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Warehouse District Revitalization StrategyTI-IE CITY OF DUB ~ E Masterpiece vn the Mississippi MEMORANDUM July 31, 2007 TO: The Honorable Mayor and City Council Members FROM: Michael C. Van Milligen, City Manager SUBJECT: Warehouse District Revitalization Strategy Four property owners in the Warehouse District have created a redevelopment strategy they would like adopted by the City. The four property owners include John Gronen, Tim McNamara, Tony Pfohl and Bob Johnson. They have requested and received assistance from the City of Dubuque, Dubuque Main Street, the Business Accelerator and the Greater Dubuque Development Corporation formulating this strategy. The Community Foundation of Greater Dubuque organized a trip to Minneapolis/St. Paul to review the warehouse revitalization projects in the Twin Cities. The Greater Dubuque Development Corporation is working on organizing a trip to Omaha, Nebraska, for the same purpose. A draft strategy was developed and then sent to all property owners in the district. A meeting was held on July 17 where property owners in the district were invited to attend and give their feedback and suggest any changes to the strategy. Twelve property owners took the initiative and attended the meeting. The strategy was very well received and it was agreed to take it to the Envision 2010 Committee for their review and approval. The Envision 2010 Committee met on July 23, 2007 to discuss the strategy. The strategy was very well received and was approved by the committee. The property owners are now requesting that the City Council adopt the strategy. The strategy has six goals and they are: 1. Create a Master Plan for the Warehouse District 2. The creation of a thriving, mixed-use neighborhood 3. The preservation and sustainability of the Warehouse District 4. The creation of a clean and attractive streetscape 5. Improve pedestrian, bicycle, and vehicular traffic 6. Improved parking opportunities Each of the goals has several objectives and defined tasks to accomplish the objectives. There are several key components of the strategy that should be noted. They are as follows: 1. Revitalizing over 1 million square feet of space over the next 5 years 2. Leverage investment from the private and public sectors of $200 million 3. Expand the Greater Downtown Urban Renewal District to include the Warehouse District. Doing this will allow the use of Tax Increment Financing to assist with redevelopment, as well as make properties eligible for the Downtown Rehabilitation Loan Program, Facade Grant Program, and the Design Grant Program. 4. Development of a Master Plan for the district. This plan will help define the timing, land use, and end result of the Warehouse District. The strategy also seeks inclusion of the Warehouse District in the Downtown Parking Study which will be done in the current Fiscal Year. Economic Development Director Dave Heiar is recommending adoption of the Warehouse District Revitalization Strategy. I concur with the recommendation and respectfully request Mayor and City Council approval. iz ; ~ ~~ ~r., ~ ~~ ~ Michael C. Van Milligen MCVM/jh Attachment cc: Barry Lindahl, City Attorney Cindy Steinhauser, Assistant City Manager David J. Heiar, Economic Development Director -rH~ c~-rY or- ~ ,r,,. ~'~~ ...W ~ MEMORANDUM Masterpiece orl tFre Mississippi July 30, 2007 TO: Michael Van Milligen, City Manager FROM: David J. Heiar, Economic Development Director SUBJECT: Resolution Adopting the Warehouse District Revitalization Strategy INTRODUCTION This memorandum presents for City Council a resolution to adopt the Warehouse District Revitalization Strategy as presented by the Warehouse District property owners and approved by the Warehouse Envision Committee. BACKGROUND The Dubuque Warehouse District has been a topic for discussion for the last few years with the revitalization of the area nominated as one of the Top 10 community projects in the Envision 2010 process. The Warehouse District has over 1 million square feet of underdeveloped space which has the potential to be a neighborhood where citizens can live, work, and play all in one area. Since being nominated in the Envision 2010 process, many things have occurred which have prompted the creation of the Warehouse District Revitalization Strategy. The first was the formation of the Warehouse District Envision Committee in January 2006. This group has met on a monthly basis to create a shared vision for what the area is to become. The group created a vision statement which guided the creation of the Revitalization Strategy. The group also conducted a survey to gather ideas of what the district should have, helped with the "Voices in the Warehouse" art show to show Dubuque the Warehouse District, organized a trip to St. Paul Minnesota to gather inspiration from their Warehouse District, and participated in the Cultural Advocacy Days and the Dubuque City Expo. The committee has over 50 members which is the largest of the 10 envision committees. At the request of City Staff, four students from the University of Iowa Graduate Program in Urban and Regional Planning conducted a research project to analyze successful Warehouse Districts across the country and determine successful approaches to revitalization. The group also provided recommendations for Dubuque's consideration. The 37-page report looked at 8 different cities and gave recommendations for Public Improvements, Land Use, Redevelopment Financing Tools, Special District Designation, Relocation Options, and the development of aPublic-Private Organization to oversee the implementation of a warehouse plan. The City has also begun the process to nominate a subarea of the Warehouse District to the National Register of Historic Places. This recognition will make several buildings eligible for State and Federal Historic Preservation Tax Credits. This financing program has been tremendously successful in Iowa and across the country and will need to be accessed to properly revitalize and preserve the area. DISCUSSION With several projects already addressing the vision of the Warehouse District, the property owners saw it was important to develop a strategy to complete the vision of the Envision Committee. Four property owners; John Gronen, Tim McNamara, Tony Pfhol, and Bob Johnson decided to create such a strategy. They asked for help from the City, Dubuque Main Street, the Business Accelerator, and Greater Dubuque Development to formulate the strategy. Since April, the group has been working on this strategy. A draft strategy was developed and then sent to all the property owners in the district. A meeting was later scheduled for July 17 where all property owners in the district were invited to attend and give their feedback and suggest any changes to the strategy. Twelve property owners took the initiative and attended the meeting. The strategy was very well received and it was agreed to take it to the Envision 2010 Committee for their review and approval. The Envision Committee met on July 23~d to discuss the strategy. Again, the strategy was very well received and was approved by the committee. The property owners then voted to take the strategy to the Dubuque City Council for their review. They are requesting that the City Council adopt the strategy. The strategy has six goals and they are: 1) Create a Master Plan for the Warehouse District 2) The creation of a thriving, mixed use neighborhood 3) The preservation and sustainability of the Warehouse District 4) The creation of a clean and attractive streetscape 5) Improve pedestrian, bicycle, and vehicular traffic 6) Improved parking opportunities Each of the goals has several objectives and defined tasks to accomplish the objectives. There are several key components of the strategy that should be noted. They are as follows: • Revitalizing over 1 million square feet of space over the next 5 years • Leverage investment from the private and public sectors of $200 million • Expand the Greater Downtown Urban Renewal District to include the Warehouse District. Doing this will allow the use of Tax Increment Financing to assist with redevelopment, as well has make properties eligible for the Downtown Rehabilitation Loan Program, Facade Grant Program, and the Design Grant Program. • Development of a Master Plan for the district. This plan will help define the timing, land use, and end result of the Warehouse District. The strategy also seeks inclusion of the Warehouse District in the Downtown Parking Study which will be done in the current Fiscal Year. Other elements of the strategy can be found in the Revitalization Strategy which is attached to this memo. RECOMMENDATION I recommend that the City Council approve the attached resolution adopting the Warehouse District Revitalization Strategy. ACTION STEP The action step is to approve the resolution adopting the Warehouse District Revitalization Strategy. Attachments CC: Cindy Steinhauser, Asst. City Manager Laura Carstens, Planning Manager Aaron DeJong, Asst. Economic Development Director F:\USERSWdejong\Warehouse District\20070726 Revite Strategy memo to MVM.doc RESOLUTION NO. 425-07 A RESOLUTION ADOPTING THE WAREHOUSE DISTRICT REVITALIZATION STRATEGY Whereas, the Envision 2010 process chose the Warehouse District as one of the top 10 community projects for the City of Dubuque, and Whereas, the Dubuque Warehouse District has been characterized as an important area of the community for its historical and architectural significance, and Whereas, property owners of the district and citizens of Dubuque wish to see the Warehouse District revitalized, and Whereas, it is in the best interests of the City of Dubuque to encourage the revitalization of the area. NOW THEREFORE BE IT RESOLVED BY THE CITY COUNCIL OF DUBUQUE, IOWA, AS FOLLOWS: Section 1. The attached Warehouse District Revitalization Strategy is hereby adopted. Section 2. The City Manager is hereby directed to begin implementing the Strategy. Passed, approved and adopted this 6th day of August, 2007. Roy D. Buol, Mayor ATTEST: Jeanne F. Schneider, City Clerk F:\USERS\Adejong\`Narehouse District\20070806 Adopt Resolution.doc WAREHOUSE DISTRICT REVITALIZATION STRATEGY 7I23I2007 Warehouse District Plan Vision Statement We want to create a vibrant Warehouse District that provides a diverse, user- friendly environment for residents, businesses, workers and visitors. The district will enhance the quality of life in the Dubuque area and create an active, spirited neighborhood and cultural destination for the city, its residents, and visitors. The Envision 2010 process identified an opportunity to create a unique commercial and residential product not currently available in the market by defining a Warehouse District and converting buildings into multi-use structures containing businesses, restaurants, shops, recreation and residences. Our district's most significant buildings should be preserved and reused. Preserving these existing buildings will be critical to retaining the district's unique character and maintaining a link to Dubuque's millwork industrial past. Dubuque's historic millwork industries will be the major theme for revitalization of the district. The developmental plan will include uses and objectives that have a good chance of attracting funding from public programs, as well as encouraging private investment in the district. We envision the Historic Warehouse/Millworking District with a wide range of uses to create a diverse and active neighborhood. We want to provide people with the financial means needed to revitalize the Warehouse District. We want to see local businesses prosper. We want to support both private and public investment in the neighborhood. We want our neighborhood to thrive. We want to foster opportunities for retention of existing businesses as well as recruitment and expansion of new businesses into the substantial floor space that the existing large warehouses offer. The existing industrial uses, and the growing adaptive reuse of these warehouses into office, commercial, entertainment, and residential uses, can all continue with establishment of a National Register district. Residential • Mixed income neighborhood environment with both rental and for-sale loft units, particularly upper story condo space. Green space located throughout the district. • An outdoor central meeting place (square or plaza). • Heritage Trail extension into the district. • Ample off street parking with a parking garage/ramp. Commercial/Industrial • Retail shops -restaurants (some with river view), bars, live entertainment venues; specialty shops, vending items such as food, coffee, bakery, cheese, fish, health and beauty, clothing. • Artist District with studios. • Children's museum or a Millwork museum affiliated with the National Mississippi River Museum & Aquarium. 2 • Business incubators for entrepreneurs with shared administration space and support functions. • Offices -renovated loft space attractive to technology-related companies and design firms. • Industrial/ manufacturing space for activities consistent with the district's theme and historical use. • A Community Commerce Center and perhaps a farmers' market selling local produce and goods. • Boutique Inn/ala bed and breakfasts. Goal #1 Create a Master Plan for the Warehouse District Purpose: To provide a plan for the area that will help define the timing, land use, and end result of the Warehouse District. Objectives: 1. Create a plan that demonstrates to property owners, investors, residents, and citizens the future of the Warehouse District. 2. Suggest land use within the district to best utilize the area and to provide predictability within the Warehouse District. Tasks: We will accomplish these objectives by completing the following tasks. 1. Establish a team to drive the creation of the Master Plan. 2. Identify funding for the development of a Warehouse District Master Plan 3. Hire a consulting firm to guide the citizens, property owners, city officials, and residents in creating a master plan for the area. This plan can be developed in several ways. 4. Provide ample opportunities for public and neighborhood input into the process. 5. Adoption of the Master Plan by the Property Owners, City Council, and Dubuque Main Street. 6. Create renderings and models that will represent what the Warehouse District can become after rehabilitation. 7. Establish a timeline for the development of the District. 8. Establish a committee to monitor implementation of the Master Plan. 9. Potentially recommend Master Plan amendments. Possible funding sources for the Goal (including but not limited to): • Property Owners • Other Private Sources • Iowa Department of Cultural Affairs • City of Dubuque (Tax Increment Financing, SSMID) • Iowa Department of Economic Development • National Trust for Historic Preservation • Dubuque Main Street • Other Public Sources Possible partners for the Goal (including but not limited to): • City of Dubuque • Dubuque Main Street • Dubuque Initiatives • GDDC • Business Accelerator • Iowa Department of Economic Development • Dubuque Area Chamber 4 GOAL #2 The creation of a thriving, mixed use neighborhood Purpose: To facilitate occupancy of buildings in the Warehouse District neighborhood with an appropriate mix of viable residential, commercial, entertainment, and service uses that harmonize with the existing industrial uses. The district will become a place where people can live, work, and play all in one neighborhood. Objectives: 1. 100% participation in the Warehouse District availability listing 2. Occupancy is generally consistent with the recommendations of the Master Plan for the District. 3. Establish zoning for the district to encourage mixed-use development and co-exist with current industrial uses. Tasks: We will accomplish these objectives by completing the following tasks. 1. Conduct the following property owner and tenant surveys: a) Initial survey to establish baseline data and assist in development of Master Plan b) Follow-up survey to evaluate impact of plan and redevelopment efforts 2. Identify existing commercial vacancies and potential tenants for said space 3. Work with community partners to develop opportunities for co-promotion for the district. 4. Develop architectural renderings to promote the vision of the district in support of the Master Plan. 5. Develop and distribute marketing package for residential and commercial activities. 6. Develop collateral materials to promote the Warehouse District as a local and regional attraction. 7. Investigate and, if appropriate, implement Centralized Management program for residential and commercial development. 8. Evaluate zoning for the district to support recommendations in the Master Plan while co-existing with current industrial uses. Possible funding sources for the Goal (including but not limited to): • Property Owners • Other Private Sources • City of Dubuque (Tax Increment Financing, SSMID) • Iowa Department of Cultural Affairs • Iowa Department of Economic Development • National Trust for Historic Preservation • Dubuque Main Street • Other Public Sources • Iowa Finance Authority Possible partners for the Goal (including but not limited to): 5 • City of Dubuque • Dubuque Main Street • Dubuque Initiatives • GDDC • Business Accelerator • Iowa Department of Economic Development • Dubuque Area Chamber 6 GOAL #3 The preservation and sustainability of the Warehouse District Purpose: To restore, renovate or rehabilitate the historic and architectural character of significant buildings in the Warehouse District neighborhood through the use of appropriate construction techniques, the coordinated administration of appropriate code enforcement efforts and. the maximization of all available financial and technical resources. Objectives: 1. Provide informational seminars for property owners, developers, and stakeholders interested in the preservation of the warehouse district. 2. The completion of twenty facade design proposals. 3. The incremental renovation, restoration or rehabilitation of over 1,000,000 square feet of vacant or underutilized warehouse space. 4. Leverage public and private investment of a minimum of $200,000,000 in building renovation, restoration and/or rehabilitation, code compliance, and infrastructure improvements. 5. Promote sustainable design of buildings and flexibility of city codes to facilitate adaptive reuse. 6. Encourage green construction and design during the revitalization of the district. Tasks: We will accomplish these objectives by completing the following tasks. 1. List a portion of the Warehouse District in the National Register of Historic Places to make Historic Preservation Tax Credits available for historic rehabilitation. 2. Plan, market and conduct informational seminars on one or more of the following topics: redevelopment and historic preservation techniques, financing opportunities and federal investment tax credits. 3. Coordinate facade design project with property owners and neighborhood businesses. 4. Expand Downtown low interest loan program for the purpose of financing the renovation of both rear and front building facade and for the correction of the identified code compliance. 5. Prepare appropriate financing packages for neighborhood property owners and developers. 6. Identify and/or develop the appropriate funding mechanisms to finance the acquisition and redevelopment of said properties and the relocation of affected businesses. 7. Utilize New Market Tax Credits (NMTC) to encourage redevelopment in the area. 8. Market existing financing programs. 9. Initiate a review of buildings within the district to determine how the property can comply with applicable codes to facilitate adaptive reuse and sustainable design. 7 10. Promote implementation of AIA sustainable design study recommendations for use in the Warehouse District. 11. Research District alternative energy cooperative including but not limited to; geothermal, solar, wind, etc. 12. Investigate LEED certification for revitalization projects with the district. Possible funding sources for the Goal (including but not limited to): • Property Owners • Other Private Sources • City of Dubuque (Tax Increment Financing, SSMID) • Iowa Department of Economic Development • National Trust for Historic Preservation • Iowa Department of Cultural Affairs • National Park Service • Dubuque Main Street • Other Public Sources Possible partners for the Goal (including but not limited to): • City of Dubuque • Dubuque Main Street • Dubuque Initiatives • GDDC • Business Accelerator • Iowa Department of Economic Development • Dubuque Area Chamber 8 GOAL #4 The creation of a clean and attractive streetscape Purpose: To create an attractive environment in which to live, work and shop by improving the physical appearance of the neighborhood, its streets and its alleys. Objective: Create a streetscape design that includes public greenspace elements that will promote walk-ability and create a visually appealing neighborhood atmosphere within the district. The design shall distinguish the Warehouse District as a different neighborhood within the community. Tasks: We will accomplish these objectives by completing the following tasks. 1. Develop a streetscape plan for the neighborhood. Plan shall include recommendations for the acquisition and placement of appropriate street furniture, lighting, signage, plantings and other amenities. The plan shall also include design of the streetscape as to promote pedestrian flow through the district. 2. Define areas appropriate for public circulation, public open space, a central common space, and outdoor recreation. 3. Investigate the feasibility of removing overhead utility and communications wires. 4. Investigate federal and state funding opportunities to assist with street infrastructure improvements. 5. Phased implementation of the streetscape plan. Possible funding sources for the Goal (including but not limited to): • Property Owners • Other Private Sources • City of Dubuque (Tax Increment Financing, SSMID) • State Historic Preservation Office • Dubuque Main Street • Other Public Sources Possible partners for the Goal (including but not limited to): • City of Dubuque • Dubuque Main Street • Dubuque Initiatives • GDDC • Business Accelerator • Iowa Department of Economic Development • Dubuque Area Chamber 9 GOAL #5 Improve pedestrian, bicycle, and vehicular traffic Purpose: To increase pedestrian, bicycle, and vehicular traffic in the neighborhood by capitalizing upon its location to the Port of Dubuque, the Central Business District, local bike trails, and the local Highway 151/61 and 52 corridors. Objectives: 1. Improve connectivity between the warehouse district and the traditional downtown, the Port of Dubuque, and existing bike trail systems by improving street layout and trail infrastructure. 2. Implement transportation improvements within the district to accommodate the expected dramatic increase in traffic. Tasks: We will accomplish these objectives by completing the following tasks. 1. Create linkages between the warehouse district and the Central Business District, the Port of Dubuque, and bike trail systems to promote pedestrian, and bicycle transportation. 2. Identify and/or develop appropriate funding to implement the recommendations of the 2007 City of Dubuque Engineering circulation study. 3. Design and install recommended signage according to the Circulation Study. 4. Improve the sidewalk system within the Warehouse District to promote foot traffic. 5. Explore the expansion of public transit system to and within the warehouse district. Possible funding sources for the Goal (including but not limited to): • Property Owners • Other Private Sources • City of Dubuque (Tax Increment Financing, SSMID) • Iowa Department of Transportation • Dubuque Main Street Possible partners for the Goal (including but not limited to): • City of Dubuque • Dubuque Main Street • Dubuque Initiatives • GDDC • Dubuque Area Chamber 10 GOAL #6 Improved parking opportunities Purpose: To provide the necessary parking required to support the progressive redevelopment of the district and to accommodate the needs of its residents, businesses, and visitors. Objectives: 1. Progressively provide for new off-street parking for created retail/commercial spaces and housing spaces. 2. Progressively provide for the addition of on-street parking spaces Tasks: We will accomplish these objectives by completing the following tasks. 1. Conduct a parking needs and feasibility study as part of the Downtown Parking Study, including a review of the potential for additional public and private parking 2. Implement on-street parking recommendations as determined by the Dubuque City Council with the assistance of the parking study. 3. Identify parcels and identify funding for the creation of additional public parking identified in the parking study. 4. Identify opportunities for private parking in the district. Possible funding sources for the Goal (including but not limited to): • Property Owners • Other Private Sources • City of Dubuque (Tax Increment Financing, SSMID) • Dubuque Main Street Ltd. Possible partners for the Goal (including but not limited to): • City of Dubuque • Dubuque Main Street • Dubuque Initiatives • GDDC • Business Accelerator 11 Priority of Tasks OBJECTIVE TASK RANKING INITIATED WITHIN Create a Master 1 Establish Team High 2 months Plan for the 2 Identify Funding High 3 months Warehouse 3 Hire Consulting Firm High 6 months District 4 5 Public Input Adopt Master Plan High High 6 months 15 months 6 Renderings and Models High 12 months 7 Establish Timeline High 15 months 8 Establish Committee Medium 15 months 9 Recommend Amendments Low On oin The creation of a 1 Property and Tenant Surveys High 6 months thriving, mixed 2 Identify Vacancies High 6 months use neighborhood 3 Co-Promotion of the District High 18 months 4 Architectural Renderings High 6 months 5 Develop Marketing Packages Medium 18 months 6 Promotional Materials Medium 24 months 7 Centralized Management Low 18 months 8 Evaluate Zoning Hi h 12 months The preservation 1 National Register Listing High 3 months and sustainability 2 informational Seminars Low 18 months of the Warehouse 3 Facade Design Project Low 6 months District 4 5 Low-Interest Loan Program Prepare Financing High High 15 months 24 months 6 Acq. And Redev. Financing High 24 months 7 New Market Tax Credits High 24 months 8 Market Financing Programs High 24 months 9 Building Review Medium 12 months 10 AIA Design Recommendations Medium 12 months 11 Alternative Energy Coop Low 12 months The creation of a 1 Develop Streetscape Plan High 15 months clean and 2 Define Open Space High 15 months attractive 3 Overhead Power Lines Medium 18 months streetscape 4 State Funding Opportunities Medium 12 months 5 Phased Implementation of Plan Medium 15 months Improve 1 Circulation Study High 12 months pedestrian and 2 Identify Funding for Recommendations Medium 18 months vehicular traffic 3 Design and Install Signage Low 36 months 4 Sidewalk Improvement High 36 months 5 Research Mass Transit for Area Medium 36 months Improved parking 1 Parking Study High 12 months opportunities 2 On-Street Parking Recommendations High 36 months 3 Off-Street Parking Recommendations Medium 24 months 4 Identify Funding Medium 24 months "The ranking is in order of importance 12 Involved Party Listing DMS Residents/ & Business Property City of MS Additional OBJECTIVE Create a Master 1 Plan for the 2 Warehouse s District 4 5 6 7 8 9 TASK Owners Owners Dubunue Iowa Racniirrtac* Establish Team Identify Funding Hire Consulting Firm Public Input Adopt Master Plan Renderings and Models Establish Timeline Establish Committee Recommend Amendments X X X X X X X X x x x x X X X X X X X X X X X X X X The creation of a 1 thriving, mixed 2 USe 3 neighborhood a 5 6 7 8 The preservation 1 and sustainability 2 of the a Warehouse a District 5 6 7 8 9 10 11 The creation of a 1 clean and 2 attractive 3 streetscape a 5 Improve 1 pedestrian and 2 vehicular traffic s 4 5 Property and Tenant Surveys Identify Vacancies Co-Promotion of the District Architectural Renderings Develop Marketing Packages Promotional Materials Centralized Management Rezone Area National Register Listing Informational Seminars Facade Design Project Low-Interest Loan Program Prepare Financing Acq. And Redev. Financing New Market Tax Credits Market Financing Programs Building Review AIA Design Recommendations Alternative Energy Coop Develop Streetscape Plan Define Open Space Overhead Power Lines State Funding Opportunities Phased Implementation of Plan Circulation Study Identify Funding for Recomm. Design and Install Signage Sidewalk Improvement Research Mass Transit for Area X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X x x x X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X Improved parking 1 Parking Study X opportunities 2 On-Street Parking Recomm. X X 3 Off-Street Parking Recomm. X X X 4 Identify Funding X X X X X mcwaea our not umirea ro; rvwu rsusiness Hcceierator, uubuque Initiatives, GDDC, Dubuque Chamber 13