Downtown Area Parking Needs Assessment StudyTHE CITY OF
DUB E
Masterpiece on the Mississippi
MEMORANDUM
October 29, 2007
TO: The Honorable Mayor and City Council Members
FROM: Michael C. Van Milligen, City Manager
SUBJECT: Downtown Area Parking Study Bid Award
The City received four responses to a Request for Qualifications for a Downtown Area
Parking Needs Assessment Study: Desman Associates ($75,000), Walker Parking
Consultants ($86,000), Rich & Associates Inc. (82,200), and Carl Walker Parking
($144,000). The RFQ Review Committee interviewed three firms, Desman Associates,
Walker Parking Consultants and Rich & Associates, Inc.
Following the interviews, and considering the costs represented in the bid, Parking
System Supervisor Tim Horsfield and the RFQ Review Committee recommend that
Walker Parking Consultants be awarded the contract for the Downtown Area Parking
Needs Assessment Study in the amount of $91,000. This amount would include $5,000
for additional services not in the Request for Qualifications to evaluate methods of
promoting a parking and transit relationship and to evaluate how that relationship would
impact future parking needs and transit operations.
Although Walker Parking Consultants was not the lowest bidder, the RFQ Review
Committee felt that Walker Parking Consultants had the best team assembled to
perform the study and had a broad base of experience with studies of a similar design
and in communities similar to Dubuque.
concur with the recommendation and respectfully request Mayor and City Council
approval.
,/ ` I
?~,/ l
Michael C. Van Milligen
MCVM/jh
Attachment
cc: Barry Lindahl, City Attorney
Cindy Steinhauser, Assistant City Manager
Tim Horsfield, Parking System Supervisor
THE CITY OF
DuB E MEMORANDUM
~-~~
October 22, 2007
To: Michael C. Van Milligen, City Manager -
From: Tim Horsfield, Parking System Supervi r
Subject: Downtown Area Parking Study Bid Award
Introduction
This memo is intended to provide information regarding the proposed Downtown
Parking Need Assessment Study and a recommendation for awarding the contract to
Walker Parking Consultants.
Background
At the beginning of this process, a committee consisting of Dan McDonald, Greater
Dubuque Development Corporation, Chandra Ravada, East Central Intergovernmental
Agency, Dan LoBianco, Main Street Limited, Cindy Steinhauser, Assistant City
Manager, Ken TeKippe, Finance Director, Laura Carstens, Planning Services Manager,
Aaron DeJong, Assistant Economic Development Director, Bill Schlickman, Engineering
Department and myself developed the Request for Qualifications for the Council's
approval.
At the City Council meeting held on August 6, 2007, the Council approved the
distribution of a Request for Qualifications for a Downtown Area Parking Needs
Assessment Study. A CIP (# 730-1945) has been established with a budget of $75,000
for the costs of the study. Anyone interested in submitting a bit was required to have
them into the City Clerk's Office by 2:00 P.M. August 31, 2007.
Submittals were received from Desman Associates {$75,000), Walker Parking
Consultants ($86,000), Rich & Associates Inc. ($82,200) and Carl Walker Parking
($144,000).
Discussion
After receiving the submittals, the committee met to review each of the proposals. After
discussing each of the submittals, it was the consensus of the committee to conduct
phone interview of three of the firms and that the interviews be with the project manager
designated for the project. Those firms interviewed were Walker Parking Consultants,
Rich & Associates and Desman Associates. Carl Walker Parking was not due to the
cost represented in their submittal.
Downtown Area Parking Study Bid Award
October 22, 2007
Page II
Following the interviews, and considering the difference in costs represented in the bids,
it was the unanimous decision of the committee to recommend Walker Parking
Consultants to the City Council for their approval and award of the contract. The
committee felt that Walker Parking Consultants had the best team assembled to
perform the study and had a broad base of experience with studies of a similar design
and in communities similar to Dubuque.
In addition to the requirements of the Request for Qualifications, following the
committee's decision to recommend Walker Parking Consultants, I asked Walker
Parking to submit an additional "Scope of Services" and cost estimate to evaluate
methods of promoting a parking and transit relationship and to evaluate how that
relationship could impact future parking needs and transit operations. They have
responded with a request for an additional $5000.00 for that portion of the study.
As indicated earlier, $75,000 of the project is included in CIP # 730-1945 established for
the study. The additional costs would be obtained from remaining funds in CIP # 730-
1384 (Comprehensive Ramp Study) with a balance of $9945.00 and the remaining
$6055.00 would be from savings in CIP # 730-1944 (Parking Meter Replacement). I
have consulted with Jenny Larson, Budget Director, and Jenny concurs with the funding
for the project.
I have attached the contract for the project to this memo for your review. The contract
has been reviewed and approved by City Attorney Barry Lindahl and also, insurance
requirements have been met per Finance Director, Ken TeKippe.
In closing, I would ask for your approval to award the contract for the Downtown Area
Parking Needs Assessment Study to Walker Parking and Associates in the amount of
$91,000.00.
cc: David Heiar, Economic Development Director
Jenny Larson, Budget Director
WALKER
PARKING CONSULTANTS
October 26, 2007
Ciry of Dubuque
Ciry Clerks Office
Downtown Parking Needs Assessment Study Committee
50 West Thirteenth Street
Dubuque, IA 52001
Re: Downtown Parking Needs Assessment Study
Dubuque, Iowa
Walker Parking Consultants 21-3468.00
Dear Mr. Horsfield
1660 S. Highway 100, Suite 350
Minneapolis, MN 55416
Voice: 952.595.91 16
Fax: 952.595.9518
www.walkerparking.com
Walker Parking Consultants is delighted to have been selected to perform the Downtown Parking
Needs Assessment Study. The purpose of this letter is to define the scope of services, confirm the
schedule, establish the fee and serve as our written contract to proceed with the work.
PROJECT UNDERSTANDING
The City of Dubuque, with a population of approximately 60,000 people over 30 square miles is
a major retail, medical, educational and employment center for the Tri-State area. Tourism is a
major economic force in the community. New construction in the past three and a half years
includes America's River Phase I, a $188 million project completed in 2003 and features a
number of major tourism components including the National Mississippi River Museum 8~
Aquarium, the Grand River Center, the Alliant Energy Amphitheater, and the Mississippi
Riverwalk and Amenities.
America's River Phase II will include a $32 million expansion of the National Mississippi River
Museum 8~ Aquarium, the 130,000 square foot McGraw Hill Offices, a mixed use development,
expansion of a downtown casino gaming facility, and a l,l 10 stall parking ramp.
There are nearly 7,000 people working downtown and over 400 retail and service related
businesses with an increasing number of residential units. Downtown Dubuque is made up of six
distinctive areas including Historic Old Main, Cable Car Square, Town Clock Plaza, the Port of
Dubuque, Upper Main and the Historic Warehouse District and hosts over 100 festivals and
special events.
The downtown area is served by four municipal parking ramps and several municipal surface
parking lots and the new 1 1 10 ramp.
M:\_PROPOSAL\Proposal 2007\City of Dubuque RFQ\Proposal Horsfield 102407.doc
WALKER Mr. Tim Horsfield
PARKING CONSULTANTS Downtown Parking Needs Assessment Study
October 26, 2007
Page 2 of 1 1
With these developments, the city is looking to assess future parking needs and determine the
direction of the parking program. To meet these needs, we propose the following scope of work.
SCOPE OF SERVICES
The methodology employed by Walker to complete the study will include various forms of data
collection and analysis, along with the use of parking planning models and the development of a
custom financial model to assess the projected solvency of the parking project(s).
The principle study area for this project is defined as being bounded on the north by 18'~ Street,
on the south by the Locust Street Connector, on the west by Bluff Street and on the east by White
Street.
In addition, there are two, alternate, additional areas. Each area is to be handled as an
individual alternate. The same information is required for each study area in the area's final
report.
A. Warehouse District. This is defined as an area from 14'" Street on the north to 5~' Street
on the south, White Street on the west and the Hwy 61-151 corridor on the east.
B. Port of Dubuque District (North Port Only). This area is defined as the entire area
bounded on the west and north by the railroad right of way, on the east by the Mississippi
River and on the south by the Ice Harbor.
In support of the defined scope items as outlined in the city of Dubuque Request for Proposal we
propose the following work plan:
TASK 1 -PARKING NEEDS ASSESSMENT
1. Meet with representatives of the Ciry to further clarify study's objectives, review the work
plan, set work session dates, and finalize the project schedule. At this meeting, the lines of
communication and a schedule of deliverables will also be established.
2. Obtain the following information from the Ciry of Dubuque:
^ Audited financial operating statements for the Parking Enterprise Fund for fiscal year
2003 to 2007.
^ Copy of current capital improvement plan for the municipal parking system.
^ Copy of municipal parking polices.
^ Historical municipal parking rate adjustments over the past ten years.
M:\_PROPOSA!\Proposal 2007\City of Dubuque RFQ\Proposal Horsfield 102407.doc
j WALKER Mr. Tim Horsfield
~, PARKING CONSULTANTS Downtown Parking Needs Assessment Study
Octof~er 26, 2007
Page 3 of 1 1
^ Historical operating reports that identify the number of monthly permits by location and
rate, and the number of transient patrons by duration and rate.
^ Employment -The most recent and accurate data the City can provide for the central
business district.
^ Future developments -This includes type of land use, square footage, seating capacity,
or number of par rooms, expected completion data, location, and whether any existing
parking spaces will be added or displaced.
^ Copies of any previous parking studies, community master plans or downtown market
studies.
^ Aerial photographs and AutoCAD drawings of the proposed study area.
^ AutoCAD base map of study area.
Conduct one~n-one and group interviews with key stakeholders that present the diverse
views each entity may have regarding possible solutions available to meet the current and
future parking demands within the study area. This will also assist in determining if all
available parking inventory is efficiently utilized before the idea of additional parking
solutions are reviewed.
Information gathered during these interviews will be used to formulate an understanding as to
where parking concerns and problems currently exist in the Dubuque study area. Identify
and discuss future developments, parking management concerns, suggested solutions to meet
current and future demand and an overall view of the parking system in the City of Dubuque.
4. The principle study area for this project is defined as being bounded on the north by 18"'
Street, on the south by the Locust Street Connector, on the west by Bluff Street and on the east
by White Street.
In addition, Walker will evaluate two alternative areas.
a. Warehouse District. This is defined as an area from 14'" Street on the north to 5'" Street
on the south, White Street on the west and the Hwy 61-151 corridor on the east.
b. Port of Dubuque District (North Port Only. This area is defined as the entire area
bounded on the west and north by the railroad right of way, on the east by the
Mississippi River and on the south by the Ice Harbor.
5. Conduct an inventory of on-street and off-street parking spaces in the study area. Inventory
will be tabulated and summarized on a block-by-block basis. Tabulation will include block
identification, capacity, public vs. privote, parking rates, and time restrictions. Present
information in a table and graphical form.
6. Document parking rates at all private and public parking facilities in the study area. Present
information in a table and graphical form.
M:\_PROPOSAi\Proposol 2007\City of Dubuque RFQ\Proposal Horsfield 102407.doc
WALKER Mr. Tim Horsfield
Downtown Parking Needs Assessment Study
PARKING CONSULTANTS October 26, 2007
Page 4 of 1 1
7. Perform a parking space occupancy count survey for all public on-street and off-street
facilities for the following time periods: hourly counts on a Thursday and Saturday between
7:00 a.m. and 1 1:00 p.m. Also, perform a parking space occupancy survey for all private
parking facilities for the following time period: hourly counts on a Thursday between 7:00
a.m. and 1 1:00 p.m.
8. Perform parking turnover and duration analysis on selected public parking spaces to
determine user characteristics and trends. Use the results and analysis of the turnover and
duration statistics to identify parking management strategies and recommendations.
9. Analyze the existing and future parking demand and break down into sub-areas within the
study area taking into consideration current parking counts and existing land uses. Provide
recommended parking ratios for various types of land uses.
10. Evaluate the relationship between where people pork and people's actual destination by
reviewing available land use information and comparing it to the results of the occupancy
analysis.
11. Provide recommendations to improve the usability and convenience of parking lots and
ramps in the study area.
12. Develop custom parking model that reflects the correlation between land use and parking
activity that can be used to better understand the spatial relationship between parking and
destinations within the study area; in particular for residential, office, commercial and retail
users. Walker will utilize the land use data provided by the City according to land use size
and type, and custom parking demand ratios derived by Walker to project future parking
needs.
13. Project additional parking need generated by programmed, proposed or potential
devebpment activity, including absorption of presently vacant space and on tourism activities
in the area.
14. Estimate future demand for immediate (0-2 yearn, short range (2-5 years) and long range (5-
10 years) periods of time. Future demand will be evaluated using the City of Dubuque's
growth estimates, stakeholder interviews, and all data obtained as part of the study.
15. Provide a discussion on the possible absorption rate of presently vacant
commercial/residential properties, as currently vacant stores and businesses do not generate
parking activity. Prepare a future demand scenario that assumes a realistic absorption rate
of the vacant space over the next 10 years.
1 b. Final Report. The selected firm will provide a detailed final report both in written and
electronic format and if requested, make a presentation to City of Dubuque officials such as
the City Council or Ciry Manager.
M: \_PROPOSAL\Proposa! 2007\Ciy of Dubuque RfQ\Proposal Horsfield 102407.doc
WA`KER Mr. Tim Horsfieid
'~ PARKINGCONSUITANTS Downtown Parking Needs Assessment Study
October 26, 2007
Page 5 of 1 1
TASK ~ - ;y.1TERNA. ~ II-ES ANALYSIS
1. Identify if alternative on- and off-street solutions to meet the needs of the area within
reasonable walking distance exist.
2. Review existing vehicular and pedestrian access and circulation patterns for their relationship
to existing and proposed parking generators and the parking supply.
3. Determine whether the opportunity for restriping and/or making efficiency improvements
exists to increase the parking supply.
4. Provide a recommendation on continued use or replacement of all existing parking ramps.
This recommendation will provide information relative to the location of current ramps,
whether it would be recommended to replace ramps in their current locations or redesign and
rebuild the ramps to a more vertical design freeing up potential development areas within the
study area.
5. Investigate the possibility of integrating retail and office space at street level and other
potential land uses above or adjacent to proposed sites to buffer the impact of integrating a
multi-level parking structure into existing neighborhoods.
b. Develop an opinion of probable construction and project cost for each alternative, including
line item figures designating hard and soft costs, financing, site preparation, and demolition
to enable a comparison of the costs of each alternative.
7. Evaluate the various alternatives on the basis of qualitative criteria to be mutually agreed
upon with the City of Dubuque using a weighted matrix. Evaluation criteria may include but
are not limited to capital cost, life cycle cost, ability to generate revenue, location, visibility,
pedestrian access, vehicular access, traffic impact, aesthetics, implementation time, security,
and future versatility.
8. Recommend the most feasible solutions to meet existing and future parking needs.
9. Meet with City representatives to discuss findings developed in Tasks 1 and 2.
TaSK 3 - FARKIN•~ E'~ll`.,Y ,~f~~ ^~'~.,~P~A,~E-``.Ef~;T ~~`N~~L,ATi` fv
Provide extensive evaluation of the current policy of renting specific assigned spaces in the
Iowa and Locust Street Ramps and this policy's effect on the parking availability. Indicate the
industry standards for monthly rentals and the impact changing the City's current policy to
non-reserving spaces would have on the parking system's inventory and rental availability.
M: \_PROPOSA!\Proposa12007\Cily of Dubuque RFQ\Proposal Horsfield T 02407.doc
WA`KER Mr. Tim Horsfield
~~ PARKINGCOPlSULTAN75 Downtown Parking Needs Assessment Study
October 26, 2007
Page 6 of 1 1
2. Provide recommendations regarding the potential benefits of utilizing short-term parking
allocations for public on-street and surface lot facilities. These recommendations may be
separated by user groups (i.e. shoppers, merchants, commuters, residents, etch.
3. Provide recommendations on how the Ciry can enhance the provision of special event
parking.
4. Evaluate public on-street and surface lot ADA accessible parking spaces and make
recommendations regarding their location.
5. Meet with City representatives to discuss findings developed in Task 3.
TASK ~+ - PRELI~w~INARY FIi~Aiv~.L~,L ;~`,N:~,tY~l~
1. Provide a recommendation relative to the rate structure currently used by the Ciry of Dubuque
Parking Division.
This recommendation will consider all current fees in place, to include all monthly ramp and
lot fees along with all current hourly rates in each of the facilities. This recommendation will
also include a recommendation relative to the rate structure for the parking meters within the
study area.
2. Prepare a custom financial model in Excel that identifies all assumptions and methodology
used to project future gross parking revenue for the Parking Enterprise Fund.
3. Project operating expenses for the existing Parking Enterprise Fund and any recommended
modifications to the system, including but not limited to:
a. Direct labor and fringe benefits
b. Utilities
c. Supplies
d. Daily maintenance (contracts and equipment)
e. Security
f. Management fee
g. Property taxes
h. Reserve for replacement and structural maintenance
4. Provide complete list of all assumptions utilized in the preparation of the financial projections.
5. Provide a 10-year pro forma for the Parking Enterprise Fund in Excel format that incorporates
projected revenue from recommended rate structures considering future obligations and
expenditures and include both the operational expenditures and capital improvement plan.
6. Meet with City representatives to discuss findings developed in Task 4.
M:\_PROPOSAI\Proposal 2007\City of Dubuque RFQ\ProposaJ Horsfield 102407.doc
WALKER Mr. Tim Horsfield
Downtown Parking Needs Assessment Study
PARKING CONSULTANTS October 26, 2007
Page 7 of 1 1
TASK 5 -REPORT PREPARATIOf~J AND PRESENTATIONS
1. Prepare a draft report complete with the following:
^ Description of study methodology
^ Tables and graphs containing key information
^ Maps showing key market demand generators, parking facilities and rates
^ Executive summary documenting salient findings and recommendations
2. Provide an Existing Conditions Report that includes a parking inventory map of the study area
and summarizes all fieldwork, occupancy counts and recommended improvements to the
existing system.
3. Obtain feedback regarding draft report from city representative, finalize report, and issue
one un-bound and twelve (12) color copies of the final report, one reproducible electronic
copy in PDF format and one CD.
4. Make up to three public presentations of the final report. These three presentations will last
no more than five total hours and will be scheduled for no more than two days.
T ySK !~ - TRAi~SI" FA.R~NERSHIF
1. Review the current transit operations.
2. Consider options that minimize building additional parking spaces.
3. Evaluate methods of promoting parking /transit cooperation.
4. Identify funding sources for transit operational improvements.
SCHEDULE
Our team is available to begin the study within 2 weeks of the award of the contract by the City
of Dubuque City Council. The study will be completed with a written report submitted to the City
of Dubuque before March 1, 2008. The final report will include one unbound copy and twelve
bound copies.
M:\_PROPOSA!\Proposal 2007\Ciiy of Dubuque RFQ\Proposa! Horsfield 102407.doc
WALKER Mr. Tim Horsfield
PARKIf+lGCONSUITANTS Downtown Parking Needs Assessment Study
October 26, 2007
Page 8 of 1 1
PROFESSIONAL FEE
We propose to provide the scope of services on a lump sum basis for a fee of $91,000 including
reimbursable expenses, and in accordance with Walker's General Conditions of Agreement for
Consulting Services.
Principle Study Area $64,000
Warehouse District $ 7,500
Port of Dubuque $ 7,500
Transit Partnership $ 5,000
Expenses $ 7,000
Total $91,000
We thonk you for the opportunity to assist the City of Dubuque in assessing the parking needs
and look forward to working with you on the challenging project.
Sincerely,
WALKER PARKING CONSULTANTS
Terrence A. Hakkola, P.E.
Vice President
TAH:hha
Enclosure: Genera! Conditions of Agreement for Consulting Services
Certificate of Liability Insurance
cc: Phil Baron
M:\_PROI'OSAI\Proposol 2007\Ciy of Dubuque RFQ\Proposal Horsfield 102407.doc
WALKER Mr. Tim Horsfield
PARKING CONSULTANTS Downtown Parking Needs Assessment Study
October 26, 2007
Page 9 of 1 1
AUTHORIZATION
Trusting that this meets with your approval, we ask that you sign both originals in the space below
to acknowledge your acceptance of the terms contained herein, and to confirm your authorization
for us to proceed. Please return one signed original of this agreement for our records.
CITY OF DUBUQUE
Accepted by:
Title:
Date:
M:\_PROPOSAI\Proposa12007\Ciy of Dubuque RFQ\Proposol Horsfield 102407.doc
GENERAL CONDITIONS OF AGREEMENT WALKER
FOR CONSULTING SERVICES PARKiNGCOfvSUlrnNrs
PAGE 7 0 OF 1 1
SERVICES
Walker Parking Consultants ("WALKER") will provide the CLIENT professional services that are limited to
the work described in the attached letter ("the services"). Any additional services requested will be
provided at our standard hourly rates or for a mutually agreed lump sum fee. The services are provided
solely in accordance with written information and documents supplied by the CLIENT, and are limited to
and furnished solely for the specific use disclosed to us in writing by the CLIENT. No third-party
beneficiary is contemplated. All documents prepared or provided by WALKER are its instruments of
service, and any use for modifications or extensions of this work, for new projects, or for completion of
this project by others without WALKER'S specific written consent will be at CLIENT'S sole risk.
PAYMENT FOR SERVICES
WALKER will submit monthly invoices based on work completed plus reimbursable expenses. Payment is
due upon receipt of invoice. If for any reason the CLIENT does not deliver payment to WALKER within
thirty (30) days of date of invoice, WALKER may, at its option, suspend or withhold services.
STANDARD OF CARE
WALKER will perform the services in accordance with generally accepted standards of the profession
using applicable building codes in effect at time of execution of this Agreement. WALKER'S liability
caused by its acts, errors or omissions shall be limited to the fee.
Any estimates or projections provided by WALKER will be premised in part upon assumptions provided
by the CLIENT. WALKER will not independently investigate the accuracy of the assumptions. Because of
the inherent uncertainty and probable variation of the assumptions, actual results will vary from estimated
or projected results and such variations may be material. As such, WALKER makes no warranty or
representation, express or implied, as to the accuracy of the estimates or projections.
PERIOD OF SERVICE
Services shall be complete the earlier of (1) the date when final documents are accepted by the CLIENT
or (2) thirty (30) days after final documents are delivered to the CLIENT.
TERMINATION
Either the CLIENT or WALKER may terminate this Agreement at any time with or without cause upon
giving the other party thirty (30) calendar days prior written notice. The Client shall within thirty (30)
calendar days of termination pay WALKER for all services rendered and all costs incurred up to the date
of termination, in accordance with the compensation provisions of this contract.
M: \_PROPOSAI\Proposal 2007\City of Dubuque RfQ\Proposal Horsfield 102407.doc
GENERAL CONDITIONS OF AGREEMENT
FOR CONSULTING SERVICES
WALKER
PARKING CUfvSltiANTS
PAGE 1 1 OF 1 1
INDEMNIFICATION
WALKER agrees, to the fullest extent permitted by law, to indemnify and hold the CLIENT harmless from
any damage, liability or cost (including reasonable attorneys' fees and costs of defense) to the extent
caused by WALKER'S negligent acts, errors or omissions in the performance of professional services
under this Agreement and those of his or her subconsultants or anyone for whom WALKER is legally
liable.
The CLIENT agrees, to the fullest extent permitted by law, to indemnify and hold WALKER harmless from
any damage, liability or cost (including reasonable attorneys' fees and costs of defenses to the extent
caused by the CLIENT'S negligent acts, errors or omissions and those of his or her contractors,
subcontractors or consultants or anyone for whom the CLIENT is legally liable, and arising from the
project that is the subject of this AGREEMENT.
WALKER is not obligated to indemnify the CLIENT in any manner whatsoever for the CLIENTS own
negligence.
M:\_PROPOSAL\Proposo12007\Ciy of Dubuque RFQ\Proposal Hors{ield 102407.doc