Riverfront Plan Amend Master PlPlarming Sercices Department
City Hall
50 West 13th Street
Dubuque, Iowa 52001-4864
(563) 589-4210 office
(563) 589-4221 tax
planning@cityofdubuque.org
February 25, 2002
The Honomble Mayorand City Council Membem
City of Dubuque
City Hall 50W. 13th Street
Dubuque, lA 52001
Re: Amendment to the Riverfront Plan: Port of Dubuque Master Plan
Dear Mayor and City Council Members:
The City of Dubuque's Long Range Planning Advisory Commission has reviewed the
above-cited amendment. The staff report and related materials are attached for your
review.
Discussion
Staff summarized the proposed amendment to the Riverfront Plan to incorporate the
Port of Dubuque Master Plan.
Bdan Kane, Kane, Norby & Reddick, spoke before the Commission representing the
Diamond Jo Casino. He stated that the Diamond Jo supports the planned and
organized development and that the Diamond Jo will use good faith to support the Port
of Dubuque Master Plan. He also distributed a letter regarding the Port of Dubuque
Master Plan and a list of the Diamond Jo's concerns. Kane stated that approximately
seventy five percent of the issues listed are resolved.
Donna Bauerly, 305 River Ridge, questioned if the Diamond Jo would accrue a lot of
people/benefits from the Port of Dubuque Master Plan. She also questioned if the
Diamond Jo had plans to expand.
Chairperson Neumeister stated that she was happy to hear that the City staff and
Diamond Jo representatives are working together to resolve the issues regarding the
Port of Dubuque Master Plan.
The Long Range Planning Advisory Commission reviewed and discussed the proposed
amendment.
Recommendation
By a vote of 6 to 0, the Long Range Planning Advisory Commission recommends that
the Council encourage ongoing dialogue between all existing property owners and
The Honorable Mayor and City Council
February 25, 2002
Page 2
recommends that the City Council adopt the Port of Dubuque Master Plan as an
amendment to the Riverfront Plan.
A simple majority vote is needed for the City Council to approve the request.
Respectfully submitted,
Mary Lynn Neumeister, Chairperson
Long Range Planning Advisory Commission
Attachments
Prepared by: Laura Carste~s. Plannino Sen'ices Manager Address: 50 W. 13t~ Street. Dubuoue. IA 52001-4864
RESOLUTION NO. 113-02
AMENDMENT OF RIVERFRONT PLAN TO INCLUDE PORT OF DUBUQUE
MASTER PLAN
Whereas, the City of Dubuque has adopted a Riverfront Plan that is a
component of the adopted Comprehensive Plan; and,
Whereas, the City of Dubuque has developed a Master Plan for the Port
of Dubuque.
NOW, THEREFORE, BE IT RESOLVED BY THE CITY COUNCIL OF
THE CITY OF DUBUQUE, IOWA:
That the Riverfront Plan be amended to include the Port of Dubuque
Master Plan.
Passed, approved and adopted this 4th day of March, 2002.
Attest:
Jeanne F. SChneider, City Clerk
Ann E. Michalski, Mayor Pro-Tern
CITY OF DUBUQUE, IOWA
MEMORANDUM
Februaw 14,2002
TO:
Long Range Planning Advisory Commission
FROM: Laura Carstens, Planning Services Manager
SUBJECT: Amendment to Riverfront Plan: Port of Dubuque Master Plan
INTRODUCTION
This memo transmits an amendment to the Riverfront Plan, to incorporate the Port of
Dubuque Master Plan. A public hearing on this plan amendment is scheduled for the
Commission's February 20 meeting.
By City ordinance, the Riverfront Plan is a component plan of the Comprehensive Plan.
The Comprehensive Plan includes goals and objectives that reference implementation of
components of the Riverfront Plan. The Riverfront Plan was adopted in March, 1994.
By ordinance, the Long Range Planning Advisory Commission has the responsibility to
review amendments to the Comprehensive Plan, or to a component plan of this larger
community plan. After this review, the Commission is to provide a recommendation to the
City Council.
RIVERFRONT PLAN
The 1994 Riverfront Plan was a study of the six-mile river corridor from Lock and Dam
#11 to the Julien Dubuque Monument. The Riverfront Plan concluded the 4th Street
Peninsula is the key redevelopment area along Dubuque's six-mile riverfront corridor on
the Mississippi. The peninsula occupies a prominent central zone of the riverfront
between the Ice Harbor and Dove Harbor adjacent to downtown that is visible to the
traveler crossing the river from the east.
The Riverfront Plan had a number of action agendas. Since the adoption of the
Riverfront Plan in 1994, the City has worked to implement these action agendas.
Amendment to Riverfront Plan
page 2
· General Hike/Bike Path Links: Area hike/bike system identifying pathway routes
along the river corridor.
4th St. Peninsula Redevelopment Plan: Create a special Overlay District,
development Plan, and development framework for the redevelopment of the 4th St.
Peninsula for housing, light industrial, and retail/restaurant development programs.
· Industrial Area at Jones Street: Remove selected storage tanks from areas along
the river and around the Ice Harbor, and improve traffic access into the area.
· Multi-Family Housing on 4th St. Peninsula: Development of multi-family housing at
economic densities in appropriate locations on the 4th St. peninsula.
· Waterside Hotel: Development of a waterside hotel near the Ice Harbor on the 4th
St. Peninsula.
The adoption of the Heritage Trail Master Plan, the extension of Heritage Trail from 32nd
St. to the Mines of Spain, and the construction of the Mississippi Riverwalk and related
amenities are evidence of the City's commitment to the first action agenda.
The America's River Project and the Vision Iowa application are two major
commitments of the City and its partners, the Dubuque County Historical Society, the
Dubuque Area Chamber of Commerce, Dubuque County and Platinum Hospitality,
developer of the riverside hotel and indoor water park, to implement this action agenda.
Focusing these riverfront redevelopment efforts on the 4th Street Peninsula builds on
the previous public and private investments, facilitates planned improvements, and
reinforces downtown's viability.
The Riverfront Plan advocated a mixed use development of complementary land uses
on the 4th St. Peninsula to extend the activity cycle beyond workin~ hours. The 1994
Riverfront Plan suggested that successful redevelopment of the 4u' Street Peninsula will
include introduction of a mix of compact and complementary uses, such as shopping,
corporate offices, housing, restaurants, lodging, culture and entertainment. Clustering
a mix of uses permits the joint use and shadng of parking and other public facilities,
minimizing the cost of infrastructure and maximizing the potential of the peninsula.
The Riverfront Plan envisioned a new marina on the 4th St. Peninsula, surrounded by a
compact mix of land uses. This vision is shown on the attached rendering from the
Riverfront Plan. Implementation of this grand vision was difficult, however, and the City
decided to undertake a strategic planning effort that would phase in development.
Amendment to Riverfront Plan
page 3
PORT OF DUBUQUE MASTER PLAN
Background
The 4th Street Peninsula has tremendous potential for redevelopment because of the
supply of underutilized land, its proximity to downtown, and its accessibility to regional
highways, rail service and river traffic. Since the entire peninsula is flood protected, the
range of uses can be of a high investment nature.
Historically, the 4th Street Peninsula has been dotted with deteriorated, dilapidated and
obsolete industrial buildings and unsightly bulk material storage yards. Due to these
conditions of blight and disinvestment, the City of Dubuque designated the peninsula as
an urban renewal area and initiated land acquisition to facilitate redevelopment.
Land control and assembly of development sites are important for the peninsula's
redevelopment, enabling the City to create development opportunity sites, respond to
market needs, and establish a viable development framework. To assemble marketable
development sites and attract significant private sector investment for mixed-use
redevelopment on the 4th Street Peninsula, the City has begun relocation of
incompatible industrial uses and bulk storage facilities occupying strategic areas on the
peninsula. The city has also removed bulk storage tanks from the Jones Street area
on the south side of the ice Harbor area.
Discussion
In April, 2000, the City Council authorized the selection of a consulting firm to provide
planning and design services for the 4th Street Peninsula and South Ice Harbor areas.
URS/BRW and Leland Consulting Group were selected to provide overall planning and
economic analysis for a redevelopment strategy for the area. They have worked ctosely
with the 4th Street Peninsula Work Group to evaluate land use concepts and
development alternatives that have been tested for economic feasibility.
Work Group members include: Jim Rix, Platinum Hospitality; Dave Hockenberry,
Platinum Hospitality; Rick Dickinson, Greater Dubuque Development Corporation; Sue
Czeshinski, Convention and Visitors Bureau; Jerry Enzler, Dubuque County Historical
Society; Mike Van Milligen, City Manager; Cindy Steinhauser, Assistant City Manager;
Pauline Joyce, Administrative Services; Laura Carstens, Planning Services; Rich
Russell, Building Services; Mike Koch, Public Works; and Pam Myhre and William
Baum, Economic Development.
The consultants, after interviews with local stakeholders, including developers, bankers,
real estate professionals and property owners, conducted two "Developers Workshops"
that included a team of out-of-town developers representing residential, commercial,
entertainment and mixed-use development experience. The developers provided a
reality check on plans and policies being evaluated by the work group. Their market
Amendment to Riverfront Plan
page 4
experience has provided valuable feedback in terms of the economic feasibility of the
proposed concepts being considered.
Strategic Planning
The consultants have approached the project through an evaluation of the physical and
economic conditions present in the planning area, which includes both the 4th Street
Peninsula and the South Ice Harbor. The entire project area is being called the Port of
Dubuque.
Physical Planning/Redevelopment
URS/BRW prepared a Site Analysis which evaluated the existing conditions found in
the area, including transportation, parking, utilities, soils, zoning and land use. They
then produced a Conceptual Design and Preliminary Design Standards, which
documented the process the work group undertook to evaluate multiple land
development concepts that would redefine the street configuration and building layout
for new development in the Port of Dubuque.
Five conceptual development alternatives were prepared to explore options to meet
redevelopment objectives. Those objectives, which were determined after the first
Developers Workshop, include:
Capitalize on previous and upcoming public investment
Provide a mixture of uses
Build on the activity of existing and pre-planned uses
Create a pedestrian and transit oriented environment
Use downtown as a model of street and block patterning
Develop the area as a new neighborhood of downtown
Balance creative vision and market demand
In addition, design standards have been proposed for both new and existing
development to ensure that the Port of Dubuque area develops as an attractive, high
quality, pedestrian-oriented urban neighborhood for visitors, residents and workers. The
design standards cover land use, built form - how individual buildings relate to each
other in terms of their style, height, mass, materials and architectural detailing, and the
public realm - the sidewalks and streetscape, parking lots, lighting and signage. A
"design vocabulary" has also been developed to provide a set of "good examples" for
the City and developers to reference in planning for new development.
The attachment entitled Port of Dubuque Master Plan includes the recommended
development alternative - called the Revised Central Green concept. The design
standards are included under separate cover in the amendment of the Ice Harbor
Urban Renewal Plan.
Amendment to Riverfront Plan
page 5
Economic Analysis
Leland Consulting Group analyzed local market conditions and conducted extensive
interviews with key stakeholders to assess the local perspective on redevelopment
opportunities in the Port of Dubuque. Based on their research, a Preliminary Market
Findings booklet was prepared to document their assessment of demand for retail,
office, industrial and residential space citywide. Reaction from the real-life developers to
the numbers presented helped focus the preliminary assessment of the economic
feasibility of vadous redevelopment strategies.
Leland proceeded to work with URS/BRW to ascertain the preliminary economic
feasibility of the various development concepts proposed - to match the amount of
space being proposed for various types of development with a justifiable demand for
that particular land use, be it residential, commercial, office or other. They compared
development economics across the different development alternatives to evaluate the
"cost" of development. Based on this analysis, the surplus or "gap" between project
value and project cost can be estimated. This, in turn, will give the City an idea of the
public financial support required for development feasibility (i.e., filling the "gap").
After the second Developers Workshop, Leland refined their development assumptions,
completed a more detailed development pro forma for the selected development
concept plan and calculated returns to the private versus the public sector. After
understanding the barriers to redevelopment and the factors contributing to a range of
potential financial shortfalls, strategies and incentives to overcome those factors will be
presented.
RECOMMENDATION
The Port of Dubuque Master Plan recommends a new "urban neighborhood"
development concept and street grid pattern. Th.is Revised Central Green concept is of
a physical design concept that will create a new urban neighborhood" on the 4th Street
Peninsula with a very defined set of land uses and building characteristics regulated by
a strict set of design standards to assure quality development.
The development proposal extends redevelopment to the South Ice Harbor area in a
later phase of development, including vehicular access along the west edge of the Ice
Harbor. An additional at-grade access to 7th Street is also being considered, principally
for truck traffic serving uses on the peninsula.
REQUESTED ACTION
The Commission is requested to provide a recommendation to the City Council on the
amendment of the Riverfront Plan to incorporate the Port of Dubuque Master Plan.
Brian J. Kaiae
Gary K. Norby
Les V. Reddlck*
D. Flint Drake**
Brad J. l-Ieying
Todd L. Stevenson*
MaryBeth Pfeiler Salmon
Mary A. Cherba
Kevin T. Deeny
All admitted in Iowa
*ALso admitted in
**Also admitted in Wisconsin
KANE, NORBY & REDDICK, P.C.
ATTORNEYS
2100 ASBLrRy RO&D, SUITE 2
DUBUQUE, IA 52001-3069
February 20, 2002
Of Counsel:
Louis P. Pfeiler
Phone: (563) 582-7980
Facsimile: (563) 582-5312
E-mail: bkane@kanenorbylaw.com
Long Range Planning Advisory Commission
City of Dubuque
City Hall
50 W. 13th Street
Dubuque, IA 52001
Re: Peninsula Gaming Company, L.L.C./Diamond Jo Casino/
Public Hearing/Port of Dubuque Master Site Plan
Dear Ladies and Gentlemen:
We are counsel for the Diamond Jo Casino and, on behalf of our
client, thank you for the opportunity to address the Port of
Dubuque Master Site Plan ("Plan").
Our client has been diligently meeting with members of City
staff, including, but not limited to, Ms. Pauline Joyce, Ms. Cindy
Steinhauser, and Ms. Pam Myhre. These meetings have occurred over
.the past couple of months and have addressed many matters contained
in the Plan which affect our client. Our client believes that it
is making progress with the City staff; we commend the staff for
their attention and input with regard to the Plan and our client's.
concerns in connection with it.
Our client supports the Plan as an overall guide to
development in the Ice Harbor area. It is appropriate for you to
chart a course for this important area for the economic,
recreational and social development of our city.
As you may know, our client has written an letter to the City
Council and has invited members of the City Council to its premises
to review the impact of the Plan on our client's facilities. As
you know, our client's facilities have been constructed and in
place for many years and have been, we believe, instrumental in the
KANE, NORBY & REDDICK, P.C.
Long Range Planning Advisory Commissioner
February 20, 2002
Page 2
development of the Ice Harbor area. Certainly there is much credit
to go around, and our client appreciates the efforts of the City
and the other participants in the America's River Project.
The concerns raised by our client thus far are, at least in
part, summarized on Exhibit A attached to this letter.
Fortunately, because of the hard work of City staff and
representatives of our client, much progress has been made and
apparent compromises reached which are amenable to our client. We
simply request, at this time, that these compromised matters, which
in some cases may deviate from the Plan, be memorialized in writing
prior to the City's public hearing on the Plan.
Additionally, with regard to our client's parking lot, we seek
landscaping every 13 spaces rather than every 1t spaces. This will
accommodate the existing light stations in our client's parking
lot. Also, because of the landscaping which can then surround the
base of the light poles, it does not appear to be necessary that
the expensive base be constructed around the light poles. Frankly,
it will cost an estimated $21,000 for our client to dig up and put
in the landscaping. Inserting these green spaces will cause our
client to lose 21 parking spaces in this lot, but we acknowledge
that overall there will be a gain of spaces in other areas.
We additionally understand that the City will be purchasing
all of the street furnishings and that no sidewalk lighting is
required of our client. We further understand that the City will
be doing the plantings, sidewalks, sidewalk lights, fencing, and
concrete pilings in between the fencing with regard to the frontage
on Bell Street (which our client is willing to maintain once
constructed). Our client does understand that its plastic fence
along 3rd Street would be removed.
We further understand that the City is not going to do drip
irrigation in the parking lots. We hope that this means that the
Diamond Jo will also not have to do any drip irrigation in its
parking lots.
Our client is willing to maintain the parking lots which it
presently leases according to the terms of its existing leases.
As long as City staff and our client continue to work to
address these concerns, our client will continue to support, as
stated in its letter to the City Council, the Plan. It would be in
the best interests of all parties if the Diamond Jo, as a key
player in this development, could, as it desires to, be a full
supporter of the Plan when it goes to public hearing.
~, NO~Y & ~DDICK, P.C.
Long Range Planning Advisory Commissioner
Februa~ 20, 2002
Page 3
Please do not hesitate to contact us directly should you have
any questions. Thank you.
Best regards,
KANE, NORBY & REDDICK, P.C.
BJK:sp
Enclosure
cc Mr. George Papanier
Ms. Natalie Schramm
Mr. Kevin Stier
PORT OF DUBUQUE MASTER PLAN
ISSUES
DIAMOND JO'S CONCERNS
1. Effective date of implementation- Concern
for sufficient time to make extensive
modifications.
2. Applicability of built forms.
3. Icon status - Iconprojects are exempt from
built form section of the plan standards.
4. Enclosure issues. Concern express
regarding enclosure for dumpster, trucks,
"fake windows" and related issues. Estimated
cost in excess of $500,000.
5. Roof line/river gravel ballast.
6. Screening of rooftop equipment.
7. Building materials. Concern regarding
highly reflective or non-transparent glass
prohibition.
8. Maintenance. Concern requiring repairs to
be made within one week including dying
plants and landscaping. Concern regarding
necessity of City and DRA approval for certain
improvements.
9. SidewalkLandscaping. Concernregarding
requirement planting on City property, concern
regarding requirement of drip irrigation and
applicability to pm'king lots. Estimated costs
approximately $500,000.
Exhibit A
10. Street scape furnishings.
11. Bike parking. Must Dimnond Jo purchase
and install bike racks in front of port side
building.
12. Parking lot landscaping. Concern that
requirements would impose a bumper strip of
at least 7 feet wide in parking lot o~vned by
Diamond Jo as well as landscaping and metal
fence with decorative metal cones. Would
require a loss of 5 feet of each side of new
parking lot and loss of 27 parking spaces.
1,3. Parking lot landscaping - second issue.
The plan provides that if parking lot has in
excess of 11 spaces then Diamond Jo should
provide a minimum of 144 square feet of
landscaped area. Would require landscape
plantings and under,oread irrigation to the lot
oxvned by Diamond Jo. There is no ~vater
surface to this lot. Estimate loss of nearly
20% of parking in Ice Harbor.
14. Parking lot lighting. Will require
removing existing parking lot fixtures
(approximately 36), tearing out concrete bases
and installing new fixtures on colored concrete
bases. Would this apply to lots leased?
15. Outdoor audio. Plan will require turning
off of parking lot speakers and limit band
playing. Adversely affects any "entertainment
center".
16. Fences and screen xvalls. Requires
Diamond Jo to take down plastic panel fence
around new parking lot and add 7 feet of~'een
space bttffer and metal fence with decorative
masonry columns.
17. Sign. Diamond Jo has 2600 square feet of
signs. Concerned that revisions would reduce
signage to not more than 15 square feet.
18. Signs issue nm~ber 2. Proposal would
eliminate illuminated awning.
19. Revised central green concept. Double
row of trees completely isolates Dim~mnd Jo
from the remainder of Ice Harbor. No
walkway or path com~ecting to Dimuond Jo.
20. Two level deck. Drawing shows ¢vvo
level deck in parking areas. How does this
relate to other areas in the Ice Harbor.
21. Fourth Street Peninsula and Soutl~ Ice
HarborMaster Plan -public access. Diamond
Jo concerned regarding reference to "re-
examination" of public access along harbor
side of port side building.
22. Parking under Fora'th Street Peninsula and
South Ice Harbor Master Plan. Reference to
assuring adequate convenient parking for
Spirit of Dubuque but no such reference for
Diamond Jo.
23. Parking issue number 2. Plm~s are
inconsistent with revised Ice Harbor parking
ramp.
24. Effect on the applicability of rules in event
new boat is brought in to enhance business.
plmaning Sea'vices Depax'a'nent
C~ty Ha~
50 West 13ffi Street
Dubuque, Iowa 520014864
(563) 5894210 office
(563) 5894221 fax
plarming~cityofdubuque.org
February 25,2002
The Honorable Mayor and City Council Members
City of Dubuque
City Hall - 50 W. 13th Street
Dubuque, IA 52001
RE: Amendment to Ice Harbor Urban Renewal Plan
Dear Mayor and City Council Members:
The Long Range Planning Advisory Commission has reviewed the proposed amended and
reinstated Urban Renewal Plan for the Ice Harbor District.
Discussion
Pam Myhre, Economic Development Planner for the City of Dubuque, spoke in favor of the
request. She reviewed the proposed amendment and associated materials, including the
design standards that are part of the Port of Dubuque Master Plan. She noted the
amendment's conformance to the Comprehensive Plan.
Two members of the public addressed the Commission regarding storm water
management issues for the Port of Dubuque. No one spoke in oppOsition to the request.
The Long Range Planning Advisory Commission discussed the request, noting that the
Diamond Jo Casino had submitted verbal and written comments about elements of the
design standards at a previous public hearing on the Port of Dubuque Master Plan.
Recommendation
By a vote of 6 to 0, the Long Range Planning Advisory Commission recommends to the
City Council that the proposed amended and reinstated Urban Renewal Plan for the Ice
Harbor District conforms to the City's Comprehensive Plan.
Respectfully submitted,
Mary Lynn Neumeister, Chairperson
Long Range Planning Advisory Commission
CC
William Baum, Economic Development Director
cou ncil/memo/iceharborlt r.doc
RESOLUTION NO. 547 -01
A RESOLUTION OF NECESSITY FINDING THAT AN AMENDMENT TO THE
URBAN RENEWAL PLAN FOR THE ICE HARBOR URBAN RENEWAL
DISTRICT IS NECESSARY IN THE INTEREST OF THE RESIDENTS OF THE
CITY OF DUBUQUE, IOWA.
Whereas, the City Council of the City of Dubuque adopted an Amended and
Restated Urban Renewal Plan for the Ice Harbor Urban Renewal DiStrict on June 5, 2000
by Resolution 241-00 to stimulate and guide public and private investment within the
District; and
Whereas, the City Council of the City of Dubuque has determined that an
amendment to the Urban Renewal Plan for the Ice Harbor Urban Renewal District will
provide redevelopment opportunities and design and development standards which will
further the purposes and objectives of the Urban Renewal Plan for the Ice Harbor
Urban Renewal District; and
Whereas, the City of Dubuque shall undertake the urban renewal actions specified
in the Urban Renewal Plan, pursuant to the powers granted to it under Chapter 403 of the
Iowa Code, Urban Renewal Law, and Chapter 15A oft, he Iowa Code; and
VVhereas, Chapter 403 of the Iowa Code requires that before an urban renewal
plan may be modified, the City Council must adopt a resolution of necessity and provide
for a process of review and consultation prior to adoption of an amended and restated
plan.
NOW, THEREFORE, BE IT RESOLVED BY THE CITY COUNCIL OF THE CITY
OF DUBUQUE, IOWA:
Section 1. That an amendment to the Urban Renewal Plan for the Ice Harbor
Urban Renewal District is necessary and appropriate to facilitate the proper growth and
development of the community in accordance with sound planning and local community
objectives.
Section 2. That the City Manager is authorized and directed to prepare an
Amended and Restated Urban Renewal Plan for the Ice Harbor Urban Renewal District,
to forward said Plan to the City's Long Range Planning Advisory Commission for review
and comment and to begin the consultation process required by law with affected taxing
entities.
Section 3. That the City Clerk is directed to publish notice of a public hearing on
the adoption of an Amended and Restated Urban Renewal Plan for the Ice Harbor
Urban Renewal District to be held on March 4, 2002 at 6:30 p.m. in the Carnegie-Stout
Public Library Auditorium, 360 W. 11th Street, Dubuque, Iowa 52001 and that said
notice shall generally identify the area covered by the Amended and Restated Plan and
the general scope of the amendment.
Section 4. That the City Clerk is further directed to send by ordinary mail a copy
of said notice of public hearing to the Dubuque Community School District, the County
Board of Supervisors and the Northeast Iowa Community College, as the affected
taxing entities.
Passed, approved and adopted this 17th day of December, 2001.
ATTEST:
~/Jeanne F. Schneider, City Clerk
~T~ Dug , Mayor
F:\USERS~Pmyhre\WPDOCS\UR\Ice Harbor~NECRES2.ice.doc