City to establish a project schedule including public meetings as outlined in this scope of
services. This proposal presents a tentative schedule that can be modified.
C. Identify specific Stakeholder groups. Examples could be:
1. Developers
2. Technical committee
3. Chamber of commerce
4. Two others to be identified
D. Work with City staff to identify specific issues with current ordinances.
E. Develop written survey to distribute to stakeholders and Technical Committee members ro identify spe-
cific issues with current ordinances.
E Conduct five focus group meetings with Stakeholders (same trip).
Results:
1. Established Technical Committee.
2. Identified stakeholders and specific groups to be included in focus group meetings.
3. Completed focus group meetings with stakeholders.
4. Four meetings with City staff.
5. Seven focus group meetings.
PHASE II: BACKGROUND REsEARCH/ANALYSIS
A. Collect existing documents, regulations and standards pertaining to the update of the zoning and subdi-
vision regulations.
B. Conduct analysis of the regulations and standards guiding development in the City of Dubuque and
within the two-mile fringe area.
C. Analyze and inventoty the City of Dubuque's existing development patterns to identify opportunities for
revising the existing zoning and sign regulations.
D. Develop outline of specific issues (positive and negative) identified within the existing regulations.
E. Evaluate past Zoning Board of Adjustment cases to determine opportunities for revisions to the future
regulations.
E Conduct analysis of all other existing development elements such as sign regulations, parking and land-
scaping and others.
UNIFIED DEVELOPMENT CODE
DUBUQUE, IOWA
33
.i:' lEG
COI1SlJhl"IIGn,up.ll1'",
~ ~ St,w~
G. Review options for design standards for big box retailers and the potential impact studies and impact fees.
H. Review options for design review process, standards, and guidelines screening, setbacks, and visual impact
of commercial and industrial developments, particularly for outdoor storage.
I. Meet with City staff to discuss specific findings of the research and analysis.
J. Meet with Technical Committee to present and discuss outline.
K. Develop report of research and findings.
Results:
I. Compile existing documents, regulations and standards regarding the zoning and subdivision regula-
tions.
2. Completed background research/analysis of existing regulations.
3. Completed outline of findings.
4. Completed report of research findings.
5. One meeting with City staff members.
6. One meeting with Technical Committee.
PHASE III: CONSTRUCTION OF NEW REGULATIONS
A. Use findings from Phase I and Phase II to begin development of new Unified Development Codes.
Develop two working drafts (one will track changes during the ordinance development and one will be a
clean working draft).
B. Develop a working outline for this phase of the project with input from the Technical Committee listing
the pertinent sections and scope of their coverage.
C. Develop drafts of specific sections of the new regulations, including graphics and illustrations, based on
analysis. Sections will likely include:
1. Definitions
2. Signs
3. Historic preservation
4. Bluff development guidelines
5. Supplemental regulation issues
6. Big box developments
7. Visual impact guidelines for commercial and industrial uses.
8. Conformity with State and Federal regulations and case law
9. Development of an amortization policy and methodology
D. Meet with Technical Committee to review and discuss specifics of drafts.
E. Develop new zoning map to re/lect new districts and district layouts.
F. Meet with Technical Committee to present and review draft regulations
G. Develop web-based format for public review during process.
I. Work with City staff to advertise the web based set of drafts in the local media. (Fees associated with
advertising will be the responsibility of the City).
J. Meet with City staff (two meetings).
K. Meet with Stakeholders during eight meetings to present draft regulations and collect feedback.
UNIFIED DEVELOPMENT CODE
DUBUQUE, IOWA
~JEO
Consulllnl/(;roup.l'1<".
34
~ ~ 5tw~
L. Make modifications to draft as discussed with City staff, Technical Committee, and Stakeholdets.
M. Ptesent final dtaft ro City.
N. Meet with Stakeholdets ro present final draft (one meeting).
O. Conduct meeting with City staff ro review final draft.
P. Conduct Public Hearing with the Zoning Advisory Commission.
Q. Conduct Public Hearing with City Council.
R. Make final modifications ro the new regulations.
S. Provide 25 copies of new regulations ro the City of Dubuque.
T. Provide the City with a final copy of the new Official Zoning Map.
U. Provide the City of Dubuque with an electronic copy of the new regulations and map. Formats will be
Microsoft Word and Adobe .pdf files for the text and graphics and ArcGIS 9.0 and .pdf file for the
Zoning Map.
Results:
1. Completed draft copies of new zoning and subdivision tegulations including text and graphics and
illustrations.
2. Modifications ro regulations as determined during identified meetings.
3. A rotal of five meetings with City staff during coordinated trips.
4. A rotal of six meetings with the Stakeholders. One with each offive groups and one as a joint meeting.
5. A rota I of eight meetings with the Technical Committee.
6. Three Open Houses ro present final draft ro the public.
7. Two Public Hearings.
8. 25 copies of final regulations deliveted to the City.
9. Electronic copies of the text and maps delivered to the City.
UNIFIED DEVELOPMENT CODE
DUBUQUE, IOWA
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DA'N (JllMlDDn'YYY)
11/0.lI05
TIfIS Cl!RTII'ICA" IS I$IUlD AS A MATTlIl Of' INI'OftMATION
ONLY AND CONFElII NO IIIGHl5 UPON TMI! CIlRTIl'ICA"
1IOl.IlI1l. TIfIS CIlRTIl'ICA" DOIS NOT AMEND. IXTIND 011
AL TIlR TMI! COVIIlAGI! Al'I'OlIDID IY THlI'OUCIES BILOW.
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ACORD.. CERTIFICATE OF LIABILITY INSURANCE
\llRTP!I"tDl
IHSPRO Insurance
108 N Unden
P.O. Box 338
WIIhoo, NE uoee
--
INSUIIERS AFFOIIDlNO CCVERAaE
_" The Trav.... Insunmc:e Com
IHIUIIP: a:
~c:
-"
-"'
JEO Consulting Group, Inc.
P.O.Box 207
WIIhoo, NE uoee
MAle..
CCVEllAOU
THE POLICIES OF INSURANCE LISTED BELON HAVE BEEN -.,eo TO THE _0 NAllEO "8Ove FOR THE POLICY PERIOD INDICATE). NOlWITHSTMIJfNG
ANt REClUlREMENT, TERM OR CONDITION OF ANt CON1'IIACT OR 0THIIt llOCUIerrwrl'H RESPECT TOV>MICH THIS CERTIFICATE MAY IE-..a>OR
MAY PERTAIN, THE INSlRANCE AFfORllEllIlY THE I'OUCIEI DElICIllllED _IN 18 SUIlJECT TO ALL THE TERMS, EXCLUSIONS /ONC) CONDITIONS OF SUCH
Pa.1CII!$. AGGIlEClATE LIMITS _ MAY HAVE IEENIIEIllaOIlY PAID CLAIMS.
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MOULD AllY OF THI.-.ow DUCIUND ~ H CANCB.LID UPORiI TMIIXPtItATION
DATllMBlOF, THlIIaUING IN8UItIR WILL INDIAYOIt TC) MAIl --3tL DAn Mm..
MOnel TO TMI CEftTIPICATI HOLDIIt....., TO TMI LIPT, aUT ..AIl.UItI TO DO ao SHALL
IlI'OaI NO 08UCJATION OR uqury 0' NfV K1HO UllOM TNI''''''''''' fTS AGENTS Oft
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CD ACOIID CORPORATION 1988
W4 JEO'
The JEO planning team brings a strong knowledge and experience base
ro the proposed project in Dubuque. As discussed in other portions of
this proposal, Dubuque is in need of several specific changes in this up-
date. The team assembled for this project has the successful practical ex-
perience needed to make the Dubuque update even more successful.
Conformity with Local State and Federal Codes
The JEO planning team works hard to keep abreast of changing laws
within the state of Iowa and at the federal level. Our staff also has the necessary skills and resources to research
concerns at any level. Our team has a strong understanding of the dynamics at work with the specific issues
identified in the Request for Proposals.
In addition to changes in state and federal law, our team follows the numerous legal cases occurring throughour
the United States through clients and publications. JEO's planning team includes the services of Mr. David Ptak,
Attorney at Law. Dave has assisted JEO on several projects with regard to development of innovative regulations in
the Midwest and assists with research on case law across the country.
In addition to David Ptak providing assistance throughout the project, JEO's primary source oflegal opinions will
be the City's legal counsel.
An example of our team dealing with special circumstances regarding state and federal laws is a project in Winnebago,
Nebraska. This project involved a joint planning effort between the Village of Winnebago and the Winnebago
Tribe of Nebraska. The project included the creation of a Comprehensive Plan, as well as Zoning and Subdivision
Regulations that had to meet both the statutory requirements of Nebraska and the sovereignty of the Winnebago
Tribe.
All regulations must comply with current state and federal laws regarding day cares, group homes, mobile homes,
manufactured homes, churches and ADA.
Property Rights
JEO has a long history of developing regulations that balance the good of the community with the rights of
property owners. In reality it is difficult to say that one supersedes the other in importance. That is why the public
participation process is so critical to any planning and wning update. Eventually the process must determine what
the communiry standards are for specific issues without creating a regulatory taking. JEO approaches each project
as if it were a clean slate, while identifYing those issues that are going to be hot buttons to the community.
Unified Development Code
The term Unified Development Code is a relatively new buzzword in the planning community. JEO has always
taken the approach that the Comprehensive Plan and Zoning and Subdivision Regulations should work in unison
with one another. The term Unified Development Code also means another critical approach has been under-
taken. This approach is the inclusion of the sign, parking, landscaping regulations, as well as other needed regula-
tions into the overall ordinance. In addition, it means that there is a strong connection and cross-referencing
between the zoning and the subdivision ordinances.
UNIFIED DEVELOPMENT CODE
DUBUQUE, IOWA
~JEO
Lhtl$uHlngGrvup.ln.".
37
"'4 JEO'
The JEO planning team brings a strong knowledge and experience base
to the ptoposed project in Dubuque. As discussed in other portions of
this proposal, Dubuque is in need of several specific changes in this up-
date. The team assembled for this project has the successful practical ex-
perience needed to make the Dubuque update even more successful.
Confonnity with Local, State and Federal Codes
The JEO planning team works hard to keep abreast of changing laws
within the state of Iowa and at the federal level. Our staff also has the necessary skills and resources to research
concerns at any level. Our team has a strong understanding of the dynamics at work with the specific issues
identified in the Request for Proposals.
In addition to changes in state and federal law, our team follows the numerous legal cases occurring throughout
the United States through clients and publications. JEO's planning team includes the services of Mr. David Ptak,
Attorney at Law. Dave has assistedjEO on several projects with regard to development of innovative regulations in
the Midwest and assists with research on case law across the country.
In addition to David Ptak providing assistance throughout the project, JEO's primary source oflegal opinions will
be the City's legal counsel.
An example of our team dealing with special circumstances regarding state and federal laws is a project in Winnebago,
Nebraska. This project involved a joint planning effort between the Village of Winnebago and the Winnebago
Tribe of Nebraska. The project included rhe creation of a Comprehensive Plan, as well as Zoning and Subdivision
Regulations that had to meet both the sratutory requirements of Nebraska and the sovereignty of the Winnebago
Tribe.
All regulations must comply with current state and federal laws regarding day cares, group homes, mobile homes,
manufactured homes, churches and ADA.
Property Rights
JEO has a long history of developing regulations that balance the good of the community with the rights of
property owners. In reality it is difficult to say that one supersedes the other in importance. That is why the public
participation process is so critical to any planning and zoning update. Eventually the process must determine what
the community standards are for specific issues without creating a regulatory taking. JEO approaches each project
as if ir were a clean slate, while identifYing those issues that are going to be hot burtons ro the community.
Unified Developmmt Code
The term Unified Development Code is a relatively new buzzword in the planning community. JEO has always
taken the approach that the Comprehensive Plan and Zoning and Subdivision Regulations should work in unison
with one another. The term Unified Development Code also means another critical approach has been under-
taken. This approach is the inclusion of the sign, parking, landscaping regulations, as well as other needed regula-
tions into the overall ordinance. In addition, it means that there is a strong connection and cross-referencing
between the zoning and the subdivision ordinances.
UNIFIED DEVELOPMENT CODE
DUBUQUE, IOWA
~JEO
CO/l,ulllnI!Group.ln,..
37
W4 JEO'
Ai; mentioned, this approach is one that JEO has been working with for over 12 years. Because of our experience,
we can also inform the City of Dubuque as ro the pros and cons of using this method and assist in weighing what
is right for the community. Examples of where JEO has used this approach include:
. Woodbury County, Iowa
. Emmet County, Iowa
. Plymouth County, Iowa
. La Vista, Nebraska
. Bennington, Nebraska
. Wahoo, Nebraska
. Valley, Nebraska
Contemporary Development Trmds/Quality Development
JEO's planning team works diligently to supply our clients with regulations that allow newer trends in develop-
ment to be underraken. There are several new development trends that have been used in the United States;
however, most of those concepts have been seen on both coasts until recently.
Typically, the Midwesr has been the last to see new and innovative things. In terms of the planning community,
this is a good thing. Midwest planners get the opportunity to examine the successes and pitfalls of new concepts.
Our sraff works hard at keeping apprised of these new concepts and how they work. A number of these new trends
in development have rhe means to be more sensitive to the natural environment. These trends include clustering,
hillside preservation, and internal storm water management controls that are designed as amenities of the develop-
ment. JEO has worked on several regulations that encouraged creative and diversified development options, in-
cluding performance based zoning in natural resource areas and density bonuses for special areas of the jurisdic-
tion. Some of these projects include:
. Woodbury County, Iowa
. Plymouth County, Iowa
. Pleasant Hill, Iowa
. Cass County, Nebraska
Quality development is something all communities should strive for over time. JEO's planners always welcome
the opportunity to work with communities that want to be the best, while providing quality opportunities for the
residents. Our team has worked with several clients that have utilized this approach. Several of these clients have
developed overlay districts along gateway corridors of the community. These overlay districts implement different
controls including aesthetics and design, signs, and landscaping requirements. In one case, the community has
gone as far as requiring specific materials to be used on structures within the corridor. Communities that have or
are in the process of implementing special requirements are:
. La Vista, Nebraska
. Pleasant Hill, Iowa
. Grand Island, Nebraska
. Bennington, Nebraska
. Wichita, Kansas (neighborhood overlays)
. Valley, Nebraska
UNIFIED DEVELOPMENT CODE
DUBUQUE, IOWA
~JEO
Cor..uIHIlIlLroup,/n,',
38
W4 JEO'
Historic Preservation Issues
JEO understands that a significant portion of the proposed regula-
tions will need to work with the six exisring National Register Dis-
tricrs in rhe communiry. From our past discussion with Laura
Carstens, it is understood the Historic Preservation Commission is a
certified local government, which at present has a strong set of stan-
dards and guidelines. In light of this, JEO does not intend to make
changes that would impact the effecriveness of rhis commission and
their guidelines. However, the Commission needs to participate in
this process in order to address any issues that may be present. JEO
has worked closely with several communities, including the City of Wichita, Kansas, with regard to preservation
overlay districts. If necessary, we can bring in the expertise of Mr. Lawrence Sommer. Larry is a planner that has
worked in historic preservation for the majority of his professional life. He can assist with any regulatory examina-
tion as well as review any proposed regulations for their impact on the Districts or other historic properties. In
addition to Larry, JEO can make use of the services of Mr. jerry L. Berggren, AlA who is a Preservation Architect.
Regulatio1lS tbat e1lcourage managed growtb
Again, JEO believes that every community has the need and responsibility to develop plans and regulations that
promote managed growth or smart growth. It is the fiscally responsible thing to do with regard to the taxpayers of
the community. Our team believes strongly that all plans and regulations should promote this sort of growth.
User-fTie1ldly regulations
User-friendly regulations are as important to a successful document as compliance to local, state, and federal laws.
The regulations must first be statutorily compliant and then must be usable. If the document(s) cannot be prop-
erly used by the developers, the public and even City staff, then the entire effort has been a waste of resources.
JEO believes that user-friendly regulations are a must and we have worked to develop a format that accomplishes
this goal. Our team listens to past and current clients in order to continually modifY the format so that it becomes
even more user-friendly. One method that JEO has been implementing with clients is the use of a Land Use
Matrix. The matrix lists numerous uses, as well as each district and establishes within the matrix if the use is
permitted, conditionally permitted, or not allowed.
Besides being writers of zoning and subdivision regulations, our planners are also users of regulations. Our team
members are and have been zoning administrators and planning commission members for past clients and in the
communities where we reside. We know how important an understandable regulation is to the community and
potential fights it helps to prevent.
Illustrated ordinances
JEO has incorporated illustrations in the form of photographs along with hand- and computer generated graphics
for over 12 years. Our team is continually increasing the level of our illustrations. Illustrations are critical to user-
friendly regulations since a graphic can enhance a definition, thus eliminating the need for interpretation by staff,
developers and attorneys. All of our zoning ordinances incorporate illustrations at some level.
UNIFIED DEVELOPMENT CODE
DUBUQUE, IOWA
i1JEO
Con.uIHlllluroUI'./nc
39
"'4 JEO'
Easy access on-line
The use of UDC's is typically the responsibility of the client. However, all of
our text documents are generated in Microsoft Word and can be easily con-
verted into an Adobe Acrobat format. The adobe (.pdf) format will allow users
to search the document by key word. Future amendments will simply require
that the document be updated in Microsoft Word and resaved into the Adobe
format.
Streamlining tbe process
lEa has a strong belief that the planning and zoning process should be as simple
as possible. A streamlined process is beneficial to both the public and staff. A process that is difficult to navigate
is frustrating to staff as well. As part of our review and analysis, lEa will evaluate, in conjunction with staff and
developers, rhe existing process and look for ways to make it easier to use. Again, as consultants and users of
regulations, our team will work hard to identify potential simplifications.
In examining how to streamline the process, consideration must be given to the caseload of the different advisory
groups such as: rhe Zoning Advisory Commission, Zoning Board of Adjustment, City Council and staff. One of
the primary issues rhat can and should be addressed is the number of variance requests seen by the City. If the
zoning and subdivision ordinances are written correctly, variances should become a minimum occurrence. lEa
has a number of zoning techniques that have been incorporated into the UDC regulations, which have success-
fully decreased the workload with regard to variances.
The number of special exceprions/conditional use permits will be a direct result of how uses are placed within the
ordinance. There will continue to be certain uses that the City will and should want to have special control over as
they occur. With regard to rezoning, care must be used in the development of the regulations in order to minimize
these issues; however, no matter how big an effort is made, neither rhe consultant nor City staff have the ability to
foresee the location of all potential zoning districts. The key to a successful administration of the ordinance will
center on how often requests are granted. It is hopeful that the public participation process incorporated in the
project will help minimize this need.
Wiry fEG?
The team of planners and support staff has the capabilities and knowledge to work closely with the City, the
Stakeholders, and Technical Committee, and others to make this project a success. Our team has the ability to
advise and assist the City with all aspects of the project.
UNIFIED DEVELOPMENT CODE
DUBUQUE, IOWA
~JEO
CmlsulllnllGroup,lnc
40