Port of Dubuque Master Site Plan etcMEMORANDUM
February 28, 2002
TO:
The Honorable Mayor and City Council Members
FROM: Michael C. Van Milligen, City Manager
SUBJECT: Master Site Plan and Design Standards
In April 2001, the City Council directed city staff to work with a consultant team to
develop a master site plan and design standards for the 4th Street Peninsula and South
Ice Harbor areas, now referred to collectively as the Port of Dubuque. A new vision for
the Port of Dubuque area was determined necessary to guide redevelopment of this
area. It was intended that this vision coincide with the City Council's vision to make
Dubuque a place where we can ratse a healthy family, where families can live and play
together, where there are abundant job opportunities and where families can visit and
be guests of our community.
By August 2001, the City had engaged the services of URS/BRW Consulting from
Minneapolis and Leland Consulting of Denver to provide a master site plan.
development of design standards and economic feasibility analysis for the Port of
Dubuque. This process was done as part of the City's commitment to the Vision Iowa
funding for the America's River project and the City's Development Agreement with
Platinum Hosptiality. As part of this Agreement, a 4 Street Pemnsula Workgroup was
created to work with the consultants in developing this new vision for the Port of
Dubuque. Workgroup members include:
Jerry Enzler, Dubuque County Historical Society
Sue Czeshinski, Convention and Visitor's Bureau, Dubuque Area Chamber of Commerce
Jim Rix, Platinum Hospitality Group
Rick Dickinson, Greater Dubuque Development Corporation
Bill Baum, Economic Development Director
Laura Carstens, Planning Services Manager
Pauline Joyce, Administrative Services Manager
Cindy Steinhauser, Assistant City Manager (Facilitator)
Aisc assisting in a resource capacity were David Hockenberry, Platinum Hospitality,
Rich Russell, Building Services, Para Myhre, Economic Development and Mike Koch,
Public Works.
February 28.2002
Page 2
For the past nine months this work group has met with the consultant team of
URS/BRW and Leland Consulting to develop the land use plans and design standards.
This effort has also included a public input process that has included interviews with key
citizens in the community, regular Port of Dubuque property owner meetings, an open
house, as well as two developer worksessions held with out of town developers from
entertainment, housing, office and commercial venues to test the market feasiblity of
various development scenarios.
As previously stated, this effort was done as part of the City's commitment to the Vision
Iowa funding for the America's River project and the City's Development Agreement
with Platinum Hospitality. To date the financial commitment from partners in the
America's River project is in excess of $185 million dollars. A summary of the
commitments to date is outline below:
Dubuque County Historical Society
$ 36,909,865
Vision Iowa - Museum & Aquarium $ 20,000,081
- Education & Conference Center $ 19,999,919
Platinum Hospitality- Phase I
- Phase II
$ 21,781,000
$ 16,000,000
Office Building Developer
Chamber of Commerce
$ 5,500,000
$ 1,800,000
DMATS $ 4,000,000
City of Dubuque
- Education & Conference Center $ 19,907,231
- Public Improvements $ 31,151 EH0
- 5th Street Parking Ramp $ 2,750,000
- Five Flags Improvements $ 4,793,310
-Transportation $ 1,260,000
Total to date
$185,853,216
The America's River project will become the new catalyst for workforce development in
Dubuque through the creation of over 1,000 new jobs. The master plan and the design
standards are public tools to encourage and implement new development in the Port of
Dubuque. Creating standards is very important to protect the investment of Platinum
Hospitality, the Dubuque County Historical Society as well as the investment in
infrastructure by the City of Dubuque. Standards are also important as attempts are
made to sell and develop property in the Port of Dubuque. Investors must be assured
that their neighbors will develop and maintain their property in a way that will not
diminish the value of their investment. In testing market feasibility scenarios with
developers and Leland Consulting, financial incentives as well as protection of
investment through good public policy were seen as important mechanisms that work
February 28,2002
Page 3
hand in glove when attempting to develop sites. Public policies addressed through the
proposed master site plan and the amended Urban Renewal plan will include smart
growth, land use regulation and design standards for built form as public realm.
Existing development in the North Port of Dubuque (formerly the 4th Street Peninsula
area) will have 18 months to comply with the standards, and through the FY 2003
Capital Improvement Program Budget, it is being recommended that $50.000 per year
for five years be budgeted to assist owners in financing improvements. The public
hearing for the budget is March 5.
The public hearing involving the amendment to the existing Urban Renewal Plan to
include design standards and the amendment to the Comprehensive Plan to include
land use, will be at the March 4 City Council meeting.
I respectfully request Mayor and City Council approval of the Port of Dubuque Master
Plan, the Port of Dubuque Design Standards, the Amendment to the Riverfront Plan
component of the City Comprehensive Plan and the Amended and Restated Ice Harbor
Urban Renewal Plan.
Michael C. Van Milligen
MCVM/cs
Attachment
cc: Barry Lindahl, Corporation Counsel
Cindy Steinhauser, Assistant City Manager
Bill Baum, Economic Development Director
CITY OF DUBUQUE, IOWA
MEMORANDUM
February 25, 2002
TO:
FROM:
SUBJECT:
Michael Van Milligen, City Manager
William Baum Economic Development Director
Port of Dubuque Master Plan and Design Standards
Public Hearings:
1) Amendment of Riverfront Plan and
2) Amended and Restated Ice Harbor Urban Renewal Plan
Introduction
Last April, the City Council directed staff to work with a consultant team to develop a
master plan and design standards for both the 4th Street Peninsula and South Ice
Harbor areas. The impetus for the planning effort was both the Vision Iowa funding
for the America's River projects and the City's development agreement with
Platinum Hospitality. A new vision for the Port of Dubuque area was determined
necessary to guide redevelopment and spur additional investment in the City's
riverfront. A Power Point presentation covenng the highlights of this planning
process will be presented during the March 4, 2002 public hearings.
Attached to this cover memo are separate memos and resolutions addressing an
amendment to the Riverfront Plan and the amended and restated Urban.Renewal
Plan for the Ice Harbor Urban Renewal District. An amendment to the Zoning
Ordinance to create a new Planned Unit Development district will be presented to
City Council at a future meeting.
Background
Planning Process
The planning process has involved a public/private partnership of key stakeholders
that formed the 4th Peninsula Work Group. Work Group members include: Jim Rix,
Platinum Hospitality, Rick Dickinson, Greater Dubuque Development Corporation,
Sue Czeshinski, Convention and Visitors Bureau, Jerry Enzler, Dubuque County
Historical Society, Pauline Joyce, City Administrative Services, Laura Carstens, City
Planning Services and Bill Baum, City Economic Development. Cindy Steinhauser,
Assistant City Manager, served as group facilitator. The work group has met for
over nine months with the consultant team of URS/BRW and Leland Consulting to
finalize the master plan documents and design standards. Other City staff serving
the work group in a resource capacity include Mike Koch, Public Works, Rich
Russell, Building Safety and Pam Myhre, Economic Development.
Public Participation
Monthly property owner meetings have been held to keep property owners informed
of the planning progress and solicit their observations and suggestions. Interviews
were conducted by the consultants with key persons in the community. Two
developers workshops were held in Dubuque to test the market feasibility of various
development proposals. Two worksessions were held with the City Council to
discuss options and seek further direction. In early February, an open house was
held to provide an opportunity for community comment and q uestions. The public
participation process has resulted in improved plans and design standards that
reflect many of the suggestions offered. A summary of public comments received
during the open house is attached to this memo.
Discussion
Redevelopment Objectives
The master plan and the design standards are public tools to promote and
implement new development in the Port of Dubuque. The master plan documents
will guide the overall physical land use development pattern of the Port of Dubuque
and are the basis for the amendment to the Riverfront Plan. The amended and
restated Urban Renewal Plan incorporates the design standards that will guide the
quality and appearance of public and private buildings, sites and streetscape
elements on the 4th Street Peninsula (excluding Adams Co. property).
The City Council is asked to amend both the Riverfront Plan and the Urban Renewal
Plan for the Ice Harbor Urban Renewal District as a means to support the following
redevelopment objectives:
· 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 vis,on and market demand
The proposed land use plan for the Port of Dubuque provides for a mixed use
development that allows commercial/retail, office, entertainment, hospitality and
residential uses. The street pattern maximizes existing investment in Bell and 5th
Streets and creates a new village green at the intersection of those streets.
The proposed design standards, which will apply to both new and existing
development in the Ice Harbor Urban Renewal District, will ensure that the Port of
Dubuque area develops as an attractive, high quality, pedestrian-oriented urban
neighborhood for visitors, residents and workers. A case-by-case design review
process will be used to evaluate proposed development projects, and the City
Manager may modify the application of the standards. If a property owner is not
satisfied with the approval requirements, an appeal of the City Manager's decision to
the City Council is possible.
Current Conditions
Adoption of the design standards will allow the City to apply the standards to
existing development in the Ice Harbor Urban Renewal District on the 4th Street
Peninsula. Compliance to the standards must be met within an 18 month period,
with a negotiated extension of that time period possible by the City Manager. The
application of the standards to existing facilities is proposed as a means to improve
substandard conditions currently present on the 4t Street Peninsula.
The new standards are a commitment to the multi-million dollar investment being
made by Platinum Hospitality, the Dubuque County Historical Society, the City and
the State of Iowa as part of the Vision Iowa America's River projects. A commitment
to redevelop this prime riverfront property means moving away from land intensive.
outdoor storage type industrial land uses that cause odor, rodent and visual impacts
to the peninsula area.
Prior Issues of Concern
During worksessions with the City Council and discussions with property owners,
several key issues were identified that required further evaluation. Those issues
include:
· Parking lot landscaping
· Signs
· Cost of streetscape furnishings
· Developer interest in housing
City staff has provided information to assess the impact of the proposed master plan
and design standards on these issues. Attachments to this memo provide a
comparison of the proposed standards with existing conditions or regulations In
general, the proposed master plan and design standards will improve the overall
physical appearance of the Port of Dubuque without the application of overly
stringent or burdensome regulations.
In response to concerns regarding implementation of the new standards, the
following actions have been taken:
4
· Financial assistance, in the form of an interest write-down, is being proposed
to help offset implementation costs (CIP page attached).
· Additional public parking spaces--in new lots. redesigned lots and on-
street--will be provided to make up for losses due to new landscaping
standards.
· Staff is working with the Diamond Jo to modify the strict application of the
standards to allow reasonable reuse of their existing underground parking lot
lighting wiring. Proposed new landscaped islands in the parking lot would be
spaced every 13th space instead of the recommended 11th. Also. the
existing concrete light pole bases could be landscaped instead of replaced.
· Off-site bus parking for all peninsula businesses will be provided on City-
owned land.
· New parking lot lighting requirements address public concerns over the lack
of adequate light levels at night.
· A centralized, enclosed refuse station for peninsula businesses, located on
City-owned land, is being considered.
· Negotiations for the relocation of certain non-conforming businesses on the
4th Street Peninsula continue.
Economic Feasibility
The latest pro forma developed by Leland Consultants shows that full
redevelopment of the Port of Dubuque (both North and South Port areas) results in
Total Redevelopment Costs of $172,476,866 (total construction and development
costs) and Total Project Value of $150,669,275 (total value based on income
generated by the new construction). This leaves a Project Surplus/(Gap) of
($21,807,591) to be filled by public financial assistance.
Some of this gap represents cost associated with new structured parking (ramps)
and new surface parking lots that will provide an additional 650 ramp and 2,220
surface parking spaces in the Port of Dubuque. The pro forma shows that given
existing public financial commitments and anticipated revenues (primarily tax
increment financing) from the project area, a $31,056,961 Contribution to the
"Gap" is possible that would cover the anticipated gap. Over $9 million remain to
assist development as needed. This assumes, of course, full build-out of the North
and South Port areas at the density predicted as economically feasible; however,
the consultants have used conservative assumptions in all of their projections.
If only the North Port (4th Street Peninsula) area is considered, the pro formas for
both full build-out and partial build-out also identify that the Project Gap can be filled
with anticipated project-generated revenue and existing public financial
commitments. Even in the short-term partial build-out scenario, when it is often
difficult to finance up-front expenses, the projected contributions will cover the gap
with just over a $1 million leeway.
5
Many of the up-front public costs associated with redevelopment of the peninsula
have already been programmed as part of the Vision Iowa public match
requirements. The City will assist development by installing utilities, streets, public
landscaping and new parking. This public investment sets the stage for future
private investment by financing a portion of the "gap" up-front prior to reaping the
value of new investment that will occur over a longer time period.
Developer Interest in Brewery Property
The Brewery property is identified in the master plan as a Phase I project. Over the
past four months, City staff has conducted numerous tours of the building with both
in-town and out-of-town developers. The primary interest expressed by potential
developers is a mixed-use commercial/residential project. Historic tax credits will be
critical to the overall financial viability of the project, which means the property will
need to be listed on the National Register of Historic Places.
A request for proposals is being prepared to solicit formal development proposals.
That process is expected to take several months to complete.
Action Step
To conclude the Port of Dubuque Master Plan and Design Standards project, the
City Council is asked to adopt two resolutions which will implement the Port of
Dubuque planning documents: 1) approving an amendment to the Riverfront Plan
(memo and resolution from Planning Services Department) which incorporates the
master plan documents, and 2) approving the amended and restated Urban
Renewal Plan for the Ice Harbor Urban Renewal District (memo and resolution from
Economic Development Department) which implements the design standards on the
4th Street Peninsula.
attachments
cc: Jim Rix
Dave Hockenberry
Rick Dickinson
Sue Czeshinski
Jerry Enzler
Cindy Steinhauser
Pauline Joyce
Laura Carstens
Mike Koch
Rich Russell
Parn Myhre
F:\USERSkPmyhre\WPDOC S\URklee Harborkpor tofdbqpub~ cheating mem.doc
Parking Element
The impact of "greening-up" existing parking lots based on the proposed design
standards has been a concern discussed with property owners individually and at
the regular monthly meetings. As a result of this concern. Engineering staff was
asked to provide a parking lot layout for the City's existing lots using the
proposed standards. This information was used to prepare a comparison of
current parking spaces to the number of spaces required in the Parking
Agreement and the number available under the new standards. The results of
that analysis is presented below:
Scenario Vehicles Buses Recreation
Vehicles
Current Parking Supply
934 20
Parking Agreement
836 19 5
Under New Standards
1,065
All three scenanos above include 280 cars in the Dubuque County Historical
Society lot north of 3rd Street since we have no detailed layout information
regarding this lot.
The New Standards count includes 132 on-street parking spaces that will be
available along Bell Street. Of the 132 street parking spaces counted above 80
are between 3rd and 5th Street.
Property owners were unanimous in their suppod for moving bus parking to a
remote parking site. The new education and conference center would also
benefit from a remote, bus-parking site.
Based on the information presented above, even if 20 vehicle stalls are
converted from car parking to recreational vehicles and we exclude the on-street
parking north of 5th Street, the total number of parking spaces under the new
development standards exceeds the vehicle parking supply under current
conditions by 31 cars and those required by the Parking Agreement by 129 cars.
WALL SIGNS
DISTRICT
.SIGNS: SIGNS: PREMISES:
MAXIMUM MAXIMUM AGGREGATE
AREA NUMBER AREA
Commercial/Retail
Restaurant. Nightclub,
Entertainment Facility
Hotel, Gaming, Public or
Institutional Building
Cinema/Theater
-- Marquee
- Identity sign
Vessels
50 SF 1/business 100 SF
100SF No limit, up to Agg. 100SF
250 SF No limit, up to Agg. 500 SF
450 SF 1/business 450 SF
32 SF No limit, up to Agg. 64 SF
10% vessel area
No limit, up to Agg. 500 SF
10% wall area 1/business per 400 SF
street frontage
10% wall area 2/business per 400 SF
street frontage
10% wall area 2/business per 400 SF
street frontage
1/business per Limited by no. of
street frontage businesses and
street frontages
100 SF 1/business per Limited by no. of
street frontage businesses and
street frontages
16 SF l/business Limited by no. of
businesses and
street frontages
FREE STANDING SIGNS
DISTRICT
SIGNS: SIGNS: SIGNS;, PREMISES:
MAXIMUM MAXIMUM MAXIMUM AGGREGATE
AREA NUMBER HEIGHT AREA
75 SF l/premises 20 FT 250 SF
100 SF l/street frontage20 FT Limited by no. of
street frontages-
SF/IO0 LF of street frontage, 1/premises 50 FT 750 SF
100 SF for each add'1100 LF
~f street frontage
;F/lO0 LF of street frontage, l/business per 50 FT 750 SF
100 SF for each add'1100 LF street frontage
f street frontage
SF l/premises 25 FT 100 SF
l/business per 25 FT 100 SF
street frontage
40 SF l/premises 10 FT 40 SF
PROJECTING SIGNS
DISTRICT
SIGNS: .SIGNS: SIGNS: PREMISES:
MAXIMUM MAXIMUM MAXIMUM AGGREGATE
AREA NUMBER PROJECTION AREA
9 SF l/business 36 inches 250 SF
Projecting signs are not permitted in the ROD district
Projecting signs are not permitted in the CR district
Projecting signs are not permitted in the HI district
100 SF 1/business per 60 inches Limited by no. of
street frontage businesses and
street frontages
100 SF 1/business per 18 inches Limited by no. of
street frontage businesses and
street frontages
Projecting signs are not permitted in the OC district
except in designated historic preservation districts
8 SF l/business 40 inches 8 SF
Cost of Recommended Streetscape Furnishings for Port of Dubuque
This chart provides a comparison of costs for the proposed streetscape furnishings
being recommended in the Design Standards for the Port of Dubuque by the City's
consultants U RS/BRW. The following gives a comparison of the representative costs
for furnishings proposed for the Main Street project by The Durrant Group and recent
costs for the Jaycees Trail project along the Peosta Channel.
Furnishing:
Caf~ Table
Cafb Chair
3 Ft. Metal Bench
4 Ft. Metal Bench 853
6 Ft. Metal Bench
6 Ft Metal Bench w/center arm
Trash Receptacles 634
Bike Rack 1,700 (custom)
* This is the same trash receptacle as Port of Dubuque
Main Street Jaycees Trail Po~ of Dubuque
Recommendation
$848 $675
212 155
1,337 (installed)
1,166 (installed)*
680 (installed)
1,473
1,839
731
The proposed Design Standards provide a list of recommended streetscape furnishings
n the Appendix that are "prea~)proved". However, "product substitutions of equal
design, quality and performance are permissible per the review and approval of the
City."
F:\US E RS'~P m~ re\WP DOCS\U R\Ice Harbor~furnishingcosts.mvm.doc
SUMMARY OF PUBLIC COMMENTS
Port of Dubuque Master Plan & Design Standards
Open House - February 5, 2002
Over 60 people attended the open house, with 43 questionnaires filled out,
How did you hear of this open house?
Radio 3
Newspaper 3
Newsletter 0
Invitation 25
Other 7
What is your impression of the boards and diagrams on display?
Favorable 31
Unfavorable 0
Undecided 4
Do you like the overall look of the Port of Dubuque and surrounding area?
Yes 35
No 0
Comments:
1. Wow! The plan looks very exciting. Would like to see art added to
the project to give it extra flash.
2. Great work--
3. Fantastic! I would love for these proposals to be placed in a
booklet format or online se that I can show others what is going on .
in Dubuque!
4. How many shade trees? What is the equation being used to
formulate a benchmark as we move forward in continuity and
consistency with reference to greenspace? Nice sculpture garden
- thanx! What is the core focus - Masterpiece on the Mississippi?
5. Would like to have Dubuque submitted in the America In Bloom
Program. This would be very good for downtown Dubuque.
6. Industrial segments can also serve as tourist attractions. Be sure
we leave access and encourage rail passenger service, be it
Amtrak or some private venture.
7. Would like to see large containers of flowers throughout Main
Street and hanging baskets from the lamp posts.
8. It will be awesome when it is finished!
9. I would love to participate/support the process that has been going
on. How does the riverfront path connect to the Heritage Trail?
10. Residential is a key element. I hope it stays in the plan. The
overall look is good and I hope that the buildings fill in fast enough
to create that feel, unlike how quickly buildings filled in after urban
renewal.
11. I'm cunous about the future plans for a 4 lane Hwy 20 in Illinois. If
Dubuque becomes more attractive to toudsm and business, the
people will come.
12. I would think that the proposed plan looks like a small new city
outside of Dubuque's very precious old architecture. I have the
feeling that we have to preserve the old aspect and integrate better
the new which is totally something else.
13.Waiting for specifics re: public sculpture.
14.Where is the education center that was in Vision drawings?
15.Liked overpass (3rd Street) pedestrian plan option B.
16.Liked option A on the 3rd Street overpass fence. The Continuum
- should be incorporated into the plan
17. I enjoy this as a way to learn more about Ice Harbor development.
How do your proposed limitations fit with existing signage at
Portside?
18.Very impressive--hope it become reality.
19. I would like to see the southern side of the harbor area also more
toudst rather than so much office or residential. I also would like to
see the Maus Park area maybe designated camping area as to be
close to the Ice Harbor for tourists to be able to camp close and
could commute by bike or walk to Ice Harbor area by way of lower
Main.
20. It looks very nice but am very disappointed a hotel was allowed to
develop such a large portion of our riverfront giving so little access
to the people of Dubuque. My vision of Dubuque riverfront would
be at least 50% accessible to the general public. The design as it
is gives almost complete control to private developers. Lovely to
look at, but other than the tax generated (if the developers are not
also geeing a tax break) the development seems to be to the
advantage of too few.
21 .Waterslide is cool. Landscaping is positive.
22.Very ambitious. Like the mix of commercial residential.
23.More greenspace - 5% is too low, more promotion of fiverwalk,
break up parking more.
24. It is amazing how far the reality is. Wow.
25. Need space for everyone - fees not good idea for those of low
income.
26. Do not like to hear that a good portion of the Dubuque Star Brewery
may be used for private housing. Also lack of Iow and moderate
~ncome access to Water Park. City should keep complete control of
Star Brewery. Access to Water Park should be open to all public
persons, as ali Iowa helped acquire this land in first place.
27. Make the Port of Dubuque connected in many ways (including
pedestrians) with the City.
28.Very impressive - I'm hoping it all comes together.
29. Looks good!!
30. Looks great
31 .This will be a great improvement to the area. This hopefully will
provide a boost to the downtown economy.
32. I am excited to be a part of Dubuque. This city will continue to
prosper with plans like this. Having more connection with Old Main
by putting in Pedestrian Bridge to 1st or 2"d as had been discussed
would connect the City to this new area.
33.Adams Co. does [is] not a good fit for this concept. Very very very
very very very costly to taxpayers.
34.As a long time resident of Dubuque, I would hope that you will
consider placement of the Continuum (which was located at 5th and
Main in the Mall) in the green area of the Port of Dubuque. It isa
major work of art that would enhance this area.
35. I feel strongly that a member of the art community participate in the
river development planning. Secondly, I feel that the Continuum
should be placed in an appropriate place on the river. Public art is
very important.
36. Interest in condos! Within 5 years.
37.Interest in CONDOS within 5 years. Any hope? Or are they 15
years off?
38. I like the plantings - greenery. I like the fact that franchises like
McDonalds will have to conform to area. Access by car and
walking must be easy - well marked -- lighted -- desirable.
CITY OF DUBUQUE, IOWA
MEMORANDUM
February 26, 2002
TO:
FROM:
SUBJECT:
Michael Van Milligen, City Manager r~/~
William Baum, Economic Development Directo
Amended and Restated Urban Renewal Plan fo~'the Ice Harbor Urban
Renewal District
Introduction
The purpose of this memorandum is to forward for City Council review and approval an
Amended and Restated Urban Renewal Plan for the Ice Harbor Urban Renewal District.
The proposed plan and resolution adopting the plan are attached. The City Council will
hold a public hearing on the amended plan March 4, 2002.
Background
On December 17, 2001, the City Council approved a Resolution of Necessity finding
that an amendment of the urban renewal plan for the Ice Harbor Urban Renewal District
would provide redevelopment opportunities and design and development standards that
would further the purposes and objectives of the plan. Staff prepared an amended
urban renewal plan for the area as per the directive of the City Council.
The plan was reviewed by the Long Range Planning Advisory Commission at a meeting
held February 20, 2002. The Long Range Planning Advisory Commission has
forwarded its recommendations to the City Council affirming that the proposed plan is
consistent with the City's Comprehensive Plan for redevelopment of the riverfrOnt.
An opportunity was provided on February 13, 2002 for consultation with the affected
taxing entities as required by State law. No comments were received from the ~axing
bodieS regarding the proposed amended plan.
Discussion
In response to redevelopment activities on the 4th Street Peninsula and plannihg efforts
as art of the Port of Dubuque Master Plan and Design Standards project,
undertaken P ~ -- ,--,~.- ~.~,~ nt the redevelopment objectives for the area.
the proposed amenamenL H~,~'o ,,,,~,,.me
The proposed amendment makes two primary changes to the urban renewal plan that
will guide redevelopment activities: ,
1. Attachment D has been changed to designate additional property for possible
public acquisition. The property in question includes logging operations located
in the northwest corner of the District. Should property negotiations fail, the City
reserves its right to use eminent domain powers to acquire the designated
property.
2. A new Attachment F provides a set of design standards to guide development
in the District. The standards apply to both new and existing development and
provide an implementation timeline to upgrade existing facilities to meet the
new standards. A design review and approval process will be used with the
City Manager granting project approval based on the recommendations of a
design review committee. If an applicant is aggrieved by the City Manager's
decision, an appeal to the City Council is possible.
The term of the plan remains thirty (30) years from the date of amendment. State law
does not limit the term of urban renewal districts designated as slum or blight areas.
Recommendation
I recommend that the attached Amended and Restated Urban Renewal Plan for the Ice
Harbor Urban Renewal District be adopted. Adoption of the amended plan will support
both public and private redevelopment efforts in the 4th Street Peninsula area consistent
with the proposed Port of Dubuque Master Plan and Design Standards.
Action Step
The Action Step for the City Council is to adopt the attached Resolution.
attachments
Prepared by: Pamela Myhre
Economic Development Planner
F:\USERS~Pm~hre\WPDOCS\UR~Ice Harbor~plan02adopt.mem.doc
RESOLUTION NO. 114-02
A RESOLUTION APPROVING THE AMENDED AND RESTATED URBAN RENEWAL PLAN
FOR THE ICE HARBOR URBAN RENEWAL DISTRICT.
Whereas, on December 17, 2001, the City Council of the City of Dubuque, Iowa
authorized the preparation of an Amended and Restated Urban Renewal Plan (the "Plan'3 for
the Ice Harbor Urban Renewal Distdct (the "District'3; and
Whereas, the City of Dubuque's pdmary objective in amending this Plan is to provide
opportunities for further redevelopment and reinvestment in the 4th Street Peninsula area and to
guide that development through a design standard and approval process; and
Whereas, the Long Range Planning Advisory 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 Ice Harbor
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 cer[ified copy of this Resolution along with the Plan in the office of the Dubuque
County Recorder.
Passed, approved and adopted this 4th day of March, 2002.
Jeanne F. Schneider, City Clerk
Ann E. Michalski, Mayor Pro-Tem
F:\US ERS~Pmyh re\WPDOCS~.IR\Ice Harbor~planadopt02.res.doc
AMENDED AND RESTATED
URBAN RENEWAL PLAN
Ice Harbor
Urban Renewal District
City of Dubuque, Iowa
This Urban Renewal Plan provides for the development of the Ice Harbor
Urban Renewal District. It was adopted by Resolution 403-89 of the City
Council of the City of Dubuque, Iowa on December 18, 1989 and further
amended and restated by Resolution 241-00 on June 5, 2000.
Prepared by the Economic Development Department.
Februarg 2002
TABLE OF CONTENTS
II.
m.
IV.
V.
VI.
VII.
VIII.
IX.
X.
XI.
XII.
INTRODUCTION
JUSTIFICATION FOR THE DESIGNATION
OBJECTIVES OF THE PLAN
DISTRICT BOUNDARIES
PUBLIC PURPOSE ACTIVITIES
DEVELOPMENT AREA
FINANCING ACTIVITIES
STATE AND LOCAL REQUIREMENTS
DURATION OF APPROVED URBAN RENEWAL PLAN
SEVERABILITY
AMENDMENT OF APPROVED URBAN RENEWAL PLAN
ATTACHMENTS
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Amended and Restated
URBAN RENEWAl, PLAN
Ice Harbor Urban Renewal District
City of Dubuque, Iowa
1.1NTRODUCTION
This URBAN RENEWAL PLAN ("the Plan") has been prepared to provide for the redevelopment of the Ice Harbor
Urban Renewal District ("the District") and to stimulate, through public actions, financing and commitments, private
investment within 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.
H. 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 Ice Harbor Area:
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 u~sefulness of the lots;
Fragmented property ownership patterns;
A lack of public utilities;
An inadequate street layout.
The Council declared by Resolution of Necessity No. 381-89, on November 21, 1989, and No. 195-00 on May 8, 2000,
that combined, these factors have substantially impaired and arrested the sound growth of the City of Dubuque and of
the Ice Harbor Area.
III. OBJECTIVES OF THE PLAN
The City of Dubuque believes that the designation of the Ice Harbor Area as an URBAN RENEWAL DISTRICT will
assist in the removal or improvement of these blighting elements and will eul~ance the attractiveness of the area as a
potential site for new and expanding residential, commercial, recreational and educational activity.
The OBJECTIVES of the Plan are to be accomplished through the:
Provision of attractive, property for residential, commercial, recreational and educational
development;
1
Development of an adequate support system for new and expanding river-related tourism
activities;
Creation of financial incentives necessary to encourage appropriate redevelopment opporttmities;
Creation of financial incentives necessary to attract new residential, commercial, recreational
and educational concerns to the community;
Expansion of the existing property tax base of the community;
Enhancement of existing and construction of new infrastructure and public improvements and
facilities;
Maximization of transportation opportunities provided by the 151/61 Freeway;
Creation and retention of permanent employment opportunities for local residents.
IV. DISTRICT BOUNDARIES
The District is located within the City of Dubuque, County of Dubuque, State of Iowa.
The District shall include two subareas:
Subarea A 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.
Subarea B 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 Subarea A
and on the east by the municipal limits of the city of Dubuque (excluding Lot 1 Adams Co.'s 2nd
Addition) and including any adjoining public right-of-way.
The boundaries of the District are delineated on the URBAN RENEWAL DISTRICT map,
attached hereto as Attachment A.
The City of Dubuque reserves the right to modify the boundaries of the District at some future
date in accordance with Chapter 403 of the Iowa Code, Urban Renewal Law.
V. PUBLIC puRPosE ACTIVIT]]gS
To meet the OBJECTIVES of the Plan, the City of Dubuque is prepared to initiate and support
redevelopment through the following public purpose activities:
Pre-development planning, including feasibility analysis and engineering;
Installation, construction and reconstruction of streets, utilities, parking facilities, boat docks and
other public improvements, including but not limited to the Riverwalk and Harborwalk
improvements and amenities and convention facilities;
2
Relocation or elimination of existing railroad spur lines;
Closing or vacation of existing streets and public right-of-ways;
Acquisition of property through negotiation or eminent domain;
Demolition of existing improvements;
Site preparation, including planning, design and engineering;
Environmental assessment and remediation;
Sale or lease of land for development purposes;
Financial assistance for eligible public and private redevelopment and development efforts.
Public purposes activities shall be limited to those areas delineated on the PUBLIC ACTIVITY
AREA map, attached hereto as Attachment B.
All public purpose activities shall meet the development restrictions mhd limitations placed upon
the District by the Plan.
VI. DEVELOPMENT AREA
Land Use Development and Redevelopment Requirements
The intent of the ICE HARBOR DEVELOPMENT AREA is to promote the development and
redevelopment of quality residential, commercial, recreational, educational and tourism activities
in the District.
The DEVELOPMENT AREA shall include all of Subarea A and Subarea B.
Land Use
The EXISTING LAND USE map, attached hereto as Attachment C-l, identifies the existing
land uses within the Ice Harbor Development Area.
The PROPOSED LAND USE map, attached hereto as Attachment C-2, defines the proposed
land use of the Ice Harbor Development Area.
Furore rezoning to allow a mix of residential, commercial, recreational and educational uses will
be proposed for the entire District.
Planning and Design Criteria
The criteria used to guide the development and redevelopment of the District shall be the Desien
Standards attached hereto as Attachment F. An adopted Planned Unit Development ordinance
shall reeulate land uses in the District.
Public Development Activities
The City of Dubuque is prepared to meet the OBJECTIVES of the plan and to further the
redevelopment of the Ice Harbor Development Area through the implementation of one or more
of the following:
Pre-development planning, including feasibility analysis and engineering;
Rezoning of the Ice Harbor Development Area;
Acquisition of property through negotiation or eminent domain;
Development and implementation of an overall plan to provide for the enhancement of existing
and proposed residential, commercial, recreational, educational and tourist facilities and
activities;
Installation, construction and reconstruction of streets, utilities, parking facilities, boat docks and
other public improvements, including but not limited to the Riverwalk and Harborwalk
improvements and amenities and convention facilities;
Relocation or elimination of existing railroad spur lines;
Closing or vacation of existing streets and right-of-ways;
Demolition and or relocation of existing private improvements and dredging;
Site preparation, including planning, design and engineering;
Environmental assessment and remediation;
Sale or lease of land for development and redevelopment purposes;
Use of tax increment financing, loans, grants and other appropriate financial tools for eligible
public and private redevelopment and development efforts.
Publicly held land is to be developed for viable residential, commercial, recreational and
educational uses and not sold for speculation. Developers will be selected on the basis of the
quality of their proposals, their ability to carry out such proposal, their ability to conform to this
Plan and the level of community benefit.
Eminent Domain and Relocation Requirements
The City of Dubuque anticipates a potential need to acquire and relocate one or more existing
commercial and industrial enterprises. (See LAND ACQUISITION AREA map, attached hereto
as Attachment D.) Businesses displaced by development activities will be provided relocation
assistance in accordance with applicable provisions of Chapter 316 of the Iowa Code, Highway
Relocation Assistance Law.
There are, to the knowledge of the City of Dubuque, no residential properties currently located
within the Development Area.
VII. FINANCING ACTMTIES
To meet the OBJECTIVES of this Plan and to encourage the development of the District and
private investment therein, the City of Dubuque is prepared to provide financial assistance to
4
qualified businesses 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.
Chapter 15A Loan or Grant
The City of Dubuque has determined that the making of loans or grants of public funds to
qualified businesses 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 make loans or grants, in reliance upon the authority of Section
384.24A, Section 384.24 (3)(q), Section 403.12 (general obligation bonds) or Section 403.9 (mx
increment bonds), for the purpose of making loans or grants of public funds to qualified
businesses. 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 all of the factors set forth in
Section 15A.1 of the Iowa Code on a case-by-case basis.
Tax Increment Financing
The City of Dubuque is prepared to utilize tax increment financing as a means of fmancing
eligible costs incurred in furtherance of this Plan. Bonds or loans or grants 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) 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
and the City, County and School District may receive less tax revenue during the duration of this
Plan than they would have received if this Plan were not implemented. 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. If new development does not take place in Dubuque, property values could
stagnate.
Tax increment fmancing 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 ne~v private
investment will ultimately increase the taxable value of the District well beyond its current
value.
Tax increment reimbursement may be sought for, among other things, the following costs to the
extent they are incurred by the City:
Planning and administration of the Plan;
Pre-development planning, site planning, design and engineering;
Construction or reconstruction of public improvements, amenities and facilities within the
District;
5
Acquisition of land and preparation of same for sale or lease to private developers, including any
"write down" of the sale price of the land;
Construction of buildings or facilities to be sold or leased to businesses;
Environmental assessment and remediation;
Loans or grants to qualified businesses under Chapter 15A of the Iowa Code, including debt
service payments on any bonds issued to finance such loans or grants;
Providing the local matching share for CEBA, RISE and or other local, state and federal grants
and loans.
Proposed Amount of Indebtedness
At this time, the extent of improvements and new development within the District is only
generally lmown. As such, the amount and duration of use of the tax increment revenues for
public improvements and/or private development can only be estimated. 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, including principal, interest and City
advances, 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 $35,000,000.
At the time of adoption of the Plan, the City of Dubuque's current general obligation debt is
$32,090.000 (a list of obligations is found as Attachment E) and the applicable constitutional
debt limit is $106.752,499.
VIII. STATE AND LOCAL REQUIREMENTS
All provisions necessary to conform with state and local law have been complied with by the
City of Dubuque in the adoption of this Plan and its supporting documents.
IX. DURATION OF APPROVED URBAN RENEWAL PLAN
This Plan shall be in effect for a period of thirty (30) years from adoption or amendment of this
Amended and Restated Urban Renewal Plan or until such time that the City of Dubuque has
received full reimbursement from all incremental taxes of its advances and principal and interest
payable on all Tax Increment Financing or general obligations issued to carry out the
OBJECTIVES of the District.
6
X. SEVERABILITY
In the event one or mom provisions comained in this Plan shall be held for any reason to be
invalid, illegal, unauthorized or unenforceable in any respect, such invalidity, illegality,
unauthorization or une~fforceability shall not affect any other provision of this Plan and this Plan
shall be construed and implemented as if such provision had never been contained herein.
XL AMENDMENT OF APPROVED URBAN RENEWAL PLAN
This Plan may be amended from time to time to respond to development opportunities. Any
such amendment shall be completed in accordance with Chapter 403 of the Iowa Code, Urban
Renewal Law. Any change effecting any property or contractual fight can be effectuated only in
accordance with applicable state and local law.
XII. ATTACHMENTS
A Urban Renewal District Map, with Subareas
B Public Activity Area Map
C-1 Existing Land Use Map
C-2 Proposed Land Use Map
D Land Acquisition Area Map
E List of Obligations
F Design Standards
February 6, 2002
F :\USERSkPmyhr e\WPD O C S\LrRkIce Harbor\iceharborplan02.wpd
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· City of Dubuque
Summary of Bonded Indebtedness - Fiscal Year 2002-2003
Date Net
Description of Interest
Issue Rate
General Obligation Bonds 1
Essential Corporate Purpose 06-01-03 4,1747
Essential Corporale Purpose 05-01-94 5.0000
Essengal Corporate Purpose 2 05-01-94 5.0000
Essential Corporate Purpose 3 05-01-84 4.9444
Essenlial Corporate Purpose 07-01-05 4.7349
Essential Corporate Purpose 4 06-01-00 5,8896
Essential Corporate Purpose 8 11.el-00 5.2215
· EssenttaICerpemte Purpose 6 ~2-27-01 4.6892
Essential Corporale Purpose 6 01-09-02 4.7251
Essential Corporate Purpose 7 FY 2002
Essential Corporate Purpose 3 FY 2003
Total General ObligaEon Bonds
Amount Principal Principal Interest Principal Year of
of Outstanding Due 7-1-02 Due 7-1-02 Outstanding Final
Issue July 1,2002 to 7-2-03 to 7-2-03 July 1,2003 Payment
4,615,000 425,080 425,000 19,125 2e03
1,300,000 150,000 120,000 11,588 30,080 2004
1.300,000 310,000 140,000 13,722 170,000 2004
500,000 135,000 55,000 5.184 80,000 2004
2,000,000 950,080 300,000 45,400 650,000 2005
2,750.000 2.660,000 96,000 154,449 2.565,000 2020
6,265,000 6,060,000 215,0c0 310,663 6,845.000 2020
9,500,000 9,500,000 621,091 9,500.000 2021
2,560,000 2,860.000 187,654 2,860,000 2021
1.000,000 1,0g0.000 30,243 50,000 969,757 2022
3.300,000 3.300,000 120,000 165,000 3,180,000 2023
35,390,000.00 27,350,000.00 1.500,243.00 1,583.875.11 25,849,757.L'u
2,210,000 1,720.000 180.000 78,625 1,540,006 2010
2,210,000 1 .?20.000 180,000 78.625 1,540,000
Revenue Bonds
Pinking - 5th Streel Ramp
Total Revenue Bonds
05-15-90 7,5860
Tax blcfemellt Eonds
*Sieged 04-15-97 4.4%
*Bergleld 02-27-98 4.4%
*Advanced Dal~ Camm Properties 03-18-99 7.25%
'lnterstale Power Ce 07-15-99 No Interes~
*Cadegraph (Horizon/Ducade.LLC) 12-01-99 8.8%
*Eagle Window (O9o A, LLC) 02-15-00 9,1%
Total Tax Increment Bonds/Grants
700.000 816.000 616,000 27,104 2002
655,500 655,500 28.842 655.500 2003
900,000 836,024 68.698 59,389 767,327 2011
800.000 266.667 266,667 2004
360,000 333,101 29.318 28,682 303,783 2011
3,168,538 3,168,538 205.520 283.765 2,963,018 2012
6,554,038 5.875,830 919,536 427.782 4.956,294
597.945 482.077 33,055 26.514 449.021 2012
988.750 438,750 438,750
320,000 278,445 278.445 16,000
1.586,695 920.827 471,806 26,514 449,021
45,770,733 35,866,658 3.071,585 2,116,196 32.795.072
Other l,oans ~ Revenue Backed
Water Line To Site B D7-01-07 Internal Loan
Landgll Agency to Sewer Fund 01-19-98 No Interest Loan
Riprow Valley (BacRed by Pr;vale lllves~or s ] 06-30-00 6.0%
Total Other I. nsoRev Backed
Total City Indebtedness
$38,552 of the annual debt service for the 1983/1984 Issue is abaled with Airport revenue. The abatement schedule was developed by lhe Airpod cCommission lo provide
20 years for repayment tabatement) on 10 year bond issues.
Sewer revenue-backed G.O. issue.
Water revenue-backed G.O. issue.
Parking revenue-ba~ked G.O. issue
$5,600,000 is TIF revel)ua necked G.O. issue and $665,090 ts Airpod hanger rental backed G,O issue
$672.375 from Dubuque County and balance fram 213 gaming revenues reserved for CIP
Downtown TIF backed G.O. issue for 20 years
Attachment E
Attac hme nt F
I. DESIGN STANDARDS
The design standards for the Port of Dubuque have been developed
to ensure that new and existing fac~/iries work together to create an
attractive, high quality, pedestrian-oriented urban neighborhood for
visitors, residents and worliers. These standards are both prescriptive
and descriptive in nature. They prescribe specific m[dimum
requhements for elements such as partdng lot landscaping and sign age
as well as describing parameters for the design of new buildings and
the remodeling of exis&xg buildhags. A pictorial "design vocabdiary"
is included to provide a set of "good" examples. Many of these
images are of faculties from the Dubuque metropolitan area.
Applicability
These design standards apply to the foIIowlng:
New and existing paridng facilities
New buildingr and vessels
New site development
New pubfic and palvate open space
Ali tires, exdutive of their exlsthag building or vessels, and including
parldng, outdoor storage and pe£tmeters
Painting of 25% or more o f existlng bdilding exterior
Remodefing/renovation o f existlng btfilding or vessal exterior
which requite a building permit (excinsive of roof repair)
Intedor remodeling/renovation of 50% or more of existing building
floor area
· Renovations of existing sites
Expansinns of existing faalilfies, brdldlngs or vesselswhich reqdire
a building permit
With respect to existing facilities, the katent is to tailor the application
of the Standards proportionately to the degree of the d~ange proposed.
The greater the degree of change, the greater the degree of comp~nce
that w'~l be expected. Minor improvements may be made to existing
uses wkhout cosily upgrades or a complete makeover of the site.
Design Review
All property owners and/or developers shall meet with a representative
from the City Planning Services Department to discuss il~e interpretafion
and application of these design standards to existing sites and any
prospective projects to whid~ these design standards apply.
Colorcd front and side buildti~g elevations (1/4" scale min.)
Colored illustradve site landscape plan (1:30 scale mln0
Dimenaloned alte plan (1:30 scale mln.)
Efmaenaloned alt e ligi~ting plan (1:30 scale mln.) indlcafing proposed
illumination patterns and fight levels
· Din~enaloned architect ur al plans, thclud~ng b~flding elevationg
cross sections, floor plans and derails
Exterior construction materials samples, includlng brick, stone,
glazing, windows and doors, algnage materials, fencing, etc.
These appfication materials shall be subnfitted as a complete package
to the P]annlng Services Department. Incomplete applications will
not be processed.
Design Approval
Design approval, based on a review of the application materials
identified above, ~ be issued by the City Manager. A building pemtit
vddi 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
Workgroup:
The iV~ssissippi River Discovery Center
The Hotel/Water Park
The Education and Conference Center
These facilities form the core of the America's River project mid are
considered "icon projects." In many respects, they have raised the
bar and set a level of design integrity and construction quali'ff that
are the foundation of these design standards. As such, these facilities
arc exempt from the Built Form section of these standards.
Implementation
Application of these design standards to new facilities shall be effective
as of (list date).
Apphcarion of these design standards to existing facilities shall be
effective as of Cst date) and shall be implemented according to the
followh~g 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 Plannhig Services
Deparmaent.
12-18 months Complete necessary modifications and hnprovements.
The City Manager may modify the schedule or appgcafion of these
standards. A property owner who is aggrieved by the City Manager's
decision shall apply to the City Council for review thereof. The City
Council may modify such schedule or the application of these design
standards.
Ground Floor Uses
In order to promote street fife and pedestrian activity, at least 60% of
the ground floor facing Bell Street ea~d 5th Street shall be comprised
of commercial, retail, entertainment, restaurant or business service
II. BUll? I'ORM
Minimum First Floor Elevation
Building Contex~ and Style
New buildhags should relate to the traditional buildh~gs common in
the downtown. TNs can be acbleved by m~int~h~hag similar setbacks,
building scale and height, cornice Jlnes, fenestration pattern~,
atchitect~al styles and details, building materials 0a~d colors. The
prevailing building vocabularies ha downtown Dubuque are traditional
"main street" style commercial structures up to four stories, five to
ten-story office building~ with g~tmcl floor commercial uses designed
in a variety of classical revival styles, mid-rise, warehouse style
manufacmrlng faculties and residential row houses up to four stories,
predominantly ha French and ltalian re~4val styles. Ahhough new
buildings may be designed in a variety of styles, they should draw
upon the de g~gn features found in existing, exemplary downtown
structures. These features are i~lustrated in the Design Vocabulary
ha the Appendix.
Building Setback/Build-to Une
New buildings shaU meet the defined public sidewalk llne except for
smal~ setback axeas (10d 5 feet Jn depth~ to create entry courtyards,
patios, or outdoor seating, dinh~g and gatherL~g areas.
New residential bulldhag., shall be set back from the public sidewalk
lhae or figbt of way a mb~mttm of 10 feet and a maximum of 20 feet
to provide semloprivarc transmon ~pace between the public street and
the front entry.
Building Height
Builclk~g heights shall vary based on thalr proxumt? to the water from.
with taller buJ]dk~gs located adlacent to the fiver and the harbor to
capit~ize on views and maximize land values.
Waterfront
New buildings adjacent to the Ice Harbor or IXAississippi River shall
be a t~mx~mum of 3 stofies f36 feet and a maximum of 10 stones
Ground LevelExpresslon
In genet~l, non-waterfront bugdings shall be a minhnum of 2
stones/22 feet up to a maximum of 10 stm~es [12 feet it~ height.
' New free-standing restaurants and o ffice-showroom buildings may
be of one-story construction and shall be no less than 22 feet in
height to the top of the front and side coxnice ~nes
Any new building located across Bell Stxeet from the Educadon
and Conference Center shill not obscure the view of the dome of
the historic County Courthouse as viewed from inside the central
corridor of the Education and Conference Center.
Setback along side~valk h~e lo pmvkle enl!7 court and outdoor seati~g area.
22 feet
Exawples of effeelive diJf~tentialion b~#veen grou#d floor and upper lomlo,
24.
goof Lines
buildings should use flat roofs, although gable, hip or traditional
mansard roofs are permitted.
On fiat 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 heigbt restrictions if tbey meet die fdilowthg conditions:
Screening of gooftop and Mechanical £qulpment
building facades. Screening provided by the roof structure or by other
Rooftop equipment may also be screened by a s~n~er accent roof or
enclosure, If this structure is set back from the pthmry facade a
distance equal to its height, this structure may exceed the building
height lknfa
Building Width
Non-residential bdild~gs more than 30 feet Ln width shall he divided
into smaller hmrements through articulation of the facade. This can
be achieved through a variety of techniques such as the following:
Divisions or varlafions h~ materials (although materials should be
drawn from a common palette)
Window bays
Variation ha roof lines
Awnings
Variations in brick or stone work
A maxlmum height of 12 feet above the roof deck
A setback from all building facades ftonthag a public street of at
least 10 feet or equal to the structure's halght, if greater
· Enclosed structures shah cover a no mote than 20 percent of the
of 80 percent of the roof area
Rooftops developed as useabla outdaor spare.
Exampks of rooftop equ¢manl srre~ning, f~e buildings afficlivl~ broken down to smallerp~destffan srak inrrements.
25.
Facafle Transparency Entries
Where commercial or office uses are located on the ground floor, a
mh~'num of 25 percent of the ground level facade fron6ng a public
street and a xninimum of 20 percent of the ground level side and rear
facades shah consist of either windows or doors to allow views into
and out of the buHdh~g's interior.
A minimum of 15 percent of the front, side and rear facades of ail
upper floors of office uses shall be transparent via windows and/or
balcony doorways.
A mlnlinum of 10 percent of the front facade of aH upper floors of
via ~indows and/or balcony doorways.
shall be placed at sidewalk grade.
Upper floor balconies and terraces are encouraged to provide
opportunities for outdoor activities, providing views and enl/vening
the port area.
Balconies fronting public streets may project into the pubhc right of
way/sidewalk zone a maxhnum of 5 feet. Balcony supports such as
columns or posts are not permitted in the public right of way. Under
Effecliw use of ground keel and upper keel Iron,arena. bye# defined and acassible ent~*v~s benefit vistors and business owners. T~rmces and bakonies cnhanc~ public safe~ and enliwn Ih¢ streets~ap¢.
26.
Building Materials
Buildh~gs shall be constructed of authentic, long lasth~g materials such
as concrete, wood or steel and clad in brick, stone, stucco, and/or
architectural metal. Accent materials may include arcbitecmral metal
tfwn and panels, glass block, pre cast concrete, splfifface or fractured
concrete block, or sin~lar decorative or mfique materials.
FX:IS or stucco shall comprise no more than 20 percem of any building
exterior and shatl be located a minimum of 3 feet above grade to
prevent discoloration from rain, snow, etc.
Wood or synthetic wood lap sitikng may he used on residentifl 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 pak~ted standard concrete block
pr~fab "t{Ibup" concrete xva[I panuls
vinyl, aluminum or fiberglass panel and lap sidlng
highly reflective or non-transparent glass
standard, 3-tab, 2701b asphuit shingles
manufactured metal pole barn type facilities
Architectural Detailing
Arcbltectural detaaing is encouraged to enliven building facades,
establish a humm~ scaled, pedestrian supportive environment.
Arcbltecmval design shall be sensitive to the massh~g and proportion
surrounding bu[Idk~gs, such as [thtels~ cornice hnes, balconies and
decorative brick or stone work.
Parl~ngStructures
Parking decks and ramps sball be designed in compliance with these
design standards in order to appear compatible with and sindiar to
other nonresidential buildings:
The ground floor facade abutting any public street or sidewalk
shall be designed and arcbltecmra~ly &tn/led to resemble a
commercial/office building.
Where possible, a portion of the groined floor abutting a public
street or sidewalk shouM include commercial or office uses.
The design of upper floors shall ensure that sloped floors do not
dominate the appearance of the facade.
· Windows or openlngs shall be proulded that edm those of nearby
buildings and the Design Vocabulary.
Limestone and fate bt& are common)
used building matMak in Dubuque.
Parking structure milh commercial slomfronts.
27.
Accessory Structures / Buildings
commercial service and residential faci~ries is prohibited. These
facifities shall include a sufficient amount of storage space for the
equipment, special event equipment, housekeeping supplies, etc.
New free standing restaurants, mixed use faci~ries which hadude
commercial food service or restaurants over 1,500 gross square feet
building.
The desigm of the accessory structure shall be ni character with the
pth~cipal budding and consn-ucted of ri~e same quality permanent
materLsls as the principal building. The accessory structure shall be
located on tim same lot and within dose proximity to the pFmcip al
stxuctu~e. Where such bnildings exceed 200 square feet in area, at
least I/3 of tbe bullding's exterior perimeter shall be landscaped with
ornamental trees and shrubs.
E:dsting accessory structores which do not meet these stva~dards shall
either be removed, replaced with a suitable structure or remodeled
using the same quality materials as the principal building. Remodelhig
may kxdude 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.
~ranchise Architecture
Franchise ardtitecmre (building design that is trademarked or identified
with a particular chain or corporation and is generic in nature) is
prohibited. Franchises o~ national chains must follow these gnideIine s
and use the Design Vocabulary to create a unique buildnig that is
supportive of the overall urban context being established at the Port
of Dubuque.
All faalllries, indudfag vessels, within the Po~t of Dubuque shall exhibit
an exceptional standard of care and quality of appearance. To that
end, ail properties (buildings. parldng lots, landscalgmg, em,) shall be
m~2a~tahied in excellent repair at all thnes including but not limited to:
Exterior materixls
Exterior paint
Windows and doors
Awnings and canopies
Roofing systems
Eaves m~d cornices
Chimneys
Mechanical and electrical systems
Exterior walkways
Surface o~ structured parking facilities
Exterior lighting
Automatic landscape irrigation systems
Trees, shrubs, flowers, lawns and mulch material
Building and site algnage
Facilities shall receive regular mafatenance with replacement and
repairs budgeted and scheduLsd over the life of the facility.
Minor bull(tlng and site rep*firs shall be made as soon as reasonably
possible (withhi maximum of 30 days) after the discovery of a
malfunction, fallt~te or noticeable deterioration.
~piral franvhise architecture - #navcq~table.
Major btfilding and site repairs shaft be made as soon as reasonably
possible after the discovery of a malfunction, failure or noticeable
deterioration,
Unbealthy or dead landscape plantings and lawn shall be removed as
soon as reasonably possible (widtin maximum of 7 days) and replaced
with suitable new plant materials at the eathest practical time (within
maximum of 9 months) based on the appropriate season.
Comparable atcesso{y stntclure. Acceplabk franchise design uli~ging
contextual, communi~y-{ovdfic architecture.
28.
IlL PUBLIC REALM Sidewalk Landscaping
Sidewalks and Walkways
Pedestrian accessibility and continuity shall be provided throughout
Continuous sidewalks a minhnum of 5 feet wide shall be provided
along all pubgc street frontages.
Cleafly defined and lighted pedestrian walkways shall extend between
parking areas va~d ali bttildlng entrances.
Street trees shag be planted within a landscaped boulevard or in tree
pits within the sidewalk area accordh~g to City standards. Street trees
shall be spaced between 30 and 40 feet apart.
Street u'ees planted withh~ the sidewalk area shall be planted using the
latest, most advanced horticultural tcclmiques such as "CU Structaral
Soil," drip irrigation, etc.
Where buildings front the sidewalk (such as commercial, office and
mixed use facilities) planter pots, planter boxes or hanging planter
baskets shag be included and integrated into thc buildings' design to
provide seasonal color and enhance the pedestrian experience.
Where present, all front yard areas shall be landscaped with trees,
shrubs, ground cover, and turf grass.
Sidewalks on Parkways
Pubhc sidewalks on parkways shah be a minimum of 8 feet wide, and
constructed of integrthy colored concrete, scored in an alternating
band and panel arrangement and textured with both a smooth and
~nedium broom finish. Joints shall be troweled not saw cut.
Sidewalks on Local Streets
Public sidewalks on local streets shall be a nththnum of 5 feet wide
alld constructed of concrete a minimum of 4 inches thick over a 4
inch deep compacted aggregate base. The surface shall consist of stiff
broom finish center field surrounded by smootti steel-troweled edge
bands. Joints shall be troweled not saw cut.
Walkways
Walkxvays hi padaing areas, around buildings or on private properties
shall be a tnhthnum of 4 feet wide and constructed of Other colored
concrete or brick pavers. Bituminous walkways are prohibited.
Accessibility and Curb Ramps
Ail sidewalks and xva~zways shth meet the Americans with Disablhfies
Act (ADA) standards for accessibility.
Where curb ramps are provided, they sh~ comply with City standards
and shall threct 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.
Exflanded full corner curb romp for use al high pedeslffan lmffc areas.
5treetscape Furnishings
Public rigbts-o£ways withki the Port of Dubuque win be designed
to provide visitors (pedestrians, bicyclists yard motorists) with a safe,
convenient, corn for table and attractive enxinomnent to circulate
through and hihabit. The public streetscape will serve as an outdoor
room where social discourse and exploration combine witb vehicular
accessibility and mobilJt~ To that end, a family of attractive, durable,
benches, fitter receptacles, bike racks, directory kiosks, and light fixtures
are proposed to be located along the streets, parking areas and parks
and plazas~ (see appendix fo~roduct de~dptions)
Public A~t
The use of public art to enliven and endch the public and semi-public
realm is emcoumged. Consideration should be given during the site
plannk~g and project review phases to incorporate works of public
art into the overall design of a particular development project.
Proposed public art works sh~ll be subject to the same review and
approval procedures as described herehi.
Outdoor Cafe T~ble and Chair
Painled Melal 1Vomn Seat B~mh
Ar~rt Carved Granite Benrh
Sidewalk Lighting
Public aldewalks and private walkways sh~ttl be il/umkmted with
pedestrian scale light fixtures (12 feet tall), lllum~nailon shall be
provided by metal halide lamps arranged to produce a fairly even
distribution of light at levels of approximately one footcandle.
See qpendix for lighl fixture information.
Parking Lot Lighting
All surface parking lots shall be provided with even illumination to
a minimum of three and a maximum of five footcandles.
Illuminailon shall be accomplished wkli a comNmatlon of commercial
grade p~rldng lot and pedestrian svjle fixtures. Pedestrian fixtures shall
be used for lighting Jntemel parking lot walk'ways while parking lot
gxtures 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 h~ alther single
or double sets, attached to 24 feet tall, tapered metal poles by hofiv~ontal
arms. F~xtures shall utilize metal halide lamps. Light poles located
within parking bays shall be mounted on 2 foot high, ~mestone
patterned, integrally colored concrete bases.
Painted bike loops Single globe slrevt and mal/ewq ~ff~l. Double luminaire "hatbox' parki#g lot
light on timestone pa#erned concrete base.
32.
Parking Lot Landscaping
A laaadscaped buffer strip at least 7 feet wide shed be provided between
alt surface parking areas and the sidewalk or street. The buffer strip
shall consist of shade trees, tow shrubs and/or perennial flowers 0
feet in height max.), and a decorative metal fence no more than 4 feet
high supported between decorative masonry cdimnns. Landscaped
earth betms are not permir ted m~d shall not substieate for the landscape
screening described above. Use of bio-filtration metbods of landscape
mad drainage design are encouraged.*
A landscape buffer at least 7 feet wide shed be provided along the
fear and sides of ail surface parking lots. This area shall be planted
with sbade trees, coniferous trees, mad a continuous 4 foot tall shrub
border or hedge of deciduous and/or evergreen sbrubs.
Par~ag bays in excess of eleven spaces Jn length shall be divided by
intermediate landscape islands. Landscape islands shed provide at
least one parking sted width of landscape area 0 x 18 or 9 x 36 feet
for single or double bay 90 degree park~ag). A mir~hnmn of one shade
tree or two ornamental trees, low shrubs and/or perennial flowers
shah be planted in each intermediate planting island.
Double parking bays shall terminate with planth~g areas of a minimum
of a donne parking space of landscape area and shall be planted with
a minthmm of two shade trees, shrubs and/or perennial flowers,
All new parking lot landscaping shah comply with City standards, be
tndiched to a depth of 4 inches with a Ngll quality, finely shredded
hardwood mulch and shall be watered by an automatic, underground
irrigation system.
* (see appendix)
Surface Parking
Off-street parking lots shed be designed and constructed utilizing civil
engineering "best practices.' At a t~imum, sur face lots shall be
paved with asphaltic concrete over a compacted aggregate base with
edges and planting islands defined by concrete curb and garter and
parking spaces de freed with painted striping. Parking on gravel, dirt
or unmhthorced turf is prohibited.
Off street parking shall be located to the rear and/or side of bdildkigs.
Front yard parking is permissible only along a maxhnum 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 LandscapingS').
Exampks of well landscapedparking areas.
Off-Street Parking Requirements
The intent of this semion is provide flexibility bx the determination
of the number of off street parkkqg space requh-ed to meet the
mhsimum needs of each proposed building or use while taking thto
account the efficiencies inherent in the differing peak demand
requirements of these uses and the overall alaaring of pari&~g fae~ties
existing shared parking agreemenm in place whirls may require amending
in order to accommodate and facilitate the addition of new buildhags
The number of off-street parking spaces required for each building
or use shall be determined tl~ough the dmign review process for eacb
hadividual project.
Refuse
Outdoor placement of free standing dmnpsters or refnse cont~ners
is prohibited. Refuse shall be securely stored and enclosed as part of
the principal structure, and contained and disposed of in accontance
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
accmmnodated as part of the p£mcipal buildkig, refltse storage is
permissible in an accessory storage enclosure. (See Accessory
St r uctur es/Bnildhags)
Detarative fenr~ be~v~en publle alde~valk and parkhlg. Exampk of adequate parking lot landcape layout
33.
Fences and Screen Walls
A~ fencing and screen walls shell be designed to incorporate intermediate
strucmrea components ha order to avoid a front and back ttde. Fencing
and screen wags shag be attractive froln ag views.
Residential Uses
Fencing placed in front yard areas between the sidewalk and the
building shag be up to 42 inches in height. The following tnaterials
are acceptable in front yard locations
· Painted architectural metals, inaluding hcaW gauge metal mesh
m a square or rectangnlar configurauon, xvith a p~ated metal frame
Pendng ~na5 be mounted on decorative masonry wall of brick,
stone, or arckitectura] precasr concrete umt~ Total height of wall
and fence shag not exceed 42 inches. Masonry walls shall be of
durable, permanent construcnon. Dry-laid or stacked construction
is not permissible
Unacceptable materials for front yard residemial include:
Wood fencing of any Idmi.
Chain hnk fencing.
Fiberglass m plastic pickets ot panels.
Rear or side yard areas may have privacy fencing up to 6 feet in
height.
Acceptable materials for rear and side yard residential include:
Sohdwoodboardpanelsofrot~prooflumbersuchascedar, teak,
o~ treated pine. Decorative wood lattice may occupy the top
portion of the fence up to a maximum of 18 inches.
· Painted wood or plastic picket fencing.
· Any of the acceptable front yard fence and/or wag matedals~
Unacceptable materials for rear and side yard residential include:
Chain hnk fencing
Fiberglass or plastic panels
Pl}~vood or chip board panels
Corrugated or sheet metal panels
Office and Commercial Uses
Decorative fencing for office and conmlercial uses in al'cas facing the
prmlary street, such as entry courtyards or outdoor seaung areas, may
be located between the bulldlng and the sidewalk
Fencing in these areas shall he lintited to the folloxw ng:
· P~inted architectural metals, including heavy gauge metal mesh
~n a square or rectangniar configuration, wfih a painted steel frame.
Fencing illay be mounted on decorative masonry wall of brick
stone. >r architectural [>recast concrete urals. Total height of wall
and fence shall not exceed 42 inches. Masonry walls shall be of '
is not permissible.
Unacceptable ~natefiels for front areas of office and commercial
include
Wood fencing of any kind
Chain hnk fencing.
Fiberglass or plastic pickets or panels.
Corrugated or sheet metal panels
Commerdal or oj]~ve fendng examples.
Redden#al findng ~xamples.
Pre-Development Temporary Fencing
Existhag uses that rcquke screening for outdoor storage and mechanical
cqmpment shall be a mkrimum of 8 feet in height, with a maximum
height of 10 feet. Acceptable materials k~clude:
· Sohdwoodpanels pamied or stalned and sealed
· Fabric
Unacceptable materials for te~nporary screening include:
Chain link fence
Fiberglass or plastic panels
Corrugated or sheet metal panels.
See Park/ag L~! Landsrapingfor feming in park~ng lot area~
Outdoor Storage
prolfibitedi Seasonal eqmpment, supplies, etc. shall he either stored
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 assodated
with special events shall be controlled by the City's regulations for
special events.
Newspaper Boxes
Newspaper dispensing ualts shall be clustered in small groups
(2 or 3) and be ground mounted, not chained or strapped to other
streetscape elements.
~nffing Machines
Outdoor placement of vendhag machines including but not limited
to beverages and snacks is prohibited, Vending maeltines shall be
located indoors.
Buiidlng and vessd signs should be architecturally compatible with
the stTle, composition, materials, colors and details of d~e building or
vessel. Signs should be an integral part of the buildh~g and site design.
A comprehensive sign program should be developed for buildings
or vessels wNch house tnore than one business. Signs shotfld be
compatible with one mmther. No tnore than two types of signs should
by used on a sh~gle building facade or vessel (i.e. wall signs, projecting
signs, awning signs).
type buildings should be placed ~x4tbln a "sign band" imlnediately
above the storefront display windows or entryway. W~II signs on other
buikgng types should be placed where they do not obscure architectural
Sign Materials: Sign materials should be consistea~t or compatible
with file construction materials and arcbltecmral style of the building
facade on which they are to be displayed. Neon signs are permlssible
for display windoxvs.
Sign Illumination: Both internal and external illumination of signs,
except for awulngs, is permissible.
The fo]lowh~g sign types are prohibited:
Pole or pylon signs
Internally i~mninated awnings
Flashing and rotath~g signs
Portable signs
Search lights
Audible or musical signs
Roof Signs
The following slgm types am permissible:
Non-illuminated awnhag signs
Canopy or marquee signs
Projecting signs
Windo~v signs
Freestanding ground/monument signs
Freestanding non-flash~g, electroulc information or
message signs*
Projecting Signs:
Maximum dh~lensions 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.
Window Signs:
Wh~dow signs should cover no more titan 10 percent of the
wlndoxv area.
Directional Signs:
Directional signs shag be limited to 6 SF per sign and allowed as
needed subject to overall the review and approval of a
comprehensive sign plan.
W/ell-coot~)tated mall and awning signs.
Fx'eest anding Ground/Monulnem Signs:
Freestanding ground/monument signs shall be illnited to use by
gas stations, museums, etc. Sign design materials, colors and detailing
should be similar to those of the principal building.
Maximum dimensinns for ground/monument signs:
Maxgnum hieght: 19 feet
Maximum area any one side: 135 SF
Maximum total area all sides: 460 SF
Maximum sign area any one side: 75 SF
Maxhnum total sign area all sides: 250 SF
Electronic Message Signs:
Maximum of 1 sigm per facility.
Maximum sign size: 75 SF
Wall Signs:
Maximum dimensions for commercial/retail wa/1 signs:
50 SF of sign message per usc/occupant
Wall signs sindl be Ihnited to no more than 3 colors.
Restaurant, nightclub or enter talmnent facility wall signs:
Maximum total sign area per use: 100 SF
Maximum total sign area per building: 400 SF
Hotel, gaming and institutional or public building wall signs:
Ma:chmtm total sign area per use: 250 SF
Maximum total sign area per buitding: 500 SF
Marquee sign: maxhnum 3 side, maximum 300 SF of changeable
h~formafion area plus 150 SF identify signs
Maximmn size of wail sign: 32 SF
Maximum total sign area fox all waft signs (not including marquee):
64 SF
Vessel Signs:
Maxhmtm~ area based on 10% of vessd area or 500 aggregate SF
whichever is tess. Vessel area shall be calctdated as lengfl~ times height
of vessel. Height of vessel shall be defined as the mean waterline to
the top of the upper deck not indudhig the pilot house.
Note: Required US Coast Guam ves~el name is exdu&dj?om these
requirements.
GLOSSARY
Accessory Building:
A subordinate building, located on the same lot as the mah~ building,
or a portion of the main building, the use of wltich 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, Wpically abutdng the sidewalk.
Any projecting ornamental mouldhag along the top of a building
or walk
The underpart of a sloping roof overhanging a wall.
EFIS (Exterior Finish Insulation System):
A coating of cemenfifious, smcco4ike material over rigid insulation.
Entertainment Facility:
A business engaged in the provision of legal activities or
performances for the enjoyment.
Franchise Architecture:
Building dealgn that is trademarked or identified with a particular
chain or corporatinn and is genetic in nature,
Inffil Building:
A new buildthg sited within an established neighborhood, often
between t~vo existing imildlngs.
New Building:
In addition to actual new imild/ngs, the term "new building" shall
h~clude any expansion of an existing bulldk~g that equals or exceeds
50 percent of the original buildings floor area md shall also h~clude
buildings which are the subject of substantial material and
comprebensive renovation.
Parapet:
A low, decorative wail or railing along the edge of a roo£
Gable Roofi
A pitched roof with a central ridge line and vertical wall ends.
Gambrel Roofi
A roof xvith a double pitch terralnath~g h~ a small gable at the ridge.
Hip Roofi
A pitched roof xvith sloped instead of vertical ends.
Mansard Roof.'
A pirched roof havhag a double slope, the lower pirch behag longer
and steeper than the upper.
Office/Showroom:
A product display or showroom faceit7 wirh 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 no more than 75% of the faclkty's gross floor
Primary Facade:
The facade front{ng a pubic street. In the case of comer buildings,
the primary facade fronts the highest dassificarinn of street.
1) Any exterior remodeling and/or site alteration of 25% or ~nom
of any existing vessel, commemial, office, multi f, uNly or thstimfional
building or structure; or 2) any exterior rcmode[hag that clearly
alters the appearance of such a buikling or structure, Jndudlng
change in exterior paint color or material; or 3) any interior
remodeling floor area.
Commercial uses that are ptimarfly oriented to service rather than
fetal sales, such as barbers, pimtocop}fng, pfloto development,
dry cleaners, shoe repair, etc.
Sidewalk Line:
The outer edge of the sidewalk, where the front facade of a
storefront building is Wpically located.
Store front Building:
A commercial buildthg located at the sidewalk hne, with display
wh~dows and principal entry on the ground floor faclkg the sidewalk.
Storefront btdld~ngs typically include traditional elements such as
a sign band above the 8torefront, a transom, a recessed entry and
a klckplate as a base to the storefront.
The public tight of xvay, from building face to buildthg face,
occupied by the street, botdevard, sidexvalk and pedestulan ameNties
such as lighting, benches, bike racks, etc.
Urban
Context
Building
Massing &
Proportion
Materi
& Col
Build
Ornaml
& Deta
Design Vocabulary
Design Vocabulary
Design Vocabulary
Parking
Parking
Open S
0 p e n
Design Vocabulary
Parking Lot Landscape Concept
URBAN TOLERANT
TREES
NATIVE GRASSES, SEDGES
& WILDFLOWERS ~-~
COLORED
EDGE, 3' WIDTH
DIRECTION OF
SURFACE DRAINAGE
COURSE PLANTING SOIL
12" SAND BED*
FILTER FABRIC
8" PEA GRAVEl
CORRUGATED
PERFORATED
DRAINT1LE
TO STORM SEWER
* All Dimendons arv approximate,
final design shall be based on design
storm event and existing s#bsurfac~
CONCEPTUAL SECTION / ELEVATION OF VEGETATIVE SWALE FOR PARKING AREAS
BUTTERFLY WEED
LIATRUS
MARSHALL SEEDLESS ASH
INDIAN GRASS
SWALE CONSTRUCTION
VEGETATIVE SWALE
VEGETATIVE SWALE
Bibliography
Bart Engineering Company. 2001. Minnesota Urban thnall Sites
BMP Manual; Stormwater best management practices for cold
climates. Meu'opolitan Council 'Environmental Services. Av~able
from the Metropolitan Council at 651-602-1000 or
Claytor, Richard A. and Thomas Ri Scbualer. 1996. Design of
Stormwater Filtering Systems. Chesapeake Research Consortium.
Available from Tbe Center for Watersbed Protection at 410-461~
8323
Minnesota Pollution Control Agency. 2000. Protecting Water
Quality k~ Urban Areas; Best management practices for dealhag with
Minnesota. ]V~anesota Pollution Conm*l Agency.
Available from the MPCA contact Mary Osborn at 651-296-7523
Recommended Plant List
Autumn Blaze Maple Acer x freeman8 ~Jeffers Red'
River Bi~ch Betula digra
Hackberry Gelds occidentahs
Marshall Seedless Ash Fraxinus pennsy]vmaica 'Marshall's Seedless'
Shrubs
Black Chokeberry* Aronia melanocarpa
Isanfi Dogwood* Comus sericea 'Isanfi'
Smooth Wild Rose Rosa blanda
Meadowsweet Spiraea alba
Western Snowberry Symphoficarpos occldenta[is
Grasses
Bebb's Sedge Carex bebbli
Fox Sedge Carex valplndidea
Soft Rush Juncus effusus
Torrey Rush Juncus torreyi
Little Bluestem Schizacbyrium scoparlum
Prahie Dropseed Sporobdius heterolepis
Yarrow Achillca 'Moonshine'
Marsh Milkweed Asalepias incamam
Alert Red Aster Aster novi~belgil 'Alert'
New England Aster * Aster novae-angtiae
Joe Pye Weed * Eupatorimn macaiamm
Meadow Blazing Star Liatris ligalistyils
Great Blue Lobella Lobelia alp}~llfica
Bee Balm Monarda didyma 'Marsha[ls DeSght'
Obedient Plant Physostegla vlrginiana
Black Eyed Susan Rudbeckia fialg~da 'Goldsturm'
Spiderwor t Tradescanfia ohlensis
Cutver's Root* Yerodicastrum virg~ficum
Golden Alexanders ZJala aurea
· Plants that should he reserved for buffer and screeaing areas
because they grow over 3 feet in height and may inhibit surveillance.
Streetscape Furnishings List
The foliowlng products are preapproved by the City for use at the
Port of Dubuque; however, it shall be understood tbat the items
listed are all subiect to an "or equal" review process. Product
substitutions of equal design, quahty and performance are pennlssable
per the review and approval of flae Citl~
Cafe Table: "Smelheadl' 36" table top with "Catena" surface mount
base, Grotto powdercoat, Landscape Forms, Kalamazoo MI Phone:
800-521-2546
Cafe Chair: "Verona" without armrests, Grotto powdercoat,
Landscape Forms, Kalamazoo, MI, Pbone: 800-521 2546
Palnted Metal Woven Seat Bench: "Scarhorough Backed Bench"
72" long, Grotto pmvdercoat, Landscape Forms, Kalamazoo, MI
Phone: 800~521-2546
Litter Receptacle 1: "Scarborough' receptacle, side opening,
Grotxo powdercoat, Landscape Forms, Kalamazoo, MI
Phone: 800-52D2546
Artist carved granite bench example: Stanton Sears for tbe City of
Minneapolis, Nicoilete Mall Renovation
Artist cast iron utility cover example: Kate Burke for the City of
MInneapohs, Nicoilete Mail Renovation
Pacldng Lot Light Fixture: "Form Ten" round, ama mounted
lumh~ake by Gradco, CA 22" Style with 250 watt Metal Halide latnp,
skagla or double head on a straight 4" rotund steel 25' pole, powderceat
RAL 9017 (black) smooth gloss £mish.
Painted Metal Bench: "Hyde Park" model# HP3005 BS-75, metal
rod seat, Grotto powdercoat, Landscape Fornas, Kalamazoo
MI,Phone: 800-521 2846
Wood Bench:"Giverney' bench 6' model #U5547 by SmMi and
Hawken Novato, CA, Phone:800-423-0117
Litter Receptacle 2: "Presidio, top-openhag" Grotto powdemoah
Landscape Forms, Kalamazoo MI, Phone: 800~52I 2546
Street and Walkway Light: "Lnmec" single acorn globe minimum
100 watt Metal Halide lamp on traditional 12 foot tapered steel
pole,
Poxvdercoat RAL 9017 (black) smooth gloss finish, model
# L52 LMS 13004A
The Port of Dubuque
Ma ter Plan
TABLE OF CONTENTS
I. INTRODUCTION .............................................................
!1. FINAL DESIGN ................................................................. 1
Project Area Map ..................................................................... 3
Regulating Plan ......................................................................... 4
Thoroughfare Plan ................................................................... 5
Parking 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 along 5th Street ............................................................. 13
View at 5th and Bell Streets .................................................. 14
Phase One Plan ....................................................................... 15
Phasing Plan ............................................................................ 16
Third Street Overpass Enhancements ................................. 17
Gateway Concepts ................................................................. 18
Screening and Monumentarion ............................................. 19
Monumenmtion Concepts .................................................... 20
"Art Park" Open Space Concepts ....................................... 21
Iii. DESIGN STANDARDS ................................................ 22
Applicability .............................................................................. 22
Design Review ....................................................................... 22
Design Approval ...................................................................... 22
Implementation ..................................................................... 22
Ground Floor Uses ................................................................. 22
VI. BUILT FORM ............................................................. 23
Minimum First Floor Elevation ............................................ 23
Building Context and Style ..................................................... 23
Building Setback/Build-to Line ............................................. 23
Building Height ...................... : ................................................. 24
Ground Level Expression ..................................................... 24
Roof Lines ................................................................................ 25
Screening of Rooftop and Mechanical Equipment ............ 25
Building Width ......................................................................... 25
Facade Transparency. .............................................................. 26
gntries ........................................................................................ 26
Balconies and Terraces ........................................................... 27
Building Materials ................................................................... 27
Architectural Detailing ............................................................ 27
Parking Structures ................................................................... 27
Accessory Structures/Buildings ........................................... 28
Franchise Architecture ............................................................ 28
Maintenance ............................................................................. 28
V. PUBLIC REALM ............................................................... 29
Sidewalks and Walkways ......................................................... 29 .
Sidewalk Landscaping ............................................................. 29
Sidewalks on Parkways .......................................................... 30
Sidewalks on Local Streets ..................................................... 30
Walkways ................................................................................. 30
Accessibili .ty and Curb Ramps ................................................ 30
Streetscape Furnishings .......................................................... 31
Public Art ................................................................................. 31
Bike Parking .............................................................................. 32
Sidewalk Lighting .................................................................... 32
Parking Lot Lighting ................................................................ 32
Parking Lot Landscaping ........................................................ 33
Surface Parking ......................................................................... 33
Off-Street Parking Requirements .......................................... 33
Refuse ........................................................................................ 33
Fences and Screen Walls ......................................................... 34
Outdoor Storage .................................................................. ..34
Outdoor Audio ......................................................................... 34
Newspaper Boxes .................................................................... 34
Vending Machines ................................................................... 34
Signs ............................................................................................ 35
GLOSSARY .............................................................................. 37
APPENDIX
Design Vocabulary
Parking Lot Landscape Concept
Bibliography
Recommended Plant List
Streetscape Furnishings List
Introduction
The Master Plan for the Port of Dubuque represents the culmination
of a ten-month community plam~ing and design effort to craft a
comprehensive, long term vision and redevelopment concept for the
~th Street Peninsula and the South Ice Harbor. The planning process
has been directed by the 4th Street Peninsula Work Group, a committee
comprised of proiect area stakeholders and City staff. A variety of
committee and public participation opportunities were employed in
the plamxing process including monthly skakeholder luncheons, design
workshops, s~te tours, regular committee meetings, City Council work
sessmns and a public open house. The plans and development
standards have been continuously re£med based on the input received
during the planning process.
A three part process has been utilized in the development of 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 two prewous documents. This
document focusses on the £mal design efforts, including the master
site plan and the final design standards.
~4etial [7iem of Master Plan
Final Design Summary
The final master plan is based on a refinement of the previous "Central
Green" concept plan. Of the three concept plan alternatives, this plan
was found to be the most expedient and least cosily to implement
because it closely followed the ahgnment of the ex/sting 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
flexibility and awide variew 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 complimentary n-fixture of uses
· Build on activity of existing and pre-planned uses
· Create a pedestrian and transk oriented environment
· Use downtown as a model for street and block parter~fing
· Develop the area as a new neighborhood of downtown
· Balance creative vision and market demand
The overali master plan is organized in a series of interrelated and
supportive plan elements:
Regulating Plan
Thoroughfare Plan
Pedestrian Circulation Plan
Built Form Plan
Illustranve Plan
Phasing Plan
· Phase One Plan
The Regulating Plan designates the types and distribution of new
uses. In general, the plan promotes a wide nfixture of uses while
allowing for market flexibility. Three categories of mixed-use are
proposed for the project.
The Mixed-Use 1 designation applies to areas of the project that are
best suited for business and employment oriented uses such as
office/showroom, insfiturional, office and commercial. These use
areas are most closely situated near the ex/sting highway and railway
systems and the development blocks are upwards of 3 acres in s,ze.
Mixed-Use 2 allows the widest range of uses from entertainment,
office and retail to mulfifamily residential. The 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.
The Mixed-Use 3 designation ~s applied to areas along 5th and Bell
Streets and is intended to promote a more commercial, main-street
environment. The design standards support this concept by requiring
that a minimum of 60% of the ground floor area of buildings facing
5th and Bell Streets be dedicated to business service, retail and
restaurant/lounge or cafe uses.
The Thoroughfare Plan designates three street types: parkways with
73 foot right of way and parallel parking, local streets with 60 foot
right-of-way and parallel parking and local streets with 50 foot rights-
of-way without parking. These streets are depicted in the illustrative
cross sections.
The Pedestrian Circulation Plan illustrates two levels of circulation:
public sidewalks and trails and semi-public sidewalks. The plan connects
the two previously isolated subdistricts, South Port and North Port
by a new river and harborwalk open space system Additional pedestrian
open space features include a new Ice Harbor marina, a central green
and a linear art park. The plan also provides for pedestrian circulation
improvements to the existing street connections between the Port of
Dubuque and the adjacent downtown. Most notably is the addition
of a new sidewalk to be constructed along the north side of the 3rd
Street overpass and an extension of the riverwalk across the top of
the Ice Harbor floodgates.
The Built Form Plan illustrates the desired pattern of building forms.
The prnnary goal is to bring buildings up to the sidewalk line or near
the waterfront and locate new parking areas to the rear and sides.
The complete project build-out for both the south and north port
areas is depicted in the Illustrative Plan. On the North Port, the
conamerelal and office uses are organized along both sides of 5th
Street. Mixed office, commercial and residential uses are organized
along the new secondary, local streets. Perspective views also illustrate
the proposed character of new development shown in the plan. Several
areas are designated for sidewalk vendors m operate throughout the
year.
The plan ~llustrates some of the existing surface parking being converted
to new development; however, current land values and a high water
table make it impractical to suggestplacing the parking underground
or in large, multilevel ramps. Recognizing that surface parldng will
remain a significant use in the project area, design standards were
developed to require that extensive landscape and streetscape t~earments
be incorporated into both existing and new parking areas to make
them more park-like and visitor friendly.
The South Port area suggests an expansion of the Ice Harbor to
accomodate a new marina-oriented development. Access bet~veen
the North and South Ports areas is inaproved 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 total project build out for both the North and
South Port areas is andelpated to take approximately 18 to 20 years.
The prmqary focus of the ftrst phase of redevelopment ~s illustrated
on the Phase One Plan. The plan shows several new ~rdxed-use
buildings and an all-season transit station surrounding a new central
green space. The green space is strategically located across from the
new Edudation and Conference Center entry plaza allowing the City
to use both these open spaces for special events.
Conceptual designs were developed for a new 3rd Street overpass
entry feature, project identity signs, re-usable predevelopment screening,
a public art park or sculpture garden and an extension of the Mississ~ppx
Riverwalk along the South Port area.
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 pedesmans visiting the River
Discovery Center.
The plan also calls for new decorative treatments to be added to the
3rd Street overpass structure including a 6-foot wide walkway along
the northerly side. Other aesthetic improvements include replacing
the chain link protective barrier with ornamental guardrail and reprinting
the steel under structure and existing decorative lights in dark gray
and black to match the other proposed streetscape elements.
Several conceptual design alternatives have been developed for
monumentation and project signage. These are intended to illustrate
a range of vertically oriented ideas to capture attention from a range
of distances. The designs utilize local limestone, painted metal and
a varmtv of lighting effects.
Parlial l~iem of Phase One Plan
frd St. Ovespass Northside [Valkrvq Concqt
Project Area
BRW ~nu
4th Street Peninsula and South Ice Harbor Master Plan
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