Greater Downtown Urban Renewal Extension
i5~~~E
~c/k.~
MEMORANDUM
August 14, 2006
TO:
The Honorable Mayor and City Council Members
FROM:
Michael C. Van Milligen, City Manager
SUBJECT: Amended and Restated Urban Renewal Plan for the Greater Downtown
Urban Renewal District
Economic Development Director David Heiar is recommending City Council approval of
the Amended and Restated Urban Renewal Plan for the Greater Downtown Urban
Renewal District. The plan was reviewed by the Long Range Planning Commission and
they affirmed that it is consistent with the City's Comprehensive Plan for development.
The amendment expands the existing urban renewal district to include the former
Adams Door Company, the former U.S. Federal Building, the Locust Street Parking
Ramp, and the Carnegie-Stout Public Library. The expansion of the urban renewal
district would allow for the use of redevelopment tools to assist future projects.
I concur with the recommendation and respectfully request Mayor and City Council
approval.
(l tl Lt11 mf/,-
Michael C. Van Milligen
MCVM/jh
Attachment
cc: Barry Lindahl, Corporation Counsel
Cindy Steinhauser, Assistant City Manager
David J. Heiar, Economic Development Director
, -~
CITY OF DUBUQUE, IOWA
MEMORANDUM
August 16, 2006
TO: Michael Van Milligen, City Manager
FROM: David J. Heiar, Economic Development DirectoG~,
SUBJECT: Amended and Restated Urban Renewal Plan for the Greater
Downtown Urban Renewal District
Introduction
The purpose of this memorandum is to forward for City Council review and approval the
Amended and Restated Urban Renewal Plan for the Greater Downtown Urban Renewal
District which expands the district to include the former Adams Door Company, the
former U.S. Federal Building, the Locust Street Parking Ramp, and the Carnegie-Stout
Public Library. The Plan and Resolution adopting the Plan are attached.
Background
On July 17, 2006, the City Council approved a Resolution of Necessity finding that the
proposed expansion area was an economic development area and appropriate for
urban renewal activities. Staff has prepared an amended and restated urban renewal
plan for the area as per the directive of the City Council. The Plan was reviewed by the
Long Range Planning Commission on August 15, 2006. The Long Range Planning
Commission has forwarded its recommendation to the City Council affirming that the
Plan is consistent with the City's Comprehensive Plan for development.
A consultation process has been concluded with the affected taxing entities as required
by State Law. The required consultation with affected taxing bodies was held on
August 9, 2006. No written objections or recommended changes to the proposed Plan
were received during the allowed comment period.
Discussion
The amendment expands the existing urban renewal district to include the former
Adams Door Company, the former U.S. Federal Building, the Locust Street Parking
Ramp, and the Carnegie-Stout Public Library. No private property has been designated
for public acquisition. Text changes in the attached plan have been h19hlightEll!l to allow
easy review of the proposed changes.
The proposed renovation of the former U.S. Federal Building, as well as possible
improvements to the Former Adams Company property, Carnegie-Stout Public Library,
and the Locust Street Parking Ramp will allow the use of economic development tools
available in the Greater Downtown Urban Renewal District.
Recommendation
I recommend that the attached Amended and Restated Urban Renewal Plan be
adopted to support reinvestment efforts in the expansion areas.
Action Step
The Action Step for the City Council is to adopt the attached Resolution.
attachments
Prepared by: Aaron DeJong
Assistant Economic Development Director
F:\USERS\Adejong\Urban Renewal\2006 Amendments\Adopt Memo 1.doc
Prepared by: David Heier, Economic Development Director, 50 West 13th Street, Dubuque, IA
52001 (563) 589-4393
Retum to: Jeanne F. Schneider, City Clerk, 50 West 13th Street, Dubuque IA 52001
RESOLUTION NO. 391-06
A RESOLUTION APPROVING THE AMENDED AND RESTATED URBAN RENEWAL
PLAN FOR THE GREATER DOWNTOWN URBAN RENEWAL DISTRICT.
Whereas, on July 17, 2006 the City Council of the City of Dubuque, Iowa authorized
the preparation of an Amended and Restated Urban Renewal Plan (the "Plan") for the
Downtown Dubuque Urban Renewal District (the "District"); and
Whereas, the City of Dubuque's primary objective in amending this Plan is to
provide opportunities for further redevelopment and reinvestment in the downtown; and
Whereas, the Long Range Planning Commission has reviewed the proposed
Plan and has found that said document is consistent with the Comprehensive Plan for
the development of the City of Dubuque as a whole and has transmitted its findings to
the City Council; and
Whereas, a consultation process has been undertaken with affected taxing
entities in accordance with Chapter 403 of the Code of Iowa with no written objections
or recommended changes to the Plan received; and
Whereas, the City Council, in accordance with Chapter 403 of the Code of Iowa,
has held a public hearing on the proposed amended and restated Plan after public
notice thereof.
NOW, THEREFORE, BE IT RESOLVED BY THE CITY COUNCIL OF THE CITY
OF DUBUQUE, IOWA:
Section 1. That the Amended and Restated Urban Renewal Plan for the Greater
Downtown Urban Renewal District, attached hereto and made reference to herein, be
approved.
Section 2. That the City Clerk of the City of Dubuque, Iowa is hereby authorized
and directed to file a certified copy of the Resolution in the office of the Dubuque
County Recorder.
Passed, approved and adopted this 21 st day of August, 2006.
Roy D. Buol, Mayor
Attest:
Jeanne F. Schneider, CMC
City Clerk
F:IUSERSlAdejongIUrban Renewal\2OO6 AmendmentslAdopl Resolution 082106.doc
tiJMj~~p~g:~f]I!:I~:~l~[1i~1E)
URBAN RENEWAL PLAN
Greater Downtown Urban Renewal District
(A merger of the Downtown Dubuque and Ice Harbor Urban Renewal Districts)
City of Dubuque, Iowa
Urban Renewal Plan rovides flil~ffi*:e;ieW:!i"alil~lliHiflll!)jtiNl!j
p ......"..!!i!....."~"."......"!i....!i.".....
merger of the Downtown Urban
Renewal Area Project Number Iowa R-15, originally established by Resolution 123-
67 by the City Council of the City of Dubuque, Iowa on May 18, 1967 and
subsequently amended and restated by Resolution 79-71 on March 15, 1971, by
Resolution 73-74 on March 11, 1974, by Resolution 107-82 on May 3,1982, by
Resolution 191-84 on June 25, 1984, by Resolution 371-93 on December 6, 1993,
by Resolution 145-94 on May 2, 1994, by Resolution 479-97 on November 17,
1997, by Resolution 476-98 on October 19,1998 and by Resolution 187-02 on April
1, 2002, with the Ice Harbor Urban Renewal District, originally established by
Resolution 403-89 of the City Council of the City of Dubuque, Iowa on December
18, 1989 and subsequently amended and restated by Resolution 241-00 on June 5,
2000 and by Resolution, 114-02 oQ!iJ~~l~.~8.h';;~':!i'!i~893;;!i..m,~t&lIJ);~!ir,~~;f"'~!i9get~?. bX
Resolution 170-04 on Apn119, 2004, ~ID!i,fJil1lltlw~Eg~}'Al.t\l!~!g!'l!l!iiHiH:!ij!i:Hrl;~;~wl'i1ljJ,:~~![l!l~~~U!m:l1l~g~~
Prepared by the Economic Development Department
August 2006
TABLE OF CONTENTS
A. INTRODUCTION
B. JUSTIFICATION FOR THE DESIGNATION
C. OBJECTIVES OF THE PLAN
D. DISTRICT BOUNDARIES
E. PUBLIC PURPOSE ACTIVITIES
F. DEVELOPMENT AND REDEVELOPMENT REQUIREMENTS
1. LAND USE
2. PLANNING AND DESIGN CRITERIA
G. LAND ACQUISITION AND DISPOSITION
H. RELOCATION REQUIREMENTS
I. FINANCING ACTIVITIES
J. STATE AND LOCAL REQUIREMENTS
K. DURATION OF APPROVED URBAN RENEWAL PLAN
L. SEVERABILITY
M. AMENDMENT OF APPROVED URBAN RENEWAL PLAN
N. ATTACHMENTS
Page 1
Page 1
Page 2
Page 3
Page 4
Page 5
Page 5
Page 6
Page 7
Page 8
Page 8
Page 10
Page 10
Page 10
Page 11
Page 11
A. INTRODUCTION
This URBAN RENEWAL PLAN ("the Plan") has been prepared to provide for the
merger of two existing Urban Renewal Districts and to stimulate, through public
actions, financing and commitments, private investment within the combined
area, to be known as the Greater Downtown Urban Renewal District ("the
District"). In order to achieve this objective, the City of Dubuque shall undertake
the urban renewal actions specified in this Plan, pursuant to the powers granted
to it under Chapter 403 of the Iowa Code, Urban Renewal Law, and Chapter 15A
of the Iowa Code.
This Plan is a merger of the Downtown Dubuque Urban Renewal District Urban
Renewal Plan, originally established by Resolution 123-67 by the City Council of
the City of Dubuque, Iowa on May 18, 1967 and subsequently amended by
Resolution 79-71 on March 15, 1971, by Resolution 73-74 on March 11,1974, by
Resolution 107-82 on May 3,1982, by Resolution 191-84 on June 25,1984, by
Resolution 371-93 on December 6, 1993, by Resolution 145-94 on May 2, 1994,
by Resolution 479-97 on November 17, 1997, by Resolution 476-98 on October
19, 1998 and by Resolution 187-02 on April 1 , 2002 and the Ice Harbor Urban
Renewal District Urban Renewal Plan, originally established by Resolution 403-
89 of the City Council of the City of Dubuque, Iowa on December 18, 1989 and
subsequently amended and restated by Resolution 241-00 on June 5, 2000 and
byResolution 114-02 on March 4, 2002 ("the Merged Districts" ,
This Plan shall serve as a new urban renewal plan for the Merged Districts
described herein. The Plan shall be viewed as a single plan for purposes of
fulfilling the objectives of the Plan.
B. JUSTIFICATION FOR THE DESIGNATION
The City Council of the City of Dubuque, Iowa has determined that the following
blighting conditions, as defined by Chapter 403 of the Iowa Code, Urban Renewal
Law, exist within the District:
. Undeveloped and underdeveloped land;
. A preponderance of deteriorated, dilapidated and obsolete public and
private improvements;
. A faulty lot layout in relation to the size, adequacy and usefulness of the
lots;
. Fragmented property ownership patterns;
. A lack of public utilities; and
1
. An inadequate street layout.
The Council has declared by Resolution of Necessity No. 322-06 on July 17,
2006 that these factors have substantially impaired and arrested the sound
growth of the City of Dubuque and of the area comprising the Merged Districts.
C. OBJECTIVES OF THE PLAN
The primary OBJECTIVES of the Plan are:
1. The creation of a thriving central business and riverfront district with
a compatible mix of viable commercial/retail, office, financial, residential,
cultural, recreational and educational activities;
2. The development of an adequate support system for new and
expanding river-related tourism activities;
3. The conservation, restoration, renovation or rehabilitation of the
historic and architectural character of the District through the
establishment of design standards to ensure cohesive and compatible
development and redevelopment, the use of appropriate construction
techniques, the coordinated administration of appropriate code
enforcement efforts and the maximization of all available financial and
technical resources;
4. The creation of a safe, healthy and attractive physical environment
through the construction or installation of necessary infrastructure and
other public improvements or actions supportive of the District;
5. The creation of a safe, efficient, and attractive circulation system
for both pedestrian and vehicular traffic;
6. The development of additional and improved parking opportunities
in the District supportive of the businesses located within its boundaries
and which accommodate the needs of its residents;
7. The creation of financial incentives necessary to encourage private
investment and reinvestment in the District;
8. The creation and retention of quality employment opportunities in
the District; and
9. The expansion of the existing property tax base of the District.
2
D. DISTRICT BOUNDARIES
The District is located within the City of Dubuque, County of Dubuque, State of
Iowa. The District includes five separate subareas that have resulted from prior
expansions of the Merged Districts: the Town Clock Subarea, the Old Main
Subarea, the Upper Main Subarea, the Ice Harbor Subarea A and Ice Harbor
Subarea 8. Despite this subdivision of the District, this Plan shall be viewed as a
single plan and shall be applied to all subareas for purposes of fulfilling the
objectives of the Plan.
The boundaries of each subarea are as follows:
1. The Town Clock Subarea of the District shall include that area
generally bounded on the North by Ninth Street but also including the
Iowa Inn property and the public parking lot known as Parking Lot Number
1 located between 9th and 10th Streets east of Iowa Street, on the West
by Locust Street includin Ci Lots 623 and 624 (Dubu ue Museum of
Art), ~/:i€lI:~JiIe
N on the
South by Fourth Street, and on the East by Central Avenue, including all
public rights-of-way.
2. The Old Main Subarea of the District shall include that area
generally bounded on the North by Fourth Street, on the West by Locust
Street, on the South by the Locust Street Connector and on the East by
the U.S. Highway 151/61 right-of-way, including all public rights-of-way.
3. The Upper Main Subarea of the District shall include that area
generally bounded on the North by Fourteenth Street, on West by Locust
Street, on the South, by the Town ,C,l.ock Subarea and on, the East by
Se,ntr~l. A ven ue im.~!!,t~[m9!~1~S!!:I!(~t~'i9$:~l~if~~~~'~~~~~:~!;li~~~f~~i!l?:~"~!j~
II!.j~u1i:~t and including all public rights-of-way.
4. Ice Harbor Subarea A of the District shall include that area
generally bounded on the north by the public alley located between the
vacated Fourth Street and Third Street, on the west by the Chicago,
Central and Pacific Railroad right-of-way, on the south by East First Street
and on the east by the municipal limits of the City of Dubuque, Iowa and
including any adjoining public right-of-way.
5. Ice Harbor Subarea 8 of the District shall include that area
generally bounded on the north and west by the Chicago, Central and
Pacific Railroad right-of-way, on the south by the northerly boundary of
~~blw~d"r';~"~'~t"'~1,9,.~~"~~".~.~~,,,~X"!~~\'~~2n~~~~!JkmimJ!';K"~!'tt~,~~,I'ti~"et~~,~~~9,~;,
:IJ;l~.,~L:",lmgMt~~,_:i'-i,_'mlJ~n~~_~l!J1l_~~~Jln~erk11ih~~::'_:ffi[!jij~~i~J~,'~m);11;1~11J!\,;~:~:~~ji~i!,,:~J~,I,JiL~!tt~;~~g]~~
3
Iowa, and including any adjoining public right-of-way.
The boundaries of the District and the subareas are delineated on the URBAN
RENEWAL DISTRICT map (Attachment A).
The City of Dubuque reserves the right to modify the boundaries of the District at
some future date. Any amendments to the Plan will be completed in accordance
with Chapter 403 of the Iowa Code, Urban Renewal Law.
E. PUBLIC PURPOSE ACTIVITIES
To meet the OBJECTIVES of this Plan, the City of Dubuque is prepared to
initiate and support development and redevelopment of the District through the
following PUBLIC PURPOSE ACTIVITIES:
1. Pre-development planning, including but not limited to activities
such as appraisals, architectural and engineering studies, environmental
assessment and remediation, and feasibility analysis;
2. Provision of technical support to property owners, businesses and
organizations in support and furtherance of the Plan;
3. Use of tax increment financing, loans, grants and other appropriate
financial tools in support of eligible public and private conservation,
preservation, development and redevelopment efforts including the
adaptive re-use of existing structures and code compliance;
4. Preparation of property for conservation, preservation,
rehabilitation, development and redevelopment purposes;
5. Development and implementation of a program for the repair,
restoration, and renovation of historic buildings and related improvements;
6. Improvement, installation, construction and reconstruction of public
facilities and improvements including but not limited to structured parking
facilities, other parking facilities, streets, alleys, utilities, convention
facilities, Riverwalk and Harborwalk improvements and amenities, boat
docks, dredging and other river-related improvements;
7. Improvement, installation, construction and reconstruction of other
public improvements including but not limited to the relocation of overhead
utility lines, installation of street lights, construction of public rest rooms
and water fountains, installation of benches and other streetscape
amenities, landscaping and signage;
4
8. Acquisition of property through negotiation or eminent domain for
public improvements or private development and redevelopment
purposes;
9. Disposition of land through sale or lease;
10. Relocation or elimination of existing private improvements;
11. Relocation or elimination of existing railroad spur lines;
12. Demolition and clearance of deteriorated, obsolescent and blighting
structures and other improvements not found to be of historical or
architectural significance, including but not limited to site preparation for
redevelopment purposes; and
13. Enforcement of applicable local, state and federal laws, codes and
regulations;
Public purpose activities are limited to those areas delineated on the PUBLIC
PURPOSE ACTIVITY AREA map (Attachment B).
All public purpose activities shall be conditioned upon and shall meet the
restrictions and limitations placed upon the District by the Plan.
F. DEVELOPMENT AND REDEVELOPMENT REQUIREMENTS
The LAND USE and PLANNING AND DESIGN CRITERIA set forth herein shall
apply to any and all District properties the preservation, conservation,
development and/or the redevelopment of which is assisted by the City through
any of the PUBLIC PURPOSE ACTIVITIES listed above.
1. LAND USE:
a. Town Clock Subarea: The intent of this Plan is to promote the
preservation, conservation, development and redevelopment of a
functional, attractively developed environment to further existing office,
financial, commercial/retail, cultural, educational, personal and
professional services and residential activities within the Town Clock
Subarea.
The continued development and enhancement of those land uses
permitted within the Downtown Commercial Business District (C-4), the
Business District (C-5) and the Office Residential (OR) zones of the City
5
of Dubuque's Zoning Ordinance are encouraged.
LAND USE maps (Attachments C-1 and C-2) identify the existing and the
proposed land uses within the Town Clock Subarea.
b. Old Main Subarea: The intent of this Plan is to promote private
investment and reinvestment in a variety of commercial/retail,
entertainment and residential uses while furthering existing
commercial/retail, personal and professional services, entertainment and
residential activities within the Old Main Subarea.
The continued development and enhancement of those land uses
permitted within the Downtown Commercial Business District (C-4) and
Business District (C-5) zones of the City of Dubuque's Zoning Ordinance
are encouraged.
LAND USE maps (Attachments C-3 and C-4) identify the existing and the
proposed land uses within the Old Main Subarea.
c. Upper Main Subarea: The intent of this Plan is to promote the
preservation, conservation, development and redevelopment of this
downtown neighborhood of residential, office and commercial/retail uses.
The continued development and enhancement of those land uses
permitted within the Downtown Commercial Business District (C-4), the
Business District (C-5), the Office Residential (OR) and Office Service
(OS) zones of the City of Dubuque's Zoning Ordinance are encouraged.
LAND USE maps (Attachments C-5 and C-6) identify the existing and the
proposed land uses within the Upper Main Subarea.
d. Ice Harbor Subareas A and B: The intent of this plan is to
encourage a mix of residential, commercial/retail, recreational and
educational uses in these Subareas. An adopted Planned Unit
Development ordinance shall regulate land uses and zoning in the Ice
Harbor Subareas A and B.
LAND USE maps (Attachments C-7 and C-8) identify the existing and the
proposed land uses within the Ice Harbor Subareas A and B.
2. PLANNING AND DESIGN CRITERIA:
a. Town Clock. Old Main and Upper Main Subareas: The planning
and design criteria to be used to guide the physical development and
redevelopment of the Town Clock, Old Main and Upper Main Subareas
6
are those standards and guidelines contained within the City of Dubuque's
Zoning Ordinance and other applicable local, state and federal codes and
ordinances subject to the conditions contained in this subsection.
b. Ice Harbor Subareas A and B: The planning and design criteria to
be used to guide the physical development and redevelopment of the Ice
Harbor Subareas A and B shall be the Port of Dubuque Master Plan
Design Standards attached hereto as Attachment D.
c. Historic Preservation Commission Review: Additionally, the
Secretary of the Interior's Standards for Rehabilitation and Guidelines for
Rehabilitating Historic Structures shall be used to guide the exterior
modifications of historic and architecturally significant properties financed
in whole or in part by the City of Dubuque and the improvement,
installation, construction or reconstruction of public improvements in the
District. Said projects shall be reviewed by the Historic Preservation
Commission for compliance with the above referenced standards.
d. Off-Premise Sianaae: No off-premise signage shall be allowed in
the Ice Harbor Subareas A and B.
e. Overhead Utilitv lines: No new overhead utility lines shall be
installed within the District where underground placement is feasible.
G. LAND ACQUISITION AND DISPOSITION
The City of Dubuque is prepared to acquire and dispose of property in support of
the development and redevelopment of the District within the parameters set
forth below.
1. Land Acauisition: The City may acquire property for private development
or redevelopment by contractual agreement or by right of eminent domain. The
City reserves the right to acquire, by negotiation or eminent domain, property
rights required for the construction or reconstruction of streets and public utilities,
or any other public facility or improvement. No properties are identified for
acquisition in this Plan.
2. Land Disposition: Publicly held land will be sold for the development of
viable uses consistent with this Plan, and not for purposes of speculation.
Land will be disposed of in accordance with the requirements set forth in Chapter
403 of the Iowa Code, Urban Renewal Law. Developers and redevelopers will
be selected on the basis of the quality of their proposals and their ability to carry
out such proposals while complying with the requirements of this Plan.
7
Developers and redevelopers will be required by contractual agreement to
observe the Land Use Requirements and Planning and Design Criteria of this
Plan. The contract and other disposition documents will set forth the provisions,
standards and criteria for achieving the objectives and requirements outlined in
this Plan.
H. RELOCATION REQUIREMENTS
Relocation assistance in accordance with applicable provisions of Chapter 316 of
the Iowa Code, Highway Relocation Assistance Law, will be provided in the
event that an existing business or residence is displaced by publicly supported
development or redevelopment activities.
I. FINANCING ACTIVITIES
To meet the OBJECTIVES of this Plan and to encourage the development and
redevelopment of the District and private investment therein, the City of Dubuque
is prepared to provide financial assistance to qualified industries, businesses and
housing developers through the making of loans or grants under Chapter 15A of
the Iowa Code and through the use of tax increment financing under Chapter
403 of the Iowa Code.
1. Chapter 15A Loan or Grant: The City of Dubuque has determined that
the making of loans or grants of public funds to qualified industries, businesses
and housing developers is necessary to aid in the planning, undertaking and
completion of urban renewal projects authorized under this Plan within the
meaning of Section 384.24(3)(q) of the Iowa Code. Accordingly, in furtherance
of the objectives of this Plan, the City of Dubuque may determine to issue bonds
or loan agreements, in reliance upon the authority of Section 384.24A, Section
384.24(3)(q), Section 403.12 (general obligation bonds) or Section 403.9 (tax
increment bonds), for the purpose of making loans or grants of public funds to
qualified entities. Alternatively, the City may determine to use available funds for
the making of such loans or grants. In determining qualifications of recipients
and whether to make any such individual loans or grants, the City of Dubuque
shall consider one or more of the factors set forth in Section 15A.1 of the Iowa
Code on a case-by-case basis.
2. Tax Increment Financinq: The City of Dubuque is prepared to utilize tax
increment financing as a means of financing eligible costs incurred to implement
the Public Purpose Activities identified in Section E of this Plan. Bonds or loan
agreements may be issued by the City under the authority of Section 403.9 of
the Iowa Code (tax increment bonds) or Section 384.24A, Section 384.24(3)(q)
8
L
and Section 403.12 (general obligation bonds).
The City acknowledges that the use of tax increment revenues delays the ability
of other local taxing bodies to realize immediately the direct tax benefits of new
development in the District. The City believes, however, that the use of tax
increment revenues to finance the public improvements and to promote private
investment in the District is necessary in the public interest to achieve the
OBJECTIVES of this Plan. Without the use of this special financing tool, new
investment may not otherwise occur or may occur within another jurisdiction. If
new development does not take place in Dubuque, property values could
stagnate and the City, County and School District may receive less taxes during
the duration of this Plan than they would have if this Plan were not implemented.
Tax increment financing will provide a long-term payback in overall increased tax
base for the City, County and School District. The initial public investment
required to generate new private investment will ultimately increase the taxable
value of the District well beyond its existing base value.
Tax increment reimbursement may be sought for, among other things, the
following costs to the extent they are incurred by the City:
a. Planning and administration of the Plan;
b. Construction of any of the public improvements, amenities and
facilities contemplated by the Plan within the District, including pre-
development planning, environmental assessment and remediation,
feasibility analysis and engineering costs;
c. Acquisition, installation, maintenance and replacement of public
improvements throughout the District including but not limited to street
lights, benches, landscaping, appropriate sign age and rest rooms;
d. Acquisition of land and/or buildings and preparation of same for
sale to private developers, including any "write down" of the sale price of
the land and/or building;
e. Preservation, conservation, development or redevelopment of
buildings or facilities within the District to be sold or leased to qualifying
for-profit and not-for-profit organizations, developers and businesses;
f. Loans or grants to qualified entities under Chapter 15A of the Iowa
Code, including debt service payments on any bonds issued to finance
such loans or grants, for purposes of expanding the business or activity,
or other qualifying loan programs established in support of the Plan; and
9
g. Providing the matching share for a variety of local, state and
federal grants and loans.
3. Proposed Amount of Indebtedness: At this time, the extent of
improvements and new development within the District is only generally known.
As such, the amount and duration for use of the tax increment revenues for
public improvements and/or private development can only be estimated;
however, the actual use and amount of tax increment revenues to be used by
the City for District activities will be determined at the time specific development
is proposed.
It is anticipated that the maximum amount of indebtedness which will qualify for
tax increment revenue reimbursement during the duration of this Plan, including
acquisition, public improvements and private development assistance, will not
exceed $75,000,000. Current indebtedness is approximately $39,000,000.
At the time of adoption of this Plan, the City of Dubuque's current general
obligation debt is $41,715,000 (a list of obligations is found as Attachment E)
and the applicable constitutional debt limit is $145,400,539.
J. STATE AND LOCAL REQUIREMENTS
All provisions necessary to conform with state and local laws have been complied
with by the City of Dubuque in the implementation of this Plan and its supporting
documents.
K. DURATION OF APPROVED URBAN RENEWAL PLAN
This Plan shall continue in effect until terminated by action ofthe City Council, but in
no event before the City of Dubuque has received full reimbursement from all
incremental taxes for its advances and principal and interest payable on all Tax
Increment Financing or general obligations issued to carry out the OBJECTIVES of
the Plan.
The DEVELOPMENT AND REDEVELOPMENT REQUIREMENTS established, or
as amended from time to time by the City of Dubuque Zoning Ordinance, shall
remain in effect in perpetuity.
L. SEVERABILITY
10
In the event one or more provisions contained in this Plan shall be held for any
reason to be invalid, illegal, unauthorized or unenforceable in any respect, such
invalidity, illegality, unauthorization or unenforceability shall not affect any other
provision of this Plan and this Urban Renewal shall be construed and implemented
as if such provision had never been contained herein.
M. AMENDMENT OF APPROVED URBAN RENEWAL PLAN
This Plan may be amended from time to time to respond to development
opportunities. Any such amendment shall conform to the requirements of Chapter
403 of the Iowa Code, Urban Renewal Law. Any change effecting any property or
contractual right can be effectuated only in accordance with applicable state and
local law.
N. ATTACHMENTS
The following attachments are a part of this Plan:
A Urban Renewal District Map, with Subareas
B Public Activity Area Map
C Land Use Maps
C-1 Town Clock Subarea Existing Land Use Map
C-2 Town Clock Subarea Proposed Land Use Map
C-3 Old Main Subarea Existing Land Use Map
C-4 Old Main Subarea Proposed Land Use Map
C-5 Upper Main Subarea Existing Land Use Map
C-6 Upper Main Subarea Proposed Land Use Map
C-7 Ice Harbor Subareas A and B Existing Land Use Map
C-8 Ice Harbor Subareas A and B Proposed Land Use Map
D Port of Dubuque Master Plan Design Standards
E List of Current General Obligation Debt
F:\USERS\Adejong\Urban Renewal\2006 Amendments\2006 Greater Downtown UR changes.doc
11
Greater Downtown Urban Renewal District
~ Ice Harbor Subarea A&B
1:'\></1 Town Clock Subarea
_ Old Main Subarea
IliWmmHHI Upper Main Subarea
Water
Attachment A
Created By: Aaron M. Dejong
Economic Development Department
Date: July 25, 2006
375 750
Public Activities are authorized throughout the District.
Attachment B
Public Activity Area Map
Town Clock Subarea Current Zoning Map
~ ~
~
'\
Attachment C-1
Created By: Aaron M. Dejong
Economic Development Department
Date: July 2S, 2006
o 12S 2S0
Feet
SOO
Zoning
~C-4
li.,,1 C-S
"OR
Town Clock Subarea Proposed Zoning Map
\ \
_n~\
Attachment C-2
Created By: Aaron M. Dejong
Economic Development Department
Date: July 25. 2006
o 125 250
Feet
500
Zoning
~C-4
E82J............. C 5
........... -
,........
III OR
w
S!
Attachment C-3
f-.
'"
::J
o
o
~
<J>
~ Zoning
<J>
~C-4
Feet _ C-5
500
Created By: Aaron M. Dejong
Economic Development Department
Date: July 25, 2006
o 125 250
Attachment C-4
....
'"
::J
U
o
~
(f>
~ Zoning
(f>
~C-4
Feet _ C-5
500
Created By: Aaron M. Dejong
Economic Development Department
Date: July 25, 2006
250
Upper Main Subarea Current Zoning Map
\
\
Attachment C-5
Created By: Aaron M. DeJong
Economic Development Department
Date: July 25. 2006
o
125
250
Zoning
~C-4
~
~C-5
.oc
~OR
os
Upper Main Subarea Proposed Zoning Map
\)
Attachment C-6 '
Zoning
f:.'::,:::, "".1 C-4
~C-5
.oc
~OR
OS
Created By: Aaron M. Dejong
Economic Development Department
Date: July 25. 2006
o
125
250
Ice Harbor Subarea Current Zoning Map
Attachment C-7
Created By: Aaron M. Dejong
Economic Development Department
Date: July 25, 2006
NES ...;
'"
" "
UJ
UJ f-
\(
5:
DO E
Feet
1,040
Zoning
~ Mixed R, C, and Recreational Uses
Ice Harbor Subarea Proposed Zoning Map
NES
-'
'"
w
ti
;:
"
'"
W
f-
Attachment C-8
Zoning
Created By: Aaron M. DeJong
Economic Deveiopment Department
Date: Juiy 25, 2006
~ Mixed R, C, and Recreational Uses
The Port of Dubuque
Master Plan
tat
AT ti IE PORI OF DUBUQUE
Port of Dubuque Master Plan
Dubuque, Iowa
Prepared for
The City of Dubuque, Iowa
Prepared by
URS Corporation
Leland Consulting Group
EDG, Ltd.
March 2002
PARTICIPANTS
Dubuque City Council
Terrance M. Duggan, Mayor
John 14- Markham, 1st Ward
Roy D. Buol, 2nd Ward
Joyce E. Connors, 3rd Ward
Patricia A. Cline, 4th Ward
Ann E. Michalski, At -Large
Daniel E. Nicholson, At -Large
Michael C. Van Milligen, City Manager
City of Dubuque
City Hall
50 West 13th Street
Dubuque, Iowa 52001
Economic Development Department: 563-589-4393
Planning Department: 563-589-4210
Administration: 563-589-4110
4th Street Peninsula Work Group
Bill Baum, Economic Development Director
Laura Carstens, Planning Services Manager
Sue Czeshinski, Convention and Visitors Bureau
Rick Dickinson, Greater Dubuque Development Corp.
Jerry Enzler, Dubuque County Historical Society
David 1 Iockenberry, Platinum Hospitality Group
Pauline Joyce, Administrative Services Manager
Mike Koch, Public Works Director
Pamela Myhre, Economic Development Planner
Jim Rix, Platinum Hospitality Group
Rich Russell, Building Services Manager
Cindy Steinhauser, Assistant City Manager
Consultant Team
URS Corporation
Planning and Urban Design
700 3rd Street South
Minneapolis, MN 55415
612-373-6421
Tim Blankenship, AIGA
Tim Dreese, ASLA
Dale Beckmann
Bob Kost, ASLA, Project Manager
Andrew Jones, ASLA
Bill 'floe, AICD
Leland Consulting Group
Real Estate Analysis and
Market Strategies
694 Gavinrd Street
Denver, CO 80209
303-45.8-5800
Bill Cunningham
Anne Ricker
Environmental Design Group, Ltd.
Architectural Planning
5000 Westown Parkway
West Des Mines, IA 50266
515-224-4022
Bill Ludwig, ALA
Development Advisory Panel
Steve Aronow
integrated Real Estate Services, ITC
901-755-8705
Tom Klein
New Communities
303-573-3898
Rick Tollaksnn, PE
Ilubhle Realty Company
515-243-3228
TABLE OF CONTENTS
I. INTRODUCTION
II. FINAL DESIGN SUMMARY..
Project Area Map 3
Regulating Plan 4
Thoroughfare Plan 5
Parkway Section' and Plan 6
Street Section 7
Street Section 8
Pedestrian Circulation Plan 9
Built Form Plan 10
Illustrative Plan 11
Aerial View Looking Southeast 12
View Looking East on Sth Street 13
View Looking North at Bell and 5th Streets 14
Phase I Plan 15
Phasing Plan 16
3rd Street Overpass Pedestrian Enhancements 17
Gateway Concepts 18
Screening and Monumentation 19
Monumentation Concepts 20
"Art Park" Open Space Concepts 21
III. DESIGN STANDARDS
Applicability
'7
'9
Design Review '2
Design Approval
Implementation 27
'3
IV. BUILT FORM
Minimum First Floor Elevation 73
Building Context and Style '3
Ground Floor Uses '3
Building Setback/Build-to Line '4
Building Height 24
Ground Level Expression 24
Roof Lines '5
Screening of Rooftop and Mechanical Equipment 25
Building Width 'S
Facade Transparency 26
Entries '6
Balconies and Terraces 76
Building Materials 27
Architectural Detailing 27
Parking Structures '7
Accessory Structures/Buildings 98
Franchise Architecture v8
Maintenance 28
V. PUBLIC REALM - '9
Sidewalks and Walkways '9
Sidewalk Landscaping '9
Sidewalks on Parkway Streets 30
Sidewalks on Local Streets 30
Walkways 30
Accessibility and Curb Ramps 30
Streetscape Furnishings 31
Public Art 31
Bike Parking 32
Sidewalk Lighting 12
Parking Lot Lighting 32
Parking Lot Landscaping 33
Surface Parking 33
Off -Street Parking Requirements 33
Retusc 33
Fences and Screen Walls 34
Outdoor Storage 34
Outdoor Audio 34
Newspaper Boxec 34
Vending Machines 34
Signs 35
GLOSSARY 3'
APPENDIX
Design Vocabulary
Parking Lot Landscape Concept
Bibliography
Pre -Development Temporary Fencing
Recommended Plant List
Streetscapc Furnishings List
I. Introduction
The MasterPlan for the Port cif Dubuque represents the culmination
cif a ten-month community planning and design effort to craft a
comprehensive, long term vision and redevelopment concept for the
4th Street Peninsula and the South let I Jarboe The planning process
has been directed by the 4th Street Peninsula Work Group, a committee
comprised of project area stakeholders and City staff. A variety of
committee and public participation opportunities were employed in
the planning process including monthly stakeholder luncheons, design
workshops, sire tours, regular committee meetings, Cin Council work
sessions and a public open house. The plans and development
standards have been continuously refined based on the input received
during the planning process.
A three part process has been utilized in the developmcntof the
master plan and design standards:
Part One: Physical and Market Analysis
Part Two Conceptual Design
Part Three: Final Design
Parts One and Two were described in ova previous documents. This
document focuses un the final design efforts, including the master
site plan and the final design standards.
Aerial View of Marler Plan
II. Final Design Summary
The final nester plan is based on a refinement of the previous "Central
Green" concept plan. Of the duce concept plan alternatives, this plan
was found to be the most expedient and least costly to implement
because it closely followed the alignment of the existing major streets
as well as many of the current ownership patterns. The plan also
provides the most downtown like pattern of interconnected streets
and blocks. This proposed arrangement provides a high degree of
Ilexibihty and a wide variety of build -out options. Consequently, the
plan meets the six primary redevelopment Objectives developed by
the work group-
• Capitalize on previous and upcoming investment
• Provide a complementary mixture of uscs
• Build on activity of existing and previously planned uses
• Create a pedestrian and transit oriented environment
• Use downtown as a model for street and block patterning
• Develop the area as a new neighborhood of downtown
• Balance creative vision and market demand
The overall master plan is organized in a series of interrelated and
supportive plan elements:
• Regulating Plan
• Thoroughfare Plan
• Pedestrian Circulation Plan
• Built Form Plan
• Illustrative Plan
• Phasing Plan
• Phase I Plan
The Regulating Plan designates the types and distribution of new
uses. In general, the plan promotes a wide mixture of uses while
allowing for market flexibility. Three categories of mixed-use arc
proposed for the project.
The Mixed Use - 1 designation applies to areas of the project that
are bust suited for business and employment oriented uses such as
office/showroom, institutional, office and commercial- These use
areas are most closely situated near the existing highway and railway
systems and the development blocks are upwards of 3 acres in size.
Mixed Use- 2 allows the widest range of uses from entertainnsent,
office and retail to multifamily residential.' I'hc designated uses are
supportive of the other use designations as well as the existing and
new attractions. The wide variety of use also provides a high degree
of market flexibility Development parcels are in the 2-3 acre range.
The Mixed Use - 3 designation is applied to areas along 5th and Boll
Strew and is intended to promotes more commercial, main -sweet
emuonmenc The design standards support this concept bs requiring
that a rniniouum of 600s of the ground Flour arca of buildings facing
5th and Bell Streets be dedicated to business service, retail and
restaurant/lounge or cafe uses- Development parcel size is typically
two to three acres with the exception of the mimesis owned by the
Diamond )o Casino which is a hole over enc. acres.
The Thoroughfare Plan designates three sus et twits, parkwass with
73 tont rightsof- way and parallel parking, local streets with 60 tout
right -of -hay and parallel parking and local streets ',nth 50 foot rights-
of-way without parking. These streets are depicted in the tllustrarivc
truss sections.
The Pedestrian Circulation Plan illustrates two levels of cuadarion:
public sidewalks and trails and semi-public sidewalks ht plan connects
the two previously isolated subdue tdcts, South Port and North Port
by a new river and harborwalk open space system. Additional pcdestnan
open space features include a new ice harbor marina, a central green
and a linear art park- The plan also provides for pcderoan circulation
improvements to the existing street connections between the Port of
Dubuque and the adjacent downtown. Most nobly is the addition
of a new sidewalk to be constructed along the north side of the 3rd
Streit overpass and an extension of the rivwwvalk across the tap of
the Ice Harbor Floodgates.
The Built Form Plan illustrates the desired parrern of building forms.
The primnary- goal is to bring buildings up to the sidewalk line or near
the waterfront and locate new parking areas to the rear and sides
'fbe complete project build -out for both the south and north port
areas is depicted in the Illustrative Plan. On the North Port, the
commercial and office us s are organized along both sides of Srh
Street. Mixed office, commercial and residential uses are organized
along the new secondary, local streets. Perspective mews also illustrate
the proposed character of new davlopment shown in the plan. Severed
areas are designated for sidewalk vendors to operate throughout the
year.
The plan illustrate conversion of si e i-tig surface parking to
new development however, current land values and a high warer table
make it impractical to suggest placing the parking underground or in
large, multilevel ramps. Recognizing that surface parking will remain
a significant use in the project area, design standards were developed
to require that extensive landscape and streetscape treatments be
incorporated into both existing and new parking areas to make then
mom park -like and visitor -friendly.
The South Port area suggests an expansion of the Ice Harbor to
accommodate a new marina -oriented development. Access between
the North and South Ports areas is improved via a new local street
connection along the west side of the Ice Harbor.
The suggested sequence of implementation is illustrated on the Phasing
Plan. The North Port neighborhood is planned to develop over the
next seven to ten years followed by the South Port neighborhood.
The and project build out fru both the North and South Port areas
is anticipated to take approximately 18 to 20 years.
d'hc primary focus of the fust phase of redevelopment is illustrated
on the Phase I Plan. The plan shows several nae mixed-use buildings
and an all -season transit station surrounding a new central green space.
The green space is strategically located across from the new Education
and Conference Center entry- plaza allowing the City ro use both these
open spaces for special events.
Conceptual designs were developed fora new 3rd Street overpass entry
feature, project identity signs, reusable predevelnpman screening, a
public art park or sculpture garden and an extension of the Mississippi
Riverwalk along the South Port arca.
2.
The designs for the 3rd Street overpass entry feature build on several
of the entry monument and signage concepts as well as the industrial
and maritime history of the 4th Street peninsula and ice Harbor area.
They also provide vertical circulation for pedestrians visiting the
National Mississippi River Museum and Aquanaut.
The plan also calls for new decorative treatments to be added to the
3rd Street overpass structure including a D -foot wide walkway along
the northerly side. Other aesthetic improvements include replacing the
chain link pn)tective barrier with ornamental guardrail and repainting
the steel under srrucmre and existing decorative lights in dark gray and
black to match the other proposed srreetacape elements.
Several conceptual design alternatives have been developed for
monumentation and project signage. These are intended ro illustrate
a range of vertically oriented ideas to capture attention from a range
of distances. The designs utilize local limestone, painted metal and a
variety of lighting effects.
1ll'���01
iHi lllldl II'I�� k _I qll flu
3rd 5t. Onrpar NortLddx IlvuLtauf Comp pl
Project Area
4th Street Peninsula and South Ice Harbor Master Plan
3.
Regulating Plan
The Port of Dubuque Master Plan
4.
0 000 200 400 NORTH
I®
0 400 NORTH
50 Fool Pow
- 60 Fool PO w
Si it FootRO.w
Thoroughfare Plan
The Port of Dubuque Master Pian
5.
Bell Street "Parkway"
-41:11 igtt elnpait dei
Local Street
0
10
20 Feet
Street Section
The Port of Dubuque Master Plan
7.
Local Street with No Parking
i
1
Street Section
The Port of Dubuque Master Plan
8.
I
0 10 20 Feel
1 I I II SII IIS
111111111 1
0 100 200 400 NORTH
is Pub& Sidewalks and Trails
+0.+iR Semi -Public Sidewalks
Pedestrian Circulation Plan
The Port of Dubuque Master Plan
9.
Built Form Plan
The Port of Dubuque Master Plan
10.
1
IIII
II I
o 000 zoo 400 NORTH
1 1 0
0 00 200 400 NORTH
Illustrative Plan
The Port of Dubuque Master Plan
11.
•:.
URS
IgivaText
c. •
101K, ea -A tar
Aerial View Looking Southeast
The Port of Dubuque Master Plan
12.
View Looking East on 5th Street
The Port of Dubuque Master Plan
13.
View Looking North at Bell and 5th Streets
The Port of Dubuque Master Plan
14.
lier'rssissippi Rolle!
0 00200
IL\
W'
400 NORTH
Phase I Plan
The Port of Dubuque Master Plan
15.
Phasing Plan
The Port of Dubuque Master Plan
16.
IIIIIIIII
o im 20o ado NCF➢1
Overpass Fence/Pedestrian Walkway Section
Overpass Ornamental Fence Elevation Option A
eYeYeYeYeYe tYeYeYeyeYedYeYeYdYeYt cYY
eeYeYeYe. OftYeYgYeYe eYeYeYeYtYe
eYeYeYe_Y Yt l)eY<.Y<YeYeYtYteY<YeYcYcYe eY<YeYeYeYe OfOrOrY<Ye
tIlillIh1l1,1! ,11111l11ll�l I' IIIIJ'IliiiB1IIIIII'IdI14101
a „ nm!
1,1I11i'"!111 htlil111U IIun
II Ic'dllfl lll;IIIIIIIIII IIIIIIII IIIIIIIIII IIIIUI IIIIIIIitillll lllllliiitlnl iu ii l
rence / Peoestrran Walkway
Photo of Existing Overpass
Overpass Ornamental Fence Elevation Option 13
3rd Street Overpass
Pedestrian Enhancements
The Port of Dubuque Master Plan
17.
Gateway Concept Using Stairway Connections
Gateway Concepts
The Port of Dubuque Master Plan
18.
Gateway Concept Using Ramp Spirals
Existing Conditions
Proposed screen concept
Proposed translucent "scrim" with Port theme graphics, 10 ft. high +
Pre -development Site Screening Concepts
Entry Monument Concepts
Screening and Monumentation
The Port of Dubuque Master Plan
19.
Concept 1.
Concept 2. Night View
Concept 3. Kiosk Concept 3
Monumentation Concepts
The Port of Dubuque Master Plan
20.
Concept 3. Night View
Concep 4.
Illustrative Sculpture Garden Plan
Sculpture Garden Location Map
Illustrative Sculpture Garden Section/Elevation
Art Examples in Park Settings
'Art Park' Open Space Concepts
The Port of Dubuque Master Plan
21.
Port of Dubuque
DESIGN STANDARDS
Adopted March 4. 2002
III. DESIGN STANDARDS
The design standards for the Port of Dubuque have been developed
to ensure that new and existing facilities work together to create an
attractive, high quality, pedestrian -oriented urban neighborhood for
visitors, residents and workers. These standards are both prescriptive
and descriptive in nature. They prescribe specific minimum
requirements for elements such as parking lot landscaping and
signage as well as describing parameters for the design of new
buildings and the remodeling of existing buildings. A pictorial
"design vocabulary" is included to provide a set of "good" examples.
Many of these images are of facilities from the Dubuque metropolitan
area.
Failure to comply with these design standards and procedures
constitutes a violation of the Ice Harbor Urban Renewal District
Plan, adopted March 4, 2002.
Applicability
These design standards apply to the following:
• New and existing parking facilities
• New buildings and vessels
• New site development
• New public and private open space
• All sites. exclusive of their existing buildings or vessels, and
including parking. outdoor storage and perimeters
• Painting of 25% or more of existing building exterior
• Remodeling/renovation of existing building or vessel exterior
which requires a building permit (exclusive of roof repair)
• Interior remodeling/renovation of 50% or more of existing
building floor area
• Renovations of existing sites
• Expansions of existing facilities, buildings or vessels which require
a building permit
With respect to existing facilities, the intent is to tailor the application
of the standards proportionately to the degree of the change proposed.
The greater the degree of change. the greater the degree of compliance
that will be expected. Minor improvements may be made to existing
uses without costly upgrades or a complete makeover of the site.
Design Review
All property owners amUor developers shall meet with a representative
from the Cily Planning Services Department to discuss the
interpretation and application of these design standards to existing
sites and any prospective projects to which these design standards
apply.
Following this meeting, all compliance projects. improvements.
additions and new facilities including proposed parking strategy
shall be described in narrative text and illustrative engineering and
architectural drawings, including the following:
• Colored hoot and side building elevations (1/4" scale min.)
• Colored illustrative site landscape plan (1:30 scale min.)
• Dimensioned site plan (1:30 scale min.)
• Dimensioned site lighting plan (1:30 scale min.) indicating
proposed illumination patterns and light levels
• Dimensioned architectural plans, including building elevations,
cross sections, floor plans and details
• Exterior construction materials samples, including brick, stone,
glazing. windows and doors, signage materials, fencing, etc.
These application materials shall be submitted as a complete package
to the Planning Services Department. Incomplete applications will
not be processed. Applications will be reviewed by the 4th Street
Peninsula Work Group, who will provide a recommendation to the
City Manager.
Design Approval
Design approval. based on a review of the application materials
identified above, will be issued by the Cily Manager. A building
permit will not be issued by the Building Services Department until
such approval is given in writing.
The following new facilities have been subject to comprehensive
design review by the City and members of the 4th Street Peninsula
Work Group:
• National Mississippi River Museum and Aquarium
• Grand Harbor Resort and Walerpark
• Mississippi River National Education and Conference Center
These facilities forth the core of the America 1 River project and are
considered "icon projects." In many respects, they have raised the
bar and set a level of design integrity and construction quality that
are the foundation of these design standards. As such, these facilities
are exempt from the Built Foran section of these standards.
Implementation
Application of these design standards to new facilities shall be
effective as of March 4, 2002.
Application of these design standards to existing facilities shall be
effective as of March 4, 2002 and shall be implemented according
lo the following 18 month schedule'.
0-6 months Conduct property review meeting with the Planning
Services Department.
6-12 months Submit necessary plans and information describing
compliance plans and improvements to the Planning Services
Department.
12-18 months Complete necessary modifications and
improvements.
The Cily Manager may modify the schedule or application of these
standards. A property owner who is aggrieved by the City Manager's
decision may apply to the City Council for review thereof. The City
Council may then modify the schedule or the application of these
design standards.
22.
IV. BUILT FORM
Minimum First Floor Elevation
To ensure that development is built consistent with district -wide
storm water detention parameter, the minimum first floor elevation
of all new buildings and structures shall be set at an elevation of
at least 605.5 feet.
23.
Building Context and Style
New buildings should relate to the traditional buildings common
in the downtown. This can be achieved by maintaining similar
setbacks, building scale and height, cornice lines, fenestration
patterns, architectural styles and details, building materials and
colors. The prevailing building vocabularies in downtown Dubuque
are traditional "main street" style commercial structures up to four
stories; five to ten -story office buildings with ground floor commercial
uses designed in a variety of classical revival styles; mid -rise,
warehouse style manufacturing facilities; and residential row houses
up to four stories, predominantly in French and Italian revival styles.
Although new buildings may be designed in a variety of styles, they
should draw upon the design features found in existing, exemplary
downtown structures. These features are illustrated in the Design
Vocabulary in the Appendix.
Ground Floor Uses
In order to promote street life and pedestrian activity, at least 60%
of the ground floor frontage facing Bell Street and 5th Street shall
be comprised of commercial, retail, entertainment, restaurant or
business service uses.
Building Setback/ Build -to Line
New buildings shall meet the defined public sidewalk line except
for small setback areas (10-15 feet in depth) to create entry courtyards,
patios, or outdoor seating, dining and gathering areas.
New residential buildings shall be set back from the public sidewalk
line or right-of-way a minimum of 10 feet and a maximum of 20
feet to provide semi -private transition space between the public
street and the hent entry This transition space shat be landscaped.
See Sidewalk Landscaping.
Setback along sidewalk line to provide nifty court and outdoor seating area.
Building Height
Building heights shall vary based on their proximity to the water
front, with taller buildings located adjacent to the river and the
(harbor to capitalize on views and maximize land values.
Waterfront
• New buildings adjacent to the lee Harbor or Mississippi River
shall be a minimum of 3 stories (36 feet) and a maximum of 10
stories (112 feet) in height.
Non -waterfront
• In general, non -waterfront buildings shall be a minimum of 2
stories (22 feet) up to a maximum of 10 stories (112 feet) in
height.
• New freestanding restaurants and office -showroom buildings
may be of one-story construction and shall be nu less Than 22
feet in height to the top of die front and side cornice lines.
• Any new building located across Bell Street from the Education
and Conference Center shall not obscure the view of the donne
of the historic County Courthouse as viewed from inside the
central corridor of the Education and Conference Center.
Single story building with 2 story cornice height.
Ground Level Expression
In commercial, office and mixed use buildings. the ground floor
shall be distinguished from the floors above by the use of one or
more of the following elements: horizontal banding an intermediate
cornice line, a change in building materials, an awning or an arcade.
Examples of effective differentiation between ground floor and upper levels.
24.
Roof Lines
Flat roofs are the most conunon and traditional roof form. New
buildings should use Oat roofs. although gable, hip or traditional
mansard roofs are permitted.
On Rat roofs, rooftop terraces, decks and gardens are encouraged,
to provide views to the river and cityscape and improve the view
from taller, adjacent structures. Arbors or other roof top structures
may be exempt from height restrictions if they meet the following
conditions;
• A maximum height of 12 feet above the roof deck
• A setback from all building facades fronting a public street of at
least 10 feet or equal to the structure's height, if greater
• Enclosed structures shall cover no more than 20 percent of the
roof area
• Arbors or other vertical "open" structures shall cover a maximum
of 80 percent of the roof area
Rooftops developed as usable ou door space.
25.
Screening of Rooftop and Mechanical Equipment
All mechanical equipment shall he screened from street frontage
view with materials that are architecturally compatible with the
primary building facades. Screening provided by the roof structure
or by other architectural elements is preferred.
Rooftop equipment may also be screened by a smaller accent roof
or enclosure. If this structure is set back from the primary facade
a distance equal to its height, this structure may exceed the building
height limit.
Building Width
Nonresidential buildings more than 30 feet in width shall be divided
into smaller increments through articulation of the facade. This
can be achieved through a variety of techniques such as the following:
• Divisions or variations in materials (although materials should
be drawn from a common palette)
• Window bays
• Separate entrances and entry treatments or porticos
• Variation in roof lines
• Awnings
• Variations in brick or stone work
• Colonnade or arcade
Examples of rooftop equipment screening.
Large buildings effectively broken down hi smaller pedestrian scale Increments.
Facade Transparency Entries
Where commercial or office uses are located on the ground floor,
a minimum of 25 percent of the ground level facade fronting a
public street and a minimum of 20 percent of the ground level side
and rear facades shall consist of either windows or doors to allow
views into and out of the building's inferior.
A minimum of 15 percent of the front, side and rear facades of all
upper Boors of office uses shall he transparent via windows and/or
balcony doorways.
A minimum of 10 percent of the front facade of all upper floors of
rnmmerciat, retail, restaurant and entertainment uses shall be
transparent via windows and/or balcony doorways.
Effective use ofgmund level and upper level transparency:
The main entrance shall always face the primary street or street
corner with secondary entrances to the side or rear.
The main entrance of commercial, office, and mixed-use facilities
shall be placed al sidewalk grade.
V1411 defined and accessible entryways benefit visitors and business owners.
Balconies and Terraces
Upper floor balconies and terraces are encouraged to provide
opportunities for outdoor activities, providing views and enlivening
the port area.
Balconies fronting public streets may project into the public right-
of-way/sidewalk zone a maximum of 5 feet. Balcony supports such
as columns or posts are not permitted in the public right- of- way
Under no circumstances may balconies project into the travelway.
Terraces and balconies enhance public safety and enliven the streetscape.
26.
Building Materials
Buildings shall be constructed of authentic, long-lasting materials
such as concrete, wood or steel and dad in brick, stone, stucco,
and/or architectural metal. Accent materials
may
concde rete, s architecte ural
metal trim and panels, glass block, pre-cast
concrete block, or similar decorative or unique materials.
EFIS or stucco shall comprise no more than 20 percent of any
building exterior and shall be located a minimum of 3 feet above
grade to prevent discoloration from rain, snow etc.
Wood or synthetic wood lap siding may be used on residential
building types only, up to a maximum of 20 percent of the first
story and 50 percent of the upper stories.
The following building materials and building systems are prohibited:
• unadorned or painted standard concrete block
• pre -fab "tilt -up" concrete wall panels
• vinyl, aluminum or fiberglass panel and lap siding
• highly reflective or non -transparent glass
• standard, 3 -tab, 270 Ib. asphalt shingles
• manufactured metal pole -barn type facilities
Limestone and fare brick are commonly
used building materials in Dubuque.
27.
Architectural Detailing
Architectural detailing is encouraged to enliven building facades,
and to establish a human -scaled. pedestrian supportive environment.
Architectural design shall he sensitive to the massing and proportion
of adjacent structures and reflect or compliment the detailing of
surrounding buildings, such as lintels, cornice lines, balconies and
decorative brick or stone work.
Parking Structures
Parking decks and ramps shall he designed in compliance with
these design standards in order to appear compatible with and
similar to other nonresidential buildings:
• The ground floor facade abutting any public street or sidewalk
shall be designed and architecturally detailed to resemble a
commercial/office building.
• Where possible, the ground floor abutting a public street or
sidewalk should include commercial or office uses.
• The design of upper floors shall ensure that sloped flours do not
dominate the appearance of the facade.
• Windows or openings shall be provided that echo those of nearby
buildings and the Design Vocabulary:
Parking strurtum with commercial storefronts.
Accessory Structures / Buildings
Use of an accessory structure or accessory building for new nffce,
commercial service and residential facilities is prohibited These
facilities shall include a sufficient amount of storage space for the
suitable storage of such things as refuse, seasonal maintenance
equipment, special event equipment, housekeeping supplies, etc.
New freestanding restaurants, mixed use facilities which include
commercial food service or restaurants over 1,500 gross square feet
may locate their refuse containers in an accessory structure or
accessory building.
The design of the accessory structure shall be in character with the
principal building and constructed of the same quality permanent
materials as the principal building. The accessory structure shall
be located on the same lot and within close proximity to the principal
structure. Where such buildings exceed 200 square feet in area,
at least 1/3 of the building's exterior perimeter shall be landscaped
with ornamental trees and shrubs.
Existing accessory structures which do not meet these standards
shall either be removed, replaced with a suitable structure or
remodeled using the same quality materials as the principal building.
Remodeling may include but not be limited to such things as
construction of brick, stone, architectural metal or decorative CMU
walls, decorative metal gates and evergreen landscape screening.
Compatible accessory structure.
Franchise Architecture
Franchise architecture (building design that is trademarked or
identified with a particular chain or corporation and is generic in
nature) is prohibited. Franchises or national chains must follow
these guidelines and use the Design Vocabulary to create a unique
building that is supportive of the overall urban context being
established at the Port of Dubuque.
Typical franchise architecture - unacceptable.
Acceptable franchise design utilizing
contextual, commrmity-specific atria Sure.
Maintenance
All facilities, including vessels, within the Port of Dubuque shall
exhibit an exceptional standard of care and quality of appearance.
To that end, all properties (buildings, parking lots, landscaping,
etc.) shall be maintained in excellent repair at all limes including
but not limited to:
Exterior materials
Exterior paint
Windows and doors
Awnings and canopies
Roofing systems
Eaves and cornices
Chimneys
Mechanical and electrical systems
Exterior walkways
Surface or structured parking facilities
Exterior lighting
Automatic landscape irrigation systems
Trees, shrubs, flowers, lawns and mulch material
Building and site signage
Fences and screening or retaining walls
Facilities shall receive regular maintenance with replacement and
repairs budgeted and scheduled over the life of the facility.
Minor building and site repairs shall be made as soon as reasonably
possible (within maximum of 30 days) after the discovery of a
malfunction, failure or noticeable deterioration
Major building and site repairs shall be made as soon as reasonably
possible after the discovery of a malfunction, failure or noticeable
deterioration.
Unhealthy or dead landscape plantings and lawn shall be removed
as soon as reasonably possible (within maximum of 7 days) and
replaced with suitable new plant matmials at the earliest practical
time (within maximum of 9 months) based on the appropriate
season.
28.
V. PUBLIC REALM
Sidewalks and Walkways
Pedestrian accessibility and continuity shall he provided throughout
the area.
Continuous sidewalks a minimum of 5 feet wide shall be provided
along all public street frontages.
Clearly defined and lighted pedestrian walkways shall extend
between parking areas and all building entrances.
29.
Sidewalk Landscaping
Street trees shall be planted within a landscaped parkway of in tree
pits within the sidewalk area according to City standards. Sheet
trees shall be spaced between 30 and 40 feet apart.
Street trees planted within the sidewalk area shall he planted using
the latest, most advanced horticultural techniques such as `CU
Structural Soil; drip irrigation, etc.
Where buildings front the sidewalk (such as commercial, office and
mixed use facilities) planter pots, planter poxes or hanging planter
baskets shall be included and integrated into the buildings' design
to provide seasonal color and enhance the pedestrian experience.
Where present, all front yard areas shall he landscaped with trees,
shrubs, ground cover, and turf grass.
Sidewalks on Parkway Streets
Public sidewalks on parkway streets shall be a minimum of 8 feet
wide, and constructed of integrally colored concrete, scored in an
alternating band and panel arrangement and textured with both a
smooth and medium broom finish. Joints shall he troweled, not saw
cut.
As parkway streets, Bell Street and Fifth Street have an expanded
right-of-way width and serve as collector streets. This provides for
wider parkways to accommodate wider sidewalks, as well as
landscaping and streetscape furnishings.
(see cross sections of streets in Master Plan)
txy.T eRn[sn PHI -SA
Sidewalks on Local Streets
Public sidewalks on local streets shall be a minimum of 5 feet wide
and constructed of concrete. The surface shall consist of a stiff broom
finish center field surrounded by smooth steel -(roweled edge bands.
Joints shall be troweled, not saw cut.
Walkways
Walkways in parking areas, around buildings or on private properties
shall be a minimum of 4 feet wide and constructed of either colored
concrete or brick pavers. Bituminous walkways are prohibited.
r.ttA'.M e.YLOOh1 FNISH
Accessibility and Curb Ramps
All sidewalks and walkways shall meet the Americans with Disabilities
Act (ADA) standards for accessibility
eVhere curb ramps are provided, they shall comply with City standards
and shall direct pedestrian flow in a continuous manner. They shall
be constructed of integrally colored concrete, scored in a one- foot -
square grid pattern and textured in a stiff broom finish.
Erpanded full corner cu
b ramp for use at high pedestrian traffic areas.
30.
Mti
Mt_t.1.,,SIN
0.0" 1
51-0
Accessibility and Curb Ramps
All sidewalks and walkways shall meet the Americans with Disabilities
Act (ADA) standards for accessibility
eVhere curb ramps are provided, they shall comply with City standards
and shall direct pedestrian flow in a continuous manner. They shall
be constructed of integrally colored concrete, scored in a one- foot -
square grid pattern and textured in a stiff broom finish.
Erpanded full corner cu
b ramp for use at high pedestrian traffic areas.
30.
Streetscape Furnishings
Public rights-of-way within the Port of Dubuque will be designed
to provide visitors (pedestrians, bicyclists and motorists) with a
safe, convenient, comfortable and attractive environment to circulate
through and inhabit. The public streetscape will serve as an outdoor
room where social discourse and exploration combine with vehicular
access and mobility. To that end, a family of attractive, durable,
benches, litter receptacles, bike racks, directory kiosks, and light
fixtures are proposed to be located along the streets, parking areas
and parks and plazas. See Appendix for product descriptions.
Public Art
The use of public art to enliven and enrich the public and semi-
public realm is encouraged. Consideration should he given during
the site planning and project review phases to incorporating works
of public art into the overall design of a particular development
project. Proposed public art works shall be subject to the same
review and approval procedures as for other projects described
herein in these standards. See Applicability.
Outdoor Cafe Table and Chair'
Parking Lot Lighting
31.
Painted Metal Dhven Seat Bench
Litter Receptacle 1
Painted Metal Bench
Artist Carved Granite Bench
Mad Bench
Artist Cast Utility Cover
Litter Receptacle 2
Bike Parking
Bike loops for parking at least 3 bicycles shall be provided within
20 feet of the main entry of cmnmercial, mixed-use and public
buildings.
Painted bike loops
Sidewalk Lighting
Public sidewalks and private walkways shall be illuminated with
pedestrian scale light fixtures (12 feet tall). Illumination shall be
provided by metal halide lamps arranged to produce a fairly even
distribution of Tight at levels of approximately one footcandle.
See Appendix for light fixture information.
Single globe street and walkway light.
Parking Lot Lighting
AB surface parking Tots shall provide a generally even illumination
pattern with an average illumination of three to five footcandles-
ilirunination shall be accomplished with a combination of commercial
grade parking lot and pedestrian style fixtures. Pedestrian fixtures
shall be used for lighting internal parking lot walkways while parking
lot fixtures shall be employed to illuminate parking bays and drive
aisles.
The commercial grade parking lot fixtures shall be comprised of
circular "hat -box" or 'hockey puck" style luminaires in either single
or double sets, attached to 25 foot tall, tapered metal poles by
horizontal arms. Fixtures shall utilize metal halide lamps. New
light poles located within parking bays shall be mounted on 2 foot
high, limestone patterned, integrally coloied concrete bases.
Double luminaire -hatbox" parking lot
light on limestone patterned concrete base.
32.
Parking Lot Landscaping
A landscaped buffer strip at least 7 feet wide shall be provided
behveen all surface parking areas and the sidewalk or street. The
buffer strip shall consist of shade trees, low shrubs and/or perennial
flowers (3 feet hs height max.), and a decorative metal fence no
more than 4 feel high supported between decorative masonry
columns. Landscaped earth berms are not permitted and shall not
substitute for the landscape screening described above. Use of bio-
filtration methods of landscape and drainage design are encouraged.*
A landscape buffer at least 7 feet wide shall be provided along the
rear and sides of all surface parking lots. This area shall be planted
with shade trees, coniferous trees, and a continuous 4 foot tall shrub
border or hedge of deciduous and/or evergreen shrubs.
Parking bays in excess of 11 spaces in length shall he divided by
intermediate landscaped islands at intervals of 11 spaces.
For single parking bays, landscaped islands shall provide at least
one parking space of landscape area (9 x 18 feet) and shall be
planted with one ornamental/dwarf tree, low shrubs, perennial
flowers and/or ground cover/ornamental grasses (3 feet in height
max ).
For double parking bays, both the end landscaped islands and the
intermediate landscaped islands shall provide a double parking
space of landscape area (9 x 36 feet) and shall be planted with one
shade tree or two ornamental/dwarf trees, low shrubs. perennial
flowers and/or ground cover/ornamental grasses (3 feet in height
max.).
All new parking lot landscaping
shall comply with City standards,
be mulched to a depth of 4 inches
with a high quality, finely
shredded hardwood mulch and
shall be watered by an
automatic, underground
irrigation system.
See Appendix.
33.
Surface Parking
Off-street parking lots shall be designed and constructed utilizing
civil engineering "best practices." At a minimum, surface lots shall
be paved with asphaltic concrete over a compacted aggregate base
with edges and planting islands defined by concrete curb and gutter
and parking spaces defined with painted striping. Parking on gravel,
dirt or unreinforced turf is prohibited.
Off-street parking shag be located to the rear andr'or side of buildings
Front -yard parking is permissible only along a maximum of 20
percent of the total site frontage.
When parking or parking access must be located in the front yard,
a landscaped buffer shall be provided. See Parking Lot Landscaping.
mples of well landscaped parking areas.
Off -Street Parking Requirements
The intent of this section is to provide flexibility in the determination
of the number of off-street parking spaces required to meet the
minimum needs of each proposed building or use while taking into
account the efficiencies inherent in the differing peak demand
requirements of these uses and the overall sharing of parking facilities
between uses. Furthermore, it shall be understood that there are
existing shared parking agreements In place which may require
amending in order to accommodate and facilitate the addition of
new buildings and uses.
The number of off -sheet parking spaces required for each building
or use shall be determined through the design review process for
each individual project.
Refuse
Outdoor placement of freestanding dumpsters or recuse containers
is prohibited. Refuse shall be securely stored and enclosed as part
of the principal structure, and contained and disposed of in
accordance with applicable state, county and city health, safety and
environmental codes. Use of sealed compactors is encouraged.
Where food service/restaurant kitchen refuse storage is not
accommodated as part of the principal building, refuse storage is
permissible in an accessory storage enclosure. See Accessory
Structures/Buildings.
..
LANDSCAPED
w"n P�
0006.E BAY
Ma FP I2111
IP
Example of adequate parking 10 landscape layout.
Decorative fence between public sidewalk and parking.
Fences and Screen Walls
All fencing and screen walls shall be designed to incorporate
intermediate structural components in order to avoid a "front' and
"hack" side. Fencing and screen walls shall be attractive from all
views.
Residential Uses
Fencing placed in front yard areas between the sidewalk and the
building shall be tip to 42 inches in height. The following materials
are acceptable in hunt yard locations:
Painted architectural metals, including heavy gauge metal mesh
in a square or rectangular configuration, with a painted metal
Frame.
Fencing may be mounted on decorative masonry wall of Krick,
stone, or architectural precast concrete units. Total height of
wall and fence shall not exceed 42 inches. Masonry walls shall
be of durable, permanent construction. Dry -laid or stacked
construction is not permissible.
Unacceptable materials for front yard residential uses include:
• Wood fencing of any kind.
• Chain link fencing.
• Fiberglass or plastic pickets or panels.
Rear or side yard areas may have privacy fencing up to 6 feet in
height.
Acceptable materials for rear and side yard residential uses include:
• Solid wood board panels of rot -proof lumber such as cedar, teak,
or treated pine. Decorative wood lattice may occupy the top
portion of the fence up to a maximum of 18 inches.
• Painted wood or plastic picker fencing.
• Any of the acceptable front yard fence and/or wall materials.
Unacceptable materials for rear and side yard residential uses include:
• Chain link fencing.
• Fiberglass or plastic panels.
• Plywood or chip board panels.
• Corrugated or sheet metal panels.
Office and Commercial Uses
Decorative fencing for office and commercial uses in areas facing
the primary street such as entry courtyards or outdoor seating
areas, may be located between the building and the sidewalk.
Fencing in these areas shall be limited to the following:
• Painted architectural metals, including heavy gauge metal mesh
in a square or rectangular configuration, with a painted steel
frame.
• Fencing may be mounted on decorative masonry wall of brick,
stone, or architectural precast concrete units. Total height of
wall and fence shall not exceed 42 inches- Masonry walls shall
he of durable, permanent construction. Dry -laid or stacked
construction is not permissible.
Unacceptable materials for front areas of office and commercial uses
include:
• Wond fencing of any kind
• Chain link fencing.
• Fiberglass or plastic pickets or panels.
• Corrugated or sheet metal panels.
Commercial or olllre fencing examples.
T'
Residential fencing examples.
Pre -Development Temporary Fencing
Existing uses that require screening for outdoor storage and
mechanical equipment shall be a minimum of 8 feet in height, with
a maximum height of 10 feet. Acceptable materials include:
• Solid wood panels - painted or stained and sealed.
• Fabric (See Appendix for product listing).
Unacceptable materials for temporary screening include:
• Chain link fence.
• Fiberglass or plastic panels-
• Corrugated or sheet metal panels.
See Parking Lot Landscaping for fencing in parking lot areas.
Outdoor Storage
Outdoor storage of any kind including vehicles, raw materials, etc.
is prohibited. Seasonal equipment, supplies, etc shall be either
stored within each facility or within a permanent accessory structure.
See Accessory Structures/Buildings.
Outdoor Audio
Music, public address announcements and other forms of outdoor
audio are discouraged. Sound shall be contained within the site
boundaries. Outdoor music or other forms of outdoor audio
associated with special events shall be controlled by the City's
regulations for special events.
Newspaper Boxes
Newspaper dispensing units shall be clustered in small groups
(2 or 3) and be ground -mounted, not chained or strapped to other
streetscape elements.
Vending Machines
Outdoor placement of vending machines including but not limited
to beverages and snacks is prohibited. Vending machines shall be
located indoors.
34.
Signs
Building and vessel signs shall be architecturally compatible with
the style, composition, materials, colors and details of the building
or vessel. Signs shall be an integral part of the building and site
design.
A comprehensive sign program shall be developed for buildings
or vessels which house more than one business. Signs shall be
compatible with one another. No more than two types of signs
shall be used on a single building facade or vessel (i.e. wall signs,
projecting signs, awning signs).
Sign Location: Wall signs on commercial or mixed-use storefront -
type buildings shall be placed within a "sign band" immediately
above the storefront display windows or entryway. Wall signs on
other building types shall be placed where they do not obscure
architectural features.
Sign Materials: Sign materials shall be consistent or compatible
with the construction materials and arddtectmal style of the building
facade on which they are to be displayed. Neon signs are pemassible
for display windows.
Sign Illumination: Both internal and external illumination of signs,
except for awnings, is permissible.
35.
The following sign types are prohibited:
Pole or pylon signs
Billboards
Internally illuminated awnings
Flashing and rotating signs
Portable signs
Search lights
Audible or musical signs
Roof signs
The following sign types are permissible:
• Non -illuminated awning signs
• Canopy or marquee signs
• Wall signs
• Projecting signs
• Window signs
• Freestanding ground/monument signs
• Freestanding non -flashing, electronic information or
message signs'
"Limited to public and institutional uses such as a conference center
or museum if incorporated into an overall facility identity sign.
Well -coordinated wall and awning signs.
Projecting Signs:
Maximum dimensions for projecting signs: 9 square feet, with a
clearance of at least 8 feet from ground level, projecting no more
than 3 feet from the side of the building. Maximum: 1 per business.
Window Signs:
Window signs shall cover no more than 10 percent of the
window area.
Directional Signs:
Directional signs shall be limited to 6 SF per sign and allowed as
needed subject to the overall review and approval of a
comprehensive sign program.
Freestanding Ground/Monument Signs:
Freestanding ground/monument signs shall he limited to use by
commercial and institutional establishments such as hotels,
restaurants, gas stations, museums, etc. Sign design materials,
colors and detailing shall be similar to those of the principal building.
Maximum dimensions for ground/monument signs:
Maximum height.: 20 feet
Maximum structure area any one side: 135 SF
Maximum structure total area all sides: 460 SF
Maximum sign area any one side: 75 SF
Maximum total (aggregate) sign area per premises: 250 SF
Maximum number: 1 sign per premises
Electronic Message Signs:
Maximum number: 1 sign per facility.
Maximum sign size: 75 SF
Wall Signs:
Commercial/retail wall signs:
Maximum sign area per use or occupant: 50 SF
Maximum number: 1 sign per business
Maximum aggregate sign area per premises or building
Wall signs shall he limited to no more than 3 colors
Vessel Signs:
Maximum sign area: 10% of vessel area or 500 aggregate SF
whichever is less.
Maximum number: No limit, up to aggregate area per vessel.
100 SF Vessel area shall be calculated as length times height of vessel.
Height of vessel shall be defined as the mean waterline to the top
of the upper deck not including the pilot house.
Note: Required US Coast Guard vessel names are excluded from
these requirements.
Restaurant, nightclub or entertainment facility wall signs:
Maximum sign area per use: 100 SF
Maximum number: No limit, up to aggregate area per premises
Maximum aggregate sign area per premises or building: 400 SF
Hotel, gaming and institutional or public building wall signs:
Maximum sign area per use: 250 SF
Maximum number: No limit, up to aggregate area per premises
Maximum aggregate sign area per premises or building: 500 SF
Cinema and theater signs:
Marquee sign: maximum 3 sides, maximum 300 SF of changeable
information area plus 150 SF identity signs for a maximum
aggregate area of 450 SF
Maximum size of wall sign: 32 SF
Maximum aggregate sign area for all wall signs per premises
(not including marquee): 64 SF
36.
GLOSSARY
Accessory Building:
A subordinate building, located on the same lot as the main
building, or a portion of the main building, the use of which is
clearly incidental to and customarily found in connection with
the main building or principal use of the land.
Arbor:
A rooftop or garden structure which provides shade.
Arcade:
A roofed passageway, usually with shops on one or both sides.
Building Frontage:
The front facade of a building, typically abutting the sidewalk.
Cornice:
Any projecting ornamental moulding along the lop of a building
or wall.
Eaves:
The underpart of a sloping roof overhanging a wall.
EFIS (Exterior Finish Insulation System):
A coating of cementitious, stucco -tike material over rigid insulation.
Entertainment Facility:
A business engaged in the provision of legal activities or
performances for the enjoyment of the public.
Franchise Architecture:
Building design That is trademarked or identified with a particular
chain or corporation and is generic in nature.
Infill Building:
A new building sited within an established neighborhood, often
between two existing buildings.
isjtitifejtjtrjj
37.
New Building:
In addition to actual new buildings, the term "new building"
shall include any expansion of an existing building that equals
or exceeds 50 percent of the original building's Boor area and
shall also include buildings which are the subject of substantial
material and comprehensive renovation.
Parapet:
A low, decorative wall or railing along the edge of a roof.
Gable Roof:
A pitched roof with a central ridge line and vertical wall ends.
Gambrel Roof:
A roof with a double pitch terminating in a small gable at the
ridge.
Hip Roof:
A pitched roof with sloped instead of vertical ends.
Mansard Roof:
A pitched roof having a double slope, the lower pitch being
longer and steeper than the upper.
Office/Showroom:
A product display or showroom facility with two primary uses:
office and showroom/display space. Storage. light assembly or
shipping and receiving may occupy no more than 20% and office
use may occupy nu more than 75% of the facility's gross floor
area.
Primary Facade:
Thefarade fronting a public street. In the case of corner buildings,
the primary facade fronts the highest classification of street.
Renovation:
1) Any exterior remodeling and/or site alteration of 25% or more
of any existing vessel, commercial, office, multifamily or
institutional building or structure; or 2) any exterior remodeling
that clearly alters the appearance of such a building of structure,
including change in exterior paint color or material; or 3) any
interior remodeling of 50% or more of existing building floor
area.
Service Commercial:
Commercial uses that are primarily oriented to service rather
than retail sales. such as barbers, photocopying, photo
development, dry cleaners, shoe repair, etc.
Sidewalk Line:
The outer edge of the sidewalk. where the front facade of a
storefront building is typically located,
Storefront Building:
A commercial building located at the sidewalk line, with display
windows and principal entry on the ground floor facing the
sidewalk. Storefront buildings typically include traditional
elements such as a sign band above the storefront. a transom, a
recessed entry and a kickplate as a base to the storefront.
Streetscape:
The public right-of-way, from building face to building face,
occupied by the street, parkway sidewalk and pedestrian amenities
such as lighting, benches, bike racks, etc.
Urban
Context
Building
Massing &
Proportion
Materials
& Color
Building
ornamen
& Detail
gn Vocabulary
tM
Entries
Windows
Building
Signs &
Awnings
Site
Signs
ign Vocabulary
Street &
Sidewalk
Streetscape
Elements
Streetscape
Elements
Transit
Facilities
igu Vocabulary
Parking
Parking
Open Space
Open Space
n Vocabulary
Parking Lot Landscape Concept
URBAN TOLERANT SHADE
TREES
NATIVE GRASSES, SEDGES
& WILDFLOWERS
COLORED CONCRETE EDGE,
3' WIDTH
DIRECTION OF
SURFACE DRAINAGE
MIN. 2' WELL DRAINED,
COURSE PLANTING SOIL
12" SAND BED*
FILTER FABRIC
8" PEA GRAVEL LAYER*
CORRUGATED -
PERFORATED
DRAIN TILE
TO STORM SEWER
* All dimensions are approximate, final design shall be based on design
storm event and existing subsurface soil characteristics
CONCEPTUAL DESIGN OF VEGETATIVE SWALE FOR PARKING AREAS
BUTTERFLY WEED
LIATRUS
MARSHALL SEEDLESS ASH
INDIAN GRASS
BLACKEYED SUSAN
SWALE CONSTRUCTION
� M
VEGETATIVE SWALE
VEGETATIVE SWALE
u
~
::l
~
'"
c
:c
~
'2
~
~
...
u
CL
~
U
~
u
U
U
~
u
Ul
-58
~.~ -g
~.se ~
.......=--<1.>
.E ~ ~.
~'=:d"'.~
o"g ~ EU
Q.l.$l8.El;!
-= ~ Q.,~-
~~o.'Q
..Q;;:.S!-::l_
1l = ~ ~ ~
~~."'~~
~~~~ ~
~: goT-
Q.'- 0 -= '"
e! ~'c'~~
:.: ~ "'~'S:
ti ~ 2;a ~
.g.::::tig.:=!
Kg~~:
0"'::10<1.'
.SOil;; ~ e-
3:;:1"'.:3::5
.EQ~'E'"
:E'O~-='~
1!-g~E ~
1-~=5lc.
s
= .
E=
.'"'
~g
" N
}l~
-",a
0-
74~
U .'
, 0
:E~
.""
~~
..s:!~
~-o
so
<0.::1
M~
"oSoo
3~~
::S~~
s~...:.
i'l~
~gg
-..g 800
E-ClCl,j
'* ~ 5
U''''
"'~
~
'"
o
.
;<
'"
<'
_6"'
~E~
.~C3S:
:;J~"'I"
00_
U'
u::i....c
~"8.S!
~&~
..;~ ::
~~~
..a~1l
~ ~E
",.-
~e~
~~.2
t:B~
]a-2
"'aJJV
-i.g~
"'t;l~E-
~~~
~-;;;Q.>
...::s::a
00'
>.;::=~
..:!l.8~M
u...,<eo
,,'
O~
'-''''I''
~~
>-
ON
..~
06
=oo
000
c.'3...
,0
" 0
~'"
"~
0..
~~
-0
00
~~
:~ ~
,;;:j
g~
~~
o
i,.;;"
.. .
'"
"'.
u~
~"S!
u~
'.-
<:;::2
o ,
"'8
-ON
. .
..:<:c
w'"
.-
",'
",'"
",,,;
e E
00
",""
~~
oil.
, ~
.c"'C
'-' =
o'
.-'
"'~
-'
.0
.~
~"
0-00
~5~
go.";l
>0_
_::::N
.z:!Q<n
~c.'38
~aO~
~] ~
._' 0
.N'"
~~~
'"
,S
o
1<....
~::;:
:90
. 0
, N
. .
0=
. .
0.;;;
~~.
.~ ~
~&
o.
"..
]~
".
~-o
~j
, 0
.. ~
-"';In
..N
_ 0 '
~~-
"''-N
-.~
"-0,
B~g
&:o.~
ki~L~
::::og
;:jc.'3;;:
o
.~ .~
...
...
~ 8"8
:5l "'~
.= g :g'>,~1!
:c.- ~ ~.- '"
..o~:S~
15 s: ~ :;-5]
~ ~ a a.~ ::
;;; ;;; 13 ;-E &.
UU-.-.VlV'l
-0
E ~
~ ~~ ~
",]~~BQ
~;Q~~[;'~'=
"'..0 l<':: l:':';
c.'3~J;a,;:;3~
'0
~
u
~
::l
u
c
~
;;:
"
u
"
c
u
E
E
o
u
U
'"
.
~ .~
~ :E-l::
'S ~ ~
~ OJ a
t ~~ ~-",
O:='22j :g';
)("'",=-0
1il"3<='>1lt
.;:~~J:~
.
-a
.
::;: .
~ ~
-.:::~
~,~ ~=
SI'Q.o~
~.2 ~~ ~
e=:~iil~::E
>-
.c
CL
~
~
'"
,E
:c
iii
a-J ..s:
B;::9~
= 8'1.'l
EC3";:
~~a:i
.e'~'E C3
~eJSg
o-=s;:
"'ce::'
~<I.l<uN
gSEg
._ <u e:: '
;:; =1)0-
. ~'S!:2
8s.5-:.;
f5'5~"6
;:.:....0 3 3
C .. 0 0
ft%uu .
6 ~ ~;; ~
0e:a:=l=
.s~ g-g.g
~~~~8
.5 ~:E:2 g
~~g-E E
t:::;:: E E ~
"'..;:: ,_ 0 ...
1'Q1'l:l"'O..:::$
.
.
.
-0
'8
o
oJ'!
...
."
u' is
~ ~ c.
~'5~:s.~
:= '" <<i '" C3
""~:c 1il...c
'c c <'ll:;: So
~8~~~
"*c;>"* ~ S
-00 .
~o~....~
~ 0::9 ~ 0
-1l~>0
G~-=~~
~.:.:.-=o.gB
5 ~;; g 1ilJJ
Vi=.:aVi::E:$
~ gf~
-:';~'5.
$~~ ~
~C3't ::::
.-.......... g,'.,
"Ea-J';<t:
e~;e<;;
l:lo. e ~ ~ ~
g=~8i;
o CoO cO
N s.~,g t'
~%og~~
<u~.-e""'t!
~S:;l.!3!;!
o]J~~8
.g~..!::c<t:
o ;..;!::::.=u
u '" g~.Q.,
1312 2 ~::;;
._ .... Il>
~]~~:M
O";,,,CCN
""'~.. C 0....,
.!3ceo;:;..!::r-;
0'- a~.E~
~Et;.~~~
.5 ~-= ~'a-
::EO"~ ~~:2
c
U
~
.s
.
Ji
o
-=
o
~.51
iU"
->
"0
EO
~~
.-
","
~::;:
j!j
,~8
~2
"',,;
"Q=
.0
>..
" 0
~ ~
_0
.E~
<"a
i:'
U
.
-5
.s
.
~
s
'"
.
~.
o
iU':
-a~
~g
"~
~=
. .
>::;:
8E
~
;::0
.. ~
'52
g,~-
.='0
-..
. .
. .
~ 0
o
~~
<'0
"
"Q~ -"1i
"':20
";:....0.
5~<.n
S:::N
=0-
e~M .
~ .....,.:::
E-o.::l
-g ~ ~.E
:;l'- 0.'"
e.=.!3 B
, E <'ll0lJ
~: =.:::
......- 0 '0
.... ;l:"Q 0
= Il> '" ....
..._ Il> C
o~.::: '"
~V)Il>-
'iUN~~
B~.ge
i=iu...r-
i.L. .0_
:c~~~
.!:fl;.s;2
.....H':> "'_~
osg-~
~.~.i E
e::"'1l>1l>
~.~;gj
~.2:t&.
~~
-.0""
~o
t-;"~
~~
8~
M,;
3:E
~.f
.g~
- .
o ~
~]
" .
~..
~~
>'0
o:~
, .
-=~~
~ &.~
~8N
~e~
~~.a6
]~~
.~]]
Q.,...Q.,
-g
"
E
~
$'
~
~
~
~
:l~
~-
~9
OM
E~
<.co
",0
2!~
JS13
, ~
li"'-
E-i
~u
GB"
:c~
~z
. ,
"'0
"Q~
o.
@:t
.
~ ~
"=
.'.
gf~
'2 ;;::
.-
...:.a
~~
;~
" 0
>l-o
00
~;;
"'"
,8.~
-O~
~.s
~~
~~
.M
.o~
-0>
_0
S;l:
.,;1\,
~;
~i
i:~
. ~
. 'Ej
;;i ~ s
"_s 'E "'~ .Q
0,) <u .;; as'.5j.S
$~~_~.g","I~ '2"'C~
- c ~~ ~ "6il-:::l.S!':;
~ ....2e:: ~~~ ~ .. 5b-S
o~<u"'-tl"'::""" ':;:;05
~s-:~e-;-a.::a .~';'~.E""
'",.~ 5 s.g~':.f!l:c!:a ~ e ~
3S: :~.~~ ~~~~ a-J':=:
..= ~EE 0.<;..0 a~ >-,-o~ 8.-
';:<<<~="::::E s:~e=:~~
.
~ Vi <"J :
~...<* ~~....~ -g
~ .E:!"Qar~.s ~J5 ~ ~
=::<B~s:i~ .Q.,-:::It::~~
~"9~~..:!ac~9 <r:
\::: ~.:::~~ Il> 5.cQ";;j~!.l.l C:'~ C
?: e ~t:: ~~;;.cQ~~~1:9
~~i~Z.9.~~Jl~~~8c3
'"
c
'ij
c
u
...
i:'
~
~
o
CL
E
u
...
u
C
u
E
CL
o
;;
>
u
c
.
u
~
0.
~..,~
~<5"'8
;:;;d: ~
..s.s~0,)
~;g~~~,
u 2 e c;';:;
.., ~ o.cu
.s~~.g~
>,1::'- 0,)....
.0: ~:'O
al...o' c<a
~-";;j '" ~
~g..~~
~.; ~~;;-
d...<.....C"'O
S.~;a ~ a
~ ~~.~.f
,)!l"= a:l-o >
~ ..:s- ~
-6 a~ g.~
~~~:::
~;j Il> 0 ~
.50 ~ ~..,
~o]~:g
==1:"~.a ~
.s~ ~'S;.e
~,s.~~ g,
,;;
=
~
"
o
.,-
.~
e;
:t
~ <u
::: :::
Q. Q
~ ~ ~
S B .~
u 0 ~
b ~1 ~~ ~
O'l O"'~ :::''E.p
::t ~ 1il. o~:S
_ 0....* 0 <l.>
; ~=!~ ~~ f,2:::
~, oig~ ~ . t;j ~ ~d!;
~~.;d-t'~-~.u]~ .sg
]~~~!;;+j~~<;;;:; Et-;"
~a'i.~.s~ ~ ~~~ "ai~[:::
.. <"J CO !>O_.....U= "I :::_00
~:"'-o s.~ "I:I:B-g'E == ~ iU
a~.E:!;;-.= a i::.~ ~z.9 8'5
~.c 8:':;~'~'~ ~ E ~]....i:
~"Eu:.~:::! a~::! ::-~'E.]z
:E~~;i:~P::i~8;':;:~~~:E
"
o
~
-1j~
>~
8.~
8~
'0'1
2;8
~
",..
O.
'5~
g-~
~
.sg
:g~
~ ~
~-
. .
NO::cO.
~~
~
. .
~~
2i]
- .
;:::J......
'0 ~
.so
1:~~
.2]~
~,g ~
..'- '"
8~~
.-~
o'
~oe
o ..~
'~ ~o
'~-;;O'l
a~~<t:
3:~L..;;
. ....."'0
.._ OM
:C:f:!l:-
'!:P:i~~
-;.-~......
<<:!.....Q.,N
]~~::3
~g~
~-Q:;~
];*5
'a::.~]...c'
~.:: ~'a
u=; a!;!t:
CD
::l
C"
::l
..c
::l
C
-
o
>.
-
U
C Ii ;)
~ l: E
CD u:: ~
> ll.
",'"
ea .5 ~
0."C ....
'(3 ; 0
c:_'"
;:: ltJI \IJ
~ -; c
0':;
...
o
Cii 0
" ,,'"
:; := ~
_0",
.E !2
~
;::
.....
o
o
N
.
U>
o
o
N
~
..
CD
)0-
n;
"
III
u:
..
0.
U
c:
'"
ll.
Cl",
- c: 0
CD::s=
=cN
g l! ""'~
i:.!!>'
a. = "5
0'"
...
o
c;
~5i
oJ.
!2
~
;::
CD ...
o
o
N
N
00
N N
00
00
00
trJ"ll')-
...'"
N ...
",.
0'"
",-0)
co.- o.
0"0')'
NO) CD
'"
o
o
o
.0
-
~
0000
0000
0000
l.()" O' lr'j o.
'" "'...
N ...
r-C""J-.:tco
~808~
NNNNN
o
o
o
0"
...
"'-
'"
o
o
o
.0
<0
....
00
00
00
10- 14i
NO)
<0 '"
. N.
N
00
N N
o li"Jr-Nr-COC:O
NNNNNNNN
00000000
NNNNNNNN
00
00
00
ci In-
... '"
0'"
'<:t'-r--j
000
000
000
0.6 t6
"'_0
co ~ co.
'"
CD '"
<0'"
"'. -
;:;; ~-
o
o
o
",.
'"
'"
00
00
00.
"'.0
'" 0
o. ...
o
o
o
0"
<0
'"
00000
00000
0.0_0.00
000 l.O-o'
CDl.OCOCOO
coco'<:t'COal
C'f)-<<J-N- -
o
o
o.
'"
'"
"'.
N
00
00
00
i,()'6
'" '"
'" ....
'"
'"
....
'"
NCOl.OI,()OC"')N
cnC'\lCO':lOO'lOID
O).co.cc o.co C"') '<:t'
'oq' co. N -.:r- o. co'
""""'CO(")COl.OM
- -
N
...
o
",.
N
~
'"
'"
'"
a;
- '"
-
o
o
o
0"
'"
-
0000
0000
0000
60.0.0.
a:),..... N....
N ~
III
III
CD
C
'C
CD
-
..c
CD
'C
C
'C
CD
'C
C
o
lD
-
o
~
..
E
E
::l
en
c
~ l:
00: lID
E $!.
<
-
.. "
0; ! di
Z " a:
:s
" "
-:; '0 ;:
o $!.
000000
000000
0000.0_0
66600LJi
(OCDO<OOO
("')(Ol.()<<lO.....
M"m-NO....-M-
0000
0000
0000.
In" 1.0- 1/')" 0
"<t'C'JOC:O
co. co co .-
...--N" "'If-
o
o
o
0"
~
'"
0000
0000
0000
0"1/')- o. ID-
l.OQ),......N
r-Q)NIO
.-- N-"'; ~i
00000
00000
00000
0.0-1/)" a:i rrJ-
<o:rCDCDNL()
o
o
o
",.
'"
'"
ri
000
000
000
0"6ci
_00
">c,, '"
NO .....:
'" <0
~99~
ci ri
M gg_
99
0000
0000
0000.
ci66l.O
""0 eo;::
..... ''It -.::r ...
NO :;
000
000
000
0.0.0.
-00
"'''''''
NO....-
0000:5
ggggo.
o-o-cici~
~~~~~
. . '"
"'...
:Ji!.?f!.#.#.?ft.#.?ft?ft.?ft?ft.?ft?ft.?fl.
OON cor--.o NOr---r--.LO
OL()Q)L()"'ltCOL()NO)"'ltL()L()<O
ONCONM_I'-"'lt<"1NaJN<O
CO COf'o-r--:CONNo) 0)00
lrilri"li~"'ltM~..:r"'lt~M~-<i
OO_NNNML()~L()CO(Q~~ ~b
9990090000000~~~~~
r--- ~ ~ ~ ~ ~ ~ N N N ~ ~ c ~ ~
~09~9NO - ooo~e~~~
.~ N MN ~~~~~mrommm
00__00 ooooo~~~~~
~
o
U
'"
:;;
0>
c:
'"
:r:
.:.
t::
o
~ .g-tiu
c <( ~ Q)
o - '0"0'
m a. a.c: a:
.2 ~ ~ Iii Q;
-; a:: a: .~ .2-
(ijdia::a::(ij
:o~eUJIn~
OU5U5-~-~U5
C; J:: "E .~ .~ .s
I.. ,:: :.c E E m
~U::f-<(<(::E
"
C)
~
c
"
..
..
W
N C"') t"') o::r 1.0
m~
00
'"
0.
E
..
a:
u;
E
:i:
f-
a; ~""
~ '" .r:
o In en Q) X'::
f-ce:o~U::
liiE~~CO
ca Q) Q) CO a In
"=>>>~Zc
>oo~c:o
~ 0.0.0 at:
~.s.E.~.~~
Cliia;~~"O
.Cii--xx~
::E~~UJUJg
:;;EES:S:~
rn 0 o~S::?';
S:u;u;ooa:
cocor--.r-...ro
c:
.!<
ii
'"
"
..
"
o
<5
...J
0>
c:
en :g
" '"
lD en en a.
Eecm
lD 41 11l In
> E E:r: E
e CD Q) ~ 11l
a.>> E
EOOU Q;
- o.o.e: ~~
0...5.E~~...
~ Iii Iii ~ E ~
a::roCtiUJ;:'U
:?3:3:g>a;~
:.;: E E:.;: 3: .S:!
--;;:;; 0 0 --;;:;; CD CO
~U5ii5~Cii~
O)tO<OO-N
-
-133-
'"
c:
o
.u;
c:
"
X
w~
.. "
.~ fI) 0
oc.tr:l
2: " "
Q) E oS
m ~ (Q
a:: e.9
0.-
EC5
Ee
$ "
~~
"'C)
~ J!
~~
'"
.
c
~
~
0>
c:
.
"
,.
.Q
'"
o
is ~
. 1;
-: ,~ vi
~ ~ ~
~ ~ ~
(Q (Q :u
" '" .
t: ~ :l
~ ~ ~ g'
C;;< <( )( ~
l: '- a ~ [
:a oS <(
c: 0 ~ c::: ;
.;! 8 (Q Q -=
~~.~. i vi
:;
5 ~ Ja ~ ~
:e ~ ~ ~ i
&. I'IJ Q <( .2
f~ ~ ~ vi;
i! ~ ~~~!
2:!:!: &i v ~ .!! ~
:l I- > :l IV "C ~
~i ~ ~~5u..
00 ~ ~u...Q~rn
Ole E f=8iv
~~ ~ .~~~o~
,;'0>0 Eu,-e<(
:u.c ~ i5 .8 ~ c:
~~ ~~ !!i~~
>->o.cv ::l~zi:
u.. .c rn > l: U "C '- rn
.E"C~e2!a)~~;'-'~
"C~l:Eu...::l~r::O~
~~:gd,}f=5:u.~g~~
~i~[!~j~~~~
~~O.S~.;S~~-:.~
-;~~~8~~~~i~
~~&..a~~:b~o~~
~~I~~~~ig[~
~"E~t::~~~~~5 E
~M,-lf"C:UrnCii:E~
~~11~~i~g~~
"?,ggll.e~:U ~o-.~~:! a!
.... ~ 01 u ili '- _ r.c .1:'11 .5!
ti (,Q l: .. ~ :: Co u; Q;I :::
IG ll:i 'S ~ 'O'"C E ::l a: ~
~~~ii:a.i'~].,j~:X
EO;;;.eIl Gi E ili cP -g & g,
e ~ 0 rs ~ .1:'11 :: .::l ~
rnO.;::Ci5EEg uS~
~~~~.~~~~l~2' 16
u; r.? .s: '- ~ ~ '- ~..S! C3 s:
oS t: ~ oS oS ,g ..e ,g ~ oS oS 2 ~ ..9
Q;I.Q~~~Q.l~~<V~~~Q.l
::I -;; l: .::l .::l .::l ::l ::l ::l ::l .::l .::l ::I
'" t: 1:'11 ell ell ell UJ rn rn UJ rn <Il <Il
.!! :.c c: .~ ..1:2 ..!! ..1:2 ..1:2 ..1:2 ..!! ..!! ..1:2 .22
o~~ooooooo
Cf.I C) u !f. c::i (!) 0 cj c::i c::i (j
W
f-
o
Z
00
00
00.
.",
0",
"'",
... .
.0
"'...
o
o
o
<0.
'"
"'.
o
~
c:
o
>
~
"-
i=
~
C
~
"
o
_ N
i:") -.r It:I (0 I"- g:)
'"
UJ
-
C
<V
E
~
u
('Ij
-
-
c:{
o 00
c::i r.? CD
~ ;: ~
.,
o
o
....
>
"-
o
.Q
.~
c
o
E
,.
'"
c-
o
"
.,
~
.
oi
o
o
N
>
"-
o
.Q
.~
c
o
E
~ ~
~ c-
~ ~
oS! ~
o 0
~ .
= z
,..:-8
g ~
.... ~
g ~
~ .2
~
o
'"
J5
o
'"
c
~
~ ,...:
C 0
C 0
.. ....
is. c:
"5 .
c: ~
g> e
.~ ;
~ <V
" 2
e ~
Co
~ "0
c c:
~ 0>
> c:
~ .~
:u e
m 0
~ e
,.
.Q ~
a) ~ E
~ ~ ~
C " >
~ ~ ~
~ E Cii
"- .. ~
j:: C'l Q;I
" .
i Q. ~
o c: '"
e .2 ~
~ ~ ~
Q 15 .c
. .
" is
~ 'iii
c
o
x
o
..
o
C
~
E
o
>
o
is.
.5
E
o
;;
>-
o
-
o
~
o
'"
-
o
1;
o
" ~
>- .0
.Q >
'" ~
~ .
~ 0
u a:
~
.Q ..
-2 ~
o ~
E 0
g! u
~ E-
.s ~
2:' ~
o
~
~
'"
o
~
.
.~
o
'"
;2
'0 "
-;; ..
- c E
..
.. u: '"
> ..
a.
"'....
-;; c '"
,- '"
C. '0....
'<; = ",'
= :l ..,
'c w ..
a. 'S =
0 "
..,
....
co
- ;;;
w .. ..,
.. ;;;
- "
.. Q J.
E !2
-
;::
..... ....
C) !2
C) -;; co
'" C. ..,
, u .. ;;;
CD "
C) = Q J.
C) ;: !2
'" a. -
~ ;::
CO
Gl
~
CO "'..
<.l
OJ -=co
l"lI:;;a
Gl Ii: .E-CN
U I'll "t"""
::l = -
cr OJ - .. '"
- --
::l OJ a. " "
.., Gl 0 ..,
::l C
C 't:l
..
... -
0 .., "
,., Gl ..
't:l " "
:= 0 -
-= 0 ..
(.) E .!!!
't:l <(
Gl
't:l
C
0 -
III .. ..
;; ..
... - -;;
0 z ..
E a::
~
co
E
E .. ..
::l ';;j - "
en 0 ..
Q ..!!
0 - - N .o .o <0 N
- - - -
'" 0 0 0 0 '" 0 0
N N N N N N N N
'" 0 .... <0 ... .... '" 0 - - .... .... '"
0 0 '" - <0 N '" '" '" '" '" ....
0 0 .... .... .... 0 '" '" '" ... .o .o 0
0' 0' .o' ..... 0' ",' ai ",' ..... ..... ,.: ..,:
N N '" '" '" N '" .o <0 N '" '" '"
.... .... '" "'. - .., "'. - N N .o.
N <'i ...
...
0 0 '" '" '" 0 0 0 ... ... 00 0
.... .... '" '" '" '" .o '" <0 .o N N ...
'" '" <0 <0 '" N '" N. .... <0 <0 ...
<'i ",' ..... ai .0 o' ",' .... ... ",' ai .....
... ... N - '" - - <0 - '" N
- N N 0
N'
0 0 N ... <0 '" .o .o <0 - - - N
0 0 0 <0 '" .... .o '" '" '" .o .o '"
0 0 .... "'. N '" ... '" .... '" '" Q) N
O' 0' 0 - ",' 0' ",' 0' N M o' 0' 0'
N N 0 ... '" - ... '" _0 ... ... .o
N N - N ... '" <0
N'
00 '" 0 0 '" - '" .... N
00 '" '" <0 0 '" .... ... N
00 0 .... ... 0 ... "'. '"
0.6 <0' ",' ..,: o' ",' ",' - 0'
... ... '" '" N '" 0 ... '" '"
'" '" ... N - ... ... <0
N ",' ",'
00
00
00
ll"J.Lt)-
- -
'" '"
N. C".i
oocooocooc:o
OOMOQMOM
OOI.OOOlOOt.O
o. o. <<:i o. o. co N- o.
ococo~ococor.o
0)(0')"'-...-1.00_(',1
~- Lt)- It)-
...
'"
'"
<0
...
:::.e.~~'::R.?ft.
Q <ll <ll <:I r-..
aeo...-co
u:::ia:)O)co~
'"
'"
o
..;.
o
'" Q) 0 '" ...
Q) '" 0 0 0
d, - J, .:, '"
- 9 '" -
, N N N
'" N
0 - 0 - '"
...
'"
.:,
'"
do
0
~
=
0
III
~
= ..
.. 0
E
~ z
u.
... i=
.s
" 0
~ ...J
...J
- ;:
.:!
~ '"
E
0.
0
;;
>
'"
0
=
'in
::;
;;;
;:
0
...J
,.
.
o
o
oj
'" '" '"
'" '" <0
.o'" '"
r:D- ai ..,:
'" '" N
'" '" <0
<0'
...
.o '" '"
... ..,. '"
'" '" ...
,.: ..... ai
Q) Q) N
'" '" '"
<'i
'"
c
..
0
...J
"iD
E
'"
.5
....
~
;;
,:.
0
~
=
..
E
~
...
.s
"
~
~ ."
~ "C ..
.. .,.
-" ...
" ..
.. III ..
III ..
'" III " '"
..
" 0: c
= 2 'C
.. u; ,;, ..
> = -
.. 0 ... -"
a:: >- - ..
'" '" 'C
.. <= S .5
c ::J 0 i!:'
.. ;;;
0 .:! <3
...J -;;;
- 3: ~ ;;;
..
-= -
15 0
>-
-134-
.. G
'" ...J
C t: ...J
,g '" <Ii 0
Q. 0. 1::
c. 0 '" ...J U.
'c E c: " ...J i=
" '" '" .
.. a::~ E 0< 0
.. " 0
Q - c E o '" <!i
::l 0 0 NO
-"'Ill 0 .~ - '"
en .. '" .. c
::s ;: E '"
-= :0 -;;; c.
.. en = 0 0 2 E
'0 .. " -= "0 .. 0
<= " "0 a. .S
0 .. '" '" ~ 3: ;no
III .~~ E " a; ..
'" f! <= ~~ E
'" .. '" '"
'" - ~ " > 1:: '" .. '"
= ~~ -= "C '" '" '" "0
.. < 0 w > <
> "
.. ..
a:: >-